Loading...
HomeMy WebLinkAboutPEC070038Manning anc~ Envirc~nmenta~ CQmmissc~n ACTIN F+UF~M ~f~ 4~ 1 Department of Community Development 75 South Frontage Road, Vailf Coiorado 81657 tei:970.479.2139 fax: 970.479.2452. web: www.vailgov.com Project Name: RAMS HORN ADD AMENDMENT PEC Number: PEC070038 Project Description: Participants: FINAL APPROVAL FOR AN AMENDMENT TO SDD #17 AT RAMS-HORN LODGE OWNER RAMS-HORN LODGE 416 VAIL VALLEY DR VAIL CO 81657 APPLICANT RAMS-HORN LODGE 416 VAIL VALLEY DR VAIL CO 81657 Project Address: 416 VAIL VALLEY DR VAIL 06/12/2007 06/12/2007 Location: RAMS-HORN LODGE Legal Description: Lot: A Block: Subdivision: RAMS-HORN LODGE CONDOMIN Parcel Number: 2101-082-5802-4 Comments: BOARD/STAFF ACTION Motion By: Viele Action: APPROVED Second By: Kurz Vote: 5-0-1 Date of Approval: 11/26/2007 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: 113 (PLAN): All development applications submitted to the Town after the effective date of Ordinance 26, Series 2006 shall be subject to the pending employee housing regulations in whatever form they are finally adopted; provided, however, that if the Town fails to adopt the pending employee housing regulations by April 15, 2007, this Ordinance shall not apply to such development applications. Cond: CON0010079 The Applicant shall have any and all remaining trees (to be preserved) on-site inspected by a professional, consulting arborist prior to any construction activities on-site. Cond: CON0010080 The Applicant shall study the proposed relocation of the existing trash dumpster enclosure to ensure that the trash removal operations do not conflict with required vehicle parking, vehicle maneuverability and that trash trucks are not required to exit the property in a reverse gear/motion. Cond: CON0010081 The Applicant shall receive final review and approval of the proposed development plan by the Town of Vail Design Review Board, prior to application for building permit. Cond: CON0010082 The Applicant shall submit 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 Rams-Horn Lodge Condominiums improvements Cond: CON0010083 The Applicant shall address all the comments and conditions identified in the memorandum from the Town Engineer dated November 19, 2007, (Attachment D) on the plans submitted in conjunction with building permits. Cond: CON0010084 That the Applicant pays in full, the employee mitigation housing fee in lieu, in the amount of $104,363 prior to the issuance of the building permit for Rams-Horn Lodge Condominiums. Cond: CON0010085 The Applicant shall prepare aRams-Horn Lodge Condominiums 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 work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of two separate public art improvements to be developed in conjunction with the Rams-Horn Lodge Condominium project. Cond: CON0010086 The Applicant shall provide a legally executed and duly recorded Type IV deed restriction with the Eagle County Clerk & Recorder's Office for the on-site employee housing unit (EHU), and that said unit shall be made available for occupancy, prior to the issuance of a temporary certificate of occupancy for the Rams-Horn Lodge Condominium project. Said deed restriction shall stipulate that the EHU shall remain part of the Rams-Horn Lodge Condominium development and shall not be sold or transferred separately. Planner: PEC Fee Paid: $6,000.00 ~~~ ~a~. ~~ MEMORANDUM ~._d _~ TO: Town Council FROM: Community Development Department DATE: January 8, 2008 SUBJECT: Second reading of Ordinance No. 40, Series of 2007, an ordinance approving a major amendment to a Special Development District, pursuant to Section 12-9A- 10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, for the specific purpose to allow for the remodel and addition to the Rams-Horn Lodge Condominium building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing (PEC07-0038) Applicant: Rams-Horn Lodge Condominiums Home Owners Association, represented by Pylman & Associates, Inc. Planner: Scot Hunn I. SUMMARY The Applicant, Rams-Horn Lodge Condominiums Home Owners Association, represented by Pylman & Associates, Inc., requests second reading of Ordinance No. 40, Series of 2007, an ordinance approving a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, for the specific purpose of allowing the remodel and addition to the Rams-Horn Lodge Condominium building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing (PEC07-0038). BACKGROUND On November 26, 2007, the Town of Vail Planning and Environmental Commission voted 5-0-1 (Pierce recused) to forward a recommendation of approval, with conditions, of the request to amend Special Development District No. 17, Rams-Horn Lodge Condominiums, to the Vail Town Council. Specifically, the Applicant proposes this amendment to allow for the addition of a forth story to the existing three story building, and to allow for the comprehensive remodel of the entire property. Expansion of the building will allow for a corresponding increase in the number of dwelling units from fourteen (14) to sixteen (16), as well as an increase in the number of attached accommodation units from twenty-one (21) to twenty-four (24). The remodel is also proposed to allow for the expansion of certain existing units, the expansion and enhancement of common lobby area and the addition of one (1) on-site employee housing unit. On December 18, 2007, the Vail Town Council voted unanimously to approve Ordinance No. 40, Series of 2007, on first reading. Since first reading by the Council, additional information has been collected which effect previously recommended conditions of approval. Staff recommends the following substantive changes be made to the ordinance in order to clarify and correct conditions of approval. Text deletions are shown in font; proposed text is shown in bold: "The Developer shall address the following conditions of approval prior to release of a full building permit, requesting a temporary certificate of occupancy, or a final certificate of occupancy: 9. The Developer shall prepare aRams-Horn Lodge Condominiums 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 work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the proposed location, conceptual design, budget and funding for a minimum of one (1) public art improvement s to be developed in conjunction with the Rams-Horn Lodge Condominium project. 10. The Developer shall be assessed an impact fee of $6--b88 $26,000 for the net increase in p. m. traffic generation as determined by the Town of Vail Public Works Department, > > Said impact fee shall be paid in full prior to issuance of a Temporary Certificate of Occupancy for the project. " In summary, condition number ten has been revised to reflect a re-calculation of the traffic impact fee by the Town Engineer. This figure was re-calculated after Staff had drafted the first reading of Ordinance No. 40, Series 2007, to more accurately reflect the number of peak hour trips generated by the increase in density for the project. Also, condition number nine was revised due to feedback and direction given to the Applicant by the Art In Public Places Board; Staff was in error in drafting the condition for the first reading of Ordinance No. 40, Series 2007. Specifically, prior to drafting the Ordinance, the AIPP Board agreed with the Applicant during a public meeting that one public art project shall be incorporated into a proposed site wall running along the south side of the project, and visible from the public way (sidewalk along Vail Valley Drive) and that no further "requirement" for public art will be necessary or appropriate for the site. III. STAFF RECOMMENDATION The Community Development Department recommends that the Town Council approves Ordinance No. 40, Series of 2007, on second reading, an ordinance approving a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, for the specific purpose to allow for the remodel and addition to the Rams-Horn Lodge Condominium building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing, and setting forth details in regard thereto. Staff's recommendation is based upon the review of the criteria noted in the November 26, 2007, Staff memorandum to the Planning and Environmental Commission and the evidence and testimony presented. Should the Town Council choose to approve Ordinance No. 40, Series of 2007, on second reading, the Community Development Department recommends the Town Council makes the following findings: "The Town Council finds that the applicant has demonstrated to the satisfaction of the Council, based upon the evidence and testimony presented: That the amendment is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the Town, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission; and 2. That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission; and 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission. " IV. ACTION REQUIRED OF COUNCIL The Town Council can vote to approve, approve with modifications, or deny Ordinance No. 40, Series of 2007, upon second reading. V. ATTACHMENTS A. Ordinance 40, Series of 2007 (as revised) ORDINANCE NO. 40 SERIES OF 2007 AN ORDINANCE AMENDING AND RE-ESTABLISHING THE APPROVED DEVELOPMENT PLAN FOR SDD NO. 17, RAMS-HORN LODGE CONDOMINIUMS, IN ACCORDANCE WITH SECTION 12-9A-10, VAIL TOWN CODE,TO ALLOW FOR THE RE-DEVELOPMENT OF THE RAMS-HORN LODGE CONDOMINIUMS; AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, Section 12-9A-10 of the Zoning Regulations permits major amendments to previously approved development plans for Special Development Districts; and WHEREAS, the purpose of this ordinance is to amend and re-establish the Development Plan for the "Rams-Horn Lodge Condominiums", located within certain parcels of property with the Town known as Lot A, Block 3, Vail Village Stn Filing and part of Tract F-1, Vail Village Stn Filing and part of vacated Hanson Ranch Road right-of-way known as Parcel RH, to allow for the construction of the proposed addition and remodel to the existing property; and WHEREAS, the proposed major amendment to the Special Development District is in the best interest of the Town as it meets the Town's development objectives as identified in the Vail Comprehensive Plan; and WHEREAS, the Developer agrees to complete certain off-site improvements as public benefits including, but not limited to, a paved sidewalk connection and associated streetscape and landscape improvements generally along the east side of Vail Valley Drive; and WHEREAS, the Developer agrees to prepare aRams-Horn Lodge Condominiums Art in Public Places Plan, inclusive of details for public art to be integrated into an approved site wall along the south property line of Lot A, Block 3, Vail Village Stn Filing, for input and comment by the Town of Vail Art in Public Places Board; and WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the Planning and Environmental Commission held a public hearing on the major amendment application and has submitted its recommendation of approval to the Vail Town Council; and Ordinance No. 40, Series of 2007 WHEREAS, all notices as required by the Vail Town Code have been sent to the appropriate parties; and WHEREAS, the Vail Town Council considers it in the best interest of the public health, safety, and welfare to amend and re-establish the Development Plan for Special Development District No. 17, "Rams-Horn Lodge Condominiums". NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Section 1. District Amended and Re-established Special Development District No. 17, Rams-Horn Lodge Condominiums, is established for development on three parcels of land, legally described as Lot A, Block 3, Vail Village 51n Filing and part of Tract F-1, Vail Village 5th Filing and part of vacated Hanson Ranch Road right-of-way known as Parcel RH, which comprise a total of 33,559 square feet (0.77 acres) in the Vail Village area of the Town of Vail. Said parcels may be referred to as "SDD No. 17". Special Development District No. 17 shall continue to be reflected as such on the Official Zoning Map of the Town of Vail. The underlying zoning for Special Development District No. 17, Rams-Horn Lodge Condominiums, shall remain Public Accommodation (PA) District. Section 2. Approved Development Plan An approved development plan is the principal document in guiding the development, uses and activities of a special development district. The Vail Town Council finds that the Approved Development Plan for Special Development District No. 17, Rams-Horn Lodge Condominiums, complies with each of the requirements set forth in Sections 12-9A-5 and 12-9A-6 of the Town Code of Vail. The Approved Development Plan for Special Ordinance No. 40, Series of 2007 2 Development District No. 17, Rams-Horn Lodge Condominiums, shall be comprised of materials submitted in accordance with Section 12-9A-5 of the Town Code of Vail and those plans prepared by Fritzlen Pierce Architects, entitled "Rams-Horn Lodge", dated November 26, 2007. Section 3. Development Standards In conjunction with the Approved Development Plan described in Section 2 herein, the following development standards are hereby approved by the Vail Town Council. These standards are incorporated in the Approved Development Plan to protect the integrity of the development of Special Development District No. 17, Rams-Horn Lodge Condominiums. The development standards for Special Development District No. 17, Rams-Horn Lodge Condominiums are described below: A. Permitted, Conditional, and Accessory Uses: The permitted, conditional, and accessory uses allowed in Special Development District No. 17, Rams- Horn Lodge Condominiums, shall be those uses listed in Sections 12-7A-2, 12-7A-3, and 12-7A-4 of the Town Code of Vail, as may be amended. B. Lot Area: The minimum lot area for Special Development District No. 17, Rams-Horn Lodge Condominiums, shall be 33,559 square feet (0.77 acres). C. Setbacks: The minimum setbacks for Special Development District No. 17, Rams-Horn Lodge Condominiums, shall be as indicated on the Rams-Horn Lodge Condominiums Approved Development Plan, described in Section 2 herein. D. Height: The maximum allowable building height for Special Development District No. 17, Rams-Horn Lodge Condominiums shall be fifty-six feet (56'), and as indicated on the Rams-Horn Lodge Condominiums Approved Ordinance No. 40, Series of 2007 3 Development Plan, described in Section 2 herein. E. Density Control: The maximum allowable Gross Residential Floor Area (GRFA) for Special Development District No. 17, Rams-Horn Lodge Condominiums shall be 44,040 square feet, pursuant to Section 12-7-8, Density Control, Vail Town Code; and the maximum allowable density shall be sixteen (16) dwelling units, twenty-four (24) attached accommodation units, and one (1) Type III Employee Housing Unit, and as indicated on the Rams-Horn Lodge Condominiums Approved Development Plan, dated November 26, 2007. F. Site Coverage: The maximum allowable site coverage shall be thirty-two percent (32%) of the total lot area, or 10,723 square feet, and as indicated on the Rams-Horn Lodge Condominium Approved Development Plan, described in Section 2 herein. G. Landscaping and Site Development: At least thirty percent (30%) or 10,062 square feet of the total lot area shall be landscaped. In no instance shall the hardscaped areas of the development site exceed twenty percent (20%) of the minimum landscaped area. The landscaping and site development shall be as indicated on the Rams-Horn Lodge Condominiums Approved Development Plan, described in Section 2 herein. H. Parking and Loading: The minimum number of off-street parking spaces shall be thirty-seven (37) and the minimum number of loading and delivery bays shall be one (1), and as indicated on the Rams-Horn Lodge Condominium Approved Development Plan, described in Section 2 herein. Ordinance No. 40, Series of 2007 4 Section 4. Conditions of Approval The following conditions of approval shall become part of the Town's approval of the establishment of Special Development District No 17, Rams-Horn Lodge Condominiums. The Developer shall address the following conditions of approval prior to submitting a building permit application (grading permit/excavation permit shall constitute a building permit): 1. The Developer shall submit a final exterior building materials list, typical wall sections, architectural specifications, and a complete color rendering for review and approval of the Design Review Board, prior to submitting a building permit application to the Town of Vail Community Development Department. 2. The Developer shall submit a rooftop mechanical equipment plan for review and approval by the Design Review Board prior to submitting a building permit application to the Town of Vail Community Development Department. All rooftop mechanical equipment shall be incorporated into the overall design of the hotel and enclosed and visually screened from public view. 3. The Developer shall submit a Construction Staging plan for Town review and approval prior to, or concurrent with, submittal of a building permit application to the Town of Vail Community Development Department. The plan will satisfactorily demonstrate compliance with any and all staging and access requirements pursuant to Title 14, Development Standards, Vail Town Code. 4. The Developer shall provide detailed civil plans, profiles, details, limits of disturbance and construction fence for review and civil approval by the Department of Public Works, prior to submittal of a building permit. 5. The Developer shall submit a written letter of approval from the utility companies permitting encroachments into any and all platted utility easements prior to submitting a building permit application to the Community Development Department. Ordinance No. 40, Series of 2007 rJ The Developer shall address the following conditions of approval prior to release of a full building permit, requesting a temporary certificate of occupancy, or a final certificate of occupancy: 1. The Developer shall pay in full, the employee mitigation housing fee in lieu, in the amount of $111,462 prior to the issuance of the building permit for Rams-Horn Lodge Condominiums. 2. The Developer shall provide a 5 foot-wide, non-heated concrete pedestrian walkway along the east side of Vail Valley Drive, commencing approximately at the point at which the 8,185' contour elevation mark intersects with the existing pedestrian walkway, according to the topographic survey map for Lot A, Block 3, Vail Village Stn Filing and part of Tract F-1, Vail Village Stn Filing, created by Intermountain Engineering, dated May 4, 2005, and as shown on sheet A100, Vicinity Map, on plans by Fritzlen Pierce Architects, dated November 26, 2007; and extending northward across that portion of vacated Hanson Ranch Road adjacent to and to the north of Lot A, Block 3, Vail Village Stn Filing, for a total distance of approximately eighty (80') feet. (All work related to providing these improvements including street lights, retaining walls, utility relocation, curb and gutter, drainage and landscaping shall be included within a plan, which is to be submitted for review and approval by the Town and the Design Review Board prior to submittal of a building permit application). 3. The Developer shall submit a tree protection plan prepared by a Certified Consulting Arborist to the Design Review Board for review and approval prior to final approval by the Board of the proposed project. Upon acceptance of the tree protection by the Design Review Board, the Developer shall submit a written agreement between the applicants and their contractor, to the Town of Vail Community Development, stating that all mitigation measures recommended by the Certified Consulting Arborist will be implemented and strictly adhered to by the applicants and their contractors throughout the duration of the construction process. The written agreement shall be approved and accepted prior to the issuance of a building permit for this project. Ordinance No. 40, Series of 2007 6 4. The Developer shall address any and all written final comments of the Town of Vail Public Works Department outlined in the memorandum to Scot Hunn, dated November 19, 2007, prior to the issuance of a building permit for this project. 5. The Developer shall provide deed-restricted housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of one (1) employee on the Rams-Horn Lodge Condominiums development site, and that said deed-restricted employee housing shall be made available for occupancy, and that the deed restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to issuance of a Temporary Certificate of Occupancy for the Rams-Horn Lodge Condominiums. The required Type III deed-restricted employee housing unit shall not be eligible for resale and the unit shall be owned and operated by the Lodge and said ownership shall transfer with the deed to the Lodge property. 6. The Developer shall submit a comprehensive sign program proposal for the Rams- Horn Lodge Condominiums for review and approval by the Design Review Board, prior to the issuance of a Temporary Certificate of Occupancy for the project. 7. The Developer shall post a bond to provide financial security for 150% of the total cost of the required off-site public improvements. The bond shall be in place with the Town prior to the issuance of a Temporary Certificate of Occupancy for the project. 8. The Developer shall prepare and submit all applicable roadway and drainage easements for dedication to the Town for review and approval by the Town Attorney. All easements shall be recorded with the Eagle County Clerk and Recorder's Office prior to issuance of a Temporary Certificate of Occupancy for the project. 9. The Developer shall prepare aRams-Horn Lodge Condominiums 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 work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the proposed location, conceptual design, budget and funding for a Ordinance No. 40, Series of 2007 7 minimum of one (1) public art improvement to be developed in conjunction with the Rams-Horn Lodge Condominium project. 10. The Developer shall be assessed an impact fee of $26,000 for the net increase in p.m. traffic generation as determined by the Town of Vail Public Works Department. Said impact fee shall be paid in full prior to issuance of a Temporary Certificate of Occupancy for the project. 11. That the Developer shall commence initial construction of the Rams-Horn Lodge Condominiums within three (3) years from the time of its final approval at second reading of the ordinance amending and re-establishing Special Development District No. 17, and continue diligently toward the completion of the project. If the Developer does not begin and diligently work toward the completion of the special development district or any stage of the special development district within the time limits imposed, the approval of said special development district shall be void. The Planning and Environmental Commission and Town Council shall review the special development district upon submittal of an application to reestablish the special development district following the procedures outlined in Section 12-9A-4, Vail Town Code. Section 5. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Vail Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 6. The Vail Town Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants thereof. The Council's finding, determination and declaration is based upon the review of the criteria prescribed by the Town Code of Vail and the Ordinance No. 40, Series of 2007 $ evidence and testimony presented in consideration of this ordinance. Section 7. The amendment of any provision of the Town Code of Vail as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. Section 8. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this 18th day of December, 2007 and a public hearing for second reading of this Ordinance set for the 8th day of January, 2008, in the Council Chambers of the Vail Municipal Building, Vail, Colorado. Richard D. Cleveland, Mayor ATTEST: Lorelei Donaldson, Town Clerk Ordinance No. 40, Series of 2007 9 INTRODUCED, READ, ADOPTED AND ENACTED ON SECOND READING AND ORDERED PUBLISHED IN FULL this 8th day of January, 2008. Richard D. Cleveland, Mayor Attest: Lorelei Donaldson, Town Clerk Ordinance No. 40, Series of 2007 TOWN COUNCIL AGENDA REQUEST (Request form must be given to the Secretary to the Town Manager by 4:00 p.m. Wednesdays.) MEETING DATE: December 18, 2007 (Prepare a separate Agenda Request for each agenda item. If the agenda item will be discussed at both a Work Session and an Evening Meeting, be certain to check both boxes in this section and indicate time needed during each meeting.) Work Session TIME NEEDED : 15 minutes Evening Meeting TIME NEEDED : 15 minutes Site Visit TIME NEEDED : 15 minutes WILL THERE BE A PRESENTATION ON THIS AGENDA ITEM BY NON-TOV STAFF? NO. X YES. Specifics: Rick Pylman, Pylman & Associates, Inc., representing the Applicant, Rams-Horn Lodge Condominiums WILL THE PRESENTATION OF THIS AGENDA ITEM REQUIRE ANY SPECIAL EQUIPMENT, i.e. overhead projector, etc.? X NO. YES. Specifics: WILL THERE BE MATERIAL TO BE INCLUDED IN COUNCIL PACKET FOR THIS ITEM? _ NO. _x_ YES. If yes, is the material also for public distribution? x Yes. No. ITEM/TOPIC: First reading of Ordinance No. 40, Series of 2007, an ordinance approving a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, for the specific purpose of allowing the remodel and addition to the Rams-Horn Lodge Condominium building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5~h Filing (PEC07-0038) ACTION REQUESTED OF COUNCIL: Approve, approve with modifications, or deny Ordinance No. 40, Series of 2007, on first reading. BACKGROUND RATIONALE: On November 26, 2007, the Town of Vail Planning and Environmental Commission held a public hearing on a request for a major amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, to allow for the remodel and addition to the Rams-Horn Lodge building. Specifically, the Applicant proposes to add a forth story to the existing three story building to increase the number of dwelling units from fourteen (14) to sixteen (16), and to increase the number of attached accommodation units from twenty-one (21) to twenty- four (24). As well, the remodel is proposed to allow for the expansion of certain existing units, the expansion and enhancement of common lobby area and the addition of one (1) on-site employee housing unit. Upon review of the request, the Planning and Environmental Commission voted 5-0-1 (Pierce recused) to forward a recommendation of approval, with conditions, of the request to amend Special Development District No. 17, Rams-Horn Lodge Condominiums, to the Vail Town Council. STAFF RECOMMENDATION: Staff recommends that Town Council approves Ordinance No. 40, Series of 2007, on first reading. Scot Hunn, Community Development Department MEMORANDUM TO: Town Council FROM: Community Development Department DATE: December 18, 2007 ~~ ~-iTS' - 2~-4~0 ~--O-O SUBJECT: First reading of Ordinance No. 40, Series of 2007, an ordinance approving a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, for the specific purpose to allow for the remodel and addition to the Rams-Horn Lodge Condominium building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing (PEC07-0038) Applicant: Rams-Horn Lodge Condominiums Home Owners Association, represented by Pylman & Associates, Inc. Planner: Scot Hunn SUMMARY The Applicant, Rams-Horn Lodge Condominiums Home Owners Association requests first reading of Ordinance No. 40, Series of 2007, an ordinance approving a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, for the specific purpose of allowing the remodel and addition to the Rams-Horn Lodge Condominium building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing (PEC07-0038) II. BACKGROUND On November 26, 2007, the Town of Vail Planning and Environmental Commission held a public hearing on a request for a major amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, to allow for the remodel and addition to the Rams- Horn Lodge building. Specifically, the Applicant proposes to add a forth story to the existing three story building to increase the number of dwelling units from fourteen (14) to sixteen (16), and to increase the number of attached accommodation units from twenty- one (21) to twenty-four (24). As well, the remodel is proposed to allow for the expansion of certain existing units, the expansion and enhancement of common lobby area and the addition of one (1) on-site employee housing unit. Upon review of the request, the Planning and Environmental Commission voted 5-0-1 (Pierce recused) to forward a recommendation of approval, with conditions, of the request to amend Special Development District No. 17, Rams-Horn Lodge Condominiums, to the Vail Town Council. Certain conditions of approval are made part of Ordinance No. 40, while other conditions will be required to be satisfied independent of the approval of an amendment to SDD No. 17. \, F III. STAFF RECOMMENDATION The Community Development Department recommends that the Town Council approves Ordinance No. 40, Series of 2007, on first reading, an ordinance approving a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, for the specific purpose to allow for the remodel and addition to the Rams-Horn Lodge Condominium building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing, and setting forth details in regard thereto. Staff's recommendation is based upon the review of the criteria noted in the November 26, 2007, staff memorandum to the Planning and Environmental Commission and the evidence and testimony presented. Should the Town Council choose to approve Ordinance No. 40, Series of 2007, on first reading, the Community Development Department recommends the Town Council makes the following findings: "The Town Council finds that the applicant has demonstrated to the satisfaction of the Council, based upon the evidence and testimony presented: That the amendment is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the Town, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum fo the Planning and Environmental Commission; and 2. That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission; and 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission." IV. ACTION REQUIRED OF COUNCIL The Town Council can vote to approve, approve with modifications, or deny Ordinance No. 40, Series of 2007, upon first reading. V. ATTACHMENTS A. Ordinance 40, Series of 2007 B. Memorandum and attachments to the PEC dated November 26, 2007 / Attachment A ORDINANCE N0.40 SERIES OF 2007 AN ORDINANCE AMENDING AND RE-ESTABLISHING THE APPROVED DEVELOPMENT PLAN FOR SDD NO. 17, RAMS-HORN LODGE CONDOMINIUMS, IN ACCORDANCE WITH SECTION 12-9A-10, VAIL TOWN CODE,TO ALLOW FOR THE RE-DEVELOPMENT OF THE RAMS-HORN LODGE CONDOMINIUMS; AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, Section 12-9A-10 of the Zoning Regulations permits major amendments to previously approved development plans for Special Development Districts; and WHEREAS, the purpose of this ordinance is to amend and re-establish the Development Plan for the "Rams-Horn Lodge Condominiums", located within certain parcels of property with the Town known as Lot A, Block 3, Vail Village Stn Filing and part of Tract F-1, Vail Village Stn Filing and part of vacated Hanson Ranch Road right-of-way known as Parcel RH, to allow for the construction of the proposed addition and remodel to the existing property; and WHEREAS, the proposed major amendment to the Special Development District is in the best interest of the Town as it meets the Town's development objectives as identified in the Vail Comprehensive Plan; and WHEREAS, the Developer agrees to complete certain off-site improvements as public benefits including, but not limited to, a paved sidewalk connection and associated streetscape and landscape improvements generally along the east side of Vail Valley Drive; and WHEREAS, the Developer agrees to prepare aRams-Horn Lodge Condominiums Art in Public Places Plan, inclusive of details for public art to be integrated into an approved site wall along the south property line of Lot A, Block 3, Vail Village Stn Filing, for input and comment by the Town of Vail Art in Public Places Board; and WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the Planning and Environmental Commission held a public hearing on the major amendment application and has submitted its recommendation of approval to the Vail Town Council; and Ordinance No. 40, Series of 2007 WHEREAS, all notices as required by the Vail Town Code have been sent to the appropriate parties; and WHEREAS, the Vail Town Council considers it in the best interest of the public health, safety, and welfare to amend and re-establish the Development Plan for Special Development District No. 17, "Rams-Horn Lodge Condominiums". NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Section 1. District Amended and Re-established Special Development District No. 17, Rams-Horn Lodge Condominiums, is established for development on three parcels of land, legally described as Lot A, Block 3, Vail Village 5fh Filing and part of Tract F-1, Vail Village 5~h Filing and part of vacated Hanson Ranch Road right-of-way known as Parcel RH, which comprise a total of 33,559 square feet (0.77 acres) in the Vail Village area of the Town of Vail. Said parcels may be referred to as "SDD No. 17". Special Development District No. 17 shall continue to be reflected as such on the Official Zoning Map of the Town of Vail. The underlying zoning for Special Development District No. 17, Rams-Horn Lodge Condominiums, shall remain Public Accommodation (PA) District. Section 2. Approved Development Plan An approved development plan is the principal document in guiding the development, uses and activities of a special development district. The Vail Town Council finds that the Approved Development Plan for Special Development District No. 17, Rams-Horn Lodge Condominiums, complies with each of the requirements set forth in Sections 12-9A-5 and 12-9A-6 of the Town Code of Vail. The Approved Development Plan for Special Ordinance No. 40, Series of 2007 2 Development District No. 17, Rams-Horn Lodge Condominiums, shall be comprised of materials submitted in accordance with Section 12-9A-5 of the Town Code of Vail and those plans prepared by Fritzlen Pierce Architects, entitled "Rams-Horn Lodge", dated November 26, 2007. Section 3. Development Standards In conjunction with the Approved Development Plan described in Section 2 herein, the following development standards are hereby approved by the Vail Town Council. These standards are incorporated in the Approved Development Plan to protect the integrity of the development of Special Development District No. 17, Rams-Horn Lodge Condominiums. The development standards for Special Development District No. 17, Rams-Horn Lodge Condominiums are described below: A. Permitted, Conditional, and Accessory Uses: The permitted, conditional, and accessory uses allowed in Special Development District No. 17, Rams- Horn Lodge Condominiums, shall be those uses listed in Sections 12-7A-2, 12-7A-3, and 12-7A-4 of the Town Code of Vail, as may be amended. B. Lot Area: The minimum lot area for Special Development District No. 17, Rams-Horn Lodge Condominiums, shall be 33,559 square feet (0.77 acres). C. Setbacks: The minimum setbacks for Special Development District No. 17, Rams-Horn Lodge Condominiums, shall be as indicated on the Rams-Horn Lodge Condominiums Approved Development Plan, described in Section 2 herein. D. Height: The maximum allowable building height for Special Development District No. 17, Rams-Horn Lodge Condominiums shall be fifty-six feet (56'), and as indicated on the Rams-Horn Lodge Condominiums Approved Ordinance No. 40, Series of 2007 3 Development Plan, described in Section 2 herein. E. Density Control: The maximum allowable Gross Residential Floor Area (GRFA) for Special Development District No. 17, Rams-Horn Lodge Condominiums shall be 44,040 square feet, pursuant to Section 12-7-8, Density Control, Vail Town Code; and the maximum allowable density shall be sixteen (16) dwelling units, twenty-four (24) attached accommodation units, and one (1) Type III Employee Housing Unit, and as indicated on the Rams-Horn Lodge Condominiums Approved Development Plan, dated November 26, 2007. F. Site Coverage: The maximum allowable site coverage shall be thirty-two percent (32%) of the total lot area, or 10,723 square feet, and as indicated on the Rams-Horn Lodge Condominium Approved Development Plan, described in Section 2 herein. G. Landscaping and Site Development: At least thirty percent (30%) or 10,062 square feet of the total lot area shall be landscaped. In no instance shall the hardscaped areas of the development site exceed twenty percent (20%) of the minimum landscaped area. The landscaping and site development shall be as indicated on the Rams-Horn Lodge Condominiums Approved Development Plan, described in Section 2 herein. H. Parking and Loading:. The minimum number of off-street parking spaces shall be thirty-seven (37) and the minimum number of loading and delivery bays shall be one (1), and as indicated on the Rams-Horn Lodge Condominium Approved Development Plan, described in Section 2 herein. Ordinance No. 40, Series of 2007 4 Section 4. Conditions of Approval The following conditions of approval shall become part of the Town's approval of the establishment of Special Development District No 17, Rams-Horn Lodge Condominiums. The Developer shall address the following conditions of approval prior to submitting a building permit application (grading permit/excavation permit shall constitute a building permit): 1. The Developer shall submit a final exterior building materials list, typical wall sections, architectural specifications, and a complete color rendering for review and approval of the Design Review Board, prior to submitting a building permit application to the Town of Vail Community Development Department. 2. The Developer shall submit a rooftop mechanical equipment plan for review and approval by the Design Review Board prior to submitting a building permit application to the Town of Vail Community Development Department. All rooftop mechanical equipment shall be incorporated into the overall design of the hotel and enclosed and visually screened from public view. 3. The Developer shall submit a Construction Staging plan for Town review and approval prior to, or concurrent with, submittal of a building permit application to the Town of Vail Community Development Department. The plan will satisfactorily demonstrate compliance with any and all staging and access requirements pursuant to Title 14, Development Standards, Vail Town Code. 4. The Developer shall provide detailed civil plans, profiles, details, limits of disturbance and construction fence for review and civil approval by the Department of Public Works, prior to submittal of a building permit. 5. The Developer shall submit a written letter of approval from the utility companies permitting encroachments into any and all platted utility easements prior to submitting a building permit application to the Community Development Department. Ordinance No. 40, Series of 2007 5 The Developer shall address the following conditions of approval prior to release of a full building permit, requesting a temporary certificate of occupancy, or a final certificate of occupancy: 1. The Developer shall pay in full, the employee mitigation housing fee in lieu, in the amount of $111,462 prior to the issuance of the building permit for Rams-Horn Lodge Condominiums. 2. The Developer shall provide a 5 foot-wide, non-heated concrete pedestrian walkway along the east side of Vail Valley Drive, commencing approximately at the point at which the 8,185' contour elevation mark intersects with the existing pedestrian walkway, according to the topographic survey map for Lot A, Block 3, Vail Village Stn Filing and part of Tract F-1, Vail Village Stn Filing, created by Intermountain Engineering, dated May 4, 2005, and as shown on sheet A100, Vicinity Map, on plans by Fritzlen Pierce Architects, dated November 26, 2007; and extending northward across that portion of vacated Hanson Ranch Road adjacent to and to the north of Lot A, Block 3, Vail Village Stn Filing, for a total distance of approximately eighty (80') feet. (All work related to providing these improvements including street lights, retaining walls, utility relocation, curb and gutter, drainage and landscaping shall be included within a plan, which is to be submitted for review and approval by the Town and the Design Review Board prior to submittal of a building permit). 3. The Developer shall submit a tree protection plan prepared by a Certified Consulting Arborist to the Design Review Board for review and approval prior to final approval by the Board of the proposed project. Upon acceptance of the tree protection by the Design Review Board, the Developer shall submit a written agreement between the applicants and their contractor, to the Town of Vail Community Development, stating that all mitigation measures recommended by the Certified Consulting Arborist will be implemented and strictly adhered to by the applicants and their contractors throughout the duration of the construction process. The written agreement shall be approved and accepted prior to the issuance of a building permit for this project. Ordinance No. 40, Series of 2007 6 4. The Developer shall address any and all written final comments of the Town of Vail Public Works Department outlined in the memorandum to Scot Hunn, dated November 19, 2007, prior to the issuance of a building permit for this project. 5. The Developer shall provide deed-restricted housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of one (1) employee on the Rams-Horn Lodge Condominiums development site, and that said deed-restricted employee housing shall be made available for occupancy, and that the deed restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to issuance of a Temporary Certificate of Occupancy for the Rams-Horn Lodge Condominiums. The required Type III deed-restricted employee housing unit shall not be eligible for resale and the unit shall be owned and operated by the Lodge and said ownership shall transfer with the deed to the Lodge property. 6. The Developer shall submit a comprehensive sign program proposal for the Rams- Horn Lodge Condominiums for review and approval by the Design Review Board, prior to the issuance of a Temporary Certificate of Occupancy for the project. 7. The Developer shall post a bond to provide financial security for the 150% of the total cost of the required off-site public improvements. The bond shall be in place with the Town prior to the issuance of a Temporary Certificate of Occupancy for the project. 8. The Developer shall prepare and submit all applicable roadway and drainage easements for dedication to the Town for review and approval by the Town Attorney. All easements shall be recorded with the Eagle County Clerk and Recorder's Office prior to issuance of a Temporary Certificate of Occupancy for the project. 9. The Developer shall prepare aRams-Horn Lodge Condominiums 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 work with Town Staff to determine the type and location of the art to be provided. Said Plan Ordinance No. 40, Series of 2007 7 shall include the funding for a minimum of two separate public art improvements to be developed in conjunction with the Rams-Horn Lodge Condominium project. -, Z6 ~ 060 `-~ ~~ 10. The Developer shall be assessed an impact fee 6;50 or the net increase in p.m. traffic generation as determined by the Town of Va'r(Public Works Department, as outlined in the memorandum from the Town of Vail Public Works Department, addressed to Scot Hunn, and dated November 19, 2007 (attachment D of the November 26, 2007, memorandum to the Town of Vail Planning and Environmental Commission). Said impact fee shall be paid in full prior to issuance of a Temporary Certificate of Occupancy for the project. 11. That the Developer shall commence initial construction of the Rams-Horn Lodge Condominiums within three (3) years from the time of its final approval at second reading of the ordinance amending and re-establishing Special Development District No. 17, and continue diligently toward the completion of the project. If the Developer does not begin and diligently work toward the completion of the special development district or any stage of the special development district within the time limits imposed, the approval of said special development district shall be void. The Planning and Environmental Commission and Town Council shall review the special development district upon submittal of an application to reestablish the special development district following the procedures outlined in Section 12-9A-4, Vail Town Code. Section 5. