HomeMy WebLinkAboutVAIL VILLAGE FILING 1 BLOCK 5E LOT L SONNENALP REDEVELOPMENT PART 1 OF 2 LEGAL.pdfSONNENALP
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EAG Date December 03,2002 Job No.
Sheef No.
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TRIP GENERATION MANUAL TECHNTQUES
ITE Trio Generation Manual 6th Edition, Averge Rate
Land Use Code - Residential Condominium/Townhouse (230)
Independant Variable - Dweiling Uniis (X)
N= 65
T = Averagb Vehicle Trip Ends
Daily Weekday
(T) = 0.44 (X)
(T) = o.++.
Directional Distribution:17Yo ent. 83% exit.
65.0
T = 29 Average Vehicle Trip Ends 5 entering 24 exiting
5+24=Zg
Daily Weekday
(T)= 0.54 (X)
(T) = o.s+ -
Directional Diskibution:67%o ent. 33o/o exit.
65.0
f = 35 Average Vehicle Trip Ends 23 entering 12 exiting
35 ZJ 12
Saturd
(T) =o
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65.0
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Sublecf Trip Gener
uesloneo November 27, 2002 Job No.
TRIP GENERATION MANUAL TECHNIQUES
ITE Trio Generation Manual 6th Edition, Average Rate Equations
Land Use Code - Heatth Club (493)
Independant Variable - 1000 Square Feet Gross Leasable Area (X)
Gross Leasable Area = 12,350 Square Feet X = 12.350
T = Average Vehicle Trip Ends
Daily Weekday
(T) = o.3o (X)
dt'=o''0.
Directional Distribution: 46o/o ent. S4o/o I = 4 Average Vehicle Trip Ends
exit.
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2+/=4
Daily Weekday
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(T) = 4.30 -
Directional Distribution: 61% ent. 39lo T = 53 Average Vehicle Trip Ends
exit.
(12.4)32 entering 21 exiting
32+21 =53
Trip Generation Studies are not provided for Saturday for Peak Hour of Generator or Daily
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TRtP GENERATION MANUAL TECHNIQUES
ITE Trip Generation Manual 6th Edition' Average Rate Equations
Land Use Code - SpecialV Retail Center (814)
Independant Variable - 1000 Sq. Feet Gross Leasable Area (X)
I = 26.9
T = Average Vehicle TriP Ends
Average Weekday
entering
exiting
entering
exiting
entering
exiting
(T.) = 0.11 (X)
(T"") = 0.07 (X)
(Ti")=0.1t' (26.9)
(To")=0.07- (26.9)
z
Average Weekday
(T)= 2.59 (X)
(T) = 2.se .(26.e)
Drrectional Distribution: 43% ent. 57%
T = 70 Average Vehicle TriP Ends
30 entering 40 exiting
30+40=70
Directional Distribution: 50% entering, 50% exiting
T = 1 14 Average Vehicle TriP Ends (T) = 4.2 (x)
(T) = +.2'(26.e)57 entering
5i/ + Ct
57 exiting
- 114
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TRIP GENERATION MANUAL TECHNIQUES
ITE Trio Generation Manual 6th Edition, AVerage Rate
Land Use Code -Resort Hotel (330)
Independant Variable - Rooms (X)
X= 83
T = Average Vehicle TriP Ends
Trio Generation for Hotel in Core Area
Designed by
Checked bY
EAG Date November 27 Job No.
Sheef No.
67867001
ne Hour
Daily Weekday
(T) = o.3t(x)
(T) = o.tt '(83.0)
Directional Distribution: 61Vo ent. 39Vo
I = 26 Average Vehicle TriP Ends
16 entering 10 exiting
16+10=26
Daily Weekday
(T)= 0.42 (x)
(T) = o.+z'Ln(83.0)
Directional Distribution: 53% ent. 47To
I = 35 Average Vehicle TriP Ends
19 entering 16 exiting
to 19 35
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Peak Hour of Generator, Saturdav (rate approved bv Town of Vail) pa'12'
Daily WeekdaY
(r) = o.e (x)
(T) = o.g 'Ln(83.0)
k109201 714\hotel.xls
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Gem tlichbeit anl Elcgance in the Rockes
January 31,2003
I1fu. Bill Amass
President of the Talisman
Condominium Association
62 East Meadow Drive
Vail, Colorado 81657
Dear Bill and Members of the Board:
In an effort to keep the door open for Talisman participation in the sonnenalp-swiss
Redevelopment project we would like to inform you about our next step in the approval
process, propose a solution for a future Talisman underground parking garage, and ask
your cooperation to minimize construction impacts.
We are presently finalizing design changes in re sponse to issues presented at the January
PEC meeting. Our design solution increases the building set backs from the Sonnenalp-
Talisman property line and addresses other East Meadow Drive issues. plans will be
available on February 3rd if you wish to see them.
Talisman underground parking remains a highly desirable part of the overall design
solution for the Town of vail and Sonnenalp. while we can not gauge your desire and
ability to build underground parking or the timing of such a project, we would like to
assrue that this option remains available to you. Sonnenalp is prepared to grant
underground access to the Talisman garage through the underground garages of
Sonnenalp and swiss Hotel, finalize the previously discussed land swap, and design the
Sonnenalp/Swiss garage to allow the Talisman portion of the garage to be added in the
futwe.
In the event, Talisman cannotjoin the garage project on ow schedule, we ask you to grant
a constniction easement onto your property to facilitate the garage portion of the
construction. This easement would allow the garage construction to be completed
expeditiously and with minimum impact on high season periods. In exchange for this
temporary construction easement, Sonnenalp would resurface and landscape the new
Talisman parking area.
A Member of the Sonnenalp Fa,mily of fusotts and Hotels
2OVailRoad . Vai1, Colorado 81657 . USA
800-654-8312.970-476-5656.970-476-1639fax.www.sonnenaln.com.info@sonneneln.o-
Bill, we will do our best to work with your association as we move through the approval
process and subsequent construction. We are committed to make this project a positive
addition to the 'Vail experience' and to our neighborhood. We realize that you have to
protect future development potential of Talisman and will be sensitive to your design
solutions as those become more clearly defined and agreement amongst all your members
can be achieved.
I am always available for your comments and input.
With best regards,
Johannes Faessler
President
Sonnenalp Properties, Inc.
Cc: Department of Community Development
Town Manager's Office
I snymR.,\utN ASSocttAlES, rNC"
PLANNING and COMMUNITY DEVEIOPI.IENT
February 24,2003
Ceorge Ruther, AICP
Chicf of Planning
Town of Vail
75 S. Frontage Road
Vail, CO 81657
Re: Amended Application Submittal - Sonncnalp Redevelopment in Vail, Colorado
Dear Ceorge:
Thank you for meeting with us and providing dircction on the Sonnenalp project. We are happy
to be ablc to address all of the suggestions and directions you and Jeff Winston gave us on the
project. We believe the revised submittal rneets all of the goals and criteria of the Town's
planning documents and represents a signiticant improvement to the streetscape planning along
East Meadow Drive.
'l'his supplement represents a full and complete submittal for PEC approval. Additionally, we
arc providing updated information on the project submittal so that you have an accurate
assessment of the project with respcct to thc Town's development standards and approval
critcria. Other elements of the original submittal documents remain valid as applicable to the
revised project.
The input we received from stafl, Jeff Winston. and the PEC has resulted in a reduction of
developmcnt program (fewer hotel rooms, less GRI.'A, smaller spa areas, etc.) and smaller
buildings overall. The proposal now includcs 39 ncw hotel rooms (46 originally), l4 Fractional
Fee Club Units (13 originally), and 8 condominiums (9 originally). Additionally, two existing
hotel rooms (first floor units 101 and 102) within thc Sonnenalp are being converted to spa use.
Setbacks of thc proposed buildings have been substantially increased along East Meadow Drive
and along the Sonnenalp/Talisman boundary. Wc bclicve the proposed changes comply with the
direction givcn by the PEC.
Edwards Vrilage Ccnter; Surte C-209
0105 Edwards Village Boulevard
Posl Office Box 2658
[dwards, Colorado 8 | 632
Ph..974.9)6.7575
Fax 910.9 )6.75/ 6
w^ww.brauna:socrates.corn
At the last PECI hearing we were directed to "givc it another try" to workout a development
agreement with the Talisman. We have been in contact with the Talisr.nan owners but havc rrot
received anything in writing from thenr regarding our revised proposal. The offer that we have
made to the Talisman and which is reflected in our plans (subject to Talisman approval) is the
tbllowins:
Sonncnalp agrees to provide the Talisman with a relocated access easement further to the
east, ifthey so desire.
Sonnenalp agrees to pay for and construct the new access, parking area, and landscape
improvements on the Talisman property, as depicted on the proposed plans.
Sonnenalp agrees to provide two "knockout" pancls within the proposed parking
structure which will allow future sub-surface access to the Talisman parcel in the event
the'l'alisman constructs a subsurf-ace parking area. Additionally, the Sonnenalp agrees to
providc an access easement through its parking structure to the'Ialisman in the event they
construct a sub-surface parking area.
We believe our offer to the Talisman ret'lects good fbith and a willingness to work cooperatively.
We also belicvc the proposal addresses the Town's concern about not precluding future access to
a sub-surface parking structure on the Talisman property. Whether or not thc Talisman agrees to
this oflbr should have no bearing on the ultimate approval ofthe project and should therefore not
hinder an approval by the PEC ofthe project.
We appreciate the assistance and direction you have providcd us and hope that we can complete
the PEC approval process on March 24. IfTom or I can be ofassistance do not hesitate to call us
at926-7575.
'['hanks again for your help.
C:Johanncs Facssler
Mike Foster
Dominic F. Mauricllo, AICP
Review Criteria for Text Amendment - l07u Retail Area Provision
The lollowing provides an analysis of Town of Vail review critcria used to evaluate proposed
text amcndments to the zonine code.
Before acting on an application for an amendment to the regulations prescribed in this title,
the planning and environmental commission and town council shall consider thc following
lactors with respect to the requested text amendment:
(l) The extcnt to which the text amendment furthcrs the general and specitic purposcs of
the zoning regulations; and
Anabtsis:
The proposed amendment to the PA zone district will .speci/ically.fitrther the goals oJ'the
zoning regulations and of the Town's mastcr plans. The amendment provides the
opportunity to the Planning and Environmental Commission to evuluate a request Jbr
more retail areafor projects located in areus where it makes sense in the context of
sttrrounding development and where it implements other goals o.f the Town. The
proposed umendment will promote coordinaled and harmonious development within the
Town to conserve and maintain community qualities and values, ensure safe and elJicient
pedestrian andvehicular tralJic, and providefor the safety and general welfare ofthe
community.
(2) The extent to which the text amendment would better implement and bctter achieve
the applicable elements of the adopted goals, objectivcs, and policies outlined in the Vail
comprehensive plan and is compatiblc with the development objectives of the town; and
A nulvsis:
As stated above, the proposed text amendment will allow the Planning and
Environmental Commission (PEC) to evaluate on a cuse by-basis proposals to add retail
urea above the l0'% provision. This will allow the PEC to review goals ancl policies that
have relevance to the krcation being proposed and detcrmine whether or not the Town's
goals are being met, thus resttlting in a better implementation oJ the Town's goals. The
proposed text amendntent will allow the landowners lo better implement the goals and
policies o.f the Town rather than the existing arbitrary "one size.fits all" provision.
(3) The extent to which the text amendment demonstrates how conditions have
substantially changed since the adoption ofthe subject regulation and how the existing
regulation is no longer appropriate or is inapplicable; and
Analvs is:
In 1973, when the Zoning Code was adopted, the PA zone distrid limited the retail on
lodge pro.iects to 20%. In the late 1970's this provi.sion was changed to I0%. The
problem that occurs with a "blanket" provision which alfects al.l PA zoned properties is
that it does nol take into account the dilferences that might exi.stfrom locotion to
location. For instance the Town'.s master planning documents specifcally recommend
providing retail along East Meadow Drive but the I0o1' provision prevents the
implementation of the policy. The Town's master planning documents huve changed over
the yeurs bul lhc 1096 provision has not been amended b reflect these plans and the
policies promoted within the plans. Therefore, conditions have changed which render the
1}ok provision inappropriate given the Town's goals.
( ) The extent to which thc text amendment provides a harmonious, convenient, workable
relationship among land use regulations consistent with municipal development
objectives;
Analvsis:
The proposed amendment to the PA zone dislrict will specifically further the goals of the
zoning regulations and of the Town's master plans. The amendment provides the
opportuniQ to the Planning and Envi.ronmenlctl Commission to evaluate a request.for
more retail area for pro.iects located in areas where it makes sense in the context of
surrounding development and where it implements other goals of the Town. The
proposed amendmenl will promote coordinated and harmonious development within the
Town to conserve and maintain communily qualities and values, ensure safe and e.fficient
pedestrian and vehicular trffic, and provide for the safety and general welJare of the
community.
Review Criteria for Proposed lluildins Setbacks
'fhe PA zone district sets a general setback requirement of 20' liorn all property lines. However,
the PA zone district also states that the Planning and Environmental Cornnrission has the
discretion to approve variations fiom the setback requirements subject to the tbllowing criteria:
A. Proposed building sctbacks providc ncccssary scparation between buildings and riparian
areas, geologically sensitive areas and other environmentally sensitive areas.
The proposed setbaclcs Jbr the Sonnenalp redevelopment var.y across the site. Along East
Meadow Drive lhe ground.floor :se lbuck i:s 3' in somc small areas lo over 20' in olher
areas. The upper stories ofthe buildings varyfrom 8'from bolconies to 22' to wallfaces
from lhe property line ulong cusl Meudow Drivc. The huildings and sidewalks were
located and designed to achieve the optimal urban design and streetscape quality rather
than applying an arbitrary setback dimcnsion. The Vail Village Master Plan, Urhan
Design Guide Plan, and Urban Design Considerations were used to provide the direction
.for the huilding locations on this proiect. These documents recommend developing a
pedestrian arcade along East Meadow Drive as well as providing o "framing" of the
street. The proposed site and building plans.follow this direction. The proposed
redevelopment plan also complies with the adopted and proposed Streetscape Master
Plan .[or Ihis arca.
The proposed pktn provides the necessary separalbn of bttildings and riparian areas.
New structures on the proposed plan comply with the 50' stream setback In achieving
the goals of the Town's various plunning docume nts development was forced in the rear
and side setbacks oJ'the site. One oJ'the major goals of these planning documents is the
removal of existing surface purking area and the encourugement of the placement of
parking below grade. The proposed plan implements this goal by providing parking
below grade which due lo lha numher ofreqttired purking spaces.forced portions of the
building to be located within the 20' setback area. The proposed plan also provides
loading und delivery ureas in lhe sttbsnrfuce guruge ureu. The localion o.f the loading
and delivery on the site is a direct result oJ'the direction provided in the Vail Village
Master Plan which identifies lhe southcast portion o.f the site as dn appropriate location
for loadingfacilities. Additionally, the existing development on this site has encroached
on lhe sethacks.for over 30 S,ear". Thc proytscd condition is sintilar to that condition
that exists today.
There exist internal properry lines between the Sonnenalp properties and the Talisman
propertv. These lines were established when the Talismttn property was originally
platted. Currently the Talisman slruclure is developed at or over these platled property
lines.for a significant portion o/'its propcrty. Thc huilding is located over the rear
property line along Gore Creek, over the west property line onto Sonnenalp property,
and over lhe cast prcperty line onkt Sonnanulp pntpcrty. The ktcutiott of the existing
Talisman building has impacted where the Sonnenalp building could be located due to
building code.s in the past. In an effurt lo improvc tha existing sethacks conditions
established b1t the Talisman structure and to reduce potential future impacts, the
Sonnenalp buildings have been located in such u way thut will allow.firlure growth on thc
Talisman property without building code intplications. First, on the west side of the
Talisman property we have provided a I0' setbackfor all above gntde ,stntctures. Thi:t
| 0' sethack would allow the Talisman lo redevelop with a I 0' setback and have no
building code implications. ThereJbre if equal treatment is applied to both properties,
then there will not be future building complicutions .for either propcrtv owner.
Along the east Talisman property line (the Talisman encroache:s 2' onb the Sonnenalp
property in this location) the Talisman and Swiss Haus structures are currently
connected. The proposed condition is to provide approximatel.y I I ' between the two
slruclures or l3' to the Talisman property line. This is an improvement over the existing
condition in terms oJ"setback.
The proposed plans do not include above grade structures along the Talisman's north
property line.
The proposed setbacks will provide adequate andJ'air development rights and separation
to both the Talisman and Sonnenalp properti.es. The Sonnenalp is ubsorbing additional
impacts present due to the location of the existing Talisman structure and has provided
odequate separation to meet the requirements of the building code.
No geologically or gnvironmentally sensitive areas exist on the site or are impacted by
!he proposed sethacks.
B. Proposed building setbacks comply with applicable elements of the Vail Village Urban
Design Guide Plan and Design Considerations.
The statements above are hereby incorporated in the response to this criterion. As stated
above lhe proposed plan complies with and implements many elements oJ'the Vail Village
Urban Design Guide Plon and Design Considerations and Vail Village Master Plan.
Specifically, the proposed plan provides for appropriately located pedestrian sidewalks
and arcades, creates the appropriate sense ofstreet enclosure along Easl Meadow Drive,
and provides for adequate landscape and hardscape amenities, such as heated pavers,
seating areas, and lightfixhres. The proposed setbacl<s are also in response to direction
given by these plans in order to accontmodate sub-surJace parking and loading areas.
The internal setbacks provided meet applicahle building code huilding separation
requirements.
C. Proposed building setbacks will provide adequate availability of light, air and open space.
Thc statentents above are hereby incorporated in the respottse to this criterion. The
proposed bltilding locations will provide adequate availabilitl, of light, air und open
space consistenl with the Town's guiding plans and documents. While shading oJ'some
areas of East Meadow Drive will occur during certain hour.s of the da.y 6171,,i,'tf rhe winter,
D.
thc impact of this shuding of East Meadow Drive is not significantfu different at a setback
of20' since the location oJ'the upper stories of'the building are verv near the 20' setback
line. A sun/shade analysis has been provided to demonstrate the shadow impacts oJ'the
proposed dettelopment. The arcade and sidewulk heuling proposetl in thi:s are:a will. a ll.o'ly
the pedestrian way to be clear of snow and ice build-up. Other examples o/ buildings that
have heen constntcted lhal cast a shadow on public streets include the Austria llaus, the
Lodge Prontenade, and the Village Center Bttilding.
The proposed buildings will not cast shadow on the Talisman slructure during lhe limes
of day required to be studied by the Town. This is due to the orientation oJ'the proposed
structures in relationship to the existittg Talisman huilding. The new Swiss Chalet
building is generally located in the same orientation as the existing building on the
parcel and thereJbre will have no negalivc impacls on light and uir of the Talisman. In
fact better separation is being provided to the Talisman Jiom the east therefore
improving on the existing condition.
The proposed improvements will allow.for adequate availability o.flight, air, and open
space to neighboring properties and public areas consistent with the Town planning
doatments.
Proposed building setbacks will provide a cornpatiblc relationship with buildings and
uses on adjacent properties.
The stotements above are hereby incorporated in the response to this criterion. The
property that is being redeveloped is surntunded on lhree sides b.y a public street ttnd one
side by Gore Creek. The proposed and existing buildings are separatedJ'rom adjacent
buildings by the Town's right-of-ways, which are 40' to 50' in width and the additional
setbacks provided. The Vail Village Inn project directly across the street has a similar
relationship of buildings to East Meadow Drive with zero setbacks in most areas. As
stated above the Talisman structure is curcently developed to or over prcperty lines. The
proposed strttctures are being developed with sethucks lhat will ullow both the Sonnenalp
and the Talisman to be treatedfairly and equally by providing at least a I0' setback.
Reviewing the development patterns throughout lhe cntire neighhorhood it is quite
evident that nearly every property has developed within the 20' setback area. Some
examples include: the Vail Village Inn, the exisling Swiss Haus, Ihe existing Sonnenalp,
the Village Center, Crossroads, the Talismon, Riverhouse, Edelweiss, Bishop Park, the
Sitzmark Lodge, First Bank, and 9 Vail Road.
The proposed development plan provides.for a compatible relutionship with huildings
and uses on adjacent properties.
E.Proposed building setbacks will result in creative design solutions or other public benefits
that could not otherwise be achieved by conformance with prescribed setback standards.
The proposed redevelopment plan provides creative design solutions to enhance the
pedestrian and retail environment along East Meadow Drive and to remove surface
parking areas as prescribed by the Town's planning documents. If the plan conformed to
the 20' setback the Town would not be implementing desirable improvements that
conform to the Town's master plan elements and goals. These include street enclosure,
effective and protected pedestrian ways, and retail vitality close to the pedestrianized
street. The proposed plan will provide signiJicant benefits to the public in lheform of
streetscope enhancements, improved retail and shopping experiences, and overall
aesthetic improvement that would not otherwise be realized in strict conformance with
the 20' setback provision.
Updated Fisures Addressine TOV Development Standards
Below are the updated development statistics for the revised Sonnenalp proposal:
Existine Sonnenalp and Swiss Haus Buildings/Sites
Sonnenalp:
Density:
GRFA:
Site Coverage:
Landscape Area:
Restaurant Area (net):
Meeting Room Area:
Spa Area:
Parking:
Building Height:
Swiss Haus:
Density:
GRFA:
Site Coverage:
Landscape Area:
Retail Area:
Restaurant area:
Meeting Room Area:
Spa Area:
Parking:
Building Height:
90 Hotel Rooms (2 being removed with application)
58,074 sq. ft.
34,050 sq. ft.
13,750 sq. ft.
3,389 sq. ft. (variance granted for an additional 1,65 I .4 sq.
ft. on June 24, 1991 . Bully Ranch : 1,504 sq. ft., Ludwig's : 1,560 sq. ft., and King Club Bar:325 sq. ft.) (Gross area
:6,050 sq. ft.)
4,000 sq. ft.
7,330 sq. ft.
108 spaces
48' and 56' (granted by variance)
59 Hotel Rooms
2 Dwelling Units
23,444 sq. ft.
12,950 sq. ft.
7,500 sq. ft.
1,580 sq. ft.
2,422 sq. ft.
1,885 sq. ft.
1,720 sq. ft.
14 spaces
48'
Zonine Statistics
Zoning:
Lot Area:
Standard
Public Accommodation
2.788 acres or | 21,445.28 sq. ft.
Allowed Proposed
Density
AU's
FFU's
GRFA overall project
New GRFA 70/30 split
Retail Area
Site Coverage
Landscape Area
Softscape
Hardscape
Setbacks
Stream Setback
69 DUs (25lacre)
unlimited
unlimited
182,167.92 sq. ft. (150%)
23,356.2 sq. ft. DU
15,169.4 sq. ft.2 1to% cnra;
78,939.43 sq. ft. (65%)
36,433.6 sq. ft. (30%)
29,146.88 sq. ft.
7,286.72 sq. ft. max.
Subject to PEC Review
50'
8 DUs (2.9/acre) 18 new, z demolished)
39 new (88 existing maintained)
t4
l3s,l84 sq. ft. (l I l%)'
('77,854 sq. ft. new GRFA)
54,785 sq. ft. AU/FFU
23,069 sq. ft. DU
18,525 sq. ft.3 (13.7%) l code Amendmenr
16,039 sq. ft. (62.6%)
46,2s0 sq. ft. (38%)
23,7 18 sq. ft. * variance
22,532 sq. ft.
Refer to development plan
50'+
' Number reflects 744 sq. ft. being removed due to removal of units l0l and 102.
'Retail allowed is l0%o of constructed GRFA plus 1,651 sq. ft. previously granted by
variance.
3 Retail provided includes 6,050 sq. ft. existing in Sonnenalp, 1,600 sq. ft. for King
Ludwig addition, and 10,875 sq. ft. new retail area.
