HomeMy WebLinkAboutPEC050093 Planr�ing a�d Envirvnmental ��►mr�issvn
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;
- l D�partm�nt of Community Dev�lc�pment
������� ���� � 75 South F�ontage Ftoad, Vail, �o[Q�ado �1657
tel: �7+J.479.2139 fax: 970,474.2452
��.�,��,-.c��r��r��.� � web: �vwv�.�aila�c�v.corn
Project Name: CROSSROADS NEW SDD PEC Number: PEC050093
Project Description:
REDEVELOPMENT OF CROSSROADS-FINAL APPROVAL FOR A SPECIAL DEVELOPMENT
DISTRICT.
Participants:
OWNER SOLARIS PROPERTY OWNER LLC
2211 N FRONTATGE RD STE A
VAIL
CO 81657
APPLICANT MAURIELLO PLANNING GROUP, LL 12/12/2005 Phone: 970-748-0920
PO BOX 1127
AVON
CO 81620
License: C000001697
Project Address: 143 E MEADOW DR VAIL Location: 143 E MEADOW DRIVE
� Legal Description: Lot: P Block: 5D Subdivision: Vail Village Filing 1
Parcel Number: 2101-082-0100-7
2101-082-0200-1
Comments: See Conditions
BOARD/STAFF ACTION
Motion By: Rollie Kjesbo Action: APPROVED
Second By: Bill Jewitt
Vote: 5-2-0 (Viele and Lamb) Date of Approval: O1/23/2006
Conditions:
Cond: 8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: CON0007835
The Developer shall prepare a written agreement for Town Council review and
approval, outlining the responsibilities and requirements of the required offsite
improvements, as indicated on the proposed Approved Development Plan. This agreement
shall include, but not be limited to, all streetscape improvements along Village
� Center Road and East Meadow Drive, public access to the plaza for pedestrians and
Town sponsored events - which may include the establishment of an easement on the
plaza and language in the covenants and declarations for owners of property in the
project regarding the use of the plaza for special events; inclusion of the loading
and delivery facility in the overall loading and delivery system, payment of traffic
impact fees and credits given to offset fee, details for funding public art, and
details for providing additional landscaping in the area between Vail Village Inn
Phase III and the proposed Crossroads to address the screening needs between the
buildings.
Cond: CON0007836 �'
The Developer shall submit a fire and life safety plan for review and approval by
the Town of Vail Fire Department.
Cond: CON0007837
The Developer shall submit a final exterior building materials list, typical wall
section, architectural specifications, and a complete color rendering for review and
approval of the Design Review Board prior to submittal of an application for a
building permit.
Cond: CON0007838
The Developer shall submit a rooftop mechanical equipment plan for review and
approval by the Design Review Board prior to the issuance of a building permit
application. All rooftop mechanical equipment shall be incorporated into the overall
design of the lodge and enclosed and visually screened from public view.
Cond: CON0007839
The Developer shall submit a comprehensive sign program for review and approval by
the Design Review Board.
Cond: CON0007840
The Developer shall receive all the required permits from the Colorado Department of
Transportation (CDOT) prior to submitting for a building permit. Failure to receive
the appropriate permits to access the South Frontage Road per the Approved
Development Plan will require the project to return through the special development
district review process.
Cond: CON0007841
The Developer shall comply with the written final comments of the Town of Vail
Public Works Department outlined in the memorandum from the Town of Vail Public
Works Department, dated January 16, 2006, prior to submitting an application to the
Town of Vail Community Department for the issuance of a building permit for this .�,,,�
project.
Cond: CON0007842
The Developer shall submit a written letter agreeing to install a public safety
radio communications system within the subterranean parking structure which meets
the specifications of the Town of Vail Communications Center. The specifications and
details of this system shall be submitted to staff for review and approval with the
application for a building permit.
Cond: CON0007843
The Developer shall be assessed a traffic impact fee of$5,000 per net trip increase
in p.m. traffic, or $340,000. This impact fee shall not be offset by any public
improvement.
Cond: CON0007844
The Developer shall post a bond to provide financial security for 125% of the total
cost of the required off-site public improvements. The bond shall be in place with
the Town prior to the issuance of a temporary certificate of occupancy. This
includes, but is not limited to, the proposed streetscape improvements.
Cond: CON0007845
The Developer shall commence initial construction of the Crossroads improvements
within three years from the time of its final approval at second reading of the
ordinance establishing Special Development District No. 39, and continue diligently
toward the completion of the project. If the developer does not begin and diligently
work toward the completion of the special development district or any stage of the
special development district within the time limits imposed, the approval of said
special development district shall be void. The Planning and Environmental
Commission and Town Council shall review the special development district upon
submittal of an application to reestablish the special development district ""r
following the procedures outlined in Section 12-9A-4, Vail Town Code.
Cond: CON0007846
The Developer shall provide deed-restricted housing that complies with the Town of
Vail Employee Housing requirements (Chapter 12-13) for a minimum of six (6) beds
generated by the redevelopment of Crossroads, and that said deed-restricted employee
housing shall be made available for occupancy, and that the deed restrictions shall
� be recorded with the Eagle County Clerk& Recorder, prior to issuance of a Temporary
Certificate of Occupancy for the Crossroads project. The required Type II or III
deed-restricted employee housing units will be regulated by the Town of Vail
Employee Housing requirements (Chapter 12-13). The applicant shall purchase and deed
restrict the employee housing beds prior to requesting a temporary certificate of
occupancy. The units purchased must be approved as acceptable by Town staff and deed
restricted as Type II or III units depending on the zone district in which they are
located and by the appropriate review process. The developer shall have the right to
participate in any pay-in-lieu program, if one is established by the Town, if he/she
so chooses. Participation in a pay-in-lieu program shall occur prior to requesting a
temporary certificate of occupancy.
Cond: CON0007847
The approval of SDD No. 39, Crossroads, shall restrict the uses upon the plaza level
tenant spaces to retail uses solely and shall not be utilized for professional
offices, business offices, and studios. The second floor retail space may be
utilized for any allowable or conditional use as listed in the Commercial Service
Center Zone District. No space noted as retail space on the Approved Development
Plan shall be converted to a residential dwelling unit. Temporary real estate sales
offices may be allowed on the plaza level of retail during the first two years
following the issuance of a certificate of occupancy in order to allow effective
sales of dwelling units on-site.
Planner: Warren Campbell PEC Fee Paid: $6,000.00
•
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DEC-12-2�05 08:55 From: To:97�4797511 P.5�5
�., ,�:� ' �� Application far Review by #he
�". Planning and Enviranmental Commission -��f��� �
_ � ,. . ,�
�l.li'V.IV lJ�f y.C�l.� Departmvnt of Community Dev�lopment ,
T5 South Frnntage Road,Vail,Colarado sis�7 p��; 1 � 2005
tel: 970_479.2138 fax� 97p.479.2452
wei5: www.vailgov.cxam �
General Information; � ���-_� �'-� �°�.
�._,_____...._- ---._ --,-
All projects requiring Planning and Environmental CommisslQn review must receive approval priar ta submitting a
building p�rmit applic�tion. Ple�so refer lo the submitt$I r�qulrert5e�t3 for tha parlicular�pprpval that is rgquested.
An applic�tion for Planninc� and Environmental Commission review r,annat be aacepted unlil all requ+red information
is recelved by the Community Develapment Department. The projact may �Iso nead to be reviewed by the Town
Cc�uncil and/or the Design Revlew Boarq.
Type of Applicatipn and Fee:
• F2�qni�g $13Q0 - ConditiUn81 Use Permit $656 r
• Majnr Subdlvision $150U • �loodplain ModificatiUrti $40D
• Minor Subdivis�dn $650 • Mir�or Exterior Aiteratlon $650 �
• E7cemption Plat $65Q � Major Exterior Alteration $�3pp
� Minor Amendment to�n SDD $1000 • Develd�rrlent Pfan $1500
�j New Spacial Development dlstrlct $f�OQ(1 � Amendment to a Davelapmenl Plan $250
• nn�-�jar am�r�dment lo an$04 $60Q0 • Zoning Cod�arriendment $1300
� MajorAmendment to an SDO $1250 • Varlance $5�0
(��o extcrror modifications) � Sign Variance $2UU �
� Descrlptlon of the Request: y �
. ¢� r �
LoCation uf the Proposal: Lot: `�Block:�_b ... Subdivision�����V��„t„����s �t�.j,� r �
T—'
Phyafcal Address: 1�F3 �. , �
Parcel N�.: a,l.(�l!7_Qa Zt� 1�D ( � (Contact ��gla Co.Assessor�t 970-328-8640 for parcel no.}
Zoning: (��i�1�:�7i,��.Llkc.. �5�1l.tl(,�� (��,,. �s��
Name(s) of Owner(s): /�9��0.�� 871rr1"D�1�`, t.l.�r ati.1���5+�BL�R�S U�";1"�I,.L�f..
M�ilirTg Address: _r � r �
__ Phone: __. *�pl W G1C>�Z
�wner(s) Signature(s):
Name of Applicant:�� ; �p �; � �
Mailin�Address: '1 �j
Phone: 7� 'D`�,�� --
E-mail Address������� ��'' Fax��• �'� � "'� _
For Office Us�Only: t C�c;3 ` f ��-
� Fe�PBid:��cX`.�� _ �}�eck No:--.- ��y ��tS � �. C_ll�--
BY.
.
Meeting 4�t�t��:.... .' -Q�� P�C No.:... ... . _.
Planner: -�, "�
-. P�ojeCt�b.;
pF��a l uf 7-04/01/04 �
17C t1C� S'" Db �.�
********************************************************************************************
� TOWN OF VAIL, COLORADO Statement
**********�x*************************************+*******************************************
Statement Number: R050002149 Amount: $6, 000.00 12/12/200502:04 PM
Payment Method: Check Init: JS
Notation:
1913/CROSSROADS EAST ONE, LLC
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Permit No: PEC050093 Type: PEC - New SDD
Parcel No: 2101-082-0100-1
Site Address: 143 E MEADOW DR VAIL
Location: 143 E MEADOW DRIVE
Total Fees: $6,000.00
This Payment: $6,000.00 Total ALL Pmts: $6, 000.00
Balance: $0.00
********************************************************************************************
ACCOUNT ITEM LIST:
Account Code Description Current Pmts
-------------------- ------------------------------ ------------
PV 00100003112500 PEC APPLICATION FEES 6, 000.00
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����,���� THIS ITEM MA UBL C NOTIOER PROPERTY
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on January 9, 2006, at 2:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final review of a variance from Section 12-6D-6, Setbacks, Vail Town
Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a deck and
patio within the side and rear setback, located at 324 Beaver Dam Road/Lot 19, Block 7,
Vail Village Filing 1, and setting forth details in regard thereto. (PEC05-0092)
Applicant: Peter Kalkus
Planner: Bill Gibson
An appeal of an administrative interpretation, pursuant to Section 12-3-3, Appeals, Vail
Town Code, for clarifications to the provisions of Chapter 12-15, Gross Residential Floor
Area, Vail Town Code, and setting forth details in regard thereto.
Applicant: Town of Vail
Planner: Bill Gibson
A request for a recommendation to the Vail Town Council on a proposal to establish
( Special Development District No. 39, pursuant to Article 12-9(A), Special Development ��r�'o,�
��r District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed usefr` 1,�'�
development; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing YP .r
1, and setting forth details in regard thereto. (PEC05-0093) V
Applicanf: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for conditional use permits, pursuant to Section 12-7E-4, Conditional Uses,
Vail Town Code to allow for, a major arcade; a theater, meeting rooms, and convention
facilities; multiple-family dwellings and lodges; a private club (parking club); a bowling
.�; alley; and the outdoor operation of an accessory uses (ice skating rink) located at 141
and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC05-0094)
Applican�: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner. Warren Campbell
A request for text amendments, pursuant to Section 12-3-7, Amendment, Vail Town
Code to Section 12-2-2, Definitions, Vail Town Code, to define a bowling alley and a
request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, to
allow for a bowling alley as a conditional use in the Commercial Service Center zone
�9 -.
district; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC05-0095)
� Applicant: Crossroads East One, LLC and Crossroads West One, LLC, represented
� by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for a final review of a major exterior alteration, pursuant to Section 12-7B-7, .�
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the expansion of
retail and restaurant space (Sweet Basil and Emata) and the modification of an existing
outdoor dining deck, located at 193 Gore Creek Drive/Lot 5B, Block 5, Vail Village Filing
1 (Gore Creek Plaza Building) and setting forth details in regard thereto. (PEC05-0097)
Applicant: Gore Creek Plaza Condominium Association, represented by Fritzlen
Pierce Architects
Planner: Elisabeth Eckel
A request for final review of a text amendment to Chapter 4, Districts Established,
Section 12-4-1, Designated, Vail Town Code, to allow for the establishment of the Public
Accommodation — 2 (.PA-2) district, and setting forth details in regard thereto. (PEC05-
0103)
Applicant: Town of Vail
Planner: George Ruther
A request for a recommendation to the Vail Town Council of a zone district boundary
amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to rezone Lots 9-
12, Buffehr Creek Resubdivision, Roost Lodge, from Public Accommodation (PA) district
to Public Accommodation -2 (PA-2) district, located at 1783 North Frontage Road, Lots
9-12, Buffehr Creek Resubdivision, and setting forth details in regard thereto. (PEC05-
0104)
Applicant: Timberline Roost Lodge, LLC
Planner George Ruther
�
The applications and information about the proposals are available for public inspection -�
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for information.
Published December 23, 2005, in the Vail Daily.
�.
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MEMORANDUM
�' TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 9, 2006
SUBJECT: A request for a recommendation to the Vail Town Council on a proposal to establish
Special Development District No. 39, pursuant to Article 12-9(A), Special
Development District,Vail Town Code,to allow for the redevelopment of Crossroads,
a mixed use development; located at 141 and 143 Meadow Drive/Lot P, Block 5D,
Vail Village Filing 1, and setting forth details in regard thereto. (PEC05-0093)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC,
represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
On December 12, 2005,an application to redevelop the Crossroads site and create Special
Development District No. 39 was submitted to the Community Development Department. In
conjunction with that application the applicant, Crossroads East One, LLC and Crossroads
West One LLC, represented by Mauriello Planning Group, LLC, submitted the following
documents and plans to aid in the review and analysis of the proposal:
� • A traffic report,
• An environmental impact report,
• A document describing the project in detail and addressing all the criteria and
findings for the various applications,
• A set of proposed plans, elevations, and survey, .
• The currently existing digital model, and
• A physical model of the proposed Crossroads building site.
Staff has determined, pursuant to Section 12-9A-5, Submittal Requirements, Vail Town
Code that in addition to the documents submitted regarding the Crossroads development,
that a physical model of the proposed project and surrounding properties is necessary to
evaluate the proposed project. A physical model of the Crossroads site and the surrounding
properties, see attachment for area required by Staff, will aid in providing a complete
disclosure of all the information regarding the proposed project and allow for a fair and
equitable review process within the Boards, Commissions, and the public.
Section 12-9A-8A, Design Criteria, Vail Town Code, requires the following criteria to be
evaluated and addressed by Staff, Commission, and Town Council.
A. Compatibility: Design compatibility and sensitivify to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity, and orientation.
Staff believes that while the digital model has been very helpful in reviewing the project,that
� the submittal of a physical model which includes adjacent properties will help to bridge the
1
gaps in understanding the bulk, mass,and relationships between adjacent structures being
depicted in the digital model. Staff believes it is essential to have a physical model of the
� ro osed develo ment site and surroundin
p p p g properties to address the criterion identified in
Section 12-9A-8A, Design Criteria, Vail Town Code.
Staff would like the Planning and Environmental Commission to provide feedback on the
following discussion questions and then tables all the Crossroads development applications
to the January 23, 2006, hearing.
• Does the Planning and Environmental Commission also believe that a physical
model of the Crossroads development and surrounding properties is required for
review of the proposed Crossroads development?
• Does the Planning and Environmental Commission foresee the need for any
additional information which would aid in the review of the proposed Crossroads
development? For example, an accurate demonstration of height of the proposed
project on site?
• Does the PEC believe a joint work session is needed with the Town Council to
review and discuss any policy questions? On January 3, 2006,Staff went before the
Town Council to discuss finro options regarding the review of the proposed
Crossroads development. At that meeting the Town Council voted 5-2-0(Logan and
Slifer opposed) to proceed forward with the Special Development District review
process. In addition, they affirmed four assumptions staff has made in the previous
review of the project. Staff has attached the memorandum from the January 3,
� 2006, Town Council meeting for reference (Attachment B).
�
2
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'� �. �. �.;,.
MEMORANDUM
� TO: Town Council
FROM: Community Development Department
DATE: January 3, 2006
SUBJECT: A request for work session with the Vail Town Council to discuss the development
review process for the proposed Crossroads development application.
Planner: Warren Campbell
I. DESCRIPTION OF THE REQUEST
A request for work session with the Vail Town Council to discuss the development review
process for the proposed Crossroads development application. Staff would like to present
options in the review process for the development application for Crossroads, located at 141
and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in
regard thereto. The applicant, Crossroads East One, LLC and Crossroads West One, LLC,
represented by Mauriello Planning Group, LLC, are proposing to establish Special
Development District No. 39, Crossroads, to allow for the redevelopment of the Crossroads
structures.
� II. BACKGROUND
During the review of the previously submitted Crossroads development applications, matters
were raised regarding public benefits and the discrepancy between the underlying
Commercial Service Center zoning and the Vail Village Master Plan recommendations. The
Staff and Planning and Environmental Commission are looking for feedback on these and
other matters. The goal of the work session is to look at ways to improve the review
process.
III. ZONING REQUIREMENTS AND STATISTICS
Town of Vail Zoninq Requlations
Within the Town of Vail there are three properties zoned Commercial Service Center
(CSC) district. Those properties are the Gateway Building and the Weststar Bank
Building and the Crossroads Building. Both the Gateway Building and The Weststar
Bank Building currently have Special Development Districts applied to their properties.
The existing Crossroads Building does not have a Special Development District nor does
it conform to the CSC zone district.
Article E. Commercial Service Center(CSC) District (in part)
12-7E-1: Purpose:
The Commercial Service Center District is intended to provide sites for general
� shopping and commercial facilities serving the Town, together with limited
mu/tiple-family dwelling and lodge uses as may be appropriate without interfering
with the basic commercial functions of the District. The Commercial Service Center
1
Attachment: B
� District is intended to ensure adequate light, air, open space, and other amenities
appropriate to permitted types of buildings and uses, and to maintain a convenient
shopping center environment for permitted commercial uses.
12-7E-3: Permitted Uses:
The following uses shall be permitted in the CSC District:
Banks and financial institutions.
Eating and drinking establishments, including the following:
Bakeries and delicatessens with food service.
Cocktail lounges, taverns, and bars.
Coffee shops.
Fountains and sandwich shops.
Restaurants.
Personal services and repair shops, including the following:
Barbershops.
Beauty shops.
Business and office services.
C/eaning and laundry pick up agencies without bulk cleaning or dyeing.
Coin operated or self-service laundries.
Small appliance repair shops, excluding furniture repair.
Tailors and dressmakers.
Travel and ticket agencies.
Professional offices, business offices, and studios.
� Retail stores and establishments without limit as to floor area including the
following:
Apparel stores.
Art supply stores and galleries.
Bakeries and confectioneries, including preparation of products for sale on the
premises.
Bookstores.
Building materials stores without outdoor storage.
Camera stores and photographic studios.
Candy stores.
Chinaware and glassware stores.
Delicatessens and specialty food stores.
Department and general merchandise stores.
Drugstores and pharmacies.
Florists.
Food stores.
Furniture stores.
Gift stores.
Hardware stores.
Hobby stores.
Household appliance stores.
Jewelry stores.
Leather goods stores.
Liquor stores.
� Luggage stores.
Music and record stores.
Newsstands and tobacco stores.
2
Pet shops.
� Photographic studios.
Radio and television broadcasting studios.
Radio and television stores and repair shops.
Sporting goods stores.
Stationery stores.
Supermarkets.
Toy stores.
Variety stores. �
Yardage and dry goods stores.
Additional offices, businesses, or services determined to be similar to permitted
uses in accordance with the provisions of section 12-7E-2 of this article.