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Vail Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 6. The Vail Town Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town of Vail Ordinance No. 40, Series of 2007 8 and the inhabitants thereof. The Council's finding, determination and declaration is based upon the review of the criteria prescribed by the Town Code of Vail and the evidence and testimony presented in consideration of this ordinance. Section 7. The amendment of any provision of the Town Code of Vail as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. Section 8. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this 18th day of December, 2007 and a public hearing for second reading of this Ordinance set for the 8th day of January, 2008, in the Council Chambers of the Vail Municipal Building, Vail, Colorado. Richard D. Cleveland, Mayor ATTEST: Lorelei Donaldson, Town Clerk Ordinance No. 40, Series of 2007 9 Attachment B MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: November 26, 2007 SUBJECT: A request for a final recommendation to the Vail Town Council of a major amendment to a Special Development District, pursuant to Section 12- 9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, for the specific purpose to allow for the remodel and addition to the Rams-Horn Building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing (PEC07-0038) Applicant(s): Rams-Horn Lodge Owners Association, represented by Rick Pylman, Pylman & Associates, Inc. Planner: Scot Hunn SUMMARY The Applicant, Rams-Horn Lodge Owners Association, represented by Rick Pylman, Pylman & Associates, Inc., is asking the Planning and Environmental Commission (PEC) for a final recommendation to the Vail Town Council on the proposed amendments to the Rams-Horn Lodge Condominium project, specifically Special Development District No. 17, located at 416 Vail Valley Drive. A vicinity map has been provided (Attachment A). In summary, the Applicant is proposing the following improvements to the property which necessitate an amendment to the Special Development District (SDD): o Expansion of the lower (Basement) level to accommodate employee housing unit of approximately 1,105 sq. ft. o Additions to certain units and the addition of a fourth floor, expanding gross residential floor area (GRFA) by approximately 15,761 sq. ft. and converting one existing Accommodation Unit to a Dwelling Unit o Addition of a fourth floor creating two new units and to allow for the vertical expansion of certain third floor units to "two-story" and the creation of one new Dwelling Unit o Increase in building height to 56 feet o Improvements (building expansion and enclosure of existing open sfairwells) within established setbacks o Parking and driveway improvements, including heated north parking lot; o New sections of sidewalks, completing pedestrian connections along the east side of Vail Valley Drive o Installation of a new site wall with public art component around the existing pool area, along Vail Valley Drive o Removal of certain existing trees on south and west sides of property t accommodate expansion of building and to meet "line of sigh requirements of the Town of Vail Public Works Department o Improvement of internal circulation and common areas (lobby, hallways, stairwells and elevators) o Installation of fire sprinkler system o Renovation (code compliant upgrade) to an existing elevator, as well as the addition of a second elevator, and o Renovation of the building exterior and certain portions of the grounds to include a new site fence, new landscaping, new exterior materials and new exterior lighting. Pursuant to the criteria and findings listed in Section VIII of this memorandum, and the conditions listed in Section IX of this memorandum, staff recommends the Planning and Environmental Commission forward a recommendation of approval with conditions to the Town Council on the proposal detailed herein. Review of the proposed plans, revised since the work session with the Commission on October 8, 2007, and a final recommendation to the Vail Town Council, is requested relative to compliance with applicable master plans and the requirements of the Vail Town Code. To this end, Staff has prepared a written analysis summarizing pertinent requirements and guidelines outlined in: o The Town of Vail Land Use Plan o The Vail Village Master Plan o The Town of Vail Streetscape Master Plan, and o The Town's Zoning Regulations II. DESCRIPTION OF THE REQUEST Purpose of Final Review Following work sessions with the Planning and Environmental Commission on July 9, 2007, and October 8, 2007, to present conceptual plans and revisions for this redevelopment, the Applicant is presenting final plans in response to feedback gained from the Commission, Town Staff and after working with building ownership to further develop the plans for redevelopment. Therefore, the purpose of this meeting is to discuss any modifications made to the plans to respond to Commission and/or Staff concerns or suggestions. In addition, the PEC should evaluate how the revised Rams-Horn Lodge Condominiums re- development proposal compares to the zoning regulations prescribed for development within the Public Accommodation (PA) zone district and the development standards (or restrictions) established via SDD No. 17, as well as any site specific design guidelines or planning goals outlined in both the Vail Village Master Plan, the or the Town of Vail Streetscape Master Plan. 2 The Applicant has submitted an updated project overview summarizing or detailing recent changes made to the development plan (Attachment B), as well as, Development Standards calculations sheet (Attachment C) and revised plan sets and color illustrative renderings (Attachment D) for review and consideration. Project Overview The attached plan sets generally indicate proposed improvements including but not limited to: Lower Level (Basement) • 3,322 sq. ft. expansion/addition on North side of building for one (1) Employee Housing Unit (EHU) and additional "General Common Elements" (not counted towards GRFA) • Remodel to existing Workout, Laundry and Storage Spaces Level One (Main) • 2,273 sq. ft. (total) expansion/addition inclusive of: expanded front entry, reception desk and front office area; new lobby and business center; and, additional habitable space (GRFA) in Units 1, 2, 3, 4 and 9 • Addition of one (1) bedroom • Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 9 Level Two • 2,479 sq. ft. (total) expansion/addition inclusive of: additional habitable space (GRFA) in Units 5, 6, 7, 8 and 10 • Addition of one (1) bedroom • Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 5 • The elimination of exterior balcony space at Unit 10 Level Three • 2,366 sq. ft. (total) expansion/addition inclusive of: additional habitable space (GRFA) in Units 11, 12, 14 and 15 • Addition of two (2) bedrooms • Addition of elevator serving Unit 11 on the North side of the building and adjacent to Unit 14 • The elimination of balcony space at Unit 11 • Creation of new balcony at Unit 12 Level Four (New) • 8,643 sq. ft. (total) expansion/addition to create a second story for Units 11, 12, 14 and 15 • Potential Addition of six (6) new bedrooms* • Addition of elevator serving the second level of Unit 11 on the North side of the building and adjacent to Unit 14 Note: Eight bedrooms total; net increase not including existing loft space for Unit(s) 11 and 14 In addition, the Applicant has provided calculations relative to gross residential floor areas (GRFA) within the existing and proposed structure. Briefly: Existing Proposed Increase Total 18,433 sq. ft.* 34,194 sq. ft. 15,761 sq. ft. Note: Does not include lowest level of building which is General Common Element which does not count toward GRFA Of note is the addition of a forth story to expand certain units on level three to "two-story", while allowing for the creation of two new dwelling units. Plans have been revised to address PEC concerns regarding the ridgeline and roof composition. In addition, the creation of additional lower level space on the north side of the property is proposed for the creation of one (1) employee housing unit, as well as the expansion of the lobby space, reception area and front office space on Level One (main) above the new EHU. Certain improvements to parking areas and the building grounds (new site wall and new landscape plantings) will change the visual character and functionality of the property at the pedestrian and vehicular level. Requested Outcome The intended outcome of this meeting is for the Commission to take formal action on the application, citing certain applicable findings and criteria as the basis for approval, approval with conditions, or denial of the application. To this end, Staff's is recommending approval, with conditions, of the Major Amendment to Special Development District No. 17, as detailed in Section IX of this memo. III. BACKGROUND History of Property The Rams-Horn opened for business as a lodge property in approximately 1968 and has been expanded and remodeled several times since. Most notably, in 1984 the property was remodeled to convert twenty-eight (28) lodge units and three (3) dwelling units into seventeen (17) accommodation units and seven (7) condominium units. At that time, rental restrictions were placed on the new accommodation units and four new condominiums units created by the conversion. In 1987, the Town approved the rezoning of the property to SDD No. 17, allowing for the subsequent remodel and addition of a full third story, inclusive of three (3) new condominium units. Currently, Staff calculates that the building consists of fourteen (14) dwelling units and twenty-two (21) accommodation units existing as lock-off bedroom/bath units. 4 Special Development District No. 17 The existing building (footprint and maximum ridge height) are tied to site plans, landscape plans and building plans made part of and approved via SDD No. 17 upon adoption via Ordinance No. 27, Series 1987. Relative to the purpose of Special Development District formation, Staff suggests that previous, site-specific (mass and bulk) approvals and/or restrictions for this parcel were most likely in response to unique site constraints, master plan goals of the Town for this sub- area, as well as concerns from neighboring properties -building height and potential impacts on views. Proposed Re-Development The Applicant proposes this re-development in order to gain functional floor area and bedroom space. A primary intent of this project is to improve common areas, including the entry and reception areas. As well, the proposed improvements will be undertaken to improve internal circulation, as well as external (vehicular) circulation and parking, and to provide enhanced amenities such as a "business center" located within the new lobby, therefore improving lodging rental operations on this already popular and profitable site. The property has been well maintained and has continued to serve a niche clientele seeking affordable lodging rentals nearby Golden Peak and the Village. For that reason, the property has remained popular with families and other loyal clientele, and building Ownership has overwhelmingly maintained a majority of the units (both dwelling units and accommodation units) in the rental pool. These factors, as well as a collective pride of ownership of this unique property, serve as the basis for Ownership's justification to remodel the existing building rather than demolish the structure and redevelop the property. Yet, several of the units and common areas are dated and under-sized when compared to other lodging properties in the Village area. Therefore, the Ownership proposes this extensive remodel and addition, rather than demolition and redevelopment, in order to provide enhanced rental experiences for guests and to remain competitive with other lodging properties in the Village. A primary focus of Ownership in any re-development of the property has been to not seek to maximize development potential. Rather, this proposal capitalizes on maintaining the property's "boutique", family-oriented niche in the vacation rental market. July 9, 2007 Work Session The Applicant presented preliminary plans for this project on July 9, 2007, to the Town of Vail Planning and Environmental Commission. At that meeting, certain issues such as proposed building height, roof composition, massing, EHU size requirements and density calculation methods were discussed and Commissioners gave comments on the proposed plans. Specifically, the Commission encouraged the Applicant to work with the Town to study improvements to the sidewalk and road way (Vail Valley Drive) to improve pedestrian and non-motorized (bicycle) safety. October 8, 2007 Work Session At the work session of October 8, 2007, the PEC reviewed certain modifications to conceptual plans and requested that the Applicant: ^ Revise the roof plan to "break-up" an unbroken ridgeline while maintaining a maximum building height of 56' ^ Study parking plan and provide details regarding a valet plan to demonstrate how the proposed 32 vehicle parking spaces would satisfy the parking requirements for the parcel ^ Provide required information regarding existing and proposed site coverage and landscape areas, and ^ Provide information regarding existing and proposed encroachments of building footprint and roof overhangs outside of established setbacks Staff believes that the Applicant has revised the plans accordingly to address PEC suggestions and concerns. Specifically, the Applicant has: ^ Re-designed the roof plan to raise the southern-most portion of the building's roof structure (ridge), while adding variation to the forms, thus addressing the specific concern by the PEC and enhancing overall roof composition ^ Provided a revised parking layout and a "Valet Plan" demonstrating how required parking can be met in the event that there is a need to park up to 37 vehicles ^ Provided information and analysis regarding existing and proposed site coverage, landscape (as a percentage of total site area) demonstrating that the building, as proposed, will not exceed maximum allowable site coverage and that the development, although reducing the total landscape area by 2,018 sq. ft., will exceed the required landscape area for the lot ^ Provided information (site/floor plans showing existing and proposed building footprint relative to property lines and setbacks IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Planning and Environmental Commission, Design Review Board, Town Council, and Staff with regard to the review of any applications submitted on behalf of the Applicant. Major Amendment to Special Development District (SDD) Order of Review: Generally, applications will be reviewed first by the PEC for impacts of use/development, then by the DRB for compliance of proposed buildings and site planning, and final approval by the Town Council. Planning and Environmental Commission (PEC): /~ +~^~~~'tz~s The PEC shall review the proposal for general compliance pursuant o criteria set forth in Section 12-9A-8: Design Criteria and Necessary Findings. T e Planning and Environmental Commission may recommend approval of the p tition or proposal as initiated, may recommend approval with such s as it deems necessary to accomplish the purpose of this title, or may recommend denial of the petition or rejection of the proposal. 6 Design Review Board: The Design Review Board has no review authority on a Major or Minor Amendment to a Special Development District (SDD), but must review any accompanying Design Review Board application. The Design Review Board therefore will make a recommendation to the Planning and Environmental Commission on any deviations proposed to the architectural design guidelines prescribed in the Vail Village Master Plan. Town Council Upon receipt of the report and recommendation of the Planning and Environmental Commission, the Town Council shall set a date for hearing within the following thirty (30) days. Within twenty (20) days of the closing of a public hearing on a proposed SDD, the Town Council shall act on the petition or proposal. The Town Council shall consider but shall not be bound by the recommendation of the Planning and Environmental commission. The Town Council may cause an ordinance to be introduced to create or amend a special development district. V. APPLICABLE PLANNING DOCUMENTS The Rams-Horn Building re-development project is the comprehensive re- development of Lot(s) Lot A, Block 3, Tract F1, Vail Village 5`h Filing and a tract of land formally dedicated as Hanson Ranch Road right-of-way. This development site is located along Vail Valley Drive, to the east of the Tivoli Lodge, and to the north of Golden Peak. This area is further identified within the "Medium/High Density Residential" land use designation of the Vail Village Master Plan (Land Use Plan), and is more specifically addressed as part of the "East Village" sub-area within the same Plan. This sub-area is described (in part) as follows: "The East Village sub-area is comprised almost exclusively of residential/lodging and condominium development. The sub-area separates the commercial activity of the Village core on the west with the Golden Peak Ski Base/Recreation area on the east. While there is vehicular traffic through the sub-area, Hanson Ranch Road, Gore Creek Drive, and Vail Valley Drive also accommodate a great deal of pedestrian and bicycle traffic. The most important public improvements in this sub-area relate to pedestrian and bicycle safety. The public right-of- way should be maintained and expanded for public use whenever possible." More specifically, Sub-area #7-6 Rams-Horn Lodge (Complete) states: "One story residential addition to existing structure. Sidewalk as found in Sub-area #7-3 shall be part of improvements. " In addition, the following documents and/or master plan goals, objectives and policies specifically relate to the review of this proposal: 7 Ordinance No. 27, Series of 1987 An Ordinance Approving a Special Development District (Known as SDD No. 17) and the Development Plan in Accordance with Chapter 18.40 of the Municipal Code and Setting Forth Details in Regard Thereto (in part). SECTION 3: PURPOSE Special Development District No. 17 is established to ensure comprehensive development and use of an area that will be harmonious with the general character of the Town of Vail and to promote the upgrading and redevelopment of a key property in the Town. SECTION 8: AMENDMENTS Amendments to the approved development plan which do not change its substance may be approved by the Planning and Environmental Commission at a regularly scheduled public hearing in accordance with the provisions of Section 18.66.060. Amendments which do change the substance of the development plan shall be required to be approved by the Town Council after the above procedure has been followed. The Community Development Department shall determine what constitutes a change in the substance of the development plan. Town of Vail Municipal Code, Title 12 Zoning Regulations Chapter 7 -Commercial and Business Districts, Article A, Public Accommodation (PA) District (in part) 12-7A-1: PURPOSE: The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same zone district and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. 12-7A-2: PERMITTED USES (in part): The following uses shall be permitted in the PA zone district: Lodges; Type IV employee housing units 12-7A-3: CONDITIONAL USES (in part): The following conditional uses shall be permitted in the PA zone district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Private unstructured parking; Professional and business offices; 12-7A-4: ACCESSORY USES (in part): The following accessory uses shall be permitted in the PA district: Swimming Pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. 12-7A-12: EXTERIOR ALTERATIONS OR MODIFICATIONS (in part): A. Review Required: The construction of a new building or the alteration of an existing building shall be subject to review by the Design Review Board in accordance with chapter 11 of this title. However, any project that adds additional dwelling units, accommodation units, fractional fee club units, any project which adds more than one thousand (1000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the Planning and Environmental Commission (PEC) as follows (in part): Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the Administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. Vail Land Use Plan The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold: 1. To articulate the land use goals of the Town. 2. To serve as a guide for decision making by the Town. The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan, are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site. The Rams-Horn Lodge 9 Condominium Building is identified in the Plan as Medium/High Density Residential. Medium/High Density Residential (in part): "The overwhelming majority of the Village's lodge rooms and condominium units are located in this land use category"... "It is the goal of this Plan to maintain these areas as predominantly lodging orienfed with retail development limited to small amounts of "accessory retail. " As well, the following goals and policies are pertinent to this review (in part); 1.0 General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2.0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Vail Village Master Plan The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. The Vail Village Master Plan is intended to be 10 consistent with the Vail Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment and public spaces. Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village and the community as a whole. A series of objectives outline specific steps toward achieving each stated goal. Policy statements have been developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals, or in implementing capital improvement projects. (Listed in part): Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. 1.2 Objective: Encourage the upgrading and redevelopment of residential and commercial facilities. 1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town. 1.3.1 Policy: Public improvements shall be developed with the participation of the private sector working with the Town. Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. 2.1 Objective: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow for development that is compatible with these established land use patterns. 2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. 2.5.2 Policy: The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life, health and safety considerations. 2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector. 2.6.1 Policy: Employee Housing; units may be required as part of any new or redeveloped project requesting density over that allowed by existing zoning. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout fhe Village. 3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements. 3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways. 3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas. Goal #4 To preserve existing open space areas and expand greeenspace opportunities 4.1 Objective: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. 4.1.2 Policy: The development of new public plazas and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce their roles as attractive people places. Goal #6 To insure the continued improvement of the vital operational elements of the Village. 6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within fhe context of an aesthetically pleasing resort setting. 6.2.2 Policy.' Minor improvements (landscaping, decorative paving, open dining decks, etc.), maybe permitted on Town of Vail land or right-of--way (with review and approval by the Town Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are able to be maintained at current levels. Special design (i.e. 12 heated pavement), maintenance fees, or other considerations maybe required to offset impacts on Town services. VI Town of Vail Streetscape Master Plan The 1991 Town of Vail Streetscape Master Plan was written and adopted (in part) to provide clear design direction for certain public and private improvements associated with any public and/or private re-development projects within the Town. The purpose of the Plan is "to provide a comprehensive and coordinated conceptual design for streetscape improvements that: 1) is supported by the community; 2) enriches the aesthetic appearance of the Town; and 3) emphasizes the importance of craftsmanship and creative design in order to create an excellent pedestrian experience" The plan is divided into "sub-areas" or study areas. For purposes of this review, the Rams-Horn property is located within the "East Village" sub-area. ZONING ANALYSIS Staff has completed a zoning analysis of the proposal in relation to the development plan and use restrictions outlined in SDD No. 17, as well as land use requirements outlined in Title 12, Zoning Regulations of the Vail Town Code. A summary of the analysis is provided below: Legal Description: Street Address: Lot Size: Parcel Number: Zoning: Land Use Plan Designation: Current Land Use: Lot A, Block 3 and Tract F, Vail Village 5`h Filing 416 Vail Valley Drive .77 acres (33,559 sq ft) 210108258024 Public Accommodation (PA) Medium/High Density Residential Multiple-Family Condominiums Development Standard Allowed/Required Existing Proposed Total Lot Area: 10,000 sq. ft. (min.) 33,559 sq.ft. No change Setbacks: Front: 20' Minimum 11'* 11' ** Side: 20' Minimum 66' 43' Rear: 20' Minimum 0'-1'* 0'-1'~`* Building Height: 48' max. (PA) 42' 56' 42' max. (SDD No.17) 42' 56' Density: DU's- 25 D.U.s/acre ~. ZS 14 16 AU's- 50 A.U.s/acre 3S_S 21*~'' 24 GRFA: 150% or 19,556 sq. ft. 34,835 sq. ft. 44,040 sq. ft. 13 Site Coverage: 65% (max.) or 7,475 sq. ft. 10,723 sq. ft.~ ~jZlo 21,813 sq. ft.**** VII. VIII. Landscape Area: 30% (min.) or 14,746 sq. ft. 12,728 sq. ft. 10,062 sq. ft. Parking: 37 spaces/ or 75% 33 spaces 37***'`*'` within building(s)*'~~`*" Loading: N/A Note: Portions of existing improvements encroaching into required setback(s) as approved via SDD No. 17 site plan "* Portions of proposed improvements are encroaching into required setback(s); setbacks will be established via SDD No. 17, as amended """ Staff calculates that there are 21 existing accommodation units; SDD No. 17 sets forth density restrictions that limit the site to a maximum of 22 accommodation units "~" Site coverage currently set forth via SDD No. 17 """*"` PA zone district requires 75% of off-street parking to located "within the main building or buildings and hidden from public view." Parking requirements for Rams-Horn are currently set forth via SDD No. 17 SURROUNDING LAND USES Land Use Zonin North: Vail Trails Condominiums Public Accommodation (PA) South: Golden Peak Ski Base Recreation (SBR) East: Med./High Density Res. High Density Multi-Family (HDMF) West: Med./High Density Res. Public Accommodation (PA) REVIEW CRITERIA The following section of this memorandum is included to provide the Applicant, community, Staff, and Commission with an advanced understanding of the criteria and findings that will be used by the reviewing boards in making a final decision on the proposed application. Chapter 9 -Special and Miscellaneous Districts 12-9A-8: DESIGN CRITERIA: The following design criteria shall be used as the principal criteria in evaluating the merits of the proposed special development district. It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved: 14 A. Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Overall Compatibility The Applicant is proposing a major alteration to the layout and design of the existing residential units and the exterior of the existing building which Staff believes will have positive overall impacts on the exterior architecture and fenestration of the building, as well as on the immediate environment (adjacent properties) and neighborhood. Staff believes that the proposed improvements will positively affect building mass, bulk, building height and character of the immediate and surrounding environment. Bulk and Mass Staff believes the proposed improvements to add an additional single story and expand certain units within the existing three story building are consistent with the Vail Comprehensive Plan. While the overall mass of the building will increase commensurate with the addition of a building story and certain expansions to the existing building footprint, Staff believes that the Applicant has presented plans that enhance the overall massing, composition and appearance of the structure by introducing new forms extending out from the first and second floor of the building, as well as, new roof forms that will add variety to the overall roof composition. In addition, Staff believes the proposed application of exterior materials, specifically the introduction of substantial amounts of stone veneer at key locations (foundation level and at chimneys) and the use of stucco and wood siding above a stone veneer base, aid in "stepping down" the mass of the building from the pedestrian level. However, Staff suggests the Commission review the increased bulk (building footprint) within site setbacks, as well as, the enclosure of the stairwell and additional roof forms proposed on the north east corner of the building, adjacent to the All Seasons development. Although the Applicant is not proposing to construct improvements any closer to the All Seasons property, by enclosing an existing stairwell there will be the appearance of increased bulk and mass in close proximity to adjacent building improvements. Building Height As proposed at four (4) stories and a maximum height of approximately 56 feet, Staff believes the proposed additions generally comply with the goals and objectives of the Vail Village Master Plan, but that they are contrary to the specific language establishing building height restrictions in Ordinance 27, Series of 1987, SDD No. 17 which states: "Heights of structures shall be as indicated on the elevations listed above but in no case shall exceed 42 feet on any part of the sife." 15 According to the Conceptual Building Height Plan contained in the Vail Village Master Plan, the East-Village Sub-Area calls fora maximum building height of 3-4 stories. The plan states (in part): "Generally speaking, it is the goal of this Plan to maintain the concentration of low scale buildings in the core areas while positioning larger buildings along the northern periphery (along Frontage Road)..." Further: "The building heights expressed on this illustrative Plan are intended to provide general guidelines. Additional study should be made during specific project review relative to a building's height impact and the streetscape and relationship to surrounding structures. " The Rams-Horn Lodge Condominium Building, while not considered part of the "core" area of the Village, is located on the periphery of the Village. Therefore, Staff believes the proposed addition of a fourth story maintains the intent of the Master Plan to locate larger structures on the periphery of the core. Further, the Illustrative Plan (legend) states (in part): "A building story is defined as 9 feet of height (no roof included). Exact height restrictions will be determined by zoning. Varied roof heights within range specified is desired for each building. " Staff believes that the Rams-Horn Lodge Condominium Building, as proposed, meets the intent of this guideline. Most recently the adjacent Tivoli Lodge, identified as being 3 to 4 stories tall in the Plan, established SDD #37 in order to achieve a 56-foot height limitation. The Tivoli Lodge contended that the 48-foot limitation (required height limit for Public Accommodation - PA -District) did not adequately address current hotel accommodation building trends. A 48-foot height limitation permits 9-foot floor to floor sections with an additional 12 feet for sloping roofs as recommended in the various town master plans (9' X 4 floors +12' = 48'). Staff believes the proposed 56-foot height of the building is appropriate in relation to the uses proposed and in specific relation to adjacent structures such as the Tivoli Lodge. In addition, the Commission has previously established that an 11 foot floor plate is appropriate for properties located within the scope of the Vail Village Master Plan. Staff has generally accepted an 11-foot floor-to-floor building plate on previous projects located within the scope of the Vail Village Master Plan such as the Tivoli Lodge and the Manor Vail Lodge (the PEC voted to adopt 11 foot 6 inch floor to floor in Lionshead as a part of the Lionshead Redevelopment Master Plan). In addition, it has been previously determined that a roof structure is at an appropriate size when it is 12 feet from eave to ridge, as identified above. The proposed building forms and widths, as well as the pitches involved on the Rams-Horn Lodge Condominium Building will require more no more than 8 feet of roof height 16 over a majority of the building, with a minor portion extending to 11 foot in height in order to add variety in the roof height and form, as directed by the PEC at the October 8, 2007 work session. Of note in this analysis is the fact that the proposed increase in building height (and mass) will result in increased shade cast upon Vail Valley Drive and, to a lesser degree, upon the adjacent All Seasons property. However, Staff believes the improvements, as proposed, comply with the goals, objectives and policies of the Vail Village Master Plan, and that the requested deviation from the PA District height restriction of 48 feet is consistent with previously approved re-development requests in the immediate vicinity and within the East Village Sub-Area. Character As stated above, Staff believes the proposed improvements will result in a positive, or beneficial, impact to the surrounding area. The manner in which the Applicant proposes to increase the density of the site, without maximizing development potential and by integrating changes into the existing structure, is key to maintaining overall compatibility of the Rams- Horn Lodge Condominium building with the scale and general character of the surrounding neighborhood. Further, Staff believes the improvements to exterior materials and detailing, improvements to existing site conditions (i.e. improvement to existing parking areas, removal of existing vegetation from line of sight established by the Town of Vail Public Works Department, planting of new landscape materials in appropriate locations and the provision of a sidewalk connection) are viewed by Staff to be enhancements to the area and beneficial to the Town. B. Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Staff believes that proposal does not change the use of the property in any significant manner. Specifically, the Applicant is not proposing any changes of use that deviate from the intentions of Special Development District No. 17. Further, the proposed increase in density of both dwelling units and attached accommodation units under this proposal, when considered in conjunction with the reported use of the property as a vacation rental and the proposed Valet Plan, will not have any negative impact on the functions of the surrounding uses and activities. Staff believes that the improvements will actually enhance compatibility with the surrounding uses and activity. Therefore, Staff believes the proposed uses, activities and density continue to provide a compatible, efficient and workable relationship with surrounding uses and activity. 17 C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail Town Code. The provisions of SDD No. 17, state the following: "Parking shall be provided as indicated on the site plan, but in no case shall the site have the ability to park less than 41 automobiles. " As this is an SDD, Staff suggests the parking requirements for previously approved densities and uses dictated total parking requirement; not necessarily the provisions of Chapter 12-10 of the Vail Town Code. Pursuant to Chapter 12-10, the current proposal requires 37 spaces. However, the Applicant proposes 32 traditional parking spaces, with a total of 37 spaces using a proposed Valet Plan (Attachment C). The Applicant's proposal reflects their contention that the property's historic use and occupancy patterns do not generate the volume of parking normally required of similar developments. Specifically, the Applicant suggests that, historically, there has not been a need for all 33 parking spaces existing between the north and south parking lots. They further contend that the additional density proposed will not adversely affect parking availability and function of the on-site parking lots due to a majority of guests arriving by airport shuttle. However, the Applicant has provided a "Valet Plan", showing dedicated valet parking spaces in both lots in the event that additional parking is needed. Therefore, Staff believes that while the proposal does not comply with requirements of Chapter 12-10, the historic and anticipated use of the property, considered in conjunction with the proposed Valet Plan, will result in adequate parking provision for the site. D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town policies and Urban Design Plan. 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 Public Accommodation (PA) 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. Furthermore. 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; 18 • 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. The Staff has reviewed the proposal for compliance with Ordinance No.(s) 7 and 8, Series of 2007, and found it to be accurate in calculating the mitigation requirement for the proposed Rams-Horn Lodge Condominium project. Staff has attached the proposed mitigation plan, as outlined in Section 3.2 of the Project Overview/Summary by Pylman & Associates (Attachment B). At its October 8, 2007, public hearing several members of the Commission suggest that the proposed mitigation of providing one EHU on-site, in addition to providing the remainder of the mitigation as pay-in- lieu, was appropriate. Within the Plan the applicant proposes to mitigate the housing requirement, based on a total increase in gross residential floor area (GRFA) of 15,761 square feet, by the incorporation of a single employee housing unit on site measuring 1,105 square feet and apayment-in-lieu of providing housing on or off site in the amount of $.1a4363:f~0, as calculated below: -~ t ~-l b2 15,761 (new/additional) GRFA x 10% = 1,576 sq. ft. mitigation required 1,576 sq. ft. - 1,105 sq. ft. unit proposed = 471 sq. ft. remaining 441 sq. ft. x $236.65/sq. ft. _ $111,462 payment-in-lieu required Currently the Town has no plan for the funds that may be collected from the payment-in-lieu option for mitigating housing requirements. Funds collected from this option could be used to construct units or to purchase units and then resell them after placing a deed restriction upon the property and selling them for a more affordable price. Vail Land Use Plan The goals contained in the Vail Land Use Plan are to be used as the Town's policy guidelines during the review process for the amendment of a special development district. Staff has reviewed the Vail Land Use Plan, the Vail Village Master Plan and Streetscape Master Plan and believes the following goals, objectives and policies are relevant to the review of this proposal: 19 Vail Land Use Plan 1.0 General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2.0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 3.0 Commercial 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Vail Village Master Plan Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. 1.2 Objective: Encourage the upgrading and redevelopment of residential and commercial facilities. 20 1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town. 1.3.1 Policy.' Public improvements shall be developed with the participation of the private sector working with the Town. Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. 2.1 Objective: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow for development that is compatible with these established land use patterns. 2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. 2.5.2 Policy: The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life, health and safety considerations. 2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector. 2.6.1 Policy: Employee Housing; units may be required as part of any new or redeveloped project requesting density over that allowed by existing zoning. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village. 3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements. 3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along .adjacent pedestrian ways. 3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas. 21 Goal #4 To preserve existing open space areas and expand greeenspace opportunities 4.1 Objective: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. 4.1.2 Policv: The development of new public plazas and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged fo reinforce their roles as attractive people places. Goal #6 To insure the continued improvement of the vital operational elements of the Village. 6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting. 6.2.2 Policv: Minor improvements (landscaping, decorative paving, open dining decks, etc.), maybe permitted on Town of Vail land or right-of--way (with review and approval by the Town Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are able to be maintained at current levels. Special design (i. e. heated pavement), maintenance fees, or other considerations may be required to offset impacts on Town services. Staff believes the proposed development generally furthers the above referenced goals, objectives and policies and, therefore, is in general compliance with the Vail Comprehensive Plan. E. Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. According to the Official Town of Vail Geologic Hazard Maps, the Rams- Horn Lodge Condominium development site is not located in any geologically sensitive areas or within the 100-year floodplain of Gore Creek or its tributaries. F. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. 22 Site Plan The proposed improvements will impact existing vegetation and will produce additional encroachment of building footprint into existing setbacks. Furthermore, the proposed expansion of building footprint will result in a reduction in the amount of landscaped area on the site. However, proposed improvements to existing parking areas, the addition of a new site wall with a public art component along the south side of the property and the addition of a paved sidewalk connection along Vail Valley Drive represent substantial enhancements (both functionally and aesthetically) to the property in context to the surrounding area and in light of Town's streetscape improvement goals and policies. As well, the Applicant has demonstrated that despite a reduction in total landscaped area on the site, the site will still be in compliance with the 30% minimum area required under Public Accommodation (PA) District. Although the removal of existing trees is generally not encouraged to accommodate additions to existing buildings, it should be noted that the removal of trees along the south and south west sides of the property in this instance presents a benefit to the Town by creating an improved "line-of- sight" on for motorists traveling on Vail Valley Drive. As well, Staff believes that some existing, mature trees in these locations appear to be in poor overall health and are planted directly adjacent to the existing structure - generally limiting the future growth and health of such plantings. Staff recommends that the Applicant be required to have any and all remaining trees (to be preserved) on-site inspected by a professional, consulting Arborist prior to any construction activities being commenced on- site. Staff further recommends that such Arborist be employed during and after any construction activities on-site to monitor the health of such trees. As well, Staff believes that the Applicant should study the proposed relocation of the existing trash dumpster enclosure, currently located on the western most portion of Tract F-1 (south parking lot). As proposed on the eastern most portion of the north parking lot, Staff believes a conflict will be created between passenger vehicle parking and maneuverability, and that the location will force trash trucks to exit the property onto Vail Valley Drive in a reverse gear/motion. Building Design Staff believes that the proposed design of the building, including interior changes, as well as, new massing, roof composition, window and door fenestration and material usage, are designed to increase or enhance functionality of the property while being responsive and sensitive to the aesthetic quality of the community. Therefore, Staff believes that the overall aesthetic quality of the community would be enhanced by the proposed exterior changes and physical improvements proposed by the Applicants will increase the functionality of the site. G. A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. 