Notes:
10
Parking Analvsis
Existing parking found on-site:
Sonnenalp: 108 spaces
Swiss Haus: 14 spaces
Total:122 spaces
The proposed analysis examines the incremental change in program and its impact on
parking:
Use Net Change Parking Formula Net Parkinq
AU's
DU's
FFU's
Retail
-22 (61 removed, 39 new)
+6 (2 demolished, 8 new)
+14
0.7lAU
t.4lDU
0.7/FFU
l/250 sf
l/250 sf
l/330 sf
-l).4
+8.4
+9.8
+21.38
-9.69
+6.4
-5.7 |
+15.18
+9,295 sf (1,580 demo, 10,875 new) 2.3/1,000 sf
Restaurant -2,422 sf (Swiss)
Restaurant +1,600 sf (Ludwig)
Conference - I ,885 sf (Swiss)
Net Increase in Number of Parkins Spaces Required
Total Parking Required for Project
Total Parking Provided
= 138 spaces
= 138 (120 underground, l8 in porte cochere
(includes 62 valet spaces)
ll
Employee Housing Analvsis
'l-he following methodology has been verified and accepted by Town staff for this projcct.
While the Town does not have a codified provision for requiring the provision of
employee housing, the property owner recognizcs thc nced to housing employees. The
owner has agreed to use the Town's make-shift formula to determine the number of
employees requiring housing. Our plan is to deed restrict existing dwclling units within
the Town of Vail that contain the minimum number of beds reouired bv the lown's
fcrrmula.
The calculation is based on the Town's methodology for determining employcc irnpacts.
Thc formula uscs the 15% multiplier rather than the 30% multiplier since the project is
being developed within the density requirements of the PA zone district as consistently
used by thc Town.
The results ofthe formula are based on the net changes being made to uses on the
site which result in a requirement to provide housing for 8 employees (units 24 -27
in Solar Vail).
Use Number or Sq. ft.Multinlier Emnlovees
Retail/Service Commercial = 10,875 sq. ft. new 1,891 sq. ft. demolished @(5/1000 sq. ft.) :44.92 employees
@(5/1000 sq. ft.) : -4.1I employees
@(l/1000 sq. ft.) = -1.89 employees
RestauranVLounge
Mceting roorns
Lodging
Multi-Family
Spa use*
= f ,600 sq. {1. new -2,422 sq. ft. dcmolishcd
- -l.l'tt'tS sq. ft. demolished
= 53 units new - 6 | units removed (FIrU/AU)
= 8 units - 2 units demolished
- {3,475 sq. ft. new 1,720 demolished
Total Enrployces
(X 0.l5 multiplier)
@)(1.25l1000 sq. ft.) = 8.44 employees
: 47 .76 nel increase in employees
= 7.16 new em to be nrovided
@(.25lunir)
@(.4/unit)
: -2 employccs : 2.4 employees
t2
Febnrary 26,2003
Mr. Johannes Faessler
President
SonnenalP ProPerties, Ilc'
20 Vail Road
Vail. CO 81657
Dear Jobannes:
Ths Talisman Board of Managers apprcgta5s .ry} you are ke"ping the door open for the
Talisman,s parcciption in tni so*ioaps*p c'rrara redervelopment PrgecL as stated
in vour letter of l**.isJ; ioog, to Bill As;; The eoaid' however' is greatlv
disappointed that while, ldii's;;;;";Sound- parking remains a highly desirable part
of * overall design soluti;i;;.h" To# of Vaiiandionnenal'", the Sounenalp is no
louger willing to r*ial'J'ii n'14"g rtl m r"iii-un The ten foot encroachmerrt of
the sonnenalp rno,*'i"rir*.iJr "".t riae sutGctand the swiss chalet's ten foot
encroachment into the T;;;';;k r*.ntv toot *J ria. set traph as set forth in the most
recent edition of the Sonaenalp's redevelon*tni pf*t' *iU significantly restrict the
views of Tali* ro o*nil*o ira** tneir-avuiau'itlty or ngnt aoa spac"' Further' the
oonstustion activities il;il;;th" t"a"n"rofrtm'or the-sonnenalp and the Swiss
cbaler win result in s#'il;"ft""r" t" *tt *ie-own"ts of the Talisman condominium
*itu ouo * uxtended Period of time'
Asyouareav'are,boththeSonneoalpand.tbeTalismanhadassrrme{drningtheirmany
moott" of negotiatioo-
-thJi,i;a;c; fg. tl" Talisnan's acceptance of the neptive
impacts ortn" sonne*ffini's;a-h"t"3d"t"1"o6ent and ttre Talisrnan's agreem.nt to
supporr and cooperate ";[f.d ftrvelopmen! ihat sixeen underground parking spaces
*6'tC t" provided U''tfre-io*e""fp to, ,.tt-UV *te Tatisman' VerY recentlV the
sonrrenalp remo'ed tiil iiitilii-'iffirgrou"a pttliog tp*"t ftgt
'e-
redevelopanart
plans, al*rough ,h" ,io;;il * tt'r [o3"tti* uo
-"ust'ent ftom the Talisman to
frcititde tn *ort**l?o:i-rriu io-**p r e;&e *d for the Talisman's coorperation
in the constuPtion Process'
InrwiewingtheEostrecgffeditionoftheplansfortheredwetop*"tofthesormenalp
and the Swiss Chalet,fi;ffr;;}l".rt*av "'"i""*tatnattire-orrlv
aocess provided
to tbe Talisman i, off ilifr'ua-io'" U'in" Iryt-iill-neeativety
atrect pedestian safety
and the overall pedesh;xp€rienco on East Meadow Drive^
The TaliSmarq howwsr, is arnare that it wo.uld be beneficial to the ionneiralp' the Town
of Vail and the TaIi#; -ir't s*"*"rp -d th" Talisman rvere. ablc to reach an
agreenent on to. a.iiff#tfr-S"i**fp if"Jnp^iot prior to the hearins on the
lez-r e00/t00 d ue-I sl'lYs dflo$ dlvilSNllos-urorJ |lrdol:zl 0002-ll-rEil
orsiect before the Planning and Environmental commission' In the spirit of cooperation"
-tn idit** offers the following compromlse:
l. The Talisman will support the rwis{ plans for the Pmject dated February 4'2003'
and will not object t" 'f#;t;; li";ld' qtoyioto such changes do not result in a
ErEatEr encrmqhment by #"il;;ip'oJl'sy=t chalet buildings into the Talisman's
iliT"trl *a"iiJ"rghf ofthe buildings donot change'
2. The Talisman will grant a tempomry construction easement to the Sonneualp as
LiriUfyl"il*r.a Uy tf,e Sonnena$
'o
cousf'ct its rrndersround garege'
3. The Talisman will cooperate with the Sounenalp to
placement of the undergound parking space$'
4- Ea6h owner of a Talisman condominiunr uni- t wrtl deliver a power of afiomey to one
or ffio designated Members of-the Talisman-|gri oif'fuougutt' in a form reasonablv
acccptable to tbe sonnenalp and its attorney, givine ilch -ero'bers corflpletF authority to
take any and a' *"o?",ii":ri*;.1;'S;"o;atp oAeu.top.eof which in such
*".U*t"'t sole discretion, als desifible or necessary'
5.Thesonnemlp,attheSonnennlp's.cost,wrtlconstruct16uudergroundpatkingspaces
for the Talisrnas" f*4,*p" i" iufisman's nrrface parking -Tea' T set forth in the
sonnenalp's cu,,.ilt tanf#fi;;;;-tu-lno# the ialisnan's surface parhnc
area- Eight Talisman r"rrur"'p*i.i"g spaces will be allowed to remain, as well as an creEr
su*'|icient for Talisman snow storage'
6.Thcsonnenalpwillprovtdea6t€sstotheTalismansurfreparkingareafromWillow
Bridge Road through the swiss Horel propsrty, o'tti"tt "*y ui *rough an undergrormd
gafage up a farnp to th;-iaii;;* rrtlfio p"rti"g *J tt"'So*e"utp shall also provde
underground .r""r, * *' ial'-tiaot v"il no]a+ to *at gast Meadow Drive remains
apedestrian area
TheTalismanbelievesthattheabovecompromiseoffensignificantbenefitstothe
Sonnen*lp, the Town *[ii" r"rit"t"tu ttttr-i.toJtiog tl
'"
-*ttg'-Tenario for At
three parties. ffthe So;enalp ?gr-Ts'the Talisrlan iould apreciate a letter from the
il*"firo-itarc-Jr"i its "pptli"t6f
items one throughsix above'
Very tulY Yours'
The Board of lvlatragErs of the Talismatr Condominirrm Associatlon:
enable the most efficiert
ilAmass, President
rrz-J e00/200 d l/r-l s3'lvs d|']ol! dlYN3NNos-urorj udlt:zl r00z-ll-rEll
o
ffisiasnt
@
Larry Weiss
Frcdllaynts
lEz-J e00/000 d ll|'r sl'lv$ dnol! dlYll3t$tos-uorJ rdlFzl 800?-tl-r!fr
I B,qilzBIR.AUIi\,\SSOCilATIES, IINC.
PLANNINC and COl"lltlUNlTY DEVELOPMENT
March 10, 2003
George Ruther, AICP
Chief of Planning
Town of Vail
75 S. Frontage Road
Vail, CO 816-57
Re: Sonnenalp Redevelopment - Mineral Rights Certificate
Dear Cieorge:
As you may or may not be aware, there is now a process established in thc Colorado Revised
Statutes for requiring landowners to notily entities having mineral interests in their land when
development applications are being reviewed by the Town. One of the requirements of the law
is to provide a certification by landowners to thc Town processing land development application
that notice was given or that notice is not required pursuant to the statutc.
Enclosed with this letter is a certification for the Sonnenalp project. You will note that no notice
is required for this property.
This certification is for your files. No Town action is rcquired as part of this mineral rights issue.
lfyou have any quesLion, please do not hesitate to call mc.
F. Mauriello, AICP
Edwards Villagc Ccnter, Surte C-209
0 | 05 EdwardsVillage Boulevard
Post Office Box 2658
Edwards, Colorado 8 1 632
Ph.910.9)6./5/5
Fax - 97A.9) 6.757 6
wwwbraunassoc ates cont
Dominic
Towu on VetL, Colonaoo
Centrrrc,ltp Rrclnolnc NorrcE to Owxens op Ssvnnao Mrnrn,{I, IxrnnBsts
(Provided in accordance with Colo. Rev. Stat. S 24-64.5-103)
This Certificate Regarding Notice to Owners of Severed Mineral Interests is provided
by Sonnenalp Properties, Inc., a Colorado corporation (Sonnenalp), in accordance with the
requirements of Colorado Revised Statutes Sections 24-64.5-10l through 104 (the Act). This
Certificate relates to the applications submitted by Sonnenalp for approval by the Town of Vail of
the redevelopment and expansion ofthe Sonnenalp Resort, and the replat ofthe parcels on which the
Sonnenalp Resort and the Swiss Haus are located. The parcels subject to the applications are
described on the attached Exhibit A (the Application Property).
Sonnenalp certifies as follows. Land Title Guarantee Company in Vail, Colorado, has
searched the records in the office of the Eagle County Clerk and Recorder, relating to the Application
Property. That search revealed that the Application Property is subject to title exceptions set forth in
the patent issued by the United States of America, identified as Homestead Certificate No. 4680,
Application 1025, recorded July ll, 1899, in Book 48 at Page 475,Eagle County, Colorado,
covering 160 acres (including the Application Property). The title exceptions established by the
patent include the right of a proprietor of a vein or lode to extract and remove his ore from the
property described in the patent, should the same be found to penetrate or intersect such property.
However, the search conducted by Land Title Guarantee Company with respect to the Application
Property did not reveal any additional documents ofrecord in the Eagle County Clerk and Recorder's
office which provided the name or address of any person who claims the mineral right excepted from
the patent grant, as described above.
As the records ofthe Eagle County Clerk and Recorder pertaining to the Application
Property do not identify any mineral estate owners claiming any interest in the Application Property
on the basis ofthe patent exception or otherwise, then in accordance with Colo. Rev. Stat. $24-65.5-
103(2Xb), Sonnenalp is not subject to further obligations under the Act.
Dated:February 27 2003.
APPLICANT:
SONNENALP PROPERTIES, INC.,
a Coloradocorporation
r+"^ l /l By: V€ 1ce{"
Name: Johannes Faessler
Title: President
STATE OF COLORADO
CA"laa- , r )ss.
coLtt{TY oF*ffibu*J I
The foregoing instrument was acknowledged before me rhis illOu, o
2003, by Johannes Faessler as President of Sonnenalp Properties, Inc., a Colorado corporation
Witness my hand and official seal.
My commission expires: [f:'Commlssicn Expkes 03/022c104
o o
DGiIBIT A
LEGAL DESCRIPTION
PARCEL A:
A PART OF LOTS L AND K, BLOCK 5.E, VAIL VILLAGE FIRST FILING, COUNTY OF EAGLE,
STATE OF COLORADO, MORE PARTICI,JLARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE MOST SOUTHWESTERLY POINT OF SAID LOT L: THENCE NORTH 60
DECREES 35 IVIINUTES OO SECONDS EAST AND ALONC THE SOUTHERLY LINE OF SAID LOT L.
196.34 FEET: THENCE NORTH 33 DEGREES 04 MINUTES 00 SECONDS E AND ALONG THE
SOUTHERLY LINE OF SAID LOT L, 165.00 FEET TO THE TRUE POINT OF BEGINNING;
THENCE N ss DECREES 08 N{INUTES 28 SECONDS W A DISTANCE OF 135.66 FEET; THENCE N
47 DECREES l2 MINUTES 34 SECONDS W A DISTANCE OF 116.94 FEET: THENCE N 75
DEGREES 53 MINUTES OO SECONDS E AND ALONG THE SOUTHERLY LINE OF EAST MEADOW
DRIVE A DISTANCE OF 12.95 FEET TO A POTNT OF CURVE; THENCE ALONG SAID SOUTHERLY
LINE AND ALONC A CURVE TO THE RIGHT HAVING A RADIUS OF 505.87 FEET, A CENTRAL
ANCLE OF 2I DEGREES 32 MINUTES O() SECONDS, AN ARC DISTANCE OF 190.12 FEETTO A
POINT OF TANGENTI THENCE ALONC SAID TANGENT AND ALONG SAID SOUTHERLY LINE S 82
DECREES 35 MINUTES OO SECONDS E A DISTANCE OF 27I.43 FEET TO A POINT OF CURVE:
THENCE ALONC A CURVE TO THE RICHT HAVING A RADIUS OF 75.00 FEET; A CENTRAL
ANGLE OF 90 DEGREES 20 MINUTES 06 SECONDS. AN ARC DISTANCE OF 1I8.25 FEET TO A
POINT OF REVERSE CURVE: THENCE ALONG A CURVE TO THE LEFT HAVING A MDIUS OF
I7O.OO FEET. A CENTRAL ANGLE OF 24 DEGREES 5I MINUTES 26 SECONDS. AN ARC
DISTANCE OF 73.75 FEET; THENCE S 67 DEGREES ls MINUTES 27 SECONDS W A DISTANCE
OF 92.81 FEET TO A POL\T OF INTERSECTION WITH THE SOUTHWESTERTY LINE OF SAID
LOT K. TTIENCE N 50 DECREES 24 MINUTES OO SECONDS W AND ALONG SAID SOUTHWESTERLY
LINE A DISTANCE OF s8.00 FEET; THENCE N 6{ DEGREES sz MINUTES 00 SECONDS W AND
ALONC SAID SOUTHWESTERLY LINE A DISTANCE OF 127.00 FEET TO THE SOUTHWEST CORNER
OF SAID LOT K; THENCE S 69 DEGREES 50 MINUTES 00 SECONDS w AND ALONC THE
SOUTHERLY LINE OF SAID LOT L A DISTANCE OF 102.50 FEET TO THE TRUE POINT OF
BEGINNING.
EXCEPTING THEREFROM ALL CONDOMINIUM UNITS OF THE TALISMAN CONDOMINIUMS ACCORDING
TO THE RECORDED CONDOIVIINIUM MAP THEREOF AND AS DEFINED AND DESCRIBED IN THE
CONDOMINIUM DECLARATION RECORDED DECEIVIBER 30. 1970 IN BOOK 219 AT PAGE 417.
COUNTY OF EAGLE. STATE OF COLORADO.
PARCEL B:
A P.ART OF LOT L, BLOCK 58. VAIL VILLACE FIRST FILING, ACCORDING TO THE RECORDED
PLAT, COUNTY OF EAGLE, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE tvlOST SOUTHWESTERLY POINT OF SAID LOT L; THENCE N 60 DEGREES
35 MINUTES OO SECONDS E AND ALONG THE SOUTHERLY LINE OF SAID LOT L A DISTANCE
OF 196.34 FEET; THENCE N 33 DEGREES 04 MINUTES 00 SECONDS E AND ALONGTHE
SOUTHERLY LINE OF SAID LOT L 165.00 FEET; THENCE N 55 DEGREES 08 MINUTES 28
SECONDS W A DISTANCE OF 135.66 FEET; THENCE S 7l DEGREES 56 MINUTES 00 SECONDS
W A DISTANCE OF 89.51 FEET; THENCE N 00 DEGREES 23 MINUTES 00 SECONDS W A
DISTANCE OF IO7.2O FEET TO A POINT OF INTERSECTION WITH THE NORTHERLY LINE OF
SAID LOT L: THENCE S 75 DEGREES 53 MINUTES 00 SECONDS !V AND ALONG SAID
NORTHERLY LINE 8{.00 FEET TO A POINT OF CURVE: THENCE ALONG A CURVE TO THE LEFT
LEGAL DESCRIPTION
HAVING A RADIUS OF 2O.OO FEET, A CENTRAL ANGLE OF 76 DEGREES 16 MINUTES ()O
SECONDS, AN ARC DISTANCE OF 26.62 FEET TO A POINT OF TANGENT; THENCE ALONC SAID
TANGENT AND ALONG THE WESTERLY LINE OF SAID LOT L S ()() DEGREES 23 MINUTES ()O
SECONDS E A DISTANCE OF 208.89 FEET TO A POINT OF CURVE; THENCE ALONG SAID
WESTERLY LINE AND ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 344.59 FEET. A
CENTML ANGLE OF 20 DEGREES 5I MINUTES OO SECONDS, AN ARC DISTANCE OF 125.40
FEET: THENCE S 2l DEGREES 14 MINUTES 00 SECONDS E A DISTANCE OF 2r.77 FEET. TO
THE POINT OF BEGINNING
PARCEL C:
A PART OF LOT L, BLOCK 5-E, VAIL VILLACE FIRST FILING, ACCORDING TO THE RECORDED
PLAT, COUNTY OF EACLE, STATE OF COLORADO. MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE MOST SOUTTMESTERLY CORNER OF SAID LOT L, BLOCK 5-E, VAIL
VILLAGE FIRST FILING; THENCE ALONG THE FOLLOWING TWO COURSES ALONG THE
SOUTHERLY BOUNDARY OF LOT L:
(I) N 60 DECREES 35 MINUTES OO SECONDS E A DISTANCE OF 196.34 FEET;
(2) N 33 DEGREES 04 I,IINUTES 00 SECONDS E A DISTANCE OF 165.00 FEET;
THENCE N 55 DEGREES OO MINUTES 28 SECONDS W A DISTANCE OF 135.66 FEET TO THE
TRUE POINT OF BEGINNING: THENCE S 7l DEGREES sG MINUTES 00 SECONDS W A DISTANCE
OF 89.51 FEET; THENCE N 00 DEGREES 23 MINUTES 00 SECONDS W A DISTANCE OF 107.20
FEET TO A POINT ON THE SOUTHERLY RIGHT-OF.WAY LINE OF EAST MEADOW DRTVE: THENCE
S 47 DEGREES 12 MINUTES 27 SECONDS E A DISTANCE OF I16.94 FEET TO THE TRUE
POINT OF BEGINNINC.
I 8,qil,lgrR.,\rl]N ASSocilArlES, ilNC.
PLANNINC and COtll4UNlTY Dtvtl OPI'4| N f
March 18, 2003
Planning and Environmental Commission
C/O George Ruther, AICP
Chief of Planning
Town of Vail
75 S. Frontage Road
Vail, CO 81657
Re: Amended Application Submittal - Sonnenalp Redevclopment in Vail, Colorado
Dear George:
Thank you for meeting with us and providing direction on the Sonnenalp project. We are happy
to be able to addrcss all of the suggestions and directions you and JetTWinston gave us on the
project. We believe the revised submittal meets all of thc goals and criteria of the Town's
planning documents and represents a significant improvement to the streetscape planning along
East Meadow Drive.
This supplement represents a full and complete submittal for PEC approval. Additionally, we
are providing updatcd information on the project submittal so that you have an accuratc
assessment of the project with respect to the Town's dcvelopment standards and approval
criteria.
The input we received fiom staff, Jeff Winston, and the PEC has resulted in a reduction of
development program (Gwer hotel rooms, less GRFA, srnallcr spa areas, etc.) and smaller
buildings overall. The proposal now includes 35 new hotel rooms (46 originally), l4 Fractional
Fee Club Units (13 originally), and 8 condominiums (9 originally). Additionally, two existing
hotel rooms (tirst floor units l0l and 102) within the Sonnenalp are being converted to spa use
due to changes in the overall development plan. Setbacks ofthc proposed buildings have been
substantially increased along East Meadow Drive and along the Sonnenalp/Talisman boundary.
We believe the proposed changes comply with the direction given by the PEC.
Edwalds Village Centet Suite C-209
0105 Edwards V llage Boulevad
Post Office Box 2558
Edwards, Colorado 8 1 632
Plr - 970.926.7 57 5
tax '9749)6.7576
w"vVWDf aUna SSOC aleS.COm
At the last PEC hearing we were directed to "give it another try" to workout a development
agreement with the Talisman. We have been in contact with the Talisman owners but seem to be
far apart with respect to a reasonable course of action. The offer that we have made to the
Talisman and which is reflected in our plans (subject to Talisman approval) is the following:
Sonnenalp agrees to provide the Talisman with a relocated access easement further to the
east, ifthey so desire.
Sonnenalp agrees to pay for and construct the new access, parking area, and landscape
improvements on the Talisman property, as depicted on the proposed plans.
Sonnenalp agrees to provide two "knockout" panels within the proposed parking
structure which will allow future sub-surface access to the Talisman parcel in the event
the Talisman constructs a subsurface parking area. Additionally, the Sonnenalp agrees to
provide an access easement through its parking structure to the Talisman in the event they
construct a sub-surface parking area.
We believe our offer to the Talisman reflects good faith and a willingness to work cooperatively.
We also believe the proposal addresses the Town's concem about not precluding future access to
a sub-surface parking structure on the Talisman property. Whether or not the Talisman agrees to
this offer should have no bearing on the ultimate approval ofthe project and should therefore not
hinder an approval by the PEC ofthe project.
We appreciate the assistance and direction you have provided us and hope that we can complete
the PEC approval process on March 24. IfTom or I can be ofassistance do not hesitate to call us
at926-1575.
Thanks again for your help.
Johannes Faessler
Mike Foster
C:
Dominic F. Mauriello, AICP
l. 1.5,\10 \\l) \5sJ( l\ll-\
JFSA 0247
March 27, 2003
Mr. Thomas E. Kassmel, Project Engineer
Town of Vail
Department of Public Works
1309 Elkhorn Drive
Vail, CO 81657
Re: Sonnenalp Property
Dear Torn:
Our approach to the study of the 10O-Year floodplain of Gore Creek in the area of the Sonnenalp
Redevelopment project was as follows.
HEC-RAS was used to analyze the different conditions. Input data (base data) was taken from a 1981
hard copy of HEC-2 data obtained from FEMA. This HEC-2 data was converted to HEC-RAS and an
output was generated. lt is important to note that there is a small margin of error in taking hard copy
HEC-2 data and converting it to electronic HEC-RAS data. The biggest error included in reproducing the
water surface elevation data in this study was 0.07 ft.
The elevations of the proposed Sonnenalp contours were lowered 4.23 ft. to match the datum used in
1981 floodplain study. Additional contours were taken from JFSA's 1999 FEMAfloodplain studyfor
Gore Creek. They are 2' interval contours. Gore Creek cross sections were then generated by merging
the Sonnenalp survey file with the 1999 floodplain study contour file.
The locations of the 1981 river stations were determined by using the footbridge immediately upstream
of the International Bridge as a base. lt is our understanding that the location of this footbridge has not
changed since the 1981 study was completed. The International or Willow Bridge has been
reconstructed since the 1981 study, but because the bridge is not part of the Sonnenalp project, the
bridge sections were not altered.
