HomeMy WebLinkAboutPEC050094Planning and Environmental Commisson
ACTION FORM
V011 11 1 -
OOMNUMTY DEVELOPMENT
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2139 fax: 970.479.2452
web: www.vailgov.com
Project Name:
Project Description:
Participants:
Ctrossroa k CUPS
PEC Number: PECO50094
PEC Type: CROSSROADS CUPS
REDEVELOPMENT OF CROSSROADS -FINAL APPROVAL TO ALLOW BOWLING ALLEYS, TO
ALLOW CONSTRUCTION OF OUTDOOR OPERATION OF ACCESSORY USES -ICE SKATING RINK,
MAJOR ARCADE TO INCLUDE INDOOR ENTERTAINMENT THEATER, MEETING ROOMS,
CONVENTION FACILITIES.
OWNER CROSSROADS EAST ONE LLC 12/12/2005
329 MILL CREEK CIR
Vail
Co 81657
APPLICANT MAURIELLO PLANNING GROUP, LL12/12/2005 Phone: 970 - 748 -0920
PO BOX 1127
AVON
CO 81620
License: C000001697
Project Address: 143 E MEADOW DR VAIL
143 E MEADOW DRIVE
Location:
Legal Description: Lot: P Block: 5 -D Subdivision: VAIL VILLAGE FILING 1 Parcel Number: 2101 - 082 - 0100 -1
Comments: See Conditions
BOARD /STAFF ACTION
Motion By: Rollie Kjesbo Action: APPROVED
Second By: George Lamb
Vote: 7 -0 -0 Date of Approval: 01/23/2006
Meeting Date: 01/23/2006
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:300
PEC approval shall not be not become valid for 20 days following the date of
approval.
Cond: CON0007832
That the developer operates the rental program for the dwellings units in accordance
with the pages 18 -20 of the Crossroads Redevelopment: Applications for Special
Development District, Text Amendment, and Conditional Use Permit document dated
December 12, 2005, and the approved Developer Improvement Agreement which will be
agreed upon by Town Council and the developer.
Cond: CON0007833
That the Planning and Environmental Commission approval of the conditional use
permits become valid upon approval of an ordinance creating Special Development
District No. 39, Crossroads, on second reading by Town Council.
Cond: CON0007834
That the developer operates the parking club in accordance with the page 12 of the
Crossroads Redevelopment: Applications for Special Development District, Text
Amendment, and Conditional Use Permit document dated December 12, 2005, and the
approved Developer Improvement Agreement which will be agreed upon by Town Council
and the developer. However, the developer shall not be permitted to individually
condominimize the parking spaces to be sold fee - simple.
, . c'
Planner: Warren Campbell PEC Fee Paid: $650.00
DFr-12 -2005 08:54 Fron To:9704797511 P.4/5
TOWN OF V41fl,
Department of Community Development
75 South Frontage Road, Vail. Colorado 81657
tai- 970.479.2139 fax: 570.479,2452
web: www.vailgov com
General Information:
All projects requiring Planning and Environmental Commi_cslon review must receive approval prior to submitting a
building permit application, Please refer to the submittal requirements for the particular approval that is requested -
An application for Planning and Environmental Commission review cannot he accepted until all required information
is recoived by the Community Development Department. The project may also need to be reviewed by the Town
Council and /or the Design Review Board-
Type of Application and Fee:
• Rezoning
$1300
Conditional Use Permit
$650
• Major'Subdrvision
$1500
Ploodplain Modification
$400
• Minor Subdivision
$650
Minor Exterior Alteration
$050
• Exemption Plat
$550
Major Exterior Alteration
$800
• MinorAmendmont to an SDD
$1000
Development Plan
$1500
• New Special Development Distrlct
$6000
Amendrent to a Development Plan
$250
• Major Amendment to an SDI)
$6000
Zoning Cade Amendment
$1300
• Major Amendment to an S00
$1250
Variance
$500
(no exterior modifications)
Sign Variance
$200
Description of the Request:
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L of the Proposal: Lot: - P
Physical Address: N ae. Mi - p2,ttlg' ���q r Vn�c.�
Parcel No.: 2 $ ZO Ij Do I (Contact Eagle Co. Assessor at 970 - 328 - 8640 for parcel no,)
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Name(s) of Owner(s): aoRDS crA - oryaf � 4L G, _ c rowe ; L'(
Mailing Address'
Owner(s) Signature(s):
Name of Applicant:
Phone: 4D ! - 004
Mailing Address: ON
Phone: 748. 0 I 7- rj
E -mall Address: t&* - � C Nt*',r URT Fax • o 7z, 1 - 7
For Office se Only: ,��( `f`t �L
Fee Paid: Check No.: ` J By.