23 The Applicant is proposing changes that will generally improve on-site parking and maneuverability and which will enhance pedestrian circulation around and through the site. Specifically, the Applicant has agreed to install a portion of sidewalk, within the public way, to connect portions of existing sidewalk along Vail Valley Drive. In addition, the Applicant proposes to replace the existing asphalt driveway and parking lot located on the north side of the property with a heated paver driveway and parking lot, thus improving circulation for vehicles and pedestrians, guests and passers-by. H. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions. The Applicant proposes to replace any vegetation removed for construction of the proposed additions with plantings sized and located to blend the building with the site, preserve views and improve "line-of-sight" across/through the south/south west portion of the property. Although the Applicant has proposed some type of public art project (mural) be incorporated into a proposed site wall located along the south property line of Lot A, Staff believes that the Applicant should be required to work with Town Staff toward clarification of the proposed art (mural) -providing a Rams-Horn Lodge Condominiums Art in Public Places Plan including details of the wall and what type, size, and materials will be incorporated into the design. As well, Staff suggests that the Applicant be required to provide details regarding an additional site, either within the property boundaries of the Rams-Horn Lodge Condominium development site, or within the public way (to be approved via the "permission to proceed" by the Vail Town Council), wherein an second, separate public art project will be provided to the Town. Staff requests the Commission give direction to the Applicant and Staff as to the appropriateness of this recommendation and that the Commission discuss the related value of public art to be provided. I. Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. Staff is not aware of any intention on the Applicant's behalf to phase this project, however, should a phasing plan be proposed, this criterion must and will be met in full. IX. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of approval, with conditions of the proposed SDD amendment, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to the Vail Town Council. Staff's recommendation is based upon the review of the criteria found in Section VIII of 24 this memorandum and the evidence and testimony presented, subject to the following conditions: Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council of this proposed amendment to a Special Development District, the Department of Community Development recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with conditions, the Applicant's request for a major amendment to Special Development District No. 17, Rams-Horn Lodge, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for additional density, bulk and mass within SDD No. 17, located at 416 Vail Valley Drive, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this amendment, the Community Development Department suggests the following condition: That the Developer shall have any and all remaining trees (to be preserved) on-site inspected by a professional, consulting Arborist prior to any construction activities being commenced on-site. 2. That the Developer shall study the proposed relocation of the existing trash dumpster enclosure to ensure that the trash removal operations do not conflict with required vehicle parking, vehicle maneuverability and that trash trucks are not required to exit the property in a reverse gear/motion. 3. 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. 4. 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 Rams-Horn Lodge Condominiums improvements. 5. That the Developer shall address all the commenfs and conditions identified in the memorandum from the Town Engineer dated November 19, 2007, (Attachment D) on the plans submitted in conjunction with building permits. 6. That the Developer pays in full, the employee housing mitigation fee of $111,462 prior to the issuance of the building permit for Rams-Horn Lodge Condominiums. 7. That the Developer prepares aRams-Horn Lodge Condominiums Art in Public Places Plan, for input and comment by the Town of Vail Art 25 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 work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of two separate public art improvements to be developed in conjunction with the Rams-Horn Lodge Condominium project. 8. 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 Rams-Horn Lodge Condominium project. Should the Planning and Environmental Commission choose to approve this amendment, the Community Development recommends the Commission makes the following findings: "The Planning and Environmental Commission finds: That the amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission; and 2. That the amendment does further the general and specific purposes of the Zoning Regulations, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission; and 3. That the amendment does promote the health, safety, morals, and general welfare of the Town, and does promote the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission. X. ATTACHMENTS A. Vicinity Map B. Project Overview/Summary by Pylman & Associates C. Valet Parking Plan Overview by Pylman & Associates D. Referral comment letter by Town of Vail Public Works E. Development standards calculations sheet by Fritzlen Pierce Architects F. Revised Plan Set and illustrative renderings by Fritzlen Pierce Architects 26 Attachment A 27 Attachment C OPERATION PLAN FOR VALET PARKING RAMS-HORN LODGE CONDOMINIUMS The Town of Vail parking requirement for the proposed Rams-Horn project is 37 spaces on the site. Although the Rams-Horn can accommodate this amount of surface parking, we propose we meet this requirement through the 32 spaces designed on the site plan and the remaining 5 spaces will be valet parking. Addressing the parking plan in this way will improve the site appearance, streetscape, and offer an improved traffic flow on the site. Historically, the property has never experienced a situation where parking required exceeding the capacity of the parking available. The following operation plan for valet parking is built on the premise that there will be an occasional demand fort he full parking complement of 37 parking spaces. ARRIVING GUESTS Assume that there is no available parking in regular parking spaces Arriving vehicle parks in designated check-in valet parking site and driver notifies the front desk staff of parking situation. Keep in mind that due to the small nature of the building, rarely does more than one check- in arrive at the same time. Front desk staff will request vehicle keys from owner and inform them that their vehicle will be valet parked for them on site. Keys will be secured in valet key locker at front desk. Staff will select an appropriate valet parking space for the vehicle based on office knowledge regarding check-in /check-out status and length of stay. Staff will keep track of changes in the lot for next available designated parking space and will move the valet vehicle to that space and return keys to the owner with information regarding location of vehicle. Staff will notify owners of any cars that may be blocked by use of the valet spaces and make appropriate arrangements to move/shuffle cars as necessary to allow guests full access to their vehicles. nF.PARTi JRR Assuming vehicle has not been moved to a designated space, the owner of the vehicle will inform the front office staff of the need for their vehicle. Staff will take key from valet key locker and bring valet parked vehicle to the front entry of the Rams- Horn. The front desk is staffed 7 days a week and the managers also carry pagers. The residents of the on-site EHU will be versed in the valet parking management plan and will provide assistance as necessary. Attachment D TOWS OF VAIN Department of Public Works & Transportation 1309 Elkhorn Drive Vail, CO 81657 970-479-2158 Fax: 970-479-2166 www. vailgov. com MEMO To: Scot Hunn From: Tom Kassmel, Town Engineer Re: Ramshorn Development PEC Review Date: 11 / 19/07 The Town of Vail Public Works Department has received the plans set dated 10/29/07 for the Ramshorn Development. Based on our review the following comments will be required to be resolved prior to approval. Additional comments will be provided when more detailed plans are provided. Comments 1. Owners shall provide Town with a pedestrian easement for potential future relocation of walk on the north side of Vail Valley Drive at the SE side of the Ramshorn property. 2. The fence and parking lot curb shall be relocated to accommodate the future widening, this will require a small wall and conversion of up to 3 spaces to compact spaces. 3. Two raised crosswalks shall be provided at the Mill Creek and Hansen Ranch Rd intersections. 4. A traffic impact fee shall be assessed at $6500 per net increase of PM peak hour trips. 5. The group of aspens at the SW corner of the building shall be thinned out to allow for sight distance thru the trees. If the two smaller ones are eliminated, it should be fine. 6. All spaces that are blocked by Valet spaces must also be noted as Valet. 7. Any heated areas within the ROW must be on separate zones. 8. All construction staging issues shall be resolved prior to construction including staging, phasing, access, schedules, traffic control, emergency access, etc... 9. A ROW/Utility permit shall be obtained and approved by the Town of Vail prior to commencing any construction within public Right of Way. 10. A Town of Vail Revocable ROW permit shall be recorded for all private property improvements located within public ways. Attachment E Ramshorn Condominiums TOV Calculations Existine GRFA Floor SQFT Lower Level (GCE only) 0.00 1st 5,142.00 2nd 6,156.00 3rd 6, 488.00 4th 647.00 Total Existing GRFA 18,433.00 Total Allowable GRFA 50,335.50 GRFA Ca cu ations Pro ose Additional GRFA Floor SQFT Lower Level New EHU (not added to total) 1,105.00 New GCE (not added to total) 2,217.00 1st 2,273.00 2nd 2,479.00 3rd 2,366.00 4th 8,643.00 Total 15,761.00 Total GRFA 34,194.00 Remainin GRFA 16,141.50 10% of new GRFA ° All Allowable Calculations ;III Calculated Fields within Allowables All Calc r, `; OCT ~ 9 2001 ; i~ ~ .~J r~~~ ~~= ~~~~ , Site Area/Coverage Total Number of Existing DU Spaces on site 32 Valet Space 5 Total Spaces 37 Site attached Ramshorn Valet Parking program Site Area 33,557.00 Total Re uired Landsca e Area 10,067.10 Allowable Hardscape Area 2,013.42 Total Existing Landscape Area 14,746.00 Total Proposed Landscape Area 12,728.00 Snow Stora e Total Paved Area 11,135.00 Req. Snow Storage Area (10%) 1,113.50 Amount on Site 1,159.00 30 minutes 2. A request for a final review of a major amendment to a Special Development District (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Rams-Horn Lodge Condominiums, to allow for the redevelopment of Rams Horn Lodge, located at 416 Vail Valley Drive/Lot A, Block 3, Vail Village 5th Filing and part of Tract F-1, Vail Village Filing 5, and setting forth details in regard thereto. (PEC07-0038) Applicant: Rams-Horn Lodge, represented by Pylman & Associates, Inc. Planner: Scot Hunn ACTION: Recommendation of approval with condition(s) MOTION: Viele SECOND: Kurz VOTE: 5-0-1 (Pierce recused) Condition(s): 1. The Applicant shall have any and all remaining trees (to be preserved) on-site inspected by a professional, consulting arborist prior to any construction activities on-site. 2. The Applicant shall study the proposed relocation of the existing trash dumpster enclosure to ensure that the trash removal operations do not conflict with required vehicle parking, vehicle maneuverability and that trash trucks are not required to exit the property in a reverse gear/motion. 3. The Applicant shall receive final review and approval of the proposed development plan by the Town of Vail Design Review Board, prior to application for building permit. 4. The Applicant shall submit 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 Rams-Horn Lodge Condominiums improvements. 5. The Applicant shall address all the comments and conditions identified in the memorandum from the Town Engineer dated November 19, 2007, (Attachment D) on the plans submitted in conjunction with building permits. 6. That the Applicant pays in full, the employee mitigation housing fee in lieu, in the amount of $104,363 prior to the issuance of the building permit for Rams-Horn Lodge Condominiums. 7. The Applicant shall prepare aRams-Horn Lodpe Condominiums 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 work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of two separate public art improvements to be developed in conjunction with the Rams-Horn Lodge Condominium project. 8. The Applicant shall provide a legally executed and duly recorded Type IV deed restriction with the Eagle County Clerk & Recorder's Office for the on-site employee housing unit (EHU), and that said unit shall be made available for occupancy, prior to the issuance of a temporary certificate of occupancy for the Rams-Horn Lodge Condominium project. Said deed restriction shall stipulate that the EHU shall remain part of the Rams-Horn Lodge Condominium development and shall not be sold or transferred separately. Commissioner Pierce recused himself as his firm has done the design work for the project. Commissioner Kjesbo ran the item as Chair. Scot Hunn gave a presentation per the staff memorandum. Rick Pylman, planner, representing the Rams-Horn, gave a presentation addressing the parameters of the project and the concerns raised at previous work sessions. Page 2 I ~ m z V Z ~ ' 9 .O> c '' ~ F ~\ \ g F \ ~~~ ~, b ~ 8~ ~. I / V II ~\\\) ~/ ~\\\ V v z m w x V i ( ' 7 D "' 1 1g D ~ ~ ~ ~~ ~ ~~ ~ 9~~a 3 ~ ~ ~ lP ~ ~p u x p Y ~~ ~ w O og yy i ~ ; li ;l ~ I ~. • , ~ ` ~ ^f 1~ z %' l o ~~ ~1~ ~_~~=5 Z '9 TI _~ rn ~ ~p N n m rn Z RArp~.a •~~ ; N (\ ~ UDpv~nO~~ rnzp~ m~ zPp -c Cppir C pm~A~fn 4 i ~3~w rn rzU D z~~ _1 ~ rn ~ Z N N PP PP PTr ~ 4 t?O tl O. \ ~ If r, nn' nt~lS R LyD Ol~fi1i `m'z'~~t ~"~'~a~?m~~~+'~'~~s~_<a'~~~v~~xp:~$b~~u.~!~~~m~. g~F. 3Nn"J'~~ S~`~`!'r o b~~~"U~Pm~~~n~°$~f4~~ ~mm ~ ~ ~~~ i~~h~ nv <"oboe ~ ""m"M .G i~~~~kf<~U~° ~ ~' ~~~~ U .yv ~;a~S~'b~~~~r~~=~~£~~gg`Yr"z<?" ~ " ~ ~ p 1 rn mT<d. _I rnpmwp~ mmp<Q, fA ll m'n -p<AA DN;~ Own Dwr_ DPD r ml@ ~3~; rm)rN < p~ij ~. iF1 pjpZiz m~.~0<m~ 3ww0~ ~NO< ~ {aPm ~~a`ODA~ ~mNa@~ ro D wUrzm ro U `~Uro~ ~ i`ro^u ~_ cpi~nAiroi~ ®UAro mO i NO U D ad~~ ~ N<<° U p 3 ~ r7i Az~ rn~ r a ~ (~ 3 S m ~ ~ UD~ _ Z 3 '° Y rn m 1l~ ~ o D 7c P - Uwi 9 ,~ (~ 2 N C ~ ? w N O N - ~ N fJ U1 m 4 m m ~ m w ~ E 1 ti y ti a ~' ~ w N o ro ~ N 41 rv ~ ~' a ~m m~"~ T w ~ y m 1 i ~~ ~~~~ 8 01 T I U 0 n ~ n U z _ Dig FD ~~ UU ~W ~, < e Q~ N J< ~r- N D b tl ~p (il 1 G N D y C'1 ~D rt T ~~ ~~ ~~ i~ ~~ e~ Um ~ [~ Op b (~ _ RAMS-HORN LODGE °~ ;~ °~ m 3 3 ~ m LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ > ~ 0 47G VAIL VALLEV DRIVE ~ VAIL, COLORADO PROJECT #0353 ss {. O yy O yy C U ~Wu U G yy C yy C O D O D ~ yy N D O yy O lKii ~ m ~ m u ~i u m U D - D U D u D p D ~ r U r O ~ w ~ < ~ O G U ro e A w 1J - > - U u U a w N ~ 0 U Z m ~n " y C' y F' - ~ ~ ~^ 0 ~ U ~ U ~ (~ O ~ p R m ~ ~ m ~ r m ~ % % `" % = % N % w % N m 2 b ~ b y pi ~ ~ Z _ D ~ ~ ~ ~ p ~ ~ ~ i p T r- < tm~ < m < rn < U t~i ~ ~ ( ~ N r7i ( , P_~ r7i ~yy Y ~ A ~AA ~ ~ < P ~ ~ ~ ~ ~ Z 4~ C z 4~ ~ Z o ~` r~ g ~ D P ~' a m w ~ A ~ rn X A o N -Di i ~ C2~ ~ i n _ ~ y a ~ p v r D m D ~ ~ = ~ ~ D I ~ m < y < -Di ~ ~ ~ < m m ~ i D a ~" D s i ~ ~ ~ v a y N i w m m ~ 2 D Z Z ~ p ~ ~ m ~ S S D 0 ~ n D C y m < y ~ y -r i rnN i 9 - ~ i z ~ K ~ aa i U z ~ ~ i ~ D D T D U D V - T D 'O D 1 D V D V D V D ~ D 9 D T D V D 9 D V D T D V D V D T D U D U D T D V D V D T D U D ~ D ~ D ; 3 ~ D V D (r ~r~ Q ~ ` 2 b~ O J J~ b m i ~ ~~' u O m OI m O rn rr~ O ~t D ry~- II Cdr D O D `"~ _ r ~ _ ~ ~~ ~ a c~A ~ v 3 - (/1 '11 _~ rn ~ ~ N n rn m Z S- m ~~ O 'C ~I ~y ~" m n O 'C i T .\ .\ .1 I I I I I I 1 RAMS-HORN LODGE LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING 416 VAIL VALLEY DRIVE VAIL, COLORADO um ~~ ~m ~~ ~~ ~~ ~~ ~~ m~ ~o ~~ °m om oo 3 3 ~ ~ i ~ ~ ~ ~' _ m p o PROJECT #0353 [ 1 m ~ F ~ O ~t ~ oc~~1p ^ni ~ o o ~ ~ ~ o n a n n ~ o 0 n 3 ~ ~ o e o ~~ o m ^oa^ao ~ o ~Q;.~oo ~3' 'o ~ ~ o N~ o ~ ^ 4 Q n F O ~ C ~ n '~°~^. m~~ ~ °~ ~~ <~am N~s'm' ~i `'a^ ; 3 ~ n ~ ~ ~.~t °~ ` °~ 2~ ~o z o D, o°~ ~~ a n ~ g ti u u ~~ ~~ ~~9 lt' ,9~ e~ ~V o~ n m~ m 0 0~00.~ °~no° o °t o. 4 oon m ~3noo ~O 3 a^~ Uj ~~~: 03< n~~ ;a oast a °4°a~ q ~S,A o ~ ~ < N +4y~ On?~ < p Nq, i~ G~N~ n O ~ r a 0 2 O O ~ n0 ~~ ~ 2 a "' c ., - ~ ~1 ~ ~ o a !~ ZO ~~ T ~ y U~ u oa ~ Can x~ ~ ~ _" y y ro A m z ~ x ~ ~ o~ ~ ~ ~ ("7 e ~ r' O t i] ~~ tiw ~~ 21 ~~ ~Z ~~ S ~a ~ I I _~- ~~~ g~ o o S~~ © ~ I ~ ~. Y - n o o g g 2 J ; s ~ ~ a '~ a s i o o a` ;~ m a ~~~ g g ~i ~~ 0 1 g°c ~ ~, ~ a a ~~ A< I Y ~' ~ ~ S n5 n~^i ^~^i ~ ~ ~ I n~ y 2 $ ~, o g a a a a ^~~ / i ~ Y a ~ ~ ~ i ~ ~ ~ i a ~+ _ ~ i ~ ~ m a Q o ~ '~ o ' ~ a ~z S~~g ~ ~ ~ ~ ~ TOPOGRAPHIC MAP a~N. FRITZLEN PIERCE ARCHITECTS • in a :m b)1~~°e w ~' 'I `> °~~ ~~` o nhltel' Moontain O O ~ ~ LOT A, BLOCK 3, AND A PART OF TRACT f-I, m a fi l a Y>. ~ _ rsanY EM1e In )IM1e a ml IM1eI IenY o eTD nele ulM1wii n111 a I O ~ FIFTH FILING VAIL VILLAGE y , ,e e1 < ° y~Y ~I; ~ I , Y ~,y m - 11~1nCCTln$Ili. N J ~ o z i EAGLE COUNTY, COLORADO TOWN OF VAIL ~mle e ~ o) me em. x.,.ol. u,. enw m. D =a ~• „m \9)9 AvON CO AIfi2fIPH (9)0)9J9 Sb)i bO ' ~ D ) b , ulno.~zee. - . , : A ))MtT[ II a A) Y. , )IVIOE au,fiulie )N, tt) xxl^_) Ivi.llunN)^xr¢w NO. DATE REV1510N BY _~ 6rn o~ ~:. ~ -~ urn ~m m ~_ rn o~m ~ ~'° RAMS-HORN LODGE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ °m °m °~ A i r e 3 3 ~ ~ ~ ~) ° ~ = R1 ~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ D O ° (~ Z ~ frnil „ < 9 -1 ~7 N 41C VAIL VALLEY DRIVE ~ ~ ~ o \J~ Y RI r VAIL, COLORADO '~ D ~ c = (~ n rn PR0IECT #0353 ~~;, '~ rn Z ,°, 3 N r z z O X1 o~ ~m ii O O rI~ ~° O < Z 1 I Zy -V~ ~~ rn m > 3 n ~ TI _~ m ~ ~p N ~ r rn Z = m o~ o~ RAMS-HORN LODGE °m °~ °~ m 3 3 ~ n LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ i ~ ^ 0 ~ 41f, VAIL VALLEY DRIVE VAIL, COLORADO c PROTECT #0353 ~ r D z z O A z o~ Am x u N O ~I = ~ z F 2 -C o -I ~ ~ ~ ~ n v 3 ~ N -4 T _~ m ~ ~p N r n m rn Z ~~ ~~ ~ ~~ ~~ Uw U~ RAMS-HORN LODGE °m ~~ 3 AA LOT A, BLOCK 3, VAIL VILLAGE STH FILING Y o 0 47 G VAIL VALLEY DRIVE ~ o VAIL, COLORADO ~ PROTECT #0353 -~-~.~ p ~~ ° ~ ~~ L618 ~ \ ~ I \ \~ y6 ~E618 .8818 i ~ ~a~ ~ ~~ O a ~ m ~m p / .1618 ~~' Z~p .... ~L818 \ . T.~ 1 O +O.b / .041@ ~Ai ~ ' - Ol.m O ~- a \ ~ ',b \ \ ~ A ..0,,6 \ m \ m \ ..p,b \ ~ \ A ~\ \ 918 \ °~ ~ \ ~ ~ s a_ 0 \ \ P~ . \ \ ~ '~ \ \ \ y \ \ ~ 7 '~ - \\ d. \. \ O ~ I9 \ ~ W .\ \ \ . \ ~ ° \ ° 7 x .2 m° / i e / .~_ ~ \ i ym \ ° m a / ~ \ ...,. ~~ / I ~~ _a, o ~ .se1e t:1 ~ \ ~\ .4818 1 ~ / / Om ~ ~! / O / ~ ~ \ ° / ~ I ~ ~ -/ ~ ~ I -L o ~ ~ 1 m / ~ I / / I / / I y / I ,2 O / ~ I I / ,L~ / I m ~ / / ~ I z / ~ I I Z tim Z ~w / m / I O W ~' _ / ~ I I ~g / ~ ~ I / j / ~ I i D _ 1 ,, / vd / (( (1, 1aa n V ° z / ~ p % o ~: I 1 ~I oala ~ ' O A I I / D r r ~ ~ > d p I I -~ ~~~~ ~ ,~>~\~A~ ~ I .u' ~ ~\~ ~~! ~ ~ O I ~ ~~ \~~ ~~ ~ '~ O I I l ~ I I LI8 ~ N Z N ° ° I \ N ~ N ~ i < LLIB ` ° ~ ~ ~i \ ~ m - //~~ p ~ m P irl ° ~ I ~ ' ' ~ ~ I 7t ~ ------- --____ I r ~ 9L18 ~ 3 ~ I s a p y~P~ I ~ O ~ O I A\ < ,aC..' ,e W I i ~ ~ A .SL18 m rti ,a - / rn _ .1 fB / 6 I .v~ 1%~ ~'JN tl13M. ...y _ U ~1VM .p~J .s oql _~ o"~ o~ £d r D -~ um ~m m ~' ~_m d ~ ~'-° RAMS-HORN LODGE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ °~ °~ °~ " J A -i LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING > ~ o 0 ~ o < 4 -I /~ N 41( VAIL VALLEY DRIVE ~ ~ o D o m r VAIL, COLORADO m Z ; ~ n (~ n rn PROTECT #0353 '~ rn Z ~3 ~ I L r D z z O _ ~~ Am D n z G~ m n ~~ ~~ m ~ ~ p~m ~ ~ ~ RAMS-HORN LODGE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ -~ ~~ " 3 A ~ D F N u ~ z r ~ n = Pi'1 ~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ o ^p D ~ ~ o -i 7G N 416 VAIL VALLEY DRIVE ~ ~ p Z Z S ~., RI r VAIL, COLORADO ~' III ~ ~ _ (~ n m PROJECT #03.53 ~ ~ '~ -~ m Z A 3 -. ((1 1~.) , m :~ a 3 O S J a a N J a I~.J C z 0 X O D r-- Y z z O , X1 Z {m i i) o~ 0 s S N N N a ~ ~~ ~° ~ J z ~D CI "='4 ~ F R m n 3 ~ N z 0 X N _jj €'ii ~. ~~ ~t (} 7 fJl (,\ 3 ~ ~. (jl y`. ~~ iii ~3 t1~ [' iff L ~ (} ~. T . ~ m ~ ~ N r n m rn Z I ; _~ o~ Go ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ P~ ~~ ro~ RAMS-HORN LODGE CONDOS 0~ O PA _ 3 rp., ^ LOT A, BLOCK 3, VAIL VILLAGE STH FILING ~ m p A -016 VAIL VALLEY DRIVE VAIL, COLORADO ~' ~ PROJECT #O;S53 s.~ i V1 r n rn 0 D -v ~' '~ ~~~ Z ~ ~~ I Are r n m N "~ ~. ~ D ` N N ~ ~_' ~ A n ~ JF'' D C ~ ~' _ ~ ~~ sad °.3'~ N ~f ~;~ ~. ~, n ~} _., ~) ;C c i~ ~~ n ;" ii1 Cf'= ~:: ~' i1 ~) t It ~~~ a" ~>> Y r ~; ~' '9 T . ~ m ~ ~ N n r m Z `_ ~ r~ a° ~R m ~ RAMS-HORN LODGE CONDOS °~ ~ Q~ - m ,x„ ~' lOT A, BLOCK 3, VAIL VILLAGE 5TH FILING o m . 416 VAIL VALLEY DRIVE ~ ~, ~ VAIL, CUTARADO PROTECT #0353 C \~~ \ \ ~\ ~~ \ ~ ~ ~ \ ~\ \\ ~ ~ ~ ~~ ~ ~ \ ~ ~ ~\\ ~\ \ ~ ~ ~ \ ~ ~'~ ~~ \ \ '~ ~~ \ .\ \ \ '~ •~ ~ .\ ~\ \ \ .~ \ \ ~~ ~ \ ~. 0 1 \ \ N / \ \ '~ m . \ m / ~ \ \ A / ~ ~ ~ \ ~ ~ ~ ~ ~ \ < ~ / ~ ~~ \ \ rn % / ~ \~l ~ ~ / ~ / ~ ~ \ / \ ~ / ~ ~ / \ C \. / \ / \\ / ~ ~ ~. / / ' \ ( ~. / ' ~ ~ / ~ / ` `\ / \ ~ ~ ~ 1 ~. ~A 1 01»m 1 I 1 / ~ ,~ m i I I / / ~` I i 1 ~ ~ ,') ~ i ~ ~ ~~ (~ ~ ~ i r--~---- ---1 I I I r D z z 0 -, x m u O X z ~u r O rrr 7e9 .\ \. .\ .\ .\ .\ .\ .\ J r-~ - I I l\~I r. i i '> ~~' i ~~, i I I l'~ <~I ,~I I 'I nv~ I / I ~~ ~ I I I I 1 I ~ ~ o I m I A r I _m I m I Z I ~ ~ I ~ ~ I ---__ ~ -- - ---_ ~ - J i \ / I L ~ ~ ' I I ~~. I ~• i' i' ~ _ I i '~ ~ _ i ' ~.i' ' ~~ ~' ~,i r ~-N D ~ T _. ~~ ~~ ~~ ~~ ~~ um 9m ~m O ffl ~ ~ ` A _ A m~ ~~ m~ N rnx m _~ RAMS-HORN LODGE °~ °m °~ A ~> Z 3 I, `\ ~1 U n rn -{ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ ~ ~ ^p I~ r -1 v -I 70 N 416 VAIL VALLEY DRIVE ~ ~ ~ ffl Z ~ _ _ I'n r VAIL, COLORADO `~' v r ~ ~ & " '~ R'I Z PROTECT #0:153 '3 ~ V1 I 4 I C r D ~ z z ~ O ~~ / A~ / I / I!T;I V / \~ I I ~ / „ ,~ / ~-~I ~. J\/~ \. \ m ~ ~ ~ lf- ~ ~ 3°~ \ ~ , --- _ _ ~ ~I I ~ ~ ~ ~ I ~ ~ I ~ I ,. _ _ I ,,~~ - - _ . ~~ -__ -~ -__ ~~ ~~ '~ - - J ~~~~ . ,. ~.~.~ , D e A rnrn <x >md ~~~ n _ `\ I^ N r~ e J<o _ -I O~ rn oar m g~~ ~ ti 3 (n '~ T1 . ~ rn ~ ~ N r C~ ~, rn Z _ _~ o~ o~ ~~ ~ ~ RAMS-HORN LODGE ~ O~ Op I ~ ~ ~ ~ ~ ~ I I ~ ~ ~ i ~C. " ~ A LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ i ~ ^ 0 ~ 416 VAIL VALLEV DRIVE VAIL, COLORADO ~' PROTECT #0353 ~ 4 \ ~ \ ~ \ \ L \ \ \ \ ~ \ \ \ \ \ ~ \ \ \ \ \ \ \ ~ \ \ \ \ \ \ \ \ ~ ~ ~\ '~ \ . \ \ \ \ \ \ \ .\ \ / \ ~ . ~ ~ m ~ . \ m ~ ~\ .\ ~ n > ~ '~ R ~ ~ r z z O X1 7 o~ Am x n II III uX V " ~I Ci ,~ Q~ I \. .\ .\ .\ .\ .\ .\ .1 .1 .1 1 .1 I I I I I I I I I I I / oT ~ ~ ~ =b I I ~ oa I \ I~ ~ \ I ~ I ~ I ~ ~ ~ \ I ~ ~ \ ~--__ ~ . _ _ I - _ J / I I I ,' - I i' ~ ~ ~ _ ~' ' - I ~' i ~.i' / _ _ ~,i _ ~ m ~~p <X ~~ ~ ~ ~ RAMS-HORN LODGE °m °~ °~ " sL = m ~ 3 ; A III ffl lP ~ - LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ i ^ 0 r ~ o = o -1 /~ N 41 f, VAIL VALLEY DRIVE ~ ~ ~ a O~ o a r m n m VAIL, COLORADO ~ (~ PROJECT #0353 <\ ~~ \ ~ \ ~~ ~ ~ '~ ~\\ ~\ \ ~ ~ ~ ~ ~ \ ~ ~ \ \ ~ ~ \ ~•~ ~ ~ \ '~~ ~ ~ ~~ ~~ .\ ~ \ ~ \ ~ \ \ ~~ . ~ ~~ \ ~ ~~ .~ ~ ~ \ \ ~~ ~ m r z z 0 ~ °~ ~~ 0 --11 Z ~-~~-p II I Y I c ~~. \~~ .\ .\ .\ .\ .\ .\ ~" D r rn ~ rn rnx =_< F~ ~ ~n, qq ~I~ r N ~ ~ _ ~ ~ a ~ d .` .1 .1 I I I I I I I I I I I I I I I I I I I tiT I ~ ~ ~, I I d ~ ~ I ~ I ~ I ~ ~ I ~ I I ~ I ~ ~ ,-__ ~ ! I ~ ~ ~~ ____- ~ - J I ~' ~ I I i' ~ I ~ ~ _ ' I i' ~ ~. ,., - ~~ - - J ,~-~ ,., '0 'T1 _~ m ...I C~ rn rn Z -~ o~ o~ ~~ ~ ~ ,, ., ..,. ~ m _ RAMS-HORN LODGE °m °~ °~ A 3 3 ~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ > O m 0 416 VAIL VALLEY DRIVE ~ VAIL, COLORADO ~' PR0IECT #0353 r C \~\ \ ~ ~~ ~~ ~ ~ ~ ~~ ~\\ ~\ \ ~ ~ ~~ ~ ~ \ ~ ~ ~ ~\\ ~\ ~ ~ ~ \ ~ ~'~ ~~ ~ \ '~ ~~ \ . ~ ~ ~ '~ ~ ~ ~~ ~ ~ ~\ .` \ ~ .\ ~ ~ ~> \ \ r D z z 0 -~ A~ ~m n~ O X i~ z ~- rr~ C rr~ r I .\ .\ .\ .\ .\ .\ .\ .\ .\ .\ .\ .\ 1 .1 .1 I I I I I I I I I I I i I I // T y \ _ ~ I~ I ~ I ~ I ~ I ~ ~ I \ I ~ ~ \ ,--__ ~~ ----_ I I \ ---- ~ - J i ~ ~~ I ~ ~ ~ I I i' ~ I ,• ~ _ _ _ I i '~ i ' ~,i' / •~ ~.i ~,i j ~ um ~m Arn rn ~ o~ oo m A <X F~~ ~ -'° RAMS-HORN LODGE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ °m J; ~~ " I^ ~ ~ ~Jl v ,`-~ = m -~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING D g ~ p I V' ~ 9 -1 %n N 416 VAIL VALLEY DRIVE ~ ~ o m r' VAIL, COLORADO ~ ~ e c ~ Z ~ ~ ' ' (~ n m PROJECT #0353 '~ °~" ~ rn Z i~ ~~ rn O L ~ ~ a ~ ~ tZnrn o ~a ,., 3 '11 _ Z7 m .~ ~p N t'~ r rn m Z ~~ o ~~ ~~ -~ ~ ~ ~ ~~ Om 9n Om ~~ RAMS-HORN LODGE Om ~ ~ ~ ~ ~ ~ ~ JOm m ~0 - m " 3 3 ~ A LOT A, BLOCK :i, VAIL VILLAGE 5TH FILING D > ~ ~ ~ 41G VAIL VALLEY DRIVE VAIL, COLORADO ~ ~ PROTECT #O:i S:i ~~ 0 ~n D O z 0 ~_ m ~n rn m O z r D -~ jam Nm ~r~i ~ rn ~ ° ~ ~ ~_ ~ ~ RAMS-HORN LODGE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ °~ °~ °A A Y -O ~ ~ A rn -I LOT A, BLOCK 3, VAIL VILLAGE STH FILING ~ ~ ~' ^ 0 ~_ ~ o z 4 -I ~7 N 416 VAIL VALLEY DRIVE ~ ~ ~ o p U' m r VAIL, COLORADO m ~~ \\\\ ~ rn ~ 2 a ~ n m PROJECT #0353 ~I~ ~ 3 _ ~, rn Z c ~ ~ ~ \ ~ \ \ \ \ \ ~ \ ~ rn \ ~ ~ .\ \ \ W ~ ~ \ ~ \ \ ~ ~ \ \ ~ ~ ~ \ .\ \\ \ ~~ ~~ \ ~ ~ \ ~~~ \l \ \ .\ ~ / ~~ ~ .\ r A z z O Xi ~ ~~ ~m u I a Z 1 .1 .1 .1 .1 I I I I I I I I I ~ ~ ~ ~ ~ 1 ~ I \ ~. _ _ I ~\ ~~ _-_ ~~ I ~ ~ - - _ _ _ . ~~ ~~ , ~ - . '~ J ~~~~ ~. ~.~.~ ~O =8m n _ .~ A < o -1 /~ N r zrn g~A ~ rn Z P~ ~~ ~~ RAMS-HORN LODGE °~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 3 o~ 3 ~A m " m LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ > op o o 41 G VAIL VALLEY DRIVE ~ VAIL, COLORADO m PROTECT #0353 0 w rj Stu r z z O ~l V o~ Am x O p< go< I~ ~ r" n r _p _ d o D Z ° 3 = - zrn ~a N 3 .\ .\ .\ .\ .\ D A n __ m f1 -~ -~ T1 . ~ m ~ I~7 ~ n m rn Z \ i ' I ~ ~ ~ ~~ . I i i' i I i' ~ . ~ ~ ~ ~ _ ~, i / ~ _ _ ~ ~ ~ ~ ~ P~ ~~ ~ RAMS-HORN LODGE O~ ~ ~ ~ ~ ~ O~m ~~ ~ A m " LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING 3 ~ ~ 3 ~ ~ i ~ z ^ 0 ~ 41h VAIL VALLEV DRIVE VAIL, COLORADO ~ PROJECT #0353 '~ ~ ~\ ~~ ~~ ~ ~ ~~ ~ ~ ~ \ \ \ ~i/ ~,~ ~ „_~, ! e U W ti PIW V r A z z U ~1 ~ ~~ Am I C~ Q •J ii i i \ \ / ~ I i \ / I \. I / I / I / ~ ~ / ~ . _ \ ~ ~ ~ \ / ~ /~ A~ ~ ,, ~~ f~ rn ~ RAMS-HORN LODGE °m ~~ "~ m 11 V' „~ ~ 3 3 z A ~ ~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING > ~ ~ o -~ ~ ~ c o ~ ~ N 41 G VAIL VALLEY DRIVE ~ ~ ~ o r~ o ff= m r VAIL, COLORA00 m IR \\ Z U ~~ n ~ n m PROTECT #0353 I~ N 3 N rn Z / ~ \ \ \ \ L ~ \ \ \ \\ '\ ~ 01. ~ 0 \ ~ ,_, ~, 0 a er- r D zF z O ~'4 0 A 1 x ~ ` ~' I Z ~ ~ ~ ~ I ~. I ~~ , ~ - I ~ '. __--_ I ~ ~~ --_ ,~ - _ ,~ ~~ ,. - ~J ,. ~~-~'~ ~ :da -~ m o < ~°- m A RAMS-HORN LODGE °3 ° °~ A INS "' n ~ ~ r V ~ - ~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ i o -~ z ~ `e_ 9 -I ~ N 416 VAIL VALLEY DRIVE ~ ~ ~ o (( 1 ~ r- A o ~ = I'r1 r VAIL, COLORADO m ~JO' Z fll ~ n -I R7 Z PROTECT #0353 N 3 ~ V~ 0 A PI- r D z` z 1~ O ~` 0 A _ ~ ~ ~ , ' ~ ~ '\ . - ~ I ~• ~ ~~ ,~ - _ ,~ - ~J ,. ~ -~ ~ ,~~~ °~' D '17 u r~ ~ r~ ~ m ~ orn g~~~ m ~ RAMS-HORN LODGE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ °3 °~ °~ A II ~' A r ~ ~ - LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ N o (~ ~ _ - 9 -I ~ N 41( VAIL VALLEY DRIVE ~ ~ ~ o ~/~ ~ Q o 3 - R1 r VAIL, COLORADO '~ Z A~ n n n m PROJECT #0351 a '~ rn Z r'~ 3 ~ (/7 / ~ ~ ~ .. \ ~ . \ \ \ . \ r Z Z 0 ~~ x i~ ~' Z o / i 0 \ PAC / OrD / .\ .\ .\ .\ .\ ~~ ~ A - ~ d o 1 r og: m (( ~ '~Y ~~ Z ~ ~ ~ -~ \\ '\ \\ •\ ~ \ ~ \ .\ .\ .1 .` .1 .1 .I I I I I I I I I I I I I I I I I ~ ~ I ~ ~~ ~ I I ~ ~ \ ,--_ \ ---_ - - . _ I \ ~ - . ~ - J I ~~. i ,' i' ~ ' ~' ~ _ ~.i i' ~ _ _ ~,~ ~,i i ~ TI rn ~ ~ ~ n m rn Z ~~ RAMS-HORN LODGE i,im ~m ~m ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ a~ ~~ ~~ o~ ~~ ~~ m lOT A, BLOCK 3, VAIL VILLAGE 5TH FlLING 41(, VAIL VALLEY DRIVE VAIL, COLORADO 3 ~ ~ 3 ~ ~ ~ ~' ~ ~" ~ m o o PROJECT #0353 aooooooa r P D 1 ~ ~ ~ D b ~ -+ z D ~ ~ m p m p T n A ~' p D m z k D p < (~ ~ D Z P i 01 ~ N m ~ 2 D z N p O { N p D m rn r ~m$ ~ ~ 0 DA ~ ~ o ~ S ~~~ °u 3 rp 1m1~ P m ~ 0 tr1~ a U P lr!~~ m Aro A ~ O A0+ ~N < m ~ < m d. <O ~ Q G ~ < 1 .I 4~N ni ~ J ~U iP p J - ~ N rN r _ iP ~ - r J O P r c p m rn m ~ rrn- _ rn p ma ~ ^' ~ ti m ~ < n ' mA m - ni A . p u <m < . ro . _ ~ m a u _ I I I l o A I l I A ti -~ 2 -0 T7 . ~ m ~ ~ N r n rn rn Z P~ 9~ ~~ RAMS-HORN LODGE Om ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Om ~p m 3 3 A ~ n LOT A, BLOCK 3, VAIL VILLAGE STH FILING ~ ~ ~' o 416 VAIL VALLEY DRIVE g ~ v o VAIL, COLORADO ~' PROTECT #035:1 U1 G a C n O 3 O c~ O II III ~-~ II III rn0 ga< ~ = Dc 3 - ~ O A q I~ Z a & A w 3 oaoooaao r r O 3 Y N in 3 O m ~ < ~ o ~ i S m '~" ~ X m ~ v i _ ~ > ~ N Z3 { N ~ N n D .'~ 'T _~ m~ ~ N n m rn Z J RAMS-HORN LODGE ~ °~ °~ °~ g s F „ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING D D ~ o 4"16 VAIL VALLEY DRIVE ~ ~ ~ o VAIL, COLORADO '~' PROTECT #0353 aoooaa a v ~ ~ `" v° N ~ z ~ a n ~ T ~ A N 0 ~ X D 2 i j ~ ~ ~ ~ m tv ~ N m ~ z Z N O i n D 3 O i~ m rr~ D O z C/ ~~m~ ~~„ F~~ ~ ~'-° RAMS-HORN LODGE °3 ~ ~~ m rn A~ rn A p D g ~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING D > i, D ~ _ ' ° ~ ~ N 41 G VAIL VALLEY DRIVE ~ ~ ~ a N ~ _ ` ; m n ~ VAIL, COLORADO ~ (( 1`l Z t ~ ~ n m PROTECT#0353 v~+ '~ rn Z A '3 ~ (A ~ e 0 /'~ ~ 1_ I" 11 ~~ 'V u ~~ p~- II ~I ~ e= a <rn ~P= __ ~ N = o ~ ~ °d m Z ~2a ~ -~ ~ ~ ooooaoao C O 3 Z N y 3 O m i < m O p ~ m O T ~ p~p N p rn A m x i D 0 ~ < p ~ D i ~ rn D N N @ z i O a ~ N p D rm p~ m mm ~ rm m mu ro mu O r ~ m rp~ u mu Am Qu A ~ m ~ Am pu ~P r ~N ~N r P r~ mN m J mN p p. J J A rn O A u ~u p - AteA- A x mU p A m p Au rn~ m ~ rrr~~~ ~ rl I I Fn m - ~ rn I A I <~ w ti « l G ? _ I I I I A x I I I I _~ orn o~ _ b~ o~ m ~'° RAMS-HORN LODGE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ °~ ~~ ~~ m ~3 i ~n m ~ LOT A, BLOCK 3, VAII VILLAGE 5TH FILING ~ ~ i o ~ N 41 f, VAIL VALLEY DRIVE ~ ~ ~ o ~ vAIL, coLORADo rn PROJECT #0353 m Z ~i „_ o~ _~ ~i O ~i „_ o~ :~ n-- ~i z -~ ~ ~I "_ 0 ~I D \ w ~ O ~~ ~~_ o ~ r rrr G D O z I~ ~A a~ Su ~ _ _ _ ~ < D ~ T ~~ ~ ~ ~ ~ ~~ ~ ~ tim ~m om N agm A 9 rn ~'m °m ° m rn ~ RAMS-HORN LODGE °; 3 ~~ (f 1~ ~ ~ n - A n - A ° . T ~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ ~' 0 ~ fCfl ; ` ° -I ~ N 41G VAIL VALLEY DRIVE ~ ~ ~ o O v y= n r VAIL, COLORADO N ~ ~ n ~ n RI PROTECT #0353 .3 ~, m Z /~~~~~I~ u_ N O p~- II II 0 C arc m r rr~ D -~ O z tp u 0 II ~I ~ ~I ~~_ O ~~--~y~ II III II rn oPm ~ a r ~ ~~ ~~< ,{~ y ~1 ~J' prn -`~ ~ ~~A v 3 n __ -~ n -i ~ T _ a m ~ ~p N n rn m Z ~~ -~ ~~ RAMS-HORN LODGE Om ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ b~ p~ m " 3 ~ ~ z LOT A, BLOCK 3, VAIL VILLAGE STN FILING ~ ~ i ~ ^ 0 416 VAIL VALLEY DRIVE v o VAIL, COLORADO ~ PROTECT #035:1 ' r . ~ c ~ II 11_ O II ~ ~I 11_ O ~~--~y~ II III II Z 11_ O ,~--~y~ II III rn O z m ~I tI_ O rn C D -~ O z III ~ rn P°d ~ '° RAMS-HORN LODGE °~ °~ °~ m ` 3 3 ~ XI ~ R1 -~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ ~' o ~ I j _ ~ ° ~ ~ N 476 VAIL VALLEY DRIVE ~ ~ ~ o rn ~ VAIL, COLORADO O ~ ~ ~ ~ n m PROTECT #0353 v 3 fA Rt Z m -~~ ~,_ o ~ _~ /~ ~~ ~~ ~~_ o ~ ,~ m r rn O z ~~ 0 ~~ i~ rr~ r- D O z ~~ ~ < rn ~ q v 1rn _ o O j~A ~ 3 -~ ' .. n I n 'Q T1 . ~ m~ ~ N C~ r- rn Z • oW ~ ~ RAMS-HORN LODGE O~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~}P OJ~ 0 ~ m " 3 33 7 LOT A, BLOCK 3, VAIL VILLAGE STN FILING ~ ~ i ~ 0 ~ 41 G VAIL VALLEY DRIVE VAIL, COLORADO ~' PR0IECT #O:i S:i + ~ ~ -D Z ~ OA I Am x ii D ~I I~ ,c/ ~I ~I • ~ ` ~ ~„ ~ ~9 ~ RAMS-HORN LODGE °~ °3 °~ A C~ r = rn -~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ ~ ~ o ~ O ~ d ~ < o ~ 7C1 N 416 VAIL VALLEY DRIVE ~ ~ ~~ o- m ~ VAIL, COLORADO m c Z A ~ n rn PROJECT #0353 N3, ~ rn Z ' ~ ~ L 11 m c~ O z a ^~ III rn~ ~ r ~d O~ ~< _o ~~A 2 - -1 ~ .°, 3 ~ (!1 _~ ~V ~~ '~ T1 ~~ i~ ~~ ii ~~ N RAMS-HORN LODGE ~ °W °~ °° m rn- 3 3 n A 0 -~ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ D O ^ 70 N 416 VAIL VALLEY DRIVE ~ ~ ° r VAIL, COLORADO ~ n T PROTECT #0353 ~ rn Z MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: November 26, 2007 SUBJECT: A request for a final recommendation to the Vail Town Council of a major amendment to a Special Development District, pursuant to Section 12- 9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, for the specific purpose to allow for the remodel and addition to the Rams-Horn Building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5`h Filing (PEC07-0038) Applicant(s): Rams-Horn Lodge Owners Association, represented by Rick Pylman, Pylman & Associates, Inc. Planner: Scot Hunn ~• SUMMARY The Applicant, Rams-Horn Lodge Owners Association, represented by Rick Pylman, Pylman & Associates, Inc., is asking the Planning and Environmental Commission (PEC) for a final recommendation to the Vail Town Council on the proposed amendments to the Rams-Horn Lodge Condominium project, specifically Special Development District No. 17, located at 416 Vail Valley Drive. A vicinity map has been provided (Attachment A). In summary, the Applicant is proposing the following improvements to the property which necessitate an amendment to the Special Development District (SDD): o Expansion of the lower (Basement) level to accommodate employee housing unit of approximately 1,105 sq. ft. o Additions to certain units and the addition of a fourth floor, expanding gross residential floor area (GRFA) by approximately 15,761 sq. ft. and converting one existing Accommodation Unit to a Dwelling Unit o Addition of a fourth floor creating two new units and to allow for the vertical expansion of certain third floor units to "two-story" and the creation of one new Dwelling Unit o Increase in building height to 56 feet o Improvements (building expansion and enclosure of existing open stairwells) within established setbacks o Parking and driveway improvements, including heated north parking lot; o New sections of sidewalks, completing pedestrian connections along the east side of Vail Valley Drive o Installation of a new site wall with public art component around the existing pool area, along Vail Valley Drive o Removal of certain existing trees on south and west sides of property to accommodate expansion of building and to meet "line of sight: requirements of the Town of Vail Public Works Department o Improvement of internal circulation and common areas (lobby, hallways, stairwells and elevators) o Installation of fire sprinkler system o Renovation (code compliant upgrade) to an existing elevator, as well as the addition of a second elevator, and o Renovation of the building exterior and certain portions of the grounds to include a new site fence, new landscaping, new exterior materials and new exterior lighting. Pursuant to the criteria and findings listed in Section VIII of this memorandum, and the conditions listed in Section IX of this memorandum, staff recommends the Planning and Environmental Commission forward a recommendation of approval with conditions to the Town Council on the proposal detailed herein. Review of the proposed plans, revised since the work session with the Commission on October 8, 2007, and a final recommendation to the Vail Town Council, is requested relative to compliance with applicable master plans and the requirements of the Vail Town Code. To this end, Staff has prepared a written analysis summarizing pertinent requirements and guidelines outlined in: o The Town of Vail Land Use Plan o The Vail Village Master Plan o The Town of Vail Streetscape Master Plan, and o The Town's Zoning Regulations II. DESCRIPTION OF THE REQUEST Purpose of Final Review Following work sessions with the Planning and Environmental Commission on July 9, 2007, and October 8, 2007, to present conceptual plans and revisions for this redevelopment, the Applicant is presenting final plans in response to feedback gained from the Commission, Town Staff and after working with building ownership to further develop the plans for redevelopment. Therefore, the purpose of this meeting is to discuss any modifications made to the plans to respond to Commission and/or Staff concerns or suggestions. In addition, the PEC should evaluate how the revised Rams-Horn Lodge Condominiums re- development proposal compares to the zoning regulations prescribed for development within the Public Accommodation (PA) zone district and the development standards (or restrictions) established via SDD No. 17, as well as any site specific design guidelines or planning goals outlined in both the Vail Village Master Plan, the or the Town of Vail Streetscape Master Plan. 2 The Applicant has submitted an updated project overview summarizing or detailing recent changes made to the development plan (Attachment B), as well as, Development Standards calculations sheet (Attachment C) and revised plan sets and color illustrative renderings (Attachment D) for review and consideration. Project Overview The attached plan sets generally indicate proposed improvements including but not limited to: Lower Level (Basement) • 3,322 sq. ft. expansion/addition on North side of building for one (1) Employee Housing Unit (EHU) and additional "General Common Elements" (not counted towards GRFA) • Remodel to existing Workout, Laundry and Storage Spaces Level One (Main) • 2,273 sq. ft. (total) expansion/addition inclusive of: expanded front entry, reception desk and front office area; new lobby and business center; and, additional habitable space (GRFA) in Units 1, 2, 3, 4 and 9 • Addition of one (1) bedroom • Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 9 Level Two • 2,479 sq. ft. (total) expansion/addition inclusive of: additional habitable space (GRFA) in Units 5, 6, 7, 8 and 10 • Addition of one (1) bedroom • Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 5 • The elimination of exterior balcony space at Unit 10 Level Three • 2,366 sq. ft. (total) expansion/addition inclusive of: additional habitable space (GRFA) in Units 11, 12, 14 and 15 • Addition of two (2) bedrooms • Addition of elevator serving Unit 11 on the North side of the building and adjacent to Unit 14 • The elimination of balcony space at Unit 11 • Creation of new balcony at Unit 12 Level Four (New) • 8,643 sq. ft. (total) expansion/addition to create a second story for Units 11, 12, 14 and 15 • Potential Addition of six (6) new bedrooms* • .Addition of elevator serving the second level of Unit 11 on the North side of the building and adjacent to Unit 14 3 Note: "` Eight bedrooms total; net increase not including existing loft space for Unit(s) 11 and 14 In addition, the Applicant has provided calculations relative to gross residential floor areas (GRFA) within the existing and proposed structure. Briefly: Existing Proposed Increase Total 18,433 sq. ft.* 34,194 sq. ft. 15,761 sq. ft. Note: Does not include lowest level of building which is General Common Element which does not count toward GRFA Of note is the addition of a forth story to expand certain units on level three to "two-story", while allowing for the creation of two new dwelling units. Plans have been revised to address PEC concerns regarding the ridgeline and roof composition. In addition, the creation of additional lower level space on the north side of the property is proposed for the creation of one (1) employee housing unit, as well as the expansion of the lobby space, reception area and front office space on Level One (main) above the new EHU. Certain improvements to parking areas and the building grounds (new site wall and new landscape plantings) will change the visual character and functionality of the property at the pedestrian and vehicular level. Requested Outcome The intended outcome of this meeting is for the Commission to take formal action on the application, citing certain applicable findings and criteria as the basis for approval, approval with conditions, or denial of the application. To this end, Staff's is recommending approval, with conditions, of the Major Amendment to Special Development District No. 17, as detailed in Section IX of this memo. III. BACKGROUND History of Property The Rams-Horn opened for business as a lodge property in approximately 1968 and has been expanded and remodeled several times since. Most notably, in 1984 the property was remodeled to converted twenty-eight (28) lodge units and three (3) dwelling units into seventeen (17) accommodation units and seven (7) condominium units. At that time, rental restrictions were placed on the new accommodation units and four new condominiums units created by the conversion. In 1987, the Town approved the rezoning of the property to SDD No. 17, allowing for the subsequent remodel and addition of a full third story, inclusive of three (3) new condominium units. Currently, Staff calculates that the building consists of ten (14) dwelling units and twenty-two (21) accommodation units existing as lock-off bedroom/bath units. 4 Special Development District No. 17 The existing building (footprint and maximum ridge height) are tied to site plans, landscape plans and. building plans made part of and approved via SDD No. 17 upon adoption via Ordinance No. 27, Series 1987. Relative to the purpose of Special Development District formation, Staff suggests that previous, site-specific (mass and bulk) approvals and/or restrictions for this parcel were most likely in response to unique site constraints, master plan goals of the Town for this sub- area, as well as concerns from neighboring properties -building height and potential impacts on views. Proposed Re-Development The Applicant proposes this re-development in order to gain functional floor area and bedroom space. A primary intent of this project is to improve common areas, including the entry and reception areas. As well, the proposed improvements will be undertaken to improve internal circulation, as well as external (vehicular) circulation and parking, and to provide enhanced amenities such as a "business center" located within the new lobby, therefore improving lodging rental operations on this already popular and profitable site. The property has been well maintained and has continued to serve a niche clientele seeking affordable lodging rentals nearby Golden Peak and the Village. For that reason, the property has remained popular with families and other loyal clientele, and building Ownership has overwhelmingly maintained a majority of the units (both dwelling units and accommodation units) in the rental pool. These factors, as well as a collective pride of ownership of this unique property, serve as the basis for Ownership's justification to remodel the existing building rather than demolish the structure and redevelop the property. Yet, several of the units and common areas are dated and under-sized when compared to other lodging properties in the Village area. Therefore, the Ownership proposes this extensive remodel and addition, rather than demolition and redevelopment, in order to provide enhanced rental experiences for guests and to remain competitive with other lodging properties in the Village. A primary focus of Ownership in any re-development of the property has been to not seek to maximize development potential. Rather, this proposal capitalizes on maintaining the property's "boutique", family-oriented niche in the vacation rental market. July 9, 2007 Work Session The Applicant presented preliminary plans for this project on July 9, 2007, to the Town of Vail Planning and Environmental Commission. At that meeting, certain issues such as proposed building height, roof composition, massing, EHU size requirements and density calculation methods were discussed and Commissioners gave comments on the proposed plans. Specifically, the Commission encouraged the Applicant to work with the Town to study improvements to the sidewalk and road way (Vail Valley Drive) to improve pedestrian and non-motorized (bicycle) safety. October 8, 2007 Work Session At the work session of October 8, 2007, the PEC reviewed certain modifications to conceptual plans and requested that the Applicant: ^ Revise the roof plan to "break-up" an unbroken ridgeline while maintaining a maximum building height of 56' ^ Study parking plan and provide details regarding a valet plan to demonstrate how the proposed 32 vehicle parking spaces would satisfy the parking requirements for the parcel ^ Provide required information regarding existing and proposed site coverage and landscape areas, and ^ Provide information regarding existing and proposed encroachments of building footprint and roof overhangs outside of established setbacks Staff believes that the Applicant has revised the plans accordingly to address PEC suggestions and concerns. Specifically, the Applicant has: ^ Re-designed the roof plan to raise the southern-most portion of the building's roof structure (ridge), while adding variation to the forms, thus addressing the specific concern by the PEC and enhancing overall roof composition ^ Provided a revised parking layout and a "Valet Plan" demonstrating how required parking can be met in the event that there is a need to park up to 37 vehicles ^ Provided information and analysis regarding existing and proposed site coverage, landscape (as a percentage of total site area) demonstrating that the building, as proposed, will not exceed maximum allowable site coverage and that the development, although reducing the total landscape area by 2,018 sq. ft., will exceed the required landscape area for the lot ^ Provided information (site/floor plans showing existing and proposed building footprint relative to property lines and setbacks IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Planning and Environmental Commission, Design Review Board, Town Council, and Staff with regard to the review of any applications submitted on behalf of the Applicant. Major Amendment to Special Development District (SDD) Order of Review: Generally, applications will be reviewed first by the PEC for impacts of use/development, then by the DRB for compliance of proposed buildings and site planning, and final approval by the Town Council. Planning and Environmental Commission (PEC): The PEC shall review the proposal for general compliance pursuant to criteria set forth in Section 12-9A-8: Design Criteria and Necessary Findings. The Planning and Environmental Commission may recommend approval of the petition or proposal as initiated, may recommend approval with such medications as it deems necessary to accomplish the purpose of this title, or may recommend denial of the petition or rejection of the proposal. 