Three additional sections were added to the pre- and posf Sonnenalp Redevelopment runs at the
recommendation of the Town of Vail. The Town Engineer, Greg Hall, determined the location and
number of the additional sections. The locations were shown on the existing and proposed Sonnenalp
plan view maps.
The conditions analyzed were the 1981 for model verification and pre- and post-Sonnenalp
Redevelopment. The relative data and exhibits have previously been provided to your office for review.
Since the 1981 floodplain study was completed, Gore Creek, within the project area, has become wider and
shallower. However, the combination of these two occurrences has only altered the 10O-year water surface
elevation a maximum of rise of 0.64 feet that occurs at River Station 28.
We attribute some of the minor differences in the floodplain limits to a change in the stream cross-section over
time. The proposed areas of fill at the critical sections utilized in the study are outside the floodplain boundary for
both the 1981 and current existing conditions. We do not believe that a LOMR is required for the following
reasons:
1. The minor change in the horizontal floodplain limits can be primarily attributed to erosion and
sedimentation of the streambed over time.
2. The water surface elevation at the critical River Station 28 is reduced by 0.01 feet following construction
of the project.
3. We contend that the project falls under the category listed in the FEMA document MT-2, page 2, lines 6-
I that states a CLOMR is not required under the conditions "...that a proposed structure that is not to
be elevated by fill (natural ground) would not be inundated by the base flood if built as proposed." (copy
attached)
4. Assuming the finished first floor elevation is 1 foot (FEMA requirement) or
required by the Town Ordinance) above the 10O-year base flood elevaiion
be permitted.
JFSS.
more (if rr sAr' \\r1{\\\tlrrt
at the site, the project should
5. The building overhangs the floodplain limits, however, this is no different than a bridge or other structure
that spans the floodplain.
will clarify you concerns about this project. Please advise if additional information is needed.
PE, PLS
rces Department
: Dominic F. Mauriello, AICP
Braun Associates. lnc.
Encl.
o o
o
o
o
INSTRUCTIONS FOR COMPLETING THE APPLICATION FORJVIS FOR
CONDITIONAL LETTERS OF MAP REVISION AND LETTERS OF MAP REVISION
GENERAL
In 1968, the U.S. Congress passed the National Flood Insurance Act, which created the National Flood Insurance
Program (NFIP). The NFIP was desigaed to reduce future flood losses through local floodplain management and to
provid€ protection for property owners against potential losses through flood insurance.
As part of the agreement for making flood insurance available in a community, the NFIP requires the participatiug
community to adopt floodplain management ordinances containing certain minimum requirements intsnded to
reduce future flood losses. The NFIP regulations for floodplain management are the minimum criteria a communit5r
must adopt for participation in the NFIP. Tho community is responsible for approving all proposed floodplain
development and for ensuring that permits required by Federal or State law have been received. State and
community officials, based on knowledge oflocal conditions and in the intercst of safoty, may set higher standards
for construction or may limit development in floodplain areas. lf the State or Community has adopted more
restrictive or comprehensive floodplain management criteria, tbose criteria take prooodonce over the minimum NFIP
requirements.
The community is also responsible for submitting data to the Federal Emergency Management Agency (FEMA)
reflecting revised flood hazard information so that NFIP maps can be revised as appropriale. This will allow risk
premium rates and floodplain management requirements to be based on current data.
Submissions to FEMA for revisions to effecdve Flood Insurance Studies (FISs), Flood Iusuranoe Rate lv{aps
(FIRMs), or Flood Boundary Floodway Maps (FBFMs) by individual and community requestas will require the
signing of application forms. These forms will provide FEMA with assurance that all pertinent data relating to the
revision are included in the submittal. They will also ensure that: (a) the data and methodology are based on
current conditions; (b) qualified professionals have assembled data and performed all necessary computations; and
(c) all individuals and organizations affected by proposed changes are aware of the changes and will have an
o,pporhmity to comment on them.
If the submission involves revisions to multiple flooding sources, then s€parate forms should be completed for each
flooding source.
NFIP regulations can be accessed at http://www.access.gpo.gov/naralcfr/waisidx_fi)/tl4cfrvl_00.htnrl or can be
obtained by calling FEMA'S Map Assistance Center at I-877-FEMA MAP (l-811-316-2627 ). FEMA's lnternet
site at http://www.fema.gov/mil/tsd/frm_form.htm provides access to the foms ard latesl fees and revision
procedures. FEMA is preparing online tutorials to assist users of the NFIP maps. The tutorials for revisions to the
NFIP maps are currently being prepared and will be available soon. Other or ine tutorials are available at
http:i/www. fema. gov/miVtsd/ot_main.htm.
WHEN TO USE THESE FORJVTS
This package is applicable for requestr of the followiug:
Conditional Letter of Map
Revision (CLOMR)
Letter of Map Revision
(LoMR)
A letter from FEMA cornrnenting on whether a proposed
project, if built as propose( would meet minimum NFIP
slandards or proposed hydrology changes [see 44 Codc
ofFederal Regulations (CFR) Ch. I, Parts 60, 65, and 721.
A letter from FEMA offrcially revising the current NFIP mrp
to show changes to floodplains, floodways, or flood
elevations (see 44 CFR Ch. I, Pafis 60, 65, afi72).
Instructioms MT-2 Forms
WIIEN NOT TO USE THESE FORMS
This package is not applicable for requests of the following:
Letter of Map Amendment
(LOMA)
Condilional Letter of
Map Amendment (CLOMA)
Letter of Map Revision
Based on Fill (LOMR-F)
Conditional Letter of Map
Revision Based on Fill
(cLoMR-F)
A letier from FEMA stating that an existing structure or
parcel of land that has not been elevated by fill (natural
ground) would not be inundated by the base flood.
A letter from FEMA stating that a proposed structure that is
not to be elevated by fill (natural ground) would not be
inundated by the base flood ifbuilt as proposed.
A letter from FEMA stating that an existing structure
or parcel of land that has been elevsted by fill would not be
inundated by the base flood-
A letter from FEMA stating that a parcel ofland or proposed
structure that will be elevated by fill would not be inundated
by the base flood if fill is placed on the parcel as proposed or
the structure is built as proposed-
For these requests, either the MT-EZ form package litled Amendments to National Flood Insurance hogram lt'taps,
Application Form for Single Residential Lot or Smrctures, or the MT-l form package titled Amendments and
Revisions to National Flood Insurance Program Maps, Application Forms and Instructions for Letters of lvlq
Amendment, Conditional Letters of Map Amendment, Letters of Map Revision Based on Fill, and Conditional
Letters of Mq Revision Based on Fil/ are appropriate. The MT-EZ forms are used for single shucture or lot
requests that do not involve the placement of fill. The MT-l forms are used for requests involving multiple
structurcs or lob. The MT-EZ form package may be downloaded from FEMA's Intemct site at
http://www.fema.gov/miVtsd/dl_mt-ez.htn1 and the MT-l form package may be downloaded from FEMA's Intemet
site at http://www.fema.gov/mit/tsd/dl_mt-1.htm. Either form package may also be obtained by calling FEMA's
Map Assistanoe Center at 1-877-FEMA MAP (l-877-336-262'l).
SUMMARY OF FORMS
Application forms for requesting a revision from FEMA are included in the back of this package. There are six
forms plus a paymenl form in this package, which cover various situations for revisions. When submitting a requ€st
only the forms applicable to the request need to be submitted. The following is a list of the forms and a brief
summary ofwhen each is applicable.
Form I - Overview & Concurrence Form provides the basic information regarding the revision request an<i
requires the signatures of the requester, community official, and engine€,r. This fomr is required
for all revision requests.
Form2- Riverine Hydrology & Hydraulics Form provides the basic information on the scope and
methodology of hydrologic and/or hydrautic analyses that are prepared in support of the revision
request. This form should be used for revision requests that involvc ncw or revised hydrologtc
and/or hydraulic analyses of rivers, sboarns, ponds, or small lakes.
Form3 - Rivorine Sfiuctures Form provides the basic information regarding hydraulic structures
constructed in the stream channel or floodplain. This form should be used for revision requests
that involve new or proposed channelization, bridges/culverts, dams, and/or leveoVfloodwalls.
Form 4 - Coastal Analysis Form provides the basic information on the scope and methodology of coastrl
analyses that are prepared in support of the revision request. This form should be used for any
revision requests that involve new or revised coastal analyses.
Instructions MT-2 Forms
Town of Vail
Department of Community Development
Attn: Mr. George Ruther, Chief of Planning
75 South Frontage Road
Vail, CO 81657
April2, 2003
In Re: Application for Sonnenalp Properties, Inc. represented by Braun Associates, Inc.
Dear Mr. Ruther.
I am writing you on behalf of the Vail Village Inn Phase V Homeowner's Association
and understand that there was an initial hearing on the abovementioned project on
January 13,2003. While I was not able to attend the meeting due to other commitments,
several members of the WI Phase V Homeowner's Association did visit the Town
meeting room and saw the model ofthe proposed Sonnenalp project on display there.
After discussing the matter internally, I would like to relate the Association's comments
and concerns aboutthe project to you. Firstly, the Association is generally enthusiastic
about any proposed development or re-development along Meadow Drive (East or West),
and it believes that such actions are necessary for Vail to retain its premier resort status in
the future. However, the Association feels that the proximity of the proposed building to
East Meadow Drive may infringe on the minimum required set-back. The arcades of the
building create the impression of a sidewalk but are really part of the structure. Because
ofthe height ofthe building, as proposed, it would, in our opinion, create a "canyon
environment" and not be in line with the style and architecture of Vail Village.
Moreover, the Association is concerned that the height of the proposed structure would
impact views from our structure located directly across East Meadow Drive, which could
potentially significantly affect our property values at the time of a resale. We welcome
Mr. Faessler's proposal to bring additional shopping and lodging to East Meadow Drive
and feel he has done much for Vail in this respect already. We encourage him on this
project and are willing to work with him and the Town to find an agreeable solution. We
also welcome the re-development of what has been an unsightly surface parking lot.
While we are not qualified to judge the efllcacy of our requests from an engineering
perspective, we would like to request that the proposed structure be "stepped" back on
each vertical floor. This would result in a "staggered" structure rather than a flat, multi-
story building directly across from another multi-story structure. We feel not only that
this suggestion would be more consistent with the "look and feel" of Vail Village but also
would likely solve any concerns that we would have regarding the potential impact on
views from our structure. The Sonnenalp has always carefully designed their buildings
with pleasing elevations and in an attractive style. We hope that this trend will continue.
On another note, one of your co-workers with whom we spoke mentioned that there is
some discussion of moving the existing bus route from East Meadow Drive to Frontage
Road between, and thus bypassing, the Village Inn and Crossroads developments. We
are, agaiq generally supportive ofthis idea as such a change would turn an important
portion of East Meadow Drive into a true pedestrian-only walking area much like that of
Bridge Street and the heart ofVail Village. In the event that such an idea generates
support and momentum, we would be interested in knowing more about the proposed
route as well as any plans to move or add bus stops along it. We have enjoyed easy and
direct access to Vail's wonderfrrl public transport from our homes for years and would
hope that we would be able to continue to take advantage ofit in any proposed re-routing
ofthe path.
Thank you for your consideration and attention to these matters. If you wish to contact
me, please feel free to do so at (917) 405-6328 or email me at richard@liebhaber.net.
Sincerely,
z---_-\k t F-____=_-_-
Richard Liebhaber, Esq
Cc: Mr. Hubert Wagner, Pres. and Dir.
Mr. Josef Staufer, Dir.
o o
o
O
o
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
April14,2003
A request for a final review of a proposed major exlerior alteration, pursuant
to Section 12-7A-12, Vail Town Code, to allow for a hotel redevelopment and
addition; a request for a final review of a conditional use permit, pursuant to
Section 12-74-3, Vail Town Code, to allow for a fractional fee club; a requesl
for a final review of a proposed flood plain modification to lhe Gore Creek
flood plain boundary; a recommendation to the Vail Town Council of a text
amendment Seclion 12-74-3 (Conditional Uses), Vail Town Code, to allow for
retail uses in a lodge in excess of 10% of the total gross residential floor area
of the structure as a conditional use; a requesl for a final review of a variance
from Section 12-7A-10 (Landscaping & Site Development), Vail Town Code,
to allow for a deviation from the lotal landscape area requirement, located at
20 Vail Road, 62 E. Meadow Drive, and 82 E. Meadow Drive/Lots K & L,
Block 5E, VailVillage 1't Filing.
Applicant: Sonnenalp Properties, Inc., represented by Braun Associates,
lnc.Planner: George RutherMarren Campbell
SUMMARY
The applicant, Sonnenalp Properties, Inc., represented by Braun Associates, Inc.
has submitled six development review applications to the Town of Vail Community
Development Department to facilitate the redevelopment of the Swiss Chalet and
construclion a new hotel addition onto lhe Sonnenalp. The staff, applicant and
adjacent property owners have worked together over the last several months to seek
resolution lo a number of complex issues (i.e., access). On numerous occasions
revisions were made to the proposed plans in response to the input the applicant has
received.
Staff supports the proposed project and accompanying development review
applications. We remain concerned that the combination of the landscape variance,
setback deviation, and the configuration of the guest drop-off and loading/delivery
facility creates a very challenging set of circumstances. Generally speaking, to
resolve one issue (i.e., setback deviation) negatively impacls another (i.e.,
configuration of the guest drop-off) and so on and so forth. Staff believes that
additional design consideration is needed before the proposed project receives final
approval. However, staff recommends that the Planning and Environmenlal
Commission conditionally approve the proposal and instruct the applicant to continue
to work through the few remaining issues and return to the Planning and
Environmental Commission at a future date. The staff's review of the applicable
il.
criteria is outlined in Section Vlll of this memorandum. The proposed conditions of
approval are described in Section lX of this memorandum.
DESCRIPTION OF REOUEST
The applicant, Sonnenalp Properties, Inc., represented by Braun Associates, Inc., is
requesting a final review of a proposed major exterior alteration, pursuant to Seclion
12-74-12, Vail Town Code, to allow for the redevelopment of the Swiss Chalet and a
new hotel addition to the Bavaria Haus; a request for a final review of a conditional
use permit, pursuant to Section 12-74-3, Vail Town Code, to allow for a fractional fee
club in the Swiss Chalet; a request for a final review of a proposed flood plain
modification to the Gore Creek flood plain boundary; a request for a final review of a
variance from Section 12-7A-10 (Landscaping & Site Development), Vail Town
Code, to allow for a deviation from lhe total landscape area requirement; and a
recommendalion to the Vall Town Council of a text amendmenl to Seclion 12-7A-3
(Conditional Uses), Vail Town Code, to allow for retail uses in a lodge in excess of
10"/" ot the total gross residential floor area of lhe slructure as a conditional use;
located at 20 Vail Road, 62 E. Meadow Drive, and 82 E. Meadow Drive/Lots K & L,
Block 5E, Vail Village 1"'Filing. A vicinity map depicting the site and surrounding
area is attached for reference (attachment A).
The key components of the applications include:
. Expansion and upgrading of one of Vail's Public Accommodation zoned
properties;. lmproved live-bed base added to the existing lodging inventory;. Addition of retail square footage along a portion of East Meadow Drive,r Construction of recommended streetscape improvements on East Meadow
Drive;o Elimination of a pofiion of existing surface parking and the provision of a new
underground parking structure and loading area; and . Provision of employee housing within the Town of Vail.
A more complete description of the applicanl's request and justifications for approval
are outlined in the letter entitled "Sonnenalp Resort of Vail, Applications lor
major exterior alteration, conditional use permit, design review and variance,"
dated March 24, 2003, and has been attached for reference (attachment B) along
with a reduced copy of the proposed plans, dated April 14, 2003 (attachment C).
BACKGROUND
On September 23, 2002, the applicant appeared before the Town of Vail Planning
and Environmental Commission for a worksession meeting. The purpose of this
meeting was lo allow the applicant an opportunity to present the proposed plans to
the Planning and Environmental Commission and to provide the applicant, public,
staff, and the Commission an opportunity to begin identifying issues for discussion at
future meetings. As the meeting was a worksession, the Commission was not asked
to take any formal positions on this application al that time. As such, staff did not
provide a formal recommendation on the application. A copy of the meeting minutes
have been attached for reference (attachment D).
ilt.
tv.
On October 11, 2002, the Community Development Department, informed the
applicant's representatives that, pursuant to the Town's application submittal
requirements for a major exterior alteration, a design consultant would be retained, at
the applicant's expense, to aid and assist in the review of the proposed Sonnenalp,
Swiss Chalet, Talisman redevelopment application. The Community Development
Department selected Jeff Winston of Winston & Associates, Inc. to assist in the
review ol the proposal. The design consultant reviewed the proposed plans for
compliance with the Town's applicable planning documenls and land use
regulations. A report of the consultant's findings was forwarded to the applicant and
the Commission to be used throughout the development review process for this
application.
On January 13, 2003, the applicant appeared before the Town of Vail Planning and
Environmental Commission for a worksession to discuss the proposed
redevelopment plans. The purpose of the worksession was to allow the applicant an
opportunity to present the proposed revised plans to the Planning and Environmenlal
Commission and to provide the applicant, public, staff and the Commission an
opportunity to identify issues for discussion at a future meeting. A copy of the
approved Planning and Environmental Commission worksession meeling minules
have been attached for reference (attachment E).
ROLES OFTHE REVIEWING BOARDS
Major Exterior Alteration (PA)
Order of Review: Generally, applications will be reviewed first by the PEC for
impacts of use/development and then by the DRB for compliance of proposed
buildings and site planning.
Planninq and Environmental Commission:
Action: The PEC is responsible for final approval/denial of a Major Exterior
Alteration.
The PEC shall review the proposal for:- Conformance with development standards of zone district - Lot area - Setbacks - Building Height - Density - GRFA - Site coverage - Landscape area - Parking and loading - Mitigation of development impacts - Compliance with the goals and requirements of the Vail Comprehensive Plan
Desiqn Review Board:
Action: The DRB has NO review authority on a Major Exterior Alteration, but must
review any accompanying DRB application.
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/Preseruation 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 struclures - Circulation and access to a site including parking, and site distances - Location and design of satellite dishes - Provision of outdoor lighting - Compliance with the architectural design guidelines of the Vail
Comprehensive Plan
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and
plans conform to the technical requirements of the Zoning Regulations. The staff
also advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a
staff evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also
facilitates the review process.
It Town Council:
Actions of DRB or PEC may be appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the PEC or DRB erred with
approvals or denials and can uphold, uphold with modifications, or overlurn lhe
board's decision.
Variance
Order of Review: Generally, applications will be reviewed first by the PEC for
impacts of the proposed variance and then by the DRB for compliance of proposed
buildings and site planning.
Planninq and Environmental Commission:
Action: The PEC is responsible for final approval/denial of a variance.
The PEC is responsible for evalualing a proposal for:
1. The relationship of the requested variance to other existing or potential uses and
structures in the vicinity.
2. The degree to which relief from the strict or lileral interpretation and enforcement
of a specified regulation is necessary to achieve compatibility and uniformity of
treatmenl among sites in the vicinity, or to attain the objectives of this Title without
grant of special privilege.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
o
4. Such other faclors and criteria as the Commission deems applicable to the
proposed variance.
Desion Review Board:
Action: The DRB has NO review authority on a variance, but must review any
acco m pany i ng D R B appl icati o n.
The DRB is responsible for evaluating the DRB proposal for:
- Architeclural compatibility with other struclures, 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-sile - 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 - The design of parks
Staff:
The slaff is responsible for ensuring that all submittal requirements are provided and
plans conform to the technical requirements of the Zoning Regulalions. The staff
also advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a
staff evaluation ol the project with respect to the required crileria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also
facilitates lhe review process.
Town Council:
Actions of DRB or PEC may be appealed to the Town Council or by the Town
Council. Town Council evaluales whether or not the PEC or DRB erred with
approvals or denials and can uphold, uphold with modifications, or overturn the
board's decision.
Code Text Amendment
Order of Review: Generally, applications will be reviewed first by the PEC for
compatibility with Vail Comprehensive Plans and then by the Town Council for
approval and adoption.
Planninq and Environmental Commission:
Action: The Planning and Environmental Commission is advisory to the Town
Council. The Planning and Environmental Commission shall review the proposal
based on the compatibility of the proposed text changes for consistency with the Vail
Comprehensive Plans and impact on the general welfare of the community.
Desiqn Review Board:
Action:The Design Review Board has no review authority on code amendments.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided.
The staff advises the applicant as to compliance with the Zoning Regulations. Staff
provides analyses and recommendations to the Planning and Environmental
Commission and Town Council on any text proposal.
Town Council:
The Town Council is responsible for final approval/denial on code amendments. The
Town Council shall review and approve the proposal based on the compatibility of
the proposed text changes for consistency with the Vail Comprehensive Plans and
impact on the general welfare of the community.
Conditional Use Permit (CUP)
Order ot Review: Generally, applications will be reviewed first by the Planning and
Environmental Commission for acceptability of use and then by the Design Review
Board for compliance of proposed buildings and site planning.
Planninq and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for final
approval/denial of CUP. The Planning and Environmental Commission shall review
the request for compliance with the adopted conditional use permit criteria and make
findings of fact with regard to the project's compliance.
Desion Review Board:
Action: The Design Review Board has no review authority on a CUP, but must
review any accompanying Design Review Board application.
Stafl:
The staff is responsible for ensuring that all submittal requirements are provided and
plans conform to the technical requirements of the Zoning Regulations. The staff
also advises the applicant as to compliance with the design guidelines. Staff
provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also
facilitates the review process.
Town Council:
Actions of Design Review Board or Planning and Environmental Commission may be
appealed to the Town Council or by the Town Council. Town Council evaluates
whether or not the Planning and Environmental Commission or Design Review
Board erred with approvals or denials and can uphold, uphold with modifications, or
overturn the board's decision.
APPLICABLE PLANNING DOCUMENTS
Town of Vail Zoninq Requlations
12-7 A-1: PURPOSE; PUBLIC ACCOMMODATION (PA) DISTRICT
V.
The public accommodalion 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 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 district by establishing appropriate site development standards.
Additional nonresidential uses are permitted as conditional uses which enhance the
nalure of Vail as a vacation community, and where permitted uses are intended to
function compatibly with the high density lodging character of the district. (Ord.
23(1999) $ 1: Ord. 30(1977) $ 7: Ord. 8(1973) $ 7.100)
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 bythe VailTown
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 Vail Land Use Plan contains the following goals:
1.0 GeneralGrowth/Development
1.'l Vail should conlinue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve both
the visitor and the oermanent resident.
The quality of lhe environment including air, waler and other natural
resources should be protected as the Town grows.
The quality of development should be maintained and upgraded whenever
oossible.
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.
1.2
t.J
1.4
O 1.5 Commercial strip development of the Valley should be avoided.
1.6 Development proposals on the hillsides should be evaluated on a case by
case basis. Limited development may be permitted for some low intensity
uses in areas that are not highly visible from the Valley floor. New projecls
should be carefully controlled and developed with sensitivity to the
envrronment.
1.7 New subdivisions should not be permitted in high geologic hazard areas.
1.8 Recreational and public facility development on National Forest lands may be
permitted where no high hazards exist if :
a) Community objectives are met as articulated in the Comprehensive
Plan.b) The parcel is adjacent to the Town boundaries, with good access.c) The affected neighborhood can be involved in the decision-making
orocess.
1.9 National Forest land which is exchanged, sold or otherwise falls into private
ownership should remain as open space and not be zoned for privale
develoDmenl.
1.10 Development of Town owned lands by the Town of Vail (other than parks and
open space) may be permitted where no high hazards exist, if such
development is for public use.
1.1 1 Town owned lands shall not be sold to a private entity, long term leased to a
private entity or converted to a private use without a public hearing process.
1.12 Vail should accommodate most of the additional growth in existing developed
areas (infill areas).
1.13 Vail recognizes its stream tract as being a desirable land feature as well as its
potential for public use.
2.0 SkierffouristConcerns
2.1 The community should emphasize its role as a destination resort while
accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders should
work together closely to make existing facilities and the Town function more
efficiently.
2.3 The ski area owner, the business community and the Town leaders should
work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cullural
opportunities to encourage summer tourism.
2.5 The community should improve non-skier recreational options to improve
year-round lourism.
