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HomeMy WebLinkAbout2006, February 7 Town Council Meeting � Potential Items for Discussion at February 7, 2006 Council Hearing • There shall be single management of the retail levels of the project and no condominiumization shall be permitted of the individual retail spaces. • The bowling alley and movie theater spaces shall be required to be condominiumized. • The traffic impact fee of$340,000 shall be a minimum subject to a revision to represent current estimated costs. • The six required employee housing beds shall be on site. • The project shall start on a date to be specified and building permits shall be submitted on date to be specified. The project shall be completed by a date to be specified and a TCO or CO is received by a date to be specified. • Discuss conditions of use for the public plaza. Booking of special events without project owner's approval. Town reserves a certain number of days for the property owner to use. � • What happens to bowling alley and movie theater if owner ceases to operate them? Any replacement use shall provide public recreation opportunities. If none is proposed the owner shall convey the condominiumized space to the Town. • The owner of the property will operate the ice rink without question regardless of economics. This includes operation of rental facilities and maintenance. • Discuss what items you would like to see included in a rental program. Time? Level of Service? Etc? � / Village Inn Plaza, Phase III, Condominium A��ociation � 100 East Meadow Drive,Vail,Colorado 81657 � February 7, . 2006 Va�.l Town Council 7� Sauth Frontage Road Vail, Colorado 81657 R�: O�dinanEe for a Specia�. Developm�nt D�st�ic� ta Allaw far the Redevelopment af Crassraads � Dear M�mb�rs o� the Vail Town Council: I am writing to you as President of the Board of Village Inn � Plaza, Phas� III, Condominium Associatian regarding �he requ�st t� establiSY� a Special Development District to allow for the re- � dev�lopment af Crossroads. As ycu know, we are the only immediatsly ad3acent propexty owner to Crossroads. We do not believe that Crossroads, as currently designed, meets th� campatibility and public benefits requirements necessary for approval, of the Special Development Distric� ordinance before you. As currently designed, the new Crossraads is camgletely out af scale with its neighbors, and its architectural style is out of character with bath its neighbars and vail Village as a whaie. Village Inn Plaza, Phase III, Condominium Association requests tha� you deny the Crossroads project's apglication until such time as there are some further reductions in its size, height, bulk and mass and noteworthy . changes in its architectural style sa as ta make it fit naturally in Vail Village. One additional item regarding your possible approval of the Crassraads praject: We fail to see haw the propased plaza there, which is touted as the major public benefit justifying the enormous deviations which the developer is requesting far the Crossraads project, .can really be counted as a public benefit when (per the Iast draft we saw of the Develapment Agreement, dated Fehruary 2, 2006) it is the developer and not the Town of Vail, on behalf of the citizenry, who has final say, even perhaps one might say veta power, � on "public" use of the plaza. 1 RE: Crossroads Redevelopment Ordinance, 2/7/06 ' page 2 � If you do decide to approve the Crossroads project, we request that yau r�quire the fallawing items regarding the Iandscapinq an �h� west side of the project adjaEent tp us: 1. The planting of many more large conifer trees than shown in th� curr�nt plans ta try to mask same af the visual impact af the new Crossroads and the use of fewer aspens which provide little winter masking. Crossraads shauld be required ta maintain (and periadically replace as their health indicates) these trees in the long term and any substantive changes ta the trees and shrubs in the Iandscape there should be agreed to by Village Inn Plaza, Phase_ III, Condominium Association and the Tawn of Vaii. 2. The inclusion of a large recirculating. water cascade (similar in style ta the cascading stream in the Rock Alpine Garden of Betty Ford Alpine Gardens) which would not only be a visually attractive feature but would help to mask man-made sounds in the close space between the new Crossroads and Village Inn Plaza during the warmer rnonths — it should run from May to October. The water feature (stream) should be entirel.y on Crossroads property and start near the south end of the loading dock, and continue to near the east-west walkway between Crossroads and Village Inn Plaza. The � water cascade should have appropriate Iandscaping around it. The developer has been receptive to doing this (per various past conversations with him and his planning firm) , but there is no indication of it in current drawings. Crossroads, both the present and any future owner(s) , should be required to maintain this water cascade for at least twenty-five (25.) years and the proposed design as well as any substantive changes thereto over time should have the concurrence of Village Inn Plaza, Phase III, Condominium Association and the Town of Vail. 3. We feel very strongly that there should be substantial sanctions �i.e. , finesj against the developer of Crossroads for any loss of or damage tp trees and shrubs during construction (and for a period of up to two years following completion of construction of Crossroads) on adjacent Village Inn Plaza property. (It can take some time for conifer trees, particularly, to show the effects of damage--that is why we suggest what may seem like a long period for the effects of damage to be clearly visible. ) : ' a. for each large tree (over 20 feet) lost or seriously damaged: replacement with the Iargest feasible same species tree (with a two year guarantee) and a fine of $50,000 to $100,000. b. for each smali tree (Iess than 20 feet) Iost or seriously damaged: replacement with a tree of the same size and type � r RE: Crossroads Redevelopment Ordinance, 2!7/06 ' page 3 � (with a two year guarantee) and a fine of $10,000 to $15,000. c. for each shrub lost or seriously damaged: replacement with a shrub of the same size and type (with a two year guarantee) and a fine of $5,000 to $10,000. We request the imposition of substantial fines so that it is not easier for the developer to kill or destroy trees and shrubs and then just say, "I'll replace them." The larger mature trees are