6 Design Review Board: The Design Review Board has no review authority on a Major or Minor Amendment to a Special Development District (SDD), but must review any accompanying Design Review Board application. The Design Review Board therefore will make a recommendation to the Planning and Environmental Commission on any deviations proposed to the architectural design guidelines prescribed in the Vail Village Master Plan. Town Council: Upon receipt of the report and recommendation of the Planning and Environmental Commission, the Town Council shall set a date for hearing within the following thirty (30) days. Within twenty (20) .days of the closing of a public hearing on a proposed SDD, the Town Council shall act on the petition or proposal. The Town Council shall consider but shall not be bound by the recommendation of the Planning and Environmental commission. The Town Council may cause an ordinance to be introduced to create or amend a special development district. V. APPLICABLE PLANNING DOCUMENTS The Rams-Horn Building re-development project is the comprehensive re- development of Lot(s) Lot A, Block 3, Tract F1, Vail Village 5th Filing and a tract of land formally dedicated as Hanson Ranch Road right-of-way. This development site is located along Vail Valley Drive, to the east of the Tivoli Lodge, and to the north of Golden Peak. This area is further identified within the "Medium/High Density Residential" land use designation of the Vail Village Master Plan (Land Use Plan), and is more specifically addressed as part of the "East Village" sub-area within the same Plan. This sub-area is described (in part) as follows: "The East Village sub-area is comprised almost exclusively of residential/lodging and condominium development. The sub-area separates the commercial activity of the Village core on the west with the Golden Peak Ski Base/Recreation area on the east. While there is vehicular traffic through the sub-area, Hanson Ranch Road, Gore Creek Drive, and Vail Valley Drive also accommodate a great deal of pedestrian and bicycle traffic. The most important public improvements in this sub-area relate to pedestrian and bicycle safety. The public right-of- way should be maintained and expanded for public use whenever possible. " More specifically, Sub-area #7-6 Rams-Horn Lodge (Complete) states: "One story residential addition to existing structure. Sidewalk as found in Sub-area #7-3 shall be part of improvements. " In addition, the following documents and/or master plan goals, objectives and policies specifically relate to the review of this proposal: Ordinance No. 27, Series of 1987 An Ordinance Approving a Special Development District (Known as SDD No. 17) and the Development Plan in Accordance with Chapter 18.40 of the Municipal Code and Setting Forth Details in Regard Thereto (in part). SECTION 3: PURPOSE Special Development District No. 17 is established to ensure comprehensive development and use of an area that will be harmonious with the general character of the Town of Vail and to promote the upgrading and redevelopment of a key property in the Town. SECTION 8: AMENDMENTS Amendments to the approved development plan which do not change its substance may be approved by the Planning and Environmental Commission at a regularly scheduled public hearing in accordance with the provisions of Section 18.66.060. Amendments which do change the substance of the development plan shall be required to be approved by the Town Council after the above procedure has been followed. The Community Development Department shall determine what constitutes a change in the substance of the development plan. Town of Vail Municipal Code Title 12 Zoning Regulations Chapter 7 -Commercial and Business Districts, Article A, Public Accommodation (PA) District (in part) 12-7A-1: PURPOSE The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same zone district and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. 12-7A-2.' PERMITTED USES (in part): The following uses shall be permitted in the PA zone district: Lodges; Type lV emp/ogee housing units 12-7A-3: CONDITIONAL USES (in part): The following conditional uses shall be permitted in the PA zone district, subject fo issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Private unstructured parking; Professional and business offices; 12-7A-4: ACCESSORY USES (in part): The following accessory uses shall be permitted in the PA district: Swimming Pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. 12-7A-12: EXTERIOR ALTERATIONS OR MODIFICATIONS (in part): A. Review Required: The construction of a new building or the alteration of an existing building shall be subject to review by the Design Review Board in accordance with chapter 11 of this title. However, any project that adds additional dwelling units, accommodation units, fractional fee club units, any project which adds more than one thousand (1000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the Planning and Environmental Commission (PEC) as follows (in part): Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the Administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. Vail Land Use Plan The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold: 1. To articulate the land use goals of the Town. 2. To serve as a guide for decision making by the Town. The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan, are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site. The Rams-Horn Lodge 9 Condominium Building is identified in the Plan as Medium/High Density Residential. Medium/High Density Residential (in part): "The overwhelming majority of the Village's lodge rooms and condominium units are located in this land use category"... "It is the goal of this Plan to maintain these areas as predominantly lodging oriented with retail development limited to small amounts of "accessory retail. " As well, the following goals and policies are pertinent to this review (in part); 1.0 General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2.0 Skier/Tourist Concerns 2.1 -The community should emphasize its role as a destination resort while accommodating day skiers. 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Vail Village Master Plan The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. The Vail Village Master Plan is intended to be 10 consistent with the Vail Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment and public spaces. Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village and the community as a whole. A series of objectives outline specific steps toward achieving each stated goal. Policy statements have been developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals, or in implementing capital improvement projects. (Listed in part): Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. 1.2 Objective: Encourage the upgrading and redevelopment of residential and commercial facilities. 1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town. 1.3.1 Policy: Public improvements shall be developed with the participation of the private sector working with the Town. Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. 2.1 Objective: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow for development that is compatible with these established land use patterns. 2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. 2.5.2 Policy: The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life, health and safety considerations. 2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector. 11 2.6.1 Policy: Employee Housing; units may be required as part of any new or redeveloped project requesting density over that allowed by existing zoning. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village. 3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements. 3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways. 3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas. Goal #4 To preserve existing open space areas and expand greeenspace opportunities 4.1 Objective: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. 4.1.2 Policy: The development of new public plazas and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce their roles as attractive people places. Goal #6 To insure the continued improvement of the vital operational elements of the Village. 6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting. 6.2.2 Policy: Minor improvements (landscaping, decorative paving, open dining decks, etc.), maybe permitted on Town of Vail land or right-of--way (with review and approval by the Town Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are able to be maintained at current levels. Special design (i.e. 12 heated pavement), maintenance fees, or other considerations maybe required to offset impacts on Town services. VI. Town of Vail Streetscape Master Plan The 1991 Town of Vail Streetscape Master Plan was written and adopted (in part) to provide clear design direction for certain public and private improvements associated with any public and/or private re-development projects within the Town. The purpose of the Plan is "to provide a comprehensive and coordinated conceptual design for streetscape improvements that: 1) is supported by the community; 2) enriches the aesthetic appearance of the Town; and 3) emphasizes the. importance of craftsmanship and creative design in order to create an excellent pedestrian experience" The plan is divided into "sub-areas" or study areas. For purposes of this review, the Rams-Horn property is located within the "East Village" sub-area. ZONING ANALYSIS Staff has completed a zoning analysis of the proposal in relation to the development plan and use restrictions outlined in SDD No. 17, as well as land use requirements outlined in Title 12, Zoning Regulations of the Vail Town Code. A summary of the analysis is provided below: Legal Description: Street Address: Lot Size: Parcel Number: Zoning: Land Use Plan Designation: Current Land Use: Lot A, Block 3 and Tract F, Vail Village 5th Filing 416 Vail Valley Drive .77 acres (33,559 sq ft) 210108258024 Public Accommodation (PA) Medium/High Density Residential Multiple-Family Condominiums Development Standard Allowed/Required Existing Proposed Total Lot Area: 10,000 sq. ft. (min.) 33,559 sq.ft. No change Setbacks: Front: 20' Minimum 11'* 11' ** Side: 20' Minimum 66' 43' Rear: 20' Minimum 0'-1'* 0'-1'** Building Height: 48' max. (PA) 42' 56' 42' max. (SDD No.17) 42' S6' Density: DU's- 25 D.U.s/acre 14 16 AU's- 50 A.U.s/acre 21*** 24 GRFA: 150% or 19,556 sq. ft. 34,835 sq. ft. 44,040 sq. ft. 13 Site Coverage: 65% (max.) or 7,475 sq. ft. 10,723 sq. ft. 21, 801 sq. ft. **** VII VIII. Landscape Area: 30% (min.) or 14,746 sq. ft. 12,728 sq. ft. 10,062 sq. ft. Parking: 37 spaces/ or 75% 33 spaces 37****** within building(s)***** Loading: N/A Note: Portions of existing improvements encroaching into required setback(s) as approved via SDD No. 17 site plan *' Portions of proposed improvements are encroaching into required setback(s); setbacks will be established via SDD No. 17, as amended `*" Staff calculates that there are 21 existing accommodation units; SDD No. 17 sets forth density restrictions that limit the site to a maximum of 22 accommodation units "*** Site coverage currently set forth via SDD No. 17 *'""* PA zone district requires 75% of off-street parking to located "within the main building or buildings and hidden from public view." Parking requirements for Rams-Horn are currently set forth via SDD No. 17 SURROUNDING LAND USES Land Use Zoning North: Vail Trails Condominiums Public Accommodation (PA) South: Golden Peak Ski Base Recreation (SBR) East: Med./High Density Res. High Density Multi-Family (HDMF) West: Med./High Density Res. Public Accommodation (PA) REVIEW CRITERIA The following section of this memorandum is included to provide the Applicant, community, Staff, and Commission with an advanced understanding of the criteria and findings that will be used by the reviewing boards in making a final decision on the proposed application. Chapter 9 -Special and Miscellaneous Districts 12-9A-8: DESIGN CRITERIA: The following design criteria shall be used as the principal criteria in evaluating the merits of the proposed special development district. It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved: 14 A. Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Overall Compatibility The Applicant is proposing a major alteration to the layout and design of the existing residential units and the exterior of the existing building which Staff believes will have positive overall impacts on the exterior architecture and fenestration of the building, as well as on the immediate environment (adjacent properties) and neighborhood. Staff believes that the proposed improvements will positively affect building mass, bulk, building height and character of the immediate and surrounding environment. Bulk and Mass Staff believes the proposed improvements to add an additional single story and expand certain units within the existing three story building are consistent with the Vail Comprehensive Plan. While the overall mass of the building will increase commensurate with the addition of a building story and certain expansions to the existing building footprint, Staff believes that the Applicant has presented plans that enhance the overall massing, composition and appearance of the structure by introducing new forms extending out from the first and second floor of the building, as well as, new roof forms that will add variety to the overall roof composition. In addition, Staff believes the proposed application of exterior materials, specifically the introduction of substantial amounts of stone veneer at key locations (foundation level and at chimneys) and the use of stucco and wood siding above a stone veneer base, aid in "stepping down" the mass of the building from the pedestrian level. However, Staff suggests the Commission review the increased bulk (building footprint) within site setbacks, as well as, the enclosure of the stairwell and additional roof forms proposed on the north east corner of the building, adjacent to the All Seasons development. Although the Applicant is not proposing to construct improvements any closer to the All Seasons property, by enclosing an existing stairwell there will be the appearance of increased bulk and mass in close proximity to adjacent building improvements. Building Height As proposed at four (4) stories and a maximum height of approximately 56 feet, Staff believes the proposed additions generally comply with the goals and objectives of the Vail Village Master Plan, but that they are contrary to the specific language establishing building height restrictions in Ordinance 27, Series of 1987, SDD No. 17 which states: "Heights of structures shall be as indicated on the elevations listed above but in no case shall exceed 42 feet on any part of the site. " 15 According to the Conceptual Building Height Plan contained in the Vail Village Master Plan, the East-Village Sub-Area calls fora maximum building height of 3-4 stories. The plan states (in part): "Generally speaking, it is the goal of this Plan to maintain the concentration of low scale buildings in the core areas while positioning larger buildings along the northern periphery (along Frontage Road)..." Further: "The building heights expressed on this illustrative Plan are intended to provide general guidelines. Additional study should be made during specific project review relative to a building's height impact and the streetscape and relationship to surrounding structures. " The Rams-Horn Lodge Condominium Building, while not considered part of the "core" area of the Village, is located on the periphery of the Village. Therefore, Staff believes the proposed addition of a fourth story maintains the intent of the Master Plan to locate larger structures on the periphery of the core. Further, the Illustrative Plan (legend) states (in part): "A building story is defined as 9 feet of height (no roof included). Exact height restrictions will be determined by zoning. Varied roof heights within range specified is desired for each building." Staff believes that the Rams-Horn Lodge Condominium Building, as proposed, meets the intent of this guideline. Most recently the adjacent Tivoli Lodge, identified as being 3 to 4 stories tall in the Plan, established SDD #37 in order to achieve a 56-foot height limitation. The Tivoli Lodge contended that the 48-foot limitation (required height limit for Public Accommodation - PA -District) did not adequately address current hotel accommodation building trends. A 48-foot height limitation permits 9-foot floor to floor sections with an additional 12 feet for sloping roofs as recommended in the various town master plans (9' X 4 floors +12' = 48'). Staff believes the proposed 56-foot height of the building is appropriate in relation to the uses proposed and in specific relation to adjacent structures such as the Tivoli Lodge. In addition, the Commission has previously established that an 11 foot floor plate is appropriate for properties located within the scope of the Vail Village Master Plan. Staff has generally accepted an 11-foot floor-to-floor building plate on previous projects located within the scope of the Vail Village Master Plan such as the Tivoli Lodge and the Manor Vail Lodge (the PEC voted to adopt 11 foot 6 inch floor to floor in Lionshead as a part of the Lionshead Redevelopment Master Plan). In addition, it has been previously determined that a roof structure is at an appropriate size when it is 12 feet from eave to ridge, as identified above, The proposed building forms and widths, as well as the pitches involved on the Rams-Horn Lodge Condominium Building will require more no more than 8 feet of roof height 16 over a majority of the building, with a minor portion extending to 11 foot in height in order to add variety in the roof height and form, as directed by the PEC at the October 8, 2007 work session. Of note in this analysis is the fact that the proposed increase in building height (and mass) will result in increased shade cast upon Vail Valley Drive and, to a lesser degree, upon the adjacent All Seasons property. However, Staff believes the improvements, as proposed, comply with the goals, objectives and policies of the Vail Village Master Plan, and that the requested deviation from the PA District height restriction of 48 feet is consistent with previously approved re-development requests in the immediate vicinity and within the East Village Sub-Area. Character As stated above, Staff believes the proposed improvements will result in a positive, or beneficial, impact to the surrounding area. The manner in which the Applicant proposes to increase the density of the site, without maximizing development potential and by integrating changes into the existing structure, is key to maintaining overall compatibility of the Rams- Horn Lodge Condominium building with the scale and general character of the surrounding neighborhood. Further, Staff believes the improvements to exterior materials and detailing, improvements to existing site conditions (i.e. improvement to existing parking areas, removal of existing vegetation from line of sight established by the Town of Vail Public Works Department, planting of new landscape materials in appropriate locations and the provision of a sidewalk connection) are viewed by Staff to be enhancements to the area and beneficial to the Town. B. Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Staff believes that proposal does not change the use of the property in any significant manner. Specifically, the Applicant is not proposing any changes of use that deviate from the intentions of Special Development District No. 17. Further, the proposed increase in density of both dwelling units and attached accommodation units under this proposal, when considered in conjunction with the reported use of the property as a vacation rental and the proposed Valet Plan, will not have any negative impact on the functions of the surrounding uses and activities. Staff believes that the improvements will actually enhance compatibility with the surrounding uses and activity. Therefore, Staff believes the proposed uses, activities and density continue to provide a compatible, efficient and workable relationship with surrounding uses and activity. 17 C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail Town Code. The provisions of SDD No. 17, state the following: "Parking shall be provided as indicated on the site plan, but in no case shall the site have the ability to park less than 41 automobiles. " As this is an SDD, Staff suggests the parking requirements for previously approved densities and uses dictated total parking requirement; not necessarily the provisions of Chapter 12-10 of the Vail Town Code. Pursuant to Chapter 12-10, the current proposal requires 37 spaces. However, the Applicant proposes 32 traditional parking spaces, with a total of 37 spaces using a proposed Valet Plan (Attachment C). The Applicant's proposal reflects their contention that the property's historic use and occupancy patterns do not generate the volume of parking normally required of similar developments. Specifically, the Applicant suggests that, historically, there has not been a need for all 33 parking spaces existing between the north and south parking lots. They further contend that the additional density proposed will not adversely affect parking availability and function of the on-site parking lots due to a majority of guests arriving by airport shuttle. However, the Applicant has provided a "Valet Plan", showing dedicated valet parking spaces in both lots in the event that additional parking is needed. Therefore, Staff believes that while the proposal does not comply with requirements of Chapter 12-10, the historic and anticipated use of the property, considered in conjunction with the proposed Valet Plan, will result in adequate parking provision for the site. D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town policies and Urban Design Plan. 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 Public Accommodation (PA) 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. Furthermore. 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; 18 • 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. The Staff has reviewed the proposal for compliance with Ordinance No.(s) 7 and 8, Series of 2007, and found it to be accurate in calculating the mitigation requirement for the proposed Rams-Horn Lodge Condominium project. Staff has attached the proposed mitigation plan, as outlined in Section 3.2 of the Project Overview/Summary by Pylman & Associates (Attachment B). At its October 8, 2007, public hearing several members of the Commission suggest that the proposed mitigation of providing one EHU on-site, in addition to providing the remainder of the mitigation as pay-in- lieu, was appropriate. Within the Plan the applicant proposes to mitigate the housing requirement, based on a total increase in gross residential floor area (GRFA) of 15,761 square feet, by the incorporation of a single employee housing unit on site measuring 1,105 square feet and apayment-in-lieu of providing housing on or off site in the amount of $104,363.00, as calculated below: 15,761 (new/additional) GRFA x 10% = 1,576 sq. ft. mitigation required 1,576 sq. ft. - 1,105 sq. ft. unit proposed = 441 sq. ft. remaining 441 sq. ft. x $236.65/sq. ft. _ $104,363 payment-in-lieu required Currently the Town has no plan for the funds that may be collected from the payment-in-lieu option for mitigating housing requirements. Funds collected from this option could be used to construct units or to purchase units and then resell them after placing a deed restriction upon the property and selling them for a more affordable price. Vail Land Use Plan The goals contained in the Vail Land Use Plan are to be used as the Town's policy guidelines during the review process for the amendment of a special development district. Staff has reviewed the Vail Land Use Plan, the Vail Village Master Plan and Streetscape Master Plan and believes the following goals, objectives and policies are relevant to the review of this proposal: 19 Vail Land Use Plan 1.0 General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2.0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 3.0 Commercial 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Vail Village Master Plan Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. 1.2 Obiective: Encourage the upgrading and redevelopment of residential and commercial facilities. 20 1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town. 1.3.1 Policv: Public improvements shall be developed with the participation of the private sector working with the Town. Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. 2.1 Objective: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow for development that is compatible with these established land use patterns. 2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. 2.5.2 Policv: The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life, health and safety considerations. 2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector. 2.6.1 Policv.' Employee Housing; units may be required as part of any new or redeveloped project requesting density over that allowed by existing zoning. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village. 3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements. 3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways. 3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas. 21 Goal #4 To preserve existing open space areas and expand greeenspace opportunities 4.1 Objective: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. 4.1.2 Policy: The development of new public plazas and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce their roles as attractive people places. Goal #6 To insure the continued improvement of the vital operational elements of the Village. 6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort sefting. 6.2.2 Policy: Minor improvements (landscaping, decorative paving, open dining decks, etc.), maybe permitted on Town of Vail land or right-of--way (with review and approval by the Town Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are able to be maintained at current levels. Special design (i. e. heated pavement), maintenance fees, or other considerations may be required to offset impacts on Town services. Staff believes the proposed development generally furthers the above referenced goals, objectives and policies and, therefore, is in general compliance with the Vail Comprehensive Plan. E. Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. According to the Official Town of Vail Geologic Hazard Maps, the Rams- Horn Lodge Condominium development site is not located in any geologically sensitive areas or within the 100-year floodplain of Gore Creek or its tributaries. F. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. 22 Site Plan The proposed improvements will impact existing vegetation and will produce additional encroachment of building footprint into existing setbacks. Furthermore, the proposed expansion of building footprint will result in a reduction in the amount of landscaped area on the site. However, proposed improvements to existing parking areas, the addition of a new site wall with a public art component along the south side of the property and the addition of a paved sidewalk connection along Vail Valley Drive represent substantial enhancements (both functionally and aesthetically) to the property in context to the surrounding area and in light of Town's streetscape improvement goals and policies. As well, the Applicant has demonstrated that despite a reduction in total landscaped area on the site, the site will still be in compliance with the 30% minimum area required under Public Accommodation (PA) District. Although the removal of existing trees is generally not encouraged to accommodate additions to existing buildings, it should be noted that the removal of trees along the south and south west sides of the property in this instance presents a benefit to the Town by creating an improved "line-of- sight" on for motorists traveling on Vail Valley Drive. As well, Staff believes that some existing, mature trees in these locations appear to be in poor overall health and are planted directly adjacent to the existing structure - generally limiting the future growth and health of such plantings. Staff recommends that the Applicant be required to have any and all remaining trees (to be preserved) on-site inspected by a professional, consulting Arborist prior to any construction activities being commenced on- site. Staff further recommends that such Arborist be employed during and after any construction activities on-site to monitor the health of such trees. As well, Staff believes that the Applicant should study the proposed relocation of the existing trash dumpster enclosure, currently located on the western most portion of Tract F-1 (south parking lot). As proposed on the eastern most portion of the north parking lot, Staff believes a conflict will be created between passenger vehicle parking and maneuverability, and that the location will force trash trucks to exit the property onto Vail Valley Drive in a reverse gear/motion. Building Design Staff believes that the proposed design of the building, including interior changes, as well as, new massing, roof composition, window and door fenestration and material usage, are designed to increase or enhance functionality of the property while being responsive and sensitive to the aesthetic quality of the community. Therefore, Staff believes that the overall aesthetic quality of the community would be enhanced by the proposed exterior changes and physical improvements proposed by the Applicants will increase the functionality of the site. G. A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. 23 The Applicant is proposing changes that will generally improve on-site parking and maneuverability and which will enhance pedestrian circulation around and through the site. Specifically, the Applicant has agreed to install a portion of sidewalk, within the public way, to connect portions of existing sidewalk along Vail Valley Drive. In addition, the Applicant proposes to replace the existing asphalt driveway and parking lot located on the north side of the property with a heated paver driveway and parking lot, thus improving circulation for vehicles and pedestrians, guests and passers-by. H. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions. The Applicant proposes to replace any vegetation removed for construction of the proposed additions with plantings sized and located to blend the building with the site, preserve views and improve "line-of-sight" across/through the south/south west portion of the property. Although the Applicant has proposed some type of public art project (mural) be incorporated into a proposed site wall located along the south property line of Lot A, Staff believes that the Applicant should be required to work with Town Staff toward clarification of the proposed art (mural) -providing a Rams-Horn Lodge Condominiums Art in Public Places Plan including details of the wall and what type, size, and materials will be incorporated into the design. As well, Staff suggests that the Applicant be required to provide details regarding an additional site, either within the property boundaries of the Rams-Horn Lodge Condominium development site, or within the public way (to be approved via the "permission to proceed" by the Vail Town Council), wherein an second, separate public art project will be provided to the Town. Staff requests the Commission give direction to the Applicant and Staff as to the appropriateness of this recommendation and that the Commission discuss the related value of public art to be provided. I. Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. Staff is not aware of any intention project, however, should a phasin and will be met in full. on the Applicant's behalf to phase this g plan be proposed, this criterion must IX. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of approval, with conditions of the proposed SDD amendment, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code,, to the Vail Town Council. .Staff's recommendation is based upon the review of the criteria found in Section VIII of 24 this memorandum and the evidence and testimony presented, subject to the following conditions: Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council of this proposed amendment to an Special Development District, the Department of Community Development recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with conditions, the Applicant's request for a major amendment to Special Development District No. 17, Rams-Horn Lodge, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for additional density, bulk and mass within SDD No. 17, located at 416 Vail Valley Drive, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this amendment, the Community Development Department suggests the following condition: 1. The Applicant shall have any and all remaining trees (to be preserved) on-site inspected by a professional, consulting Arborist prior to any construction activities being commenced on-site. The Applicant shall study the proposed relocation of the existing trash dumpster enclosure to ensure that the trash removal operations do not conflict with required vehicle parking, vehicle maneuverability and that trash trucks are not required to exit the property in a reverse gear/motion. 3. 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. 4. 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 Rams-Horn Lodge Condominiums improvements. 5. That the Developer shall address all the comments and conditions identified in the memorandum from the Town Engineer dated November 19, 2007, (Attachment D) on the plans submitted in conjunction with building permits. 6. That the Developer pays in full, the employee housing mitigation fee of $104,363 prior to the issuance of the building permit for Rams-Horn Lodge Condominiums. 7. That the Developer prepares aRams-Horn Lodge Condominiums Art in Public Places Plan, for input and comment by the Town of Vail Art 25 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 work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the funding for a minimum of two separate public art improvements to be developed in conjunction with the Rams-Horn Lodge Condominium project. 8. That the Developer provides the legally executed and duly recorded Type IV deed restriction with the Eagle County Clerk & Recorder's Office for fhe 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 Rams-Horn Lodge Condominium project. Should the Planning and Environmental Commission choose to approve this amendment, the Community Development recommends the Commission makes the following findings: "The Planning and Environmental Commission finds: That the amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission; and 2. That the amendment does further the general and specific purposes of the Zoning Regulations, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission; and 3. That the amendment does promote the health, safety, morals, and general welfare of the Town, and does promote the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality, based upon the review outlined in Section Vlll of the Staff's November 26, 2007, memorandum to the Planning and Environmental Commission. X. ATTACHMENTS A. Vicinity Map B. Project Overview/Summary by Pylman & Associates C. Valet Parking Plan Overview by Pylman & Associates D. Referral comment letter by Town of Vail Public Works E. Development standards calculations sheet by Fritzlen Pierce Architects F. Revised Plan Set and illustrative renderings by Fritzlen Pierce Architects 26 Attachment A Rams-Horn Lodge Condominiums ~' 416 Vail Valley Drive (Vail Village 5th Filing, Block 3, Lot A, and Part of Tract F1) . Planninrt and Environmental Commission -November 26. 2007 - E ~- -~-- e ~~ ~ ~ r ~ ~, ~ ~_ '~` ~ - ~ - ~ f ~ • ... ;j ~ a ~ S bject Site ~ ` s s ~ ~ sa ~ ~-~~~ = ~.~ ;~ ~ 1 ,, E= ~~ r - r f - ,~ ~~ •dl - 4 x ~. "~-_ L ~ - - r ~- .x --~`:.y - ~` \ e i~...>.. a...ee m.r-..~w ~me.n.... any 2/ ~ r t ,• D z n z m n N O v -~ m C~ c~ O n 0 0 ~' c' D n rn n N O m n cn a? O n 0 0 ~' c' D n z -~ rn n N O V m n O 0 n 0 0 ~' c' D A n rn n N N O m n cn O 0 n O O ~~ C~ D n z rn n N O m n O r O CD n 0 0 ~' c' D n -~ rn n N O v m n cn c A~ O r O CIG CD n 0 0 ~' c' ~R~~ ~` ~~' ~. x, -~ ~~~ ~'~ ~, ~~~~ t, u ~~~48 `~.r ~ ~ } ' ~ t ~ ~, m #~~. #~ {~ ~ ~, ~ ~. "~;~°T` ~ s ~ a ` - ~ ~~ ~~ m O CD D .~ ~~ ~~ t ,~ ~, ,=~~ >~ _ y1. t 4 r ~) ~ 3 zx ^ 4 3(S ~ R ~~`~F T' ~'~, ~ p ~ ~ D A n m n N O ~ ~ ~ rn n 0 t~ ~ ~ ~ ~ ~ ~ ~ 0 n 0 0 ~' c' 0 m D m o~-- 0~1~ S ~ z~ ~ ~~- r ~~~ ~tu~S 15 minutes 4. A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning from Arterial Business District to Lionshead Mixed Use 2, located at 953 and 1031 South Frontage Road (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth Details in regard thereto. (PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell ACTION: Table to October 22, 2007 MOTION: Kjesbo SECOND: Pierce VOTE: 5-0-0 Warren Campbell informed theff °tmomtrslandthaveha opmplete Commiss ontpresenbasghey feel item to the next hearing, m an e y it is an important item and they would like as much input as possible. 60 minutes Major 5. A request for final review of a major exterior alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Lionshead Inn and Lionshead Inn Annex (Fogata), and a request for final review of conditional use permits, pursuant to Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level, Vail Town Code, to allow for attached accommodation units, lodge dwelling units, and multiple-family residential units on the first floor, and 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/part of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC07- 0027, PEC07-0028) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group LLC Planner: Warren Campbell ACTION: Tabled to October 22, 2007 MOTION: Kjesbo SECOND: Pierce VOTE: 5-0-0 Warren Campbell informed the Commission that the applicant has requested a tabling on this item to the next hearing in an effort to try and have a complete Commission present as they feel it is an important item that they would like to have as much input as possible. 45 minutes 6. A request for a worksession to discuss a major. amendment to a Special Development District (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, Ramshorn, to allow for the redevelopment of Ramshorn Lodge, located at 416 Vail Valley Drive/Block 3, Vail Village 5th Filing and Tract F-1, Vail Village Filing 5, and setting forth details in regard thereto. (PEC07- 0038) Applicant: Ramshorn Lodge, represented by Pylman & Associates, Inc. Planner: Scot Hunn ACTION: Tabled to November 12, 2007 MOTION: Kurz SECOND: Kjesbo VOTE: 4-0-1 (Pierce recused) Commissioner Pierce recused himself. Scot Hunn gave a presentation per the staff memorandum. Diane Milligan, representative of the Ramshorn Homeowners Association, made a presentation to the PEC. She said that this project serves to add onto existing residential units, and will not Page 3 include for-sale residAn~e I u ations. T I tw Io1 nctludle update g theh obby Band ttheoexperiorltof the Regluations and AD g building, while adding fire sprinklers. Todd Dunzy, Fritzlen Pierce Architects representing the applicant, showed a document that compared the Tivoli to the proposed height of the Ramshorn. Todd showed two sections of the Ramshorn roof plan, showing elevations of both buildings. The building is proposed to be 50ft-4 inches above grade on the south side, and 55 feet, 11 inches on the north side. He reiterated that the Ramshorn building would not exceed the approved height of the Tivoli, which is 56 feet. Todd showed how the building could support a fourth floor by the creation of an "exoskeleton" structure , similar to that designed for the Manor Vail building. Diane Milligan said that the Ramshorn project will differ from the Manor Vail project in that Ramshorn will remove their current roof. Diane continued that the project is below allowable density, in that 16.8 units are allowed and they propose 16 units. They are only building to 77% of what the underlying zoning would allow. They are focusing on keeping under density, GRFA and staying within the existing footprint as best they can. Commissioner Kjesbo asked for clarification on the new units. Diane Milligan answered that two of the four third floor units are expanding their units to the fourth floor. The other two units will not connect to the 3rd floor units, thus creating new units. However, those units will not be sold. Todd Dunzy continued that the plans show hatched lines for new floor area. Regarding structural issues, the third floor walls will be demolished and rebuilt with the fourth floor. He said they are still developing the floor plans for each owner. Diane Milligan said they worked on the site plan, and have addressed previously identified issues related to parking and landscaping. Todd Dunzy then showed the site plan to the PEC. They have been able to put 37 spaces within the site, thus meeting their requirement and exceeding existing parking. They have used Public Accommodation (PA) District setbacks, and are generally in compliance, although there are existing encroachments. He said the site wall proposed along the south property line will include a mural or some other public art, in order to provide a great public amenity. Diane Milligan asked about parking in the Ramshorn building. She said they have never valet parked a car in the history of the building. Further, if they were approved to develop 32 parking spaces rather than 37, she said she is confident that they will not be overparked. She stated that such plan would be in conformance with the Vail Village Master Plan and would provide a better pedestrian experience. She wanted direction from the PEC on how many parking spaces they needed to provide. Todd Dunzy added that if in the core parking area, they would only be required 22. He said 32 would be more than adequate. He said that there are numerous options on parking and the combination of parking and landscaping on the site. Scot Hunn added that improved landscaping in certain areas immediately adjacent to the parking lot entrance across from the Tivoli might be more appropriate than parking spaces. Todd Dunzy added that an employee unit is being proposed underneath the lobby, in one (1), 2 bedroom, 1100 square foot unit. Page 4 Jim Lamont, representing the Vail Village Homeowners association, asked about parking on Lot P2. Jim questioned if the redevelopment of P2 into a "Founder's Garage-like' structure would be viable and desired. Diane and Todd, discussed the parking situation, stating that, in the future redevelopment of the P2 Lot may be desired by the building ownership if done in partnership with adjacent residential developments. Commissioner Gunion would like existing drawings to be included in future packages of materials. It will help her to determine what conditions are being made worse. With regard to building height she is concerned with the straight ridge line. Unbroken ridge should be articulated more. She discussed that deviations should allow for a betterment of another aspect of the zoning code or a neighboring property. Commissioner Kurz had many of the same comments that Commissioner Gunion. He stated that he supported the EHU and would support a reduced parking number. Commissioner Kjesbo stated that the EHU on site is positive, but that he would not support having reduced parking on site. Commissioner Cleveland likes EHU on site. He continued that he has concerns over the amount (scale) of development on the site and that he would not like to see parking reduced as a key component to the success of the Village. 