Meeting Dater PEC No. i t
Planner: �_ -
Project No.:
Page l of 5-04/01/04
Application for Review by the
Planning and Environmental Commission
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TOWN OF VAIL, COLORADO Statement
Statement Number: R050002150 Amount: $650.00 12/12/200502:08 PM
Payment Method: Check Init: JS
Notation:
1913 /CROSSROADS EAST ONE LLC
Permit No: PECO50094 Type: PEC - Conditional Use
Parcel No: 2101- 082 - 0100 -1
Site Address: 143 E MEADOW DR VAIL
Location: 143 E MEADOW DRIVE
This Payment:
ACCOUNT ITEM LIST:
Account Code
-----------------
PV 00100003112500
Total Fees: $650.00
$650.00 Total ALL Pmts: $650.00
Balance: $0.00
Description Current Pmts
- -- ------------------------ - - - - -- ------ - - - - --
PEC APPLICATION FEES 650.00
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 23, 2006
SUBJECT: A request for conditional use permits, pursuant to Section 12 -7E -4, Conditional
Uses, Vail Town Code to allow for, a major arcade; theater, meeting rooms, and
convention facilities; multiple - family dwellings and lodges; private club (parking club);
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. (PECO5 -0094)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC,
represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
SUMMARY
The applicant, Crossroads East One, LLC and Crossroads West One, LLC, represented by
Mauriello Planning Group, LLC, is requesting approval of six conditional use permits,
pursuant to Section 12 -7E -4, Conditional Uses, Vail Town Code, to allow for, a major
arcade; theater, meeting rooms, and convention facilities; multiple - family dwellings and
lodges; private club (parking club); 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. These conditional use permit requests are being made in conjunction with the
request for establishment of Special Development District No. 39, Crossroads, which is
intended to facilitate the redevelopment of the existing Crossroads.
Upon review of the applicable elements of the Town's planning documents and adopted
criteria for review, the Community Development Department recommends that the Planning
and Environmental Commission approves with condition(s) the applicant's conditional use
permit requests. A complete summary of Staff's review is provided in Section VI 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 approval of six conditional use permits,
pursuant to Section 12 -7E -4, Conditional Uses, Vail Town Code. The requested conditional
uses are being submitted in conjunction with the request to establish SDD No. 39,
Crossroads. The conditional uses include the following:
• A major arcade measuring approximately 1,200 square feet;
• A theater which includes three screens and concessions measuring approximately
5,200 square feet;
• Multiple - family dwellings totaling 69 units and measuring 199,830 square feet;
• A private club (parking club) of 103 spaces;
A bowling alley encompassing 10- lanes; and
The outdoor operation of an accessory uses (ice skating rink) measuring
approximately 7,000 square feet.
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 and land uses on the site shall be governed by the regulations
outlined in Article 7E, Commercial Service Center (CSC) District, Title 12, Zoning
Regulations, Vail Town Code.
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 two 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 two options
regarding the review of the proposed Crossroads development. Staff recommended
that the option of looking 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 affirmed 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 order to review the proposal. One member did suggest a
desire to have some demonstration of height of the proposed structure on site or in
the vicinity.
IV. ROLES OF REVIEWING BOARDS
Conditional Use Permit
Order of Review: Generally, applications will be reviewed first by the PEC for
acceptability of use and then by the DRB for compliance of proposed buildings and site
planning.
Planning and Environmental Commission:
The PEC is responsible for final approval /denial of CUP. The Commission's decision to
approve /approve with conditions /deny a conditional use permit are based upon the
criteria found in Chapter 12 -16, Conditional Use Permits, Vail Town Code and
conformance of the proposal with the zone district in which it is located
Design Review Board:
The DRB has no review authority on a CUP, but must review any accompanying DRB
application.