actually not replaceable with ones of like size. We suggest that the fines should be directed to either or both (1) a special Town of Vail fund for installation of specimen trees � and shrubs in public areas of vail Village with high visitor use and (2) Betty Ford Alpine Gardens for instalZation o€ specimen trees and shrubs in the Gardens so that they could be enjoyed by Vail visitors and residents alike. � I would like to reiterate that we will continue to be available � to work with the Town, the developer, and other interested parties to seek a solution which will make the new, and much needed, Crossroads fit more amicably into our community. Respectfully submitted, � D. Deane HaZl, Jr. President, Board of Managers Village Inn P1aza, Phase III, Condominium Association � r } � I y MEMORANDUM � TO: Vail Town Council FROM: Community Development Department DATE: February 7, 2006 SUBJECT: First Reading of Ordinance No. 5, Series of 2006, an ordinance establishing Special Development District No. 39, Crossroads, and setting forth details in regard thereto. Applicant: Crossroads East One LLC, represented by Mauriello Planning Group, LLC. Planner: Warren Campbell I. DESCRIPTION OF THE REQUEST � The applicant, Crossroads East One LLC and Crossroads West One, LLC, represented by Mauriello Planning Group, LLC, is requesting a first reading of Ordinance No. 5, Series of 2006, an ordinance establishing Special Development District No. 39, Crossroads, and setting forth details in regard thereto. The � purpose of Ordinance No. 5, Series of 2006, is to facilitate the redevelopment of Crossroads, located at 141 and 143 Meadow Drive. The staff and applicant are requesting that the Town Council listen to a presentation on the proposed ordinance and approve Ordinance No. 5, Series of 2006, upon first reading. II. BACKGROUND 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 23, 2006, the Town of Vail Planning and Environmental Commission held a public hearing on a request to establish Special Development District No. 39, Crossroads. The applicant received approval for the establishment of a new special development district with the following deviations: � 1 , � • A maximum allowable building height of 99.9 feet versus 38 feet, � • An increase in allowable density to 26.1 units per acre versus 18 units per acre (22 dwelling units over allowable number of dwelling units), • An increase in allowable Gross Residential Floor Area to 199,830 square feet versus 46,051.6 square feet, • An increase in site coverage to 107,772 square feet versus 86,346 square feet; • Encroachments of the proposed structure into the required setbacks on the north, south, west and east property lines. Upon consideration of the request, the Commission voted 5-2-0 (to forward a recommendation of approval of the request to the Vail Town Council. The Commission's recommendation of approval includes thirteen (13) conditions of approval, as outlined in Section 4 of Ordinance No. 5, Series of 2006. The Commission's recommendation of approval includes the following findings: "That the proposal to establish Special Development District No. 39, Crossroads, complies with the nine design criteria outlined in Section 12- 9A-8 of the Vail Town Code. Furthermore, the applicant has demonstrated to the satisfaction of the Commission, based upon the testimony and evidence presented during the public hearing, that any adverse effects of the requested deviations from the development standards of the underlying zoning are outweighed by the public benefits provided. Last/y, the Commission finds that the request is consistent with � the deve/opment goals and objectives of the Town. With regards to proposed building setbacks, that: a. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmental/y sensitive areas. b. Proposed building setbacks comp/y with applicab/e elements of the Vail Village Urban Design Guide Plan and Design Considerations. c. Proposed building setbacks will provide adequate availability of light, air and open space. d. Proposed building setbacks will provide a compatib/e relationship with buildings and uses on adjacent properties. e. Proposed building setbacks will resu/t in creative design solutions or other public benefits that cou/d not otherwise be achieved by conformance with prescribed setback standards. With regards to proposed building height, that: a. Proposed building heights comp/y with applicab/e elements of the Vail Village Master P/an. b. Proposed building height will adequately preserve views of the Gore � Range from East Meadow Drive. 2 � i .f c. Proposed building height will provide a compatib/e re/ationship with �;; buildings and uses on adjacent properties. d. Proposed building height will resu/t in creative design solutions or other public benefits that cou/d not otherwise be achieved by conformance with prescribed height standards. e. Proposed building height of 99.9 feet, was mitigated by the proposed public benefits, of which the provision of a public p/aza on the site per the Town's Master P/ans was the most offsetting e/ement. That the proposed gross residentia/ floor area of 973.6% of lot area, additiona/ twenty-two dwelling units over al/owab/e (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 applicab/e elements of the Vail Comprehensive Master Plan. � That the deve/opment is in compliance with the purposes of the Commercial Service Center zone district, that the proposal is consistent with applicab/e � elements of the Vail Village Master P/an, the Vail Land Use P/an, and the Vail � Streetscape Master P/an, and that the proposa/ does not otherwise have a �' significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive P/an." That the submitted Environmenta/ Impact Report for the Crossroads Redeve/opment dated December 2005 addresses a/l aspects of potential � concern. III. ZONING ANALYSIS Staff has performed a zoning analysis of the Crossroads redevelopment proposals which can be used for comparison purposes. 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. Develoqment 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. � 3 � Density: 18 units/acre 28.4 units/acre � 47.5 D.U.s 75 D.U.s GRFA: 46,051.6 sq. ft. 211,117 sq.ft. (40%) (183.4%) 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) 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. 191,005 sq. ft. (40%) (165.9%) 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. 4 � � � � i (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) December 12. 