2.6 An additional golf course is needed. The Town should work with the down
valley communities to develop a public golf course as well as other sports
facilities to serve the regional demand for recreational facilities.
2.7 The Town of Vail should improve the existing park and open space lands
while continuing to purchase open space.
2.8 Day skiers need for parking and access should be accommodated through
creative solutions such as:
a) Increased busing from out of town.b) Expanded points of access to the mountain by adding additional base
portals.
c) Continuing to provide temporary surface parking.d) Addition of struclured parking.
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to serve the
future needs of the destination skiers.
3.3 Hotels are important to the conlinued success of the Town of Vail, therefore
conversion to condominiums should be discouraged.
3.4 Commercial groMh should be concentrated in existing commercial areas to
accommodate both local and visitor needs.
3.5 Enlertainment oriented business and cultural activities should be encouraged
in the core areas to create diversity. More nighttime 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
Desion Guide Plan.
4.3
4.4
The ambiance of Vail Village is important to the identity ot Vail and should be
preserved. (scale, alpine character, small town feeling, mounlains, natural
setting, intimate size, cosmopolilan feeling, environmental quality.)
The connection beh/veen the Village Core and Lionshead should be
enhanced through:
a) Installation of a new type of people mover.b) lmproving the pedestrian system with a creatively designed
connection, oriented toward a nature walk, alpine garden, and/or
sculpture plaza.
c) New development should be controlled to limit commercial uses.
Residential
Additional residential growlh should continue to occur primarily in existing,
platted areas and as appropriate in new areas where high hazards do not
exist.
Quality time-share units should be accommodated to help keep occupancy
rates up.
5.0
5.1
5.2
5.3 Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail with
appropriale restriclions.
5.4 Residential growlh should keep pace with the marketplace demands for a full
range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
Vail Villaqe Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned
and designed as a whole. lt is intended to guide the Town in developing land use
laws and policies for coordinating development by the public and privale seclors in
Vail Village and in implemenling community goals for public improvemenls. lt is
intended to result in ordinances and policies that will preserve and improve the
unified and attractive appearance of Vail Village. Most importantly, this Master Plan
shall 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. Furthermore, the Master Plan provides a
clearly slated set of goals and objectives outlining how the Village will grow in the
future.
The Vail Village Master Plan is intended to be consislent 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.
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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. 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 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, whether it be through the review of
private sector development proposals or in implementing capital improvement
projects.
The Vail Village Master Plan's objectives and policy statements address key issues
relative to growth and development. These statements establish much of the context
within which future development proposals are evaluated. In implementing the Plan,
the objectives and policies are used in conjunction with a number of graphic planning
elemenls that together comprise this Plan. While the objectives and policies
establish a general framework, the graphic plans provide more specific direction
regarding public improvements or development potential on a particular piece of
propeny.
The Vail Village Masler 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. The
most significant elemenls of the Master Plan are the goals, objectives, policies and
action steps. They are the working tools of the Master Plan. They establish the
broad framework and vision, but also layout the specific policies and action steps
that will be used to implement the Plan.
As noted on page 35 of the Master Plan,
"lt is important to note that the likelihood of project approval will be greatest for those
proposals that can fully comply with the Vail Village Master Plan."
Staff believes this statement re-emphasizes that the Master Plan is a general
document providing advisory guidelines to aid the Town in analyzing development
proposals and that full compliance is not required in order for a project to be
approved.
The stated goals of the Vail Village Master Plan are:
Goal #1 Encourage high quality redevelopment while preserving the unique
architeclural scale of the Village in order lo sustain its sense of
communily and identity.
Objective 1.2: Encourage the upgrading and redevelopment of
residential and commercial facilities.
Objective 1.3: Enhance new developmenl and redevelopment
through public improvements done by private developers working in
cooperation with the Town.
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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.
Objective 2.3: Increase the number of residential units available for
short term overnight accommodations.
Objective 2.4: Encourage the development of a variety of new
commercial activity where compatible with existing land uses.
Objective 2.5: Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to better
serve the needs of our guests.
Objective 2.6: Encourage the development of affordable housing
units through the efforts of the private sector.
Goal #3 To recognize as a top priority the enhancement of the walking
experience throughout the Village.
Objective 3.1: Physically improve the existing pedestrian ways by
landscaping and other improvements.
Objeclive 3.2: Minimize the amount of vehicular traffic in the Village
to the greatest extent possible.
Objective 3.4: Develop additional sidewalks, pedestrian-only
walkways and accessible green space areas, including pocket parks
and stream access.
Goal #4 To preserve existing open space areas and expand green space
opportunities.
Objeclive 4. 1 : lmprove exisling open space areas and create new
plazas with greenspaces and pocket parks. Recognize the different
roles of each type pf open space in forming the overall fabric of the
Village.
Goal #5 Increase and improve the capacity, elficiency and aesthetics of the
transportation and circulation system throughout lhe Village.
Objective 5.1: Meet parking demands with public and private parking
facilities.
Goal #6 To insure the continued imorovement of the vital ooerational elemenls
of the Village.
Objective 6.1: Provide service and delivery facilities for existing and
new develooment.
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Objective 6.2: Provide for the safe and efficient functions of fire,
police and public utilities within the context of an aeslhetically pleasing
resort setting.
VailVillaoe Urban Desiqn 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. lt 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.
Vail Villaqe Desiqn Considerations
The Town of Vail adopted the Vail Village Design Considerations in 1980. The
Design Considerations were revised in 'l 993. The Design Considerations are
considered an integral part of the Vail Village Urban Design Plan. The Design
Considerations are intended to:
i guide growth and change in ways that will enhance and preserve the
essential qualities of the Village; and
> serve as design guidelines instead of rigid rules of development; and
> help influence the form and design of buildings.
The Vail Village Design Considerations are divided into two categories (urban design
considerations and architectural/landscape considerations):
1. URBAN DESIGN CONSIDERATIONS
These consideralions relate to general, large-scale land use planning issues, as well
as form considerations which affect more than one property or even whole areas.
These considerations are primarily the purview of the Planning and Environmental
Commission.
PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedeslrian
circulation through an interconnected network of safe, pleasant
pedestrian ways. Many of the improvements recognized in the Urban
Design Guide Plans, and accompanying Design Considerations, are
to reinforce and expand the quality of pedestrian walkways throughout
the Village.
Since vehicular traffic cannot be removed from certain streets (bus
routes, delivery access), a totally care-free pedestrian system is not
achievable throughout the entire Village. Therefore, several levels of
pedestrianizalion have been identified.
VEHICLE PENETRATION
A.
B.
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To maximize to the extent possible, all non-resident traffic should be
routed along the Frontage Road to Vail Village/Lionshead Parking
Structures.
In conjunction with pedestrianization objectives, major emphasis is
focused upon reducing auto penetralion into the center of the Village.
Vail Road and Vail Valley Drive will continue to serve as major routes
for service and resident access to the Village.
Road constrictions, traffic circles, signage, and other measures are
indicated in the Guide Plans to visually and physically discourage all
but essential vehicle penetration upon the Frontage Road. Alternative
access points and private parking relocation, where feasible, should
be considered to further reduce traffic conflicts in the Villaoe.
STREETSCAPE FRAMEWORK
To improve the quality of the walking experience and give continuity to
the pedestrian ways, as a continuous system, two general types ol
improvements adjacent to the walkways are considered:
1. Open space and landscaping, berms, grass, flowers and tree
planting as a soft, colorful framework linkage along pedestrian routes;
and plazas and park greenspaces as open nodes and focal points
along those roules.
2. Infill commercial storefronts, expansion of existing buildings, or
new infill development to create new commercial activity generalors lo
give streetlife and visual interest, as attractions at key locations along
pedestrian routes.
It is not intended to enclose all Village streets with buildings as in the
core areas. Nor is it desirable to leave pedestrian streets in the open
in somewhat undefined condition evident in many other areas of Vail.
Rather, it is desired to have a variety of open and enclosed spaces,
both built and landscaped, which create a strong framework for
pedestrian walks, as well as visual interesl and activitv.
STREET ENCLOSURE
While building facade heights should not be uniform from building to
building, they should provide a "comfortable" enclosure for the street.
Pedestrian streets are outdoor rooms, whose walls are formed by the
buildings. The shape and feel of these "rooms" are created by the
variety of heighls and massing (3-dimensional variations), which give
much of the visual interest and pedestrian scale unique to Vail. Very
general rules, about the perception of exterior spaces have been
developed by designers, based on the characteristics of human
vision. They suggest that:
"an external enclosure is most comfortable when its walls are
approximately 1/2 as high as the width of the space enclosed; if
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the ratio falls to 1/4 or less, the space seems unenclosed; and if
the height is greater than the width il comes to resemble a
canyon".
In actual application, facades are seldom uniform in height on both
sides of the street, nor is this desired. Thus, some latitude is
appropriate in the application of this l12ta 1 ratio. Using the average
facade height on both sides will generally still be a guide to the
comfortableness of the enclosure being created.
In some instances, the "canyon" effect is acceptable and even
desirable. For example, as a short connecting linkage between larger
spaces, to give variety to the walking experience. For sun/shade
reasons it is often advantageous to orient any longer segments in a
north/south direction. Long canyon slreets in an easVwest direction
should generally be discouraged.
When exceptions to the general height criteria occur, special
consideration should be given to create a well-defined ground floor
pedestrian emphasis to overcome the "canyon" effect.
Canopies, awnings, arcades and building extensions can all create a
pedestrian focus and divert attention from the upper building heighls
and "canyon" effect.
STREET EDGE
Buildings in the Village core should form a strong bul irregular edge to
the street.
Unlike many American towns, there are no standard setback
requirements for buildings in Vail Village. Consistent with the desire
for intimate pedestrian scale, placement of portions of a building at or
near the property line is allowed and encouraged to give strong
definition to the pedestrian streets.
This is not to imply continuous building frontage along the properly
line. A strong street edge is important for continuity, but perfectly
aligned facades over too long a distance tends to be monolonous.
With only a few exceplions in the Village, slightly irregular facade
lines, building jogs, and landscaped areas, give the life to the street
and visual interest for pedestrian travel.
Where buildings jog to create activity pockets, other elements can be
used to continue the street edge: low planter walls, tree planting,
raised sidewalks, lexture changes in ground surface, arcades, raised
decks.
Plazas, patios, and green areas are important focal points for
gathering, resting, orienting and should be distributed throughout the
Village with due consideration to spacing, sun access, opportunities
for views and pedeslrian activitv.
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F.
G.
BUILDING HEIGHT
Vail Village is perceived as a mix of two and three story facades,
although there are also four and five story buildings. The mix of
building heights gives variely to the street, which is desirable. The
heighl criteria are intended to encourage height in massing variety
and to discourage uniform building heights along the street.
VIEWS AND FOCAL POINTS
Vail's mountain/valley setting is a fundamental part of its identity.
Views of the mountains, ski slopes, creeks and olher nalural features
are reminders to our visitors of the mountain environment and, by
repeated visibility, are orientation reference points. Certain building
features also provide important orienlation references and visual focal
points. The most significant view corridors in the Village have been
adopted as part of Chapter 18.73 of the Vail Municipal Code. The
view corridors adopted should not be considered exhausted. When
evaluating a development proposal, priority should be given to an
analysis of the impacted project on public views. Views that should
be preserved originate from either major pedestrian areas or public
spaces, and include views of the ski mounlain, the Gore Range, the
Clock Tower, the Rucksack Tower and other important man-made
and natural elements that contribute to the sense of place associated
with Vail. These views, which have been adopted by ordinance, were
chosen due to their significance, not only from an aesthetic
standpoint, but also as orientation reference points for pedestrians.
Development in Vail Village shall not encroach into any adopted view
corridor, unless approved under Chapler 18.73. Adopted corridors
are listed in Chapter 18.73 of the Vail Municioal Code. Whether
affecting adopted view corridors or not, the impact of proposed
development on views from public ways and public spaces must be
identified and considered where appropriate.
SERVICE AND DELIVERY
Any building expansion should preserve the functions of existing
service alleys. The few service alleys that exist in the Village are
exlremely important to minimizing vehicle congestion on pedestrian
ways. The use of, and vehicular access to, those alleys should not be
eliminated except where functional alternatives are not provided.
In all new and remodeled construction, delivery which avoids or
reduces impacts on pedestrian ways should be explored; and adopted
whenever practical, for immediate or future use. Rear access,
basement and below ground delivery corridors reduce congestion.
Weather protection increases delivery efficiency substantially.
Below grade delivery corridors are found in a few buildings in Vail
Village (SitzmarlVGore Creek Plaza, Village Center, Vail Village Inn).
Consideration should be given to extending these corridors, where
feasible, and the creation of new ones. As buildinqs are constructed
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or remodeled, the opportunity may exist to develop segments of a
future system.
I. SUN / SHADE
Due to Vail's alpine climate, sun is an important comfod factor,
especially in winter, fall and spring. Shade areas have ambient
temperalures substantially below those of adjacent direct sunlight
areas. On all but the warmest of summer days, shade can easily
lower temperatures below comfortable levels and thereby, negatively
impact use of those areas.
All new or expanded buildings should not substantially increase lhe
spring and fall shadow line (March 21 - September 23) on adjacenl
propenies or the public right-of-way.
In all building conslruction, shade shall be considered in massing and
overall height consideration. Notwithstanding, sun/shade
considerations are nol intended to restrict building height allowances,
but rather to influence the massing of buildings. Limited height
exceptions may be granted to meet this criteria.
SURROUNDING LAND USES AND ZONING
North:
South:
East:
West:
Development Standard
Density (dwelling units/acre) :
Accommodation Units (AUs):
Fraclional Fee Units (FFUs):
Gross Residential Floor Area:
Gross Residential Floor Area:
(70% AUs)
(30% DUs)
Retail Area:
Site Coverage (max.):
Zoninq
Special Development District No. 6
Natural Area Preservation District
Commercial Core ll
Public Accommodation/High Density Multiple
Family
Allowed Proposed
69 DUs (25lacre) SDUs (2.9/acre)
unlimited 123 AUs (35 new)unlimited 14 FFUs
Land Use
Mixed Use
Open Space
Mixed Use
Mixed Use
vil.ZONING ANALYSIS
Legal Description: Lots K & L, Block 5E, Vail Village First Filing Zoning: Public Accommodation (PA) District
Lol Size: 2.788 acresl1z1 .445 souare feet
182,168 sq. ft. or
Up to 150%
135,184 sq. ft. or
111"/"
54,498 sq. ft min. 54,785 sq. ft (70.3%)
23,356 sq. ft. max. 23,069 sq. ft (29.6%)
13,518 sq. ft. or 10% 16,925 sq. ft. or 12.5"/o
78,939 sq. ft. or 65% 76,039 sq. ft. or 63%
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Landscape Area (min.):
hardscape (20%)
softscape (80%)
Setbacks:
Gore Creek Setback:
Parking:
Loading:
Height:
36,433 sq. ft. or 30% 36,433 sq. fi. or 30%
7,287 sq. fl (max.) 12,715 sq. ft. or 35%
29,146 sq. ft.(min.) 23,718 sq. ft. or 65%
20 fl. minimum Varies
unless approved (see development plan)
otherwise by
the PEC
50 ft. minimum > 50 ft.
134 spaces
4 bays
134 spaces
4 bays
48 ft. maximum < 48 ft.
VIII. CRITERIA AND FINDINGS FOR REVIEW
Major Exterior Alteration
The criteria for consideration of a major exterior alteration of an existing or new
building in the Public Accommodation zone districl are oullined in Section 12-7A-13,
Compliance Burden, of the Vail Town Code. According to seclion 12-7A-13,
"lt shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the design
review board that the proposed exterior alteration or new development is in
compliance with the purposes of the pubtic accommodation zone district, that
the proposal is consistent with applicable elements of the Vail village master
plan, the Vail Village Urban Design Guide PIan and the Vail Streetscape
Master Plan, and that the proposal does not otherwise have a significant
negative effect on the character of the neighborhood, and that the proposal
substantially complies with other applicable elements of the Vail
Comprehensive Plan."
1. Compliance with the Purposes of the Public Accommodation zone
district
Section 12-7A-1 of the Vail Town Code describes the purpose of the Public
Accommodation zone district. According to Section 12-7A-1 ,
"The public accommodation district is intended to provide sites lor
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
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
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maintain the desirable resort qualities of the 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
district."
Staff has reviewed the proposed application submitted to allow for the
redevelopment of the Sonnenalp/Swiss Chalet property. Upon review of the
proposed plans, staff believes that the proposed mixed use development
consisting of a lodge and residential accommodations, together with the
commercial/retail and related visitor oriented uses are appropriate for this site
and are compatible with adjacent land uses. Generally, staff believes that the
proposed development plans will maintain the desirable resort qualities
intended by the Public Accommodation zone district development standards.
Staff does, however, believe that revisions to the proposed setbacks are
necessary lo ensure the setbacks provide necessary separation between the
buibings and riparian areas and geologically sensitive areas; and to ensure
compatible relationships exist between buildings and uses on adjacent
properties. The areas requiring further consideration include, the pool/spa
area south of the Swiss Chalet, the front setback along Willow Bridge Road,
and the loading dock area adjacent to the riparian corridor of Gore Creek.
Staff believes that additional consideration needs to be given to the
configuration of the proposed Swiss Chalet guest drop off area and the
proposed vehicular traffic circulalion in and around the loading/delivery area.
As currently designed, the flow of traffic is inadequate and potentially
dangerous given the location of the guest drop off space in the drive aisle, the
width of the drive aisle, and the backing maneuvers ol the delivery trucks into
oncoming traffic. A possible solution to these issues and others addressed in
this memorandum includes limiting the Swiss Chalet entrance to "entrance
only" and permit exiting to delivery vehicles only. All other traffic would exit
the structure on Vail Road.
2. Consistency with the applicable elements of the Vail Village Master
Plan, Vail Village Urban Design Guide Plan, and the Vail Streetscape
Master Plan
The Community Development Department has retained Jeff Winston, of
Winston & Associates, Inc. lo assist with the review of the proposed plans for
consistency with the applicable elements of the Vail Village Master Plan and
the Village Urban Design Guide Plan. The applicant has made many positive
revisions to the proposed plans to ensure consistency with the goals,
objectives and policies of the Vail Village Master Plan and Village Urban
Design Consideralions. Most notably, and in response to the
recommendations of lhe Plan, the applicant is proposing commercial infill
development on the ground floor of the Sonnenalp and Swiss Chalet with
residential/lodging in the upper floors. Additionally, pedestrian sidewalks and
a partially enclosed arcade are proposed to encourage pedestrian circulalion
along Meadow Drive. The applicant has also redesigned the massing of the
building to minimize the negative impacts of shading on Meadow Drive during
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the winter months. Lastly, the applicant has resumed working with the
adjoining property owners (Talisman, Town of Vail) to minimize the negative
impacts of providing vehicular access to the Talisman Condominiums via
Meadow Drive. Specifically, the staff is requiring and the applicant has
agreed in concept to provide the Town of Vail with a perpetual ingress/egress
easement to the Talisman property through both the Sonnenalp and Swiss
Chalet properties. While the Town has yet to approve the proposed
easemenl agreement, we remain confident that a mutually agreeable
arrangement can be reached. This easemenl, once in place, will satisfy the
Town's obligations, as outlined in a 1978 agreement, by and between the
Town and the Talisman, to provide the Talisman property owners with a free
and reasonable alternative to accessing their property other than Meadow
Drive. The Town, Talisman, and the applicant are continuing to negotiale a
win/win/win solution to the use of Meadow Drive as vehicular access to the
Talisman. A failure to resolve this issue will result in a significant negative
impact on the pedestrian character of Meadow Drive and the neighborhood.
Staff believes the proposed project largely complies with the applicable
elements of the Vail Village Master Plan. Specifically, the proposal complies
with objectives 1 .2, 1.3, 2.3, 2.4,2.5,2.6, 3.1 ,3.4, 4.1,5.1 , 6.1, 6.2 of lhe Vail
Village Master Plan. The proposal does not comply with objective 3.2.
The proposal has also been reviewed for compliance with the Vail Village
Urban Design Consideralions. The Design Considerations were adopted to
assure that future changes in the Village are consistent with the established
character of the Village and will result in positive contributions to the quality of
life in Vail. The Design Considerations are intended to guide growth and
preserve the essential qualities of Vail Village. A complete list and
descriplion of the adopted Vail Village Design Considerations has been
provided in Section V of this memorandum.
Staff believes that the proposal largely complies with the established Design
Considerations. Specifically, revisions have been made to the proposed
plans to ensure compliance with the design considerations regarding
streelscape framework, street enclosure, street edge and building height.
While the applicant has made a significant effort to ensure the creation of
safe, pleasant pedestrian walkways through the site, staff remains
discouraged that a more pedestrian sensitive design approach was not taken
to ensure the future success of Meadow Drive as a pedestrian way. Staff
continues to recommend that the applicant, Talisman, and the Town
remained focused on resolving the issue of vehicular access to the Talisman
property. Failure to resolve this issue and to allow cars on Meadow Drive,
while it may be legal, will have a serious negative impact on the pedestrian
characler of Vail Village and unravel much of what has been done to make
Vail so unique.
The proposed plans largely comply with the Town of Vail Slreetscape Master
Plan. With several revisions to the plans, staff believes the proposal will not
only comply with the overall intent of the Master Plan, but it will also comply
with the technical requirements ol the Plan. Specifically, the Willow Bridge
Road section in front of the Swiss Chalet must be redesigned and
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3.
coordinated to ensure proper streel width requirements are met and that
adequate vehicle turning movements can be made. Staff recommends that
the applicant revise the Swiss Chalet front entry area to provide adequate
guest drop off facilities and safe, convenient pedestrian walkways. These
revisions shall include additional landscaped areas to soften the street edge.
Further, stafl recommends that the applicant and Town of Vail Public Works
Department prepare a written memorandum of understanding describing the
responsibilities of the Town and the applicant in the construction of the
proposed off-site improvements adjacent to the proposed development site.
As prescribed in the Vail Village Urban Design Considerations, the
Architecture/Landscape Considerations shall be reviewed and approved by
the Design Review Board.
Effects upon the character of the neighborhood
By in large, staff believes the proposed redevelopment ol the Swiss Chalet
and the hotel addition to the Sonnenalp will have a very positive effect upon
the character of the neighborhood. As previously mentioned above, the
proposed plans largely comply with the applicable elemenls of the Vail Village
Master Plan, Vail Village Urban Design Considerations, and the Town of Vail
Streetscape Master Plan. Furthermore, with the exception of landscaping
and site development, the proposed plans meet the minimum development
standards prescribed for a project in the Public Accommodation zone district
in the Zoning Regulations. Through infill development the streetscape and
built environment along Meadow Drive will be significant improved and
upgraded. The addition of street-level retail stores and the removal of the
surface level parking lot will enhance the appearance of Meadow Drive and
further improve the physical pedestrian connection between Vail Village and
Lionshead. Throughout the course of the review of this application, the
applicant has made many positive changes to the proposal to ensure that the
effects of this development upon the character of lhe neiohborhood are keot
to a minimum.
Staff believes that additional revisions need to be made to the proposed
plans to further minimize any negalive impacts of the proposed development
on the character of the neighborhood. Specifically, changes to the Swiss
Chalet front setback along Willow Bridge Road are necessary. As designed,
the guest drop off area is inadequate and will not function properly. The
pool/spa area along the south property had negative impacts on the riparian
corridor along Gore Creek. Further revisions to that area are needed. The
loading/delivery access plans needs additional review and consideration.
While the applicant has met the intent of the regulation, the execution of the
design is unresolved. And finally, the result of allowing vehicular traffic on
Meadow Drive to gain access to the Talisman property will significantly
impact the pedeslrian environment of the area. Staff recommends that the
applicant continues to work with the Town and the Talisman property owners
to develop an alternative means of access for the owners of the Talisman
Condominiums.
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4. Compliance with the applicable elements of the Vail Comprehensive
Plan
Staff believes the project complies with the Vail Comprehensive Plan. The
comprehensive plan is comprised of many different planning documents. The
plans applicable to this proposal include the Vail Land Use Plan, Vail Village
Masler Plan, Vail Village Design Guidelines & Design Considerations, and
Town of Vail Streetscape Master Plan. The previous criteria provide
responses to compliance with many of the applicable planning documents.
The only plan not yet addressed is the Vail Land Use Plan.