45 minutes 7. A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3-7, Amendments, Vail Town Code, for proposed text amendments to Title 11, Sign Regulations, and Title 12, Zoning Regulations, Vail Town Code, to allow for amendments to regulations pertaining to outdoor display, sales signs, menu boards, and setting forth details in regard thereto. (PEC07-0043) Applicant: Town of Vail and Vail Chamber & Business Association Planner: Rachel Friede There were three separate motions made on this item. Motion 1: Sale Signs ACTION: Recommendation for approval MOTION: Pierce SECOND: Kurz VOTE: 5-0-0 Motion 2: Outdoor Display ACTION: Recommendation for approval MOTION: Kjesbo SECOND: Pierce VOTE: 5-0-0 Motion 3: Menu Boards and Daily Special Boards ACTION: Recommendation for approval MOTION: Kjesbo SECOND: Kurz VOTE: 5-0-0 Kaye Ferry stated that she had been directed by her membership to remove the VCBA removed as an applicant from the application. George Ruther gave a presentation regarding the reasons behind re-opening the sign regulations for review. The three categories proposed for amendment represent the three most violated types of signage and display that occur on a regular basis. This problem may be indicative of issue with the code or the implementation to the code. In meeting with all the Page 5 V ~ ~c„~tl ~~~~ .r~,~ ~,~;/ ~ , ,, ..r-a ~s~,_. s~>f k~.~.~. 1 ~'`'" ~~ ~ ~'~ ~9'4E..t. ~ . t S`X ~GS~ MEMORANDUM ~, ~~~,~~~~~ ~ w~~~- ~~- ~C~-\C.t~.1_='re'f ~,,..~/ ~_ G~ TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 8, 2007 SUBJECT: A request for a work session to discuss a Major Amendment to a Special Development District (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, for the specific purpose to allow for the remodel and addition to the Rams-Horn Building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing (PEC07- 0038) Applicant(s): Rams-Horn Lodge Owners Association, represented by Rick Pylman, Pylman & Associates, Inc. Planner: Scot Hunn I. SUMMARY The Applicant(s), Rams-Horn Lodge Owners Association, represented by Rick Pylman, Pylman & Associates, Inc., has requested a work session meeting with the Planning and Environmental Commission to discuss the revised conceptual plans for a Major Amendment to Special Development District No. 17, within the Public Accommodation (PA) zone district, to allow for major, property-wide interior and exterior alterations, inclusive of: o Expansion of the lower (Basement) level to accommodate employee housing; o Additions to certain units, expanding gross residential floor area (GRFA) by approximately 15,279 square feet; o Addition of up to fourteen (14) bedrooms throughout the building; o Addition of a fourth floor creating two new units and to allow for the vertical expansion of certain third floor units to "two-story"; o Parking and driveway improvements to meet requirements; o New and improved public sidewalks/streetscape including new site wall with public art component along Vail Valley Drive (includes removal of certain existing trees and relocation of other improvements to meet requirements of the Town of Vail Public Works Department); o Improvement of internal circulation (common hallways, stairwells and elevators); o Installation of fire sprinkler system, and; o Renovation of the building exterior and certain portions of the grounds to include a new site fence, new landscaping, new exterior materials and new exterior lighting. Discussion and feedback is requested with regard to the proposed plans, as revised since the initial review by the iPn C u del nes and Codeati equorements plan recommendations, specific des g 9 applicable to any re-development of thie uli ementsla d guidef nesao P inedr n~ a written analysis summarizing pertinent r q o The Town of Vail Land Use Plan o The Vail Village Master Plan o The Vail Village Urban Design Guide Plan o The Town of Vail Streetscape Master Plan, and o The Town's Zoning Regulations DESCRIPTION OF THE REQUEST Purpose of Worksession Following an initial work session m entn oncleptual pllans fog th sdredevelopment, Commission on July 9, 2007, to pres the Applicant has made certain revisiok n tom th bluilding rownership t e f rthe gained from the PEC, and after wo g develop the plans for redevelopment. i ne andr tot cont nue evaluating how ghe to discuss any modifications to the p re ulations Rams-Horn re-development proposal compares to the zoning zo a district prescribed for developmell assts to tspecifiblicd s 9n guides nes oP planning goals and SDD No. 17, as we g uide outlined in both the Vail Village Master Plan, the Vail Villa a Urban Design g Plan and the Town of Vail Streetscape Master Plan. The Applicant has submitted a letterevised a Ian s for review Land consideration the development plan, as well as, p received September 24, 2007 (Attachment B). Of note is the re-design of the entry an de a With changesemadeh t wextend the the property. This change also conic sidewalk along the east side of Vail a diney Dedest an safety t This cha geowill of Vail Public Works concerns reg 9 P impact existing vegetation. However,Ve~ ff edel tr anthmovement and safety) alnd allow for improved site lines, impro p opportunities for enhanced landscaping and the potential for additional public art. Project Overview The attached plan sets generally indicate proposed improvements including bu not limited to: Lower Level (Basement) 1,100 sq. ft. expansion/addition on North side of building for one (1) Employee Housing Unit (EHU) Remodel to existing Workout, Laundry and Storage Spaces 2 Level One (Main) 2,035 sq. ft. (total) expansion/addition inclusive of: expanded fron entry, reception desk) habtable splace (GRFA) nlU bt 1n2,b3, 4 and center; and, addltlona 9 Addition of one (1) bedroom Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 9 Level Two 2,207 sq. ft. (total) expansionladdition inclusive of: additional habitab e space (GRFA) in Units 5, 6, 7, 8 and 10 Addition of one (1) bedroom Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 5 The elimination of exterior balcony space at Unit 10 Level Three 1,762 sq. ft. (total) expansion/addition inclusive of: additional habitab e space (GRFA) in Units 11, 12, 14 and 15 Addition of two (2) bedrooms Addition of elevator serving Unit 11 on the North side of the building and adjacent to Unit 14 The elimination of balcony space at Unit 11 Creation of new balcony at Unit 12 Level Four (New) 8,175 sq. ft. (total) expansionladdition to create a second story for Units 11, 12, 14 and 15* Potential Addition of six (6) new bedrooms ** Addition of elevator serving the second level of Unit 11 on the North side of the building and adjacent to Unit 14 Note: Level Four program not developed; number of new "for rent" units/lock-offs no determined at this time *• Eight bedrooms total; net increase not including existing loft space for Unit(s) and 14 In addition, the Applicant has provided calculations relative to gross residential floor areas (GRFA) within the existing and proposed structure. Briefly: Proposed Increase Existin 34,835 sq. ft. 15,279 sq. ft. Total 19,556 sq. ft• Of note is the addition of a forth story to expand certain units to "two-story" units, the creation of additional basement space on the north side of the property for the creation of employee housing units, as well as the expansAlso,fthe square reception area and front office space on Level One (main). 3 footage proposed has increased since initial review at the July 9, 2007 meeting by approximately 2,391 sq. ft. Requested Outcome The intended outcome of this meetaffectinor reede~elopment with nv the gPublic understanding of the regulations 9 licant and Accommodation (PA) zone district and to allow the Commission, App public an opportunity to comment on the project's potential benefits anortunit ctto As well, Staff suggests that this amendment process will be an opp Y discuss the existing SDD and to propose any relevant and/or required changes to the SDD as a significant aspect of thtionEontthelldevelopment appl calf on at Commission will not be taking fo I calntcare requesting that the Commission this time, the Staff and the App provides: licant on the issues and opportunities related 1) Input and direction to the App to the revised proposal; royal 2) Specific or additional requirements for the impending review and app processes. Applicable Review Criteria To this end, the Rams-Horn building comeonent(s) to be considereden any following primary application and revie rova by the PEC: future submittal for formal review and app . , ~_.._~,.....,•,on+ r~ictrict application pursuant o A ma or amena~~ ~G~ ~- ~~ ~ ~~•-~ - - to Chapter 9 of Title 12, Town of Vail Municipal Code o The Town of Vail Land Use Plan "The overwhelming MediumlHigh Density Residential (in patty: • majority of the Village's lodge rooms and condoal Hof this Plan to located in this land use category"... "It is the g maintain these areas as predominantly lodging oriented with retail development limited to small amounts of "accessory retail. "" o The Vail Village Master Plan "Planted buffers provide Open Space Plan -Planted Buffer (in part): visual relief from roadways andBufferse indicateda onsthis Planblare entryways into the Village. important landscape features and should generally beStreet Attached Parking and Circulation Plan -Walks Along Sidewalks (in part): "Aesthetic, as well as functional considerations are important to the Villag a'S cbeent' to simprove"t hen pedes~~an goal for the Village h experience through the development of a continuous network of paths and walkways. Building Height Plan - 3-4 Story (in part): "Generally speaking, it is • the goal of this Plan to maintain the concentration of low scale buildings in the core area while positioning the largerBuilding he'gh s the northern periphery (along the Frontage Road)... expressed on this illustrative Plan are intended to provide general 4 „ should be made during specific guidelines. Additional study act and the project review relative to a building's height imp streetscape and relationship to surrounding structu D strict o Title 12, Chapter 7, Article A -Public Accommodation (PA) o The Tolwn Iof Vail~St eetDscape Master Pllan o Th ~~~, BACKGROUND The Rams-Horn Building re-development project is the comprehensive re- development of Lot(s) Lot A, Block 3, Tract F1, Vail Village 5 Filing and a Thcs of land formally dedicated as Vail Valley Drive, Roathe yeast of the Tivoli development site is located along Lodge, and to the north of Golden Peak. Tus a designation r ofethel VailltVillage "Medium/High Density Resideanld isl more specifically addressed as part of the Master Plan (Land Use Plan), "East Village" sub-area within the same Plan. This sub-area is described (in part as follows: "The East Village sub-area is . mmdeve opmentst "Theussub area residential/lodging and condom-niu separates the commercial activity of to ea'long the east.'th` Whi7et the~e h s Golden Peak Ski Base/Recreation Hanson Ranch Road, Gore Creek vehicular traffic through the sub-area, Drive, and Vail Valley Drive also ac ova t publicgimproveme is 'n tth s and bicycle traffic. The most imp ~~ "The public right- sub-area relate to pedestrian and bicycle safety. of-way should be maintained and expanded for public use whenever possible." More specifically, Sub-area #7-6 Ramshorn Lodge (Complete) states: "One story residential addition to exlemen sructure. Sidewalk as found in Sub-area #7-3 shall be part of impro History of Property ro ert in approximately 1968 The Rams-Horn opened for business as a lodge p p Y and has been expanded and remodeled nt veiaht~(28) lodge unitstandtthreet(3) property was remodeled to converted t Y 9 dwelling units into seventeen (17) accommodation units and seven (7) condominium units. At that time, new acondominiums eunitsla ceeated t by nthe accommodation units and four to SDD No. conversion. In 1987, the Town approved the rezoning of the property 17, allowing for the subsequent iumoun tsanCurarently, the buildingtcons sts of inclusive of three (3) new condomin ten (10) dwelling units and twenty-two (22) accommodation units existing as lock- off bedroom/bath units. The Applicant proposes this re-development in order to gain functional floor area and bedroom space; to improve the entry and reception areas; to improve internal circulation, and; to provide enhanced amenities such as a lobby and 5 business center, therefore improving lodging rental operations on this already popular and profitable site. The property has been well maintainedls nea by Goldten Peak and the Village clientele seeking affordable lodging yenta ro ert has remained popular with families and other loyal For that reason, the p p Y clientele. As well, this serves as the basis for Ownership's justification o remodel the existing building rather than demolish the structure and redevelop the property. Yet, several of the units and common ar nasthee Village aarea n ThereforeW the compared to other lodging properties ownership proposes this extensive remodnh n eddrelnltal experiences f or gulests and redevelopment, in order to provide e etitive with other lodging properties in the Village. As well, a and to remain comp re-development of the property has been to primary focus of Ownership in any not seek to maximize development po famal -oRented n cherm the vacat on eental maintairnng the property s boutique , Y market. Work Session of July 9, 2UU7 tans for this project on July 9, 2007, to the The Applicant presented preliminary p Town of Vail Planning and Environment ~I Coo f composit onthmass ngInEHU s ze issues such as proposed building hei9h , requirements and density calculation oeo ed planes Spec'f cadlly, the Commissioners gave comments on the p p Commission encouraged the Applicant to work with Y e Town to spode improvements to the sidewalk and road way (Vail Valle Drive) to imp pedestrian and non-motorized (bicycle) safety. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memoran suom isDes gnf Review BoardllitTown the Planning and Environmental Commis ~ lications submitted on Council, and Staff with regard to the review of any app behalf of the Applicant. Major Amendment to Special Development District (SDD) Order of Review: Generally, applicati~he DRBeforvcompliancte of proposed impacts of use/development, then by royal by the Town Council. buildings and site planning, and final app Plann-n and Environmental Commission PEC The PEC shall review the proposal for general complian Findings. The Plann nget forth in Section 12-9A-8: Design Criteria and Necessaroval of the petition or and Environmental Commission may recomom al w th such medications as it proposal as initiated, may recommend app recommend deems necessary to accomplish the purpososalthis title, or may denial of the petition or rejection of the p p 6 Design Review Board: The Design Review Board has no rev~iDeS rict t(SDD),obut mustore~ew Zany Amendment to a Special Development lication. The Design Review Board accompanying Design Review Board app -and Environmental therefore will make a recommend os d to the aPch tectural design guidelines Commission on any deviations prop prescribed in the Vail Village Master Plan. Town Council: U on receipt of the report and recomm sh II Iset a date for hearing with n p Environmental Commission, the Town Counci the following thirty (30) days. Within twenty (20) days of the closing °etitionblor hearing on a proposed SDD, the Town Council shall act on the p roposal. -The Town Council shall considero muentalalcommiss on~u The Town p recommendation of the Planning and nv Council may cause an ordinance to be introduced to create or amend a special development district. V, APPLICABLE PLANNING DOCUMENTS Ordinance No. 27 Series of 1987 An Ordinance Approving a Special Development District (Known as SDD No. 17) and the Development Plan in Accordance wite °Chn pta~)18.40 of the Municipal Code and Setting Forth Details in Regard Ther ( P SECTION 3: PURPOSE S ecial Development District No. 17 is established to ensure comprehensive p development and use of an area t romote ~he upgrad-ng and tredeve opment character of the Town of Va-I and to p of a key property in the Town. SECTION 8: AMENDMENTS Amendments to the approved development plan which do not change its substance may be approved by the Planning and Environmental Commission at a regularly scheduled public hearing in accoed he substannce of the development 18.66.060. Amendments which do Chang the Town Council after the above plan shall be required to be approved by rocedure has been followed. The Commuups ~ ce of~he de ~ lopment pla hall p determine what constitutes a change -n t e s Town of Vail Munici al Code Title 12 Zonin Re ulations Chapter 7 -Commercial and Business Districts, Article A, Public Accommodation (PA) District (in part) 7 12-7A-1: PURPOSE: The ublic accommodation district is intended to provide sites for lodges and p residential accommodations for visitors, togeth ~'C It fad ~itiesu pr vate recr atiol n, facilities and lim-ted professional offices, a ro riately be commercial/retail and related visitor oriented uatibleawith aadja~ent~and uses. located within the same zone district and comp The public accommodation district is ~ orate with lodge uses,gand to maintain~he space, and other amenities commens establishing appropriate site desirable resort qualities of the zone district by ermined as development standards. had et'the naturerof'Vailtas avacation community, and conditional uses which en atibl with the high density where permitted uses are intended to function comp Y lodging character of the zone district. 12-7A-2: PERMITTED USES (in part): The following uses shall be permitted in the PA zone district: Lodges; Type IV employee housing units 12-7A-3: CONDITIONAL USES (in part): ermitacdordance withnthe'provis ons of The following conditional uses shall be p to issuance of a conditional use permit in chapter 16 of this title: Private unstructured parking; Professional and business offices; 12-7A-4: ACCESSORY USES (in part): The following accessory uses shall be permitted in the PA district: Pools, tennis courts, patios, or other recreation facilities Swimming ermined lodge uses. customarily incidental to p 12-7A-12: EXTERIOR ALTERATIONS OR MODIFICATIONS (in part): A. Review Required: The construction °view b bhedDesignhReviewt8oardan existing building shall be subject to re y ro ect that adds Y accordance with chapter 11 of this title. HO fractional fee club units, any additional dwelling units, accommodation units, s uare feet of commercial project -which adds more than one t roue t which ~ as ~ bstantial off site impacts floor area or common space, or any p j the Planning and (as determined by the administrator) shall be reviewed by Environmental Commission (PEC) as follows (in part): lication shall be made by the owner of the building or 1. Application: An app ent or representative on a form the building owner's authorized ag 8 the Administrator. Any application for condominiumized provided by the condominium association in buildings shall be authorized by conformity with all pertinent requirements of the condominium association's declarations. 12_78-20: VAIL VILLAGE URBAN DESIGN PLAN (in part): d design A. Adoption: The Vail Village Urban Design Guide Pla and preserving considerations are adopted for the purposes CC1a~and to guide the future the character and vitality of the Vail Village ( ) alteration, chahge and improvement in Cderations shall b'e on file en the village design guide plan and design consi department of community development. Vail Land Use Plan the Vail The Vail Land Use Plan was initiate he Land Use Plano sttwo fold 86 by Town Council. The main purpose of t To articulate the land use goals of the Town. 1' aide for decision making by the Town. 2. To serve as a g Vail Land Use Plan is intended to serve of V basT~e goals,I a faro ulated The be made within the Town o use decisions may olicy guidelines in within the Land Use Plan, arde elopmenbteproposalsadlntco unction win~tuses the review process for new eneral types of la goals, land use categories are defined to indicate 9 The Land Use Plan is which are then used to develop the Vail Land Use Map. rovide a general not intended to be regulatory in nature, but is intended to p mework to guide decision making. Where thn aas ti ease categories and zoning fra conflict, existing zoning controls development o Goals and Policies (in part): 1.0 General GrowthlDevelopment 1.1 Vail should continue to grow in aommerc al and recreational uses toa balance between residential, c serve both the visitor and the perman not aesidnrater and other natural 1.2 The quality of the envi ofe t d as the Town grows. resources should be p 1.3 The quality of development should be maintained and upgraded whenever possible. 1.4 The original theme of the old Village throu h con tbinuedried into new develop on oflthehUrbaln Design Guide Plan. implements 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 9 2,0 SkierITourist Concerns The community should emphasize its role as a destination resort while 2.1 skiers. accommodating day 3.0 Commercial 3.4 Commercial growth should be cons for needs. existing commercial areas to accommodate both local and vi Entertainment oriented business and cultura s tctivMoresnigh ~ me 3.5 encouraged in th o n revents and sanctioned "street happenings" should businesses, on-g g be encouraged. 4.0 Village Core I Lionshead 4, ~ Future commercial development shoummerc al development n the Core existing commercial areas. Future co areas needs to be carefully controlled to facilitate accesslaond aslthe 4.2 Increased density ~ each area s preserved thoro~ghsmplementation of existing character of the Urban Design Guide Plan. The ambiance of Vail Village is importantma~htown feleling,Vmoun ainsould 4.3 be preserved. (scale, alpine character, s natural setting, intimate size, cosmopolitan feeling, environmental quality.) 5.0 Residential nmaril in 5.1 Additional residential growt s aho odr ate In new areas where high existing, platted areas and a pp hazards do not exist. 5.3 Affordable employee housing should be made available through limited incentives, provided by the Town of private efforts, assisted by Vail with appropriate restrictions. to ee housing base should be preserved and 5.5 The existing emp Y needs should be upgraded. Additional employee housing accommodated at varied sites throughout the community. Vail Village Master Plan Vail Village Master Plan is based on theta re Masteh Planes ntended to be The with the planned and designed as a whole. The Vail Vi g consistent with the Vail Village Urboa~aC a of theurelatiolnship between the but Guide Plan, it underscores the imp environment and public spaces. Furthers how the Vallage wlal grow! n the futu e. stated set of goals and objectives outline g 10 oats for Vail Village are summarized in six a eosgogoalsteeachsfocuses tonra G between th is a certain amount of overlap each stated articular aspect of the Village and the be taken toward achiev ng A series o p objectives outline specific steps that can oal. Policy statements have been deveeope es° The Clock Tower Bu'i ding is 9 making in achieving each of the stated o located within the Commercial Core 1 Sub-Area #3 of the Master Plan. nd uide the Town in developingr vate The Vail Village Master Plan is intendeddeo le opment by the public and p use laws and policies for coordinating community goals for public sectors in Vail Village and in implementing uide to the improvements. Further, the Master Plan is intended to serve as a g ooals for staff, review boards and Town Ce u slating effect ve ordunancesrto deal with development in Vail Village and m g ch development. Contained within the Vail VillugemMaZe~ Plasix rmajoal goal su The goals are s development in Vail Village. statements. The goal statements are designed to establish a framewor or direction, for the future growth of the Village. eries of objectives outline specific steps toward achieving each stated goal. A s uide the Town's decision-making in Policy statements have been developed tog h the review of achieving each of the stated objectives, whether it be t roug ro ooals, or in implementing capital improvement private sector development p p projects. (Listed in pad): h uali redevelopment while preserving the Goal #1 Encourage hig q ty unique architectural scale of the Village in order to sustain its sense of community and identity. 1.2 Ob'ective: Encourage the upgrading and redevelopment of residential and commercial facilities. 1.3 Ob'ective: Enhance new developmentlo ersrwoek nlgpn cooperat on public improvements done by private deve N with the Town. 131 Policy: Public improvements shall be developed with the participation of the private sector working with the Town. tourist industry and promote year-round Goal #2 To foster a strong economic health and viability for the Village and fort e community as a whole. 2.1 Ob~ective: Recognize the variety of I wd fore development thatu s areas throughout the Village and all• compatible with these established land use patterns. 11 2.2 Ob~eetive: Recognize the "historic" commercial core as the main activity center of the Village. 2.2.1 Polic :The design criteria in the Vnt tolap e ~ rye ntheul existing shall be the primary guiding docume architectural scale and character of the core area of Vail Village. the development of a variety of new 2.4 Objective: Encourage commercial activity where compatible with existing land uses. d 2.4.1 Polic :Commercial infill developmentcourased to pro dea alctvi y horizontal zoning regulations shall be ublic p azas, and streetscape generators, accessible green spaces, p improvements to the pedestrian network throughout the Village. .5 Objective: Encourage the continued upgrading, renovation and 2 ~ lodging and commercial facilities to better maintenance of existi uests. serve the needs of our g 2.5,2 Polic :The Town will use the maximum flexibility possible in the --- y and hre codes in order to facilitate building interpretation of building romising life, health and safety renovations without comp considerations. 2.6 Ob~ective: Encourage the development of affordable housing units through the efforts of the private sect units may be required as part of any 2.6.1 Polic :Employee Housing; ---Y ro ect requesting density over that allowed by new or redeveloped p J existing zoning. riority the enhancement of the walking Goal #3 To recognize as a top p experience throughout the Village. rove the existing pedestrian ways by 3.1 Objective: Physically i--'-P landscaping and other improvements. 3.1.1 Polic : Private development projects shall incorporate y aver treatments, landscaping, streetscape improvements (such as p lighting and seating areas), along adjacent pedestrian ways. water features and other landscaping shall 3.1.3 Policy: Flowers, trees, be encouraged throughout the Town in locations adjacent to, or visib e from, public areas. 4 To preserve existing open space areas and expand Goal # ortunities greeenspace opp 12 ace areas and create new plazas 4.1 Objective: Improve existing open sp nize the different roles of each with greenspace and pocket pthe overall abric of the Village. type of open space in forming rovements to areas, etc.) shall 4.1.2 Polic :The development et ca of eaturesa seating Imp le existing plazas (public art, stre p be strongly encouraged to reinforce their roles as attractive peop places. erational Goal #6 To insure the continued improvement of the vital op elements of the Village. .2 Ob'ective: Provide for the safe andxtefficient functions of ire, of an aesthetically pleasing police and public utilities within the Conte resort setting. in decorative paving, open 6 2_ 2~y_: Minor improvements (landscap 9, inin decks, etc.), may be permitted on Town of Vail land or right-of-way d g royal by the Town Council and Planning and (with review and app licable) provided that Town Environmental Commission when app rations such as snow removal, streebtlem o nbe manta ned' at ope eration are a department access and oP ~ e. heated pavement), maintenance current levels. Special design (~• aired to offset impacts on fees, or other considerations may be req Town services. Vail Villa e Urban Desi n Guide Plan s about functional and aesthetic This Guide Plan represents collective Idea for Vail Village. Diagrammatic in natur S, baseduon a Inumber ofdurban oblectlves change in the Vail suggest the nature of improvements de prelate tfor guiding aide for current planning in both the design criteria determined to be apP p ecifically include Village. The Guide plan is intended to be a g rivate sectors. Although the Guide Plan does not sp public and p site-specific improvements to be made at or a ncin es of or otherwise identify gists that the overall guiding design p p Rams-Horn property, Staff Bugg rrlent of the property in order to carry out the Plan are applicable to any redevelop and further the aesthetic objectives for the Vail Village. Town of Vail Streetsca a Master Plan ted In Town of Vail Streetscape Master Plan was written and adop blic and private improvements The 1991 pad) to provide clear design direction for certain pu ro ects within the associated with any public and/or pri ro ede a compile ensi a and coordinated Town. The purpose of the Plan ise`t mprovements that: 1) is suppoded by the conceptual design for streetscap 2 enriches the aesthetic appearance of the Town; and 3) community, ) 13 m hasizes the importance of craftsmanship and creative design in order to e p create an excellent pedestrian experience The Ian is divided into "sub-areas" or study areas. For purposes of this review, p ert is located within the "East Village" sub-area. the Rams-Horn prop Y VI. ZONING ANALYSIS Staff has completed a preliminary zoning analysis of proposal in relation to the Zoning Regulations of the Vail Town land use requirements outlined in Title 12, final hearing. A Code. Items listed as "unknown" will be confirmed prior to any summary of the analysis is provided below: Street Address: 1650 E. Vail Valley Drive 210108258024 Parcel Number: Zoning: Public Accommodation (PA) Land Use Plan Designation: Med um/High Dens ty Residential Current Land Use: Proposed Allowed/Required Existin -- Development Standard ----" No change 10,000 sq. ft. (min.) 33,559 sq.ft• Total Lot Area: 11' ** Setbacks: 20' Minimum varies * Front: varies * varies ** Side: 20' Minimum varies * varies ** Rear: 20' Minimum 42' 56' 48' max. (PA) 56' Building Height: 42' max. (SDD No.17) 42 25 D.U.s/acre ~(~.~ ~1~-~ 0 Density: DU's- J ~ 22*** No change 50 A.U./acr f0~ ` ~o~c'"'I dwelling units AU's- ~! ~ 9,556 sq. ft. 34,835 sq. ft• GRFA: 150% or ~p'~ 44,040 sq. ft• Unknown Unknown 65% (max.) or Site Coverage: 1 8,084 sq. ft.**** Unknown Unknown 30% (min.) or Landscape Area: g 808 sq. ft• 33 spaces 36 75% ***** Parking: within building(s) Loading: NIA roved via Note: * Portion(s) of existing improvements encroaching into required setback(s) as ap SDD No. 17 14 setbacks into required setback(s); ** Portion(s) of proposed improvements are encroaching established via SDD No. 17 (approved site plan) SDD No. 17 sets forth density restrictions that limit the site to a maximum of 2 *** accommodation units **** Site coverage currently set forth via SDD No. 17 to located "within the main building or ***** re uirements for Rams-Horn are currently PA zone district requires 75ub1 c viewer Park ngin G buildings and hidden from p set forth via SDD No. 17 VII. SURR~ North: South' East: West: FUNDING LAND USES Lan_ d Use Vail Trails Condominiums Golden Peak Med./High Density Res. Med.IHigh Density Res. Zonin Public Accommodation (PA) Ski Base Recreation (SBR)HDMF) High Density Multi-Family Public Accommodation (PA) VIII. DISCUSSION ISSUES Overview of Conceptual Reviewo~unities A licant has submitted revised conceptual pCa s for discussion purposes a Identification of Issues and Opp tion. This submittal and the The pp rovided a complete pp this time and has not p ests d outcome of this work session is to r 9i 2007°d~veraolln Staff sugg t e requeste the PEC on July , plans since the. initial review by rovided for this stage of review by the that the level of detail and information p enerally adequate and appropriate to discuss overall issues of building PEC is g ro ect, as well as initial concepts and concerns design and feasibility of the p height, uses and any associated Issues of code regarding bulk, mass, building compliance. Special Developmen foot trint and maximum ridge height) are tied. to site plans, The existing building ( p lans made part of and approved via SDD No. 17 landscape plans and building p ecific on adoption via Ordinance No. 27, S to s 1997. Relative to the purpose ff su ests that previous, site-sp up Special Developmentrovalscand oarlestrictions for this parcel were most Ilkely In (mass and bulk) app Ian oats of the Town for this sub- master p ro erties -building height and response to unique site constraints, area, as well as concerns from neighboring p p as well as an I im acts on views. The current propb shed setbacks)reased building potentla p footprint (and further encroachment into esta reviously e of maximum building height. Of initial ds adopted ctodesrand pfollowing Increas PA District standar , issues relative to underlying approved Special Development District development standards: height and impacts to adjacent properties (view shed o Proposed building es of analysis will be required); and proposed tYp o Building Code issues relative to existing loads and exterior ro osed uses, occupancy construction, as well asp p improvements (buildinglfiren oe tsanto est bl shed setbacks, and; o Proposed building encroach l5 era a and Landscaping (Site Coverage/Landscape analysis will o Site Cov g be required) s should be discussed relative to the u~ltimaty benefits provided tot e o ert , as well as opportunities Such issue ment of the Rams Horn p p Town by any re-develop ert Owners. to mitigate or eliminate any potential impacts on adjacent prop Y Discussion Items uestions or areas of focus for any In addition, Staff suggests that the following q review and discussion might include: rovements relative to applicable setbacks (approved Site Constraints/0 ortunities: rovements, rights-of- o Siting of proposed imp acent imp SDD No. 17 Site Plan), property lines, adj ro osed way, and any easements of record ubinc areas m new fen elsite wall along o Improvements to streetscape and p Valle Drive and potential improvements/connections to existing Vail Y ~° and energy sidewalk network of integrating green-building o InvestigationlFeasibility study lent design principles and construction techniques in the design effic ro ect development of the p j o Addition of EHU on-site Desi n: _ form based considerations, compatibility with o Massing and bulk otential view impacts surrounding neighborhood and p sand forms itches, overhang o Roof composition - p o Gross square footage increase o General exterior a trat on and design elements oats and objectives o Facade and Fen o Building height calculotential mpacts on adj cent properties of master plans and p Uses (consistent with PA zone district : onents o Public Accommodation, residential and common area comp Densit o Accommodation Units o Dwelling Units o Maximum Density and GRFA Construction Considerations and Im acts o Code Compliance ernes/uses o Staging, Scope and Impacts to adjacent prop lic Benefits and Im acts/lm rovements wPe mission to Proceed" and goals of rovements within the public way, o Imp otential impacts andlor improvements to the streetscape Master Plan - p new walkways and site public realm and vitality of the streetscape fencing) 16 IX. STAFF RECOMMENDATION ment Department will not be Develop however, that As this is not a final review, the Community comments or making a recommendation at this re ent tionl and dentif es any direction to the Commission listens to the p have at this time, with further concerns that the Commission may ust for formal review. table the application to a date certain in Aug X, ATTACHMENTS A. Vicinity Map Fritzlen Pierce Architects g. Reduced Plan Set and Cover Letter by 17 Attachment A ,~ Rams-Horn Lodge Condominiums Parrot Tract F1) Vail Village 5th Filing, Block 3, Lat A, 416 Vail Valley Drive ( _~r ~ pp~~,i~iiiq 'and Environmental Commission -October $.2007 ' ~ . - ~'' + ~ "~ }. ;,~ ~ ~-,t. • ~: ~ t, ~ '~ ~ ~" .1 r ~~i aF t _ ; ~ ~ ~~-..i , ~ I e ~ ~ TM ~~r• 1 v nun ~'~ I RAMS-HORN LODGE CONDOMINIUMS OwN OF VAIL SPECIAL DEVELOPMENT A REVISION TOT DISTRICT # 17 -R~,MS_HO~ LODGE CONDOMINIUMS TOWN OF VAIL SPECIAL DEVELOPMENT A REVISION TO DISTRICT # 17 AUI_ ly-~ t Rams-Horn Lodge Condominiums O`h' ementssociation c/o Milligan Property Manag 416 V ail V alley Drive Vail CO 81657 Arc~ct Fritzlen Pierce Architects 1650 E. Vail Valley Drive Vail CO 81657 Land Planning pylman & Associates, Inc• 137 Main Street, Suite C107W Edwards CO 81632 TABLE OF CONTENTS 1 1.0 Introduction purpose of Report 1.1 2 Background & History 2.0 2 3.0 Proposed Plans 3 tual Zoning Analysis 3.1 Concep 3 A• Proposed Uses 4 5 Density Control B Building Height 5 C Site Coverage 5 D• 5 Landscape Area E Parking 5 F. Setbacks C7 6 Employee Housing 3.2 6 Summary 4.0 1.0 Purpose of Request is to rovide information sufficiee Rams-Horn Lodge The purpose of this requesotential upgrade and addition to th staff and session level review of a p im rovements as currently ms. The Rams-Horn owners are 1 building in p taining d Condommiu on this input and that of the neighbors and other interes e Planning Commission input on the conceptua e aired information will be designed. Based up arties, final refinements will berocess~ will beiinitiated9 P submitted and a formal review p istor of Rams-Horn Lodge Condominiums 2,0 Background and H y been described as three uare feet in size. The main parcel is The Rams-Horn site con ~ t tot 1331559 sgrnier y ~ Filing. Tract separate parcels of land t e 5th Filing and Tract F of Vail Village use only. Tract arking Lot A Block 3 Vail Villag The third part is a art of the main parcel but is clotesoutheast f the building. F p arking a o vacated Hansen Ranch F is the Rams-Horn ro eartY P a portion of the long g of the Rams-Horn p p arking area. Road that serves as the front p PA kith an overlying - orn roperty is zoned Public Accommodation ( ) The Rams H p SDD approval. inall constructed as a twenty-eight or thirty e was orig y units. According to old Town of The Rams-Horn Lodg room Lodg uare feet of area dedicated to e that also included three Included 8,146 sq building units and 1,337 of Vail records the ~' 479 q e lodge rooms, 2, uare feet in the three dwelling th lobby/lounge area. lodge units roved an ordinance that required existing In 1982 the Townndomain um form of ownership toa ae tended period of time converting to a co his or her amt for preventing an owner from using during peak season. to a new ownership group and underwent a facelift In 1984 the lodge was sold The building was remodeled into seventeen units and seven condominiums. As a condition oft e and a conversion to condominiums. laced on the portion of the accommodation condominium conversion the accommodation unps and ththree exis ng dwelling property that consisted of laced on the condominiums. No rental restrictions were p units. pylman and Associates, Inc. June 2007 of the Rams-Horn Lodge to SDD # roved a rezoning building and an In 1987 the Town of Vail app no~,~, consists This SDD approval allowed for a re Theere~onfigured b u lding , on units 17 . odati addition of a third floor to the bull ing units. dwelling units with 22 accommodaot~m d flan urilts to the d~'~'elliri~g final of 10 athroom acc yea, Theo g exist as lock-off bedroom/b dining room and tal requirements were included f lr most of the building 1 and the living room, Ren 10 and three dwelling units, units 5, kitchen area of unit 12 do not have use restrictions. ith a couple of lace and the re are currently a total of eleven °r nt desktoper tion e mains in p ro erty. At The owners holding multiple units. The erated as a short-term rental p p building is aggressively marketed and op building space is available in the 1 e m d theirTproP ~, rs o this time all of the at this time, voluntan y the non-restricted space Karam. available to the rental p g been a family oriented rental an al RamshHorn rental The Rams-Horn has long al re eat business. The type strong and lay p and has a very ded family that rents one or more ac lnt to the Golden Peak client is a large or exten ocation on the edge of the core area and demr ble for family use. Histoncalical 1 Ski School facilities makes this site very little demand for use of the accommodation units as yp there has been very hotel rooms. ail made some fairly extensive r c u age the redevelopment In 1999 the Town of V t to en pA Zone District in an attemp The changes included: Accommodation ( ) or upgrade of lodging properties within the Town. crease in allowable GRFA from 80 anal fe oand employee In odation units, fra • Deleting accomm calculation. units for the purpose of density housing hei ht to 48feet. • Increase in building g Abe in the form of ~, requirement thuni 0 or fractionalRf e units. accommodation 3.0 Proposed Plans ndominium Owners Association d building and rtake The Rams-Horn Lodge Co e wide interior and exterior red o n lude:o the existing prop rty rovemen grounds. The proposed imp pylman and Associates, Inc. June 2007 the building up to current Exterior facade improvements to bring • appearance standards for the village core area and driveway improvements • Parking roved public sidewalks New and imp entrance/front door area An enhanced building and .front desk Upgraded and enlarged lobby • Improved vertical circulation withi roved recaeag on, owner storage Renovated basement area with imp and laundry facilities A fire sprinkler system • uare footage to select locations on • New onsite employee housing Minor additions of additional sq the first, second and third floors • The addition of a fourth floor to the building 3.1 Conceptual Zoning Analysis A, proposed Uses e Condominiums is currently designated as SDD #17, o. 27 Series of 1987. The underlying zone district is The Rams-H Ordinang e N approved by Public Accommodation (PA)• t of adding to loring the concep ears now. Various alternatives hl to The Rams-Horn ownersdin s foraab° hfive y n ex e remodel to a comp and upgrading the bull g htforward farad ranging from a straig been investigated, he ownership group has selected a anceament of the tear down and re-build. T articipation result in an upgrade and overall tea d Wn and does not include th ape. The building that does not include a creating new' for sale square foo g units. st three floors all result in the ml The xpansion of ex~st~ng of an outside development entity fourth floor space will additions to the fir gill gain space. e of the current third floor own,rs. Some of these owner Not all of the units in the building . i of their existing units while become the prop a eC to expand the size and hvab ty wish to use the sp ace and own an additional is not driven by an immediate desire to sell the newly some wish to add a kitchosal the fourth floor sp separate ac in the bul ding. created sp the general interior layou e to be three floors of the buildingo osed new square footag On the existing configuration. The fourth oo~ configuration will be maintaine em nhthe ex sting added to the building will comp ro rammed at this stage. area to be added has not been fully designed or p g pylman and Associates, Inc. June 2007 rove and upgrade the art of this application is a desire to en ~~ the front desk and the A significant p including building eration. common areas of the buildingal program will remain in full op lobby area. The existing f the condominium and lock-off units ay not in abso ute e full managed rental While the configuration o om liance with the description of the PA Zone Distract, en _ rm occupancy goals of the Tow ao Sail and c p roduct in a trem program absol d for a very desirable type of rental p meets a deman location. units with 22 Rams-Horn building consists of 10 dwelling The existing st of the accommodation units ar dat on unitsd arelowned accommodation units. Mo off bedrooms to the condo units, however several accommo as stand alone units. ade and additions will result in an fo rth floorntThis fourth The proposed upgr existing units and will Great ed nl he rental pool and will provide additional short- floor space will also be plac term beds in the village core area. roximately 1,463 revisions will result in the addition of app round The proposed building ace and 650 square feet of common area on tua g feet of s ace to the second floor, 1,529 sq square feet of luar feet of living p roximately 7859 floor, 2,037 sq livin space to the third floor and a new fourth floor o app g additional square feet. building currently includes an e onion of the building The basement level of the om laundry facilities and owner sfac lit es and additional space Wlusbn space. ro rade these to ee ho g will be remodeled to uProximately 1,250 square feet of emp Y excavated to create app ed an architectural design committee to determine the The homeowners le and fr Wishes. A range of architectural styles has bee an ,rag exterior design sty he concept drawings are included in the accomp Y considered and some of t graphics package• $, Density Control er acre of to 25 dwelling units p The underlying PA Zone District allows for up uare feet of to ee housing units and accommodation units do not buildable site area. EmP Y ro erty includes 29,360 sq count towards density. The Rams-Horn p p uare feet of area zoned Parking. 