2005 Proposal The following is the zoning analysis of the proposal the PEC recommended approval of with conditions on January 23, 2006. The deviations to the prescribed development standards are shown in bold text in the table below. Develoament Standard Allowed Proqosed 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 26.1 units/acre 47.5 D.U.s 69 D.U.s GRFA: 46,051.6 sq. ft. 199,830 sq.ft. (40%) (173.6%) 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) � 5 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 previously proposed 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 several items regarding the adoption of Ordinance 5, Series of 2006, which require a discussion with the Town Council in order to gain feedback. Those items are as follows: • Does the Town Council believe Village Center Road should be connected to the Town of Vail street heating system? � The applicant has proposed to install pavers and heat tubing, to match the streetscape design on East Meadow Drive, within the Village Center Road right-of-way which could be eventually connected to the Town of Vail's street heating system. The Public Works Department has identified that the current budget for heating pedestrian streets within the Town did not include the costs for heating Village Center Drive. The Planning and Environmental Commission generally believed that Village Center Road should be included in the Town of Vail heated streets. Public Works has identified that including Village Center Road as a heated street will require an increase in the budget for heated streets. The Planning and Environmental Commission identified the likely revenue increases in the Crossroads project could be used to offset the increased cost of heating Village Center Road. The Public Works Department estimates an initial capital cost of $200,000 for heat mains, a boiler, controllers, and design; and a continuing operational cost of $13,000 a year for heating at today's going gas rate. Should it be decided that Village Center Road be not heated, replacement with asphalt would be the likely materiaL • Does the Town Council have any comments and feedback regarding the draft Developer Improvement Agreement? Staff has provided a draft of the proposed Developer Improvement ,,,� Agreement (DIA)for review and comment by the Town Council. Staff 6 � and the applicant have attempted to• address all aspects of the � proposed project which need to be included in the DIA. Staff is currently working on a draft of the easement agreement for the public plaza and will include a draft of that easement language at the hearing for the second reading of Ordinance 5, Series of 2006. The easement agreement which Staff is drafting will include a real estate interest in the property which will run with the land, public access, and special event usage parameters for both Crossroads ownership and the Town of Vail. Staff is also seeking Council input on appropriate Employee Housing requirements to be included in the DIA. Most recently, the Westhaven Condominium project was required to provide 550 square feet per employee to be housed. In addition, there were requirements placed on the developer to provide that in a minimum number of units as it was the desire to get larger "family-sized" units verse smaller one- bedroom places. The Town owned and constructed employee housing project of Buzzard Park built units of approximately 450 square feet per person to be housed. Staff would like the Town Council to provide feedback regarding this issue so that the DIA can be adjusted if necessary. • Any other comments or suggestions on Ordinance 5, Series of 2006? � V. STAFF RECOMMENDATION The Community Development Department recommends that the Vail Town Council approves Ordinance No. 5, Series of 2006. VI. ATTACHMENTS A. Ordinance 5, Series of 2006 B. Copy of the Staff Memorandum to the Planning and Environmental Commission dated January 23, 2006 and the Proposed plans for redevelopment dated December 12, 2005 C. Draft of Proposed Developer Improvement Agreement � 7 r ORDINANCE NO. 5 wr/ Series of 2006 AN ORDINANCE ESTABLISHING SPECIAL DEVELOPMENT DISTRICT NO.39,CROSSROADS, PURSUANT TO ARTICLE A, SPECIAL DEVELOPMENT(SDD) DISTRICT, CHAPTER 9, TITLE 12, ZONING TITLE, TOWN CODE OF VAIL, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS,Title 12,Zoning Title, Chapter 9,Article A,Special Development(SDD)District, Town Code of Vail establishes a procedure for establishing special development districts; and WHEREAS, Crossroads East One, LLC and Crossroads West One, LLC, has submitted an application to the Town of Vail Community Development Department to establish Special Development District No. 39, Crossroads, to facilitate the redevelopment of an existing mixed use development; and WHEREAS, the Planning and Environmental Commission ofthe Town of Vail held a public hearing on January 23, 2006, on the application to establish Special Development District No. 39, Crossroads, in accordance with the provisions of the Town Code of Vail; and WHEREAS, upon due consideration, the Planning and Environmental Commission of the Town of Vail found that the request complies with the design criteria prescribed in the Title 12, Zoning Regulations,Vail Town Code, and furthers the development objectives of the Town of Vail; � and WHEREAS,the Planning and Environmental Commission of the Town of Vail has forwarded a recommendation of approval with conditions by a vote of 5-2-0 of this request to establish Special Development District No. 39, Crossroads, to the Vail Town Council; and W HEREAS,the Vail Town Council finds that the request to establish Special Development District No. 39, Crossroads,complies with the design criteria prescribed in the Title 12,Zoning Title, Town Code of Vail;and provides a harmonious,convenient,workable relationship among land uses consistent with municipal development objectives; and W HEREAS,the Vail Town Council considers it in the interest of the public health,safety,and welfare to adopt Ordinance No. 5,Series of 2006,and establish a new special development district in the Town of VaiL NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Section 1. District Established Special Development District No. 39, Crossroads, is established for development on two parcels of land, legally described as Lot P and A Part of Tract C, Block 5D,Vail Village Filing 1,which comprise a total of 115,129 square feet(2.643 acres)in the Vail Village area of the Town of Vail. Said parcels may be referred to as "SDD No. 