According to the Vail Land Use Plan, the proposed development is
designated as "Village Master Plan Area". The Village Master Plan Area is
intended to provide sites for mixed use guest oriented development. Vail
Village is approximately 77 acres in size and comprises roughly 2./" of the
Vail Land Use Plan area. The Vail Land Use Plan does not specifically
address this land use designation. Instead, development with the Village
Master Plan Area is addressed in the Vail Village Master Plan. Staff believes
the proposal generally complies with the applicable elemenls of the Vail
Village Master Plan.
Conditional Use Permit
In order to provide the flexibility necessary to achieve the objectives of the Zoning
Regulations, specified uses are permitted in certain districts subject to lhe granting of
a conditional use permit. Because of their unusual or special characteristics.
conditional uses require review and evaluation so that they may be located properly
with respect to the purposes of this title and with respect lo their effects on
surrounding properties. The review process prescribed in this chapter is intended to
assure compatibility and harmonious developmenl between conditional uses and
surrounding properties and the Town at large. Uses listed as conditional uses in the
various districts may be permitted subject to such conditions and limitations as the
town may prescribe to ensure thal the location and operation of the conditional uses
will be in accordance with developmenl objectives of the Town and will not be
detrimental to other uses or properties. Where conditions cannot be devised to
achieve these objectives, applications for conditional use permits shall be denied.
The criteria for consideration of a conditional use oermit are outlined in Section 12-
16-6, Criteria; Findings, and Section 12-16-7, Use Specific Criteria, of the Vail Town
Code. According to Section 12-.16-6,
The applicant is proposing to operate a fractional fee club within the Swiss Chalet.
Pursuant to Section 12-74-3, Conditional Uses; Public Accommodation Zone District,
of the Vail Town Code, fractional fee club units may be allowed in the Public
Accommodation zone district subject to the issuance of a conditional use permil and
as furlher regulated by subsection 12-16-7(AX8). The fractlonal fee club will be
comprised of 14 fractional fee club units. Each of the units varies in size.
Before acting on a conditional use permit application, the planning and
environmental commission shall consider lhe following factors with respect to the
proposed use:
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1. Relationship and impact of the use on development objectives of the town.
The purpose of the Public Accommodation zone district is to provide sites for
lodges and residential accommodalions for visitors, together with limited
amounts of commercial/retail and related visitor oriented uses. In 1996, the
Vail Town Council approved an amending ordinance which allowed fractional
fee club units as a conditional use in the Public Accommodation zone district.
In approving the amendment, lhe Council agreed that fractional fee club units
were appropriate in the Districl, provided they were operated as a secondary
use on the site. The primary use of the site would remain lodging
opportunities in the form of accommodation units.
Staff believes the applicant's proposal to operate a fractional fee club on this
site will have a positive impact on the development objectives of the Town.
The proposed project includes 14 fractional fee club units operated in
conjunction with 123 accommodation units and 8 residential dwelling units.
The fractional fee club will have no fewer than 6 and no more than 12 owners
per unit. The club includes a front desk operating 24 hours per day, seven
days per week to meet the needs of lhe owners and to provide reservation
and registration capabilities. As required, the club is proximate to
transportation, retail shops, eating and drinking establishments, and
recreational facilities. The applicant, upon approval, shall be required to file
arlicles of incorporation of the club with the State of Colorado and the Town
of Vail Community Development Departmenl. Staff believes that it is
imperative that fractional fee club units be made available for short term
rental in a managed program when not in use by the club members.
Eflect of the use on lighi and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation
facilities, and other public facilities and public facilities needs.
Staff believes the proposed club will have few, if any, negative impacts on the
above described criteria. The proposed club and associated development
meets the minimum requirements prescribed for fractional fee clubs by the
Zoning Regulations. As such, the proposed level of development does not
exceed what would otherwise be anticioated on the site.
Etfect upon traffic, with particular reference to congestion, automotive
and pedestrian safety and convenience, tratfic flow and control, access,
maneuverability, and removal of snow from the streets and parking
areas.
Staff believes that the proposed club and associated development will result
in negative impacts on the above described criteria. As proposed, vehicular
traffic will be introduced on Meadow Drive, the flow of owner/guest traffic
conflicts with the flow and circulation of loading/delivery traffic, and an
improved guest drop off area design is needed for the Swiss Chalet. Staff
believes that more design work is needed ensure that any negative impacts
associated with traffic flow, whether vehicular or pedestrian, is kept to a
minimum.
2.
3.
ZJ
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk ol the proposed use in relation to
surrounding uses.
Staff believes the proposed project will have a positive impact on the
character of the area and the uses surrounding the development sile. As
proposed, the project largely complies with the developmenl standards
prescribed for the Public Accommodation zone district in the Zoning
Regulations. The fractional fee club is only one element of the mixed use
development proposed on the site. Staff believes that the fractional fee club
integrates well with the surrounding residential and mixed use developments
adjoining the site.
The planning and environmental commission shall make the following findings before
granting a condilional use permit:
1. That the proposed location of the use is in accordance with the purposes of this
Title and the purposes of the district in which the site is located.
2. That the proposed location of the use and the conditions under which it would be
operated or maintained will not be detrimental to the public health, safety, or
welfare, or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable provisions of this
Title.
Additionally, according to Section 12-16-7 of the Vail Town Code, the following
criteria and standards shall be applicable to the uses listed below in consideralion of
a conditional use permil. These criteria and standards shall be in addition to the
crileria and findings required by section 12-16-6 of this Chapter.
Section 12-16-7 (Use Specific Criteria and Standards)
8. Time Share Estate, Fractional Fee, Fractional Fee Club, Or Time Share License
Proposal: Prior to the approval of a conditional use permit for a time share estate,
fractional fee, fractional fee club, or time share license proposal, the following shall
be considered:
a. lf the proposal for a fractional fee club is a redevelopment of an existing
facility, the fractional fee club shall maintain an equivalency of
accommodation units as are presently existing. Equivalency shall be
maintained either by an equal number of units or by square footage. If the
proposal is a new development, it shall provide at least as much
accommodation unit gross residential floor area (GRFA) as fractional fee club
unit gross residential floor area (GRFA).
b. Lock off units and lack off unit square footage shall not be included in the
calculation when determining the equivalency af existing accommodation
units or equivalency of existing square footage.
24
c. The ability of the proposed project to create and maintain a high level of
occupancy.
d. Employee housing units may be required as parl of any new or
redevelopment fractional fee club project requesting density over that allowed
by zoning. The number of employee housing units required will be consistent
with employee impacts that are expected as a result of the project.
e. The applicant shall submit to the town a list of all owners of existing units
within the project or building; and written statements from one hundred
percent (100%) of the owners of existing units indicating their approval,
without condition, of the proposed fractional fee club. No written approval
shall be valid if it was signed by the owner more than sixty (60) days prior to
the date of filing the application for a conditional use.
f. Each of the fractional fee club units shall be made available for short term
rental in a managed program when not in use by the club members. The
project shall include or be proximate to transportation, retail shops, eating
and drinking establishments, and recreation facilities.
Variance
In order to prevent or to lessen such practical difficulties and unnecessary physical
hardships inconsistent with the objectives ol this title as would resull from slrict or
literal interpretation and enforcement, variances from certain regulations may be
granted. A practical difficulty or unnecessary physical hardship may result from the
size, shape, or dimensions of a sile or the location of existing structures thereon;
from topographic or physical conditions on the site or in the immediate vicinity; or
from olher physical limitations, street locations or conditions in the immediate vicinity.
Cost or inconvenience to the applicant of strict or literal compliance with a regulation
shall not be a reason for granting a variance.
The applicant has requested a variance form Section 12-7A-10, Landscaping and
Site Development, of the Vail Town Code. According to Section 12-7A-10,
"At least thirty percent (30%) of the total site area shall be landscaped."
Furthermore, in accordance with the definilion ol "landscaping'i walks, decks, patios,
terraces, water features, and other like features (hardscape) may be counted
towards the landscape area requirement provided those areas do not exceed 20"/" ot
the total landscape area requirement.
The applicant is requesting a variance to allow for up to 49/" of the landscape area
requirement to be hardscaped.
Section 12-17-6, Criteria and Findings, of the Vail Town Code, prescribes the criteria
to be used by the Planning and Environmenlal Commission when considering a
request for a varlance. According to Section 12-17-6, Criteria and Findings,
Before acting on a variance application, the planning and environmenlal commission
shall consider the following factors with respect to the requested variance:
25
1.The relationship ol the requested variance to other existing or potential
uses and structures in the vicinity.
Generally speaking, the landscape area proposed will have a positive impact
on the existing and potential uses and structures in the vicinity of the
development site. The landscape area variance is due, in part, because of
the proposed implementation of the Town of Vail Streetscape Master Plan
improvements and the Vail Village Master Plan. The Master Plans
recommend improved paved pedestrian walkways along Meadow Drive with
commercial infill development to increase slreet life and interest. Staff
believes that lhe proposed landscaped areas along Meadow Drive are
justified, however, we believe that additional consideration needs to be given
to the Willow Bridge Road end of the development.
2- The degree to which relief from the strict or literal interpretation and
enforcement ol a specified regulation is necessary to achieve
compatibility and uniformity of treatment among sites in the vicinity, or
to attain the objectives of this title without grant of special privilege.
Staff believes lhat additional consideralion is needed to ensure that the
amount of relief requested from the landscape area requirement achieves
compatibility and uniformity of treatment among sites in the vicinity.
Specifically, staff believes that revisions should be made to the proposal
along the Willow Bridge street frontage to ensure an adequate landscape
(softscape) lreatment is provided. As designed, much of the area available
for landscaping along Willow Bridge Road is proposed to be occupied by
buildings or structures. While it is true that Section 12-7A-6, Setbacks, allows
encroachments into the required setback area, sublect to specific findings of
the Planning and Environmental Commission, staff does not believe that
encroachments of buildings and structures should outweigh landscape area
requirements. Staff does acknowledge the impact that the recommended
streelscape improvements along Meadow Drive have on the landscape area
requirement. We believe that relief from the landscape area requirement is
necessary and justified, however, we believe that based upon tall the criteria,
an additional 5,428 square feet of hardscape area may be excessive and
may result in a grant of special privilege.
3. The etfect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and
utilities, and public safety.
Staff believes the variance request will, have little, if any, negative impacts on
the criteria described above.
4. Such other factors and criteria as the Commission deems applicable to
the proposed variance.
The planning and environmental commission shall make the following findings before
granting a variance:
26
1. That the granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same district.
2. That the granting of the variance will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity.
3. That the variance is warranted for one or more of the following reasons:
a. The strict or literal interoretation and enforcement of the soecified
regulation would result in practical difficulty or unnecessary physical hardship
inconsislent with the objectives of this title.
b. There are exceptional or extraordinary circumstances or conditions
applicable to the site of the variance that do not apply generally to other
properties in the same zone.
c. The strict or literal interoretation and enforcement of lhe specified
regulation would deprive the applicant of privileges enjoyed by the owners of
other properties in the same district.
Floodplain Modif ication
Chapter 21 , Hazard Regulations, of the Vail Town Code addresses development in
geologically sensitive areas or otherwise hazardous areas within the Town.
According to Chapter 21, the purpose of the regulations is to,
"The purpose of this Chapter is to help protect the inhabitants of the Town
from dangers relating to development of flood plains, avalanche paths, steep
slopes and geologically sensitive areas; to regulate the use of land areas
which may be subject to flooding and avalanche or which may be geologically
sensitive; and further to regulate development on steep slopes; to protect the
economic and properiy values of the Town, to protect the aesthetic and
recreational values and natural resources of the Town, which are sometimes
associated with flood plains, avalanche areas and areas of geological
sensitivity and slopes; to minimize damage to public facilities and utilities and
minimize the need for relief in cleanup operations; to give notice to the public
of certain areas within the Town where flood plains, avalanche areas and
areas of geologic sensitivity exist; and to promote the general public health,
safety and welfare."
Section 12-21-10, Development Restricted, ol the Vail Town Code prohibits
struclures from being built in the flood hazard zone or red avalanche hazard area.
However, 12-21-6, Supplemental Studies By Applicant, of the Code indicates, in part,
that
"...if an application is made to build in an identified avalanche hazard zone of
influence or modification to the flood plain, the administrator may require the
applicant to conduct supplemental studies..."
Further, Section 12-21 -10(E), Development Restricted, states,
27
"The Administrator may require any applicant or person desiring to modify the
flood plain by fill, construction, channelization, grading, or other similar
changes, to submit for review an environmental impact statement in
accordance with Chapter 12 of this Tille, to establish that the work will not
adversely affect adjacent properties, or increase the quantity or velocity of
flood waters."
The Planning and Environmental Commission shall review an application for a
modification to the flood plain. When reviewing an application for a modification to
the flood plain the Commission shall consider the following criteria:
1. The proposed flood plain modification shall not adversely affect adjacent
properties.
The proposal to modify the floodplain is a result of removing the existing
improvements from the flood plain area. Once removed from the flood plain,
the existing struclures will no longer negatively impact the flood plain and a
"new" flood plain boundary will be established. The "new" boundary
essentially modifies the existing flood plain line. A copy of the Flood Plain
Study conducted by JF Sato and Associates dated October 28, 2002, has
been attached for reference (Attachmenl F)
2. The proposed flood plain modification shall not increase the quantity or
velocity of flood waters.
The proposed modification to the flood plain will not increase the quantity or
velocity of the flood waters of Gore Creek. A copy of the Flood Plain Study
conducted by JF Sato and Associates dated October 28,2002, has been
attached for reference (Attachment F)
Text Amendment
Section 12-3-7, Amendmenl, of the Vail Town Code establishes the procedures for
amending Title 12, Zoning Regulations. According to Section 12-3-7, an amendment
to the Zoning Regulations may be initiated by the Town Council, Planning and
Environmental Commission, or any resident or property owner in the Town.
The applicant, as a property owner in the Town, has submitted an application to the
Community Development Department proposing to amend Section 12-7A-3
Conditional Uses, of the Vail Town Code to allow accessory eating, drinking, and
retail eslablishments located with the principal use (lodge) to occupy more than ten
percent (10%) of the total gross residential floor area of the main structure or
slructures on the site as a conditional use. The current regulation limits the amounl
of accessory eating, drinking, and retail establishments located wilh the principal use
(lodge) to ten percent (10%) of the total gross residential floor area of the main
structure or slructures on the site.
Before acting on an application for an amendment to the regulations prescribed in
this title, the Planning and Environmental Commission and Town Council shall
consider the following factors with respect to the requested text amendment:
28
1.The extent to which the text amendment furthers the general and
specific purposes of the zoning regulations; and
The proposed text amendment will further the general and specific purposes
of the Zoning Regulations. Specilically, the proposed amendment provides
an orderly public review process by which the Planning and Environmental
Commission can evaluate a proposal to allow accessory eating, drinking, and
retail establishments located with the principal use (lodge) to occupy more
than ten percent (1 0%) of the total gross residential floor area of the main
structure or slructures on lhe site as a conditional use. The conditional use
permit review process is outlined in Chapter 16 of the Zoning Regulations.
The extent to which the text amendment would better implement and
better achieve the applicable elements of the adopted goals, objectives,
and policies outlined in the Vail Comprehensive Plan and is compatible
with the development objectives of the Town; and
The proposed amendment will, in appropriate circumstances, better
implement and better achieve the applicable elements of the adopted goals,
objectives, and policies outlined in the Vail Comprehensive Plan. The
procedures for reviewing a conditional use are outlined in Chapter 16 of the
Zoning Regulations. As such, the Planning and Environmental Commission
will review the conditional use permit request at a public hearing. One of the
required criteria for consideration is the "relationship and impact of the use on
the development objectives of the Town". Staff believes that this particular
amendment better achieves the adopted goals, objectives, and policies of the
Town as it further ensures the likelihood that the recommendations of the
Town's master plans are implemented.
The extent to which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subject regulation
and how the existing regulation is no longer appropriate or is
inapplicable; and
Staff believes that conditions in the Town have changed since the adoplion of
the Zoning Regulations that necessitate this amendment.
The Town of Vail Zoning Regulations were adopted in 1973. Since thal time,
the Town has adopted and updated numerous planning-related documents
(ie, Vail Village Master Plan). These documents, in many instances, make
specific recommendations for development on specific sites within the Town
regardless of the proposed zoning. For example, the Vail Village Master
recommends infill development along Meadow Drive. The recommended
street-level uses along Meadow Drive is retail square foolage. To
accommodate this goal, eilher a texl amendment to the Zoning Regulations is
needed or a variance from the 10% limitation is reouired. Given the
sequence of events, staff believes that it is more appropriate to amend the
Zoning Regulations to create consistency belween our planning documenls
instead of considering a variance to achieve the desired outcomes.
2.
3.
29
tx.
4. The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations
consistent with municipal development objectives.
The proposed text amendment provides a harmonious, convenient, workable
relationship amongst lhe Town's land use regulations. The proposed
amendment allows the Planning and Environmental Commission to evaluate
proposals for retail square footage in excess ol 10"/" of the total gross
residenlial floor area square on a case-by-case basis. This process ensures
public participation and allows factors such as location, impacts on existing
and potential surrounding uses, and effects upon the character of the area to
be evaluated. Staff believes this process offers the greatest amount of
assurance that the Town's development objectives will be achieved.
5. Such other lactors and criteria the Commission and/or Council deem
applicable to the proposed text.
Additionally, before recommending and/or granting an approval of an application for
a text amendment the planning and environmental commission and the town council
shall make the following findings with respect to the requested amendment:
(1)That lhe 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; and
(2) That the amendment furthers the general and specific purposes of the zoning
regulations; and
(3) That lhe amendmenl 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 environmenl and ils established
character as a resort and residential community of the highest quality.
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves with conditions the request for a final review
of a proposed major exterior alteration to allow for the redevelopment of the Swiss
Chalet and an addition to the Sonnenalp Hotel; a request for a final review of a
conditional use permit to allow for the operation of a fractional fee club in the Swiss
Chalet; a request for a final review of a variance from Section 12-7A-10
(Landscaping & Site Development) to allow for a deviation from the total landscape
area requiremenl; a request for a final review of a proposed flood plain modificalion
to the Gore Creek flood plain boundary; located at 20 Vail Road, 62 E. Meadow
Drive, and 82 E. Meadow Drive/Lots K & L, Block 5E, Vail Village 1st Filing.
and,
a recommendation of approval to the Vail Town Council of a lext amendment to
Section 12-74-3 (Conditional Uses), Vail Town Code, to allow for retail uses in a
30
lodge in excess ot 10"/" of the total gross residential floor area of the structure as a
conditional use.
Staff's recommendation of approval with condltions of the major exterior alteralion,
conditional use permit to allow for the operation of a fractional fee club, modification
to the llood plain, and a landscape area variance is based upon the review of the
criteria outlined in Section Vlll of this memorandum. and uoon the evidence and
lestimony presented on these applications.
Should the Planning and Environmental Commission choose lo approve with
conditions the applicant's requesls, staff recommends that the following findings be
made as part of the motion:
Maior Exterior Alteration
"The applicant has proven by a preponderance of the evidence before the
planning and environmental commission that the proposed exterior alteration
and new development, with minor modifications, is in compliance with the
purposes of the public accommodation zone district, that the proposal is
consistent with applicable elements of the Vail village master plan, the Vail
Village Urban Design Guide Plan and the Vail Streetscape Master Plan, and
that the proposal does not otherwise have a significant negative effect on the
character of the neighborhood, and that the proposal substantially complies
with other applicable elements of the Vail Comprehensive Plan."
Conditional Use Permit
The planning and environmental commission shall make the following
findings before granting a conditional use permit:
1. That the proposed location of the Swiss Chalet fractional fee club is in
accordance with the purposes of the Town of Vail Zoning Regulations
and the purposes of the Public Accommodation zone district.
2. That the proposed location of the Swiss Chalet fractional fee club and
the conditions under which it will be operated and maintained will not
be detrimental to the public health, safety, or welfare, or materially
injurious to properties or improvements in the vicinity of the Swiss
Chalet.
3. That the Swiss Chalet fractional fee club operation will comply with
each of the applicable provisions of the Town of Vail Zoning
Regulations
Additionally, the Swlss Chalet fractional fee club proposal complies with the
criteria and standards prescribed by Section 12-16-7, (Use Specific Criteria
and Standards), of the Vail Town Code.
Variance
3l
The planning and environmental commission shall make the following
findings before granling a variance:
That the granting of the landscape variance will not constitute a grant
of special privilege inconsistent with the limitations on other properties
in the Public Accommodation zone district as the applicant is
proposing compliance with the applicable elements of the Town's
planning documents.
That the granting of the landscape variance will not be detrimental to
the public health, safety, or welfare, or materially injurious to
propefties or improvements in the vicinity o{ the Sr,vlss
ChaleUSonnenalp Hotel development as the public health, safety, and
welfare is furthered by this approval due to the implementation of the
Town's streetscape maste r plan recom mendations.
That the variance is warranted for the following reason:
The strict or literal interpretation and enforcement of the landscape
area regulation would deprive the applicant of privileges enjoyed by
the owners of other properties in the Public Accommodation zone
district given the amount of hardscape area required on the
development site to comply with the applicable planning documents of
the Town of Vail.
Flood Plain Modification
The planning and environmental commission shall make the following
findings before granting a flood plain modification:
1. The flood plain modification does not adversely affect adjacent
properties. This information is based upon the technical
analysis provided by J.F. Sato and Associates, dated October
28,2002.
2. The modification to the flood plain does not increase the
quantity or velocity of the flood waters of Gore Creek. This
information is based upon the technical analysis provided by
J.F. Sato and Associates, dated October 28, 2002.
Should the Planning and Environmental Commission choose to approve with
conditions the applicant's request as outlined above, staff recommends that the
following conditions be placed upon the approval:
1. That the applicant submits a revised site plan to the Community Development
Department for review and approval of the Planning and Environmental
Commission of an amended guest drop-off area along Willow Bridge Road in
front of the Swiss Chalet.
2. That the applicant submits a signed deed-restriction to the Community
Development Departmenl restricting three units for employee housing al the
2.
)z
3.
Solar Vail Condominiums (Units 24, 25, and 26) located at 501 North
Frontage Road. The signed deed-restriction shall be recorded at the Office of
the Eagle County Clerk & Recorder, prior to the issuance of a building permit
for any construction of this project.
That the applicant receives approval of a perpetual easement for ingress and
egress of vehicular traffic to the Talisman Condominium property, located at
62 East Meadow Drive. The purpose of lhe easement shall be to provide a
free, uninterrupted right of ingress and egress to and from the Talisman
Condominium property to either Gore Creek Drive (Vail Road) or Willow
Bridge Road, or both. The easement shall be of sufficient dimensions to
allow for free and uninterrupted passage of vehicular traffic. The easemenl
agreement shall be accepted by the Town of Vail in writing and shall be
approved by the Planning and Environmental Commission, prior to granting a
final approval of this project. The easement agreement shall be recorded at
the Office of the Eagle County Clerk & Recorder, prior to the issuance of a
building permit for any construction of this project.
That the applicant prepares a memorandum of understanding outlining the
responsibilities and obligations of the applicant for all off-site improvements
required to mitigate the development impacts associated with the
development of this project. The scope of the streelscape improvements
shall be as indicated on an approved Off-site lmprovements Plan. The
memorandum of understanding shall be submitted to the Adminislrator for
review and recommendation to the Planning and Environmental Commission.
The Planning and Environmental Commission approval shall be obtained
prior to final approval of this projecl.
That the applicant submits revised plans to the Community Development
Department addressing the comments and conditions of the Town of Vail
Public works Department as oullined in lhe memorandum to the Community
Development Department dated April 9, 2003 (Attachment G). The revised
plans shall be reviewed and approved by the Planning and Environmental
Commission prior to final approval of this project.
That the applicant fully complies with the Project Registration requirements
and all other applicable provisions as prescribed in Title 4, Business and
License Regulations, Chapter 4, Article B, of the Vail Town Code, as
determined by the Town Attorney.
That the applicant submits an application for a Conditional Use Permit to
allow for accessory eating, drinking, or retail eslablishments located with a
lodge in excess of 'l 0% of the total gross residential floor area of the main
structure or slructures the site, provided the Vail Town Council approves a
text amendment to Section 12-7A-3, Vail Town Code. Said application shall
not be made to the Community Development Department until any amending
ordinance approving lhe text amendment to Section 12-7A-3 of the Vail Town
Code becomes effective.