Town Council:
Actions of DRB or PEC maybe appealed to the Town Council or by the Town Council. Town
Council evaluates whether or not the PEC or DRB erred with approvals or denials and can
uphold, uphold with modifications, or overturn the board's decision.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and
plans conform to the technical requirements of the Zoning Regulations. The staff also
advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
V. APPLICABLE PLANNING DOCUMENTS
Town of Vail Zonina Reaulations
Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We
believe the following code sections are relevant to the review of the applicant's request:
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 multiple- family dwelling and
lodge uses as may be appropriate without interfering with the basic commercial functions of
the District. The Commercial Service Center 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 -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 12JE -5 of this
article.
Private clubs.
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 Ill employee housing units (EHU) as provided in chapter 13 of this title.
Chapter 12 -16: Conditional Uses Permits (in part)
Section 12 -16 -1: Purpose; Limitations
In order to provide the flexibility necessary to achieve the objectives of this title, specified
uses are permitted in certain districts subject to the granting of a conditional use permit.
Because of their unusual or special characteristics, conditional uses require review so that
they may be located properly with respect to the purposes of this title and with respect to
their effects on surrounding properties. The review process prescribed in this chapter is
intended to assure compatibility and harmonious development between conditional uses and
surrounding properties in the Town at large. Uses listed as conditional uses in the various
districts may be permitted subject to such conditions and limitations as the Town may
prescribe to insure that the location and operation of the conditional uses will be in
accordance with the development objectives of the Town and will not be detrimental to other
uses or properties. Where conditions cannot be devised, to achieve these objectives,
applications for conditional use permits shall be denied.
Vail Village Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned and
designed as a whole. 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
Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship
between the built environment and public spaces.
Goals for Vail Village are summarized in six major goal statements. While there is a certain
amount of overlap between these six goals, each focuses on a particular aspect of the
Village and the community as a whole. The goal statements are designed to establish a
framework, or direction, for the future growth of the Village. A series of objectives outline
specific steps that can be taken toward achieving each stated goal. Policy statements have
been developed to guide the Town's decision - making in achieving each of the stated
4
objectives, whether it be through the review of private sector development proposals or
in implementing capital improvement projects.
The Vail Village Master Plan's objectives and policy statements address key issues relative
to growth and development. These statements establish much of the context within which
future development proposals are evaluated. In implementing the Plan, the objectives and
policies are used in conjunction with a number of graphic planning elements that together
comprise this Plan. While the objectives and policies establish a general framework, the
graphic plans provide more specific direction regarding public improvements or development
potential on a particular piece of property.
The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and
Town Council in analyzing future proposals for development in Vail Village and in legislating
effective ordinances to deal with such development. The most significant elements of the
Master Plan are the goals, objectives, policies and action steps. They are the working tools
of the Master Plan. They establish the broad framework and vision, but also layout the
specific policies and action steps that will be used to implement the Plan.
As noted on page 35 of the Master Plan,
'It is important to note that the likelihood of project approval will be greatest for those
proposals that can fully comply with the Vail Village Master Plan. "
Staff believes this statement re- emphasizes that the Master Plan is a general document
providing advisory guidelines to aid the Town in analyzing development proposals and that
full compliance is not required in order for a project to be approved.
Staff believes the following Goals and Objectives found in the Vail Village Master Plan are
pertinent to this project.
Goal # 1: Encourage high quality, redevelopment while preserving unique
architectural scale of the Village in order to sustain its sense of community
and identity.
Objective 1.2: Encourage the upgrading and redevelopment of residential
and commercial facilities.
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 activity generators, accessible greenspaces, public
plazas, and streetscape improvements to the pedestrian
network throughout the Village.
Policy 2.4.2: Activity that provides night life and evening
5
entertainment for both the guest and the community shall be
encouraged.
Goal #5: Increase and improve the capacity, efficiency, 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 I 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 lease 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.
VI.
CRITERIA AND FINDINGS
Consideration of Factors Regarding Conditional Use Permits
1. Relationship and impact of the use on the development objectives of the Town.
Multi - family Dwelling Units:
The proposed project has six floors of condominiums comprising a total of 69 dwelling
units. Within Section 12 -7E -1, Purpose, Vail Town Code, states:
"The Commercial Service Center District is intended to provide sites for general
shopping and commercial facilities serving the Town, together with limited multiple -
family dwelling and lodge uses as may be appropriate without interfering with the
basic commercial functions of the District. The Commercial Service Center 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."