39°. Special Development Ordinance No.5,Series 2006 � � Vail Town Council Attachment: A J District No 39 shall be reflected as such on the Official Zoning Map of the Town of Vail. The underlying zoning for Special Development District No.39,Crossroads,shall be Commercial � Service Center(CSC) District. Section 2. Special Development District No. 39, Crossroads, Approved Development Plan An approved development plan is the principal document in guiding the development, uses and activities of a special development district. The Vail Town Council finds that the Approved Development Plan for Special Development District No.39,Crossroads,complies with each of the requirements set forth in Sections 12-9A-5 and 12-9A-6 of the Town Code of Vail. The Approved Development Plan for Special Development District No. 39, Crossroads, shall be comprised of materials submitted in accordance with Section 12-9A-5 of the Town Code of Vail and those plans prepared by Bames Coy Architects and Davis Partnership Architects, entitled "Crossroads Redevelopment", dated December 12, 2005, and stamped approved February XX, 2006. Section 3. Development Standards In conjunction with the Approved Development Plan described in Section 2 herein, the following development standards are hereby approved by the Vail Town Council. These standards are incorporated in the Approved Development Plan to protecYthe integriry of the development of Special Development District No. 39, Crossroads. The development standards for Special Development District No. 39, Crossroads, are described below: 1. A. Permitted, Conditional, and Accessory Uses: The permitted, conditional, and accessory uses allowed in Special Development District No. 39, Crossroads, shall be those uses listed in Title 12, Chapter 7, Article E, �v Commercial Service Center zone district, Town Code of Vail, as may be amended from time to time. The approval of SDD No. 39 shall restrict the uses upon the plaza level tenant spaces to"retail/restauranf'uses solely and shall not be utilized for "professiona/o�ces, business o�ces, and studios" uses, as defined in Title 12. A professional office intended for real estate sales may be allowed on the plaza level of the building for a period of two years following the date of the issuance of a certificate of occupancy to allow for the sales of the on-site dwelling units and leasing of commercial spaces. No space noted as retail/restaurant space on the Approved Development Plan shall be converted to a dwelling unit. B. Lot Area: The minimum lot area for Special Development District No. 39, Crossroads, shall be 115,129 square feet(2.643 acres). C. Setbacks: The minimum setbacks for Special Development District No. 39, Crossroads, shall be as indicated on the Crossroads Approved Development Plan, described in Section 2 herein. D. Height: The maximum allowable building height for Special Development District No. 39, Crossroads shall be ninety-nine and nine tenths feet(99.9'), and as indicated on the Crossroads Approved Development Plan,described in Section 2 herein. Ordinance No.5,Series 2006 2 � � E. Density Control: The maximum allowable Gross Residential Floor Area � (GRFA) for Special Development District No. 39, Crossroads, shall be 199,830 square feet and the maximum allowable density shall be sixty-nine (69)dwelling units,and five(5)attached accommodation units,as indicated on the Crossroads Approved Development Plan, described in Section 2 herein. F. Site Coverage: The maximum allowable site coverage shall be ninety-three and six tenths percent(93.6%) or 107,772 square feet of the total lot area, and as indicated on the Crossroads Approved Development Plan,described in Section 2 herein. G. 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 (15)feet with a minimum area of not less than three hundred (300) square feet. The landscaping and site development shall be as indicated on the Crossroads Approved Development Plan, described in Section 2 herein. H. Parking and Loading: Off street parking and loading shall be provided in accordance with title 12-10 of the Vail Town Code. At least one-half(1/2)of the required parking shall be located within the main building or buildings. The minimum number of loading and delivery bays shall be five (5), as indicated on the Crossroads Approved Development Plan, described in Section 2 herein. Section 4. Conditions of Approval � The following conditions of approval shall become part of the Town's approval of the establishment of Special Development District No. 39, Crossroads: 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, details for funding public art, and details for providing additional landscaping in the area befinreen Vail Village Inn Phase III and the proposed Crossroads to address the screening needs between the buildings. 2. The Developer shall submit a fire and life safety plan for review and approval by Ordinance No.5,Series 2006 3 � � the Town of Vail Fire Department. � The Developer shall address the followin conditions of a roval rior to submittin a 9 PP P 9 building permit application (a grading permit/excavation permit shall constitute a buifding permit): 1. 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. 2. 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. 3. The Developer shall submit a comprehensive sign program for review and approval by the Design Review Board. 4. 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. � 5. 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. 6. 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. The Developer shall address the following conditions of approval prior to requesting a temporary certificate of occupancy or a final certificate of occupancy; 1. 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. 2. 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. Ordinance No.5,Series 2006 4 � c 3. 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 following the procedures outlined in Section 12-9A- 4, Vail Town Code. 4. 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 8�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. - 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 two years following the issuance of a certificate of occupancy in order to allow effective sales of dwelling units on-site. Section 5. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Vail Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 6. The Vail Town Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town of Vail Ordinance No.5,Series 2006 rJ � e and the inhabitants thereof. The Council's finding, determination and declaration is � based upon the review of the criteria prescribed by the Town Code of Vail and the evidence and testimony presented in consideration of this ordinance. Section 7. The amendment of any provision of the Town Code of Vail as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. Section 8. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE tN FULL ON FIRST READING this 7�'day of February, 2006 and a public hearing for second reading of this Ordinance set for the 21 S`day of February, 2006, at 6:00 p.m. in the Council Chambers of the Vail Municipal Building, Vail, Colorado. Rodney E. Slifer, Mayor ATTEST: � Lorelei Donaldson, Town Clerk Ordinance No.5,Series 2006 6 � i DRAFT °'� CROSSROADS DEVELOPMENT AGREEMENT '� Revised February 2, 2006 THIS CROSSROADS DEVELOPMENT AGREEMENT (this "AgreemenY') is made effective as of the day of , 2006, by and befinreen the TOWN OF VAIL, a municipal corporation duly organized and existing under and by virtue of the laws of the State of Colorado (the °Town) and Crossroads East One, LLC, a Colorado Limited Liability Company("Crossroads"). RECITALS: A. Crossroads intends to redevelop certain real property in the Town of Vail, commonly known as Crossroads at Vail, which is located in Special Development District No. 39, legally described on Exhibit A attached hereto and incorporated herein by reference (the "Property"). , B. The Town, through its appropriate boards and reviewing agencies, including its Planning and Environmental Commission, has approved redevelopment plans (the "Crossroads Approvals") to allow for the redevelopment of the Property (the "Crossroads Redevelopment"). The Town's Design Review Board is also in the process of reviewing final plans for the Crossroads Redevelopment, and upon approval shall become part of the above-referenced Crossroads Approvals. C. Pursuant to the Crossroads Approvals and to further mitigate the impact of the � Crossroads Redevelopment, Crossroads has agreed to provide certain public benefits and improvements (the "Public Benefits") as set out in the Crossroads Approvals and as further provided in the Supplemented Town of Vail Ordinance No. 1, Series 2005, and as more specifically described and defined herein. NOW, THERFORE, in consideration of the above premises and the mutual covenants and agreements set forth herein the parties agree as follows: 1. Responsibilities Of The Parties Reaardinq Imqrovements Required bv Crossroads for The Crossroads Redevelopment. The parties hereby agree that if Crossroads obtains a building permit and commences construction of the Crossroads Redevelopment Crossroads shall be responsible for providing the following improvements subject to the terms below: (a) Improvements to Public Rights of Way: Per the Crossroads Approval and as shown on the approved plans for the Crossroads Redevelopment, Crossroads is responsible for designing and installing improvements to South Frontage Road, Village Center Road, and East Meadow Drive. A summary of the improvements include: 1. A new heated paver sidewalk along South Frontage Road and Village Center Road; 2. New curb and gutter along South Frontage Road; � 3. New median in South Frontage Road with new landscape materials Vail Town Council Attachment: C � in the median; � 4. Street lighting, as approved b the Desi n Review Board� Y 9 , 5. Storm drainage improvements adjacent to the property; 6. Reconstruction of Village Center Road including the installation of heat tubing to be made available to the Town for future connection by the Town to a Town heat source (not yet determined) and landscape materials, street lighting, concrete unit pavers; 7. Reconstruction of East Meadow Drive including the installation of heat tubing to be made available to the Town for future connection by the Town to a Town heat source (not yet determined) and including landscape materials, street lighting, landscape planters, and concrete unit pavers. All of these off-site improvements including the limits of these improvements are as depicted in the Crossroads Approvals including the landscape plan and public improvement plan. Crossroads shall not be responsible for any ongoing costs for operation or maintenance associated with any public improvement being provided, except as may be warranted by the contractor performing the work. The snowmelt system including manifolds, heat sources, boilers, or any other facility or costs required to operate a snowmelt system for any offsite improvement, except for the heated sidewalk along the South Frontage Road � and Village Center Road, shall be solely the responsibility of the Town. The heat and snowmelt facilities required for the sidewalks along the South Frontage Road and Village Center Road and the plaza area within the Crossroads Redevelopment property boundaries shall be the responsibility of Crossroads, including the ongoing operation and maintenance of these facilities. All offsite street and landscape improvements shall be consistent with the materials and design for East Meadow Drive prepared by the Town of Vail and approved by the Design Review Board. The Design Review Board and the Town may approve modifications to the Town's approved plans if deemed . appropriate by the Town. All landscape areas and plant materials which are directly adjacent to the property boundary for the Crossroads project but which are located within the public right-of-way shall be irrigated and maintained by Crossroads. (b) Emp/oyee Housing: Crossroads shall provide the appropriate Town employee housing deed restriction for a dwelling unit or dwelling units providing housing for at least six (6) occupants. Any dwelling unit restricted shall conform to the following floor area requirements: a one-bedroom unit shall contain at least 500 sq. ft. of floor area; a two-bedroom unit shall contain at least 850 sq. ft. of floor area: a three-bedroom unit shall contain at least 1,350 sq. ft. of floor area; and � a four-bedroom unit shall contain at least 1,700 sq. ft. Minor variations in floor area may be approved by the Town staff when the overall intent of the floor 2 � area requirements is being met. Any deed restriction shall be for property � located within the Town. Such deed restriction(s) shall be executed and provided to the Town and restricted unit(s) shall be available for occupancy prior to the issuance of a �nal Certificate of Occupancy for the Crossroads Redevelopment or any phase thereof. Any