4.
7.
JJ
vt.
Should the Planning and Environmental Commission choose to recommend approval
of the applicant's request for a text amendment to Section 12-7A-3, Vail Town Code,
staff recommends that the following finding be made as part of the motion:
(1) 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; and
(2) That the amendment furthers the general and specific purposes of the
zoning regulations; 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 conserues and enhances its
natural environment and its established character as a resort and residential
community of the highest quality.
ATTACHMENTS
A. Vicinity Map
B. March 24,2003,letter from the applicant
C. Reduced copy of proposed plans
D. Planning and Environmental Commission meeting minutes from September 23,
2002
E. Planning and Environmental Commission meeting minules from January 13,2003
F. JF Sato and Associates flood plain study dated Oclober 28,2002
G. Memorandum to Community Development Department form the Public Works
Department, dated April 9, 2003
34
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Table of Contents
I.
II.
Introduction
A. Summary of Request
B. Key Elements of the Proposal
Detailed Proiect Descdption and Zoning Analysis
A. Project Site and Ownership
B. Existing Conditions
C. Proposed Uses and Detailed Proiect Description
D. Zoning Analysis
E. Mitigation of Development Impacts
F. Floodplain Modification
Review Factors and Criteria
Comprehensive Plan Goals and Direction
P.g.,
2
2
3
4
5
13
r-)
15
16
w.
Sonnenalp Redevelopment - March 24, 2003
Braun Associates, Inc.
I. Introduction
A. Summary of Request
The Sonnenalp Rcsort is proposing to rcdevelop its property located in thc \1ail \rilage.
The proposed project will have a significant positive impact on thc economy and aesthct-ics
of the Town by upgrading and expanding a world-class Iodging facility. New and upgradcd
bdging and spa lacilities will be providcd in order to attract visitors from all around the
rvorld. The most significant amenity of thc project rvill be the rernoval o[ surface parking
along East Meadorv Drive and thc introduction of a retail corridor on the south side of thc
strcet. The establishment o[ retail activity in this area rvill injcct new lifc and vitality to an
arca whose pcrformance has considerable room for improremcnt.
The project will providc streetscape improvernents that implement the Torvn's clrrrent
streetsc^pe plan and improvements that providc for an improved and safe pedestrian
expcrience alc,ng East Meadow l)rive. The majoriry of thc parking re<luircd for the project
will be located in a subsurfacc parking garage that extends undcr the entfte projec.
The specihc proposal includes a ncw hotel wing along the frontage of East Meadow Drive
containing 3 stories of hotcl rooms (35 rooms) and one story rvith retail at street levcl. The
gtound floor also includes pcdestrian arcade areas, which extends 10' from the building face
to providc pedestrian scale to thc building. The hotel addition runs from \rail Road to 10'
from Talisman property. The existing Swiss Haus building vri]l be demolished. In its
location will bc another porrion of this hotel faciliry containing three stories of Fractional
Ijee Club Units (14 FFUs) and dwelling unirs (8 DUs) and one story with rctail and lobby
afea at strcct level.
This project is arguably one of the most significant and desirable impnrvcments in Vail as it
expands and upgradcs one of the most successful resort hotels in the country and provides
sienificant amenities nee ded in this area o[ thc Vail ViliaEc.
B. Key Elements of the Ptoposal
Kcy clements of the plan include:
Expansion and upgrading of Vail's premier hotcl and spa property.
Improved live beds added to Vail's lodging inventory.
Injecrion of new rctail life to the Meadow Drive corridor thus improving
the c<>nncction from Vail Villagc and l-ionshead.
Much needed pcdestrian and streetscapc improvements akrng East
N{eadow Drive.
lllimination of surface parking areas and the provision o[ subsurface
parking and loading areas.
Employee housing providcd within thc Torvn of Vail.
a
a
a
Sonnenalp lLedevelopmcnt - N{arch 24, 2003
Braun -r\ssociatcs, Inc.
II. Detailed Project Description and Zoning Analysis
A. Ptoiect Site and Ownership
r\s discussed in thc introduction, this redevelopment project involvcs two properties: the
Sonnenalp Resort and the Swiss Haus. Opporrunities havc also becn presented to the
Talisman Condominiums as described in the cover letter submitted with this proposal. As
such both o[ thcse properties are being considered as one overall project for the purpose of
development statistics. The overall proiect site consists of these separare legal parcels:
Parcel A (1.13 acres, gencrally the existing Swiss Haus property. Portion of lot.);
Patcel B (1.553 acrcs, generally the existing Sonnenalp hotel); and
Parcel C (0.105 acres, generally the Sonncnalp parking area).
Total nroiect area = 2.788 acres
The definition of lot or site allows dcvelopment site to be a combination of lots of rccord or
portions of lots of record.
Upon approval of thc redevekrpment plan, the Sonnenalp will apply for revised plat to create
coordinated parcels that are tied togcther fro thc purpose of zoning statisrics.
)-6
Swiss Haus
(now the Swiss
Chalet)
a
a
a
a
Sonnenalp Hotel
(formerlv the Bavaria
I laus)
Lh'
i?*:d
i!'
Sonnenalp Redcvclopment - March 24, 2003
Braun Associates, Inc.
o
Edsting Conditions
The Sonnenalp porti<-rn of the site is currendy developed with two buildings that are used as
a lodge faciiity as defined by the Town Code. All of the parking on the site is currendy
surface patking. Access to the hotel is pdmarily from Vail Road with additional access for
the Swiss Haus from Willow Bridge Road and East Meadow Drive. Below is a table
describing the existing conditions of the site:
Sonnenalp:
Density:
GRFA:
Site Coverage:
Landscape Area:
Restaurant Area (net):
Meeting Room Area:
Spa Area:
Parking:
Building Height:
Suriss Haus:
Density:
GRFA:
Site Coverage:
Landscape Area:
Retail Area:
Restautant atea:
Meeting Room Area:
Spa Arca:
Parking:
Building Height:
90 Hotel Rooms (2 being temoved with application)
58,074 sq. ft.
34,050 sq. ft.
13,750 sq. ft.
3,389 sq. ft. (variance granted for an additional 1,651.4 sq. ft.
onJune 24, 1997. Bully Ranch = 1,504 sq. ft., Ludwig's =
1,560 sq. ft., and King CIub Rzt = 325 sq. ft.) (Gross area =
6,050 sq. ft.)
4,000 sq. ft.
7,330 sq. ft.
108 spaces
48'and 56' (granted by variance)
59 Hotel Rooms
2 Dwelling Units
23,444 sq. ft.
12,950 sq. ft.
7,500 sq. ft.
1,580 sq. ft.
2,422 sq. ft.
1,885 sq. ft.
1,,720 sg. ft.
14 spaces
48'
Sonncnalp Redevelopment - Match 24,2003
Braun Associates, Inc.
C. Proposed Uses and Detailed Ptoiect Description
1. Proposed Uses
Thc project includes the following uscs that are cither permitted by right or by
conditional use Derrnit in the Public Accommodation zone district:
o Hotel rooms - use by right
r Fractional Fee Club Units - conditional use
r Dwelling units - use by right
o Retail - use by right, conditional use over 107n
r Spa facilit-ies - use by right
2. Parking
Parking provided by the proposed redevelopment complies with Town
requitements. Of the total of 134 parking spaces, 116 will be located underground.
Surface spaces will be limited to the existing approved 18 spaces located within the
pofte cochere of the Sonnenalp. The following is the parking analysis:
O Existing parkrng found on-site:
Sonnenalp: 108 spaces
Swiss Haus: 14 spaces
Total. 122 spaces
The proposcd analysis examines the incremental change in program and its impact on
parking:
Use Net Change Parking Formula Net Parking
AU's -26 (61 removed, 35 new) 0.7/AU -18.2
DU's +6 (2 demolished, 8 new) 1.4/DU +8.4
FFU's +14 0.7/FFU +9.8
Retail +9,295 sf (1,580 demo, 10,875 nerv) 2.3/1,000 sf +21.38
Restaurant -2,422 sf (Swiss) 1/250 sf -9.69
Conference -1,885 sf (Swiss) 1 /3ZO sf -5.71
Net Inctease in Number of Parking Spaces Required *5.98
Total Parking Required for Ptoject = 127,98 spaces
Total Parking Provided = 134 (176 underground, 18 in porte cochere)
(includes 43 valet spaces)
Sonnenalp Redevelopment - March 24,2003
Braun Associates, Inc.
3. Loading and Dclivery
The proposcd redevek)pmcnt complies fully rvith the Torvn's loading and delivcry
rcquirements. Thc Code requircs 1 additional loading spaccs and the proposed plan
includes 3 underground loading areas for use by thc entire project. The existing
Swiss Haus and Talisman currently have no formal loading facilities.
Thesc nerv berths arc located undcr the proposed Swiss Chalet faciJiry. While the
site is being redeveloped and new and improved structures are being
accommodated, the overall loading and delivery demand will be gready rcduced due
to the removal of the Swiss Chalct Restaurant and conferencc room space within the
building ftowever, thc analysis beiow did not takc credit for thc cxisting Swiss
Chalet improvements thc rcsult of which rvould be thc require for 1 additional
Ioading spaces).
Below is the analysis of loading bcrth requirements in accordance with the Town
Codc.
Use sq. ft. Multiplier Requirement
Lodge /Retai.l
+
75,000
31,621,
1/lust 75,000 s<1. ft.
1/each additior.ral 25,000 sq. ft.
1,
1..26
Total
TOV Multi-use Reducnon
Total Loading Bay Requirement
4. Talisman Access
3
-l
2
The Talisrnan propcry is currendy developed with one stmcturc containing 16
drvelling units and 20 surface parking spaces. The Talisman propcrry is not part of
this applicat-ion however, the Sonnenalp has proposed to provide the follorving to
the Talisman Condominiums:
Sonnenalp agrees to provide the Talisman with a relocated access easement
further to thc east, if they so desire.
Sonnenalp agrees to pay for and constmct the ncrv access, parking area, and
landscapc improvements on the Talisman property, as dcpicted ()n thc proposed
plans.
Sonnenalp agrees to provide nvo "knockout" pancls rvithin the proposed parking
structure rvhich rvill allow fluture sub-surfacc access to the Talisman parccl in the
event the Talisman constructs a subsurface parking area. Additionally, the
Sonnenalp agrees to provide an access casement through its parking structure to
the Talisman in the event thcy construct a sub-surface parking area.
Sonnenalp Redevelopmcnt - N{arch 24,2(103
llraun -i\sstriatcs, Inc.
In tlre meantime the Talisman can be accessed fr<lm East lVcadorv Drive nursuanr
to an exisdng acccss easement (proposcd to be shifred ro thc easr to havc iess impacr
on East Mcadorv Drive), created rvhen the Talisman was originally plattcd in 1970,
and Torvn Ordinancc (Ordinance No. '14, Series of 1978) allowing continued access
through the pedestrianized arca. Thc Talisman propety was plartcd with its only
legal acccss to East N{eadow l)rive. Subserlucnt ro this plat approval, in 1978 the
Town of Vail establishcd certain roacls in Vail as "Public Malls" under the Public
Mall Act of 1,974. Included in thc public malls rvas Flast Meadorv Drive as rvell as
other strccts like tsridge Street and Gore Crcck Drive. Ordinance 14 establishcd
that the "<xvners of thc Talisrnan Condominium shall have the right, in perpctuiq,
of ingress and egress to and lrom their parking lot to East Meadow Drive, including
acccss on said Drive." Other pro)ccts such as the GasthofT Gramshamrner and
Sitzmark, located on Gore Creek Drive, har.c been allowed to expand and rcdcvelop
and maintain vehicular access through the pedestrianrzcd area.
The proposed plan greatly reduccs thc impacts of this access to East Meadow Drive
by providing a separated pedestrian sidewalk on rhe Sonnenalp property. This
sidewalk along
"vith
the other improvements contcmplared by the Town's
streetscape plan will scparate pedestrians from bus and vchicular access theref(xe
having very little impact to thc pedesftian environment.
5. Retail Areas and Limitauons
-I'he proposed redevelopment plan implemcnts the Town's goal of having a vital
retail area along East Meadorv Dri'r'e. The Land Usc Plan, the Vail Village Master
PIan, and the Streetscape Mastcr PIan all reference retail improvcments along the
south side of East Meadow Drive. Thc proposed plan includes new strcct level
rctail arca. Retail storefronts are included on the entire Meadow Drive frontagc of
the Sonnenalp wing and the Swiss Chalet creat-ing dcsirable pedestrian f'low and
strengthening of the conncction berween the Village core and Lionshead.
Thc PA zone district limits the amount of rctail square footase allowed on a sire to
l{)70 o[thc proposed GRF,\. The P,\ zt-,ne distriir *u, o-.id.d several lears ago
to promote the redevclopment of lodging fhcilities in thc Vail Village. The retai-l
area limitation was debated extcnsively during this proccss and at the time was
proposed to be increased t<> allow for adequate retail activities in the corc retail areas
of 'I'orvn. Horvever, the retail limitation was not changed due to concerns about the
potential f<rr retail activiry in the more residential arcas of the Vi-tlage.
Thc Sonnenalp properry is unirluely siruated along a major pedestrian and rerail
corridor. Most of the Sonnenalp's frontagc is along East Meadow Drive. If thc
proposed plan were to comply with the Town's 1094 limitation, retail could not be
located along the enrire burlding frontage therefore compromising thc vitaliry of the
rctail environment and the connection to the Villaqe core. Strict and litcral
Sonncnalp Rcdevelopmcnt - l\larch 24, 2003
Braun i\ssociatcs, Inc.
interpretation o[ this zoning standard is in direct conflict with the Town's design
goals for this area of the vi-[age.
In order to implement Vail's guiding land use documents and because the Sonnenalp
is r.rniquely situated, the Sonnenalp is seeking a code amendnrent to allow retail area
ovcr 1070 with a condirional usc oermit.
6. Landscapc Arca
The proposed rcvclopmcnt plan complics with thc ovcrall landscape requirement for
the PA zone district. The plan includcs extensive landscape and streetscapc
improvements that implement Town goals and the Town's Streetscape Plans.
Flowever, the project exceeds the allowable hardscape that can be considered as
"landscape irnprovemcnts."
Within the definition of landscape area regulation there is a provision that allows
20o/o of rhc landscapc arca to bc "hardscapc" (i.e., sidewalks, patios, etc). The
pr<rposed rcdevekrpmcnt plan exceeds the 20o/o limitation placed on hardscape. The
Sonnenalp is uniquely located along three road frontages: Vail Road, East Meadow
Drive, and Willow Bridge Road. This site is also located in a highly pedesuianized
area of thc town with hcavy rctail activity. Thus the need for sidewalks and other
hardscape improvements is necessary to accommodate adequate pedestrian
movement. The proposed streetscape master plan, the adopted sffeetscape master
plan, and the Vail Village Master Plan all rccommend the rype of improvcmcnts
being proposed at the Sonnenalp. 'fhesc improvemcnts, howevcr, are in conflict
with the general hardscape limitation established in the PA zone district.
The applicant is seeking a variance from this general restriction on hardscape to
allow the Sonnenalp to be redeveloped consistent with the Town's guiding
documents.
7. Setbacks
Thc proposcd rcvclopmcnt plan complics with the Town's planning documents that
reference the creation of comfortable pedestrian environments and streetscapes.
The PA zone disuict sets a general setback requirement of 20'from all propety
lines. Howcvcr, thc PA zonc disttict also statcs that thc Planning and
Environmental Commission has the discrction to approve variations from the
setback requirements subiect to the following criteria:
A. Proposcd building setbacks providc ncccssary scparation between buildings and
riparian areas, geologically sensitive areas and other environmentally sensitive
areas.
Sonnenalp Redevelopment - March 24, 2003
Braun Associates- Inc.
'I'he pnpond .wtbackr J'or the .fonnenal1t redeuelopnent uall anrts the ite. Along East
Meadou Diue the gronndJlaor setbatk is )' in .romr snall area.r to otar 20' in tt ter areat
The upper ilories of tlte briliing,t uary.frzn 8'froru balconies to 22' to wallfau.cfron tbe
prEerxJ line alongea.rt Meadow Diue. Tlte baildings anl sitlepalks were locatcd and
dui.qned to achieue the optintal urban dc.cign and .rtrct.va1te qualiry ratber than @pfiing an
arbitrary tetback dimenion. The Vail lz'illage Master Plan, Llrban Design Cuide Plan, and
Llrban Deign Consideration.r were axd tu prouide lbe direction -[or the building locations on
tbis pnject. These dorununts recomnte nd dcue kping a pedestian arcade aktng Easl Meadoa
Diae as well as prauiling a 'jfraning" of tlte street. 'l'he pmpond sitc and buildingplans
Jbllow thi.e direction. Tbe pnpond retleuelopnent plan also cornplies Mtb the adoptcd and
prlpned J:tftctscdpe Malr Plan for thi.r area.
Tlte pnpowd plan prouiles lhe necesrdry separation oJ'baildings and ipaian amat. New
.rtraft ni an the prapo*d plan conQb vith the 50' ilrean setback In achiedng tlte goak oJ'thc
Town't aaiotts 1>lanning dorumcnt.r deue /opment wat jtrnd in lhe rear anl itle vtbacks oJ tlte
ite. One oJ tlte najor goals of these planniug documuts is tbe nnoual of existing surface
pmking area and the encoaragement of the placenent of parking he lou grada The pruposed
l>lan inplennnts this goal by pmuidingparking below grade phirb due to the mnber oJ'
required parking Eam forced pottions of the bailding to be locanl uithin tbe 20' setback area.
The proposed plan also pmildes loading and deliaery anat in the u.tbsaface garage area. Tlte
location oflbe hadingand deliuery on the site is a dirrct rcsult ofthe direction pnuided in the
Vail Village Master Plan ultich itlentifies the nulheast portion oJ'tlte :in a! an dppm?iate
locationJbr loadingfacilitie:. Additionally, tbe eilingtleuekpnent on tltis sitc bas entmacbed
on the setbacks for ouer 301ears. 'I-he pmJ>0.rcd rondition is sinilar to tltat rtndition that
exist tolay.
Then exi$ innrnal pmpe@ line.r between the .lonnmalp properliet and the Taliman pnpery.
These linu uere e$ablisbed uben tbe'I'alisnan pnpafi was originall1 platted. Clnenily tlte
Talisnan slrvclare it tleueloped at or ouer tltese platted prupefi1 linuJbr a rignilicant ponion rf
i* prape ry. Tlte building h located ouer tlte rear prope@ Iine along Gore Creek, ouer the at.rt
Pnpery line onto Sonncnalp pmpertl, and ouer the eail pr0per\ line onto Sonnenalp pvperg.
Tbe location of the exittingTalisman haildingba.e inpacted wberc tlte Sonnenap bailding
coald be localed due to building codu in the past. ln an efibrt to im/tmue the eiting setbackt
conditiont e$abl*lted by lbe Talitnan rlfl.lctare and to reduce potentialJitnrc inpacts, the
Sonncnalp htildingt baut heen located in wclt a uay that wi// allow.fututu growtb on tbe
Talisnan prope@ without hailding code inltlications. First, on tlte west ide of tbe Talisnan
przpenJwehaueprouideda/0'setbackJbra// ahotngradestr ctures. Thisl0'setbackwould
alkw lbu Ta/iman lo releaelop pith a / 0' ntback and haue no building code inJtlitations.
Therefare if'equal treataent ir applied k) botbproperties, then tbere will not beJunre building
conplitations Jbr eitber /)m?ertJ 0Dne n
Ahng ilte easl Talitnan pmperty line (the Talitnan encmaches 2' onto tbe Sonne nalp propenl
in this location) the Talitman and Suix Harc rlrl,tclurer are canentl1 conxected. Tlte propond
condition is to proaide qppnxinate! | I' hetween tlte hyo stractares or 1)' lo ilte Talisman
przperu line. Thit is an intprouement ouer tlte exi.rting cotdition in tems oJ ntback.
Sonnenalp Redevclopmcnt - March 24,2003
Braun Associates, Inc.
B.
The pmposed plans do not inclurJe abzue grade structurer akng the Talisnan's north pnpenl
line.
The propond setbacks will prouide adeqaate and fair deuekpnent rights and separation to botb
the Talisnan and Sonnenallt pmperties. The Sonnenalp is absorbing addilional inpacts
present due to the kcation ofthe existing'I'alisnan struct re and has pmuided adeqaate
teparation to meet tbe requirenentr oJ the building code.
No geohgica@ or enuironmental! rcnsitiue areat exi$ on the site or are inpaded b1 tlte
propoted selbacks.
Proposed building setbacks comply with applicable elements of the Vail Village
Urban Design Guide PIan and Design Considerations.
The statements aboue an hereby incorporaled in the response to this niterion. As stated aboue
the proposed plan conplies witb and implements maryy elements of the Vail Wllage Urban
Design Cuide Plan and Design Considerations and Vail Villagr MasterPlan. Specifca@,
the propond plan prouidu Jor @pnpiate! kcated pedettrian idewalks and armdes, mates
the appnpiate sense of strut encksure akng East Meadow Driue, and pmuides for adequate
landvape and bardscape amenities, sxch as heated pauers, seating areat, antl light fxtares.
The proposed setbdcks are ako in respznse to direetion giuen b1 these plans in order to
accznnzdate sab+uface parking and loading areas. The internal setbaeks pmuided meet
app li m b k b ni ldi ng co de b il ldi ng np ara ti o n re q a i re me n ts.
Proposed building setbacks will provide adequate availabiJity of light, air and
open sPace.
The statements aboue are herebl incorporated in the response to thh c-riterion. The prupond
building loutions witt pmuide atlequ)n auaitabiliry of ligbt, air and open space eoitisnnt with
theTown'tguidingplarc and docunents. lVhile shadingof sone areas 0J'EaitMeadzwDriae
wi// occar dring certain ltours of the dqy duing the winter, the inpact of thit sbading of East
Meadou Driae is not signifcant! diferent at a setback of 20' ince the location oJ the apper
rtories of the building are uery near the 20' setback line. A sunf shade anallth hat been
pmuided to demonstrate the thadow impacts of the pnposed deuekpnent. The arcade and
sidewalk bntingprupoted in thit area will allow the pedutrian aal t0 be elear of snow and ice
baiLl-af. Other examples of brilding: tbat haue been constracterl that cast a sbadow on pablie
$reets indude the Aastria Haus, the Lndge Pronenade, and the Village Cen*r Bnilding.
The proposed buildingt uill not cast shadow on the Talisman shaetare duing the tines of da1
required to be studied fu the Town. Tbis is due to the orientation of the pmposed shttctuns in
relationship to the existing'falisman bailding. The neu Swis Chalet bailding it generalfy
hcated in tlte ume orientalion as the existing bailding on the parnl and thereJore will haue ntt
negatiue irrpacts on light and air of the Taliman. In fact better separation is beingpmuided to
the Taliman fron the east therefore inpmuing on the exiiing condition,
Sonnenalp Redevelopment - March 24,2003
Btaun Associates- Inc.
10
D.
Tbe pmpoted irupmuel ents wi// allow.for adequate auailabiliry oJ /ight, air, and open space to
ncighhoringpnpertia.r and public areat nnsisten/ witlt tlte Town planning documenls.
Proposcd building setbacks will provide a compatible relationship with buildings
and uses on adjacent propcrtics.
The alements abaue are herebl incorporated in tbe response to this criteion. 'I-be propt@ that
i.r beingredualoped i.r sunaunded on tree sidet by apablic streel and one sile by Gore Creek.
'I'he propoted and cxisting hailding.r an .rq)arate d Jmn adjannt haildings by the Town't ight-
of-uE:, iltich are 40' to 50' in width und tbe additional selbacks prodded. 'L'lte Vail
Village Inn proycl directly acms tlte street has a sinilar relationsltip of buildings to Ea:t
Meadou Diue with rym setbacks in nost arnr. As ttated aboye lhe Talisnan rachrre is
runentll du'eloperl to ar lrer ?mPert line.r. 'The
1>ropo.red .etractum.r are being deue/oped witlt
setbackt that will allout both the J'annenalp and the Ta/isnan to be treated Jair! aad ulually
by prauiding at hail a | 0' selback. Reuiewing the deuelopnent pattemt tbroagbout tbe entire
ne$hborhood it is r1aite euifunt tltat nearfi euerypmperty has leueloped witbin the 20'setback
area. Some exanplet indude: the Vail Villagt Inn, the exi.rting.fwiss Hazs, tln exisling
Sonnena/p, tbe Village Center, Crossroads, the'l'alisman, lliutrhou.ec, Ede/wei.e.c, Bi.rbop
Park, tlte Sitqnark l-ndge, trirct Bank, and 9 VailRoad.