12-7E-4: Conditional Uses:
The following conditional uses shall be permitted in the CSC district, subject to issuance
of a conditional use permit in accordance with the provisions of chapter 16 of this title:
Any use permifted by section 12-7E-3 of this article, which is not conducted
entirely within a building.
Bed and breakfast as further regulated by section 12-14-18 of this title.
Brew pubs.
Child daycare center.
Commercial laundry and cleaning services.
� Dog kennel.
Major arcade.
Multiple-family dwellings and lodges.
Outdoor operation of the accessory uses as set forth in section 12-7E-5 of this
article.
Private clubs.
Public buildings, grounds and facilities.
Public park and recreation facilities.
Public utility and public servrce uses.
Ski lifts and tows.
Theaters, meetings rooms, and convention facilities.
Type lll employee housing units (EHU) as provided in chapter 13 of this title.
12-7E-5:Accessory Uses:
The following accessory uses shall be permitted in the CSC district:
Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of section 12-14-12 of this title.
Minor arcade.
Swimming poo/s, tennis courts, patios, or other recreation facilities customarily
incidental to conditional residential or lodge uses.
� Other uses customarily incidental and accessory to permitted or conditional uses,
and necessary for the operation thereof.
3
� 12-7E-7: Setbacks: �
In the CSC district, the minimum front setback shall be twenty feet (20�, the minimum
side setback shall be twenty feet (20), and the minimum rear setback shall be twenty
feet(20�.
12-7E-8: Height:
For a flat or mansard roof, the height of buildings shall not exceed thirty five feet (35).
For a sloping roof, the height of buildings shall not exceed thirty eight feet(38).
12-7E-9: Density Control:
Not more than forty(40) square feet of gross residential floor area (GRFA) shall be
permifted for each one hundred(100) square feet of buildable site area, and gross
residential floor area shall not exceed fifty percent (50%) of total building floor
area on any site. Total density shall not exceed eighteen (18) dwelling units per
acre of buildable site area.
A dwelling unit in a multiple-family building may include one attached accommodation
unit no larger than one-third (1/3) of the total floor area of the dwelling.
12-7E-10: Site Coverage:
Site coverage shall not exceed seventy five percent(75%) of the total site area.
� 12-7E-11: Landscaping and Site Development:
At least finrenty percent(20%) of the total site shall be landscaped. The minimum width
and length of any area qualifying as landscaping shall be fifteen feet (15) with a
minimum area not/ess than three hundred(300) square feet.
12-7E-12: Parking and Loading:
Off-street parking and loading shall be provided in accordance with chapter 10 of this
title. At least one-half (1/2) of the required parking shall be located within the main
building or buildings. No parking or loading area shall be located in any required front
setback area.
12-7E-13: Location of Business Actrivity:
A. Limitations; Exception: All permitted and conditional uses by sections 12-7E-3 and
. 12-7E-4 of this article, shall be operated and conducted entirely within a building except
for permitted parking and loading areas and such activities as may be specifically
authorized to be unenclosed by a conditional use permit and the outdoor display of
goods.
B. Outdoor Display: The area to be used for outdoor display must be located directly in
� front of the establishment displaying the goods and entirely upon the establishment's
� own property. Sidewalks, building entrances and exits, driveways and streets shall not
be obstructed by outdoor display.
4
� Vail Villaqe Master Plan Recommendations
The Vail Village Master Plan identifies the Crossroads development site as both
Medium/High Density Residential and Mixed Use within the Land Use Plan. The Open
Space Plan identifies the Crossroads site as having plaza with greenspace in the
location of the existing surface parking lot. The Parking and Circulation Plan identifies
pedestrian circulation occurring in a plaza with greenspace located in the general
location of the existing surface parking lot.
The Building Height Plan divides the Crossroads site into two areas of differing
recommended heights. The north portion of the Crossroads site is identified as being 5
to 6 stories and the south portion as 3-4 stories. Within the Master Plan a story is
defined as being 9 feet in height. The current policy is that a story is considered to be 11
feet to accommodate the market demands for sense of space and mechanical systems,
such as air conditioning. With a floor plate of 11 feet and a 12-foot tall roof structure the
recommended maximum height of a structure, according to the Vail Village Master Plan
should be 78 feet (11' X 6 stories + 12' = 78 feet) along the northern portion of the site
and 56 feet(11' X 4 stories + 12' = 56)feet along the southern portion of the site.
According to the Action Plan the Crossroads site is located within the Mixed Use Sub-
Area (#1)which states the following:
Mixed Use Sub Area (#1)
The Mixed-Use sub-area is a prominent activity center for Vail Village. It is
� distinguished from the Village core by the larger scale buildings and by the limited
auto traffic along East Meadow Drive. Comprised of five major development
projects, this sub-area is characterized by a mixture of residential/lodging and
commercial activity.
There is a great deal of potential for improvements to both public and private
facilities in the area. Among these is the opportunity to develop gateway entries
to the Village at the 4-way stop and at the intersection of Vail Road and Meadow
Drive. It is a/so a /ong term goal to strengthen the connection between this area
and the Village core area by reinforcing the established pedestrian linkages.
Pedestrianization in this area may benefit from the development of retail infill with
associated pedestrian improvements along East Meadow Drive and the
development of public access to Gore Creek.
A significant increase in the Village's overnight bed base will occur in this sub-
area with the development of the final phase of the Vail Village lnn project. In
addition, commercial and residential/lodging development potential is identified in
sub-area concepts 3, 4, 6, and 8. The completion of these projects will essentially
leave the sub-area "built out"
#1-6 Crossroads Infill
Commercial infill over new underground parking lot in conjunction with a
large public plaza with greenspace area (existing and new parking
demand to be provided on site). While configuration of infill may be done
� a number of ways, it is the overall intent to replace existing surface
parking with pedestrian corridors into a commercial area, as well as to
provide a strong building edge on Meadow Drive and streetscape
s
improvements. Improvements of the planted buffer adjacent to the
i„�, Frontage Road is a/so important. Relocation of the loading and delivery
functions and entry to parking structure is strongly encouraged to reduce
traffic on Meadow Drive. Potential to improve fire access a/so exists in
the redevelopment scheme. Special emphasis of 2.4, 2.5, 2.6, 3.9, 4.1,
5.1, 6.1, and 6.2.
April 25, 2005, PEC Recommendation of Approval
The following is the zoning analysis of the proposal the PEC recommended approval of
with conditions on April 25, 2005. The deviations to the prescribed development
standards are shown in bold text in the table below.
Development Standard Allowed Proposed
Lot Area: 20,000 sq. ft. 115,129 sq. ft. (2.643 acres)
Buildable Area: 115,129 sq. ft.
Setbacks:
Front (Frontage Road): 20' 0' to 19'
West Side: 20' 2' (loading dock) to 25'
East Side: 20' 0' to 25'
Front(Meadow Drive): 20' 0' to 150'
Building Height: 38' 99.9 ft.
�'' Density: 18 units/acre 28.4 units /acre
47.5 D.U.s 75 D.U.s
GRFA: 46,051.6 sq. ft. 210,054 sq. ft.
(40%) (182%)
Site Coverage: 86,346.8 sq. ft. 107,772 sq. ft.
(75%) (93.6%)
Landscape Area: Total 23,025.8 sq. ft. 42,255 sq. ft.
(20% total site) (36.7% total site)
Minimum Softscape of total permitted
18,420.6 sq. ft. 14,898 sq. ft.
(80%) (35.3%)
Maximum Hardscape of total permitted
4,605.1 sq. ft. 27,357 sq. ft.
(20%) (64.7%)
Parking: 246 spaces 338 spaces
(92 surplus spaces proposed to be in
private parking club)
BOLD indicates deviations from the prescribed development standards.
�
6
Auqust 2, 2005, Town Council
� The following is the zoning analysis of the proposal the Town Council saw on August 2,
2005, prior to the withdraw of the application. The deviations to the prescribed
development standards are shown in bold text in the table below.
Development Standard Allowed Proposed
Lot Area: 20,000 sq. ft. 115,129 sq. ft. (2.643 acres)
Buildable Area: 115,129 sq. ft.
Setbacks:
Front (Frontage Road): 20' 3' to 19'
West Side: 20' 3' (loading dock) to 25'
East Side: 20' 0' to 25'
Front(Meadow Drive): 20' 0' to 150'
Building Height: 38' 99.9 ft.
Density: 18 units/acre 25.7 units/acre
47.5 D.U.s 68 D.U.s
GRFA: 46,051.6 sq. ft. 189,942 sq. ft.
(40%) (164%)
� Site Coverage: 86,346.8 sq. ft. 107,772 sq. ft.
(75%) (93.6%)
Landscape Area: Total 23,025.8 sq. ft. 50,400 sq. ft.
(20% total site) (43.7% total site)
Minimum Softscape of total permitted
18,420.6 sq. ft. 21,654 sq. ft.
(80%) (42.9%)
Maximum Hardscape of total permitted
4,605.1 sq. ft. 28,746 sq. ft.
(20%) (67.0%)
Parking: 235 spaces 334 spaces
(99 surplus spaces)
BOLD indicates deviations from the prescribed development standards.
December 12, 2005 Proposal
Development Standard Allowed Proposed
Lot Area: 20,000 sq. ft. 115,129 sq. ft. (2.643 acres)
Buildable Area: 115,129 sq. ft.
� Setbacks:
Front(Frontage Road): 20' 3' to 19'
West Side: 20' 3' (loading dock) to 25'
7
� East Side: 20' 0' to 25'
Front(Meadow Drive): 20' 0' to 150'
Building Height: 38' 99.9 ft.
Density: 18 units/acre 26.1 units/acre
47.5 D.U.s 69 D.U.s
GRFA: 46,051.6 sq. ft. 198,767 sq. ft.
(40%) (172.6%)
Site Coverage: 86,346.8 sq. ft. 107,772 sq. ft.
(75%) (93.6%)
Landscape Area: Total 23,025.8 sq. ft. 47,192 sq. ft.
(20% total site) (41.0% total site)
Minimum Softscape of total permitted
18,420.6 sq. ft. 18,581 sq. ft.
(80%) (39.4%)
Maximum Hardscape of total permitted
4,605.1 sq. ft. 28,611 sq. ft.
(20%) (60.6%)
Parking: 235 spaces 338 spaces
� (103 surplus spaces)
BOLD indicates deviations from the prescribed development standards.
The current development proposal dated December 12, 2005, has been reworked and a
portion of the changes made through the negotiation process with Council have been
added back into the project. To be more specific approximately 8,825 square feet of
GRFA have been added, 1 Dwelling Unit, the building on the northeast corner has been
pulled back towards the intersection of Village Center Road and the Frontage Road, and
the roof ridges in select location have been raised primarily on the eastern side of the
building since August 2, 2005, the last time Council saw the project.
The current development proposal dated December 12, 2005, is smaller than the plans
dated April 25, 2005, which the PEC and staff recommended approval of to Council. To
be more specific it is has 11,287 square feet less GRFA and 6 fewer dwelling units. The
building footprint has changed slightly to be pulled further back from East Meadow Drive
and the roof forms have been reduced in height in some areas mainly along the eastern
wing of the proposed structure.
IV. DISCUSSION ITEMS
Staff believes there are two procedural options which could be followed to perform a review
of the proposed Crossroads development applications. Staff recommends the Town Council
listen to the staff presentation, ask questions, and then provide direction on the following:
�
8
� Process Questions:
• Does the Town Council believe the Commercial Service Center zone
district and Vail Village Master Plan should be examined for possible
amendment to achieve the goals of the community in terms of height, land
use, setbacks density, site coverage, landscaped area, etc., prior to
consideration of a new development application?
OR
• Does the Town Council believe that the Special Development District
review process provides the Planning and Environmental Commission and
Town Council the framework by which to review a development proposal in
the Commercial Service Center zone district and Vail Village Master Plan? If
yes, staff would request that the Town Council affirm the assumptions made
by staff in the previous application's review as being applicable for the current
application's review. (The assumptions made by Staff are discussed on
pages 9-12 of this memorandum.)
Other Technical Questions:
• Does the Town Council believe that review of a Developer Improvement
Agreement (DIA) should begin with the Planning and Environmental
Commission to insure the public benefits, etc.?
• Does the Town Council need any additional information, or wish to
schedule any additional work session discussions, to better understand the
{�, Crossroads development proposal?
The two options are as follows:
Review and Possible Uqdate of Zoninq and Master Plan Reauirements
During the previous review process of the Crossroads development there was a great
deal of discussion regarding the Commercial Service Center (CSC) zone district and the
Vail Village Master Plan (WMP) recommendations. It was suggested by many,
including Staff that the CSC zoning was antiquated and needed to be amended to
accomplish the goals identified in the WMP. In addition, it was also discussed that a
fresh look should be taken of the WMP to verify all the recommendations were still
valid.
Staff believes that a primary reason the previous review of the Crossroads project was
difficult within the development review process was the fact that there was a lack of a
good framework by which to review the project. As has been discussed in several public
hearings the deviations being requested from the underlying zoning district of CSC were
quite large.
In previous instances where the underlying zoning or appropriate master plans were not
current with a project being proposed the step was taken to update the zoning and
master plans prior to review of any specific proposal. Most recent examples are the
Vail's Front Door development, the Evergreen Lodge redevelopment, West Vail Master
� Plan, and the West Lionshead Master Plan.
9
Previously, Staff was able to demonstrate that the project was in close conformance with
�, the WMP recommendations, though deviating in some respects. However, the
development proposal deviated substantially form the underlying zoning. To achieve a
recommendation of approval Staff made several assumptions regarding the property, the
zoning, and the proposed project.
In order to achieve a recommendation of approval which was made to the PEC on April
25, 2005, Staff made several assumptions regarding the Crossroads proposal. The first
assumption examined Section 12-7E-1, Purpose, Vail Town Code, which identifies that
the residential component should be "limited" so as to not interfere "with the basic
commercial function of the DistricY'. A second assumption staff made was regarding
Section 12-7E-9, Density Control, Vail Town Code, which identifies that the amount of
Gross Residential Floor Area included within a project in the CSC zone district "shall not
exceed fifty percent (50%) of tota/ building floor area on any site" While the SDD
process allows for deviations from the requirements mention above staff examined the
project to see how closely the proposed project came to meeting the purpose section of
the CSC zone district when proposing that more that 50% of the total building floor would
be GRFA and what were the impacts on the primary purpose of providing commercial
establishments. Staff made the assumption that the amount of commercial being
proposed in the project was likely at the carrying point of the property and that the
proposed residential and its associated GRFA was not limiting or negatively impacting
the commercial objectives of the CSC zone district.
A third assumption Staff made, with the verification of the PEC by a vote of 6-1-0, was
regarding the policy on floor plate height as discussed in the WMP. As discussed in
� Section III of this memorandum the WMP Building Height Plan identifies a floor plate as
being 9 feet in height. As several projects have come through the process applicants
have demonstrated that current market demands and mechanical system needs warrant
a taller floor plate dimension. The current floor plate height policy established by the
PEC is 11 feet. With the proposed Crossroads project the floor plate height is 11 feet 6
inches. As mention earlier on April 25, 2005, the PEC by a vote of 6-1-0, verified that a
floor plate height of 11 feet 6 inches was appropriate. One member of the Commission
did not agree that a floor plate height of 11 feet 6 inches was appropriate for this project
nor the village as a whole. The assumption that a floor plate of 11 feet 6 inches brought
the proposed heights of the structure closer to the maximum heights identified in the
WMP. The following is a portion of Staff's April 25, 2005, memorandum to the PEC
which discusses the 11 foot 6 inch floor plates.
"Staff has generally accepted an 11-foot floor-to-floor building plate on previous
projects located within the scope of the Vail Village Master Plan such as the
Tivoli Lodge and the Manor Vail Lodge (the PEC voted to adopt 11 foot 6 inch
floor to floor in Lionshead as a part of the Lionshead Redevelopment Master
P/an). In addition, it has been previously determined that a roof structure is at an
appropriate size when it is 12 feet from eave to ridge, as identified above. This
particular project, according to the applicant, because of its proximity to the
Interstate and large window areas (heat gain) will need to have climate control
equipment which the two previous projects did not. If a floor-to-floor plate of 11 �
feet 6 inches and a 12-foot tall roof structure is acceptable the maximum height
of structure, according to the Vail Village Master Plan should be 81 feet (11.5'X
� 6 stories + 12' = 81 feet) along the northern portion of the site and 58 feet (11.5'
X 4 stories + 12' = 58) feet along the southern portion of the site. However,
10
given the width of the proposed building forms and roof pitches, the proposed
� building will require more than 12 feet of roof height."
The final assumption staff made was that a public plaza, as proposed in conjunction with
the Crossroads development, was a public benefit which offset the proposed deviations
of encroachments into the setbacks, excess height, site coverage, and GRFA . The
following is a portion of the April 25, 2005, Staff memorandum to PEC which discusses
the development potential vacated by creating the plaza and how it compares to the
deviations listed above.
In order to assess whether or not the deviations proposed by the project are
outweighed by the benefits staff performed an ana/ysis which took the area of the
p/aza and multiplied it by the allowable GRFA factor (40%). The allowable
amount of GRFA was then multiplied by the Vail Village Master Plans maximum
number of stories (3-4 stories). Staff selected a factor of 3.5 stories to multiply
the developable plaza area by as it was felt it was a reasonable expectation for
the height of the structure which might be located in the location of the plaza.
When the allowable GRFA is multiplied by the number of recommended
developable number of stories this provides an approximate idea of the amount
of GRFA which could be constructed on the area being designated as public
p/aza. The next step was to subtract the amount of GRFA located within the
setbacks and above the recommended maximum height in the Master plan of 78
feet on this portion of the site. Upon completion of this calculation it is found that
the project is in excess of the amount of GRFA displaced by the proposed public
p/aza by approximately 121 square feet of GRFA. Therefore it is confirmed that
� the proposed public p/aza has offset a majority of the proposa/s GRFA
encroachments of into setbacks and above the 78 foot height recommended in
the Vail Village Master P/an. However, staff believes the deviation of 121 square
feet in excess GRFA is outweighed by the proposed 5 berth loading and delivery
facility which will be made available to the public, the two proposed public
resfrooms (870 s.f. total) and the installation of the complete streetscape
improvements on Village Center Drive and East Meadow Drive.
Area of Proposed Public P/aza: 24,130 s.f.
CSC Allowable GRFA %: .40
Amount of GRFA: 9,652 s.f.
Number of Developable Stories: x3.5
Square Footage of GRFA: 33,782 s.f.
Amount of GRFA in Setbacks: -21,014 s.f.
Remaining GRFA of Public P/aza: 12,768 s.f.
Amount of GRFA on Floor 6: -12,889 s.f.
Amount of GRFA in excess: -121 s.f.
The computer model shows those portions of the Crossroads roof which exceed
the heights granted at Four Seasons and Vail Plaza Hotel. Staff believes that the
area of roof over the established heights of Vail Plaza Hotel and Four Seasons is
offset by a combination of the public plaza, loading and delivery facility, public
restrooms, and proposed streetscape improvements.
� Staff believes that with the submittal of a new development application for Crossroads
there is an opportunity to take a look at the CSC zone district and the WMP and
potentially amend them if it is determined that they are no longer effective in providing an
il
effective framework in evaluating proposals in the CSC zone district under the WMP.
� Staff cannot anticipate what determination would be reached in reviewing the CSC
zoning and WMP for possible amendment. It could be determined that a great deal of
change is necessary or that very little is necessary. This option would require a
temporary moratorium on development applications within the CSC zone district in order
to provide the time to examine CSC zoning and the WMP for possible amendment.
Proceed with Existinq Zoninq and Master Plan Requirements
When reviewing the previous development application for Crossroads it was determined
that the Special Development District (SDD) review process would provide the
necessary framework to review the project with the understanding that the proposed
deviations were great and that they could be mitigated by the provision of substantial
public benefits. The option to rely upon the SDD process still exists. However, staff
believes the result of relying on the SDD process will continue to provide a lack of
framework for evaluating the proposal. If it is decided that the SDD process provides the
necessary framework to review the Crossroads proposal Staff would request that the
Council affirm the assumptions made by Staff previously.