deed restricted employee housing unit shall comply with the standards and procedures established by the Zoning Regulations. All deed restrictions shall be recorded with Eagle County. (c) Traffic Impact Fees: Crossroads acknowledges and agrees that the Crossroads Redevelopment may generate sixty-eight (68) additional PM peak hour trips and agrees to pay the Town a Traffic Impact Fee of $5,000 per PM peak hour generated trip, for a total of $340,000. The parties further acknowledge and agree that the payment by Crossroads to the Town of the Traffic Impact Fee ($340,000) shall be a condition placed on the issuance of a building permit for the Crossroads Redevelopment; however, payment of the � fee shall not be required until occupancy of the building is allowed by the Town for the Crossroads Redevelopment. The parties further acknowledge and agree that the impact fee shall be used by the Town of Vail working cooperatively with CDOT for improvement to the South Frontage Road to accommodate a future turn-around or other warranted improvement. No credits offsetting this fee will be permitted unless agreed to by the parties. (d) Public P/aza: The Crossroads Redevelopment includes a plaza of approximately 24,130 sq. ft. within the property boundary of the Crossroads � Redevelopment. Crossroads agrees to allow public access to the plaza by separate easement agreement running with the land between the parties and further agrees to allow Town sponsored events to occur within the plaza subject to agreement and approval of each event between the Town of Vail and Crossroads. All requests for hosting special events within the plaza area shall be submitted to Crossroads at least 60 days prior to the desired event. Crossroads agrees to make provisions within the Condominium Association Documents, subject to.Town review and approval, to ensure the plaza is maintained available for public access, that the hours of activities in the plaza extend to at least 10:30 pm, and that there is a mechanism for approving Town sponsored special events within the plaza subject to agreement by the parties on a case-by-case basis. It shall be further understood by the parties that periodically, Crossroads may restrict access to the plaza by the general public for private restricted events. It shall further be recognized and agreed that commercial establishments located adjacent to plaza space are reliant on pedestrians and customers moving freely through to area in order to perform well financially. Therefore, this shall be the over-riding issue to be addressed when agreeing upon a schedule of special events and the extent and duration of encumbrance of the plaza by a special event. The Town shall indemnify Crossroads for any and all claims arising from allowing public access and � special events within the plaza area. (e) Public Art: Crossroads shall spend at least $1.1 million in artwork to be placed � on the site of the Crossroads Redevelopment whereby it can be viewed by the public. Artwork maybe in the form of sculpture, mural, or integrated art as 3 i � recommended by the Art in Public Places Master Plan as adopted by the Town �; of Vail. The type of artwork shall be at the discretion of Crossroads subject to obtaining and giving reasonable consideration to input from the AIPP Board. "Integrated" art shall be approved by the Design Review Board of the Town in conjunction with the approval of the landscape plan for the project. Such artwork shall be in place within one year after a Certificate of Occupancy is issued for the Crossroads Redevelopment or other reasonable timeframe agreed to by the parties. (f) Loading Berth: A loading and delivery facility is approved as part of the Crossroads Redevelopment. This loading facility includes five (5) loading berths. Crossroads agrees to allow all loading berths to be utilized by the other businesses in the area as part of the Town's dispersed loading and delivery program. Crossroads and the Town shall jointly establish reasonable rules and conditions for any party wishing to utilize the facility in order not to hinder Crossroads loading and delivery needs. Crossroads agrees to provide access to the loading and delivery facility from the plaza level via elevator or other conveyance. (g) Bus Waiting Area: A portion of the site at the south west corner of the Crossroads Redevelopment may be used by the public as a waiting area for the Town's in-town shuttle. The stairs located in this area may also be used by the public as a waiting area. This waiting area will be included in any access easement agreement prepared by the parties. (h) Restrooms: The Crossroads project includes restroom facilities within the � parking garage as depicted on the plans as "public restrooms." These restroom facilities shall be open and available to the general public during normal business operating hours. Operation and maintenance of the restroom facilities shall be the responsibility of Crossroads. (i) Bowling Alley and Movie Theater: The Crossroads Redevelopment includes space that will be developed as a three-screen movie theater and a ten-lane � � bowling alley. These uses will be completed prior to the issuance of final certificate of occupancy for the project. Further Crossroads shall operate these uses in good faith for a minimum of 21 years. Additionally, any change of use (permitted or conditional) or discontinuance of these uses for more than 90 days shall require Crossroads to faithfully and diligently pursue a major amendment to the Special Development District for a change of use. Within the described period, any change of use to be considered shall be a use providing a public amenity. It shall be recognized by the parties that there is no guarantee that either of these uses will continue to be economically viable over the long-term due to changes in the economy, changes in the recreational habits of consumers, and other competing uses in other properties in Town and therefore change of use may be necessary over the long-term in order to respond to outside forces. (j) Ice Rink: The Crossroads Redevelopment includes outdoor plaza space that will contain an ice rink facility for public and private recreational and leisure use �, during the winter months of December through March barring any climatic �rj' anomalies. This use will be established the first winter following the issuance 4 r of final certificate of occupancy for the project. Further Crossroads shall � operate the ice rink in good faith for a minimum of 