'l'hc proJ>osed dcaeloJ>ntent plan pmuiduJbr a canl>atible relationsltip witlt baildings and ases
on adjannt properties.
Proposed building setbacks will result in creative design solutions or othcr public
benefits that could not otherwise be achieved by conf<rrmance with prcscribed
setback standards.
The pmpo:ed rcdcrdo?flent ?/an Pmuide.r creatiue de:ign solations to enhance lhe pelestian
and retai/ euuironrnent along Eatt Meadow Driue aud to rcnoue saface parkiag areas as
pruribed b;y tbe Town's planning donrments. If tlte plan conJbnned to tlte 20' sethack tht
Town wosld not be inplenenting tluirable improuenents that confomt to the Town't rtaster
plan element.r and goals. These inclnde street enclosrre, ffeaiue ard pmtecled puhstrian aays,
and retail titaliE clo.ec to the 1>ede.rtianiqcd stnet. The pntpo.red plan ui// pntuide signficant
henefts to tbe pablic in the form oJ'strutsccpe enhanccrnents, inlmaed ntail and .e hopping
expeienrcs, anl ouerall ae$hetic imprctuement that wald not otlserwise be realiT,ed in stritt
confomtance uith the 20' setback prouition.
SonnenalpRedevclopment N{arch24, 2003
Braun Associatcs. Inc.
lt
8. Building Height
Building height proposed for these new buildings complies fully with the
building herght limitation of 48'. Further, the proposed plan complies with the
direction given in the Vail Village Design Considerations for street enclosure.
This document recommends a certain ratio exist between building faces fronting
a sffeet to the height of the buildings. The ratio recommended by the plan is 1'
of building height for each 2' of building separation. The design plan also
recommends an average ratio where building heights vary from side to side.
While there are no buildings on the north side of East Meadow Drive that are
direcdy parallel to those proposed on the south side, the plan generally conforms
to the enclosure guideline. Buildings faces on either side of the road are
approximately 50'- 70' apan and the eve heights are generally 32'- 34'in height.
Sonnenalp Rcdevelopment - Mtch 24,2003
Braun Associates. Inc.
72
D. Zoning Analysis
Zoniutg: Public Accommodation
Lot Area: 2.788 acrcs or 721,445.28 sq. ft.
Standard Allowed Proposed
l)ensiry 69 DUs Q5/rce) 8l)Us (2.9/acre) (8ncrv,2clemolishcd)
AU's unlimited 35 new (88 cxisting maintained)
F'FU's unlirnited 14
GRFA overallproject '182,1(fl.92 s<1. ft. (150%) 135,184sq. ft. (111uu,,;r
(77,854 sq. ft. new GRFA)
New GRFA 70l3t) split 54,785 sq. ft. AU/FFU
23,356.2 s<1. ft. DU 23,069 sq. ft. DU
Retail z\rea 15,169.4 sq. [t.t 1rov" c;nr,A; 16,925 sq. tt.3 (12.5" ) * Code Amenclment
Site Coverage 78,939.43 sq. ft. (65%) 76,039 sq. ft. (62.(t'h)
Landscape Area 36,433.6 sq. ft. (307") 4(t,250 s<1. ft. (38%)
Softscape 29,146.88 sq. ft. 23,718 sq. fr. *v".i"n""
Hardscape 7 ,286.72 sq. ft. max. 22,532 sq. ft.
Setbacks Subjcct to PEC Review Refer tt> developmcnt plan
Strcam Setback 50' 50'+
Notes:
' Number reflects 1 44 sg. ft. being removcd duc to removal o[ units 1 01 and 102.
'Retail allowed is 10%' oFconstructed GRFA plus 1,651 sq. ft. previously granted by
variancc.
3 Retail providcd includcs 6,050 sq. ft. existing in Sonnenalp and 10,875 s<1. [t. ncw retail area.
E. Mitigation of Development Impacts
The PA zone district requircs that thc Planning and Lnvironmental Commission considcr
impacts of a development on roadways, pedcstrian-rvays, and the provision of empkryee
housing. The PEC may determine that mitigation is ncccssary due to the impacts generated
by thc devclopmcnt or rcdevelopment project. Any mitigation required must have a direct
relationship to the dcgree of impact proposed. The Sonnenalp redevelopmcnt will havc litt-lc
impact on the infrastructure of the nrea, yet will help to improve the overall economy o[ the
arca and provide for significant public access and strcctscapc improvemcnts. Belorv is a list
of improvements proposcd to mitigate any impact of this projcct on the community.
Sonncnalp Rctlcvckrpment - Nlarch 21,2003
Braun r\ssociates, Inc.
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1. Sueetscape Lnproverncnts
The Sonnenalp redevelopment is pror.iding substantial public streetscape
irnprovements along I'last Meadow Drive and Willorv llridge Road on the Sonnenalp
property. The Sonnenalp plans csscntially irnplcmcnt thc Torvn's proposed
streetscape improvemcnt plan as rvell as thc c()ncepts contained in the apptoved
Streetscape Nlaster lrlan. This retail corridor will be greatly improved by providing
another area for pedestrians to r.valk and shop. Thcse improvcnlcnts will improvc
thc transit and vehicular acccss functit.rn of the road by providing new heated
sidewalks and arcades for pedestrians. Much of the pedestrian improveme nts are
occuring on the Sonnenalp property thus expanding the publicly accessiblc spacc o11
to private propety. The Sonncnalp is proposing to cost share the streetscape
improvements with the T'own, since thc proposed strectscape improvements
implement the Town's streetscape plan and occur in the Town's right-of-way. The
Sonnenalp has agreed to pay for 1/3 of dre East Meadow Drive improvemenrs as
indicated on the Off-Site ImDrovcrncnt PIan.
2. Pedestrian Easement
The Sonnenalp is providing a pedestrian easement on its property to allow the Town
to achieve its streetscape planning goals for this succt. This cascmcnt will essentially
-,viden the Town's right-of-way in this arca thus allowing additional street
improvements within thc right-of-way that may not otherwise have been attainable.
3. Employee Housing
Thc following methodology has bcen verified and accepted by Torvn staff for this
proiect.
While the Torvn docs not havc a codificd provision for recluiring the provision of
cmployee housing, the property orvner rccognizes the need to housing employees.
The owner has agteed to use the Town's make-shifi formula to determine the
number of employees requiring housing. Our plan is to deed resuicr exisring
dwelling units within the Town of Vail that contain thc minimum number of beds
rcquircd by thc Town's formula.
The calculation is based on the Town's methodology for determining employee
impacts. The formula uses the 15% mult-iplicr rathcr than thc 30% muhiplicr srncc
the project is being dcvclopcd within thc dcnsity recluirements of the PA zone
district as consistently uscd by the 'l own.
The results of the formula are based on the net changes being made ro uses
on the site which result in a requirement to provide housing for 5 employees
(units 24 - 26 in Solar Vail).
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Use Number or Sq. ft. Multiplier Employees
Retail/Sen'ice Commercial = 10,875 sq. ft. new - 1,891 sq. ft. demolished
Restaurant/l,ounge
N[eeting rooms
Lodging
ttulti-Familr
Spa usc*
= -2,422 sq. ft. demolished
= - 1,885 sq. ft. demt.rlished
= 49 units new 61 units rcmovcd (FFU/AU)
- 8 unirs - 2 units deinolished
= 8,475 sq. ft. nerv - 1 ,720 dcmolishcd
Total Employecs
i 0.15
@(5/100t1 sq. ft.) = 44.92 empl:vccs
@(5/1000 sq. ft.) = - l2.l l enrployees
@(1/1tt0u sq. ft.) = 1.89 employccs
@(.25/ttdt)
@(.4/unrr)
= -12 emplol'ees
= 2.4 emplovces
@(1.25l1000 sq. ft.) = 8.44 employees
= 29.76 ner incrcasc in cmplovees
= 4.64 new to be
F. Floodplain Modification
Thc Town of Vail has undergone a re-cvaluation of the Gore Creek floodpiain throughour
thc Town. This srudy and analysis has been submitted to the Federal Emergency
Management Agency (FEN{A) for approval. Once this study is approved by F'E,MA new
maps will be produced. Until FEMA accepts this revised study, thc maps produced in 1982
must be utilized.
A portion of the Sonncnalp propeffy is impacted by the floodplain line mapped in 1982.
This 1982 map shows a corncr of the existing Swiss Haus as well as rctaining walls and
impror.cments in the pool area as forming thc edge of the floodplain.
A comprehensive floodplain analysis has been providing and documents that the proposed
proiect will have no impact on thc current floodplain elevation (see report artached).
Sonncnalp Rcdeveloprnent - N[rch 24,2003
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III. Review Factors and Criteria
Below is an analysis of criteria required for the I.ractional Fee Club, code amendments, retail arca
Iimitation, and the hardscapc variancc bcing requested:
1. Conditional Use Permit for Fractional Fee Club and Request to Exceed 10%o
Retail Limitation
Before acting on a conditional use permit application, the Planning and Environmental
Commission (PEC) shall consider the factors with respect ro the proposed use:
a. The effect of the use on light and air, distribution of population, transporta[on
facilitics, utilities, schools, parks and recreation facilities, and other public facilities
needs.
C)ur Analysis:
TheJraaionalfee clab is hcingpnltosed in an arca oJ-tbe Vail I'/illage that ltat been indicaled by
the Toun's ma er planning documents as areas appmpialc Jbr nixed u.ee lodging connercial, and
residential ases. Tlte pmposul stracture containing these Jractionalfee units contltliet with tlte PA
qone distict and with tbe Toun'.r duulopnnnl standards. Tlte propoxd.fractionalfee dub will baae
/itt/e, if aryt, inpacts relating to thc aboae li.rt oJ'rinna.
'fhe
ltntlto.red redeuehpnent plan inphruntt llte Town's goal of ltauing a uitul ntail area alottg
East Meadow Diae. 'l-ltc I and LI.re Plan, tlte Vail L/illage Mailer PIan, anl the Streetscape
Master Plan all referenrc retail intprouements along the south .ride oJ'F.ast Mudow Diae Tlte
proposed p/an includes neu reet leuel retail area. Rttail storefronts are inclufud on the entire
Meadow Diw Jmntag of tlte .lonnenap wing and tbe Saiss Chalet creating desirable pedutrian
fkw and strcngthening oJ'tlte connecion be tween the Village are and Lionslteal. Since the proposed
improuemenfi are kcated in the retail core oJ L/ail, thc 1>npo.red retail area ui// ltaue /itt/e, tf ar1y,
inpach relating lo te aboue list of niteia.
b. Effect upon traffic rvith particular reference to conge stion, automotive and
pedestrian safcty and convenience, traffic flow and control, access, maneuverability,
and removal of snow from the strcct and parking arcas.
Our Analysis:
The.fraaional.[ee club i: beiryprcposed on tlte east cnd oJ tfu dutelopment.eite. Accus to tbese units
wi// be tltronglt either tlte exislingVail Roal entrance or to tlte new J-uits (halet cntrann Jront
lYillaw Bridge Road to a .rubsrface parking area. The propo.red entrance and loading and de/iuery
are located in an area identfied h1 tltc Tonn'.r 1>lanning docantents as @prupiakfor thit uehicalar
acliaitl. Tbe traflic.fku, is pnposed to be contistent uith tln'l'own't streetraJ'te inJ>muettent plan
for the area. .l now remoual ui// not be reqnired fron parking areas as parking b locatcd
anderground and i.r J>rotected Jmm tlte ehnentt. Tbe pmposel.liactional fee club runplies with tltcse
mteria.
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Tbe praposed relail area u,i// significantly inQroue ilte.flow ofpedettriaru alang lhis relail conitlor by
fmuiding.rafc and pmtccted ana.r away J'mm t,e lticalar and tran.rit uchicle.r. The additional rutai/
area wi// haue /ittk in the wa1 afincreased uebialar trafit and therefore haae little, f'ary, inpuct
on tbe aboue citeia.
Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of thc proposcd usc in rclation to surrounding uscs.
C)ur Analysis:
Tlte.frattionalfee club t: beingpropowl on the eusl entl of tbe leuelopnentsite in a buildingtltat
irclndet ruidential condominiams and contmercial uses. Tbit area of tlte Vail Village is
chmactenTgd b1 nulti-rtzry re.ridentia/, lodging and mntnercial building.r deaekped at dote
pnxinifl t0 the street. The proposed J'wi:s Chalet and Jonnenalp Buildings are consiste nt wit/t t/te
cbaracterof the area in tenns dan, physical scah, and bulk. Additiona@, the proposedfradionul
.fee ch,rb and retail drear are consistent atitb lhe Town's 4tning code, deuelopnenl slandards, and
duign gaidelinu. The pmposed ntai/ area.r help to mdace tlte perceiued bulk and nass oJ'the
haildng bringing the building to a man: pede.etian valc.
Prior to the approval of a condit-ional usc permit for a time-share estate, fractional
fcc, fractional tee club, ot time sharc licensc proposal, the following shall be
considered:
r If the proposal for a fractional fee club is a redevelopment o[an existing
faciliry, the fractional fcc club shall maintain an equivalency of
accommodation units as prescndy existing. Equivalency shall be maintaincd
either by an equal number o[units or by square footage. If the proposal is a
new development, it shall provide at least as much accommodation unit
GRFA as fractional fcc club unit GRFA.
Lock-off units and lock-off unit square footage shall not be included in the
calculation when detcrmining thc c<luivalcncy oI existing accommodation
units or equivalency of cxisting square fcrotage.
The abiJity of thc proposcd projcct to create and maintain a high lcvcl of
occunancv.
Employee housing may be rcquired as part of any new or redevelopmcnt
fractional fee club project requesting densiry o\rer that allowed by zoning.
The number of employee housing units will be consistent with employee
impacts that arc cxpcctcd as a rcsult of thc projcct.
r The applicant shall submit to the Town a list of all owners o[ existing units
r,vithin the project or building; in written statements from 100% of the
owners of existing units indicating their approval, rvithout condition, of the
proposed fractional fee club. No written approval shall be valid if it is signed
d.
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by the owner more than 60 days prior to the date of filing the applicarion for
a conditional use.
Our Analvsis:
The pnposedfmrtionalfee club is part oJ'a new kdgingfaeiliE. Equiuakncy is being maintained
oil the prlPertJ fo reating 35 nea botel mons pilb 27,980 sq. Jt. GRFA as a new wing on the
Sonnenalp HoteL Lock of squanfootage adi not used in tbe eqriaahnE anafisis. The nature of
afractionalfee gaarannes fiat the fadlil will operate with a bigh degree of oaupanry sinee anits
wi// be aaailable to rent wben o,lnert are not ilting tbe mit. Enploye bousing it beingpmpo.wd to
nitigatefor tbe net increase in enployeet needed to lperate tbisfdcitiry. Tbe Sonnenalp owrc all
exirting dwelling units in the .lonnenalV ltmjut dnd therefnre no additional list of exi$ing unit
oamers is necessary.
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Variance 207o Hadscape Limitation
Before acting on a variance application, the Planning and Environmental Commission
shall consider the following factors vrith respect ro rhe requesred variance:
a. The relationship of the requested variance to other existing or potential uses and
sffucrures in the viciniw.
Our Analvsisl
The pnpond \'onnenalp redeuelopmenl exceeds the landsc@e requiremcnt that 30% of the :ite
be in tbe fortt of land:c@e area. lWithin the defnition of landsc@e ana regulation there it a
prouision lhat alkas 20%o oftbe kndscape area to be in thefonn of "bardscape" (i.e.,
idewalks, patios, et). lVhile the pmposed plan exceeth tbb linitation on hardtcapq the plan
implenents the Sheetrrape Master Plaw for tbis area at well as the Vail Village Master Plan
fu pnuidingthe plaqa antl ilreettc@e impmueruents renmmended b1 those plans. It is thue
ttreetrcape aild pedestian improuementr that are caaing the needfor a uaiation to the
hardsc@e linitation.
The pmpond aariation i.r no greater than that granted to tbe Vail Village Inn pruject (4pmued
at an SDD) whith is kcated dirutll atmss Ea$ Meadow Driue or an1 other deaekpment
lotated in the nixed-ase area of lbe uillage core.
b. The degree to which rel-ief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compadbility and
uniformity of treatment among sites in the vicinity, or to attain the obiectives of
this tide without grant of special privilcge.
Our Analvsis:
The degree of relief pnpued is the nininum neftrsdtJ to attain the objutiuu of the Vail
Village Master Plan, Urban Dwign Guide Pkn, and the Vail Village Durgn
Consideratians. VeryJew silet witbin the Villag Core area are ahle to comp! aith this
linitation dae lo tbe arban and pedestrianiTed character of the area. Wbile the Sonnenap
pmpefties exrced the bardv@e pmuision, the redeuelopment b inreasing the amoant of
landv@e area found on the site oaerall. There is no granl of tpecial piailege with the prEosed
@plication.
c. The effect of the requested variance on l-ight and ai-r, distribution of population,
transportadon and traffic faci.lities, public facfities and utilities, and public safery.
Our Analvsis:
The propowd aaiance will haae mininal, tf an1, adueru ffict on tbe aboae criterion.
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3.Review Critetia fot Text Amendment - 10% Retail Area Provision
The f<rllowing provides an analysis of Town of Vail review criteria used to evaluate
proposed text amendments to the zoning codc.
llefore acting on an application for an amendment to thc rcgulations prescribed in this
titlc, thc planning and environmental commission and town council shall considcr the
following factors with rcspcct to the requested text amendment:
(1)'fhe cxtent to which thc tcxt amendment furthers the general and specific
purposes of the zoning regulations; and
AnalJ.ris:
The ]>ml>osed anmdment to the PA qone listict will gecifca@further thc goals oJ'the qoning
regulations and oJ'the Topn'.r ntasterplans. The amenlment prouides the oj)Pzftrlnily t0 the
Planning and Enaironmental Commi.r.rion to eaalaate a reque for more retail area for pmjeets
/ocaled in areat where it ntukes unse in tlte mntext oJ'.carmunding deue/opment and where il
inplenents otltergoals of tlte Town. The prEosed anendnut tyill ?mmotc coordinated and
bamtonioat deuelopnent wilbin the Topn lo nnyrae and aaintain eonmani! qaalitic-r and aahes,
ensure s('e and efiicientJ>cdc.rtian and uehicalar trafic, and prouide-[or tbe safery and general
uelfare af the communiry.
(2) The extent to which the text amendment would better implement and bcttcr
achieve the applicablc clcmcnts of the adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the development
objectives of the town; and
Anabsis:
As stated ahoae, thc ?m?atd lext amendnenl wi// alLtw the Planning and Enuironntental
Conmission (1'EC) t0 eaahatc on a m.re-hy-basis pruprmlt to add ntail area aboue the lOoh
pro sion. Tbis ai// allou tlte PE( to reuicw goal.e dnd ?zlicies tltat haue n/eaanu to //te location
beingproposel and lelerwine whether or not tlte Town's goa/.r are heing nct, thu.r re.ralting in a
hetter implenentation of tlte Town's goals. Tlte proposed texl amendment ui// allow tbc /andownexr
to better implencnt the goalt and policies rl'tbe Town rallter lban the exi$ing arbitrary "one siqc
./itt u//" proui:ion.
(3) The extent to rvhich the text amendment demonstrates how cond-itions have
substantially changcd since the adoption of the subfect regulation and how the
existing regulation is no longcr appropriate or is inapplicable; and
Sonnenalp Redevelopment - N{arch 2.1, 2003
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Anahsis:
In 1971, when the ZoningCode atas adoPted, the PA qone di.rtict linitetl the relail on lodge
projuts to 20%. In tlte late | 970's this pmuiion was cbanged to 10%. Tbe prublem that occun
a,ith a "blanket" pmuision which afiict: a// PA qored pmperties is that it does not take into
account the dtfennces iltal nig,ht exi:tfnn lorution to location. For inslance the Toan's master
plunning docarnnts .rptrif ca@ recommend pmuuling retail along East Meadop Diae bal tlte l0%
pro sion preuents the inplenentation of the foliry. The Town't marterpldnning rlocament.r baae
changed oaer te-yean but the l00h proui:ion /tas not been antended lo re-flul tltue plans and thc
policicspronoted nathin theplant Therefore, conditions haue cltanged wlticlt render tbe /}oh
prouision i.nappropriate girnn the Town's goa/s.
(4) The extent to which the text amendmcnt provides a harmonious, convenient,
workablc rclationship among land use regulations consistent with municipal
devekrpmcnt objectivcs;
Anahis:
Tlte pmposed anendment to the PA qone distict nill specifcalb.fitrtber the goak oJ'the ryning
regalations anl of the Town's masterplans. 'l'he amendnent pmuitles the zpportilni\ to the
Planning and Enuimnmental Commision to eualuate a reqrc.etJitr more relai/ area.for prcjuts
hcated in areas uhere it makes sense in the context o_f surmmding deuelopment and uhere it
impknentt otber goalt oJ'the 'I'own. The ltmposed amendment will pftmzte clordindte d and
bantoniozs deue/opmerl pitbin the Town t0 conserT'e and maintain commaniE qualities and ualac.c,
ensure nfe and eficient pedeslian and uehicalar trafiic, and ltnuide for tlte safety and general
welfare oJ tbe communiE.
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IV. Comprehensive Plan Goals and Direction
The Town's master planning documents have been analyzed with respect to the proposed
redevelopment project. Below is a list of the Town's g"idi"g documents followed by a list of goals
and objectives that are consistent with the proposed redevelopment plan. Items listed in italics are of
particular importance to the proposed redevelopment plan.
A. Vail Land Use Plan
l. General Growth/Development
1,.1 Vail should continue to grow in a controlled environment, maintaining a balance
between rcsidential. 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.
1J The qualiry of deuelEnent should be maintained awl apgraded wheneuerpossibh.
1.4 Tbe oiginal thene of the old Village Core shoald be eanied into new deuelopment in the Vilkge
Core thruugh conlinued implementation of the Urban Deign Guide Plan.
I .1 2 Vail should accommodate no.ct of the additional gmwtb in existing deuekped areas (inf ll areas).
1.13 Yat) rccagntzes its stream uact as bdtnga desirable land, feaatre as well as its potential
for public use.
2. Skier/Tourist Concems
2.1, The community should emphasize its role as a destination resort while
accommodaring day visitors.
3. Commercial
J.l The hotel bed base shoald be Prenrued antl used more eficien@.
3.2 The Village and Lionshead areas are the best location for hotels to serve the furure
needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail, therefore
converslon to condominiums should be discouraged.
3,4 Connercial gmwth shoald be concentrated in existing commercial areat to acconmodate botb kcal
and uisitor needs.
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4. Village Core/Lionshead
4.1 I'-uture commercia/ dercl01>nnnt .rhoald continae to ocmr primarily in existing comnercial areat.
Falure conmercial deaekpnent in the Care area.e need.r to he ranfully antmlkd ltt.facilitate access
and deliz,ery.
4.2 Increased dcnsity in the Core areas is acceptable so long as the existing chatactcr of
each area is presen'ed through implcrnentation of the Urban l)esign Guide Plan and
the Vail Village Master Plan.
4.3 The ambiance of the Villagc is important to the identity ol Vail and should be
presen'ed. (Scale, alpine character, small town feeling, mounrains, narural setting,
intimate size, cosmopolitan fee ling, environme ntal quality).
4.4 The connection bctwccn thc Villaee Core and Lionshead should be cnhanced
through:
a) Installation of a new type of people mover.
b) Improving the pedesuian system w'ith a creatively designed connecrion,
orientcd toward a nature walk, alpine garden, andf or sculpture plaza.
.) New development should be conuollcd to lirnit commercial uses.
5. Residential
5.1 Additional residential growth should continue to occur primarily in existing, platted
atcas and as appropriate in new areas where high hazards do not exist.