V. NEXT STEPS
The Community Development Department recommends that the Town Council listen to the
presentation and provide feedback in order to more fully understand the review process for
the proposed Crossroads redevelopment.
�
�
12
�
�
Villa�e Inn Plaza Condominium Association
100 East Meadow Drive, #34, Vail, Colorado 81657
�.
January 7, 2006
Planning and Environmental Commission
fiown ot Vail
Vail, Colorado 81657
RE: Request for Scale Model of Crossroads Redevelopment Project
Dear Members of the Planning and Environmental Commission:
On behalf of Village Inn Plaza, Phase III, Condominium
Association, I urge you to reque�t that th� developer of the
proposed Crossroads project provide an accurate scale model not
Qnly of th� p�oject its�lf but also o� th� near-b� buildings so
that you and the others interested in the Crossroads project will
be able to see both its �rchitectural style and its relationshi�p
to its nearby neighbors, both next door and across the street.
Redevelopment of Crossroads is a particularly important
project in Vail and deserves the closest attention not only from
th6se lik� yourselves who are invalv��i in �he approval pro�ess bu�
� also for everyone else in the Town. While it is matters like its
height, etc. , wY�ich are of primary concern to your commission, I
would suggest that the scale model which we urge you to request
from the developer should also show the architectural style of the
proposed building since that will be a matter of great interest
not only to our citizens but also to other town officials during
the Crossroads approval process.
� regret that a prior commitment out of state makes it
impossible for me to be there fo� your meeting on January 9. I
trust that you will agree that a sc�le model, as noted above, will
be helpful in the review process for the Crossroads project.
Sincerely yours,
. .
D. Deane Ha11,Jr.
President
Board of Managers
Village Inn Plaza, Phase III,
Condominium Association
�
,
VAIL VILLAGE HOMEOWNERS ASSOCIATION, INC. '
President-Alan Kosloff Secretary-Ellie Caulkins Treasurer-Patrick Gramm Executive Director - Jim Lamont
Directors: Judith Berkowitz - Dolph Bridgewater - Richard Conn - Bob Galvin - Ron Langley �
Eugene Mercy - Bill Morton - Trygve Myhren - Gretta Parks '
To: Alan Kosloff, Board of Directors, Membership and Interested Parties
Mayor and Town Council, Design Review Board, Planning and Environmental Commission
From: Jim Lamont
Date: January 8, 2006
RE: Crossroads Special Development District Application
The WHA Board of Directors in a statement presented at its Annual Membership Meeting, December 29,
2005, urged the Vail Town Council to follow zoning, covenants, and planning processes so that the approval
of the proposed Crossroads project produces a compromise that builds consensus rather than dividing the
commumty. The statement said, should the Council be unable to form a consensus, that there were those in
the community prepared to bring the matter to the voters through a referendum.
The Town Council on January 3, 2006, overrode a planning staff recommendation by approving a resolution
(5-2), in a rare work session action, which set aside amendment procedures for master planning and zoning
standards. Had the amendment procedures been followed it could have resulted in bringing the Crossroads
proposal into compliance with regulations that apply to properties shar�ng similar circumstances.
The Council cited the time necessary to complete the amending process would delay the developer and
compliance with the requirement would change the rules in the middle of the process. The planning staff
reported that failing to cause the developer to undergo the amendment process they could not adequately
evaluate the proposal. It is important to note that the developer of the Vail Front Door and New Dawn
projects complied with both the master planning and rezoning procedure to gain approval of their projects.
The Council's decision favoring the Crossroads developer appears to be inconsistent with requirements
imposed upon other developers. The Crossroads developer has had more than ample time to comply with the
amendment procedures, but reportedly has consistently refused planning staff submission requirements. �
The Association noted to the Council that their unprecedented action purported to remove from the voters the
right to bring the amending master planning and rezoning ordinances before the electorate by means of a
referendum. The Association remarked that the Special Development District (SDD) was approved by
ordinance and therefore should be as well subject to referendum. It was observed, if the Town of Vail were
to attempt to override the referendum process for SDD's the matter could become a legal controversy.
The Crossroads developer, it is reported, also consistently refuses the planning staff requirement to provide a
scale"context"model of his proposal. The model will show the relationship between the project and its
immediate neighbors. The developer says it is sufficient that he has prepared a computer animation of his
project and the surrounding area. The value of the scale model is that it is avail d len h
public scrutin resultin in informe pu ic commenta w uter animation is not. The scale
mod-eTwi�a�>>���h�w the key re a ions ip o ei�ht bulk,and mass with surroundin�nr�nerties. These are
}i�ary issues of public controversv regardin th� e propo�sa1.,It is repor�e`d�iat some elected and appointed -
officials may have intervened si ing with the developer s claim that preparation of a model would be an
unnecessary delay, even though he has privately shown scale models to some Council members, the
Association and others. Developers of large projects, in recent years,have provided both the computer
animation and scale "context"models in compliance with public review standards.
It is important for the Town of Vail to avoid the public perception that it gives any developer preferential
treatment. It is unfair not to treat all developers equally. A review process that is unfair to all other
developers sets a dangerous precedent and is a threat to the integrity and purpose of the Town of Vail's
planning and zoning processes. The Association realizes that time is of the essence,but there must be
adequate time and analytical tools for the review process to be conducted properly and fairly.
Post Office Box 238 Vail,Colorado 81658 �
Telephone: (970)827-5680 Voice MaiUFAX: (970)827-5856
e-mail: wha n vail.net web site:www.vailhomeowners.com
f
�' VAIL VILLAGE HOMEOWNERS ASSOCIATION, INC.
President-Alan Kosloff Secretary-Eliie Caulkins Treasurer-Patrick Gramm Executive Director - Jim Lamont
Directors: Judith Berkowitz - Dolph Bridgewater - Richard Conn - Bob Galvin - Ron Langley
( Eugene Mercy - Bill Morton - Trygve Myhren - Gretta Parks
�
`r�
To: Membership and Interested Parties
From: Board of Directors
Date: December 29, 2005
RE: Crossroads Redevelopment
Five years ago our Town was in economic decline. It seemed that everyone and everything was moving down
valley. What a difference one billion dollars in re-development makes!
We have not as yet seen how some of the new developments will change the look of our community. When the
Four Seasons and Vail Plaza Hotel are complete...the height and mass of these projects will surprise many
people. Most other projects seem a more appropriate scale.
There is one major project that is not yet approved and has created wide discussion. In fact, the Crossroads re-
development is all that everyone seems to be talking about!
Virtually everyone wants Crossroads re-developed. Many are influenced by amenities promised by the
developer. But beyond that, there is deep concern about a process that has allowed applicable zoning,
covenants, and planning codes not to be followed. And more specifically there are objections to the height and
mass of the proposed project.
The Homeowners Association shares these concerns...recognizing that they occur when a Special Development
�istrict is proposed.
The SDD is not new. Town Councils in the past have approved many projects that exceed height and mass
rules in return for public benefit. Past and present Councils have considered these up-zoning approvals
carefully, often attempting to ensure that results are not over-growth or inconsistent with community standards.
When they are justified, SDD's allow a compromise between the people's desires and the public benefits.
Successful projects include the Austria House, the Golden Peak base lodge and other projects currently under
construction.
As the sequence of events related to the Crossroads project are playing out, it now appears that it's up to the
Council to mediate and approve a new Crossroads that achieves a compromise to satisfy the opposing views and
bring the community together. In doing this, the Council should demonstrate that this result reflects adherence
to the applicable Town policy,review and approval processes.
Until these are demonstrated the Homeowners Association cannot recommend approval of the project.
Getting this done is a big job and will require courage. If the Council is not successful, the community might
lose a needed project. It is also possible that dissatisfied people could take the issue back to the people by
petition calling for a vote! This result would be very unfortunate and divisive. Let's all hope that the Council,
the community and the developer can work together and achieve a viable compromise that we all Can support.
�
Post Office Box 238 Vail,Colorado 81658
Telephone: (970)827-5680 , Voice MaiUFAX: (970)827-5856
e-mail: wha(2vail.net web site:www.vailhomeowners.com
• all 241 S. Frontage Rd. E., Suite 2
Vail, Colorado 81657
�' � Chamber & Phone: 970.477.0075
,
�. � , . FAX: 970.477.0079
_ = �. ° ,.
BllS1rieSS E-mail: infoC vailchamber.org
_ ,
Association
January 6, 2006
To the members of the Planning and Environmental Commission,
Peter Knobel has once again submitted a proposal for the redevelopment of the Crossroads
building. His plans include many potential benefits to the Vail community, and the delays in
getting this project underway are a disservice to the citizens and economy of Vail.
With Mr. Knobel's latest proposal set to be presented to the commission on Monday, January
9, 2006, we would like to lend our support to his endeavor. The Chamber Board of Directors
has unanimously decided to support this most recent Crossroads redevelopment proposal. In
this vein, we are strongly encouraging you, the members of the Planning and Environmental
Commission, to swiftly and collectively approve this plan.
�The redevelopment of Crossroads is supported and even longed for by a large number of Vail
citizens. Do the right thing and move forward with this integral step to a better Vail.
Sincerely,
The Board of Directors
Marka Brenner - /� /�� a irr 0�� Dale Bugby �
John Cogswell Kaye Ferry
. L-
Lourdes Ferzacca i �.' �� Tom Gorman ,(t ���,��--�
f
Ghiqui Hoffman '�'/ Nicole Hoffman-Ewin � ry � =���� 1
g �
� ,
Steve Rosenthal l Rich tenBraak �� �.. }�� T
Ron Weinstein % -
Vail Chamber Board of Directors
�Steve Rosenthal,President Dale Bugby,Vice Presictent Ron Weinstein,Sec.-Trens Kaye Ferry,E.recutire Director
Colorado Footweac Vail Resort Rzntals Roxy K.Ferry,Inc.
:�fazka Brenner John Cosswell L.ourdes Ferzacca Tom Gorman
Blue Sky Mort;aee The Squash Blossom La Tour VV�iedical Center
Ghiqui Hoffman Nicole Hoffman Bill Jensen Rich tenBraak
LauLhing Monkey The Rucksack Vail Resorts Manor Vail
I � :V v;,��"�'. �': `T
i �, V all 241 S. Frontage Rd. E., Suite 2
; � � . � .
� r ` � ���� !�+ Vail Colorado 81657
� l.hamber & Phone: 970.477.0075
�
��, �'' FAX: 970.477.0079
' Business
�.: 4 i' E-mail: info@vailchamber.org
1
.,,..
Association
January 6, 2006
To the members of the Planning and Environmental Commission,
Peter Knobel has once again submitted a proposal for the redevelopment of the Crossroads
building. His plans include many potential benefits to the Vail community, and the delays in
getting this project underway are a disservice to the citizens and economy of Vail.
With Mr. Knobel's latest proposal set to be presented to the commission on Monday, January
9, 2006, we would like to lend our support to his endeavor. The Chamber Board of Directors
has unanimously decided to support this most recent Crossroads redevelopment proposal. In
this vein, we are strongly encouraging you, the members of the Planning and Environmental
Commission, to swiftly and collectively approve this plan.
�►'The redevelopment of Crossroads is supported and even longed for by a large number of Vail
citizens. Do the right thing and move forward with this integral step to a better Vail.
Sincerely,
The Board of Directors
Marka Brenner Dale Bugby
John Cogswell Kaye Ferry �,` ---��
�
Lourdes Ferzacca Tom Gorman ,(! ��L.l�--,
.r�
r
Ghiqui Hoffman Nicole Hoffman-Ewing =�^--�-��
�� ; �- )
Steve Rosenthal Rich tenBraak � . 7
Ron Weinstein �+
Vail Chamber Board of Directors
��teve Rosenthal,Presiclent Dale Bugby,Vice President Ron Weinstein,Sec.-Trens Kaye Fecry,E.recutive Director
Colorado Footwear Vail Resort Rentals Roxy K.Ferry,Inc.
Nfarka Brenner John Co�swell Lourdes Ferzacca Tom Gorman
Blue Sky Mort;age The Squash Biossom La Tour VV�fedical Center
Ghiqui Hoffman [Vicole Hoffman Bill Jensen Rich tenBraak
Laughing Monkey The Rucksack Vail Resorts Manor Vail
MEMORANDUM
�
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 23, 2006
SUBJECT: A request for a recommendation to the Vail Town Council on a proposal to establish
Special Development District No. 39, pursuant to Article 12-9(A), Special
Development District,Vail Town Code,to allow for the redevelopment of Crossroads,
a mixed use development; located at 141 and 143 Meadow Drive/Lot P, Block 5D,
Vail Village Filing 1, and setting forth details in regard thereto. (PEC05-0093)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC,
represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
I. SUMMARY
The applicant, Crossroads East One, LLC,and Crossroads West One,LLC,represented by
Mauriello Planning Group, LLC, is requesting a recommendation from the Planning and
Environmental Commission to the Vail Town Council regarding a development application to
establish Special Development District No. 39, Crossroads, pursuant to Article 12-9(A),
�'� Special Development District, Vail Town Code, to allow for the redevelopment of
Crossroads,a mixed use development; located at 141 and 143 Meadow Drive/Lot P, Block
5D, Vail Village Filing 1.
Upon review of the applicable elements of the Town's planning documents and adopted
criteria for review,the Community Development Department is recommending the Planning
and Environmental Commission forwards a recommendation of approval,with conditions
of the applicant's request to establish Special development District (SDD) No. 39,
Crossroads, to the Vail Town Council. A complete summary of our review is provided in
Section VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant,Crossroads East One, LLC and Crossroads West One, LLC, represented by
Mauriello Planning Group, LLC, is requesting a recommendation from the Town of Vail
Planning and Environmental Commission to the Vail Town Council of a development
application to establish Special Development District No. 39, Crossroads, to allow for the
redevelopment of the Crossroads site.
The establishment of Special Development District No. 39, Crossroads, is intended to
facilitate the redevelopment of the existing Crossroads, located at 141 and 143 Meadow
Drive/Lot P, Block 5D,Vail Village Filing 1. A vicinity map has been attached for reference
(Attachment A). The applicant is proposing to remove the existing improvements on the site
and construct a new structure and public plaza. According to the Official Town of Vail
Zoning Map, the proposed development site is located in the Commercial Service Center
� (CSC)zone district. As such,development on the site shall be govemed by the regulations
1 �
� A reduced copy of the floor plans and elevations have been attached for reference
(Attachment B). A copy of the text detailing the application entitled Crossroads
Redevelopment: Applications for Special Development District, Text Amendments, and
Conditional Use Permit dated December 12,2005,is attached for reference(Attachment C).
A copy of the Environmental Impact Report for Crossroads Redevelopment: Special
Development District and Conditional Use Permit Applications dated December 2005, is
attached for reference (Attachment D).
Pursuant to Section 12-9A-9, Development Standards, Vail Town Code, the applicant is
requesting deviations from the prescribed development standards for building height,densiiy
(number of units), Gross Residential Floor Area (GRFA), additional bulk and mass in
required setbacks, and site coverage.
III. BACKGROUND
• This property was annexed into the Town of Vail by Court order on August 26, 1966,
as a part of the Original Town of Vail.
• The existing Crossroads was developed in the 1970's as a mixed use development
which has changed little since.
• The Crossroads property is one of three properties zoned Commercial Service
Center. The other finro properties are the Gateway Building and the WestStar Bank
Building, both of which are Special Development Districts.
• On January 3, 2006, Staff went before the Town Council to discuss iwo options
regarding the review of the proposed Crossroads development. Staff recommended
�; that the option of Iooking at potential amendments and updates to the Commercial
Service Center zone district and Vail Village Master Plan was the appropriate course
of action. At that meeting the Town Council voted 5-2-0(Logan and Slifer opposed)
to proceed forward with the Special Development District review process and to not
take a look at amending the Commercial Service Center zone district and Vail Village
Master Plan. In addition, they a�rmed four assumptions staff has made in the
previous review of the project.
• On January 9, 2006, the Commission held a work session to discuss the need for ;:
any additional material other than that submitted to aid in the review of the proposed
Crossroads redevelopment. The Planning Department Staff recommended that a
physical model which included adjacent properties to the Crossroads site be
submitted to aid in the review and understanding of the project. The Commission
found no physical model of adjacent properties and that no other additional
information was required in orderto reviewthe proposal. One memberdid suggesta
desire to have some demonstration of height of the proposed structure on site or in
the viciniry.
IV. ROLES OF REVIEWING BOARDS
Special Development District
Order of Review: Generally, applications will be reviewed first by the PEC for impacts of
use/development,then by the DRB for compliance of proposed buildings and site planning,
and final approval by the Town Council.
� Plannin and Environmental Commission: �'
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statements that were developed reflect a general consensus of the comments
� shared at public meetings. The goals contained in the Vail Land Use Plan are to be
used as the Town's adopted policy guidelines in the review process for new
development proposals. Staff has reviewed the Vail Land Use Plan and the goal
statements that staff believes are applicable appear Section VI II under staff's review
of Criterion D.
According to the Official Town of Vail Land Use Plan map,the applicant's proposed
redevelopment site is located with the "Vail Village Master Plan"land use category.
Pursuant to the Plan, the "Vail Village Master Plan"land use category description,
�
"Vail Village has been designated separately as a mixed use area and �
accounts for 77 acres or about 2% of the Plan area. This area has not been
analyzed in this Plan document because the Vail Villacre Master Plan study
addressed this area specifically in more detail."
Town of Vail Streetscape Master Plan
The Town of Vail is in the process of preparing a revision to the adopted Town of
Vail Streetscape Master Plan. The original Master Plan is an outgrowth of the Vail
Village Urban Design Guide Plan. The Guide Plan was created in 1982 to give
guidance to the overall physical development for the Village. In addition to providing
broad design guidelines,the Guide Plan suggested specific physical improvements
for the Village. Improvements such as new plazas, new landscape area,etc. Along
with the construction of these public improvements included proposals to complete
� numerous private sector improvements. Improvements such as building additions
outdoor deck expansions,and fa�ade improvements. The Streetscape Master Plan
was written in part to provide clear design direction for coordinated public/private
improvements. According to the Master Plan,the purpose of the plan is to provide a
comprehensive and coordinated conceptual design for streetscape improvements �
that:
1. is supported by the community;
2. enriches the aesthetic appearance of the Town; and '
3. emphasizes the importance of craftsmanship and creative design in order �
to create an excellent pedestrian experience.
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. It is intended to guide the Town in developing land use laws and
policies for coordinating development by the public and private sectors in Vail Village and in
implementing community goals for public improvements. It 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 stated set of goals and objectives outlining how the Village will grow
in the future. �;
� �
The Vail Village Master Plan is intended to be consistent with the Vail Village Urban Design �
�
5 �
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long term goal to strengthen the connection between this area and the Village core
� area by reinforcing the established pedestrian linkages. Pedestrianization in this area
may benefit from the development of retail infill with associated pedestrian
improvements along East Meadow Drive and the development of public access to
Gore Creek.
A significant increase in the Village's ovemight bed base will occur in this sub-area
with the development of the final phase of the Vail Village Inn project. In addition,
commercial and residential/lodging development potential is identified in sub-area
concepts 3, 4, 6, and 8. The completion of these projects will essentially leave the
sub-area "built out':
#1-6 Crossroads Infill
Commercial infill over new underground parking lot in conjunction with a
large public plaza with greenspace area (existing and new parking demand
to be provided on site). While configuration of infill may be done a numberof
ways, it is the overall intent to replace existing surface parking with
pedestrian corridors into a commercial area, as well as to provide a strong
building edge on Meadow Drive and streetscape improvements.
Improvements of the planted buffer adjacent to the Frontage Road is also
important. Relocation of the loading and delivery functions and entry to
parking structure is strongly encouraged to reduce tra�c on Meadow Drive.
Potential to improve fire access a/so exists in the redevelopment scheme.
Special emphasis of 2.4, 2.5, 2.6, 3.1, 4.1, 5.1, 6.1, and 6.2.
Goal #2: To foster a strong tourist industry and promote year-around
� economic health and viability for the Village and for the community as a
whole.
Objective 2.4: Encourage the development of a variety of new
commercial activity where compatible with existing land uses.
Policy 2.4.1: Commercial infill development consistent with
established horizontal zoning regulations shall be encouraged
to provide activitygenerators,accessib/e greenspaces,public
p/azas, and streetscape improvements to the pedestrian
network throughout the Village.