The purpose statement anticipates that multiple - family uses could be located on
properties zoned Commercial Service Center zone district as long as they do not
interfere with the primary commercial functions of the district. Staff believes the number
C*
of proposed dwelling units does not interfere with the commercial nature of the zone
district. There is a requirement in the Commercial Service Zone District limiting GRFA to
50% of the total floor area of a development, Section 12 -7E -9, Density Control, Vail
Town Code. The GRFA requested in addition to the limit identified previously is a
deviation which staff believes the public benefits within the proposal off -set. Staff would
also point out that the land use plan for this site as contained in the Vail Village Master
Plan does identify this site as being substantially high density multiple - family. Staff
believes that this request complies with Goal #1 and Objective 1.2 of the Vail Village
Master Plan as found in Section V of this memorandum.
The applicant has provided a plan which they believe encourages owners of
condominiums to be involved in the rental pool. According to the applicant, the key to
achieving the participation in a rental pool program is to emulate the management of a
fine, high quality, luxury hotel. The management program is a hospitality program above
all else. On -site management and management offices are a necessity. Top level
services need to be provided to renting guests and owners alike. Great service and a
first class property will attract the kind of clientele that not only can afford a fine resort but
will respect the property of others. Owners become proud of being part of the resort and
have confidence that their asset is being well cared for while producing a painless,
welcome income to offset their ownership expenses (Attachment A).
The level of service to be offered by Crossroads includes daily or twice daily maid
service, 24 -hour desk and concierge, bell and valet staff, local transportation service,
pre - arrival activity, in -house amenities such as workout rooms, massage rooms, a lap
pool, meeting rooms, and a world class lobby, ski and grocery service and premium
rental equipment. An in -house maintenance staff not only quickly provides for guests
needs but corrects problems in units before they become a major problem and expense
to the renting owner. Owners become confident that their arrival will be hassle free and
as enjoyable as a vacationing guest in spite of a renting guest occupying their unit the
night before.
The final piece to encourage owners to rent is creating a financial structure that rewards
owners that rent. The cost sharing structure between the Homeowners' Association and
the Rental Program needs to be an integrated program that equitably balances all of the
services being offered to owners and renters alike. Properly and efficiently designed,
owners will be financially rewarded for renting instead of carrying the service costs for all
owners, as is the case in many condominium hospitality programs.
Staff and the applicant have also provided a retail analysis of both Vail Village and
Lionshead which we believe demonstrates that the amount of commercial space
proposed to be constructed on the site does meet the purpose statement of the CSC
zone district. The new Crossroads development would be approximately 18.8%
(Currently 13.8 %) of the total commercial square footage in the Vail Village. The report
is attached for reference (Attachment B).
Private Parking Club:
Staff believes that the proposal to establish a private parking club will address several of
the goals and objectives established in the Vail Village Master Plan. Those goals are
Goal #5 and Objective 5.1 as identified in Section V of this memorandum. Staff believes
the parking club could have a positive effect on the parking issues the Town faces
through out the year by providing an opportunity for individuals to lease or purchase
spaces and therefore not be parking in the Vail Village or Lionshead parking structures.
The proposal no longer identifies the parking club as a public benefit but as a public
amenity which has indirect benefit to the community. Staff has attached a portion of the
submitted materials which address the operation of the parking club (Attachment C).
Meeting Rooms, Movie Theaters, Major Arcade, outdoor operation of an accessory use
(ice skating rink),and Bowling Alley:
The Vail Comprehensive Plan identifies the need to make the Village a more vibrant and
economically viable location. Goal #2 of the Vail Village Master Plan, which is detailed in
Section V of this memorandum, is positively addressed by these requested uses.
2. The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Multi- family Dwelling Units:
A great majority of the bulk, mass, and height of the proposed structure is generated by
the six floors of condominium units. Previously staff believed that there could be some
negative impacts on the neighboring residential portion of Vail Village Inn Phase III in
terms of light and air as the proposed building encroached into the western setback.
Since the April 24, 2005, PEC recommendation of approval several portions of the
proposed structure have been reduced in height and the building has been pulled out of
the western property line setback with the exception of the enclosed loading and delivery
bay. This change has greatly reduced the negative impact to the Vail Village Inn Phase
III. As with any development on this site, there will be shade and shadow on the
adjacent properties. However, the magnitude of shade and shadow proposed is really
no different on the adjacent property than if the building was constructed even a story or
two shorter.