194 sq area zoned Public Accommodation and its and the p p . d 29 360 square feet the Rams-Horn is allowro 06 ed could Utihzmg the P~' zone density is 10 dwelling un dwelling units. The existing pylman and Associates, Inc. June 2007 dwelling units if all four third floor owners want to create be as high as 14 ace. separate units on their fourth floor sp uare feet. The at 150% of theaccommodation umt sis 19,556 square feet The allowable GRFA, all of the existing building, counting all accommodation units, is 32,444 ro osed building, again counting e of the PA Zone District. and the p p square feet. These densities are well within t e ran C, Building Height hei ht of 48 feet. The V ail PA Zoning District allows a burro ie~y a gappropriate fora 3 - 4 The underlying Valley Master Plan identifies the Rams-Horn p p story building fo~• ro osed ht according to Town of Vail record t and Town staff join y The existing heig , the proposal height cannot be precisely measured until the app 1 e Master Plan. ine a base plane elevation for the Rhei ht of the Va l Villag determ building g is incompliance with the 4 story that some relief from ht of the existing building, odate the 4`n It is likely, given the 42 feet heig be required to accomm the 48 foot building height requirement may floor addition. ll. Site Coverage e is unknown and is not listed in the Town of Vail files. Existing site coverag allows a site coverage of 65% of the total e w~ 1 be As The PA Zone Distract ildin plans are finalized a detailed calculation of site covera bu g completed. E, Landscape Area re uires 30% of the site area to be landscaped. As building will be completed. The PA Zone District q lans are finalized a detailed calculation of site coverage p I'. Parking ro osal 'ldin includes a total of 33 surface parking spaces. Thep p The existing bur g arking spaces to the site. does not include any provision to add p pylman and Associates, Inc. June 2007 G. Setbacks District requires a 20' setback on all sites. Tu rementng The underlying PA ZOrie letel within this 20' setback req but in foo rint does noenerall follow t e existing building footprint, building tP y wired The proposed additions g the attached plans. the additions present an additional encroachment into t e req some areas understood by reviewing setback. This can be most clearly 3.2 Employee Housing to ee housing requirements for the Town of Vail. Ordinance No. 8, Series 2007 The Town of Vail ha ~ n ently enacted new emp town must mitigate the new development wit at a mitigation rate of requires that all new developmeonv ding edmployee housing employee housing impact by pr 10% of the total new G~~'• ual a roximately 12,888 The proposed additions to the R ams-Horn Lodge eq P tes to a mitigation requirement 1,288 square feet square feet of GRFA, which equ of employee housing. roximately 1,250 square feet of on-site rovision of app a in lieu The proposal include~snth re airing Tequirement will be met via the p y employee housing. program. 4.0 Summary e create additional space for ro osed improvements to the Rams-Horn Lodg °rtunity in the village Thep p rovides additional beds for rental opp ediate the existing owners; p raded character of the imm core and results in a building that meets the uPg neighborhood and the overall Vail Village core area. ill be accomplished without the inv Tom o Va ~ toutside These improvements w oals of the and will meet the ongoing g ortunities to the development entity h uality short-tee rental °PP interested in provide a wide variety of hig q ortunities visiting guest. The Rams-Horn O building des gn, constraints and opp obtaining additional input into th lans. before moving forward with detailed p pylman and Associates, Inc. June 2007 MEMORANDUM Planning and Environmental Commission TO: Community Development Department FROM: DATE: July 9, 2007 uest for a work session to discuss a Major Amendment to a SUBJECT:. A req SDD), pursuant to Section 12-9A-10, Special Development District Vail Town Code, to allow for an amendment o Amendment Procedures, ecific purpose to allow for Special Development District No. 17, for the sp located at 416 Vail the remodel and additi Sn to the Rams-Horn Building, ck 3 and Tract F, Vail Village 5th Filing (PEC07- Valley Drive; Lot A, BI 0038) resented by Rams-Horn Lodge Owners Association, rep Applicant(s): Iman, Pylman & Associates, Inc. Rick Py Planner: Scot Hunn I. SUS Y resented by Rick Rams-Horn Lodge Onwers Association, rep with The Applicant(s), tual n P Iman & Associates, Inc., has requested a work session mee ing e to discuss the proposed concep pylma Y the Planning and Environmental Commissio ro ert wide Major Amendment to Special Develo amoe~ Doistr~a o°~ p7, P ~t yin plans fora 1 Zone district, to Public Accommodation (PA) interior and exterior alterations, inclusive of: to accommodate employee level o Expansion of the lower (Basement) GRFA); housing; expanding gross residential floor area o Additions to certain units, 14 bedrooms throughout the building;, allowing o Addition of up to fourteen ( ) and third floor units to "two-story , o Addition of a fourth floor to exp living space and others to add kitchens some Owners to expand existing in the new fourth floor space and c{Sate additional "for rent" units; Ce o Parking and driveway improvemen new site fen o New and improved public sidewalks/streetscape including along Vail Valley Drive o Improvement of internal circulation; rounds to o Installation of fire sprinkler exterior and certain portions of the g o Renovation of the building new exterior materials and include a new site fence, new landscaping, new exterior lighting. osed concept plans and to the prop ecific design guidelines and Code Discussion and feedback is requested with reg his site. To this end, Staff h~~s relative to master plan recomme development of t requirements applicable to any written analysis summarizing pertinent requirements and guidelines prepared a outlined in: o The Town of Vail Land Use Plan o The Vail Village Master Plan o The Vail Vilol f Vail~StreeDcape Master Pllan, and o The Town Regulations o The Town's Zoning DESCRIPTION OF THE REQUEST Purpose of Worksession is to discuss how the Rams-Horn re-development The purpose of this meeting re ulations prescribed for development within proposal compares to the zoning 9 ' Accommodation (PA) zone district and SDo Is outl edtt n both the Vail the Public lannmg g well as site specific design guidelines or p aide Plan and the Town of Village Master Plan, the Vail Village Urban Design g e Master Plan. The Applicant has submitted a set of concept Vail Streetscap ans for review and consideration, dated July 5, 2007 (Attachment B . pl Project Overview ro osed improvements including but The attached plan sets generally indicate p p not limited to: Lower Level (Basement) ft. expansionladdition on North side of building or 1'294 sq~ Unit (EHU) Employee Housing and Storage Spaces Remodel to existing Workout, Laundry Level One (Main) ft (total) expansion/addition inclusive of: exa ~ dbusiness 2,035 sq 4 and 9 entry, reception desk and front office aGRFA) n Unbs 1, 2, center; and, additional habitable space Addition of one (1) bedroom hallway area on the North side Addition of elevator within an existing of the building and adjacent to Unit 9 Level Two 2 045 sq. ft• (total) expansion/addition inclusive of: additional habitab e space (GRFA) in Units 5, 6, 8 and 10 Addition of one (1) bedroom hallway area on the North side Addition of elevator within an existing of the building and adjacent to Units ace at Unit 10 The elimination of exterior balcony p Level Three 1 600 sq. ft. (total) expansionladdition inclusive of: additional habitab e space (GRFA) in Units 11, 14 and 15 Addition of two (2) bedrooms 2 dition of elevator serving Unit 11 on the North side of the building Ad and adjacent to Urnt 14 s ace at Unit 11 The elimination of balcony p Level Four (New)ft (total) expansionladdition to create a second story for 7,859 sq Units 11, 12, 14 and 15 * new bedrooms Potential Addition of six (6) dition of elevator serving the second level of Unit 11 on the Nort Ad and adjacent to Unit 14 side of the building ram not developed; number of new "for rent" units/lock-offs not Note: Level Four prog determined at this time existing loft space for Unit(s) 11 ** Eight bedrooms total; net increase not including and 14 rovided calculations relative to gross residential In addition, the Applicant hasp and proposed structure. Briefly: floor areas (GRFA) within the existing Pro_ p_ o_sed Incr__e Existin 12,888 sq• ft. 32,444 sq. ft. Total 19,556 sq. ft. ° units, to expand certain units to "t`^10-sro ert for Of note is the addition of a forth story ansion of the lobby, reation of additional basement spaces Welk as the expe of the p P Y the c to ee housing units, a the creation of emp Y ace on Level One (main). reception area and front office sp is for the Commission to have a greater Requested Outcome The intended outcome of tulations tlaffecting re-development within thcaPuanld understanding of the reg zone district and to allow the Commission, APP acts. Accommodation (PA) ro ect's potential benefits and imp ortunity to comment on the p I rocess will be an oppottunity to public an opP ests that this amendment p es to As well, Staff sugg SDD and to propose any relevant and/or required Chang discuss the existing ect of the "East Village" sub-area. W alt on at the SDD as a significant asp that the Commission Commission will not be taking formal action on the development app this time, the Staff and the Applicant are requesting provides: ortunities related Input and direction to the Applicant on the issues and opp 1) review and approval to the proposal; ending 2) Specific or additional requirements for the imp processes. Applicable Review Criteria re-development project includes the To this end, the Rams-Horn building onent(s) to be considered in any following primary application and review nova by the PEC: future submittal for formal review and app ursuant o A ma'or amendment to s ecial dnvelo ment district a lication p of Vail Municipal Code; Specifically, to Chapter 9 of Title 12, Tow sections (in part): 12-9A-4: Development Review Procedures 12-9A-5: Submittal Requirements 12-9A-6: Development Plan . 12-9A-7: Uses Findings . 12-9A_8.. Developmlent Standards ssary 12-9A 9 . 12-9A-10: Amendment Procedures 12_gq-11: Recreatio uirements s Tax . 12-9A-12: Time Req ment Districts S ecial Develop roving a Special . 12-9A-14: Existing p ment Plan o Ordinance No. 27 SeriesoVOf 1987 - An Ordinance pp Se 9 n as SDD No. 17) and the Developttin Forth Development District (Kn in Accordance with Chapter 18.40 of the Munccipal Code an Details in Regard Thereto (Attachment _, p9• o The Town of Vail Land Use PResidential (in part): "The overwhelming Mediumlliigh Density a rooms and condos' of his Plan to majority of the Village's lodg "It is the g located m this land use categ a o-ninantly lodging oriented with maintain these areas as p retail development limited to small amounts of "accessory retail. "" art "Planted buffers provide o The Vail Villa a Master Plan areas and establish . Open Space Plan -Planted Buffer (in p arking visual relief from roadways andBuff ase indicated on this Plan are entryways into the Village. enerally be preserved." important landscape features and shout ks Along Streets/Attached Parking and Circulation Plan "Aesthetic, as well as functional consistanding Sidewalks (in part): Along are impo~ant to the Village's circulation syste~ Ve the pedestrian goal for the Village has been to imp 'ence through the development of a continuous network of exper~ y it is paths and walkways." 3-4 Story (in part): "General) speaking, Building Height Plan - the goal of this Plan to maintain the concentration of low sca itioning the larger buildings along buildings in the core area whithe Frontage Road)..." "Building heights along rovide general the northern periphery ( s ecific expressed on this illustrative PI should nbe dmade during and the guidelines. Additional study ,s height impac project review relative to a building structures." streetscape and relationship to surrounding Zone District o Title 12, Chapter 7, Article A - G bde Plan mmodation (PA) o The Vail Village Urban Desige Master Plan o The Town of Vail Streetscap 4 ~~~, BACKGROUND re-development project is the comprehensive re- Vail Village 5th Filing and a tract The Rams-Horn Build A Block 3, Tract F1, This development of Lot(s) of land formally dedicated as Hanson Ranch Road right-o -wa thin the Vail Valley Drive, to the east of the Tivoli development site is located along od e, and to the north of Golden Pea n This area is further identi ie wi t • " d use designation of the Vail Villahe L 9 art of "Medium/High Density Resideani~ isl more specifically addressed as p Master Plan (Land Use Plan), « "sub-area within the same Plan. This sub-area is described (-n pad East Village as follows: rised almost exclusively of "The East Villageand bcondominiummdevelopment." "The sub-area residential/lodging rates the commercial activity of the Villag fhe reast.'th`Whi et here s sepa Gore Creek Golden Peak Ski Base/Recreation area vehicular traffic through the ads area, Hanson Ranch Roa in t accommodate a great deal of pedestr„'s Drive, and Vail Valley Dnve ublic improvements " "The most impo-fant p » "The public right- and bicycle traffic. cle safety. sub-area relate to pedestrian and bicy ublic use whenever of-way should be maintained and expanded for p possible." e Complete) states: More specifically, Sub-area #7-6 Ramshorn Lodg structure. Sidewalk as found in "One story residential addition to rovements." Sub-area #7-3 shall be part of imp History of Property ro ert in approximately 1968 The Rams-Horn opened for business as a lodge p p Y en ex anded and remodeled several ti 28 Iodge• Mtstand threet(3) and has be p ei ht property was remodeled to converted twenty- g ( laced on the new its into seventeen (17) accommod nts were ~ p and seven (7) dwelling un condominium units. At that time, rental restric io ert to SDD No. ation units and four new condoms n of the (prop re y ed by the accommod roved the rezo 9 conversion. In 1987, the Town app the building consists of Ilowing for the subsequent remode tsanCua edntly,n °f a full third s ory, 17, a new condominium uni as lock- inclusive of threge (3) y accommodation urnts existing ten (10) dwellin units and twent -two (22) off bedroomlbath units. ro oses this re-development in order to gain functional floor area The Applicant p p rove the entry and reception areas; to improve and bedroom space; to .imp I circulation, and; to provide enhancedrentalnoperafions on th sbalready interna roving lodging business cen rofitabee s'i e. imp popular and p has been well maintained and hasGoldtenuPeak and the Village The property rentals nearby clientele seeking affordable lodging ular with families and other loyal For that reason, the property has remained pop 5 clientele. As well, this serves as the basis for Ownership's justification to remodel the existing building rather than demolish the structure and redevelop the property. Yet, several of the units and com a t'es r nasthee Vilalage as ea n ThereforeW the compared to other lodging prop ownership proposes this extensive remodel and addition, rather than demolition and redevelopment, in order to provide enhanced rental experiences for guests and to remain competitive with other lodging properties in the Village. As well, a primary focus of Ownership in any re-development of the property has been to not seek to maximize developmenue'~ fam'ly-oRented n the in the vacat onZeental maintaining the property s boutiq , market. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memonaS don, i DtesignrifRev ews Board ilitTown the Planning & Environmental Com lications submitted on Council, and Staff with regard to the review of any app behalf of the Applicant(s). A. Ma or Amendment to Special Development District SDD Order of Review: Generally, applications will be reviewed first by the Planning an Environmental Commission forcompa ancef ofsproposed buildings andnsbe the Design Review Board fo p planning. Plannin and Environmental Commission: The PEC shall review the proposal for general compliance pursuant to criteria set forth in Section 12-9A-8: Design Criteria and Necessary Findings (in part): ^ Compatibility and sensitivity to immediate environment , neighborhood and adjacent properties; ^ Relationship of proposed uses, activity and density to surrounding uses and activities; ^ Compliance with parking and loading requirements of chapter 10; ^ Conformity to Town of Vail Comprehensive Plan; ^ Identification and mitigation of any natural and/or geologic hazards affecting the property; ^ Sensitivity and responsiveness of site plan, building design/location and open space provisions to overall aesthetic quality of the community; ^ Vehicle and pedestrian circulation system considerations; ^ Functionality and aesthetic aspects of landscape plan Action: The initial review of a propos ental Comm ssion at a aegularly slchedu eld by the planning and environ meeting. Prior to the meeting, and at the discretion of the administrator, a 6 work session may be held with the a environmental commission. The PPl~cant, staff and the tannin Commission may recommend a /'/arming and P g and as initiated, may recommend a ppr°va/ of the Environments/ deems petition or proposal necessa pprova/ with such medications as it recommend denial of the omp/ish the purpose of this tit/e, or ma petition or rejection of the proposa/, y -gn Review Board.• Action: The Design Review Board has no review a Minor Amendment to a S uthority on a Ma'or or review any accompanying Desian Development District (SDD ~ Review Board therefore will make a ee ommendati ~' but must Environmental Pplication. The Design architectural des Cn mmission on an on to the Plannin p proposed to the 9 guidelines rescribed irn thetVail Villa e g and The DRB is responsible for evaluatin the g Master Plan. Architectural com g Proposal for: surroundings Patibility with other structures, the land and • Fitting buildings into landscape Configuration of buildin topography g and grading of a site which respects the Removal/Preservation of trees and native vegetatio Adequate provision for snow stora Acceptability of buildin n g materials and olors Acceptabilit of roof elements eaves overhan s building forms ' g ,and other Provision of landscape and drainage Provision of fencin Circulation and ac ess tlo a s to ncludinory structures distances g parking, and site Location and design of satellite dishes • Provision of outdoor lighting Compliance with the Vail Villa e design considerations g Urban Desi n g Guide Plan and Staff.• The staff is responsible for ensuring that a provided and plans conform to the technical) requmemen quirements are Regulations. The staff also advises the q is of the Zoning the. applicable master plans and PPlicant as to compliance with provides a staff memo containinsite specific desi n provides a staff evaluation of the g background on guidelines. Staff criteria and findin s Project with res ect to phe eey and conditions, or denial' and a recommendation on P quired Staff also facilitates the review Proval, approval with Town Council.• process. Upon receipt of the re environmental commission the town c uncil shat within the followin mendation of the plannin g thirty (30 I set a date for hearing closing of a public hearin ~ days' Within twent on the petition or ro g °n a Proposed SDD y (20~ days of the P posal. The town council shah) consnder butlsha~~l act not 7 ** Portion(s) of proposed improvements are encroaching into required setback(s); setbacks established via SDD No. 17 (approved site plan) *** SDD No. 17 sets forth density restrictions that limit the site to a maximum of 22 accommodation units **** Site coverage currently set forth via SDD No. 17 ***** PA zone district requires 75% of off-street parking to located "within the main building or buildings and hidden from public view." Parking requirements for Rams-Horn are currently set forth via SDD No. 17 VII. SURROUNDING LAND USES Land Use Zonin North: Vail Trails Condominiums Public Accommodation (PA) South: Golden Peak Ski Base Recreation (SBR) East: Med./High Density Res. High Density Multi-Family (HDMF) West: Med./High Density Res. Public Accommodation (PA) VIII. DISCUSSION ISSUES Overview of Conceptual Review: Identification of Issues and Opportunities The Applicant has submitted revised conceptual plans for discussion purposes at this time and has not provided a complete application. This submittal and the requested outcome of this work session is to review modifications made to the plans since the. initial review by the PEC on July 9, 2007. Overall, Staff suggests that the level of detail and information provided for this stage of review by the PEC is generally adequate and appropriate to discuss overall issues of building design and feasibility of the project, as well as initial concepts and concerns regarding bulk, mass, building height, uses and any associated issues of code compliance. Special Development District No. 17 The existing building (footprint and maximum ridge height) are tied. to site plans, landscape plans and building plans made part of and approved via SDD No. 17 upon adoption via Ordinance No. 27, Series 1987. Relative to the purpose of Special Development District formation, Staff suggests that previous, site-specific (mass and bulk) approvals and/or restrictions for this parcel were most likely in response to unique site constraints, master plan goals of the Town for this sub- area, as well as concerns from neighboring properties -building height and potential impacts on views. The current proposal calls for increased building footprint (and further encroachment into established setbacks) as well as an increase of maximum building height. Of initial concern to Staff are the following issues relative to underlying PA District standards, adopted codes and previously approved Special Development District development standards: o Proposed building height and impacts to adjacent properties (view shed analysis will be required); o Building Code issues relative to existing and proposed types of construction, as well as proposed uses, occupancy loads and exterior improvements (building/fire code analysis will be required); o Proposed building encroachments into established setbacks, and; 15 o Site Coverage and Landscaping (Site Coverage/Landscape analysis will be required) Such issues should be discussed relative to the ultimate benefits provided to the Town by any re-development of the Rams-Horn property, as well as opportunities to mitigate or eliminate any potential impacts on adjacent property Owners. Discussion Items In addition, Staff suggests that the following questions or areas of focus for any review and discussion might include: Site Constraints/Opportunities: o Siting of proposed improvements relative to applicable setbacks (approved SDD No. 17 Site Plan), property lines, adjacent improvements, rights-of- way, and any easements of record -encroachments proposed o Improvements to streetscape and public areas -new fence/site wall along Vail Valley Drive and potential improvements/connections to existing sidewalk network o Investigation/Feasibility study of integrating "green-building" and energy efficient design principles and construction techniques in the design development of the project o Addition of EHU on-site Desi n: o Massing and bulk - form based considerations, compatibility with surrounding neighborhood and potential view impacts o Roof composition -pitches, overhangs and forms o Gross square footage increase o General exterior material and design elements o Facade and Fenestration o Building height calculations -conformance with goals and objectives of master plans and potential impacts on adjacent properties Uses (consistent with PA zone district): o Public Accommodation, residential and common area components Densit o Accommodation Units o Dwelling Units o Maximum Density and GRFA Construction Considerations and Impacts o Code Compliance o Staging, Scope and Impacts to adjacent properties/uses Public Benefits and Impacts/Improvements within Public Wav: o Improvements within the public way, "Permission to Proceed" and goals of streetscape Master Plan -potential impacts and/or improvements to the public realm and vitality of the streetscape (new walkways and site fencing) 16 IX. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Commission listens to the presentation and identifies any comments or concerns that the Commission may have at this time, with further direction to table the application to a date certain in August for formal review. X. ATTACHMENTS A. Vicinity Map B. Reduced Plan Set and Cover Letter by Fritzlen Pierce Architects 17 Attachment A 18 n~ ~p~1 .~ RAMS-HORN LODGE CONDOMINIUMS A REVISION TO TOWN OF VAIL SPECIAL DEVELOPMENT DISTRICT # 17 RAMS-HORN LODGE CONDOMINIUMS A REVISION TO TOWN OF VAIL SPECIAL DEVELOPMENT DISTRICT # 17 Applicant Rams-Horn Lodge Condominiums Owners Association c/o Milligan Property Management 416 Vail Valley Drive Vail CO 81657 Architect Fritzlen Pierce Architects 1650 E. Vail Valley Drive Vail CO 81657 Land Planning Pylman & Associates, Inc. 137 Main Street, Suite C107W Edwards CO 81632 TABLE OF CONTENTS 1.0 Introduction 1.1 Purpose of Report 2,0 Background & History 3.0 Proposed Plans 3.1 Conceptual Zoning Analysis ~,. Proposed Uses B. Density Control C. Building Height D. Site Coverage E. Landscape Area F. Parking G. Setbacks 3,2 Employee Housing 4.0 Summary 1 2 2 3 3 4 5 5 5 5 5 6 6 1.0 Purpose of Request The purpose of this request is to provide information sufficient to allow a work session level review of a potential upgrade and addition to the Rams-Horn Lodge Condominiums. The Rams-Horn owners are interested in obtaining staff and Planning Commission input on the conceptual building improvements as currently designed. Based upon this input, and that of the neighbors and other interested parties, final refinements will be made, all additional required information will be submitted and a formal review process will be initiated. 2.0 Background and History of Rams-Horn Lodge Condominiums The Rams-Horn site consists of what has formerly been described as three separate parcels of land that tota133,559 square feet in size. The main parcel is Lot A Block 3 Vail Village 5th Filing and Tract F of Vail Village 5`h Filing. Tract F is a part of the main parcel but is covenant restricted to parking use only. Tract F is the Rams-Horn surface parking lot southeast of the building. The third part of the Rams-Horn property is a portion of the long ago vacated Hansen Ranch Road that serves as the front parking area. The Rams-Horn property is zoned Public Accommodation (PA) with an overlying SDD approval. The Rams-Horn Lodge was originally constructed as a twenty-eight or thirty room lodge that also included three dwelling units. According to old Town of Vail records the two-story building included 8,146 square feet of area dedicated to the lodge rooms, 2,479 square feet in the three dwelling units and 1,337 of lobby/lounge area. In 1982 the Town of Vail approved an ordinance that required existing lodge units converting to a condominium form of ownership to have a use restriction preventing an owner from using his or her unit for an extended period of time during peak season. In 1984 the lodge was sold to a new ownership group and underwent a facelift and a conversion to condominiums. The building was remodeled into seventeen accommodation units and seven condominiums. As a condition of the condominium conversion a rental restriction was placed on the portion of the property that consisted of the accommodation units and the four new condominiums. No rental restrictions were placed on the three existing dwelling units. Pylman and Associates, Inc. June 2007 In 1987 the Town of Vail approved a rezoning of the Rams-Horn Lodge to SDD # 17. This SDD approval allowed for a remodel of the existing building and an addition of a third floor to the building. The reconfigured building now consists of 10 dwelling units with 22 accommodation units. The accommodation units exist as lock-off bedroom/bathroom accommodation units to the dwelling units. Rental requirements were included for most of the building area. The original three dwelling units, units 5, 10 and 11, and the living room, dining room and kitchen area of unit 12 do not have use restrictions. There are currently a total of eleven owners in the building, with a couple of owners holding multiple units. The front desk operation remains in place and the building is aggressively marketed and operated as a short-term rental property. At this time all of the building space is available in the rental pool. The owners of the non-restricted space have, at this time, voluntarily made their property available to the rental program. The Rams-Horn has long been a family oriented rental and ownership building and has a very strong and loyal repeat business. The typical Rams-Horn rental client is a large or extended family that rents one or more units at a time. The location on the edge of the core area and immediately adjacent to the Golden Peak Ski School facilities makes this site very desirable for family use. Historically there has been very little demand for use of the accommodation units as typical hotel rooms. In 1999 the Town of Vail made some fairly extensive revisions to the Public Accommodation (PA) Zone District in an attempt to encourage the redevelopment or upgrade of lodging properties within the Town. The changes included: • Increase in allowable GRFA from 80% to 150% of site area • Deleting accommodation units, fractional fee and employee housing units for the purpose of density calculation. • Increase in building height to 48feet. • A requirement that 70% of new GRFA be in the form of accommodation units or fractional fee units. 3.0 Proposed Plans The Rams-Horn Lodge Condominium Owners Association desires to undertake a property wide interior and exterior renovation to the existing building and grounds. The proposed improvements include: Pylman and Associates, Inc. 2 June 2007 • Exterior facade improvements to bring the building up to current appearance standards for the village core area • Parking and driveway improvements • New and improved public sidewalks • An enhanced building entrance/front door area • Upgraded and enlarged lobby and front desk • Improved vertical circulation within the building • Renovated basement area with improved recreation, owner storage and laundry facilities • Afire sprinkler system • New onsite employee housing • Minor additions of additional square footage to select locations on the first, second and third floors • The addition of a fourth floor to the building 3.1 Conceptual Zoning Analysis A. Proposed Uses The Rams-Horn Lodge Condominiums is currently designated as SDD #17, approved by Ordinance No. 27 Series of 1987. The underlying zone district is Public Accommodation (PA). The Rams-Horn owners association has been exploring the concept of adding to and upgrading the building for about five years now. Various alternatives have been investigated, ranging from a straightforward facade remodel to a complete tear down and re-build. The ownership group has selected a scenario that will result in an upgrade and overall architectural and interior enhancement of the building that does not include a tear down and does not include the participation of an outside development entity creating new for sale square footage. The additions to the first three floors all result in the minor expansion of existing units. Not all of the units in the building will gain space. The fourth floor space will become the property of the current third floor owners. Some of these owners wish to use the space to expand the size and livability of their existing units while some wish to add a kitchen to the fourth floor space and own an additional separate unit. This proposal is not driven by an immediate desire to sell the newly created space in the building. On the existing three floors of the building the general interior layout configuration will be maintained and the proposed new square footage to be added to the building will complement the existing configuration. The fourth floor area to be added has not been fully designed or programmed at this stage. Pylman and Associates, Inc. 3 June 2007 A significant part of this application is a desire to improve and upgrade the common areas of the building, including building entry, the front desk and the lobby area. The existing rental program will remain in full operation. While the configuration of the condominium and lock-off units are not in absolute compliance with the description of the PA Zone District, the fully managed rental program absolutely meets the short-term occupancy goals of the Town of Vail and meets a demand for a very desirable type of rental product in a tremendous location. The existing Rams-Horn building consists of 10 dwelling units with 22 accommodation units. Most of the accommodation units are configured as lock- offbedrooms to the condo units, however several accommodation units are owned as stand alone units. The proposed upgrade and additions will result in an enhancement of those existing units and will create additional space on the fourth floor. This fourth floor space will also be placed in the rental pool and will provide additional short- termbeds in the village core area. The proposed building revisions will result in the addition of approximately 1,463 square feet of living space and 650 square feet of common area on the ground floor, 2,037 square feet of living space to the second floor, 1,529 square feet of living space to the third floor and a new fourth floor of approximately 7859 additional square feet. The basement level of the building currently includes an exercise and recreation room, laundry facilities and owner storage lockers. This portion of the building will be remodeled to upgrade these facilities and additional space will be excavated to create approximately 1,250 square feet of employee housing space. The homeowners have formed an architectural design committee to determine the exterior design style and finishes. A range of architectural styles has been considered and some of the concept drawings are included in the accompanying graphics package. B. Density Control The underlying PA Zone District allows for up to 25 dwelling units per acre of buildable site area. Employee housing units and accommodation units do not count towards density. The Rams-Horn property includes 29,360 square feet of area zoned Public Accommodation and 4,194 square feet of area zoned Parking. Utilizing the PA zoned 29,360 square feet the Rams-Horn is allowed 16.8 dwelling units. The existing density is 10 dwelling units and the proposed could Pylman and Associates, Inc. 4 June 2007 be as high as 14 dwelling units if all four third floor owners want to create separate units on their fourth floor space. The allowable GRFA, at 150% of the site area, is 44,040 square feet. The existing building, counting all of the accommodation units, is 19,556 square feet and the proposed building, again counting all accommodation units, is 32,444 square feet. These densities are well within the range of the PA Zone District. C. Building Height The underlying PA Zoning District allows a building height of 48 feet. The Vail Valley Master Plan identifies the Rams-Horn property as appropriate fora 3 - 4 story building form. The existing height, according to Town of Vail records, is 42 feet. The proposed height cannot be precisely measured until the applicant and Town staff jointly determine a base plane elevation for the Rams-Horn site. However, the proposal is in compliance with the 4 story building height of the Vail Village Master Plan. It is likely, given the 42 feet height of the existing building, that some relief from the 48 foot building height requirement maybe required to accommodate the 4ch floor addition. D. Site Coverage Existing site coverage is unknown and is not listed in the Town of Vail files. The PA Zone District allows a site coverage of 65% of the total site area. As building plans are finalized a detailed calculation of site coverage will be completed. E. Landscape Area The PA Zone District requires 30% of the site area to be landscaped. As building plans are finalized a detailed calculation of site coverage will be completed. F. Parking The existing building includes a total of 33 surface parking spaces. The proposal does not include any provision to add parking spaces to the site. Pylman and Associates, Inc. 5 June 2007 G. Setbacks The underlying PA Zone District requires a 20' setback on all sites. The existing building footprint does not fall completely within this 20' setback requirement. The proposed additions generally follow the existing building footprint, but in some areas the additions present an additional encroachment into the required setback. This can be most clearly understood by reviewing the attached plans. 3.2 Employee Housing The Town of Vail has recently enacted new employee housing requirements for new development within the Town of Vail. Ordinance No. 8, Series 2007 requires that all new development and redevelopment in town must mitigate the employee housing impact by providing employee housing at a mitigation rate of 10% of the total new GRFA. The proposed additions to the Rams-Horn Lodge equal approximately 12,888 square feet of GRFA, which equates to a mitigation requirement 1,288 square feet of employee housing. The proposal includes the provision of approximately 1,250 square feet of on-site employee housing. Any remaining requirement will be met via the pay in lieu program. 