21 years. Additionally, any change of use (permitted or conditional) or discontinuance of this use for more than 90 days shall require Crossroads to faithfully and diligently pursue a major amendment to the Special Development District for a change of use. Within the described period, any change of use to be considered shall be a use providing a public amenity. It shall be further understood by the parties that periodically, Crossroads may restrict access to the ice rink by the general public for private restricted events. It shall be recognized by the parties that there is no guarantee that an ice rink will continue to be viable or utilized by consumers due to changes in the economy, changes in the recreational habits of consumers, and other competing uses in other properties in Town and . therefore change of use may be necessary over the long-term in order to respond to outside forces. (k) Front Desk and Residential Amenities: The Crossroads Redevelopment includes the development of residential condominiums. The project includes a lobby, front desk, concierge facilities, and other recreational amenities in order to serve the owners and guests of the facility. Crossroads will in good faith insure the continued operation of such facilities for a period of at least 21 years. (I) Condominium Declarations and Covenants: Prior to the approval of the condominium plat for the Crossroads Redevelopment, the Town shall review and approve the Declarations and Covenants for the Crossroads project. Crossroads shall be required to include within the Declarations and Covenants � provisions for allowing public activities and events within the proposed plaza area as shown on the Plans. Further, there shall be provisions preventing residential condominium owners from objecting to any public use of the plaza. Public activities shall be allowed in the plaza until 10:30 pm any day of the week. (m)Improvements to Vail Village Inn Phase 3 Property: Per the notes listed on the Site Plan, Crossroads shall provide the following improvements to the Vail Village Inn Phase 3 property, if and only if allowed by the Vail Village Inn Phase 3 condominium association (Association). If the Association does not agree to the improvements as proposed by Crossroads, then Crossroads is hereby relieved of any requirement to provide said improvements. The following improvements are proposed: • Four large evergreen trees (20' in height)will be either relocated or planted new in the area indicated on the site plan subject to direction on the exact location provided by the Association. Continued maintenance of these trees shall be the responsibility of the Association; • A private packet park is to be created in the area shown on the site plan partially located on the property of the Association and partially on the Crossroads property. The park will contain landscape area, walkways, benches, and plant materials including trees as proposed by Crossroads. The construction of these improvements will be funded by Crossroads � however continued maintenance of the improvements will be the responsibility of the individual property owners. Each property owner will 5 t maintain the improvements within their individual properties; and � • The stairs indicated on the site plan will be converted to a ramp that extends onto the property of the Association. The construction of these improvements uvill be funded by Crossroads however continued maintenance of the improvements will be the responsibility of the individual property owners. Each property owner will maintain the improvements within their individual properties. 2. Bondinq For Public Improvements. The parties hereby acknowledge and agree that prior to issuance of a Certificate of Occupancy for any new unit developed as part of the Crossroads Redevelopment a bond or letter of credit must be posted for 125% of the total estimated amount for each of the off-site improvements listed below that are not already completed when such Certificate of Occupancy is requested. The off-site improvements subject to this requirement and the estimated costs for each improvement are as follows: • Public rights-of-way improvements including final paving, drainage, landscaping, and snowmelt tubing, median improvements, and sidewalk improvements. The one-time Traffic Impact Fee, as set forth above, is excluded from this requirement. 3. References To The Crossroads Approvals. Any and all references to the Crossroads Redevelopment Approvals, as set forth herein, shall mean references to those plans approved by the Town of Vail for construction of the Crossroads Redevelopment project and as further � provided in Town of Vail Ordinance No. ?, Series 2006, and may be modified only as approved by the Town through the building permit process or otherwise. If a conflict arises between any construction plans previously submitted and those approved as part of the building permit for this project, the parties agree that the building permit plans shall control. 4. Certificate Of Compliance. It is agreed that upon completion of any of the Public Benefits contemplated by this Agreement and upon the expiration of the warranty period as defined herein, the Town shall, upon the request the party responsible for the particular Public Benefit, execute a certificate stating that all improvements have been constructed in compliance with this agreement. Said certificate shall not be unreasonably withheld if the requesting party has completed the improvements in a good and workmanlike manner, and consistent with plans approved by the Town. 5. Warrantv. Crossroads shall warrant any and all offsite improvements for which they are responsible for a period of two (2) years from date of completion and acceptance by the Town excluding from such warranty. Specifically, Crossroads shall warrant that any and all physical improvements required by this Agreement which are conveyed, dedicated or otherwise done for the benefit of the public shall be free from any defects in materials and workmanship, and free from any security interest, monetary lien or other encumbrance. 6. Liabilitv of Successors. The provisions hereof touch and concern and run with the ownership of the Property. 