Private Parking Club:
Staff believes that the proposal to establish a private parking club will address several of
the goals established in the Vail Village Master Plan. Those goals are Goal #5 and
Objective 5.1 as identified in Section V of this memorandum. The private parking club,
which is subterranean, will not have any negative impacts on the above listed criteria.
Meeting Rooms, Movie Theaters, Major Arcade, outdoor operation of an accessory use
(ice skating rink), and Bowling Alley:
The proposed uses will add to the recreation choices of locals and guests alike. The
uses will also provide year round entertainment choices. All of the uses proposed will be
located in the subterranean portions of the structure except for the ice skating rink.
The surface ice skating rink and the associated plaza is identified by the applicant as
one reason why the building encroaches into the setbacks on a majority of the site.
Reducing the size of the ice skating rink would potentially allow the building to pull in
from the property lines which could improve the impacts on light and air of the current
structure.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
Multi - family Dwelling Units:
The proposed 68 dwelling units will generate increased vehicular traffic. The payment of
the traffic impact fee and the construction of roadway traffic improvements to the South
Frontage Road and Village Center Road will off -set any negative impacts.
Private Parking Club:
The proposed 103 space parking club will generate additional vehicular traffic in the
area. The payment of the traffic impact fee and the construction of roadway traffic
improvements to the South Frontage Road and Village Center Road will off -set any
negative impacts.
Meeting Rooms, Movie Theaters, MalorArcade, outdoor operation of an accessory use
(ice skating rink), and Bowling Alley:
These proposed uses will generate increased vehicular traffic. The payment of the
traffic impact fee and the construction of roadway traffic improvements to the South
Frontage Road and Village Center Road will mitigate any negative impacts.
4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
Multi - family Dwelling Units:
The Purpose statement of the Commercial Service Center zone district identifies
multiple - family dwelling units as a conditional use because the primary function of the
district is commercial. It is primarily the impact of six floors of residential which give this
project its bulk, mass, and height. While the applicant is proposing a building which
exceeds the height limits in the Vail Village Master Plan this is caused by the 11 foot 6
inch floor plates proposed and the taller floor plate in the commercial floors to
accommodate stadium seated theaters and a bowling alley. If the Commission agrees
that the 11 foot 6 inch floor plate is acceptable staff believes the proposal complies with
this criterion.
Private Parking Club:
The proposed parking club is located within a completely subterranean structure. The
subterranean nature of the parking club has no negative impacts on neighboring uses.
Meeting Rooms, Movie Theaters, Maior Arcade, outdoor operation of an accessory use
(ice skating rink), and Bowling Alley:
These proposed uses are located in the subterranean, except for the ice skating rink,
portions of the structure and have little impact on the visible portions of the upper
portions of the structure.
The surface ice skating rink and the associated plaza is identified by the applicant as
one reason why the building encroaches into the setbacks on a majority of the site. Staff
and the applicant have performed an analysis which depicts that the increased height
and encroachments into setbacks are indeed created by the public plaza containing the
ice rink as the amount of development potentially lost by establishing the public plaza is
on the same scale as the height deviations and setback encroachments proposed within
the project.
0
B. The Planning and Environmental Commission shall make the following findings
before granting a conditional use permit:
That the proposed location of the use is in accordance with the purposes of
the conditional use permit section of the zoning code and the purposes of the
Commercial Service Center Zone District.
2. That the proposed location of the use and the conditions under which it will
be operated or maintained will not be detrimental to the public health, safety,
or welfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable provisions of
the conditional use permit section of the zoning code.
VII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves with condition(s) the applicant's request for six
conditional use permits, pursuant to Section 12 -7E -4, Conditional Uses, Vail Town Code to
allow for a, major arcade; theater, meeting rooms, and convention facilities; multiple - family
dwellings and lodges; private club (103 space parking club); 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. Staff's recommendation of approval is based upon the
review of the criteria described in Section VI of this memo and the evidence and testimony
presented.
Should the Planning and Environmental Commission choose to approve the applicant's
request, staff recommends that the following condition(s) be made as part of a motion:
That the developer operates the parking club and rental program for the dwellings
units in accordance with the pages 12 and 18 -20 of the Crossroads Redevelopment:
Applications for Special Development District, Text Amendment, and Conditional
Use Permit document dated December 12, 2005, and the approved Developer
Improvement Agreement which will be agreed upon by Town Council and the
developer.