4.0 Summary The proposed improvements to the Rams-Horn Lodge create additional space for the existing owners; provides additional beds for rental opportunity in the village core and results in a building that meets the upgraded character of the immediate neighborhood and the overall Vail Village core area. These improvements will be accomplished without the involvement of an outside development entity and will meet the ongoing goals of the Town of Vail to provide a wide variety of high quality short-term rental opportunities to the visiting guest. The Rams-Horn Owners Association is very interested in obtaining additional input into the building design, constraints and opportunities before moving forward with detailed plans. Pylman and Associates, Inc. 6 June 2007 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: July 9, 2007 SUBJECT: A request for a work session to discuss a Major Amendment to a Special Development District (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 17, for the specific purpose to allow for the remodel and addition to the Rams-Horn Building, located at 416 Vail Valley Drive; Lot A, Block 3 and Tract F, Vail Village 5th Filing (PEC07- 0038) Applicant(s): Rams-Horn Lodge Owners Association, represented by Rick Pylman, Pylman & Associates, Inc. Planner: Scot Hunn I. SUMMARY The Applicant(s), Rams-Horn Lodge Onwers Association, represented by Rick Pylman, Pylman & Associates, Inc., has requested a work session meeting with the Planning and Environmental Commission to discuss the proposed conceptual plans for a Major Amendment to Special Development District No. 17, within the Public Accommodation (PA) zone district, to allow for major, property-wide interior and exterior alterations, inclusive of: o Expansion of the lower (Basement) level to accommodate employee housing; o Additions to certain units, expanding gross residential floor area (GRFA); o Addition of up to fourteen (14) bedrooms throughout the building; o Addition of a fourth floor to expand third floor units to "two-story", allowing some Owners to expand existing living space and others to add kitchens in the new fourth floor space and create additional "for rent" units; o Parking and driveway improvements; o New and improved public sidewalks/streetscape including new site fence along Vail Valley Drive o Improvement of internal circulation; o Installation of fire sprinkler system, and; o Renovation of the building exterior and certain portions of the grounds to include a new site fence, new landscaping, new exterior materials and new exterior lighting. Discussion and feedback is requested with regard to the proposed concept plans relative to master plan recommendations, specific design guidelines and Code requirements applicable to any re-development of this site. To this end, Staff has prepared a written analysis summarizing pertinent requirements and guidelines outlined in: o The Town of Vail Land Use Plan o The Vail Village Master Plan o The Vail Village Urban Design Guide Plan o The Town of Vail Streetscape. Master Plan, and o The Town's Zoning Regulations II. DESCRIPTION OF THE REQUEST Purpose of Worksession The purpose of this meeting is to discuss how the Rams-Horn re-development proposal compares to the zoning regulations prescribed for development within the Public Accommodation (PA) zone district and SDD No. 17 (Attachment E), as well as site specific design guidelines or planning goals outlined in both the Vail Village Master Plan, the Vail Village Urban Design guide Plan and the Town of Vail Streetscape Master Plan. The Applicant has submitted a set of concept plans for review and consideration, dated July 5, 2007 (Attachment B). Project Overview The attached plan sets generally indicate proposed improvements including but not limited to: Lower Level (Basement) • 1,294 sq. ft. expansion/addition on North side of building for Employee Housing Unit (EHU) • Remodel to existing Workout, Laundry and Storage Spaces Level One (Main) • 2,035 sq. ft. (total) expansion/addition inclusive of: expanded front entry, reception desk and front office area; new lobby and business center; and, additional habitable space (GRFA) in Units 1, 2, 4 and 9 • Addition of one (1) bedroom • Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 9 Level Two • 2,045 sq. ft. (total) expansion/addition inclusive of: additional habitable space (GRFA) in Units 5, 6, 8 and 10 • Addition of one (1) bedroom Addition of elevator within an existing hallway area on the North side of the building and adjacent to Unit 5 • The elimination of exterior balcony space at Unit 10 Level Three 1,600 sq. ft. (total) expansion/addition inclusive of: additional habitable space (GRFA) in Units 11, 14 and 15 • Addition of two (2) bedrooms 2 Addition of elevator serving Unit 11 on the North side of the building and adjacent to Unit 14 The elimination of balcony space at Unit 11 Level Four (New) • 7,859 sq. ft. (total) expansion/addition to create a second story for Units 11, 12, 14 and 15 • Potential Addition of six (6) new bedrooms • Addition of elevator serving the second level of Unit 11 on the North side of the building and adjacent to Unit 14 Note: Level Four program not developed; number of new "for rent" units/lock-offs not determined at this time "* Eight bedrooms total; net increase not including existing loft space for Unit(s) 11 and 14 In addition, the Applicant has provided calculations relative to gross residential floor areas (GRFA) within the existing and proposed structure. Briefly: Existin Proposed Increase Total 19,556 sq. ft. 32,444 sq. ft. 12,888 sq. ft. Of note is the addition of a forth story to expand certain units to "two-story" units, the creation of additional basement space on the north side of the property for the creation of employee housing units, as well as the expansion of the lobby, reception area and front office space on Level One (main). Requested Outcome The intended outcome of this meeting is for the Commission to have a greater understanding of the regulations affecting re-development within the Public Accommodation (PA) zone district and to allow the Commission, Applicant and public an opportunity to comment on the project's potential benefits and impacts. As well, Staff suggests that this amendment process will be an opportunity to discuss the existing SDD and to propose any relevant and/or required changes to ~, the SDD as a significant aspect of the East Village' sub-area. While the Commission will not be taking formal action on the development application at this time, the Staff and the Applicant are requesting that the Commission provides: 1) Input and direction to the Applicant on the issues and opportunities related to the proposal; 2) Specific or additional requirements for the impending review and approval processes. Applicable Review Criteria To this end, the Rams-Horn building re-development project includes the following primary application and review component(s) to be considered in any future submittal for formal review and approval by the PEC: o A major amendment to special development district application pursuant to Chapter 9 of Title 12, Town of Vail Municipal Code; Specifically, sections (in part): • 12-9A-4: Development Review Procedures • 12-9A-5: Submittal Requirements • 12-9A-6: Development Plan 12-9A-7: Uses • 12-9A-8: Design Criteria and Necessary Findings 12-9A-9: Development Standards • 12-9A-10: Amendment Procedures • 12-9A-11: Recreation Amenities Tax • 12-9A-12: Time Requirements 12-9A-14: Existing Special Development Districts o Ordinance No. 27, Series of 1987 - An Ordinance Approving a Special Development District (Known as SDD No. 17) and the Development Plan in Accordance with Chapter 18.40 of the Municipal Code and Setting Forth Details in Regard Thereto (Attachment _, pg. _) o The Town of Vail Land Use Plan • Medium/High Density Residential (in part): "The overwhelming majority of the Village's lodge rooms and condominium units are located in this land use category"... "It is the goal of this Plan to maintain these areas as predominantly lodging oriented with retail development limited to small amounts of "accessory retail. "" o The Vail Village Master Plan • Open Space Plan -Planted Buffer (in part): "Planted buffers provide visual relief from roadways and surface parking areas and establish „ ~, entryways into the Village. Buffers indicated on this Plan are important landscape features and should generally be preserved." • Parking and Circulation Plan -Walks Along Streets/Attached Sidewalks (in part): "Aesthetic, as well as functional considerations are important to the Village's circulation system." "A long standing goal for the Village has been to improve the pedestrian experience through the development of a continuous network of paths and walkways." • Building Height Plan - 3-4 Story (in part): "Generally speaking, it is the goal of this Plan to maintain the concentration of low scale buildings in the core area while positioning the larger buildings along the northern periphery (along the Frontage Road)..." "Building heights expressed on this illustrative Plan are intended to provide general guidelines." "Additional study should be made during specific project review relative to a building's height impact and the streetscape and relationship to surrounding structures." o Title 12, Chapter 7, Article A -Public Accommodation (PA) zone District o The Vail Village Urban Design Guide Plan o The Town of Vail streetscape Master Plan 4 III. BACKGROUND The Rams-Horn Building re-development project is the comprehensive re- development of Lot(s).t~ A, Block 3, Tract F1, Vail Village 5~h Filing and a tract of land formally dedicated as Hanson Ranch Road right-of-way. This development site is located along Vail Valley Drive, to the east of the Tivoli Lodge, and to the north of Golden Peak. This area is further identified within the "Medium/High Density Residential" land use designation of the Vail Village Master Plan (Land Use Plan), and is more specifically addressed as part of the "East Village" sub-area within the same Plan. This sub-area is described (in part) as follows: "The East Village sub-area is comprised almost exclusively of residential/lodging and condominium development. " "The sub-area separates the commercial activity of the Village core on the west with the Golden Peak Ski Base/Recreation area on the east. " "While there is vehicular traffic through the sub-area, Hanson Ranch Road, Gore Creek Drive, and Vail Valley Drive also accommodate a great deal of pedestrian and bicycle traffic. " "The most important public improvements in this sub-area relate to pedestrian and bicycle safety." "The public right- of-way should be maintained and expanded for public use whenever possible. " More specifically, Sub-area #7-6 Ramshorn Lodge (Complete) states: "One story residential addition to existing structure. Sidewalk as found in Sub-area #7-3 shall be part of improvements." History of Property The Rams-Horn opened for business as a lodge property in approximately 1968 and has been expanded and remodeled several times since. Most notably, the property was remodeled to converted twenty-eight (28) lodge units and three (3) dwelling units into seventeen (17) accommodation units and seven (7) condominium units. At that time, rental restrictions were placed on the new accommodation units and four new condominiums units created by the conversion. In 1987, the Town approved the rezoning of the property to SDD No. 17, allowing for the subsequent remodel and addition of a full third story, inclusive of three (3) new condominium units. Currently, the building consists of ten (10) dwelling units and twenty-two (22) accommodation units existing as lock- off bedroom/bath units. The Applicant proposes this re-development in order to gain functional floor area and bedroom space; to improve the entry and reception areas; to improve internal circulation, and; to provide enhanced amenities such as a lobby and business center, therefore improving lodging rental operations on this already popular and profitable site. The property has been well maintained and has continued to serve a niche clientele seeking affordable lodging rentals nearby Golden Peak and the Village. For that reason, the property has remained popular with families and other loyal clientele. As well, this serves as the basis for Ownership's justification to remodel the existing building rather than demolish the structure and redevelop the property. Yet, several of the units and common areas are dated and under-sized when compared to other lodging properties in the Village area. Therefore, the ownership proposes this extensive remodel and addition, rather than demolition and redevelopment, in order to provide enhanced rental experiences for guests and to remain competitive with other lodging properties in the Village. As well, a primary focus of Ownership in any re-development of the property has been to not seek to maximize development potential. Rather, this proposal capitalizes on maintaining the property's "boutique", family-oriented niche in the vacation rental market. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Planning & Environmental Commission, Design Review Board, Town Council, and Staff with regard to the review of any applications submitted on behalf of the Applicant(s). A. Manor Amendment to Special Development District (SDD) 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: The PEC shall review the proposal for general compliance pursuant to criteria set forth in Section 12-9A-8: Design Criteria and Necessary Findings (in part): ^ Compatibility and sensitivity to immediate environment , neighborhood and adjacent properties; ^ Relationship of proposed uses, activity and density to surrounding uses and activities; ^ Compliance with parking and loading requirements of chapter 10; ^ Conformity to Town of Vail Comprehensive Plan; ^ Identification and mitigation of any natural and/or geologic hazards affecting the property; ^ Sensitivity and responsiveness of site plan, building design/location and open space provisions to overall aesthetic quality of the community; ^ Vehicle and pedestrian circulation system considerations; ^ Functionality and aesthetic aspects of landscape plan Action: The initial review of a proposed special development district shall be held by the planning and environmental commission at a regularly scheduled meeting. Prior to the meeting, and at the discretion of the administrator, a 6 work session may be held with the applicant, staff and the planning and environmental commission. The Planning and Environmental Commission may recommend approval of the petition or proposal as initiated, may recommend approval with such medications as it deems necessary to accomplish the purpose of this title, or may recommend denial of the petition or rejection of the proposal. Design Review Board: Action: The Design Review Board has no review authority on a Major or Minor Amendment to a Special Development District (SDD), but must review any accompanying Design Review Board application. The Design Review Board therefore will make a recommendation to the Planning and Environmental Commission on any deviations proposed to the architectural design guidelines prescribed in the Vail Village Master Plan. The DRB is responsible for evaluating the proposal for: ^ Architectural compatibility with other structures, the land and surroundings ^ Fitting buildings into landscape ^ Configuration of building and grading of a site which respects the topography ^ Removal/Preservation of trees and native vegetation ^ Adequate provision for snow storage on-site ^ Acceptability of building materials and colors ^ Acceptability of roof elements, eaves, overhangs, and other building forms ^ Provision of landscape and drainage ^ Provision of fencing, walls, and accessory structures ^ Circulation and access to a site including parking, and site distances ^ Location and design of satellite dishes ^ Provision of outdoor lighting ^ Compliance with the Vail Village Urban Design Guide Plan and design considerations 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. applicable master plans and site specific 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: Upon receipt of the report and recommendation of the planning and environmental commission, the town council shall set a date for hearing within the following thirty (30) days. Within twenty (20) days of the closing of a public hearing on a proposed SDD, the town council shall act on the petition or proposal. The town council shall consider but shall not 7 be bound by the recommendation o f the planning and environmental commission. The town council may cause an ordinance to be introduced to create or amend a special development district, either in accordance with the recommendation . V. APPLICABLE PLANNING DOCUMENTS Ordinance No. 27, Series of 1987 An Ordinance Approving a Special Development District (Known as SDD No. 17) and the Development Plan in Accordance with Chapter 18.40 of the Municipal Code and Setting Forth Details in Regard Thereto (in part) SECTION 3: PURPOSE Special Development District No. 17 is established to ensure comprehensive development and use of an area that will be harmonious with the general character of the Town of Vail and to promote the upgrading and redevelopment of a key property in the Town. SECTION 8: AMENDMENTS Amendments to the approved development plan which do not change its substance may be approved by the Planning and Environmental Commission at a regularly scheduled public hearing in accordance with the provisions of Section 18.66.060. Amendments which do change the substance of the development plan shall be required to be approved by the Town Council after the above procedure has been followed. The Community Development Department shall determine what constitutes a change in the substance of the development plan. Town of Vail Municipal Code Title 12 Zoning Regulations Chapter 7 -Commercial and Business Districts, Article A, Public Accommodation (PA) District (in part) 12-7A-1: PURPOSE: The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same zone district and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. 12-7A-2: PERMITTED USES (in part): The following uses shall be permitted in the PA zone district: Lodges; Type IV employee housing units 12-7A-3: CONDITIONAL USES (in part): The following conditional uses shall be permitted in the PA zone district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Private unstructured parking; Professional and business offices; 12-7A-4: ACCESSORY USES (in part): The following accessory uses shall be permitted in the PA district: Swimming Pools, tennis courts, patios, or other recreation facilities customarily incidental to permitted lodge uses. 12-7A-12: EXTERIOR ALTERATIONS OR MODIFICATIONS (in part): A. Review Required: The construction of a new building or the alteration of an existing building shall be subject to review by the Design Review Board in accordance with chapter 11 of this title. However, any project that adds additional dwelling units, accommodation units, fractional fee club units, any project which adds more than one thousand (1000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the Planning and Environmental Commission (PEC) as follows (in part): Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the Administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. 12-78-20: VAIL VILLAGE URBAN DESIGN PLAN (in part) A. Adoption: The Vail Village Urban Design Guide Plan and design considerations are adopted for the purposes of maintaining and preserving the character and vitality of the Vail Village (CC1) and to guide the future alteration, change and improvement in CC1 district. Copies of the Vail village design guide plan and design considerations shall be on file in the department of community development. 9 Vail Land Use Plan The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold: 1. To articulate the land use goals of the Town. 2. To serve as a guide for decision making by the Town. The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan, are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site. Goals and Policies (in part): 1.0 General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.4 The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the Urban Design Guide Plan. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2.0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 3.0 Commercial 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 3.5 Entertainment oriented business and cultural activities should be encouraged in the core areas to create diversity. More nighttime 10 businesses, on-going events and sanctioned "street happenings" should be encouraged. 4.0 Village Core / Lionshead 4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved thorough implementation of the Urban Design Guide Plan. 4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. (scale, alpine character, small town feeling, mountains, natural setting, intimate size, cosmopolitan feeling, environmental quality.) 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Vail Village Master Plan The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. The Vail Village Master Plan is intended to be consistent with the Vail Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment and public spaces. Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village and the community as a whole. A series of objectives outline specific steps that can be taken toward achieving each stated goal. Policy statements have been developed to guide the Town's decision- making in achieving each of the stated objectives. The Clock Tower Building is located within the Commercial Core 1 Sub-Area #3 of the Master Plan. The Vail Village Master Plan is intended to guide the Town in developing land use laws and policies for coordinating development by the public and private sectors in Vail Village and in implementing community goals for public 11 improvements. Further, the Master Plan is intended to serve as a guide to the staff, review boards and Town Council in analyzing future proposals for development in Vail Village and in legislating effective ordinances to deal with such development. Contained within the Vail Village Master Plan are goals for development in Vail Village. The goals are summarized in six major goal statements. The goal statements are designed to establish a framework, or direction, for the future growth of the Village. A series of objectives outline specific steps toward achieving each stated goal. Policy statements have been developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals, or in implementing capital improvement projects. (Listed in part): Goal #1 Encourage high. quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. 1.2 Objective: Encourage the upgrading and redevelopment of residential and commercial facilities. 1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town. 1.3.1 Policv: Public improvements shall be developed with the participation of the private sector working with the Town. Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. 2.1 Objective: Recognize the variety of land uses found in the 10 sub- areas throughout the Village and allow for development that is compatible with these established land use patterns. 2.2 Objective: Recognize the "historic" commercial core as the main activity center of the Village. 2.2.1 Policv: The design criteria in the Vail Village Design Guide Plan shall be the primary guiding document to preserve the existing architectural scale and character of the core area of Vail Village. 2.4 Objective: Encourage the development of a variety of new commercial activity where compatible with existing land uses. 12 2.4.1 Policy: Commercial infill development, consistent with established horizontal zoning regulations shall be encouraged to provide activity generators, accessible green spaces, public plazas, and streetscape improvements to the pedestrian network throughout the Village. 2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. 2.5.2 Policy: The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life, health and safety considerations. 2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector. 2.6.1 Policy: Employee Housing; units may be required as part of any new or redeveloped project requesting density over that allowed by existing zoning. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village. 3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements. 3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways. 3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas. Goal #4 To preserve existing open space areas and expand greeenspace opportunities 4.1 Objective: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. 4.1.2 Policy: The development of new public plazas and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce their roles as attractive people places. 13 Goal #6 To insure the continued improvement of the vital operational elements of the Village. 6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting. 6.2.2 Policy: Minor improvements (landscaping, decorative paving, open dining decks, etc.), may be permitted on Town of Vail land or right-of-way (with review and approval by the Town Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are able to be maintained at current levels. Special design (i.e, heated pavement), maintenance fees, or other considerations may be required to offset impacts on Town services. Vail Village Urban Design Guide Plan This Guide Plan represents collective ideas about functional and aesthetic objectives for Vail Village. Diagrammatic in nature, the Guide Plan is intended to suggest the nature of improvements desired. It is based on a number of urban design criteria determined to be appropriate for guiding change in the Vail Village. The Guide plan is intended to be a guide for current planning in both the public and private sectors. Although the Guide Plan does not specifically include or otherwise identify site-specific improvements to be made at or around the Rams-Horn property, Staff suggests that the overall guiding design principles of the Plan are applicable to any redevelopment of the property in order to carry out and further the aesthetic objectives for the Vail Village. Town of Vail Streetscape Master Plan The 1991 Town of Vail Streetscape Master Plan was written and adopted (in part) to provide clear design direction for certain public and private improvements associated with any public and/or private re-development projects within the Town. The purpose of the Plan is "to provide a comprehensive and coordinated conceptual design for streetscape improvements that: 1) is supported by the community; 2) enriches the aesthetic appearance of the Town; and 3) emphasizes the importance of craftsmanship and creative design in order to create an excellent pedestrian experience" The plan is divided into "sub-areas" or study areas. For purposes of this review, the Rams-Horn property is located within the "East Village" sub-area. VI. ZONING ANALYSIS Staff has completed a preliminary zoning analysis of proposal in relation to the land use requirements outlined in Title 12, Zoning Regulations of the Vail Town Code. Items listed as "unknown" will be confirmed prior to any final hearing. A summary of the analysis is provided below: 14 Street Address: 1650 E. Vail Valley Drive Parcel Number: 210108258024 Zoning: Public Accommodation (PA) Land Use Plan Designation: Medium/High Density Residential Current Land Use: Medium/High Density Residential Development Standard Allowed/Required Existin Proposed Total Lot Area: 10,000 sq. ft. (min.) 33,559 sq.ft. No change Setbacks: ' i '` 11' ** Front: Minimum 20 var es ** Side: 20' Minimum varies * varies Rear: 20' Minimum varies * varies ** Building Height: 48' max. (PA) 42' Unknown 42' max. (SDD No.17) 42' Unknown Density: DU's- 25 D.U.s/acre 10 14 dwelling units AU's- 50 A'.U./acre 22*** No change GRFA: 150% or 19,556 sq. ft. 32,444 sq. ft. 44,040 sq. ft. Site Coverage: 65% (max.) or Unknown Unknown 19,084 sq. ft.**** Landscape Area: 30% (min.) or Unknown Unknown 8, 80~-sq..ft,. Parking: 75% ***** 33 spaces No change within building(s) Loading: ~` _ ~ . o~~~.~. + . 1~tcc,f~GN~~~e _ Z`r Note: `" * Portion(s) of existing improvements encroaching into required setback(s) as approved via ~ t SDD No. 17 I ** Portion(s) of proposed improvements are encroaching into required (PA zone district) ~ u IL ~~ setback(s); setbacks established via SDD No. 17 (approved site plan) *** SDD No. 17 sets forth density restrictions that limit the site to a maximum of 22 _ ~' ~z ;_ ,~ accommodation units **** Site coverage currently set forth via SDD No. 17 (approved site plan) ***** PA zone district requires 75% of off-street parking to located "within the main building or ~ %~ -~ r~-t~n.~ buildings and hidden from public view." Parking requirements for Rams-Horn are currently set forth via SDD No. 17 (approved site plan) 15 VII. SURROUNDING LAND USES Land Use Zonin North: Vail Trails Public Accommodation (PA) South: Golden Peak Ski Base Recreation (SBR) East: Med./High Density Res. High Density Multi-Family (HDMF) West: Med./High Density Res. Public Accommodation (PA) VIII. DISCUSSION ISSUES Overview of Conceptual Review: Identification of Issues and Opportunities The Applicant has submitted conceptual plans for discussion purposes at this time and has not provided a complete application. Overall, Staff suggests that the level of detail and information provided for this stage of (conceptual) review by the PEC is generally adequate and appropriate to discuss overall issues of building design and feasibility of the project, as well as initial concepts and concerns regarding bulk, mass, building height, uses and any associated issues of code compliance. Of note in any discussions relative to a major amendment to the Special Development District is a reminder of provisions of the existing SDD No.17 as well as real covenants in effect for the condominium association which place certain restrictions on use and further subdivision: Special Development District No. 17 Specifically, the existing building (footprint and maximum ridge height) are tied to site plans, landscape plans and building plans made part of and approved via SDD No. 17 upon adoption via Ordinance No. 27, Series 1987. Relative to the purpose of Special Development District formation, Staff suggests that previous, site-specific (mass and bulk) approvals and/or restrictions for this parcel were most likely in response to unique site constraints, master plan goals of the Town for this sub-area, as well as concerns from neighboring properties -building height and potential impacts on views. The current proposal calls for increased building footprint (and further encroachment into established setbacks) as well as an increase of maximum building height. Of initial concern to Staff are the following issues relative to underlying PA zone disctrict standards, adopted codes and previously approved Special Development District development standards: o Proposed building height and impacts to adjacent properties (view shed analysis will be required); o Building Code issues relative to existing and proposed types of construction, as well as proposed uses, occupancy loads and exterior improvements (building/fire code analysis will be required); o Proposed building encroachments into established setbacks, and; o Site Coverage and Landscaping (Site Coverage/Landscape analysis will be required) 16 Such issues should be discussed relative to the ultimate benefits provided to the Town by any re-development of the Rams-Horn property, as well as opportunities to mitigate or eliminate any potential impacts on adjacent property Owners. Condominium Declaration The Applicant should verify all existing real covenants applicable to the property that may impact any future expansions, conversions, or encroachments into limited or general common elements. For example, proposed expansion of individual condominium units into common elements may require the creation of certain easement agreements and/or amendment to existing declaration(s). Conceptual Review Discussion Items In addition, Staff suggests that the following questions or areas of focus for any review and discussion might include: Site Constraints/Opportunities: o Siting of proposed improvements relative to applicable setbacks (approved SDD No. 17 Site Plan), property lines, adjacent improvements, rights-of- way, and any easements of record -encroachments proposed o Improvements to streetscape and public areas -new fence/site wall along Vail Valley Drive and potential improvements/connections to existing sidewalk network o Investigation/Feasibility study of integrating "green-building" and energy efficient design principles and construction techniques in the design development of the project o Addition of EHU on-site Desi n: o Massing and bulk - form based considerations, compatibility with surrounding neighborhood and potential view impacts o Roof composition -pitches, overhangs and forms o Gross square footage increase o General exterior material and design elements o Facade and Fenestration o Building height calculations -conformance with goals and objectives of master plans and potential impacts on adjacent properties Uses (consistent with PA zone district): o Public Accommodation, residential and common area components Densit o Accommodation Units o Dwelling Units o Maximum Density and GRFA Construction Considerations and Impacts o Code Compliance o Staging, Scope and Impacts to adjacent properties/uses 17 Public Benefits and Impacts/Improvements within Public Wav: o Improvements within the public way, "Permission to Proceed" and goals of Streetscape Master Plan -potential impacts and/or improvements to the public realm and vitality of the streetscape (new walkways and site fencing) Additional Information and Review Requirements Additional information and/or processes may be required in any subsequent submittals in order to adequately address the following issues and/or requirements: 1. Town of Vail Town Council "Permission to Proceed" prior to commencement of planning any improvements such as sidewalk improvements and new site fence within Town right-of-way; 2. Parking Analysis; 3. Employee Housing (Mitigation) Analysis; 4. Site Coverage Analysis -revised and updated site plan indicating existing and proposed site coverage; 5. Detailed Landscape Plan and Streetscape design elements -plan should indicate all existing and proposed improvements including existing, significant vegetation to be removed and/or preserved, all new site improvements (patios, walkways and plantings) and any proposed site lighting; 6. Grading, drainage and erosion control plans; 7. Building Height Calculations and View Analysis -Roof plan indicating all proposed ridge elevations, drawn over existing and proposed grades as well as an analysis of any potential view impacts to adjacent properties; 8. Building and Fire Code Compliance Analysis 9. Subdivision Regulations (Title 13, Chapter 7 - Condominiums and Condominium Conversions) ^ Re-subdivision of existing lot(s)/condominiums per proposed expansion and re-configuration of existing units and proposed creation of EHU 10. Title 14 -Development Standards Compliance Analysis Next Steps In Review Process Proposed* Next Steps and approximate time-frames inherent in the Development Review Process/Applications required: o Request "Permission to Proceed" from Town of Vail Town Council for any proposed improvements (new fence/site wall along Vail Valley Drive) within the public way o Submittal of complete application(s) for Major Amendment to Special Development District and Major Exterior Alterations o Return to PEC for formal review in August time-frame o Proceed to DRB for Conceptual Review in August time-frame o Return to PEC for Final Review /Review of Major Exterior Alterations in September/October time-frame o Proceed to Town Council for review of recommendation by PEC in October/November time-frame o Return to DRB for Final Review in October/November time-frame 18 Note: The above steps and timelines are suggested by staff to aid the Commission and Applicant in planning for future application requirements and review schedules; additional applications may be required and timelines (meeting dates) may be subject to change). IX. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Commission listens to the presentation and identifies any comments or concerns that the Commission may have at this time, with further direction to table the application to a date certain in August for formal review. X. ATTACHMENTS A. Vicinity Mai B. Reduced Plan Set (under cover of memo) C. Rams Horn Rental Operations Summary (by Applicant) D. Project Overview/Zoning Analysis -prepared by Pylman & Associates, Inc. E. Ordinance No. 27, Series of 1987 -Special Development District No. 17 19 Attachment A 20 ~ v. ~ ~` ~, ~ ~ ;~ ~~" , ~;: 1 ` °~ , ~:§ ~ ~~; " , . ~~~ t :- D S c~ ~ ~ ~o - RAMS-HORN RENOVATIO s ~ N PEC WORKSHOP SUBMITTAL m JUNE 11, 2007 n ~ m .~ rn Z N ~ rn A X C cn D -~ rn Z n -^ rn Q D ~ ~ O Z cn rn -a C7~~~ n~~ Z ~ rn n rnrnOnCJ ~C7 y ~ rn r ~ ~ ~ p~Qrn~rnZ,-r, pZ~9Crn<~~ - --I < O „~~'rn Z OZ `~ o ~' rn -~ p r Y ~ Z rn ~ 0 rn -i A ~ ~ _ RA1V~S-HORN RENOVATION = m ~' PEC WORKSHOP SUBMITTAL m ~ r JUNE 11, 2007 n n m -~ rn Z y ,~ a r x _. '~ ~ ~Y ~~~ ~~,~, ^ ~. 4e ~-3 f :f- " ': ~' ~ ~' ~~ ~' (r P, ~; a= 'e x ~ ~ ~ _ RAMS-HORN RENOVATIO = m~ PEC WORKSHOP SUBMITTAL m ~r JUNE 11, 2007 n n rn -~ rn Z rn n z 0 r Z n 0 rn r A ~ ~p - RAMS-HORN RENOVATION ~ N PEC WORKSHOP SUBMITTAL ~ nrn JUNE 11, 2007 -~ rn Z y 0 rn r rnC T T C/7 G rn cn --~ ~~ rn~, RAMS-HORN RENOVATION ., ~ N PEC WORKSHOP SUBMITTAL n nrn JUNE 11, 2007 -~ rn Z 0 0 rn r rn T -'~ rn Z O ~a ~~ - RANTS-HORN RENOVATION ~ N PEC WORKSHOP SUBMITTAL ~ nrn JUNE 11, 2007 -+ rn Z y T r Crn G T 0 rn CIS C 2 rn ~ ~° ~ rn~, RAMS-HORN RENOVATION ., ~N PEC WORKSHOP SUBMITTAL ~ nrn JUNE 11, 2007 ~ rn Z O m r <_ rnCi G T _"~ T I C/7 O C "'~ p ~ 70 - RAMS-HORN RENOVATION = rn ~ ~ N PEC WORKSHOP SUBMITTAL ~ nrn JUNE 11, 2007 -~ rn Z ~i - .~ 3:'~!€ a t3~~~~ y$x`~ja$~ i 9~` ~~q;,~ [~ ~i~c,~~ ~~f~ I I I "a~ \\~ wl u m 0 f a c ~O< = rn ~ < <o -I ~ N r ~ =s= A n rn °~ -j T Z v3~ ~ ~:~ff I ?'gig „R ~ I i} 4h1 ~ / / ~I 1 1 I B ~ ~l ,~ N \~ S I 1 R .~~8.~sg~.l~~l~~ J II~~~~FaS~~~gll~ ~~ ~~ ~~q~~q~a a! ~a Yi°~Ea a ~ ~~~~{ t ~a}[. I=~i'q~ ~f i it ~~~~~ n~ ~' ''~, , ,~ , ~~ , ~ I `~,. i '~ ,. ~ ~. I ~ i I ~ ~ i I ~~ ~~~ I I ~ I ~ ~ 1 i~ i~ i \ i~ - ~ i I i to ~'~ i~ ~~ '•1 ~ L _, om ti~ MS-HORN LODGE CONDOMINIU ~~ rom °~ °N ~ m m m N m o LOT A, BLOCK 3, VAIL VILLAGE STH FILING 476 VAIL VALLEY DRIVE VAIL, COLORADO ~ v` ~ PROTECT #0353 I i ~ i ~ •~ I i ~ a .i 1' '€ I data >~ ~-- ~~ I $. I a. € .® s. ~ ~ a~n . , I x ---- __,-; e 1 ~ ;1 g. ---- ---- ~__~ - ---- ~ ~ - !a ~3 : '. s ~' II~ ~J " ~~ ryl-~ IIryII-I 11 II ryl~- II V r z z O p O ------~ _--'" ~ ~ i ~ ~ ~ ~ i , v ~, ~___J ~V~~ ~ ~~ i~ ~ ~ \ ~ ,,,, ~> i ~~ ~-,'~ ~ ~ i ~~ i i i i ~ ~ i ~ a i~ ~' i i ~ 1 ~~ ~~ ,, ~'~ ~ ,-~ i ~ ,-~ ~ ~ ,,-~ i ~,-~ i~ i ~ ~~ ~ ~J ~ ~ - . ' ~ ~ ~ ~~~ ~ n ~~ `' / / ~ / ~ \ ~ / \~ // ~ ~ / ~ U \ ~\ L---.i \v~~ \~ /, ~ r\ / ,~, <~ ~ ~ ~ / ~ ~~ n ~ ~ v L 6 ~ D / ~~ // i C C ~~ C ,~ ~~/ ~ / A ,~~~~~ / \ - ' ~ ~ / ~ ~ ~ ~ ~ ~J \ / ~ IryI~- II r "~- > .~ T ~l p a c m n .^ 70 tn, ~~ m n ~I~ ~rn ~P° = rn -i ~ ~ -`- o -i r~ N r ~~ °qd A nm zrn PAR -~ rn Z r N 3 ~ N R, o~y uo MS-HORN LODGE CONDOMINIU P ~~ ~ m LOT A, BLOCK 3, VAIL VILLAGE STH FILING DRIVE y_ ~ o ~ A16 VAIL VALLEY VAIL, COLORADO ~ PROTECT #0353 ~~ ,~ o ~~ -/~~ // " r D z z O ~~ m o ~< Ac< I IN ° F., - A ~ o -~ Zrn Pew ~ v 3 _ cn T _~ rn ~ r nm rn Z MS-HORN LODGE CONDOMINIUti LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING 416 VAIL VALLEY DRIVE VAIL, COLORADO PROJECT #0353 d rn d o~ uo ~~ m o a A 0 0 f'~ ~1" ~~ -~ O O I~ /,, /,, r Y z z O --i ~ A ~~ ~ ~ m ~ o _~ ~~ ~I~. ~ ~ T J~' prn ~mm ~ ~ ~ rn ~ r - d o -I ~ N r t, ~ ~~ oza n n rn ~~ z~ ~,a~ ~ rn Z 3 _ (A z MS-HORN LODGE CONDOMINIUM LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING 416 VAIL VALLEY DRIVE VAIL, COLORADO PROTECT #0353 b a a O~ G ~~ m - s a p ~o ~ c ~~ ,~ o ~~ /~ ~~ r D z z O ~ ~m O ~I . ~ ~ ~ __._ __.v T rrn .m< ~~ ~rn ~N° ~ rn-{ r ~ ~ - o -i 70 N ~~~,jj r D hfi ~ ? ' n n m zrn o3°° N rn Z MS-HORN LODGE CONDOMINIUIv l0T A, BLOCK 3, VAIL VILLAGE 5TH FILING 4"16 VAIL VALLEY DRIVE VAIL, COLORADO PROJECT #0353 o~ uo m ~ `~ ~ O m z o o ~~ ,~ ~ o~ ~I r z z O A ~~ ~~_ //~ o 1~ ~~ oo< I III Arn <o -i 'ti RR~~ ~O ~~ e ~ -H-', zA ~~~ ~ 3_ N /~ T _~ rnT ~ ry r n m rn Z ' MS-HORN LODGE CONDOMINIUti LOT A, BLOCK 3, VAIL VILLAGE STH FILING 416 VAIL VALLEY DRIVE VAIL, COLORADO PROJECT #0353 ~~~ Om uO m ~ ~ FFF2~fififip ~, O oU A ~o y $ O P r z z O Xl r ~m i 9~ uo ~~ m ~ o °°T ~ ~" MS-HORN LODGE CONDOMINIU a m ~ ~ _ LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING 1 ~ o -{ ~ N 416 VAIL VALLEY DRIVE ~ ~ c ro o s_ m ~ VAIL, COLORADO Z c ~ ~ ~ T ~ PROJECT #0353 v 3 N ~~ ~~ rn~ °~< _ Drn - N __o -~ ~ -i m o °~= n ~, z ~ w ~ ~3_ ~ T ~~ I~ N nm rn Z Ri O~ UO ~ a MS-HORN LODGE CONDOMINIU ° m LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~" o 416 VAIL VALLEY DRIVE VAIL, COLORADO PROJECT #0353 o O A m ~ m m O i Y T ~ I r Z z O XI ~ im x O ~I fNtl~ sgm = ~~+d <a -1 Oz~ '~= A PBA ~ ti3_ ~ T _~ rnT ~ ry nm rn Z MS-HORN LODGE CONDOMINIU LOT A, BLOCK 3, VAIL VILLAGE 5TH EI LING 416 VAIL VALLEY DRIVE VAIL, COLORADO PROJECT #0353 9~ No m ~ `' - O m z ~o y Z O 4~ 0 II~ ~J " ~~ ~~ Ir ~ ~I' I~ f~ ~~ v. .7 ~ T 3 ~ ' _ = rn -i r N ffl ~ a A ,~ rn Z ti 3 ~ i/1 m 0 R, fr~ ~J " ~~ z O -~ a D O z pOm u0 U~ ~ ~ MS-HORN LODGE CONDOMINIU a m ~ o LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING _ 416 VAIL VALLEY DRIVE COLORADO VAIL ~ ~ ~ , PROTECT #0353 O 3 O /~ ~~ R a r ~ T ~ ~ °C~ n "' x o~d - ~1~ <3 `ma I_ rn -1 ~O d_ r O~ odd n n rn ~fn a2~ ~ rn Z _..3 . cn R. 0 O O en -~ -~ ~- O z o~ ao ~~ MS-HORN LODGE CONDOMINIU a P m ~ o LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING 1 416 VAIL VALLEY DRIVE VAIL, COLORADO ~ ~ ° PROJECT #0353 ~ w ~~~o D v, V tD O+ w "~ 01 ~O 0~ w rr fD ~~~~ ~~.n~ ~ OZ ~~ c ~ N ~ ~~ ~; ~. -~ ~, -~ o ~o g ., o ~ ~ ~ i CD ~ co ..,,, rr Cn ~ p ~• ~ w OQ ~ _, ~ ro ~ o':' ~ - cD c ~ w N w . ~ ~ r~ va ~ ~ w o w n. cn co ~ ~ _. N rn cn ,Y cn D n ~' ~ ;° '~ ~~~~ ~ n ~ ~ ~, ~ n ~ f D ~' _ w o r'* n p w w ~ O ~ w ~ ~ ~ s ~ < ~ ~ ~ ~„ ~ ~ cD ~ ~ ..~ ~ rt / ~ ~ ` ~ ~ ~ V r z z O A ~ ~~ m _~ b ~, 1 ~~ ~Y ~_ 0 z rn I~ ~~qn \.P orn ~°g n Q~ ~~~ _ Arn ~ ~ ~~ ~ m - z rn g~ 1 Y ~ V7 T -'° MS-HORN LODGE CONDOMINIU rl'I "I LOT A, BLOCK 3, VAIL VILLAGE 5TH FILING ~ N 416 VAIL VALLEY DRIVE r vau,coLORADo C~ m PROIECi M0353 rn Z N O ~s ill L ! 1 r i ~ 1 I 1 I 1 I 1 I 1 1 1 I / I B+ i ' 1 ~ 1 o, I g: x~ i ~ ~ ~~ C9 ~.1 1 ; .. - - ~ t g~ L ~ \I 1 _..-a-.ox's`"-_ .' ~r L \ \ 1 a Ili ~+ 1 C \ , ~"1 Y ' i ~ ~ lpA \ - xi __ .. ~ 1 t ._....F ~~..~.~ I 1 1 , 1 1 ~ 1 a L as g~~ti~ i \ - 'r \ ` i ~x Y ~ I 1 1 ( 1 ~~ O i ~i I n \ l _ ~ ~~;~ a li 'l~~~ 'ra~~ I~ 1`~ q ~ l 4 1 w 1 ~ ~ ~ n ~ r! I ASS ~ ~ ~l ! ~ ~~u N , ~ 9~ 0~ sU r ; 1 I ~ I °` .a f/~~~ ~ 1 ~ j ~' 11 41°~ ~ ~s_ ! ~ ~ ,~~ ! ~J ~Lr' it ~~__-_-~~ ~, c `' ~ ~ ~~ / ~; ,~~ C R~ \, !",~ `l f }t I + ,' ~ ~ ! ' 1 ! It \ •. +'1 1!~ \.°' ~\ `yam '~-._ ~ ~Q it N I(I~tt 11~ /` \\ ~~~ I 1 .° .. I E 1 ~ i ~, a J r"' _, , , _ _ - __m \ I 1 ~^ Nall \ ~ ~ U '---_-`°~.. SCI ~ 1 1 1 \ / I \ ail 1 ~~ I \ 1 i°~r II i ~n 1 ~~ .\ Ir ; I ~ cn 2 ~ +' I I ~ 1 E `~ i ~ a 'o y ~ 1n I k~ ~ \~ ~ 1 c; ,~ ~ j R 1 I ~ i ~ ~ , I ~ ~ ^, 1 ' ,~ \ ~ 1 a I it i I li ` v i ~+ ~ i i 11 \\ too , ii y I i ~ I' i \ o I fl \``` I ~ I 1 I.~TJ ~ 1 I~ ~~\ iI ; `, f i, / 1 I I ~ 1 ! 1 ' 1 !! ' ~ I jl I I 1 1 / ~ 1 / ______ __w.F~ ! t __________---~ ` ~ ~. ' , ra aN~:~ ale' • .-,. , \` ~' ry u ~ `~ p N b-~Lr ~ N2~tOp~~y+ ~/1 ~ v `1 ~~AMSHORN ~n r d ~ ~ ~ ~, ~ ~ 3 c~ f ~ °°; ~ ~ ~ ~o -. T ~~ x ~ < D m ~ c ~ <D m_ rp C r Z n C rn T O J0J '`yI (/^, m -~ 0 Z n m D C r m r. O A N j m A (op CI o ~ j CT N ... N U W ~~ ~d ~~ ~~ ~ ~~ ? ~ ~~ c ~$ ~~ ~~ ~ ~~ ~ r W T N m ~~ D ~~ m N N ((jjam~a.. N OD w ~ N S~: S ~~ N ~ W A~ O+ ~ N iJ V O ~^' `~' ~j Cll C O)C9 ~"1 O~ 8 W iJ1 O 1134 ~ N CC N N ((ll ttpp p (pp~ ~Np ~~pp V QI Np V ~ L W U1 ~ ~ ~ O/ fJl OrD O N ~ W ~ Oi ~ A + N ~ W a ~ ~ IV ~ N AO ~i N ~ ~ O v ~ W "d (D W W CA W :~ ~~ ~~ ~~ ~ma 8 ^' ~~g~~~~ ~g8~~~ `~ ~~~~~ ~' ~ Leo < _~ W~ ~D ~ ~~ ~ ~~ ~ ~ ~ ~ ~ ~ N ~ 3 ~' D m a ~ ~, W ~ V O~ ~5~+ ~ N .r ~ A N ~ CI tD + ~ O O ~A A t/~ C~,i71 ~ co ~ N `^" ~ N S so ~ a W ~ ~~4aQ jji~ ~As NN N j~~i p +{~a N O ± P~ 6 .A A O (71 (/~ N~N O ~ ~ 8 ~ ~. tP r "' ~ "' N CD "' O ~ J ~ O N Of CJ1 dp ~ y V 6j W tp ~ ~ ~ vw w N N ~~ ~~ ~~ ~ ~ c~ ~ m . ~ A m ~ m_ O N N W {(~~a1 N V i w ~ N j W CW71 NON VI tWp N N .mod ~ i y OI ~D D ~ t ~ T D ~ ~ W T ~~ p m o ~ ~ 00 ~ ~~ w ~~ ~ ~ 8 ~~~~ ~ ~ ~~ ~ ~~ ~ r ~ ~~~ ~ ~~~ < ~~~ ~ w ~~ ~ ~ ~ ~ ~ ~ ~ w pp~ .y App p} {per r ~ O N N N OD (P ~~ ~ OD w O O Q~ N NN~ $` N 01 LT 3 ~ ~, ~ ~ ~ A ~ ~ 3 3 0 0 0 0 0 0 O O O N 'r N 0 0 0 0 0 0 0 0 0~ ~ ~ O ODD ' P v N ~ ~ N ~ ~ ~ O ~ + O N ~' ~,~ ~~ y ~~ Z~ ~ ' m E ~ ~ T1 ~ D D ~' D D m ~ ~i fD ~ ~ j o N W CT ~ "' ~ ~ ~ ~ (,~ J ~ ~ W A W W ~i S. J i 1 C ~ 1 ~ + ~ ~~ pp ~ T pp yy ~ O~ T ~ ~ IV N 8Q ~ ~ ~ _ RAMS-HORN RENOVATIO = rn ~ PEC WORKSHOP SUBMITTAL ~ 'p N m nrn JUNE 11, 207 n -~ T Z W c v_ Z m ---! ""o -~ ~• p ~ ~ ~ ~ '~_ ~; 4 ~- ~-'~ sip C t3., ~~~,,~ ~~.. 3' "_~ a ~' -n Z?~ m. ~[ i ~ j r"f'i E ~~ ~% ('T"t ;. ('Tt ' ~' t!7 i '. ~~ e {„~„# ~~ 1 tti'8 ~ 3 "~ .~ Qr.. ~i.... I hJ 1`.+.5 r.-9 ~~ ~" ~1 ~3 ~~; i ~.% PHONE (970) 476-5646 rays- oro 416 VAIL VALLEY DRIVE VAIL, COLORADO 81657 RAMS HORN RENTAL OPERATIONS JUL 0 21007 TOWN OF VAIL FAX (970) 476-0301 The Rams Horn opened in approximately 1968 and has provided guest lodging for visitors to Vail for nearly 40 years. It operated as a lodge "without" in room televisions and telephone service by switchboard only until 1984 when the property was sold and through an SDD converted to condominiums with lock offs. Concurrent with this change the Children's Ski School at Golden Peak also opened in 1984. In 1987, a third floor and three condominiums were added to the western wing and thus you have the RamsHorn today. Although the structure has changed slightly, the building operates in much the same fashion as it has for the past 40 years. There is a front desk that provides daily service. Reservations are taken at the same telephone number by Milligan Property Management which operates the rental program for the building as well as serves as managers for the Rams Horn Condominium Association. The managers are John and Diane Milligan who have worked in the building since 1983 seeing it both as a lodge operation as well as a condominium association. Continuing its long tradition, the Rams Horn provides an extensive rental program and continues to fulfill the intent the Town of Vail had in mind when the SDD was approved in 1984. The revenues provided to the town (available in town offices under Milligan Property Management) through tax dollar collection is impressive for a building its size. The Rams Horn fits well into its neighborhood and fulfills a special niche in serving families that desire to be close to Golden Peak. Parents and children can literally walk into the RamsHorn courtyard, go out the pool gate and directly across to the ski school. Based on the type of demand, the managers can rent whole condominiums, lock off bedrooms to downsize or add onto meet the particular need of a family or the needs of small business retreats. The building enjoys an extensive repeat business as guests like to come back to a place they know and to managers that know them and can greet them as though they were family. In addition to the excellent location to the ski school, the RamsHorn provides indoor ski storage space, wireless Internet, a small work out and game room, on-site laundry facilities, on-site parking, and an outdoor swimming pooUJacuzzi. The front desk staff assists guests in making dinner reservations, helps with needed services such as ski rental, shopping and provides general information about Vail activities both summer and winter. Many of our guests, particularly our return visitors, arrive without an automobile, and are able to enjoy their entire vacation without the need to use a car. Most guests do not venture further a field than the Vail Village and Lionshead areas. The Rams Horn parking lots have rarely ever been full due to guest demand. What will change if this project receives renovation and expansion approval? Basically nothing in terms of operations. The intent is to keep the Rams Horn running as it has for so many years in its role and special niche of providing excellent accommodations at the base of Golden Peak. The front desk will run as it does today. The amenities in general will remain intact. By increasing in size we are not attempting to compete nor can we compete with the large projects in Vail. Our goal is simply to expand in a small way our offerings and enhance the experience of the guests we serve. We would like to continue doing what we have done for 40 years and are hopeful and optimistic you will allow us to achieve this goal. '~ r` ~~~~~~ Johri'~and Diane Milligan ~', l~an~.gers 06/07 RAMS-HORN LODGE CONDOMINIUMS A REVISION TO TOWN OF VAIL SPECIAL DEVELOPMENT DISTRICT # 17 RAMS-HORN LODGE CONDOMINIUMS A REVISION TO TOWN OF VAIL SPECIAL DEVELOPMENT DISTRICT # 17 Applicant Rams-Horn Lodge Condominiums Owners Association c/o Milligan Property Management 416 Vail Valley Drive Vail CO 81657 Architect Fritzlen Pierce Architects 1650 E. Vail Valley Drive Vail CO 81657 Land Planning Pylman & Associates, Inc. 137 Main Street, Suite C107W Edwards CO 81632 TABLE OF CONTENTS 1.0 Introduction 1.1 Purpose of Report 2.0 Background & History 3.0 Proposed Plans 3.1 Conceptual Zoning Analysis A. Proposed Uses B. Density Control C. Building Height D. Site Coverage E. Landscape Area F. Parking G. Setbacks 3.2 Employee Housing 1 2 2 3 3 4 5 5 5 5 5 6 4.0 Summary ~ 6 1.0 Purpose of Request The purpose of this request is to provide information sufficient to allow a work session level review of a potential upgrade and addition to the Rams-Horn Lodge Condominiums. The Rams-Horn owners are interested in obtaining staff and Planning Commission input on the conceptual building improvements as currently designed. Based upon this input, and that of the neighbors and other interested parties, final refinements will be made, all additional required information will be submitted and a formal review process will be initiated. 