Policy 2.4.2: Activity that provides night life and evening
entertainment for both the guest and the community shall be
encouraged.
Objective 2.5: Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to better �,
serve the needs of our guests.
Policy 2.5.1: Recreation amenities, common areas, meeting
facilities and other amenities shall be preserved and
enhanced as a part of any redevelopment of lodging
properties. �
� Policy 2.5.2: The Town will use the maximum flexibility
�
features, seating areas, etc.), shall be strongly encouraged to �
� reinforce their roles as attractive people p/aces. �
Policy 4.1.3: With the exception of ski base-related facilities,
existing natural open space areas at the base of Vail
Mountain and throughout Vail Village shall be preserved as
open space.
Policy 4.1.4: Open space improvements including the
addition of accessib/e greenspace as described orgraphically �'
shown in the Vail Village Master Plan and/or Urban Design
Guide Plan, will be required in conjunction with private infill or
redevelopment projects.
Goal#5: Increase and improve the capacity,e�ciency,and aesthetics of the �
transportation and circulation system throughout the Village. �
Objective 5.1: Meet parking demands with public and private parking
facilities.
Policy 5.1.1: For new development that is located outside the
Commercial Core 1 Zone District, on-site parking shall be
provided (rather than paying into the parking fund) to meet
any additional parking demand as required by the zoning
code.
� Policy 5.1.2: The expansion of the Vail Village parking
structure shall maximize the number of additional parking
spaces available for public parking.
Policy 5.1.3: Seek locations for additional structured public
and private parking.
Policy 5.1.4: Continue to promote the/ease parking program
as a means for maximizing the utilization of private parking
spaces. �
Policy 5.1.5: Redevelopment projects shall be strongly �
encouraged to provide underground or visually concealed
parking.
Goal #6: To ensure the continued improvement of the vital operational
elements of the Village.
Objective 6.1:Provide service and delivery facilities for existing and
new development.
Objective 6.2: Provide for the safe and e�cient functions of fire, �
police and public utilities within the context of an aesthetically �;
pleasing resort setting. i`
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Objective 5.3: Concentrate the majority of interconnecting transit
� activity at the periphery of the Village to minimize vehicular tra�c in
pedestrianized areas.
Policy 5.3.1: The Vail Transportation Center shall be the
primary pick up and drop off point for public transit and
private shuttle vans and taxis.
�
Objective 5.4: Improve the streetscape of circulation corridors �
throughout fhe Village.
Policy 5.4.1: The Town shall work with the Colorado Division
of Highways toward the implementation of a landscaped
boulevard and parkway along the South Frontage Road.
�
Policy 5.4.2: Medians and right-of-ways shall be landscaped.
Vail VillaQe Desiqn Considerations
The Town of Vail adopted the Vail Village Design Considerations in 1980. The Design
Considerations were revised in 1993. The Design Considerations are considered an integral
part of the Vail Village Urban Design Plan. The Design Considerations are intended to:
• guide growth and change in ways that will enhance and preserve the essential
qualities of the Village; and
� • serve as desi n uidelines instead of ri id rules of development; and �
9 9 9 �
• help influence the form and design of buildings.
The Vail Village Design Considerations are divided into finro categories (urban design
considerations and architectural/landscape considerations):
1. URBAN DESIGN CONSIDERATIONS
These considerations 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. The considerations include focuses on
pedestrianization, vehicle penetration, streetscape framework, street
enclosure, street edge, building height, views and focal points, service and
delivery, and sun/shade. The specifics of these considerations are
addressed by staff in Section VIII under Criterion D.
Town of Vail Zoninq Requlations
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Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We
believe the followin code sections are relevant to the review of the a licant's re uest: �
9 PP q �
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�r' Article E. Commercial Service Center(CSC) District (in part) �
�
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Jewelry stores.
� Leather goods stores.
Liquor stores.
Luggage stores. �'
Music and record stores.
Newsstands and tobacco stores. �
Pet shops. �
Photographic studios.
Radio and television broadcasting studios. �
Radio and television stores and repair shops. �
Sporting goods stores.
Stationery stores.
Supermarkets. �
Toy stores.
Variety stores.
Yardage and dry goods stores.
Additional o�ces,businesses, orservices determined to be similarto permitted uses
in accordance with the provisions of section 12-7E-2 of this article.
12-7E-4: Conditional Uses:
The following conditional uses shall be permitted in the CSC district,subject to issuance of a
conditional use permit in accordance with the provisions of chapter 16 of this title:
Any use permitted by section 12-7E-3 of this article, which is not conducted entirely �
� within a building.
Bed and breakfast as further regulated by section 12-14-18 of this title.
Brew pubs.
Child daycare center.
Commercial laundry and cleaning services.
Dog kennel.
Major arcade.
Multiple-family dwellings and lodges.
Outdoor operation of the accessory uses as set forth in section 12-7E-5 of this
article.
Private c/ubs.
Public buildings, grounds and facilities. �
Public park and recreation facilities. �
Public utility and public service uses.
Ski lifts and tows. �
Theaters, meetings rooms, and convention facilities. �;,;
Type lll employee housing units (EHU) as provided in chapter 13 of this title. �;
12-7E-5:Accessory Uses:
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The following accessory uses shall be permitted in the CSC district: �;
�:
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Home occupations, subject to issuance of a home occupation permit in accordance `
with the provisions of section 12-14-12 of this title. ��
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13
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B. Outdoor Display: The area to be used for outdoor display must be located directly in fr+�nt
� of the establishment displaying the goods and entirely upon the establishment's own
property. Sidewalks, building entrances and exits, driveways and streets shall not be
obstructed by outdoor display.
Article 12-9A: Special Development (SDD) District (in part) �;.
Section 12-9A-1:Purpose: ��
The purpose of the special development district is to encouraqe flexibilitv and creativitv in �;
the development of land in order to promote its most appropriate use;to improve the desiqn
character and aualitv of the new development with the town:to facilitate the adequate and
economical provision of streets and utilities;to preserve the natural and scenic features of
open space areas; and to further the overall_qoals of the community as stated in the Vail
comprehensive plan. An approved development plan for a specia/development district, in
conjunction with the property's underlying zone district, shall establish the requirements for
guiding development and uses of property included in the special development district. The
special development district does not apply to and is not available in the following zone
districts:Hillside residential, single-family, duplex,primary/secondary. The elements of the
development plan shall be as outlined in section 12-9A-6 of this article.
VI. ZONING ANALYSIS ;;
According to the application information provided by the applicant, staff has performed an
analysis of the proposal in relation to the requirements of the Vail Code. The deviations to �:
the prescribed development standards are shown in bold text in the table below.
�
� Aqril 25, 2005 Proposal
Zoning: Commercial Service Center
Land Use Plan Designation: Vail Village Master Plan Study Area (High Density
Residential/Mixed Use)
Current Land Use: Mixed Use/Residential
Development Standard Allowed Proposed
Lot Area: 20,000 sq. ft. 115,129 sq. ft. (2.643 acres)
Buildable Area: 115,129 sq. ft.
Setbacks:
Front(Frontage Road): 20' 0'to 19'
West Side: 20' 2' (loading dock) to 25'
East Side: 20' 0'to 25'
Front(Meadow Drive): 20' 0'to 150'
Building Height: 38' 99.9 ft.
Density: 18 units/acre 28.4 units/acre
47.5 D.U.s 75 D.U.s �'
GRFA: 46,051.6 sq. ft. 210,054 sq. ft. �'
� (40%) (182%) �'
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Parking: 235 spaces 338 spaces
�; (103 surplus spaces)
BOLD indicates deviations from the prescribed development standards. �
The current development proposal dated December 12,2005, is smaller than the previously
proposed plans dated April 25,2005,which the PEC and staff recommended approval of to
Council. To be more specific, it is has 10,224 square feet less GRFA and 6 fewer dwelling
units. The building footprint has changed slightly to be pulled further back from East
Meadow Drive and the roof forms have been reduced in height in some areas mainly along
the eastern wing of the proposed structure.
VII. SURROUNDING LAND USES AND ZONING
Land Use Zonin
North: CDOT ROW None
South: Mixed Use Commercial Core II DistricUPublic
Accommodation
East: Public Parking General Use District
West: Mixed Use SDD No. 6
VIII. THE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENT AND REVIEW PROCESS
Chapter 12-9 of the Town Code provides for the establishment of special development
districts in the Town of Vail. According to Section 12-9A-1, the purpose of a special
� development district is,
"To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use;to improve the design character and quality of the
new development within the Town; to facilitate the adequate and economical
provision of streets and utilities;to preserve the natural and scenic features of open
space areas;and to further the overall goals of the community as stated in the Vail
Comprehensive Plan. An approved development plan for a Special Development
District, in conjunction wifh the property's underlying zone district,shall establish the
requirements for guiding development and uses of property included in the Special
Development Disfrict."
An approved development plan is the principal document in guiding the development,uses,
and activities of the Special Development District (SDD). The development plan shall
contain all relevant material and information necessary to establish the parameters to which
the special development district shall adhere. The development plan may consist of,but not
be limited to: the approved site plan; floor plans, building sections, and elevations: vicinity
plan; parking plan; preliminary open space/landscape plan; densities; and permitted,
conditional, and accessory uses. '
�
The determination of permitted, conditional and accessory uses shall be made by the �
Planning and Environmental Commission and Town Council as part of the formal review of
the proposed development plan. Unless further restricted through the review of the
proposed SDD, permitted, conditional and accessory uses shall be limited to those
permitted, conditional and accessory uses in the property's underlying zone district. �'
� �
�
17 �
�
� The Crossroads development site is located along the north side of East Meadow Drive �
across from Village Center. An attached vicinity map has been provided for reference
(Attachment A). The development site is adjoined on the north by the South Frontage Road,
on the east by Village Center Road and the Vail Village Parking Structure, on the south by
East Meadow Drive and Village Center, and to the west by Vail Village Inn Phase III. All of
these surrounding properties have different zoning designations and thus must comply with
differing development standards.
Although the neighboring properties must adhere to different zoning requirements, the
buildings constructed on the neighboring properties are all finro-to-seven stories. According
to research of Town files, the surrounding properties have varying building heights. For
instance, the new One Willow Bridge project(Swiss Chalet)will be 50 feet tall, and the Vail
Village Inn Phase III varies in height from 68 feet along the Frontage Road to 25 feet along
East Meadow Drive. The applicant is proposing heights of 93 feet(historic grade)/87.5 feet
(finished grade) along the Frontage Road and 63.3 feet (historic grade)/56 feet (finished
grade)on the portion of the building located in the southwest corner of the property along
East Meadow Drive. The proposed heights of the structure along the western property line
range from 84 to 63 feet(historic grade)/79 feet to 56 feet(finished grade). The tallest point
on the structure is 99.9 feet above historic grade on the southern end of the main ridge
above the entry to the building.
Since April 25,2005,the structure has been reduced in height in selected areas. The areas
are primarily on the eastern wing of the structure. For specifics, reference the elevation
drawing sheets in Attachment B which compares the April 25, 2005, elevations to the
� December 12, 2005, elevations. Staff believes that the proposed height will set a new
precedence as it will be taller than any building in Town. However, staff believes that the
deviation in height is offset by the development potential lost by proposing a 24,130 square
foot public plaza (Vail Village Master Plan recommends a public plaza in this location)and
the other public benefits.
In order to assess whether or not the deviations proposed by the project are oufinreighed by
the benefits staff performed an analysis which took the area of the plaza and multiplied it by
the allowable GRFA factor(40%). The allowable amount of GRFA was then multiplied by
the Vail Village Master Plans maximum number of stories (3-4 stories). Staff selected a
factor of 3.5 stories to multiply the developable plaza area by as it was felt it was a
reasonable expectation for the height of the structure which might be located in the location
of the plaza. When the allowable GRFA is multiplied by the number of recommended
developable number of stories,this provides an approximate amount of GRFA which could
be constructed on the area being designated as public plaza. The next step was to subtract
the amount of GRFA located within the setbacks and above the recommended maximum
height in the Master plan of 78 feet on this portion of the site. Upon completion of this
calculation it is found that the GRFA proposed in this project is 4,687 square feet below that
which could have been potential constructed in the area occupied by the plaza. In the
previous proposal approved by the PEC on April 25,2005,the structure was requesting 121
square feet more GRFA than that which could potentially have been constructed on the
plaza area. The loss of 10,224 square feet of GRFA befinreen the April 25 and December
12, 2005 submittals accounts for this change. Therefore it is confirmed that the proposed
public plaza has offset the proposal's GRFA encroachments of into setbacks and above the �
78 foot height recommended in the Vail Village Master Plan. With the addition of the �
� proposed 5 berth loading and delivery facility which will be made available to the public,the �
�
19
character prescribed for Vail Village. The exterior design of the development is a mixture of
� stone, metal and wood. Many of the finer details have not been resolved in the finro
presentations made to the Design Review Board. Both Staff and Jeff W inston agree that the
applicant has made positive changes to the architecture and believe the overall architecture
complies with the Town's guidelines. The concerns of staff and Jeff Winston are the use of
large window systems especially in the upper portions of the structure, the appearance of
panelized-type materials in some locations on the building,and the emphasis on the vertical
verse the horizontal. Staff has addressed this project's conformance with the Urban Design
Guidelines in Criteria D of this section. Staff believes the architecture of the structure is
beginning to incorporate further"Bavarian"elements so as to fit in more harmoniously with ';
the community. Staff believes that with additional work with the Design Review Board this �
project can fit into the overall architectural theme of Vail Village.
The Vail Village Master Plan addresses the Crossroads development site throughout the
Plan. In regard to building height, the Plan includes a conceptual map identifying potential
heights of existing and future structures and states:
`The building heights expressed on this lllustrative Plan are intended to provide
general guidelines. Additional study should be made during specific project review
relative to a building's height impact on the streetscape and relationship to
surrounding structures."
The Plan identifies the northern portion of the Crossroads development site along the
Frontage Road as being 5 to 6 stories in height and the southern portion as being 3 to 4
stories in height(the Plan identifies a story as being 9 feet in height and the Plan does not
� include roof structure). A copy of Conceptual Building Height Plan is attached for reference
(Attachment E). Since the last hearing with the Planning and Environmental Commission
and the Town Council staff has located the minutes of the adoption of the Lionshead
Redevelopment Master Plan in which the PEC had recognized a building story as being
considered 11 feet 6 inches plus a roof.
Most recently the Tivoli Lodge, identified as being 3 to 4 stories tall in the Plan,established
SDD #37 in order to achieve a 56 foot height limitation. Although the Tivoli Lodge is not
zoned Commercial Service Center, it is addressed within the Vail Village Master Plan. The
Tivoli Lodge contended that the 48 foot limitation did not adequately address current hotel
accommodation building trends. A 48 foot height limitation permits 9 foot floor-to-floor
sections with an additional 12 feet for sloping roofs as recommended in the various town
master plans (9' X 4 floors +12' = 48'). According to the applicants, the proposal has
achieved the heights of 99.9 feet at its highest point, down to 66 feet along East Meadow
Drive as the floor plates they are proposing are 11 feet 6 inches from floor to floor except on
the two retail portions of the building where the floor to floor height is 13 feet and 14 feet.
The applicant states that consistent 11 foot 6 inch floor plates are due to the need to provide
modern day living demands including air conditioning, 9 foot ceilings and flexibility in unit
design. Furthermore, at this site there are the additional issues of I-70 traffic noise and
exposure to the sun in this location. Once the units are dry-walled,the ceiling heights in the
units will be 9 feet. In addition the applicant has proposed floor plates measuring 14 feet in
height for the commercial levels to accommodate the additional height necessary to operate
a bowling alley's lane equipment and stadium seated theaters. The height of the floor plates
in the residential levels and the added height necessary for the operation of a bowling alley
and theaters explain the proposed heights on the building exceeding the recommended
� heights identified in the Vail Village Master Plan. Staff believes the height of the building in
21
�
�"
has prepared several drawings which exhibit how the retail storefronts could be
� individualized. The staff and Jeff Winston believe the changes made by the applicant were
a tremendous step in alleviating our concerns regarding the design. However, Staff, Jeff
Winston,and the applicant believe thatworking with the Design Review Board will produce a
functional and active design for the retail levels.
The above criterion specifically identifies the proposed density of a project as needing to be
compatible with surrounding properties. This property is restricted to 18 dwelling units/acre
per the underlying zoning. The applicant is proposing a density of 28.4 dwelling units/acre
with 199,830 square feet of GRFA. The neighboring property to the south, the One Willow
Bridge/Sonnenalp Hotel development, is limited to 25 dwelling units/acre, which the new
development has proposed 8 dwelling units for a density of 2.9 dwelling units/acre with
135,184 square feet of GRFA. One Willow Bridge/Sonnenalp Hotel was substantially
accommodation units (123 units) and fractional fee units (14 units) which do not count
towards density. The adjacent property to the west,Vail Village Inn Phase III (SDD#6), is
limited to 25 dwelling units/acre with the underlying zoning. In the Ordinance adopting SDD
#6 it is not clear the number of dwelling units allowed, however, it identifies a minimum of
148 accommodation units and 64,267 square feet of GRFA shall be located in Phase IV of
the project, however the overall project has a much greater density. As can be seen the
proposed Crossroads project has a greater density than the constructed or proposed
neighboring properties and more GRFA.
Staff believes the proposed Crossroads redevelopment complies with this portion of the
criterion as the proposed public benefits oufinreigh all deviations proposed.
Emplovee Housinq Reauirements
�
As indicated in a number of the goals and objectives of the Town's Master Plans, providing �;,
affordable housing for employees is a critical issue which should be addressed through the
planning process for SDD proposals. In reviewing the proposal for employee housing �;
needs, staff relied on the Town of Vail Employee Housing Report. This report has been
used by the staff in the past to evaluate employee housing needs. The guidelines contained
within the report were used most recently in the review of the Austria Haus, Marriott, Four
Seasons, Manor Vail Lodge, and SDD No. 6 -Vail Village Inn development proposals.
The Employee Housing Report was prepared for the Town by the consulting firm Rosall,
Remmen and Cares. The report provides the recommended ranges of employee housing
units needed based on the type of use and the amount of floor area dedicated to each use.
Utilizing the guidelines prescribed in the Employee Housing Report, staff analyzed the
incremental increase of employees (square footage per use) that results from the
redevelopment.
The figures identified in the report are based on surveys of the commercial-use employment
needs of the Town of Vail and other mountain resort communities. As of the drafting of the
report, Telluride, Aspen and Whistler, B.C. had "employment generation" ordinances
requiring developers to provide affordable housing for a percentage of the new employees
resulting from commercial development. "Nev�'employees are defined as the incremental
increase in employment needs resulting from commercial redevelopment. Each of the
communities assesses a different percentage of affordable housing a developer must
provide for the new employees. For example, Telluride requires developers to provide �
� housing for 40% (0.40) of the new employees, Aspen requires that 60% (0.60) of the new �
23
�
� 303.37 employees
321.6 new employees
-303.37 exisiting emplovees
18.23 net new employees
x.30
5.47 required # beds
According to the calculations above, the applicant must establish 6 new deed-restricted
employee beds ("pillows"). The applicants are proposing to provide the required deed-
restricted employee housing beds off-site through the purchase of units throughout Town or
through a pay-in-lieu program, if established by the Town prior to requesting a Temporary
Certificate of Occupancy (TCO). The applicant will deed restrict the units under the ''
appropriate deed restrictions depending upon which zone district the property is located �'
within the community under the appropriate review process. In the previous meeting, the
Commission asked for greater detail on how a"bed"will be defined in regards to the deed
restricting of units. For example if the applicant purchased a structure containing three
bedrooms this could potentially count as six employee "beds". As expressed by the
Commission a unit as described previously may likely be rented by a family and would still
count as six employee beds. Staff recommends that the developer submit to staff, prior to
issuance of a TCO or Certificate of Occupancy,the location of the units proposed to be deed
restricted along with the appropriate review application which is applicable or remit payment
in funds commensurate with any adopted pay-in-lieu program. Please see the applicant's
employee housing unit provision proposal on page 16 of the Crossroads Redevelopment:
� Applications for Special Development District. Text Amendments, and Conditional Use
Permit document dated December 12,2005,which is attached for reference(Attachment C).