2. That the Planning and Environmental Commission approval of the conditional use
permits become valid upon approval of an ordinance creating Special Development
District No. 39, Crossroads, on second reading by Town Council.
Should the Planning and Environmental Commission choose to approve the applicant's
request, staff recommends that the following findings be made as part of a motion:
That the proposed locations of the use is in accordance with the purposes of the
conditional use permit section of the zoning code and the purposes of the district in
which the site is located.
2. That the proposed locations of the use and the conditions under which it would be
operated or maintained would not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
ffel
3. That the proposed use would comply with each of the applicable provisions of the
conditional use permit section of the zoning code.
VIII. ATTACHMENTS
A. Proposed Rental Program
B. Retail Analysis of the Village
C. Parking Club Program
D. Public Notification
11
Sidewalks - The applicant proposes to design and construct sidewalks (w'
( owmelt) along the Crossroads frontage of Village Center Road and Slerating ontage
d as shown on the proposed plan. The applicant will assume the cost
of s w melting these sidewalks. All sidewalk maintenance will be e
respo bility of the Town.
4. Streetsc a Improvements - The applicant proposes to d gn and construct the
streetscape i rovements located outside of the Crossroa property as shown on
the public imp vement plan. The applicant also prop o s to design and install the
snowmelt system ithin the public right -of -way. Th own of Vail will be
responsible for the oing operation of the snow t system and shall provide its
own heat source for t system. A portion of th treetscape improvements are
within an area of respon ility of the Swiss C et /One Willow Place project.
The One Willow Place pro ct shall be resp sible for paying its required share of
these streetscape improveme Some ar of streetscape improvements encroach
upon adjacent properties. If th own tains permission for these streetscape
improvements on these propertie C ssroads will fund and construct these
improvements as indicated in the
5. Crossroads Plaza - The ap icant wi onstruct all of the plaza and streetscape
improvements shown on t rossroads p erty. This plaza will contain a
snowmelt system operate and maintained b e applicant. The plaza and ice rink
will be open to public ess.
6. Art In Public Aces - Upon approval of the Cro oads project by the Town
of Vail, the app ' an wll work with the AIPP board t stablish a public art
program for Crossroads project. Some of the public improvements may be
in the for other streetscape improvements already indi ted in the public
improve nt plan (i.e., paver material and design, benches, er features, light
fixtur etc.). The applicant proposes to fund at least $1.1 in p lic art
R. Condominium Rental Program
Intent: The condominium rental program is being developed by input and direction
from Stan Cope who has more than 30 years of experience with successful rental
programs. The rental program is focused on three main goals, which have proven
successful for Stan at the Lodge Tower, as well as numerous other high quality, tourist
oriented properties:
1. Owner asset management;
2. Owner rental income; and
3. Owner's personal usage and satisfaction.
Crossroads Redevelopment
Mauriello Planning Group, LLC
18
Attachment: A
When these three goals can be achieved, condo owners in a large condominium
projects will rent units voluntarily. Currently, 75% of the units in the Lodge Tower
rent and the renting owners yield 63% of the gross rental revenue.
In summary, the key to achieving the above goals is to emulate the management of a
fine, high quality, luxury hotel. The management program is a hospitality program
above all else. On -site management and management offices are a necessity. Top level
services need to be provided to renting guests and owners alike. Great service and a
first class property will attract the kind of clientele that not only can afford a fine
resort but will respect the property of others. Owners become proud of being part of
the resort and have confidence that their asset is being well cared for while producing
a painless, welcome income to off -set their ownership expenses.
The level of service to be offered includes daily or twice daily maid service, 24 -hour
desk and concierge, bell and valet staff, local transportation service, pre - arrival
activity, ski and grocery service and premium rental equipment. An in -house
maintenance staff not only quickly provides for guests needs but corrects problems in
units before they become a major problem and expense to the renting owner. Owners
become confident that their arrival will be hassle free and as enjoyable as a vacationing
guest in spite of a renting guest occupying their unit the night before.
The final piece to encourage owners to rent is creating a financial structure that
strongly rewards owners that rent. The cost sharing structure between the
Homeowners' Association and the Rental Program needs to be an integrated program
that equitably balances all of the services being offered to owners and renters alike.