5.2 Quliq ime-.eltan units shoald be accommctdatel to ltep keep octtpdnry rater u?.
5.3 Affordablc employee housing should be made available through privarc cffons,
assisted by limitcd inccntivcs, provided by the Town of Vail, with appropriate
restrictions.
5.4 Rcsidential growth should keep pace with the market place dcmands for a full range
of housing typcs.
5.5 The existing empkryee -housing base should bc prcserved and upgraded. Additional
employee housing needs should be accommodated at varicd sites throughout the
comrnuniw.
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B. Vail Villaoe Master Plan fWMP)
l. Land Use PIan
The Land Llse Plan found in the WMP rccommends mhed-use commercial/residential
uscs and rncdium/high densiry reside ntial uscs for the Sonncnalp properties. The
proposed plan is consistcnt with these designations.
2. Opcn Space Plan
The Open Spacc Plans recomrnends that t plaz.a space be created at East Meadow Drive
near the Crossroads Shopping Ccnter. The proposed plan provides a plaza spacc in this
afe ,
3. Parking and Circulation PIan
The Parking and Circulation Plan identifies an area along Willow Bridge Road adjacent
to the Swiss I {aus as the appropriatc location for loading and delivery. The loading and
dclivery area on the proposed plan is located bcncath the new Swiss Chalet building in
this same location.
4. Action Plan
Policy 1-3 states that the Sonnenalp property is an appropriate location for infill
commercial, rcsident-ial, and lodging uses. The plan recommcnds that waikways, arcades,
tnd phza spaccs be providcd ro inreract with the Vail Village Inn property and to
provide pedestrian flow to the east and wcst. The proposed plan implements this policy.
Potcy 1-4 statcs that the Swiss Flaus property is an appropriatc location for infill
commercial developmcnt. This policy recommends a plaz.a area on the corncr of Willow
Bridge Road and F,ast Meadow Drive. Thc proposed plan implements this policy.
Policy 1 5 statcs that a decorative pedestrian walkway should bc dcvcloped along the
Srviss Haus frontage to cncouragc pedestrian circulation to and from East Mcadow
Drive. The proposed redevelopmcnt plan provides a pedestrian walkway consistcnt with
the proposed Streetscape Plan.
5. Goals
Goals for Vail Village are summarized in six major goal statements. The goal statements are
designed to establish a framework, or direction, for future devclopmcnt of the Village. The
goals, along with the establishcd obicctives and policies ate to be used in evaluating a
proposal during the devekrpment rcvicw proccss. The foilowing goals, objcctives and
policics arc consistent with the proposed redevelopmcnt plan:
Goal #1 E,ncourage high qualiry redevelopment while preserving the uniquc
architectural scale of the Village in order to sustain its sense of community and idcntity.
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1.1.1 PolicE Development and improvement projects approved in the Village
shall be consistent with the goals, objectives, policies and design considerations as
oudined in the Vail Village Master Plan and Urban Design Guide Plan.
1.2 Obiective: Encourage the upgrading and redevelopment of residential and
commercial facilities.
7.2.1. Pohct: Additional development may be allowed as identified by the action
plan as is consistent with the Vail Village Master Plan and Urban Design Guide PIan.
1.3 Obiective: Enhance new development and redcvelopment through public
improvements done by private developers working in cooperation with the Town.
1.3.1 PolicF Public improvements shall be developed with the participation of the
pdvate sector working with the Town.
Goal #2 To foster a sttong tourist industry and promote year-round economic health
and viabfity for the Village and for the community as a whole.
2.1 Obiective: 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 pafterns.
2.1.1 Policl': The zoning code and development review criteria shall be consistent
with the ovetall goals and objectives of the Vail Village Master Plan.
2.3 Obiective: Increase the number of residential units available for shoft-term,
ovemight accommodations.
2.3.1 Policy: The development of short-term accommodation units is sttongly
encouraged. Residential units that are developed above existing density levels are
tequired to be designed or managed in a manner that makes them available for short-
term overnigh t rcfltal.
2.4 Obiective: Encourage the developmcnt of a variery of new commercial activity
where compatible with existing land uses.
2.4.1 Polic)': Commercial infill development consistent with established
horizontal-zoning regulations shall bc encoruaged to provide activity generators,
accessible green spaces, public plazas, and streetscape .improvements ro the
pcdestrian network throughout the Village.
2.5 Obiective: Encourage the continued upgrading, tenovation and maintenance of
exiscing lodging and commercial facilities to better serve thc needs of our guests.
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2.5.1 Policy: Recreation amenities, common areas, meeting facilities and other
amenities shall be preserved and enhanced as a part of any redevelopment of lodging
propefties.
2.5.2 Policy: The Town will use the maximum flexibiJity possible in the
intelpretation of building and fire codes in order to facilitate building renovadons
without compromising life, health and safety considerations.
2.6 Obiective: Encourage the development of affordable housing units through the
effons of the private sector.
2.6.2 Pohcy: Employee housing shall be developed with appropdate restrictions so
as to insure their availabiliw and affordabilitv to the local work force.
Goal #3 To recognize as a top pdonty the cnhancement of the walking experience
throughout the Village.
3.1 Obiective Physically improve the existing pedestrian ways by landscaping and
other improvements.
3.1 .1 Policlr: Private deveJopment projects shall incoqporate stree$cape
improvements (such as paver ueatments, landscaping, lighting and seating areas),
along adjacent pedestrian ways.
3.7.2 Polrcy: Public art shall be encouraged
^t ^ppropi^te locations throughout
the Town.
3.1.3 Policy: Flowers, trees, water feaflrres and other landscaping shall be
encouraged throughout the Town in locations adjacent to, or visible from, public
ate s,
3.2 Obiective: Minimize the amount of vehicular traffic in the Village to the greatest
extent possible.
3.2.1 Policy: Vehicular traffic will be eliminated or reduced to absolutely minimal
necessary levels in the pedestrianized areas of the Village.
3.3 Obiective: Encourage a wide variery of activities, events and street life along
pedestrian ways and plazas.
3.3.2 Policf Outdoor dining is an important streetscape f€ature and shall be
encouraged in commcrcial infrll or redevelopment projects.
3.4 Objective: Develop additional sidewalks, pedesuian-only walkways and
accessible green space areas, including pocket parks and stream acccss.
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3.4.1 Polic)': Physical improvements to property adjacent to stream tracts shall not
further restrict public access.
3.4.2 Polic),: Private dcvclopment projects shall be required to incorporate new
sidewalks alnng streets adjacent to the project as designated in the Vail Village Master
Plan and/or Recreation Trails Mastcr Plan.
G<>al #4 To preserve existing open space areas and expand green space oppornrnicies.
4.1 Obicctivc: Improvc cxisting opcn spacc areas and crcatc new plazas with green
space and pocket parks. Recognize the different roles ofeach t4re oFopen space in
f<rrminq the overall fabric of the Villase.
4.1.2Pohcy: Thc dcvclopmcnt of ncw public plazas, and improvemcnts to exisring
plazas (public art, streetscapc fcatures, scating areas, etc.), shall be strongly
encouragcd to reinforce their roles as atractive people places.
4.1.4 Policy: Open spacc improvcmcnts including the addition of accessible green
spacc as dcscribed or graphically shown in the Vail Village Master Plan and/or
Urban Design Guide Plan, rvill be required in conjunction with privatc infi.ll or
redevelopment proiccts.
Goal #5 Increase and improve the capaciry, efficiency and aesthetics of the
transportation and circulation system throughout thc Villagc.
5.1 Obiectivc: Mcct parking demands with public and private parking facilities.
5.1.1 Policy: lor new development that is locatcd outsidc of thc Commercial Core
I Zone District, on-sitc parking shall bc provided (rather than paying into the
parking fund) to mcct any additional parking demand as required by the Zoning
Code.
5.1.3 Policy: Seek locations for additional srructurcd public and private parking
spaces.
5.1.5 Policf Redevelopment projects shall be strongly encouraged to provide
underground or visually concealed parking.
5.2 Obicctive: Encourage thc use of public transportation to minimize the use of
private automobiles throughout Vai.l.
5.2.2 Poltg& Thc Town shall facilitate and encourage the operation of private
shutdc vans outsidc oF the rredestrianized core area.
Sonncnalp Redevelopment - March 24, 2003
Braun Associates, Inc.
27
O Goal #6 To insure the continucd improvement of the vital operational elements of
the Village.
6.1 Obiective: Provide service and delivery facilities for existing and new
development.
6.2 Obiective: Provide for the safe and efficient functions of fre, police and public
utilities urithin the context of an aesthetically pleasing resort setting.
6.2.1 Policy: Dcvelopment projects and other improvements in Vail Village shall
be reviewed by respective Town departments to identi8' both the impacts of the
proposal and potential mitigating measrues.
Sonnenalp Redevelopment - March 24,2003
Btaun Associatcs, Inc.
28
C. Vail Village Urban Design Guide Plan and Design Considerations
Below is the list of lJrban Design Consideratit.rns found in thc Vail Vi-llage Design
Considerations. [,ach of these criteria is being implemented in some form by thc proposcd
rcdevelopment plan.
1. Pedestrianization/Vehicle Penetration
The Design Considcrations rccornmend differing levels of pedestrianization within the
Vail Village. 'l'he goal o[ the plan is to crcatc pcdcstrian circulation system that is
interconnected and pleasant fbr the pedestrian. The design plan recognizes that
"vehicular traffic cannot be removed from certain streets" and therefore a tttotally
car-ftee pedestrian system is not achievable throughout the entire Village.t' Many
streets within the Village have car, delivcry, and bus traffic. For insrance, Gore Creek
Drive is used fbr access to the Clasthoff Gramshammcr and the Sitzmark Lodge by
dclivcry vchiclcs and guest vehicles and llridge Street and Hanson Ranch Road arc uscd
for access by dclivcry vchiclcs and guest cars to the Ilriclge Street Lodge and other
residential properties.
AII of the guest access and parking and loading a delivery t() the Sonnenalp propcrtics is
accessed from Vail Road and Willow Bridge Road (via Village Center l)rive). r\ll o[the
Talisman parking will be accessed from East Meadow Drive until such time as the
Tal-isman decides to take advantage of the offer of access through thc Sonnenalp
properfy (via an easemenQ to an underground parking garage on the'l'alisman's propcrw.
'l'he 'I-alisman's access rvas originally established from llast Meadow l)rive via an access
easement in the late 19(r0's. In the 1970's thc Town o[ Vail created "public malls"
pursuant to the Public Malt Act of 197 4 to limit the amt-runt of vehicular uaffic on
ccrtain strccts. The Talisman was guaranteed access from East Meadow Drive by
Ordinance 14, Series of 1.97 8 lor all of its 20 parking spaces.
The proposed redevelopment plan reduces the effect of the -falisman acccss by
providing safc and protected pedestrian areas that are separated from vehicular arcast per
the'I'own's streetscape plan for East Mcadow Drive. The plan proposes a reasonable
compromise in order to reduce the impacts of private cats on East Meadow Drive. The
existing bus traffic on this street creates more interrupt-ion to pcdcstrian raffic that the
fcw vehicles accessing the Talisman will.
2. StreetscapeFramervork
The Design l)lan recommends that strccts be framcd by buildings, storefronts, and
landscape/open space improvements. The proposed redevelopment plan providcs for a
street framcwork with a mixture of arcades, pedestrian walks, plazas, and store fronts.
The proposed plan implcmcnts many of the goals of the proposed and adopted
Streetscape Master Plan and the Vail Village N{aster Plan.
3. Street Enclosurc
The Urban Design Plan rccommcnds that strcets in thc VaiI Village be framed by
buildings to create a comfirrtable and safe experiencc for pcdcstrians and shoppers.
Sonnenalp Redcvelopment - N{arch 24, 2003
Braun Associatcs, Inc.
29
Enclosing street rrith buildings, as with Bridge Street, creates visual interest and
stimulates the retail experience. As discussed earlier, the proposed redevelopment plan
implements the concepts found in the Town's Design Plan.
4. SueetEdge
The Design Plan recommends that buildings within the village form a stronp; but
irregular edge to the street. The plan encourages buildings to be located ^t or ne r
properry lines in order to give strong definition to the pedestrian corridors. The plan
also recommends breaks in buildings along a stfeet to create visual interest.
The proposed redevelopment plan provides an area of arcade along the street, open
areas along the street, plaza areas long the street. The project uses a combination of
recommended strategies to create an interesting and functional street edge.
5. Views
No adopted view corridors exist in the area on or adjacent to the Sonnenalp property.
6. Service and Delivery
The Design PIan recommends that service and delivery areas be located in areas where
they have the least impact on pedestrian ways. The plan also recommends that these
service areas be located under ground where feasible. The proposed redevelopment plan
provides loading and delivery areas below gtade and in the area recommended by the
Vail Village Master PIan. The area proposed will have minor impacts to the pedestrian
areas of the village.
/. Sun/ Shade
A sun/shade analysis has been provided with the application materials. The parameters
and standards found in the Design Plan are generally applicable to the Village Core area
(areas zoned CC1) and is less applicable to other areas, such as areas zoned PA.
The proposed sun/shade analysis shows that during certain periods of the day ar'd year
the proposed buildings will cast shadows on East Meadow Drive. Whether the building
is located oo the property line of setback 20' this shading will occur. There are
significant breaks along in the building facade along East Meadow Drive, such as the
break where the Talisman properry is located. Therefore there will be significant areas
along thc sffeet tlat never receive shade.
The proposed redevelopment will provide heating in sidewalks ro prevent rhe
accumulation of ice and snow.
Sonncnalp Redevelopment - March 24,2003
Braun Associates, Inc.
30
D. Streetscape Master Plan
The adopted Town of Vail Sueetscape Master Plan recommends the development of
pedesrian improvements along the south side of East Meadow Drive onto the Sonnenalp
property. These recommendations include paver sidewalks, street furnishings, landscaping,
and the similar streetscape improvements. The proposed Streetscape Master Plan provides
for a revised plan and incorporates the concepts presented in the adopted master plan and
the redevelopment improvements being proposed by the Sonnenalp.
Thc proposed Sonncnalp redevelopment plan substantially improvcs the streetscapc of thc
East Meadow Drive corridor and provides for safe pedestdan flow on a curb separated
sidewalk outside of the flow of buses or vehicles.
Sonncnalp Rcdcvclopmcnt - March 24,2003
Braun Associates. Inc.
-tl
-[4AR,
19. 2oo3-12: 55PM-oo
March 18,2003
Town of Vail
Planning and
75 South Frontage Road
Vail, CO 81632
RE: Sonnenalp
Good Day,
I arn writing to exprcss
twenty years the
providing Vail with a
not only improve the
drauratioally improve
new shops and a now
It has come to my
that the neighboring T
big scheure of things this
that should stand in the
road" with town bwses,
negative impacts. Truth
The ncw sidcwalk that is
wdk other tban thc road.
road will be eddressed by
I cncouage you to
Sincoely,
Dave Gonuch
CC: Vail Town Council
CH LTD N0, 4892-P. 2/2-
Commission
strong support for the proposod Sonnenalp redevelopment. For over
has set the standard for lodging in Vail, the Faessle,t's commitnent to
ity lodging facility i6 unparalleled. The proposed expansion will
experionco offored at the Sonncnalp, the redevclopment will also
Drive by the removal of surface parking lot and the addition of
that not everyone is happy with the projeot bcoause it will necessitate
Coudominiums access thcir propsrty via Meadow Drive. In the
seem to be a very, veqy minor issue and is scrtainly not an issue
of this projeot. Pedestrians on Meadow Drive already "share the
a handful of cars to the road each day will have absolutely no
told" today the buses present a far groater impact on the pedestian.
of thc Sonnenalp's plans will give the pedcstian somewherc to
would seem that any concem about the Talismrm czrs being on the
new sidewalk.
this projaot at yoru Maroh 24th meeting.
YAR-aA-aAA3 13:69 FIBSTBFNK OF UAl-o 9?g 479 33A9 P.AVAL
JFVAIL
t-TBAI{(
I 7 VA|L ROAO VA|L, COLORADO 81 657 970-47GS686
March L9 2003
Planning and Envi ronmental Corunission
Town of vail.
?5 South Frontage Road
VaiJ., CO 8L632
RE! Sonnenalp Expansion
Genclemen:
It is my understandlng that opposition has emerged wJ-th rcgard to ttre
proposcd expansion of the Sonnenalp Hotel and that lhls Froject wlII be
on your agenda for approval at your next mecting.
From what I have learned, the disagreemant tor approval centers around
the relocation o! street vehicular access to the Talisrnan site. which
will cause the Town of Vail to move its \conErol gate' on East Mcadow
D:ive a bit f,urther to the west. The cost of this move, whether ln
dollqts or in additional vehicles, seems to bc a srnall prlce to pay in
exchange for improved pedestrian f,low and enhanced aesthetics.
We were inicially lmpressed wj-th the e:tPansion plans prescnled to us a
couple of years ago, and feel this minor chanEe in the traffic pattern
should not infl,uenee your decislon for positive approval o! this
project. The addition of, the proposed pedestrian walkway along this
portion of Meadow Drive will rnost certainly improve the pedestrian
experience down this strcet.
The Sonnenalp has proven Lts ability !o provlde facilities that
visually complernent our vilJ,age, and they have al-so earned the
international respect as a fine mountain resort. This not only
contaibuces !o the sales tax revenues of the Town of VaiI but further
elevaces the VaiI rcputation '
fhe:efote, FirstBank of Vail belleves this project will be a fine
addltlon to Vail Vi11age. FirstBank of vail strongly supports thc
approval of this project by thc Planning and Environmental commlssion
as pragenEed.
.ftf'ffi$
RAB: sjvr
Pr.c idenE
83/24/2AA3 A1 :15 s7a-92556 BRAUN ASSOCIAT?PAGE AL
BAI/B
March 24,2003
Ceorge Ruther, AICP
Chief of Planning
Town of Vail
75 S. Frontage Road
Vail, CO 81657
Re: Sonnenalp Redevelopment - Traffic Report
Dear George:
Enclosed with this letter is a traffic analysis for the Sonnetralp redwelopment project' This
.
rcport was prepared by -i;;C;;;;;"1tant, Fox Higgins Transportation Group' This analvsis
*"s prepatid at tbe request of Greg Hall'
The report shows that thc redevetopmenl t"tllg in a net increase of 3 vehiole rips in the PM
peak hour. This low nuriU* "f "il"A tnps is due to the uses that exist on the site today which
lJ.iog A.rolished uni t.A.""roped. Cree Hall provided u.s with trip gencration rates'
however, our tafiic consultant found those rates to be inconsistent with thc ITE Manual' The
rates proposed by Greg *o. ")(ttu*"ly high oompared to the rated forlni in the ITE Manual'
Therefore, our consottant pr"p*"Jiftit anilysis. basea the ITE Manual, herprofessional
3oagment, a'O t., una".st'"i&ng of the pedestrianized/transit nature of Vail'
I hope that you will find this reporl acceptable. lf you have any questions, please call me a1926-
7575.
C:Greg Hall
Tom Kassmel
F. Mauricllo, AICP
Edwards Village Cerner; Suite C-209
0 | 05 Edvards ViliEge Boulerad
tust Oftce Box 2658
Edr.vards, Colondo I 1632
Ph, - 970.9261575
Fix -970,926.7576
vr,rarvt braunasrociates.com
A3/24/2a83 A1 :15 97A-926-1576
-
BRAUN AssocrAf
MEMORANDUM
PAGE A2
rololt EGJ| nrmo,e.'|.j
Date: March 20, 2003
To: Dominic Maurielto, Waunlfssociares
From: Jo Ann Higgins, XCVF
Suhiecr: Sonnenalp Renovatio#Proiect Trip Generation turalysis 'Town of Vail
A R P N F
ffiaspreparcdto.delerminenettrafficadditionstothe.adjacentstreetnetwork
ror the propos.d ,"nou"u# II"i;;;li"E s"::::1":: ll"Y-1h -",""T:ll',"n5;ot:i:f:ement
ot
for the proposed renovatlons ar rne exrl.rrrE """"-"il;; ur", and slzes are shown below.
"riiiie'"t.ilt fann.d' The existing and proposed ret
ry+ffim-serooms
- Quality r€staurant - 2,422 square het
- deneral retlil - 1 ,580 square fuel
- Condominium ' 2 dwelling units
RenoraEd./ New deueloPment:
Swiss Chalel
- Condominium - 22 dwelling units
- Ceneral retail - 5,035 sqr:arc feet
Tripgenerationestimatesforthesiteugeswercobtainedfromratescontainedinthelnstituteof
Transponation Engineeo t'E)tip e";"J;i.yyt liil rdition' 199n' The Town's trip rates seem to
be higher than tTE ,rr", ,orliiitulur"s Uy 40-50%. 'it ir ".oittn industry findard and practice to
utilize the ITE trip ,rt .o orirute traffii characteristics, thus the ITE rates were applied' Table I
compares e)<isring "na
p*pJiJ'irip g"n.lation "rthli"r't"i ti" in " t"nd use scenarios based on ITE
rates. Because rhe uses #;;;,1";ithin " p"destiti m"JfV commercial cone area with access to
tran3tt, the.e wiil likety u""" rli"iir."ii aa.ral ;i;:;i;;;;iut-* the site due to transit and
pedestrian activity. This is a common o".urrrna"' "*p"rienied
at.ttnY."o* areas in mountain
communities referred t * #rrii-p"rp*" ., n.,ut,i-ur"iri'p^l-ik-ittg' t'rulti.t" itip fectors are contalned In
the table. Higher mutti.u::l;;J;;-d; are applied'i|a"ir Jt.t to account for pass-bv tvpe traffic
"irt"i*'t*h"",tter
pedestrian ot vehicular) in this corc arca'
Based on the data described aborre, it ls estimated that the existing. uses are' generating approximately 520
averase dailv trips *it' zit"pl tit'i'i^e Jtii"s tht ;;;;;'k"h"*:::-t:::ffi;"Jilfit';il111;
tr,,fr *xiHrt*"Jtim^"-#iTJ:qT:|trT;ii:,tti:'i'-rrJff l;;;:l;;:'rk;:r
oeriod. The proposed hJ;;; ;J;imated to. e"nti"iu U"tiially the ram" "*ount of traffrc than the
existtns uses senerate *1i " riiehl'* iil-ur" .f i ;;.';""k n"tittip and 3 P'M' peak hour trips' Slte
senerated trips are ...rlrl"i"ii"r"r"ii*lv l"* .r.ffl; il;; and should easily be served by existing
facilities.
P.E. Ettrx 1 9'r 68'
Pr{oNEi 3c|3-552-35? I
hnnenalp Addhion
- Hotel - 39 rooms
- oeneral retail - 5,840 squarc het
EoULtrEE, COLCIRADE BO3OFi.Z76E
t FAxi 3tr3"7? Z'zg7g a^ 309'652'6274
Attachment: Table 1. Trip Generation Comparison with ITE Land Use Rates
PAGE 63 83/24/2083 61:ls_ s7a-s26-55 BRAUN AssoclArl
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March26,2003
Mr. Johannes Faessler
President Sonnenalp Properties, Inc.
20 Vail Road
Vail, Colorado 81657
Mr. George Ruther
Senior Planner
Town of Vail Community Development Department
75 South Frontage Road
Vail. Colorado 81657
Gentlemen:
A hearing regarding the Sonnnenalp and Swiss Chalet redevelopment is scheduled to be
held betbre the Town of Vail Planning and Environmental Commission on April 14,
2003. The Board of Managers for the Talisman Condominium Association is concemed
that there remain numeroui unresolved issues relating to the Sonnenalp and Swiss Chalet
redevelopment between the Town of Vail staff, Sonnenalp Resorts and the Talisman
Condominium Association. In the hope of finding a resolution ofthese issues prior to the
hearing, for the mutual benefit ofall three parties, the Board requests that a meeting
between them b€ held at the Town of Vail on one of the following days-Thursday
afternoon, March 2?th, Friday moming, March 28ft, or any time on Saturday, March 29*.
I believe that the meeting would be most productive if the Talisman Condominium
Association's and the Sonnenalp's attorneys and desigrr consultants were present. Please
contact me to confirm the time and date. Thank you for your consideration.
Very truly yours,
/t-/l ,/h.,,1 / //4tL.( t"t<^ c,*'t-
Bill Amass
President of the Talisman
Condominium Association
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