Staff believes that the proposal does comply with this portion of the criterion. '
�
C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of
the Vail Town Code.
As indicated in the Zoning Analysis outlined in Section VI of this memorandum, the total
number of required parking spaces for the Crossroads project is 235 spaces. The
applicants are proposing to provide a total of 338 spaces, all of which are to be provided in
the proposed underground parking structure. The 103 additional parking spaces proposed
to be constructed above and beyond that which is required are proposed to be placed in a
private parking club. The proposed subterranean parking structure permits a public plaza on
the surface which contains a proposed ice skating rink.
In order to establish a private parking club offering parking spaces,the Town Code requires
the review and approval of a conditional use permit by the Commission. The applicant is
proposing to establish a 103 stall private parking club. Staff addresses the criteria for the �
establishment of a private parking club in the Conditional Use Permit memorandum
accompanying this memorandum.
The applicant is proposing to utilize all of the 103 surplus parking spaces in a private parking
club in which participants would lease a space or potentially purchase if the applicant
chooses to condominiumize the spaces. The applicant desires to maintain ownership of the
� parking spaces to avoid not having enough parking for the retail,restaurant,and office uses
�
�
25 �
�;
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 cultural
opportunities to encourage summer tourism.
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 continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial
areas to accommodate both local and visitor needs.
4.0 Village Core/ Lionshead
4.1 Future commercial development should continue to occur primarily in
� existing commercial areas. Future commercial development in the
Core areas needs to be carefully controlled to facilitate access and
delivery.
4.2 Increased density in the Core areas is acceptable so long as the
existing character of each area is preserved thorough implementation
of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and
should be preserved. (scale, alpine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmental quality.)
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, platted areas and as appropriate in new areas where high
hazards do not exist.
5.3 Affordable employee housing should be made available through
private efforts,assisted by limited incentives,provided by the Town of
Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace demands
� for a full range of housing types.
27
units through the efforts of the private sector.
� Polic 2.6.1: Em lo ee housin units ma be re uired as
Y P Y 9 Y 9'
part of any new or redeveloped project requesting density
over that allowed by existing zoning.
Policy 2.6.2: Employee housing shall be developed with
appropriate restrictions so as to insure their availability and
affordability to the local work force.
Policy 2.6.3: The Town of Vail may facilitate in the
development of affordable housing by providing limited
assistance.
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.
Policy 3.1.1: Private development projects shall incorporate
streetscape improvements (such as paver treatments,
landscaping, lighting and seating areas), along adjacent
pedestrian ways.
Policy 3.1.2: Public art shall be encouraged at appropriate
� locations throughout Town.
Policy 3.1.3: Flowers, trees, water features, and other
landscaping shall be encouraged throughout the Town in
locations adjacent to, or visible from, public areas.
Goal#4: To preserve existing open space areas and expand greenspace
opportunities. �'
�
Objective 4.1: Improve existing 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.
Policy 4.1.1: Active recreation facilities shall be preserved(or
relocated to accessible locations e/sewhere in the Village)in
any development or redevelopment of property in Vail Village.
Policy 4.1.2: The development of new public plazas, and
improvement to existing p/azas (public art, streetscape
features,seating areas, etc.), shall be strongly encouraged to
reinforce their roles as attractive people places.
� Policy 4.1.3: With the exception of ski base-related facilities,
2s �`
r..
� Policy 5.4.2: Medians and right-of-ways shall be landscaped.
Goal #6: To ensure the continued improvement of the vital operational
elements of the Village.
Objective 6.1:Provide service and delivery facilities for existing and
new development.
Objective 6.2: Provide for the safe and efficient functions of fire, �`
police and public utilities within the context of an aesthetically
pleasing resort setting.
Policy 6.2.1: Development projects and otherimprovements
in Vail Village shall be reviewed by respective Town
Departments to identify both the impacts of the proposal and
potential mitigating measures.
Policy 6.2.2: Minor improvements (landscaping, decorative
paving, open dining decks, etc.), may be permitted on Town �
of Vail land or right-of-way(with review and approval by the
Town Council and Planning and Environmental Commission
when applicable) provided that Town operations such as
snow removal, street maintenance and fire department
access and operation are able to be maintained at current
levels. Special design (i.e. heated pavement), maintenance
fees, or other considerations may be required to offset
impacts on Town services.
Staff believes that the application complies with all of the goals, objectives, and policies
identified above. Previously staff expressed that the proposal needed to address Objective
2.3. The proposal now includes a total of five(5)lock-off units to increase the likelihood that
the project will have a greater occupancy rate. The applicant has submitted a rental
program to increase the likelihood of owners placing their units into a rental pool. A copy of
the rental program is attached for reference on pages 18-20 of the Crossroads
Redevelopment: Applications for Special Development District. Text Amendments, and
Conditional Use Permit document dated December 12,2005(Attachment C). Staff believes
the applicant has made great progress in the architectural design and believes that through
the Design Review process the architecture can be resolved. Staff, in previous
memorandums, expressed concerns about the scale of the structure and its relationship to
neighboring properties. Through the use of the computer model staff believes that the
revised proposal will now be at an appropriate scale to neighboring properties, Four
Seasons,and Vail Plaza Hotel. While it is true that this proposal will set a new precedence
for height (99.9 feet) staff believes that the height and other deviations are offset by the
combination of benefits such as the public plaza, streetscape, public restrooms, and
incorporation of the loading and delivery facility in the overall loading and delivery system for
the Town. Staff under Criterion A addresses the benefits and reasoning behind staff's belief
that the new precedence for height has been offset by various elements of the proposal.
�
�
Town of Vail Streetscape Master Plan �
� �
�
31 �,
�
railroad-tie beds. Staff believes that as the Design Review Board and Staff work with the �
� applicant in the Design Review process that additional landscaping will be added to the
plaza as the layout of the plaza becomes more firm. Staff believes that the proposal
complies with the recommendations of the Vail Village Master Plan East Meadow Drive— �;i
Willow Bridge Road to Vail Valley Drive sub-area.
The proposal currently proposes to construct streetscape improvements on Village
�
Center Road which includes concrete unit pavers, landscaping, and heat tubing which
could eventually be connected to the Town of Vail boiler system. The Public Works
Department has identified that in their Master Plans it has never been anticipated that
Village Center Road would be heated. Therefore, they believe that the installation of
heat tubing in Village Center Road should either not occur and therefore be asphalt
instead of pavers or the heat tubing should be hooked up to the Crossroads
development. The developer has expressed that they do not desire to connect any heat
tubing under Village Center Road to their boiler system. Town staff would request the
Planning and Environmental Commission provide input on whether or not heat tubing
should be installed or not and if the Town should look at the streetscape heating budget �.
and potentially include this area in the heating budget.
�
Vail Villaqe Urban Desiqn Guide Plan and Desiqn Considerations
Portions of the Crossroads development site fall within the purview of the Vail Village
Urban Design Guide Plan and Design Considerations
1. URBAN DESIGN CONSIDERATIONS
�' These considerations 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.
A. PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedestrian circulation
through an interconnected nefinrork 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 pedestrianization
have been identified.
Staff Response:
The Crossroads development site is bordered by East Meadow Drive on the
south and Village Center Road to the east. Both East Meadow Drive and
Village Center Road are designated as streets intended to accommodate
pedestrian and vehicle traffic. East Meadow Drive is also a designated Town
of Vail bus route. �
� k:
�
33 �>
subterranean structure which has access off of the narrowed Village Center
�r Road. The proposal includes several items which will help make East
Meadow Drive and Willow Bridge Road more pedestrian friendly such as
paver colors and treatments and narrowed roads. Neither street is intended
to be pedestrian-only. Staff believes that the proposed application complies
with this criterion.
a
C. STREETSCAPE FRAMEWORK
To improve the quality of the walking experience and give continuity to the
pedestrian ways, as a continuous system, two general types of
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 routes.
2. Infill commercial storefronts,expansion of existing buildings,or new
infill development to create new commercial activity generators to 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
interest and activity.
Staff Response:
The applicants are proposing to improve and enhance the streetscape
framework along Village Center Road and East Meadow Drive. To this end,
a plan has been proposed that incorporates narrowed streets, pavers with
differing colors and patterns and a large plaza within the proposed
development. Staff believes the proposed plaza could be very positive for
the community. Since the January 18, 2005, Town Council meeting the
proposal for the public plaza has been improved greatly. The incorporation
of additional plating beds and other features within the plaza have been
provided to address the items identified in the criterion above. The applicant
as also proposed to install heated sidewalks along the perimeter of the site.
Staff believes that the proposed application complies with this criterion.
D. 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
heights 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
35
allowed and encouraged to give strong definition to the pedestrian streets.
�
This is not to imply continuous building frontage along the property line. A
strong street edge is important for continuity, but perfectly aligned facades
over too long a distance tends to be monotonous. With only a few
exceptions 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,otherelements can be used to
continue the street edge: low planter walls, tree planting, raised sidewalks,
texture 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 forviews and pedestrian
activity.
�
Staff Response: �,
The Crossroads proposal,as stated previously,includes a large plaza which
opens up the pedestrian area at the intersection of Willow Bridge Road and
East Meadow Drive. It has been stated by the applicant that it is the intention
to make the plaza available to the public and Town for events such as"Street
BeaY'concerts. Staff believes that the plaza is a great idea. However,staff
� would like to see a public easement recorded for the space and agreements
on the Town's rights to schedule events in the space. The proposed plaza
would compliment the eventual construction of the public venue space
associated with the construction of the Vail's Front Door project. Staff
believes the proposal substantially complies with this criterion. However,
details of the public easement need to be clarified.
F. 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
variety to the street, which is desirable. The height criteria are intended to
encourage height in massing variety and to discourage uniform building
heights along the street. �
Staff Response: �
The applicant is proposing to construct an eight story structure(six stories of �
residential on top of and set back from the base finro stories of commercial).
Staff believes that the building has been revised to better compliment �;
neighboring properties as identified in previous portions of this �
memorandum. As stated earlier in the memorandum, the applicant is �
proposing to utilize an 11 foot 6 inch floor plates in place of the established �
11 foot floor plate. If the Commission agrees with the applicanYs reasons for
the need of an 11 foot 6 inch floor plate it will become the new standard and �
�, staff believes that the application will comply with this criterion. �,
� �:
�
37
�
�
should be given to extending these corridors, where feasible, and the
�i+ creation of new ones. As buildings are constructed or remodeled, the
opportunity may exist to develop segments of a future system.
Staff Response:
The applicant has designed a service and delivery system which will avoid
and reduce the negative impacts on the pedestrian ways adjacent to the
lodge. As stated previously the applicant has proposed an enclosed 5-bay
loading and delivery system which has access off of the South Frontage
Road. The proposed design allows for neighboring properties to utilize the
facility and eliminates truck traffic on Village Center Road and on East
Meadow Drive. The applicant shall be required to participate in the overall
loading and delivery plan for Vail Village in a similar fashion as the Willow
Bridge project and the Vail's Front Door project. Staff believes that the
application complies with this criterion.
I. SUN /SHADE
Due to Vail's alpine climate,sun is an important comfort factor,especially in
winter,fall and spring. Shade areas have ambient temperatures substantially
below those of adjacent direct sunlight areas. On all but the warmest of
summer days,shade can easily lowertemperatures below comfortable levels
and thereby, negatively impact use of those areas.
All new or expanded buildings should not substantially increase the spring
� and fall shadow line(March 21 -September 23)on adjacent properties orthe
public right-of-way.
In all building construction,shade shall be considered in massing and overall
height consideration. Notwithstanding, sun/shade considerations are not
intended to restrict building height allowances, but rather to influence the
massing of buildings. Limited height exceptions may be granted to meet this
criterion.
Staff Response:
The proposal does shade the South Frontage Road to a great extent and for
short periods of the late morning it shades Vail Village Inn Phase III. In order
to eliminate the shading of Vail Village Inn Phase III the project would have to
be pulled much further back from the property line than even just the
setback. Staff believes that the extent of the shading and the duration of
shade on Vail Village Inn Phase III is minimal and acceptable. A copy of the
sun/shade study has been attached for reference (Attachment B). Staff
believes that the application complies with this criterion.
As previously discussed in this section of the memorandum, staff believes that the
application complies with all the goals and objectives of the Vail Comprehensive plan.
E. Identification and mitigation of natural and/or geologic hazards that affect the �:
property on which the special development district is proposed.
�
39
�
level of C. The overall impact on Village Center Road's north bound left tum lane is a queue
� increase of 15 feet in length to 40 feet in length. Staff believes that it will be imperative to
assess the applicant a fee of$5,000 per additional peak PM trip generated by this project
should it be granted approval. The traffic report identifies that there is a net increase of 68
PM Peak Hour trips for the Crossroads project. At $5,000 per net trip this results in an
impact fee of $340,000. This impact fee shall not be offset by any public improvements.
The impact fee shall be submitted to the Town of Vail to be used specifically for traffic
improvements as deemed necessary by the Town of Vail.
�
To address the concerns of circulation of pedestrians and vehicles and the conflicts that are
present befinreen the two,the applicant has proposed improvements to Village Center Road
and East Meadow Drive which make the area feel more pedestrian oriented and restricts
errant vehicular traffic from finding its way into the pedestrian area by narrowing the roads.
The proposal will also improve loading and delivery traffic in the area. The proposal also
includes a fully enclosed 5 berth loading and delivery facility with access off of the Frontage
Road. Currently, there is a fairly high volume of loading and delivery vehicles on Village
Center Road and East Meadow Drive. The applicant has expressed that they are willing to
be a member of the overall loading and delivery system which currently has participation
from the eventual Vail's Front Door facility and the One Willow Bridge project facility. Staff
recommends that through a developer improvement agreement that the 5 berth loading and
delivery facility is made available for inclusion in the overall Town of Vail loading and delivery
system which may include the establishment of an easement.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
� The applicant has proposed a large plaza along East Meadow Drive which contains an ice
skating rink in the winter and a pop-jet water feature in the warmer months. The proposed
plaza has been reworked to include greater landscaping than in previous submittals. The
planter bed locations and the landscaping to be planted in each will be carefully selected in
order for the retail to be as visible as possible. The applicant's proposal complies with the
landscaping minimum requirements as depicted on the landscaping plan.
Since the Commission last saw the applicanYs proposal focus has been placed upon the
landscaping plan and incorporating the appropriate scale of landscaping upon the plan. The
current landscaping plan includes a variety of plants. In order to mitigate the proposed
height of the structure the plan includes numerous evergreen trees ranging from heights of
20 feet to 40 feet.
Staff believes that the changes are an improvement which now makes this proposal comply
with this criterion. �
I. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district. �
�
The applicant is proposing to construct the project in one phase and a subdivision of the ='
property will be necessary to facilitate the development of the Crossroads project.
�:
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benefits, of which the provision of a public plaza on the site per the Town's �
� Master Plans was the most offsetting element. �
That the proposed gross residential floor area of 173.6% of lot area, additional twenty-
two dwelling units over allowable (at 26.1 units per acre total) and site coverage of
107,772 square feet (93.6%) in the Commercial Service Center zone district is in
conformance with applicable elements of the Vail Comprehensive Master Plan.
That the development is in compliance with the purposes of the Commercial Service
Center zone district, that the proposal is consistent with applicable elements of the Vail
Village MasterPlan, the Vail Land Use Plan, and the Vail Streetscape MasterPlan, and
that the proposal does not otherwise have a signi�cant negative effect on the character
of the neighborhood, and that the proposal substantially complies with other applicable
elements of the Vail Comprehensive Plan."
That the submitted Environmental Impact Report for the Crossroads Redevelopment
dated December 2005 addresses all aspects of potential concern.
Should the Planning and Environmental Commission choose to recommend approval the
applicant's requests, staff recommends the following conditions:
The Developer shall address the following conditions of approval prior to appearing before
the Vail Town Council for second reading of an adopting ordinance for the establishment of
Special Development District No. 39, Crossroads: �
1. The Developer shall prepare a written agreement, for Town Council review and
� approval, outlining the responsibilities and requirements of the required offsite
improvements, as indicated on the proposed Approved Development Plan. This
agreement shall include, but not be limited to, all streetscape improvements along
Village Center Road and East Meadow Drive, public access to the plaza for
pedestrians and Town sponsored events,which may include the establishment of an
easement on the plaza and language in the covenants and declarations for owners
of property in the project regarding the use of the plaza for special events, inclusion
of the loading and delivery facility in the overall loading and delivery system,payment �
of traffic impact fees and credits given to offset fee,and details for funding public art.
2. The Developer shall submit a fire and life safety plan for review and approval by the
Town of Vail Fire Department.
3. The Developer shall submit a final exterior building materials list,typical wall section,
architectural specifications,and a complete color rendering for review and approval
of the Design Review Board, prior to submittal of an application for a building permit.
4. The Developer shall submit a rooftop mechanical equipment plan for review and
approval by the Design Review Board prior to the issuance of a building permit. All
rooftop mechanical equipment shall be incorporated into the overall design of the
lodge and enclosed and visually screened from public view.
5. The Developer shall submit a comprehensive sign program for review and approval �
by the Design Review Board. �
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43 �'
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required Type II or III deed-restricted employee housing units will be regulated bythe
�, Town of Vail Employee Housing requirements (Chapter 12-13). The applicant shall
purchase and deed restrict the employee housing beds prior to requesting a
temporary certificate of occupancy. The units purchased must be approved as
acceptable by Town staff and deed restricted as Type II or III units depending on the
zone district in which they are located and by the appropriate review process. The
developer shall have the right to participate in any pay-in-lieu program, if one is
established by the Town, if he/she so chooses. Participation in a pay-in-lieu program
shall occur prior to requesting a temporary certificate of occupancy.
5. The approval of SDD No. 39, Crossroads,shall restrict the uses upon the plaza level
tenant spaces to retail uses solely and shall not be utilized for professional offices,
business offices, and studios. The second floor retail space may be utilized for any
allowable or conditional use as listed in the Commercial Service Center Zone
District. No space noted as retail space on the Approved Development Plan shall be
converted to a residential dwelling unit. Temporary real estate sales offices may be
allowed on the plaza level of retail during the first finro years following the issuance of
a certificate of occupancy in order to allow effective sales of dwelling units on-site.
X. ATTACHMENTS
A. Vicinity Map
B. Reduce plans of the proposal dated March 28, 2005
C. Crossroads Redevelopment: Applications for Special Development District, Text
Amendments, and Conditional Use Permit Dated December 12, 2005
� D. Environmental Impact Report for Crossroads Redevelopment: Special Development
District and Conditional Use Permit Applications dated December 2005
E. Vail Village Master Plan: Conceptual Building Height Plan
F. Vail Village Master Plan: Land Use Plan
G. Public Works memo dated January 16, 2006
H. Public Notification
I. Letters from Public
�
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Attachm�nt: F
�� � � � � — — — — —
� MEMO
To: Warren Campbell, Senior Planner
From: Tom Kassmel, Town Engineer
Re: Crossroads Redevelopment-Public Works Comments
Date: 01-16-06
After a review of the submittal of the Crossroad redevelopment plans, the Public Works
Departments finds the following issues that will need to be addressed prior to final
approval. The following outlines comments that will need to be conditions of approval of
PEC.
Public Works conditions of approval:
1. Final Civil Engineering drawings and Final Drainage Report must be approved
prior to Building permit submittal and meet all Town codes and standards. An
additional2 to 6 month review and comment period will be required for this
submittal.
2. The access off the S. Frontage Rd. is key to this development. A C-DOT access
permit shall be approved by CDOT prior to Building permit submittal and shall be
a condition of PEC approval. If changes to the PEC approved plans are required
� by C-DOT to facilitate an Access Permit the applicant will be required to return
for an amendment to the PEC approved plans.
3. Priar to submittal of building permit CDOT shall have approved the construction
drawings for the S. Frontage Rd.
4. Village Center Road shall be graded with a normal crown.
5. The plaza grading shall match the proposed East Meadow streetscape plans
grading currently be designed by the Town of Vail. This may require an elevation
change of the plaza. Please coordinate with the Town of Vail.