Properly and efficiently designed, owners will be financially rewarded for renting
instead of carrying the service costs for all owners, as is the case in many
condominium hospitality programs.
Strategies for successful asset and rental management:
Client asset management.
Condo owners are reluctant to rent their homes if they perceive that their asset is at
risk from damage, theft, or other property degradation. When there is proper staffing
to allow for daily inspections of property and proper assurance of damage
replacement, condo owners feel more comfortable renting their homes. Crossroads
will employ an adequate staff to insure proper property supervision and inspection to
the highest level of quality. Daily maid service is made available to owners and
automatically provided for guests in order to provide convenient service to the guests
as well as a supervision mechanism for the management of the property. If the
k property is managed at the highest level of quality then owners feel comfortable
Crossroads Redevelopment 19
Mauriello Planning Group, LLC
allowing their asset to be utilized. Crossroads plans to manage the property at the
highest level of quality with 24 -hour on -site management, security, and client services.
2. Client rental income.
Condominium management can be an expensive non - deductible expense for condo
owners. The Crossroads rental program will be structured similar to that of the
Lodge Tower where the overall condominium ownership expense can easily be offset
by the income generated by the rental program. Additionally, condominium owners
can expect net rental income reaching 63% of the total revenues from renting one's
condominium.
3. Personal usage and satisfaction.
Probably the most important aspect of a rental program is flexibility. Some owners
will purchase a condominium in Vail for personal use as a higher priority to rental
income. Having ones home available when one wants to use it is extremely important
to the success of a rental program. An owner does not want to feel trapped by
committing to certain days or weeks. To create flexibility owners are asked to set
aside dates they think they may be in Vail and dates they know they will not.
Owners are able to check back frequently with changes to schedules. Additionally,
management staff stays in close contact with owners when bookings are being made to
make sure the owners usage is not being infringed upon.
Based on Stan's experience working at the Lodge Tower, we believe that at least 50 of
the 70 proposed condominiums will be successfully rented. This exceeds the
predictions utilized in the revenue analysis prepared by Steve Thompson who
assumed only 30% of the units would be rented. A more detailed management
program will be developed in the coming months.
Key Elements of Rental Program:
• 24 hour front desk and concierge
• High level of service to unit owners
• Fee structure allowing those participating in rental program to offset
management and maintenance fees and obtain rental income
• Daily maid service available /required
• Full -time management /rental staff located on -site
• Food service delivery available from on -site restaurants
• Full -time on -site security
• Active marketing program for rental units locally and nationally
• Participation in national condo rental /exchange club
Crossroads Redevelopment
Mauriello Planning Group, LLC
20
I :Ici
Mauriello Planning Group
January 12, 2006
Warren Campbell, AICP
5enlor Planner
Town of Vail
75 South Frontage Road
Vail, CO 81620
Re: Cro55road5 Redevelopment - Retail Area Study
Dear Warren:
Th15 letter shall serve a5 an update to the commercial area analy5i5 provided to
you prevlou5ly on the Crossroads project (see attached analy515). I hope you will
find th15 useful in your analy515 of the project.
The analy515 shows that the current Cr055road5 contains approximately 13.8% of
the all of the commercial Space in the Vail Village area (40,53 1 5q. ft. of a total
of 293,343 5q. ft.). Upon completion of the redevelopment of Crossroads it
will represent approximately 1 8.8% of the total commercial floor area in the Vail
Village (approximately 58,804 5q. ft. of a total of 3 1 1 ,6 16 5q. ft.). It should
be noted that the conCC551on area 15 included in these numbers but not the
theaters themselves.
If you have any que5tion5, please do not he5ltate to call me.
51ncerely,
r �� , •
Dominic F. Mauriello, AICP
Principal
PO Box 1127 ■Avon, CO 81620.Office: 970 - 748 - 0920 ■Fax: 970 - 748 - 0377 ■Cell: 970 -376- 3318■mauriello@comcast.net
Attachment: B
a
r4
•
Summary of Vail Village :Retail
Analysis
.... ...............................