2.0 Background and History of Rams-Horn Lodge Condominiums The Rams-Horn site consists of what has formerly been described as three separate parcels of land that total 33,559 square feet in size. The main parcel is Lot A Block 3 Vail Village 5th Filing and Tract F of Vail Village 5th Filing. Tract F is a part of the main parcel but is covenant restricted to parking use only. Tract F is the Rams-Horn surface parking lot southeast of the building. The third part of the Rams-Horn property is a portion of the long ago vacated Hansen Ranch Road that serves as the front parking area. The Rams-Horn property is zoned Public Accommodation (PA) with an overlying SDD approval. The Rams-Horn Lodge was originally constructed as a twenty-eight or thirty room lodge that also included three dwelling units. According to old Town of Vail records the two-story building included 8,146 square feet of area dedicated to the lodge rooms, 2,479 square feet in the three dwelling units and 1,337 of lobby/lounge area. In 1982 the Town of Vail approved an ordinance that required existing lodge units converting to a condominium form of ownership to have a use restriction preventing an owner from using his or her unit for an extended period of time during peak season. In 1984 the lodge was sold to a new ownership group and underwent a facelift and a conversion to condominiums. The building was remodeled into seventeen accommodation units and seven condominiums. As a condition of the condominium conversion a rental restriction was placed on the portion of the property that consisted of the accommodation units and the four new condominiums. No rental restrictions were placed on the three existing dwelling units. Pylman and Associates, Inc. 1 June 2007 In 1987 the Town of Vail approved a rezoning of the Rams-Horn Lodge to SDD # 17. This SDD approval allowed for a remodel of the existing building and an addition of a third floor to the building. The reconfigured building now consists of 10 dwelling units with 22 accommodation units. The accommodation units exist as lock-off bedroom/bathroom accommodation units to the dwelling units. Rental requirements were included for most of the building area. The original three dwelling units, units 5, 10 and 11, and the living room, dining room and kitchen area of unit 12 do not have use restrictions. There are currently a total of eleven owners in the building, with a couple of owners holding multiple units. The front desk operation remains in place and the building is aggressively marketed and operated as a short-term rental property. At this time all of the building space is available in the rental pool. The owners of the non-restricted space have, at this time, voluntarily made their property available to the rental program. The Rams-Horn has long been a family oriented rental and ownership building and has a very strong and loyal repeat business. The typical Rams-Horn rental client is a large or extended family that rents one or more units at a time. The location on the edge of the core area and immediately adjacent to the Golden Peak Ski School facilities makes this site very desirable for family use. Historically there has been very little demand for use of the accommodation units as typical hotel rooms. In 1999 the Town of Vail made some fairly extensive revisions to the Public Accommodation (PA) Zone District in an attempt to encourage the redevelopment or upgrade of lodging properties within the Town. The changes included: • Increase in allowable GRFA from 80% to 150% of site area • Deleting accommodation units, fractional fee and employee housing units for the purpose of density calculation. • Increase in building height to 48feet. • A requirement that 70% of new GRFA be in the form of accommodation units or fractional fee units. 3.0 Proposed Plans The Rams-Horn Lodge Condominium Owners Association desires to undertake a property wide interior and exterior renovation to the existing building and grounds. The proposed improvements include: Pylman and Associates, Inc. 2 June 2007 • Exterior facade improvements to bring the building up to current appearance standards for the village core area • Parking and driveway improvements • New and improved public sidewalks • An enhanced building entrance/front door area • Upgraded and enlarged lobby and front desk • Improved vertical circulation within the building • Renovated basement area with improved recreation, owner storage and laundry facilities • Afire sprinkler system • New onsite employee housing • Minor additions of additional square footage to select locations on the first, second and third floors • The addition of a fourth floor to the building 3.1 Conceptual Zoning Analysis A. Proposed Uses The Rams-Horn Lodge Condominiums is currently designated as SDD #17, approved by Ordinance No. 27 Series of 1987. The underlying zone district is Public Accommodation (PA). The Rams-Horn owners association has been exploring the concept of adding to and upgrading the building for about five years now. Various alternatives have been investigated, ranging from a straightforward facade remodel to a complete tear down and re-build. The ownership group has selected a scenario that will result in an upgrade and overall architectural and interior enhancement of the building that does not include a tear down and does not include the participation of an outside development entity creating new for sale square footage. The additions to the first three floors all result in the minor expansion of existing units. Not all of the units in the building will gain space. The fourth floor space will become the property of the current third floor owners. Some of these owners wish to use the space to expand the size and livability of their existing units while some wish to add a kitchen to the fourth floor space and own an additional separate unit. This proposal is not driven by an immediate desire to sell the newly created space in the building. On the existing three floors of the building the general interior layout configuration will be maintained and the proposed new square footage to be added to the building will complement the existing configuration. The fourth floor area to be added has not been fully designed or programmed at this stage. Pylman and Associates, Inc. June 2007 A significant part of this application is a desire to improve and upgrade the common areas of the building, including building entry, the front desk and the lobby area. The existing rental program will remain in full operation. While the configuration of the condominium and lock-off units are not in absolute compliance with the description of the PA Zone District, the fully managed rental program absolutely meets the short-term occupancy goals of the Town of Vail and meets a demand for a very desirable type of rental product in a tremendous location. The existing Rams-Horn building consists of 10 dwelling units with 22 accommodation units. Most of the accommodation units are configured as lock- off bedrooms to the condo units, however several accommodation units are owned as stand alone units. The proposed upgrade and additions will result in an enhancement of those existing units and will create additional space on the fourth floor. This fourth floor space will also be placed in the rental pool and will provide additional short- termbeds in the village core area. The proposed building revisions will result in the addition of approximately 1,463 square feet of living space and 650 square feet of common area on the ground floor, 2,037 square feet of living space to the second floor, 1,529 square feet of living space to the third floor and a new fourth floor of approximately 7859 additional square feet. The basement level of the building currently includes an exercise and recreation room, laundry facilities and owner storage lockers. This portion of the building will be remodeled to upgrade these facilities and additional space will be excavated to create approximately 1,250 square feet of employee housing space. The homeowners have formed an architectural design committee to determine the exterior design style and finishes. A range of architectural styles has been considered and some of the concept drawings are included in the accompanying graphics package. B. Density Control The underlying PA Zone District allows for up to 25 dwelling units per acre of buildable site area. Employee housing units and accommodation units do not count towards density. The Rams-Horn property includes 29,360 square feet of area zoned Public Accommodation and 4,194 square feet of area zoned Parking. Utilizing the PA zoned 29,360 square feet the Rams-Horn is allowed 16.8 dwelling units. The existing density is 10 dwelling units and the proposed could Pylman and Associates, Inc. 4 June 2007 be as high as 14 dwelling units if all four third floor owners want to create separate units on their fourth floor space. The allowable GRFA, at 150% of the site area, is 44,040 square feet. The existing building, counting all of the accommodation units, is 19,556 square feet and the proposed building, again counting all accommodation units, is 32,444 square feet. These densities are well within the range of the PA Zone District. C. Building Height The underlying PA Zoning District allows a building height of 48 feet. The Vail Valley Master Plan identifies the Rams-Horn property as appropriate fora 3 - 4 story building form. The existing height, according to Town of Vail records, is 42 feet. The proposed height cannot be precisely measured until the applicant and Town staff jointly determine a base plane elevation for the Rams-Horn site. However, the proposal is in compliance with the 4 story building height of the Vail Village Master Plan. It is likely, given the 42 feet height of the existing building, that some relief from the 48 foot building height requirement may be required to accommodate the 4th floor addition. D. Site Coverage Existing site coverage is unknown and is not listed in the Town of Vail files. The PA Zone District allows a site coverage of 65% of the total site area. As building plans are finalized a detailed calculation of site coverage will be completed. E. Landscape Area The PA Zone District requires 30% of the site area to be landscaped. As building plans are finalized a detailed calculation of site coverage will be completed. F. Parking The existing building includes a total of 33 surface parking spaces. The proposal does not include any provision to add parking spaces to the site. Pylman and Associates, Inc. 5 June 2007 G. Setbacks The underlying PA Zone District requires a 20' setback on all sites. The existing building footprint does not fall completely within this 20' setback requirement. The proposed additions generally follow the existing building footprint, but in some areas the additions present an additional encroachment into the required setback. This can be most clearly understood by reviewing the attached plans. 3.2 Employee Housing The Town of Vail has recently enacted new employee housing requirements for new development within the Town of Vail. Ordinance No. 8, Series 2007 requires that all new development and redevelopment in town must mitigate the employee housing impact by providing employee housing at a mitigation rate of 10% of the total new GRFA. The proposed additions to the Rams-Horn Lodge equal approximately 12,888 square feet of GRFA, which equates to a mitigation requirement 1,288 square feet of employee housing. The proposal includes the provision of approximately 1,250 square feet of on-site employee housing. Any remaining requirement will be met via the pay in lieu program. 4.0 Summary The proposed improvements to the Rams-Horn Lodge create additional space for the existing owners; provides additional beds for rental opportunity in the village core and results in a building that meets the upgraded character of the immediate neighborhood and the .overall Vail Village core area. These improvements will be accomplished without the involvement of an outside development entity and will meet the ongoing goals of the Town of Vail to provide a wide variety of high quality short-term rental opportunities to the visiting guest. The Rams-Horn Owners Association is very interested in obtaining additional input into the building design, constraints and opportunities before moving forward with detailed plans. Pylman and Associates, Inc. June 2007 ORDINANCE N0. 27 Series of 1987 AN ORDINANCE APPROVING A SPECIAL DEVELOPMENT DISTRICT (KNOWN AS SDD N0. 17) AND THE DEVELOPMENT PLAN IN ACCORDANCE WITH CHAPTER 18.40 OF THE MUNICIPAL CODE AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, Chapter 18.40 of the Vail Municipal code authorizes special development districts within the Town; and WHEREAS, the Ramshorn Partnership, owners of the Ramshorn Lodge, has submitted an application for special development district approval for certain parcels of property within the Town known as Lot A, Block 3, Vail Village 5th Filing and a part of Tract F-1, Vail Village 5th Filing and a part of vacated Hanson Ranch Road right-of-way known as Parcel RH as further depicted on the attached survey (Exhibit A); and WHEREAS, the establishment of the requested SDD 17 will ensure unified and coordinated development within the Town of Uail in a manner suitable for the area in which it is situated; and ' WHEREAS, the Planning and Environmental Commission has recommended approval of the proposed SDD; and WHEREAS, the Town Council considers that it is reasonable, appropriate and beneficial to the Town and its citizens, inhabitants and visitors to establish said Special Development District No. 17. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Section 1 Amendment Procedures Fulfilled, Planning Commission Report The approval procedures prescribed in Chapter 18.40 of the Vail Municipal Code have been fulfilled, and the Town Council has received the report of the Planning and Environmental Commission recommending approval of the proposed development plan for SDD #17. Section 2. Special Development District 17 Special Development District No. 17 (SDD 17) and the development plan therefore, are hereby approved for the development of the three parcels noted above within the Town of Vail. Attachment E Section 3. Purpose Special Development District No. 17 is established to ensure comprehensive development and use of an area that will be harmonious with the .general character of the Town of Vail and to promote the upgrading and redevelopment of a key property in the Town. The development is regarded as complementary to the Town by the Town Council and meets all the design standards as set forth. in Section 18.40 of the Municipal Code. There are significant aspects of Special Development District No. 17 which cannot be satisfied through the imposition of standards in a Public Accommodation zone district. SDD 17 is compatible with the upgrading and redevelopment of the community while maintaining its unique character. Section 4. Development Plan A. The development plan for SDD 17 is approved and shall constitute the plan for development within the Special Development District. The development plan is comprised of the following plans by Morter Architects and consists of the following documents: Sheet 1.. Site and Landscape Plan - Final Revision::August 4 87. Sheet 2. Existing First Floor Plan - Phase One - 29 June ~87. Sheet 3. Existing Second Floor Plan - July 2, 1984. Sheet 4. Ramshorn 3rd Floor Addition - Final Revision - 17 July ~87. Sheet 5. Existing Phase Two Floor Plans Final Revision - 29 June 87. Sheet 6. Ramshorn 3rd Floor Addition Proposed - Elevations - 29 June 1987. Sheet 8. Ramshorn 3rd Floor Addition - Building Section 29 June ~87. B. The development plan shall adhere to the following: Setbacks Setbacks shall be as noted on the site plan listed above. Height Heights of structures shall be as indicated on the elevations listed above but in no case shall exceed 42 feet on any part of the site. Coverage Site coverage shall be as indicated on the site plan listed above. Landscaping The area of the site to be landscaped shall be as indicated on the final landscape plan approved by Design Review Board and on file in the Community Development Department. Parkin Parking shall be provided as indicated on the site plan, but in no case shall the site have the ability to park less than 41 automobiles. Section 5. Density SDD 17 shall not contain more than 22 accommodation units representing 7,529 square feet of gross residential floor area (GRFA) and 10 dwelling units representing 9,521 square feet of GRFA. The site shall have a maximum density of 21 units representing a total GRFA of 17,050 square feet. Section 6. Uses Permitted, conditional and accessory uses shall be as set forth in the Public Accommodation Zone District. Section 7. Use Restrictions Owners' use restrictions for all of the dwelling and accommodation units except the third floor addition as proposed and approved in July and August of 1987 shall be as set forth in the condominiumization approval granted to this property in 1984 please refer to the June 20, 1984 memorandum and attachments from Community Development Department to Planning and Environmental Commission). Said restrictions are on file in the Community Development Department. Owners' use restrictions as per Section 17.26.075 of the Town of Vail Subdivision Regulations shall apply to all of the third floor addition as proposed and approved in July and August of 1987 with the exception of 1556 square feet of Unit B located on the southerly end of the third floor. Thus, dwelling units A and C as well as five accommodation units (allowed to be used as bedrooms for the adjacent dwelling units) shall be restricted as far as the owners' use as per Section 17.26.075 of the Vail Subdivision Regulations. Section 8. Amendments Amendments to the approved development plan which do not change its substance may be approved by the Planning and Environmental Commission at a regularly scheduled public hearing in accordance with the provisions of Section 18.66.060. Amendments which do change the substance of the development plan shall be required to be approved by Town Council after the above procedure has been followed. The Community Development Department shall determine what constitutes a change in the substance of the development plan. Section 9. Expiration The applicant must begin construction of the Special Development District within 18 months from the time of its final approval, and continue diligently toward the completion of the project. If the applicant does not begin and diligently work toward the completion of the special development district or any stage of the special development district within the time limits imposed by the preceding sub-section, the Planning and Environmental Commission shall review the special development district. They shall recommend to the Town Council that either the approval of the special development district be extended, that the approval of the special development district be revoked, or that the special development district be amended. Section 10. Conditions of Approval for Special Development District 17 1. The SDD shall encompass both Lot A, Block 3, Uail Village 5th Filing and Tract F-1, Vail Village 5th Filing and Part of Parcel RH as shown on Exhibit A. Tract F-1 shall be restricted in that all density which could be realized from the rezoning to pubic Accommodation on that parcel is now being utilized with the construction of this project. That is, Tract F-1 shall not be utilized in the future to increase the density of .the site and the site contains its maximum amount of density utilizing all parcels owned by the Ramshorn Partnership. 2. The part of the lot located on Tract F-1 shall be redesigned to increase its capacity by 3 parking spaces, a new mini-car space and 4 overflow parking spaces shall be provided in the parking lot north of the buildings to provide a total of 8 new parking spaces for the project. This additional parking shall appear on the final site plan. 3. A concrete sidewalk a minimum of six feet in width, with a concrete curb separating it from the road shoulder shall be constructed from the entrance to the parking lot on Tract F-1 along an agreed upon route along the frontage of the project to the entry on the north end of the project. This sidewalk shall be constructed and paid for by the applicant. Final design of the sidewalk shall be agreed upon before a building permit is issued and the applicant agrees to enter into a written, binding agreement at the time of building permit for the construction of said sidewalk. 4. If, in the sole opinion of the Vail Town Council there exists an inadequacy of parking on the site, notice shall be given to the condominium association. Within two weeks of said notice the association shall institute valet parking. Valet parking will be utilized from that point forward when conditions warrant (i.e. when peak parking demand is experienced). Violation of this provision will constitute a violation of the zoning on the property according to this ordinance. 5. The design of the sidewalk and landscaping and possible street lighting adjacent to the sidewalk shall be discussed at the Design Review Board level. 6. The use restrictions as described in Section 7 of this ordinance shall appear in the condominium declarations which are recorded with the Eagle County Clerk and Recorder, and that this provision of the declarations should not be amended or repealed without the approval of the Town Council. Section 11. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 12. The repeal or the repeal and reenactment of any provisions of the Vail Municipal Code as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding. as commenced under or by virtue of the provision repealed or repealed and reenacted. The repeal of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. INTRODUCED, READ AND PASSED ON FIRST READING THIS 21st day of July , 1987, and a public hearing shall be held on this ordinance on the 21st day of July 1987 at 7:30 p.m. in the Council Chambers of the Vail Municipal Building, Vail, Colorado. Ordered published in full this 21st day of July 1987. `~ Kent R. Rose, Mayor ro Tem ATTEST: ~/ Pamela A. Brandmeyer, Town lerk INTRODUCED, READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED ~ _ this ~E~ day of ATTEST: ~~~1~. ~J Pamela A. Brandmeyer, Tow Clerk N 56°55'05"E 24,94'.\ ~ SSA, 3~. N 74 ° 14'06 " E , 20.60'x\ // j 5~,9 `S3 •~ ~~ '~s N 82.46' 32" E / tea, 59.88' ~' .'p ",~ 4 -- f~ •°o F PARCEL RH T~`3 ( PARKING LEASED FROM P-2 ASSOCIATES) ~'- R=161.41' / N 81°59'06' E o= 29°11'45" FOUND PIN 8 CAP L s 82'25 52,94• L S 2568 T =42.04' +NN NG CH= N 67°23'14" E, 81.36' .n _~i .. ~ ~- - ti ~ 19.a gyp, -, ep• i~ ~ ~ r' G C.E. b g~~' °r/ ~r\ `I ry STAIRS " ~ • 9 \/ / 0: ?•{• 3 LEVCL ADDITION TI ?3' ,~ o ~ • ~~. 20. 6 _. IS c ~~ '7 a to ~ \09.~ b' PATIO C `~ 30' ~~ b ~ ~ STAIRS DEL K ~sp• n~ 99• N L.L.E ` i o ~ ~. 9~' `? 2~r+ LvT S ~N~DECE 2 LEVEL BUILDING 2 ~ ~ {.i' Q /I /S~uAL ~v~L~M~T' W O O N O O O N I_ BRASS CAP MONUMENT ~ FOUND N 2B°22' E , I.I' SCALE I ~~ • 20 "' n - W\v N ~ 0 4.78' '~ ~ 19,0• "~ UTILITY ESMT. ~~ ~ ~ - Bk.405 Pa 253/- S 82° 37 00 " E ~- ~~ 1_ .:~ ~ o G.O.E/ ~ UTILIT 87.45' ~ -•.~i O,L 9' S' p I ~ ,,, ~' ~~. ~...~_ 1. \ ` g'~' DECK `~' h ~ o. u W ~. R= 175.00' :, p=76°29'09" ~~~A _//~ ~ Na O.u T = 137.92' ~ 19.1' •_ b ri 7,5 ni '° N O -"~~`, CH = N 46°15'28" W '" - p /~ ~ 216.65' ^ SHED . o POOLS n W !~ P,~iZT V r i 1~/•~vT r' ~ r G ~ G.GE. 0.C.E. W N n n G.C.E 34.1• ~N ~~ no eo .. T_ 00 2= . •CREEK C I FOUND PIN L.S 22575 NOS°5B•W , 2.2• ~~ MAIN VAIL INTERCHANGE ~ `~ L~36•OS• I /( 39.85' N e4 ° 30' 03 " yy i I\• ROAD f 50' I `R814T L TOWN OF VAIL E NWY NO l0 EAST MEADOW DRIVE - ~ iNORTH FRONTAGE ROAD //\ ..~ /v, ~ 1. Section 5.20.020 E. "Street Entertainer" To read - "Street Entertainer" means a person who performs mime, magic, music, juggling, comedy, story telling, or other types of entertainment on public streets, property, or rights-of-way at no charge to the public. 2. Section 5.20.020 F. "Street Artisan" To read - "Street Artisan" means a person who creates and sells portraits, landscapes, streetscapes and other types of two dimensional art on paper, canvas, or similar material while on public streets, property, or rights-of-way. 3. Section 5.20.070 A. License - Term - Cancellation To read: A. A transient dealer's, street entertainer, or street artisan license issued under this chapter may be revoked by the Director of Community Development, or his/her agents, for any of the following causes: A licensee may appeal any such decision to revoke a license within ten days following such revocation to the Town Council. Upon hearing such appeal, the Town Council may uphold, overturn, or modify the revocation. 4. Section 5.20.090 Selling on streets prohibited To read: This section shall not, however, be deemed to prohibit the selling of taxicab or pedicab services or horsedrawn conveyance rentals on the streets or rights-of-way within the town, where such vehicles are permitted to operate by the laws of the town or activities of street entertainer or artisan as permitted under this chapter. 5. Section 5.20.095 A. Street Entertainer and Street Artisan To read: Of these permits, no more than two shall be issued for the Uail Village area, nor more than two for the Lionshead area. Length of permits shall be for a two month period. Applications for permits will be accepted no sooner than fourteen days prior to the date permit(s) are available. Permits shall be issued on a first-come, first-serve basis. 6. Section 5.20.095 B. To read: Of these permits, no more than four may be issued for the Vail Village area nor more than four may be issued for the Lionshead area. Length of permits shall be for a two month period. Applications for permits will be accepted no sooner than fourteen days prior to the date permit(s) are available. Permits shall be issued on a first-come, first-serve basis. Eric Affeldt moved to approve the ordinance, with the changes included per Kent Rose, and Kent Rose seconded this motion. A vote was taken and the motion passed 'unanimously, 7-0. f business was Ordinance No. 27, Series of 1987, second reading, an ordinance approving a specia evelopment is r (known as SDD No. 17) and the development plan in accordance with Chapter 18.40 of the Municipal Code and setting forth details in regard thereto. Peter Patten noted the following correction should be made: Section 4. Development Plan. Sheet 1. Site and Landscape Plan - Final Revision: 4 August 87. Gordon Pierce suggested the electrical conduit for the street lights along the public walkway to be arranged for by the Town of Vail staff and the developer prior to laying the walkway. Kent Rose moved to approve this ordinance, with a second from Gordon Pierce. A vote was taken and the motion pass unanimously, 7-0. The fourth item of business was a request from Holy Cross Electric for an easement. Tom Braun explained the background on this request. Richard Brinkley, manager of services for Holy Cross Electric, spoke on behalf of the applicant and the judiciousness of approving this easement. Chris Neuswanger lodged a citizen complaint in regard to placement and lack of landscaping of a similar transformer box on his private property. And Brian McCartney, head of mountain operations for Vail Associates, spoke regarding the necessity of this easement for mountain operations for this coming winter season. After considerable discussion regarding size of transformer boxes, placement, and screens or landscaping, as well as a possible DRB approval process becoming mandated, it was decided that the final placement and -2- ~. ,+ TOWN OF PAIL 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 July 9, 2007, at 1:00 pm in the Town of Vail Municipal Building, in consideration of: A request for a final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to amend a platted building envelope, located at 1463 Aspen Grove Lane/Lot 8B, Block 2, Lions Ridge Filing 4, and setting forth details in regard thereto. (PEC07-0037) Applicant: Robert and Kristine Selby, represented by John G. Martin, Architect, LLC Planner: Bill Gibson A request for a final recommendation to the Vail Town Council for a text amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to Section 12-2-2, Definitions, and Section 12-16-7, Use Specific Criteria and Standards, Vail Town Code, to allow for amendments to the regulation of temporary business offices, and setting forth details in regard thereto. (PEC07-0040) Applicant: Vail Resorts, represented by Jay Peterson Planner: Bill Gibson A request for a final recommendation to the Vail Town Council for a major amendment to '~ a Special Development District (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District ~~~~~ No. 17, Ramshorn, to allow for the redevelopment of Ramshorn Lodge, located at Block VC 3, Vail Village 5th Filing and Tract F-1, Vail Village Filing 5, and setting forth details in regard thereto. (PEC07-0038) Applicant: Ramshorn Lodge, represented by Pylman & Associates, Inc. Planner: Scot Hunn A request for a final review of a major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Rucksack Building, located at 288 Bridge Street/Lot D, Block 5A, Vail Village Filing 1, and setting forth details in regard thereto. (PEC07-0039) Applicant: Jeffrey Selby ,Charles Rosenquist and Richard Brown, represented by Jay Peterson Planner: Scot Hun 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 June 22, 2007, in the Vail Daily. Page 1 Special Devebpment District (S ~ (~ ~ ~ M (~ ,rs Application for Review by th - ~~ ~ ,* Planning and Environmental Com 'or~~ ~ ~ 20U~ ~~t1Y ~~ 1'~ia' ; ~rtment of Community Development 75 South Frontage Read, Vail, Colorado 81657 tel: 970.479.2128 fax: 970.479.2452 TOWN OF VAIL vreb: wrww.vailgov.com General infiormation: All projects requiring Warming and Environmental Commission review must receive approval prior m submitting a Building permit application. Wease refer th fire submittal requirerrrer~s far the particular approval that is reques6ed. An application for Warming and Environmental Commission review cannot be aooepted urrtil alt required 'information is received by the Community Developmerrr D~ The P~~ ~Y also need ~ be reviewed by the Town Coundl and/or the Design Review Board. Type of Application and fee: ^ Rezoning $1300 ^ CAndttional Use Permit $650 $~ ^ Major Subdivision $1500 ^ Roodpiain Modification $6~ ^ Minor Subdivision $650 ^ Mirror Exterior Alteration Alt ti i $~ ^ Exemption Pict ^ Minor Amendrnerrt th an SDD $650 $1000 on era or ^ Major Exter ^ Development Plan $1500 ^ New Speaat Developrrrent Distaicir $6000 ^ Amendment th a Development Plan $250 '~ Major Amendment th an Stm $6000 ^ 7_orr~g Code Amendment $1300 ^ Major Amendment bo an SDD $1250 ^ ~ $~ (ra exterrarmod~biarxs) ^ ~~~ pf ~ ltey~; Amendment to SDD ~~ 1 7 Rams-Horn Lodge i~oration oFthe proposal: i:~:~t3lodc• 3 Subdivision: y~ • ~ va, , P3~th..~i ]~~~.~.--- Physical Address: 416 v~; i v~, , Py ,,,-; ~ - _~- Parcel No.: :~ ~a t - ~ ~2 ' S ~ ~~y (Corrtact Eagle t;,o. Assessor at 970-328-8b40 fnr parnel no.) ~i~; _ PA & SDD ~~ 17 Name(s) of owner{s): - 416 Vail Valley Drive MaiNng Address: Phone: s~ ~~re(s~, see attached letter ~~ ~ APPIigrlt: Rams-Horn Lod ge Owners Assoc; at; nn -- [Nailing A~iress: ~ 1 E, v~; ; ~~a i ; ear D~ivg Vail, CO 81657 Phone: 97~-47h-5h~~7 E-mail Address: Fax Paid: ` Che~No.• By~ dng p~• •~t~ J PEC No.: ~; Project No.: d D (~ TOWN OF VAIL, COLORADO Statement ***********+:~***************~~*****~*******:x*************~********************************** Statement Number: 8070000938 Amount: $6,000.00 06/12/200708:47 AM Payment Method: Check Init: JS Notation: ?/RAMS HORN RESERVE ----------------------------------------------------------------------------- Permit No: PEC070038 Type: PEC -Major SDD Amendment Parcel No: 2101-082-5802-4 Site Address: 416 VAIL VALLEY DR VAIL Location: RAMS-HORN LODGE Total Fees: $6,000.00 This Payment: $6,000.00 Total ALL Pmts: $6,000.00 Balance: $0.00 ********************************************:x:x********************************************** ACCOUNT ITEM LIST: Account Code Description Current Pmts -------------------- ------------------------------ ------------ PV 00100003112500 PEC APPLICATION FEES 6,000.00 PYLMAN S~ ASSOCIATES June 11, 2007 Mr. George Ruther Director of Community Development Town Of Vail 75 S. Frontage Road Vail, CO 81657 Re: Rams-Horn Condominiums Dear George, Under cover of this letter please find the required application materials and documentation for' an application for an amendment to Special Development District # 17 as established by Ordinance No. 27, Series of 1987. Specifically, attached is the following: • 4 copies of an application narrative • 4 sets of architectural plans and a stamped survey • a completed application form and fees in the amount of $6000.00 • a letter of authorization from the Rams-Horn Condominium Association • a copy of the title report • self addressed stamped envelopes and a corresponding list of adjacent property owners or the respective condominium association Please call if there is any additional information you need to accept this application as complete for a work session hearing. We understand that significant additional information, such as full building elevations, height calculations, additional zoning analysis, the sun/shade analysis and a massing model must be submitted prior to initiation of the formal hearing process. On behalf of Fritzlen Pierce Architects and the Rams-Horn Lodge owners and management team I look forward to working with you on this exciting and innovative project. Sincere ((.~ ~ Richard Pylman, AICP Copy: Diane Milligan, Rams-Horn Lodge manager Bill Pierce, Fritzlen Pierce Architects Office: 137 Main Street, Suite G107W Edwards, C<iloradu 81632 Mail: P.O. B~~x 2338, Edwards, Col~~rad<~ 81632 Phone: (970) 926-6065 Fax: (970) 926-6064 Email: rick@pylman.ann ~~ GEAM 6/7/200? iZ:31:2Z PM PAGE 3IUV3 r-ax Server RAMS-HORN LODGE CONDOMINIUM .ASSOCIATION 41b VAIL VALLEY DR VAIL, CO 81b57 Telephone (970) 476-5b4b Fax (970) 476-0301 June 6, 2007 Mr. George Ruttier Town of Vail Community Development Department 75 South Frontage Road Vail, CO 81657 Re: Rams-Horn Lodge Dear Mr. Ruttier: The purpose of this letter is to provide authorization for John and Diane Milligan, Pylman & Associates, Inc. and Fritzlen Pierce Architects to represent The Rams-Horn Lodge Homeowners Association with regazd to Town of Vail review of the attached application for revision to the Special Development District. By the signature below such authori is granted. Ron Pressman President Land Title Guarantee Company Date: 06-08-2007 Land Title Our Order Number: VB270679.1 (il1AR.4NTEE (:(lMl'ANl' Property Address: RAMS-HORN LODGE AND VAIL VILLAGE FILING 5 LOT 2 (VACATED PORTION OF HANSON RANCH RD) Buyer/Borrower: INDIVIDUAL UNIT OWNERS (AS TO PARCEL 1) AND RAMS-HORN CONDOMINIUM ASSOCIATION (AS TO PARCEL 2) Seller/Owner: INDIVIDUAL UNIT OWNERS (AS TO PARCEL 1) AND RAMS-HORN CONDOMINIUM ASSOCIATION (AS TO PARCEL 2) Need a map or directions for your upcoming closing? Check out Land Title's web site at www.ltgc.com 1V1 Ull GGL1V11J LV Qlly Vl VUl JV Vll1GG 1VG[LL1V11J. ESTIMATE OF TITLE FEES ALTA Owners Policy 10-17-92 (Resale Fee) TBD Zf Land Title Guarantee Company will be closing this transaction, above fees will be collected at that time. TOTAL yS`~. ~~ Foam CONTACT 06/04 THANK YOU FOR YOUR ORDER! Chicago Title Insurance Company ALTA COMMITMENT Our Order No. VB270679.1 Schedule A Cust. Ref.: Property Address: RAMS-HORN LODGE AND VAIL VILLAGE FILING 5 LOT 2 (VACATED PORTION OF HANSON RANCH RD) 1. Effective Date: May 21, 2007 at 5:00 P.M. 2. Policy to be Issued, and Proposed Insured: "ALTA" Owner's Policy 10-17-92 Proposed Insured: INDIVIDUAL UNIT OWNERS (AS TO PARCEL 1) AND RAMS-HORN CONDOMINIUM ASSOCIATION (AS TO PARCEL 2) 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: A Fee Simple 4. Title to the estate or interest covered herein is at the effective date hereof vested in: INDIVIDUAL UNIT OWNERS (AS TO PARCEL 1) AND RAMS-HORN CONDOMINIUM ASSOCIATION (AS TO PARCEL 2) 5. The land referred to in this Commitment is described as follows: SEE ATTACHED PAGE(S) FOR LEGAL DESCRIPTION Our Order No: VB270679.1 LEGAL DESCRIPTION PARCEL 1: CONDOMINIUM UNITS _, RAMS-HORN LODGE CONDOMINIUMS ACCORDING TO THE CONDOMINIUM MAP RECORDED JUNE 18, 1985 IN BOOK 417 AT PAGE 302 AND FIRST SUPPLEMENT THERETO RECORDED FEBRUARY 18, 1988 IN BOOK 479 AT PAGE 199 AND AS DEFINED AND DESCRIBED IN THE DECLARATION FOR RAMS-HORN LODGE CONDOMINIUMS RECORDED JUNE 18, 1985 IN BOOK 417 AT PAGE 303, FIRST AMENDMENT THERETO RECORDED OCTOBER 21, 1987 IN BOOK 472 AT PAGE 540 AND FIRST SUPPLEMENT THERETO RECORDED FEBRUARY 18, 1988 IN BOOK 479 AT PAGE 198, AND SECOND AMENDMENT TO CONDOMINIUM DECLARATION FOR RAMS-HORN LODGE CONDOMINIUMS RECORDED APRIL 5, 1990 IN BOOK 526 AT PAGE 155, COUNTY OF EAGLE, STATE OF COLORADO. PARCEL 2: LOT 2, FIRST AMENDMENT VAIL VILLAGE, FIFTH FILING A RESUBDIVISION OF LOT P-2, BLOCK 3 AND A POTION OF VACATED HANSON RANCH ROAD RECORDED MAY 22, 1996 IN BOOK 727 AT PAGE 394, IN EAGLE COUNTY, STATE OF COLORADO. ALTA COMMITMENT Schedule B -Section 1 (Requirements) Our Order No. VB270679.1 The following are the requirements to be complied with: Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record, to-wit: Item (c) Payment of all taxes, charges or assessments levied and assessed against the subject premises which are due and payable. Item (d) Additional requirements, if any disclosed below: THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. IF THERE IS A CHANGE IN OWNERSHIP OF THE PROPERTY TO BE INSURED HEREIN FROM THE VESTED OWNER SET FORTH IN ITEM 4 OF SCHEDULE A HEREIN, THE TERMS, PROVISIONS AND CONDITIONS OF THE TOWN OF TOWN OF VAIL TRANSFER TAX TRANSFER TAX MAY BE APPLICABLE. NOTE: THIS PROPERTY MAY BE SUBJECT TO AN ASSESSMENT BY THE RAMS-HORN LODGE HOMEOWNERS ASSOCIATION. PLEASE CONTACT THE ASSOCIATION TO ENSURE THAT THE ASSESSMENTS ARE CURRENT. ********** NOTICE OF FEE CHANGE, EFFECTIVE SEPTEMBER 1, 2002 ********** Pursuant to Colorado Revised Statute 30-10-421, "The county clerk and recorder shall collect a surcharge of $1.00 for each document received for recording or filing in his or her office. The surcharge shall be in addition to any other fees permitted by statute." ALTA COMMITMENT Schedule B -Section 2 (Exceptions) Our Order No. VB270679.1 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes or special assessments which are not shown as existing liens by the public records. 7. Liens for unpaid water and sewer charges, if any. 8. In addition, the owner's policy will be subject to the mortgage, if any, noted in Section 1 of Schedule B hereof. 9. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENT RECORDED MAY 20, 1905, IN BOOK 48 AT PAGE 511. 10. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED MAY 20, 1905, IN BOOK 48 AT PAGE 511. 11. RESTRICTIVE COVENANTS WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE, BUT OMITTING ANY COVENANT OR RESTRICTION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS OR NATIONAL ORIGIN UNLESS AND ONLY TO THE EXTENT THAT SAID COVENANT (A) IS EXEMPT UNDER CHAPTER 42, SECTION 3607 OF THE UNITED STATES CODE OR (B) RELATES TO HANDICAP BUT DOES NOT DISCRIMINATE AGAINST HANDICAP PERSONS, AS CONTAINED IN INSTRUMENT RECORDED NOVEMBER O5, 1965, IN BOOK 187 AT PAGE 353 AND AS AMENDED IN INSTRUMENTS RECORDED MARCH 3, 1977, IN BOOK 253 AT PAGE 48 AND IN BOOK 393 AT PAGE 492 AND IN BOOK 455 AT PAGE 933 AND IN BOOK 488 AT PAGE 378. 12. UTILITY EASEMENT AS GRANTED TO PUBLIC SERVICE COMPANY OF COLORADO IN INSTRUMENT RECORDED JANUARY 18, 1985, IN BOOK 405 AT PAGE 253. ALTA COMMITMENT Schedule B -Section 2 (Exceptions) Our Order No. VB270679.1 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 13. UTILITY EASEMENT FIVE FEET IN WIDTH ALONG THE NORTH LOT LINE OF TRACT F-I AS SHOWN ON THE RECORDED PLAT OF VAIL VILLAGE, FIFTH FILING. 14. RESERVATION AND CONDITIONS AS CONTAINED ON DEED RECORDED JANUARY 28, 1980 IN BOOK 297 AT PAGE 950 THAT TRACT F-1 VAIL VILLAGE FIFTH FILING EXCEPT THE EAST 160 FEET OF SAID TRACT BE USED FOR PARKING ONLY. NOTE: TRACT F-1 IS USED AS PARKING FOR THE RAMS-HORN LODGE CONDOMINIUMS. AFFIDAVIT RECORDED MAY 22, 1984 IN BOOK 386 AT PAGE 31 WAIVES THE RIGHTS OF VAIL ASSOCIATES, INC., A COLORADO CORPORATION AS THEY PERTAIN TO REPOSSESSION OF TRACT F-1 DUE TO THE EXISTING FENCE. 15. THOSE PROVISIONS, COVENANTS AND CONDITIONS, EASEMENTS AND RESTRICTIONS, WHICH ARE A BURDEN TO THE CONDOMINIUM UNIT DESCRIBED IN SCHEDULE A, AS CONTAINED IN INSTRUMENT RECORDED JUNE 18, 1985 IN BOOK 417 AT PAGE 303, FIRST AMENDMENT THERETO RECORDED OCTOBER 21, 1987 IN BOOK 472 AT PAGE 540 AND FIRST SUPPLEMENT THERETO RECORDED FEBRUARY 18, 1988 IN BOOK 479 AT PAGE 198 AND SECOND AMENDMENT TO CONDOMINIUM DECLARATION RECORDED APRIL 5, 1990 IN BOOK 526 AT PAGE 155. 16. EASEMENTS, RESERVATIONS AND RESTRICTIONS AS SHOWN OR RESERVED ON THE CONDOMINIUM MAP OF RAMS-HORN LODGE CONDOMINIUMS AND FIRST SUPPLEMENT THERETO. 17. TERMS, CONDITIONS AND PROVISIONS OF VACATION OF ROADWAY RECORDED SEPTEMBER 10, 1969 IN BOOK 215 AT PAGE 969. 18. TERMS, CONDITIONS AND PROVISIONS OF DECLARATION OF PROTECTIVE COVENANTS RECORDED MAY 22, 1997 IN BOOK 727 AT PAGE 395. LAND TITLE GUARANTEE COMPANY and LAND TITLE GUARANTEE COMPANY -GRAND JUNCTION DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: A) The subject real property may be located in a special taxing district. B) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained from the County Treasurer's authorized agent. C) The information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. B) No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C) The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and material-men's liens. D) The Company must receive payment of the appropriate premium. E) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: This notice applies to owner's policy commitments containing a mineral severance instrument exception, or exceptions, in Schedule B, Section 2. A) That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and B) That such mineral estate may include the right to enter and use the property without the surface owner's permission. Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the above conditions are fully satisfied. Form DISQASURE 09/01/02 r ~ ~ V '~~ ~ t~'_-~ ~' ~ ~ ~~~~ L.a. RONALD AND RHONDA LANGLEY LIVING 7815 PROSPECT PL LA JOLLA, CA 92037 CUNNINGHAM, JOHN J. 1335 WRENFIELD WAY VILLANOVA, PA 19085 SANDS, ARTHUR C. & PAMELA B 831 COMMODORE PL FORT COLLINS, CO 80525 & KAREN G. SUCHER, CECILIA 4595 HILTON PKY 110 COLORADO SPRINGS, CO 80907 COHAGEN, JOHN R. & MARY C. -JT 3939 N 95TH ST BOULDER, CO 80301-4942 CUNNINGHAM, JOHN J. & KAREN G. - JT 1335 WRENFIELD WAY VILLANOVA, PA 19085 W.B. TUTT FAMILY PARTNERSHIP #3 LLLP 51 A MARLAND RD COLORADO SPRINGS, CO 80906 JOHNFRY LLC 333E 15TH ST TEMPE, AZ 85281 COHAGEN, JOHN R. & MARY C. COHAGEN, JOHN R. & MARY C. -JT 3939 N 95TH ST 3939 N 95TH ST BOULDER, CO BOULDER, CO 80301-4942 80301-4942 VAIL CONDOMINIUM CORP/C/O JOHN SANDS, ARTHUR C. & PAMELA B. EVERLY 831 COMMODORE PL 356 E HANSON RANCH RD FORT COLLINS, CO VAIL, CO 81657 80525 MADDEN, KATHLEEN A. - THURINGER, 11125 BIRCH ISLAND RD BRAINERD, MN 56401 SUCHER, CECILIA 4595 HILTON PKY 110 COLORADO SPRINGS, CO 80907 RONALD AND RHONDA LANGLEY LIVING 7815 PROSPECT PL LA JOLLA, CA 92037 MADDEN, KATHLEEN A. - THURINGER, 11125 BIRCH ISLAND RD BRAINERD, MN 56401 LEVINE, PETER A. & JANET R. -JT 49 E 86TH ST APT 18B NEW YORK, NY 10028 'r ~`~d~~~ CHARLES & HELEN SCHWAB LIVING MML REINSURANCE (BERMUDA) TRUST LTD/C/O PETER R KELLOGG 458 VVD LLC 188 FAIR OAKS LN 48 WALL STREET 30TH FLR 4788 W COMMERCIAL BLVD ATHERTON, CA NEW YORK, NY TAMARAC, FL 94027 10005 33319 GOLDEN PEAK UNIT LLC HAJIM, EDMUND A. VAIL CORP PO BOX 870849 435E 52ND ST 16C1 PO BOX 7 MESQUITE, TX NEW YORK, NY VAIL, CO 75187 10022 81658 VAIL CORP VAIL CORP VAIL CORP PO BOX 7 PO BOX 7 PO BOX 7 VAIL, CO VAIL, CO VAIL, CO 81658 81658 81658 VAIL CORP VAIL CORP VAIL CORP PO BOX 7 PO BOX 7 PO BOX 7 VAIL, CO VAIL, CO VAIL, CO 81658 81658 81658 LYON FAMILY TRUST AGREEMENT 7305 E GREENWAY RD SCOTTSDALE,AZ 85260 y~ ~~ 1 HILL DEVELOPMENT CORP VAIL TRAILS EAST CONDO ASSOC ROBERT & DAINE LAZIER C/O AD VALOREM TAX DEPT C/O MARK FOSTER 386 HANSON RANCH ROAD 1601 ELM ST., SUITE 4700 60 S CLEMONT VAIL, CO 81657 DALLAS, TX 75201-4704 DENVER, CO 80246 VAIL TRAILS CHALET LAZIER TIVOCI LLC ALL SEASONS CONDO ASSOC CONDOMINIUM ASSOC C/O ROBERT & DIANE LAZIER 434 GORE CREEK DRIVE C/O PATRICK GRAMM 386 HANSON RANCH ROAD VAIL, CO 695 PROSPECT VAIL, CO 81657 81657 WINNETKA, IL 60093 VAIL CORP PO BOX 7 VAIL, CO 81658