6. The alignment of East Meadow drive may be required to shift to the north at the
intersection of Village Center Rd. as a result of improvements being proposed by
Village Center. Please coordinate with Village Center and Town of Vail.
7. Applicant shall be responsible for the complete design and construction of the
roadway improvements as shown on the Crossroads Public Improvements plan
dated 12/12/OS and also the complete design of the remainder of Willow Bridge
Rd. going south to the International Bridge, excluding but matching those
improvements being designed and constructed by One Willow Place Road. This
includes streetscape, heated sidewalk and streets, landscape,planters, lighting,
irrigation, signage, and storm drainge improvements on Village Center Rd., East
Meadow Drive, Willow Bridge Rd., and the South Frontage Rd.
8. The heated streetscape proposed within the public ROW shall be constructed,
operated, and maintained by Crossroads as delineated in the plan dated December
12, 2005. The heated improvements proposed to be constructed on Village Center
Rd. will be a benefit to the snow maintenance of Village Center Rd., however
�„ currently it is not within the Town's plan to pay for the construction of a boiler
Attachment: G
� plant of this area nor is it within the Town's plan to pay for its operation and
maintenance. This will require further commitment from the Town once these
improvements are constructed. If the Town does not commit to paying for the
said improvements or operations, it may be beneficial to leave this street as
asphalt pavement. Non-heated brick pavers on this stretch of steep roadway will
be required to be plowed regularly and will cause significant damage to the
pavers.
9. All private improvements within the public ROW, including any temporary
shoring that is to remain in place, will require a Revocable ROW permit.
10. All shoring walls shall remain within the private property limits.
11. The proposed drainage system along the S. Frontage Rd. shall be coordinated with
Vail Plaza Hotel and tied into the Vail Plaza hotel proposed storm sewer system.
12. All grading and drainage for parking structure is required to be shown. Provide a
sand/oil separator.
13. A Traffic impact fee of$5000 per additional pm peak trip generation(68 trips @
$5000= $340,000) shall be assessed to the developer and held by the Town of
Vail to implement a future traffic solution east of crossroads that facilitates traffic
and U-turn movements.
14. All necessary easements, agreements,bonds, and permits must be in place prior to
building permit submittal. (i.e. construction easements on adjacent properties,
utility easements, pedestrian easements, drainage easements, access easements,
revocable ROW permit, ROW permit, etc...)
� 15. An excavation shoring plan shall be required to be approved prior to Building
permit submittal. This shall include cross sections,profiles, and plans showing all
conflicts and nail locations. It should be noted that any encroachment into CDOT
ROW(i.e. shoring)will require their approval and may include, a lease
agreement, permit etc...
16. The developer shall be responsible to construct all necessary storm water
improvements in order to convey all contributing on-site and adjacent off-site
drainage to gore creek.
17. The open plaza should be dedicated, similar to the Lionshead Core Site Pedestrian
Plaza as a public access easement.
18. The developer shall incorporate Art in Public Places and coordinate with AIPP for
implementation.
19. The loading and delivery facility shall be made available to provide capacity to
other sites. This will require easy access from the delivery facility, down a
service elevator, then direct access to the plaza level, an easement for this access
will be required.
20. A stormwater discharge permit and erosion control plan will be required prior to
building permit approval.
21. An approved staging plan, phasing plan, and construction schedule shall be
required prior to Building Permit approval.
•
� .
�����.� � THIS ITEM MAP BL C NOTIOER PROPERTY
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on January 9, 2006, at 2:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final review of a variance from Section 12-6D-6, Setbacks, Vail Town
Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a deck and
patio within the side and rear setback, located at 324 Beaver Dam Road/Lot 19, Block 7,
Vail Village Filing 1, and setting forth details in regard thereto. (PEC05-0092)
Applicant: Peter Kalkus
Planner: Bill Gibson
An appeal of an administrative interpretation, pursuant to Section 12-3-3, Appeals, Vail
Town Code, for clarifications to the provisions of Chapter 12-15, Gross Residential Floor
Area, Vail Town Code, and setting forth details in regard thereto.
Applicant: Town of Vail
Planner: Bill Gibson
A request for a recommendation to the Vail Town Council on a proposal to establish
� Special Development District No. 39, pursuant to Article 12-9(A), Special Development ��r�''o,�
District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use(r
development; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing ��-r
1, and setting forth details in regard thereto. (PEC05-0093) �
Applicant': Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for conditional use permits, pursuant to Section 12-7E-4, Conditional Uses,
Vail Town Code to allow for, a major arcade; a theater, meeting rooms, and convention
facilities; multiple-family dwellings and lodges; a private club (parking club); a bowling
alley; and the outdoor operation of an accessory uses (ice skating rink) located at 141
�� and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC05-0094)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for text amendments, pursuant to Section 12-3-7, Amendment, Vail Town
Code to Section 12-2-2, Definitions, Vail Town Code, to define a bowling alley and a
request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, to
allow for a bowling alley as a conditional use in the Commercial Service Center zone
�/::
district; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC05-0095)
� Applicant: Crossroads East One, LLC and Crossroads West One, LLC, represented
� by Mauriello Planning Group, LLC
Planner: Warren Campbell
Attachment: H
�
' VAIL VILLAGE HOMEOWNERS ASSOCIATION, INC.
President-Alan Kosloff Secretary-Ellie Caulkins Treasurer-Patrick Gramm Executive Director - Jim Lamont
� Directors - Judith Berkowitz - Dolph Bridgewater - Richard Conn - Bob Galvin
Ron Langley - Bill Morton - Trygve Myhren - Eugene Mercy - Gretta Parks
To: Mayor Rod Slifer and Town Council
Design Review Board, Planning and Environmental Commission
From: Jim Lamont
Date: August 1, 2005, Resubmitted Unaltered January 19, 2006
RE: Crossroads Special Development District Application
The Vail Village Homeowners Association Board of Director considered, at their July 27, 2005 meeting,
the major points of compromise concerning the proposed Crossroads at Vail Special Development
District. The proposed compromises and conditions of support are articulated in the Association's June
21, 2005 memorandum to the Vail Town Council.
It is recommended, given the ma�nitude of the Association's concerns, the Crossroads nroposal
should not receive final approval until the principle points of compromise are agreed upon.
The following addresses the Association's concerns as well as other matters that have a relationship
to the principle points of compromise.
1. South Frontage Road: The reported "C to C minus" capacity rating for the intersection of the
Crossroads Chute and South Frontage Road may be appropriate for today's circumstances,but
unable to manage projected and unforeseen future growth. We should strive at this time to attain an
� A or B rating as the South Frontage Road is and will remain, well into the future, the most important
local transportation corridor in the community. Consigning merging automobile and truck traffic to
hazardously darting across higher speed lanes or to make illegal turning maneuvers to reverse the
direction of travel is imprudent or misguided, particularly, when other safer roadway configurations
are readily applicable.
A planning commissioner, during the PEC public hearing, recommended the proposed Crossroads
roundabout, his proposal received no objection from the Planning Commission. However, the Town
Staff did not include his recommendation as a recommendation to the Town Council from the
Planning Commission.
A proposal by the developer to pledge $250,000 towards the Crossroads/South Frontage Road
roundabout was determined to be disingenuous. It was reported that the Town of Vail would receive
the funds, but do nothing to fully fund and execute the roundabout project. In the end, the pledged
funds would be returned to the developer.
It should be a priority of the Town of Vail that each intersection along the South Frontage Road from
Ford Park to Cascade Village (resort Town Center) meets the highest standards of traffic circulation
and safety. Projects that do not contribute their"fair share" to upgrade the South Frontage Road
should not be approved.
New private development and the Town of Vail should be responsible for providing funds to
� upgrade all intersections to the highest capacity and safety standards practical so as to provide for
future growth, anticipated and otherwise. Subsequent to Crossroads, there is no further proposed
private development to provide funds to upgrade the South Frontage Road intersection adjacent to
the proposed project.
Attachment: I
ii. Previously, approved setbacks and other variances were an acknowledgment of
existing site conditions and were not to be used as precedence for the future
�` redevelopment of the site. It was intended the future development would conform
��'` to the guidance of the master plan and established zoning standards.
iii. The public benefit value of the Public Plaza has already been offset by an increase
in height to 5-6 stories over that required in the established zone district. Height
was calculated based upon the average grade of the existing improvements, not
from a wholly arbitrary and speculative "historic grade."
iv. Landscaping requirements anticipate that trees and other landscaping
improvements will "soften"the urban appearance of buildings and public spaces
by integrating manmade improvements with the surrounding natural landscape.
Massing of trees should be integrated into the Public Plaza and required setbacks.
d. Lodging and Affordable housing:
i. The Town of Vail redevelopment policies contain incentives for increasing the
amount of lodging (accommodation units) and affordable housing.
ii. The developer has the right to amend the zone district for the site to permit
lodging and affordable housing.
iii. The developer is proposing using existing affordable housing units purchased in
� the community to fulfill his affordable housing requirement, as a consequence a
net increase in new affordable housing units will not be forthcoming. The
developer's actions are removing non-deed restricted (non-government
controlled) housing units from the affordable housing market.
iv. The providing on-site of accommodation units and affordable housing, as has
been required of other similar developments, must be a prerequisite to increasing
the height and density beyond that recommended in the Vail Village Master Plan.
Any increase in height must occur for that portion of the building located along
the South Frontage Road.
e. Building Height and Setbacks Relative to Adjacent Properties:
i. The developer in using the adjacent property of One Willow Bridge Road and the
expansion of the Sonnenalp Bavaria Haus as the comparison to justify the
Crossroads building height and setbacks along Meadow Drive. Other adjacent
property owners are objecting to the proposed height and setbacks in this area.
ii. The developer fails to note that the One Willow Bridge Road and Sonnenalp
Bavaria Haus expansion, he points to as precedence for his proposed height
deviation along Meadow Drive, throughout the entire site conforms to the height
limitation for the zone district (PA) in which they are located.
� iii. The Crossroads proposal as modified still remains out-of-scale with its adjacent
property owners and should be further reduced in height, and setbacks increased,
so that trees and other required landscaping can be incorporated onto the site.
, VVHA Attachment One
VVHA/TOV Correspondence 8/1/05
� 1. Will the proposed roundabout (or a variant thereo� proposed at the Crossroads/South Frontage Road
intersection adversely affect the flow of traffic between the Vail Village parking structure and the Main
Vail roundabout?
2. According to the Town staff the Crossroad/South Frontage Road intersection, taking into account the
proposed Crossroad development, will cause it to be rate as C or C minus. Will the proposed Crossroads
roundabout improve its rating or not?
3. Will the proposed Crossroad/South Frontage Road roundabout allow for truck traffic to more easily
and safely enter from the Crossroad Chute on to the South Frontage Road going either direction?
4. Are adjacent driveway accesses and turning for buses entering the Vail Transportation Center going
to be adversely affected by the proposed Crossroads/South Frontage Road roundabout? If so, how can
the problem to solved? What would be an appropriate alternative design or location for the roundabout?
Would buses entering the South Frontage Road from the Transportation center, crossing the eastbound
land, to go west towards the Main Vail Roundabout be adversely affected by the proposed roundabout?
5. Will the proposed Crossroad/South Frontage Road allow all traffic including trucks to more easily
and safely "reverse flow" when coming to or from the Mail Vail roundabout, VVI, and proposed
Crossroad loading and delivery structure. Is this solution safer than the "pork chop" center island
design, which is currently proposed for the WI and Crossroads? Would the same logic apply, if a
similar roundabout were built near the Evergreen Lodge?
�,. 6. If in the future two new roundabout were built, one at Ford Park, another in West Lionshead (or a
Cascade Village, would "interim" roundabouts at Crossroads and Evergreen/Municipal Complex
become redundant, a hindrance, or an attribute to the flow of traffic along this section of the South
Frontage Road corridor?
7. Are the proposed roundabout locations at the Crossroad/South Frontage Road and near the
Evergreen/Vail Municipal building too close to the Mail Vail Roundabout so that they would adversely
affect the rating of all or anyone of the existing or proposed roundabouts?
8. Would the Crossroads/South Frontage Road proposed roundabout ease the burden on the Vail
RoadlMeadow Drive intersection by creating an alternative route to and from the Vail Village
commercial center?
•
The project, should a compromise be adopted, as described herein, would be significantly changed. The present �
architectural design and plan would need to be changed to reflect the adopted compromises. Whether the
project will proceed under these compromises is not assured. We remain open to the consideration of other
�•ggested conditions of compromise.
The following points are the "recommended" conditions of compromise:
1. An equivalent of at least one floor of the building must contain a mix of affordable housing, which
provides domestic living units for full-time residences, who are multi-aged, including those needing
elder or special care, which will house, families, children, couples, and single persons.
2. The building must be build to LEEDS certified "green" building standards.
3. The building owners must agree to participate in the dispersed terminal loading and delivery system.
4. The building owners must participate in the future construction of utilities and infrastructure
improvements, such as a mass transit system and roadway improvements.
5. Reduce further the height,bulk, and mass of the project.
6. Higher priority should be required for public benefits, which improve "necessary"public infrastructure
and safety.
7. The ice rink, its sunscreen, and fountain are to be considered public benefit, subject to replacement,
operations, and management agreements with the Town of Vail and property owners.
� 8. The project causes the traffic safety of the intersection between the Crossroads Chute (Village Center
Road) to become jeopardized, therefore, the Crossroads developer is to pay the full cost of the
Crossroad's Chute roundabout and fix a date certain for its completion, which is to be within 12 months
of the approval of this pending application.
9. The building must contain one floor of hotel rooms and one floor of commercial uses.
10. Relocation of density for hotel rooms above the 38"height limitations shall be subject to the proof of
public benefit and restitution.
11. The relocation of density allocated to the plaza area cannot be located above the 38' height limitations of
the underlying zone.
12. Pedestrian circulations areas shall contain canopies of native deciduous trees for the purpose of
providing sanctuary for pedestrians, expression of public art, and sheltering of arboreal wildlife.
13. Architecture style must be a traditional European romantic alpine theme.
14. Developer provided parking spaces, available to the general public and community use, should be
considered a"partial"public benefit.
� 15. Subterranean interconnection of parking structures is considered a public benefit for reasons of traffic
and life safety.
16. Cultural and recreational amenities, available to the general public, including community use, should be
considered a"partial"public benefit.
VAIL VILLAGE HOMEOWNERS ASSOCIATION, INC.
President-Alan Kosloff Secretary-Ellie Caulkins Treasurer-Patrick Gramm Executive Director - Jim Lamont
Directors: Judith Berkowitz - Dolph Bridgewater - Bob Galvin - Ron Langley - Bill Morton - Gretta Parks - Richard Conn
�
To: Mayor and Town Council Members
Design Review Board, Planning and Environmental Commission
From: Jim Lamont
Date: June 8, 2005, Resubmitted Unaltered January 19, 2006
RE: VVHA-Crossroads Redevelopment Report,
Town Council Public Hearing
Introduction: The community has not, as yet,made up its mind about the redevelopment of the Crossroads at
Vail. There are several interests, which vigorously differ with several aspects of the proposal. There are others,
with opposing views, which just as vigorously, argue their issues of "community need."
The community is in transition; no one faction can have its sway. Therefore, compromise is necessary. What
should that compromise be? The community is literally at a crossroads. The Crossroads project; whatever its
final form will be a compromise. This report explores the potential grounds for a compromise that will allow
for redevelopment of the Crossroads at the Vail site.
The Vail Village Homeowners Association is participating in the public process addressing the redevelopment
of the Crossroads Shopping Center in Vail Village. This report is a reflection of our participation. The reader
now shares the issues put to the Association's Board of Directors for their consideration.
�.e proposal is being judged from two perspectives, the relative size of this proposal to its immediate
predecessors in the zoning process and adjacent neighbors. The second, the breaking-of-new-ground on which
future precedents will be set. The Town Council has the final say on this matter.
Homeowner Association Position:
The Homeowners Association has approached this application from the perspective that the Crossroads Center,
as it currently exists, is in need of being rebuilt. The manner in which it will be rebuilt is the subject of public
debate and consideration by the Vail Town Council and the broader community.
The Homeowners Association has prepared this report, not as a final recommendation,but as informational
advisory, representing the perspectives of it constituencies.
Conclusion: The author remains to be convinced that the Crossroads at Vail nroiect has fullv
represented it impacts. The zoning deviations appear to bene�t the developer more than the public.
It is su��ested that the Board of Directors either individually or as the Board forward their recommendation
with respect to the proposed compromise and any other position of which thev are desirous
The reader's conclusions should be communicated to the Vail Town Council in the form of an email FAX or
standard letter.
�
Discussion:
gal Issues: The zoning for the project is proposed as a Special Development District. The history of Special
�7evelopment Districts in Vail has a stormy legal legacy. The District Court has rejected at least two court
challenges against the Special Development District. The most recent conflict resulted in a punitive financial
judgment against the plaintiffs, who were adjacent property owners. However, it is the opinion of some legal
authorities that the judgment had no bearing on the validity of the Special Development District as a valid
method of zoning.
The court's remedy, should flaws have been found with any Special Development District, is to remand the
matter back to the Town of Vail for rehearing so that the flaws may be corrected. This could mean that only a
portion of the process would have to be cured, or in the extreme, that the deficient application would have to be
filed again, as a new application, and the matter reheard by the reviewing bodies in the Town of Vail.
Special Development District must prove Public Benefit: The developer is using the Special Development
District zoning classification so he can obtain deviations from the development standard of the underlying
zoning district. The determination of deviation is based on a set of criteria, which must be satisfied before
approval can be granted. One of those criteria requires proof of public benefits. Proof of public benefits has
come to mean a sum of money or resources that offset the cost to necessary public infrastructure and quality-of-
life facilities.
SDD Review Process Flawed: The Special Development District approval process allows the avoidance of
public scrutiny through the application of"contract negotiation"procedures. The approval process for a Special
Development District (SDD) is a negotiation between the Town and the developer. It is a bargaining for
�zblic benefits"in exchange for"deviations" from the zoning regulation. The zoning designation for a SDD
'`�[e is known as the"underlying zone district." The negotiation usually results in increased density and the
exceeding of other zoning standards of the "underlying zone district," such as height, setbacks,parking, etc.
The Town considers its deliberation about "public benefits" to be contract negotiations and therefore, subject to
executive privilege. The Council holds its substantive deliberations about public benefits in executive session.
The Town Staff are the "gatekeepers"of the negotiation process. They make recommendation directly to the
Town Council in executive session. The staff maintains an exclusive franchise over the negotiation be
enforcing a condition that "ex parte" contact between public officials and their constituents on matter is
prohibited. The public is "frozen out"of the negotiations process.
"Ex parte" contact typically applies to the deliberation of judges and juries. The Town Staff enforcement of"ex
parte"contact, allows written communication to occur. Personal contact can be made but the Councilperson is
subject to legal challenge, if they take a public position "for" or"against"the proposal, prior to officially taking
public testimony.
The Town staff conducts pre-meetings briefing with the planning commission and other authorities that
discusses arguments in favor or against a SDD proposal. Tactical strategies are also discussed in these sessions.
Official minutes or a report are not kept of the pre-meetings. The time and location of the pre-meeting is
included in the published agenda of the Commission or Board.
Point of Compromise: Residents, citizens, and property owners have the right to directly discuss the
� �posal with members of Commissions, Boards, and the Town Council. All discussions regarding terms
`''�rcontract�vill be held in public meetings at which the public can attend. The meetings must be
electronically tape recorded for the public record. The details of discussions between two or more
Council members must be reported electronically on the public record within 24 hours.
The developer in the process of relocating the density allocated to one part of the site to another comes into
conflict with the height requirement. The height limitation established for the proposed Four Seasons and Vail
Plaza Hotel, have similar provisions. Limitations identified by the Town's Master Plan have been overturned.
The developer is claiming that by retaining the density and providing a plaza he is doubling the public benefit.
He does not recognize that he is merely displacing the impact from one locale to another. He may be
exacerbating the impacts because he is creating a high-rise development that places different and greater
impacts upon the public infrastructure.
The developer is claiming the right to increase the density on any portion of the site, even though it violates the
height restriction or setback requirements. He chooses to believe that ill-formed density is a public benefit.
Relocating density merely displaces impacts from one location to another.