Complex
Retail SF
A &D Tower
4,630
Bell Tower
6,950
Casino Building
3,749
Christiania
1,000
Covered Bride
8,803
Creekside
9,136
Crossroad's West
40,531
Cyro n's
5,434
Fitz. Scott Building
900
Gallery Building
5,247
Gastof Grams
14,011
Golden Peak House
6,581
Gore C reek Plaza
7,146
Hill Bui lding
8,056
Lode at Vail
17,982
Manor Vail
4,200
McBride Buildin
22,640
Mill Creek Court
3,553
One Vail Place
2,691
Plaza Lode
14,000
Red Lion Buildin
13,643
Rucksack
4,528
Sitzmark
11,929
Slifer Building
638
Sonnenalp
9,506
Vail Village Inn
44,361
Village Center
14,127
Wall Street 17,37
1
Total
293,343
• Shopping and Dining are the 2 "
most attractive features of Vail for
visitors
• The Bavarian and Tyrolean
architectural styles of buildings
along with the "public- space"
environment created by public art
and monuments positively impacts
the shopping experience for visitors.
• Range of retail sales in Vail Village -
$165 /sf to $1,450 /sf; Average retail
sales in Vail Village - $224/sf.
• Range of retail space in Vail Village
- 250sfto 8,057sf; Average retail
space - 1,858sf.
• Art Galleries -Average Sales of
$400sf
• Gift Stores - Sales Range of $250sf
to $400sf
• Jewelry Store - Average Sales of
$1000sf
• Sports Retail - Average Sales of
$230sf
• Apparel Retail - Sales Range of
$800 to $1,OOOsf
+ Most Leases are Five -Year Leases
with only a Handful of Stores
Reporting Ten -Year Leases.
• Retailers report that the biggest
threat to Vail is a "stale" retail
environment.
Retail & Restaurant Space by Use
Type
SF
% of
Total
Retail - Food
11,350
4.6%
Retail - Apparel
32 ,682
13.4%
Retail -. Sport
60,135
24.6%
Retail - Jewelry
8,951
3.6%
Retail - Gallery
24,032
9.8%
Retail - Other
18,196
7.4%
Food & Bever es
64,092
26.2%
Ni htclubs
8363
3.5 1 I/o
s
se
# of Units/Sq. Ft.
Code Ratios
Total
_DN[ing Units
73
1.4
102.
Retail t 90%
35,326
0.0023
.25
Theaters 'n
3,397
0.006060606
20.59
Restaurant sNeQg
7,441
0.004
29.76
Bar seating
2,232
0.
8.93
Arcade /Bowlin
4,735
. 023
10.89
Tota
253.62
5% reduction
N, Ao
12.68
Net Required Parkin
240.94
Parking Provided
334.00
- Parking Club Parkin
93.06
Note: Parking Calcula assumes 73 units asNworst case scenario.
The parking loj 1 be operated with a fee structure tha ill allow the public to park
on -site. T private parking facility will essentially free up rking within the
munic' parking structures thus improving the Town's abilit accommodate skier
a ail Village parking.
G. Parking Club
The owner of Crossroads will utilize the surplus parking spaces provided on -site as
part of a parking club where parking spaces will be leased and /or sold. It is
anticipated that owners within the building will purchase additional parking spaces as
well as other owners of property within the area. As currently planned the parking
club will utilize all of the parking not required for the planned uses on the site.
Similar to other parking clubs in the Town, these parking spaces will allow persons
who would have otherwise parked within the public parking structures, to park at
Crossroads. The net impact will be to decrease demand on the Town's facilities. In
any case, since the club spaces are in excess of the Town's requirements, the club will
not impact the ability of the proposed uses to have adequate parking.
and Circulation
The primary vehicu s point for the project is located illage Center
Road near the current curb -cu . treet alignme es, and stacking space are
drastically improved over the existing co here is a porte cochere for the
residential condominiums accessed e Sout e Road for dropping off
and picking up of guests. ing to the traffic report pro the adjacent roads
ways will still oper t in acceptable levels of service.
Crossroads Redevelopment
Mauriello Planning Group, LLC
12
Attachment: C
THIS ITEM MA PUBL C NOTICER PROPERTY
T 0 W N OffF oVi
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. (PECO5 -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
District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use o
development; located at 141 and 143 Meadow Drive /Lot P, Block 5D, Vail Village Filing
1, and setting forth details in regard thereto. (PECO5 -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. (PECO5 -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. (PECO5 -0095)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner: Warren Campbell
Attachment: D