Point of Compromise: There is no substantive public benefit when density is relocated from one portion
of a site to another, if in its relocation it violates other zoning standards.
Point of Compromise: There is no substantive public benefit when the developer claims as a "public
benefit", those "streetscape improvements",which are necessary and reasonable to conduct the business
of the development.
Point of Comnromise: The south fa�ade of the west wing should be stepped-down further and kept to the
same setback line as the adjacent structure at the Vail Village Inn facing East Meadow Drive.
Traf�c Considerations: Traffic is one of the most important considerations that must be decided. Traffic
en�ineers have analvzed the intersection of the South Fronta�e Road and Crossroads Chute (Villa�e Center
�ive). The additional traffic generated bv the Crossroads redevelopment will push the traffic capacitv to near
unsafe conditions at the intersection. The South Frontage Road, adjacent to the proposed project is one of the
busiest and most important stretches of road in the entire communitv.
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proposed roundabout at the Crossroads Chute (Village Center Drive).
Link: View �raphic of nroposed Vail Boulevard in areater detail.
One of the routes that is necessary for the dispersed loading and delivery system requires an un-congested flow
of traffic along the length of Vail Road, Willow Bridge Road, to East Meadow Drive and Crossroads Chute and
its intersection with the South Front Road.
�.udies conducted for the Vail Front Door Project indicated a traffic stress point at Vail Road and Meadow
Drive, which could have a deteriorating ripple effect, not only at this intersection, but the Main Vail
Roundabout, as well. Gridlock could quickly appear.
Architecture Stvle:
P�•' •t of Comnromise: Building architecture should be of a traditional or romanticized alpine theme.
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The style, while Alpine, distributes its bulk and mass in the configuration of a traditional Atlantic City
beachfront hotel. The configuration does not necessarily reflect the characteristics of a European alpine
mountain resort hotel.
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Link: Enlar�ed view of T�raphic
The architectural design concept has changed since the first proposal. The original design of the building
facades was a high-tech, tailored alpine modern. In response to criticism, more stone and wood surfaces have
been amended to the design, seeking to give the impression of a more romanticized architectural theme. Gables
have been added to break up the profile of the roof.
Of the two proposed schemes, the "contemporary design,"is the most successful. The contemporary
proposal was considered too great a contrast with the Sonnenalp and other surrounding buildings that have the
more traditional European design styles of the 1970's and 80's. It should be assumed that the more traditional
buildings in the immediate area would remain.
The proposed structure, no matter the style, in its present configuration, will dominate and "overshadow"the
neighborhood. Many are of the opinion that the revisions have not been as successful as anticipated.
Specifically, there is a desire to reduce the apparent height and massiveness of the facade.
�
� Crossroads - Main Plaza:
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Point of Compromise: The design for the plaza should be taken from examples of some of the oldest
public squares in Europe. The plaza should contain canopies of deciduous trees that share the public
space. The canopy should be grown in areas created where groves of Aspens can thrive. The plaza
should be a sanctuary for pedestrians and winged wildlife. In winter, the trees could support a
dramatically lighted canopy,which shelters the ice skating rink.
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The apparent height a�id illassivencss of tlle buildin� ai-r: intcnded to be mitigated by a large plaza. The plaza is
to contain an ice skating rink, and provide ample frontage for two commercial floors of business frontage
arranged along a two-story arc on the north side of the plaza.
The plaza design is carnival, to a fault. It is near empty of permanent landscaping, most particularly trees. To
date, there has been no explanation of how the ice rink will be screened from the melting rays of the sun
summer or winter at 9,000 feet elevation. In all likelihood, the ice rink will require a large fabric canopy that is
not shown on the plan.
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� The West Win�- Hei�ht relationship of the Crossroads West Win� with adjacent WI• �
The graphics below illustrates the controversy with the neighboring Vail Village Inn.
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Above: Illustrates the scale and height differences between the proposed Crossroads and the existing Vail Village Inn. The
animations show the effects of the difference between setback requirements between Crossroads and the existing WI. The
Crossroad proposal is a "zero"setback along Meadow Drive.
Relative Setbacks and Height Conflict: The illustrations show the setbacks and relative height between the
West Wing of the Crossroads and the Vail Village Inn. The magnitude of the Crossroads incursions dwarfs
those of the immediately adjacent buildings of the Vail Village Inn on Meadow Drive. The Crossroad appears
to close off Meadow Drive. The setbacks should be more similar between the two projects so that one does not
dominate at the expense of the other. The vitality of pedestrian movement along Meadow Drive is dependent
upon unblocked visibility.
Stair-Stepping Height Minimal: The effect of minimally stair stepping from the frontage road to Meadow
drive is evident on the Crossroad proposal. The West Wing in particular should hold to a similar height as the
�il Village Inn. It appears that the 38' height limitation should be enforced on the West Wing of the
ossroad proposal.
Shadowing: Continuous sun shadowing occurs during the "extreme"period of the day and seasonally.
Adjacent property owners believe this to placing a hardship upon them, the benefit of which solely benefits to
� Comparison of Height of Crossroads with Vail Village Inn: The Crossroad proposal has proportionally,
significantly more occupied area at a greater height than the Vail Village Inn. The amount of space is obtrusive
and not readily apparent from drawn building elevations. The result of overlaying the Vail Village Inn and the
`zil Plaza Hotel with the proposed Crossroads partially illustrates the differences.
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CROSSROADS � : �� � VILLAGE INN PLAZA VAIL PLf12A HOTEL GATEWAY ROUNDA
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Above: Illustrates the amount of the Crossroads building located above the height of the Vail Village Inn and Vail Plaza hotel.
Superimposing the image of the Vail Village Inn and Vail Plaza Hotel over the proposed Crossroad building makes the
�omparison.
�eveloper Initiated Reductions of Buildin� Hei�ht: The developer reduced the height of his initial proposal
at the suggestion of the Planning Commission. However, the reduction in height of the initial design was not a
realistic proposal and would not have received serious consideration. Therefore, the gesture of lowering of
height only brought the Crossroad proposal in line with the Vail Plaza Hotel and Four Season.
•
1 .
� Additional Information is available on the Association's website.
Please forward to anpropriate parties.
Post Office Box 238 Vail, Colorado 81658
Telephone: (970) 827-5680 Voice MaiUFAX: (970) 827-5856
e-mail: wha(�a,vail.net web site: www.vailhomeowners.com
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Crossroads Redevelopment Today's Presentation
A Snapshot
-, �_��w,
°°�• -_" ����-R. ' ���`�`�-�� •Existing Conditions
�`�� ���° � �� ;" � ,�. �� r-� '. •Town's Master Plan Recommendations
�� � �°� � °���� �� � , � � � •Compliance with Master Plans
�� �" � `� ��� r �� ;� �`�� - � •Changes to Plans from April 25, 2005
��� ° ` �"�� �` � � � �'' .��'�'�° •Detailed Review of Plans and Uses
�� �, �� ,.� �
�,.�,,�� ��t�� p��� �°����,,;� � •Summary of Public Benefits &Amenities
1970 2006
�
Existing Conditions
_ ���� � ��� � � Existing Conditions
�� � .
`�� ���� � � ' � • 43,653 sq. ft. retail
E � � 1 � � � ��a:J
�°� ° � � ` • 6,300 sq. ft. in two movie theaters
, _. -
_._ - �°-"�s ��� `���� . ;: • 13,500 sq. ft. office space
• 106 surface parking spaces
�II� .��-� • 92 structured parking spaces
°
`�� � � ��� � �� `��`� "` 'r��� • 22 Condos
� � . � � w� , . _,
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�
1
•
Vail Land Use Plan Vail Village Master Plan
• Ef1COU�a9@S COfT1I71e�C18� - Crossroads�ocated .� ��ea Included in Urban � -
development in established :; �^Pe�Phery � � �Design Guide Plan ' ��������
,...........��� ...............�,���r�� _
commercial areas ., ��- � �� , �-
� ��o���.
• Encourages development of -� --., `p, ���� ,� ��.���-��-�
,�a� � � ��� �,t
entertainment oriented � � ��_ � � � - . � ,.x-; > �._.
businesses to improve economy � � �
Promotes redevelopment of aging �`> x.� � o �` '\ � �� p � � �
. ;,- ,���
facilities � �' � �
�; r ,� .�,�'',�,��; � *� �`�
• Promotes a full-range of housing � � � � ""��'�� �` ,�.. �
types
•
Vail Village Master Plan Vail Village Master Plan
Land Use Plan Open Space Plan
� � � �-��_ � '�� rc mended Plaza _
a ,� <i -,,,..,_. _.... - – Space
=' �- __ �� . : °. � _ .._ � -- — �
ecom
_ =-- • ,. 1 �--- - (`
High/Medium Density ResideMial . „"" j
� Crossroads � } _..
S.Fromage Road - � �' f '� �
:... _--•�._..r .: �� _... �Y , ,'k
.. �i _,..'-�":. `.� .? .,
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., � Moced-Use �.,.r= r°. .: ����� ,
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E �" , ._ a .� , .. ......� f . �
•
2
•
Vail Village Master Plan Vail Village Master Plan
Conceptual Building Height Plan Traffic and Circulation Plan
_ _._ �.� _ ..� �- � --_,
_�_ _ ._
Crossroads I ° '
__ � � !� ( - • �_ ., � _.+ � _
µ� ` �� �� � �«5r,e .'�£.*3'e.� _ _
.. y.e� �'�:. � �� 4-�..�s?� .;wk�;.a-�-�? .. _.
. � � ���` �„J d..� �` � �' t� �x"� ����.?x
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•
Vail Village Master Plan Vail Village Master Plan
Action Plan Sub-Areas
._: . _ . _
" -==L � �-� Y" • Action Plan—#1-6 Crossroads Infill
�� � ��, - � -
. _. - - - .___
�,_w�'�"�"`� �r'�'�' >. - - ` - Provide new plaza space where surface parking is
� . ,{� - �- .�; located today
' � "°�� � � ` r ��:;���B�i�� � � - Replace existing surface parking with pedestrian
— � �� '�1
corndors into a new commercial area
�� �: '=----�� ,y��ro�sE, '� �c�� ,` !� - Provide all required parking on-site in new
,� s .- underground parking structure
��r�!�� ��" ��^- - Locate loading and delivery along S.Frontage Road
�'�� �� �� �� ..�� �t, � �.. ` ��3�?' - Strong building edge along Meadow Drive
° - Improved planted buffer adjacent to frontage road
��_ � .....
'� �._... ....,
�; ..,.__.,.. ...
�� _...xo_.�. , ,_ ,.,,.
•
3
•
Vail Village Master Plan Vail Village Master Plan
Sub-Area Sub-Area
Goals, Objectives, Actions Goals, Objectives, Actions
Goal#2: To foster a strong tourist industry and promote Goal#2: To foster a strong tourist industry and promote
year-around economic health and viability for the Village year-around economic health and viability for the Village
and for the community as a whole. and for the community as a whole.
- Objective 2.4: Encourage the development of a variety of new - Objective 2.5: Encourage the continued upgrading,renovation
commercial activity where compatible with existing land uses. and maintenance of existing lodging and commercial facilities to
• Policy 2.4.1: Commercial infill development consistent with better serve the needs of our guests.
established horizontal zoning regulations shall be • Policy 2.5.1: Recreation amenities,common areas,meeting
encouraged to provide activity generators,accessible facilities and other amenities shall be preserved and
greenspaces,public plazas,and streetscape improvements enhanced as a part of any redevelopment of lodging
to the pedestrian network throughout the Village. properties.
• Policy 2.4.2: Activity that provides night life and evening • Policy 2.5.2: The Town will use the maximum Flexibility
entertainment for both the guest and the community shall be possible in the interpretation of building and fire codes in
encouraged. order to facilitate building renovations without compromising
life,health,and safety considerations.
•
Vail Village Master Plan Vail Village Master Plan
Sub-Area Sub-Area
Goals, Objectives, Actions Goals, Objectives, Actions
Goal#2: To foster a strong tourist industry and promote Goal#3: To recognize as a top priority the enhancement of
year-around economic health and viability for the Village the walking experience throughout the Village.
211d fof th0 CAmmUnity 8S 8 WholB. - Objective 3.1: Physically improve the existing pedestrian ways
- Objective 2.6: Encourage the development of affordable by landscaping and other improvements.
housing units through the efforts of the private sector. • Policy 3.1.1: Private development projects shall incorporate
• Policy 2.6.1: Employee housing units may be required as streetscape improvements(such as paver treatments,
part of any new or redeveloped project requesting density landscaping,lighting and seating areas),along adjacent
over that allowed by existing zoning. pedestrian ways.
• Policy 2.6.2: Employee housing shall be developed with • Policy 3.1.2:Public art shall be encouraged at appropriate
appropriate restrictions so as to insure their availability and locations throughout Town.
affordability to the local work force. • Policy 3.1.3: Flowers,trees,water features,and other
• Policy 2.6.3: The Town of Vail may facilitate in the landscaping shall be encouraged throughout the Town in
development of affordable housing by providing limited locations adjacent to,or visible from,public areas.
assistance.
�
4
•
Vail Village Master Plan Vail Village Master Plan
Sub-Area Sub-Area
Goals, Objectives, Actions Goals, Objectives, Actions
Goal#4: To preserve existing open space areas and Goal#4: To preserve existing open space areas and
expand greenspace opportunities. expand greenspace opportunities.
- Objective 4.1: Improve existing open space areas and create
new plazas with greenspaces and pocket parks. Recognize the • Policy 4.1.3: With the exception of ski base-related facilities,
different roles of each e f o en s ace in formin the overall existing natural open space areas at the base of Vail
tYP P P P 9 Mountain and throughout Vail Viltage shall be preserved as
fabric of the Village. open space.
• Policy 4.1.1: Active recreation facilities shall be preserved • Policy 4.1.4: Open space improvements including the
(or relocated to accessible locations elsewhere in the Village) addition of accessible greenspace as described or
in an develo ment or redevelo ment of ro ert in Vail graphically shown in the Vail Village Master Plan and/or
Y P P P P Y Urban Design Guide Plan,will be required in conjunction with
Village. private infill or redevelopment projects.
• Policy 4.1.2: The development of new public plazas,and
improvement to existing plazas(public art,streetscape
features,seating areas,etc.),shall be strongly encouraged
to reinforce their roles as attractive people places.
•
Vail Village Master Plan Vail Village Master Plan
Sub-Area Sub-Area
Goals, Objectives, Actions Goals, Objectives, Actions
Goal#5: Increase and improve the capacity,efficiency, Goal#5: Increase and improve the capacity,e�ciency,
and aesthetics of the transportation and circulation system and aesthetics of the transportation and circulation system
throughout the Village. throughout the Village.
- Objective 5.1: Meet parking demands with public and private - Policy 5.1.3: Seek locations for additional structured public
parking facilities. and private parking.
• Policy 5.1.1: For new development that is located outside - Policy 5.1.4: Continue to promote the lease parking program
the Commercial Core I Zone District,on-site parking shall be as a means for maximizing the utilization of private parking
provided(rather than paying into the parking fund)to meet spaces.
any additional parking demand as required by the zoning - Policy 5.1.5: Redevelopment projects shall be strongly
code. encouraged to provide underground or visually concealed
• Policy 5.1.2: The expansion of the Vail Village parking parking.
structure shall maximize the number of additional parking
spaces available for public parking.
•
5
•
Vail Village Master Plan Vail Village Master Plan
Sub-Area Sub-Area
Goals, Objectives, Actions Goals, Objectives, Actions
Goal#6: To ensure the continued improvement of the vital Goal#6: To ensure the continued improvement of the vital
operational elements of the Village. operational elements of the Village.
- Objective 6.1:Provide service and delivery facilities for existing • Policy 6.2.2: Minor improvements(landscaping,decorative
and new development. paving,open dining decks,etc.),may be permitted on Town
of Vail land or right-of-way(with review and approval by the
- Objective 6.2: Provide for the safe and efficient functions of Town Council and Planning and Environmental Commission
fire,police and public utilities within the context of an when applicable)provided that Town operations such as
aesthetically pleasing resort setting. snow removal,street maintenance and fire department
• Policy 6.2.1: Development projects and other improvements access and operation are able to be maintained at current
in Vail Village shall be reviewed by respective Town levels. Special design(i.e.heated pavement),maintenance
Departments to identify both the impacts of the proposal and fees,or other considerations may be required to offset
potential mitigating measures.
impacts on Town services.
•
Vail Village Master Plan Vail Village Master Plan
Sub-Areas Sub-Area
Goals, Objectives, Actions
• Action Plan-#1-7 Villa e Center Road Goal#3: To recognize as a top priority the enhancement
9 of the walking experience throughout the Village.
Improvements
- Objective 3.2: Minimize the amount of vehicular tra�c in the
- Redesign E. Meadow Dr./Village Center Road Village to the greatest extent possible.
intersection per Vail Village Urban Design Plan
- Redevelo Villa e Center Road to revent • Policy 3.2.1: Vehicular tra�c will be eliminated or reduced
p 9 p to the absolute minimal necessary levels in the
unnecessary vehicular traffic pedestrianized areas of the Village.
— Provide pedestrian improvements along Village
Center Road
�
6
•
Vail Village Master Plan
Sub-Area Streetscape Master Plan
Goals, Objectives, Actions
• The railroad-tie planters along the parking lots for Crossroads and
Goal#5: Increase and improve the capaciry,efficiency, the Sonnenalp-Swiss House should be replaced with at- rade
and aesthetics of the transportation and circulation system planting beds,similar to the planting beds along the sout�,side of
throughout the Village. East Meadow Drive near the Vail Village Inn.
- Objective 5.3: Concentrate the majority of interconnecting
transit activity at the periphery of the Village to minimize • Create special events venue.
vehicular traffic in pedestnanized areas.
• Policy 5.3.1:The Vail Transportation Center shall be the • Landscaping is needed along Village Center Road,especially near
primary pick up and drop off point for public transit and the Fronta�e Road,so as to further inhibit vehicular traffic into the
private shuttle vans and taxis. pedestriarnzed areas.
- Objective 5.4: Improve the streetscape of circulation corridors
throughout the Village. • Landscaping,benches and a trash receptacle should be placed at
• Policy 5.4.1: The Town shall work with the Colorado the Crossroad's bus stop as shown on the Master Plan graphic.
Division of Highways toward the implementation of a
landscaped boulevard and parkway along the South • Ex andin the lanter on the south side of the intersection of Villa e
Frontage Road. Center Road and East Meadow Drive has been suggested. This 9
• Policy 5.4.2: Medians and right-of-ways shall be would provide better definition to the roadway as well as increasing
landscaped. the landscaped area.
•
Streetscape Master Plan Key Elements of
Crossroads Plans
• The asphalt road surface would be replaced by concrete�nit pavers
in most areas where pedestrians share the street with vehicles.In
the restricted access zone south of the Village parking structure,the
pedestrian path would be paved with concrete unit pavers. • 24,130 sq.ft. public plaza with ice
However,the bus lane would remain asphalt. Additionally,the
Willow Bridge Road street surface,from the north side of Willow rink/summer pop jet fountain
Bridge to the intersection of East Meadow Drive,would also remain
asphalt. • 58,804 sq.ft. of new retail on two levels at
street-level and one floor above
• Replacing the triangular planter at the intersection of East Meadow
Drive and Willow Bridge Road with a larger circular planter that is • 3—Movie theaters with stadium seating
centered in the intersection. In addition,the intersection will be
accented with a special paving treatment and will act as a focal • 10—Lane bowling alley/arcade/sports bar
point.
• Vitlage Center Road would be narrowed to a minimum width of 28'
(curb-to-curb)to discourage unnecessary traffic. Five to six foot
wide concrete sidewalks on each side of the street are planned to
connect East Meadow Drive to the Frontage Road.
�
7
•
Key Elements of Key Changes to Plans
Crossroads Plans from April 25, 2005
• 69 dwelling units(was 75 units) • Building setback along west property line
• Enclosed 5-berth loading&delivery facility • Building height and massing reduced on
• 338 parking spaces(103 in excess of east and west wings of building
code) • Building reduced in density and sq.ft.
• Extensive on and off-site streetscape • Bulk and mass of structure reduced
improvements ($4 million+)
• $1.1 million in public art on and around the • Retention of all public benefits and
site amenities
�
pri ,
Review of Plans Site Plan
..�:.��� . .rNew Medians
�+�� "-
. . '�'�'�q'ras�- . . . .
Demonstrates how Crossroads p�es,�a� � t`� ' T` «� -�-��� �
Redevelopment complies or s'`�` �� ' �, -� ��� ;� t- '
implements the master planning L� `� � � '� � � ,
goals and objectives for this area of �'�� —
��,�- -,
� ,� �' �__.—J�Aocess to
TO�I�/n. l �ska[io9''{�, n � �Parking
Rink �
t :
� .9 ••^y t f}� P. m� . .::�:.
� Streetscape
�ew Plaza, .---- ' - - /Improvements �
..� �}�::-......
----
�
8
.
ropose ans April 25, 2005
Site Plan _ Level Minus 1
New Medians
... �._:,. f ., ....... ...... . .. ��.
�..
New �I � - �... � ; .�. . , . . ..
} ...� ' I '� . ... . . . R . ., �.
Pedeslrian' �-����� - - �
,
Street � ,,� ' � � � �. __. � ��
-J � t �.,_, _... - �
; , .
.. '°F � '��. !t -h_�. ._... _:... ���.
° 9.. -.
• . '--
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,? . � . r-- - �: !t
�,`.�� � � Access to .�. . - - �„ . i _
`� � *,'��"_�,,� ';� Parking - �• . ....� .. � i _�-
„ . . ; �^�l ,, � Mechanical �
� . ., ., .�
Skating <'� � n � �
t., R k ,���,.� �� eC` y . C ....._._ '',� . . ..
_ , � .. ,;. . _ ' i�. ... . �.
� , . q"iv. ;Streetscape � ?�-�•s_=• '
rea
�" � �- '� � = I Improvements ��„�,e,p,. -� - _- � �_._..� � �
z i `.�
`. - "' Public -��_ �-.
New Plaza �> , '--�-��� RBSt�ooms �°°�° � --
�
Proposed April 25, 2005
Level Minus 1 E. Meadow Drive Street Level
_ _
,., '� Movie ,,,., Public Restrooms ,�„�,,,,,„
.' ...:., _ . m Theaters � �. _ .... ........
i � � _ � �
V.�., �� ��..---�j'-� . .. � {� �� C--? _- i-
- � �. � �'-' . � -- c �:
� .. ... .. '�., I ; 4 .. '�.
, ,.� . .... 1`� .
h
it .. . � .�._�_._1(-"ZT_�� -T _ Bowling
✓ . f � �
L:r � __�_. � -'� �, ' � V -- PJley
: 11 ..e .. . .�. ,...... •�. .��� ,� "..
�� � ��
i ,
II a�4 `° a d - Arcade
�
> , - __.
:_ �, � �/'.
� L ..---~.... ., 7 �� � � '�-r��� ' �� � ,.� �-
• � �� ��
� . . A��� � Skatug PoMC �, •
i
t . � -_� _ � - to WI �s �� �'� "���� �
` ,�` �z-�.��"_ � ',. � - - ..�� �
-.,:4�: . ., ..� ..:�. - �..% Plaza
- --Public ,.,,,_. � i ' � :.
c- -�
' ..;°�a ' �.,s� -' � �....._._.New—
"�-� RestroomS � �!�, � "�� � Retail/Restaurants °°^'�" �°���
.d°
�
9
•
Proposed April 25, 2005
E. Meadow Drive Street Level Level 2
__ _._
_ . .:, __ _ _ _�
Movie�� ��Public Restrooms d '... �- " � [,:.
Theaters __ _-. a _a__ _ _ ,.m_�___. � � ,
� �f�� �_._ .....���3 s.r:
� � ,
- y ;� ' r�� -, ��'�
T _ n� �Bowling 1 � �� � „ / � '.
� .� � k �
_ �, ". � Alley �� _ d ��
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�
r � Y
.
,� _ ti
�
_ ,
l � �
i�'f - s " , � Arcade .�� �v �% i/''
4 w.f - ��., 1 . v��^,^..
. ' ' .. ' ., ...-�'� `.
1 ^
,. . L.,. ..� ... . ,�^n�.�.^. �£ 1"1 � ��:� 'l..
AcceSS ���. � . skating Rink '��` � :��. }Y �� „
-�, -'�',� �
� � ; _ �_r., � i �j -•,
to WI� , ��. ., . '� � , n'�� � .�y RelaiURestaurant^ Access to
,�_..., ^^..�� w.,.."'°" New Plaza , ' '`. ._.._ _ ..-_�. . Parking �'�.,
,._, � � ..��� .. � -,�,� -. � _�__,... �
. �� , "� ° �..,a� �.��.
.��w.. -...,. . . .. -,�-�-,, ---
._. .... „—.- "-�.a' ,-'.-� ... . i . ._
�
Proposed April 25, 2005
Level 2 Frontage Rd. — Lobby Level
V , ,
M
,( � . . . .. - _ _ , �
��Y1S t§� �.- �
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f�I��"fttlt � � _'_ • � 1' E�A Il�l1 .
„J T
�fp�€�l,a • e d ' � � - � �
,: �i
=t �t,d°-�. _ : �«, 9 -F� Lobby � I�I
r `
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�
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,
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; <, � ,. F�' i
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,.( , ' ... � �� I � � ,� Recreation � � r �
� -�s � � ^� � �� 3�� Amenities e !. - �� -;
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, �
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. ... -� -i-�'l ^ f Z �YY�
^ -- --- Loading Docks �
� Access to - �
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.
. i _ .: ,
� � Retail/Restaurant �. : ..
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�
10
•
Proposed April 25, 2005
Frontage Rd. - Lobby Level Residential Level 2
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� > $I y � .._ ��i-- u�""�'� /'� 6
�� Lobby � � � � E �� n a
�� k � �9 - / �
, nn p � --� �.� � � ��r �. �1 ^��,� ��-a .a2�] �I�SpLn� ��#� �u ����
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! �- � � � iu , � ;Y � � ..,'!i1��:��a� II': i ��7���Lw��,,?, .I��
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, Recreation '� ,,.. . �-� "..� .� 1 -' � % � ��s. i �; .
° Amenities ,- 9¢ i -�'` �.n`' tl '� . ���� �'��
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Loading Docks f— 3�x ; i��-{��= e ( �� ai'�, -
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•
Proposed April 25, 2005
Residential Level 2 Residential Level 3
. _ _._ , - �.-�' ' �,�: , �
E � � � � � �� � �
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t
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11
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Proposed April 25, 2005
Residential Level 3 Residential Level 4
__ . „ . - �- ��T,,=„�.,9- � ,
,�` �-,� � �,,��, r a. �,,,. �
�,2G 5 419 269 " �{ �T��23 i�{/ �OZ.) � I�I f���4tO"��_ 'ir� �� r�yytq�fYtl :.'-�„ fS.Y��*.�y".y ���' I�,�
, �'�, 4 E40�39 ` C . I �-� � h 1�� �'��'T �.,���Ti.�ta!`s •�..�� it�
i i �, �� q 5,�°.�'� i" t i 9
, � y ,.�'y p.'du � �� g , -t`n'�'� e .,�i;.� � 'K i`
� ^� � �� � �� � �� �� �.�'
tsi ��.0 x33 =_�� ! 3b s � a' ��I$sj.��� �S � � +��. � 1z�� ���r� ��
� �gp.�. � � a 35 �I ij j.�.� ', � '�i
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. . .I�r �r }/ �f i>�,��\�'���•L���
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�
Proposed April 25, 2005
Residential Level 4 Residential Level 5
� �,,- � �xmsx� cx'��t�.5� 'f
�, � ��-�-�"� i'�.
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��� _{` 3�s3 /i�� � 3 f i K+`�:'�'�-�;d� nlr !¢:w�l''B'�.,,` �� 4 ;
� �k � � � i ' �' I - �I_r. I�r j 3�i�t t�d. n�'.���Y A.`�r�, ,1
�,S +�s3 ta> � .,� ' � I �.w;�� � ,�� '���d^� �'FA,��"'E, �'l�� #`��� I
1'I �¢, I�y � ��� ���� ��- I
.�a�� � � .. � � �.�n n� rn' �t � I; � 'S
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12
•
Proposed April 25, 2005
Residential Level 5 Residential Level 6
: , _�
v�- " �� � �`/,,,,'. I i 3 _ � � � ji r
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9 I �t' ti
57, ;4?` �`� �.� Y� ��, �6/ „�"� i � �'- � x 7 �� - �
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Proposed North Elevation
Residential Level 6
April 25 ,(��
_ �� f �„.. -r::. I'I''� ",t'j' Y�'-..,.. � �[ t M �" �:�9�,.
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= - � ^I Proposed _ _ — ---=
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South Elevation East Elevation
A�pril25 � � i. � �� April25 �
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14
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North Elevation Comparison Plaza Character
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VILLAGE INN PLAZA VAIL P
•
Public Benefits Public Improvement Plan
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, -_....___....._....._.._ ��.,.,,w,w�.��
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• New 24,130 sq. ft. public plaza with winter ice �:::,_..._.._wo.,,.. y "�,�r°-;�°'°�="�'°`....._.__._
skating/summer pop-jet fountain � F3.��� ';., � ���
• Public restrooms at pedestrian level and within ; �, "`��i '� � �
garage �%~�� �.� °��:;``� '�
• New high quality retail and architecture in heart 'f �� �y�''� �"�' � � �,
of Vail t ¢ �^��,�,A� � ���
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• Implementation of streetscape master plan �'� �'; , 1�� ��;.%'` -
recommendations-$4 million + in streetscape 3;; . z"' ; :! �� j,,�
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• Enclosed loading and delivery facility for public �� --' '.;_��s�
use -, _-- — � _'- ----..,.
: New covered bus stop =y�,���� ���Eq �
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New landscape medians in S. Frontage Road '""""°'"� , .., °'"'�
•
15
i
Public Amenities
• 3 screen movie theater with stadium
seating
-21 Year guarantee plus SDD Amendment
required to change use per DIA
• 10 lane bowling alley and family arcade
-21 Year guarantee plus SDD Amendment
required to change use per DIA
• $1.1 million in public art
•
•
16
i �
Village Inn Plaza, Phase III, Condominium Association ��jm�a
100 East Meadow Drive, Vail, Colorado 81657
o n Jan. �3 �
�
�
January 23, 2006
Planning and Environmental Commission
Town of Vail
75 Frontage Road
Vail, Colorado 81657
RE: Special Development District No. 39
to Allow for the Redevelopment of Crossroads
Dear Members of the Planning and Environmental Commission:
I am writing to you as President of the Board of Village Inn Plaza,
Phase III, Condominium Association regarding the establishment of
Special Development District No. 39, Crossroads . Our homeowners
� urge you to request changes to the proposed Crossroads redevelopment
project before granting it your approval.
I. Western Fa�ade:
1. Height of the Crossroads Western Farade: We have
consistently urged further reductions in height for the building' s
western fa�ade immediately adjacent to us so that we are not faced
with the massive "wall" of the new building right at the twenty foot
setback line, a wall which is six stories high virtually the entire
distance along our joint property line. The perfunctory stepping
down to which the developer has acquiesced is to five and then four
stories for very short distances right at the project' s south
property line at East Meadow Drive. We believe that Crossroads
should be required to step down in height in increments of roughly
equal length from six stories at the South Frontage Road, to five
stories, to four stories, to three stories, and to not greater than
two stories by East Meadow Drive, particularly since there is very
little setback from the south property line.
2 . Loading Area: Parts of the Crossroads loading dock are
� well within the western twenty foot setback line, coming virtually
to our joint property line. The siting of this loading area will
result in the destruction of approximately 13 mature trees and seven
larger shrubs, which are currently located along our joint property
� RE: Crossroads Redevelopment Ordinance page 2
� line in that area. There is no requirement by the Town for
mitigation of this loss, and this is not at all tolerable.
The building should be moved back to the twenty foot setback
line and, thus, save the existing trees and shrubs, or, at an
absolute minimum, the developer should be required to put in
landscaping in that area which will do a better job of year around
screening of the proposed new building than the plan now shows.
3. Plantscape and Hardscape in the Vicinity of Our Joint
Property Line: We have discussed in a very agreeable way with the
developer (and the Town staff for that matter) both plantscaping and
hardscaping possibilities related to adjoining portions of our
property in the vicinity of the pathway connecting Village Inn
Plaza' s upper retail area with the Crossroads retail area, a pathway
put in place because of wishes of the Town. The linking landscape
could be a beautiful, park-like area, which could be a notable
addition to landscaping excellence in Vail. While the plan before
you today contains a general reference to this, we feel that a more
specific plan (agreeable to us, to the developer, and to the Town of
Vail) should be a requirement before approval of the Crossroads
redevelopment proposal.
� II. General Comments:
We do not believe that Crossroads, as currently designed, meets
the compatibility and public benefits requirements necessary for
approval of the Special Development District before you today.
Village Inn Plaza, Phase III, Condominium Association requests that
you deny the Crossroads project' s application until such time as
there are noteworthy reductions in its size, height, bulk and mass
and until the matters I refer to herein are adequately addressed.
The developer promises various public amenities which seem like
worthwhile amenities for the Town. There is certainly a need to make
sure that those amenities endure, or, if any of them might turn out
not to be economically feasible in the long term for the developer,
then there should be a firm requirement that suitable replacement
amenities be provided for the Town.
It would appear that the Town of Vail is starting a move away
from previously accepted building design and scale standards and is
inching towards new ones, perhaps typified by the current Crossroads
proposal. We would urge much wider public input regarding the Town's
� design and scale intentions for new construction projects and some
clearly stated declaration by the Town of Vail of such a change
rather than having it made in not-clearly-discernable steps which are
not initially apparent to all of our citizens.
' RE: Crossroads Redevelopment Ordinance paqe 3
�,. 2 wish to state, as I have done all along since the introduction of
the Crossroads redevelopment proposal well over a year ago: We
remain committed to working with the Town of Vail, the Crossroads
developer, and other interested citizens and citizens' groups to find
an agreeable solution to the Crossroads redevelopment situation which
will give us all a project which will fit in much better with the
Town, retaining our village character while allowing desirable and
needed growth.
Respectfully submitted,
D. Deane Hall, Jr.
President, Board of Managers
Village Inn Plaza, Phase III, Condominium Association
•
�
�
YJ I �/�
� �+ ff
Village Center Commercial �n , a 3 ��
� Fred Hibberd /
400 N.W. Ridge Road
Jackson, WY 83041
(307) 733-7327
Fax: (307) 733-1465
RE: Crossroads East One,LLC Proposed Development
To: The Vail Town Planning&Environmental Commission
75 south Frontage Rd.
Vail, Colorado
Date: January 23,2006
We would appreciate your review of the following prior to any iecommendations for approval of the
Crossroads Development project.
References are made to architectural drawings and to the Memorandum addressed to the Planning&
Environmental Commission from the Community DevelopmentDepartment. Dated April 25, 2005.
•
ACTUAL BUILDING HEIGHT:
There seems to be a difference of opinion on how high Crossroads would be. By scaling and using the
available drawings they show that the Retail Plaza Level in the South Elevation starts at 8,165.34 feet above
sea level. The highest point on the ridge above proposed condominium units 74& 75 is 8,278.91 feet above
sea level. The difference is 113.57 feet. The Memorandum discusses in several places a maximum hei�t of
99.9 feet historic grade. When a measurement is taken from top to bottom on the South elevation plan,
Historic Grade or not,the building is 113.57 feet high. This is what would be seen when viewing from East
Meadow Drive.
Another comparison would be One Willow Bridge Road curnently under construction. Maximum height at the
peak is 8,210 feet above sea level. In comparing the two,Crossroads would be 68.91 feet higher.
Page 1 of 5
�
i _
f neighborhood buildings-approximately 105,054 square feet. This still allows for an additional 60,000 square
� feet of commercial space and the required parking.
DENSITY:
Under the CSC zoning 18 units/acre or 47.5 dwelling units are allowed. However,it should be noted that the
47.5 DU cannot average larger than 969.9 square feet each. The limitation is the 46,051.6 square feet GRFA,
(Page 18,of th e Memorandum). Th e average pro posed squ are footage o f the 75 Cro ssroads co ndominiu ms is
2800.72 square feet,210,054 square feet divided by 75 units.
By dividing the maximum GRFA allowed under CSC 46,051.6 by 2800.72, 16.44 units would be albwed and
75 DU are being requested,an additional 58.56 units or 164,002.4 square feet of building.
RECOMMENDATION: With the average size of theproposed units at2,800.72 sq. fr.times 37.5 units, the
total condominium square footage would be 105,054 sq. ft This is more than double the 46,051.6 square feet
allowed under present zoning.
� SET BACKS:
On page 18 of the Memorandum,it talks about a 20-foot setback required on The Frontage Road,Westside,
Eastside and Front Meadow Drive and any change to allow building within the set backs constitutes,quote:
deviations from the prescribed development standards.
On the Frontage Road if the project is built as presently designed, it will have 10,000 plus sq. ft.of
condominium encroachment within the North set back line,6,700 sq. ft.within the East and South East
setbacks and 750 sq. ft. in the South set back lines for a totai of 17,450 sq.ft.
RECOMMENDATION: To Reduce the Overall Mass,Density and Bulk,the Structure Cannot Encroach into
the Twenty Foot Setbacks.
Page 3 of 5
�
� Fred Hibberd and The Village Center Shops
122 East Meadow Drive,Apt#1
Vail, CO 81657
►��Lc.C! /���'b•�ji�
•
Page 5 of 5
� .
�
� ANN REILLY BISHOP
ATTORNEY AT LAW
�
January 23, 2006
Planning and Environmental Commission
Town of Vail
75 S. Frontage Road
Vail, Colorado 81657
Dear Commission Members:
Village Inn Plaza, Phase III, Condominium Association urges you to request changes in the current
Crossroads application because it fails to meet the threshold requirements set out in the Town Code.
Our concerns are both substantive and procedural.
� 1. FAILURE TO MEET TOWN CODE: The size, bulk, mass, height architecture and impacts of the
project represent a substantial deviation from the project footprint that normally would be permitted
under the zoning code. The Association understands that some flexibility with respect to the zoning
requirements must be present, and it also understands that the Town Code's provisions for special
development districts is the mechanism to provide such flexibility. However the enormous deviations
required by the Crossroads project in its current design make it impossible for the project sponsor to
meet two critical requirements.
A. PROJECT INCOMPATIBILITY WITH SURROUNDING AREA: The size, bulk, mass,
height, architecture and impacts from the project make it incompatible with the existing environment
and surrounding neighborhood. For example, the building dwarfs and overshadows the building in
which the Association members make their home.
B. INSUFFICIENT PUBLIC BENEFITS: Nor are the deviations justified by the alleged pub-
lic benefits that will be provided. When carefully examined the only true public improvement are the
public delivery facility, the public restrooms, and the streetscape improvements. Neither the loss of
development rights associated with the public plaza - which would have required an even greater
deviation from the Zoning Code - nor the developer's pursuit of commercial enterprises that may
meet consumer demand in Vail are the type of public benefits that are sufficient to satisfy the special
development district provisions set forth in the Town Code.
� 2. CONCLUSION: Compatibility with the existing neighborhood environment and the provision of
POST OFFICE BOX 820 • VAIL, COLORADO 81658
(970) 476-4501 • FAX (970) 476-4490 • E-MAIL: ANNREILLYBISHOP@COMCAST.NET
.
. Planning and Environmental Commission
January 23, 2006
page 2
�
sufficient and worthy public benefits are the two mechanism by which the Town Council must
achieve a delicate balance between preserving the lifestyle created through the Town's Zoning
Code and the need, in certain limited circumstances, to allow for deviations from the well-con-
ceived Code in connection with the development of new projects. That balance has not been
struck here.
RELIEF REQUESTED: Until the Crossroads project is substantially reduced in scope, the
Association believes that it cannot meet the compatibility and public benefit requirements neces-
sary for approval of the special development district code provisions. The Village Inn Plaza,
Phase III, Condominium Association requests that you deny the Crossroad project's application
and remand the matter back to staff with a direction to revisit and redesign the current project to
reduce its size, height, bulk and mass.
Sincerely,
� �
/
Ann Reilly Bishop
•