7. Notices; Business Davs. Any notice required or permitted under the terms of this � Agreement shall be in writing, may be given by the parties hereto or such parties' respective legal counsel, and shall be deemed given and received (i)when hand delivered to the 6 r intended recipient, by whatever means; (ii) three (3) business days after the same is � deposited in the United States mails, with adequate postage prepaid, and sent by registered or certified mail, with return receipt requested; (iii) one (1) business day after the same is deposited with an overnight courier senrice of national or international reputation having a delivery area encompassing the address of the intended recipient, with the delivery charges prepaid; or (iv)when received via facsimile on the intended recipienYs facsimile facilities accessed by the applicable telephone number set forth below (provided such facsimile delivery and receipt is confirmed on the facsimile facilities of the noticing party). Any notice under clause (i), (ii) or (iii) above shall be delivered or mailed, as the case may be, to the appropriate address set forth below: , If to Crossroads c/o Peter Knobel c/o Crossroads East One LLC 143 E. Meadow Drive Vail, CO 81657 Fax No.: (970)479-7511 Phone: (970)479-7566 If to the Town of Vail: Town of Vail 75 S. Frontage Road Vail, Colorado 81657 � Attention: Town Manager Fax No.: (970)479-2157 with a copy to: Town of Vail 75 S. Frontage Road Vail, Colorado 81657 Attention: Town Attorney Fax No.: (970) 479-2157 Each party may change its addresses and/or fax numbers for notices pursuant to a written notice which is given in accordance with the terms hereof. As used herein, the term "business da�' shall mean any day other than a Saturday, a Sunday, or a legal holiday for which U.S. mail service is not provided. Whenever any date or the expiration of any period specified under this Agreement falls on a day other than a business day, then such date or period shall be deemed extended to the next succeeding business day thereafter. 8. Severabilitv. In the event any provision of this Agreement is held to be illegal, invalid or unenforceable under any present or future laws, the legality, validity and enforceability of the remaining provisions in this Agreement shall not be affected thereby, and in lieu of the affected provision there shall be deemed added to this Agreement a substitute provision that is legal, valid and enforceable and that is as similar as possible in content to the affected provision. It is generally intended by the parties that this Agreement and its separate � provisions be enforceab�e to the fullest extent permitted by law. 7 � 9. Exhibits. All Exhibits to this Agreement which are referenced by the provisions hereof as � being attached hereto are deemed incorporated herein by this reference and made a part hereof. 10. Entire Aqreement. This Agreement and the other contracts or agreements specifically referred to herein represent the entire agreement between the parties hereto with respect to the subject matter hereof, and all prior or extrinsic agreements, understandings or negotiations shall be deemed merged herein. 11. Rules of Construction. The headings which appear in this Agreement are for purposes of convenience and reference and are not in any sense to be construed as modifying the paragraphs in which they appear. Each party hereto acknowledges that it has had full and fair opportunity to review, make comment upon, and negotiate the terms and provisions of this Agreement, and if there arise any ambiguities in the provisions hereof or any other circumstances which necessitate judicial interpretation of such provisions, the parties mutually agree that the provisions shall not be construed against the drafting party, and waive any rule of law which would otherwise require interpretation or construction against the interests of the drafting party. References herein to the singular shall include the plural, and to the plural shall include the singular, and any refere.nce to any one gender shall be deemed to include and be applicable to all genders. The titles of the paragraphs in this Agreement are for convenience of reference only and are not intended in any way to define, limit or prescribe the scope or intent of this Agreement. 12. Effective Date. The effective date of this Agreement shall be the date upon which this Agreement has been executed and delivered by Crossroads and so executed by the Town Manager. � 13. Waivers and Amendments. No provision of this Agreement may be waived to any extent unless and except to the extent the waiver is specifically set forth in a written instrument executed by the party to be bound thereby. No modification or amendment to this Agreement shall have any force or effect unless embodied in an amendatory or other agreement executed by all parties hereto. 14. Governinq Law and Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of Colorado, and Eagle County, Colorado shall be the venue for any dispute arising under this Agreement. 15. Additional Assurances. The parties agree to reasonably cooperate to execute any additional documents and to take any additional action as may be reasonably necessary to carry out the purposes of this Agreement. 16. No Third Partv Beneficiarv. No third party is intended to or shall be a beneficiary of this Agreement, nor shall any such third party have any rights to enforce this Agreement in any respect. 17. Counterparts. This Agreement may be executed in counterparts, each of which shall constitute an original, and which together shall constitute one and the same agreement. 18. Recordinq. This Agreement shall be recorded in the real property records for Eagle County, Colorado. � 8 19. No Joint Venture or Partnership. No form of joint venture or partnership exists between � the Town and the other parties hereto and nothing contained in this Agreement shall be construed as making the Town and the other parties to this Agreement joint venturers or partners. 20. Attornevs' Fees. In the event any legal proceeding arises out of the subject matter of this Agreement and is prosecuted to final judgment, the prevailing party shall be entitled to recover from the other all of the prevailing party's costs and expenses incurred in connection therewith, including reasonable attorneys' fees (and the presiding court will be bound to make this award). [Balance of page intentionally left blank] � � 9 t IN WITNESS WHEREOF, the Town and Crossroads have made this Agreement � as of the day, month and year first above written. TOWN: TOWN OF VAIL, a municipal corporation duly organized and existing by virtue of the laws of the State of Colorado By: Name: Title: Town Manager ATTEST: Lorelei Donaldsor�, Town Clerk STATE OF COLORADO ) ) ss COUNTY OF ) � The foregoing instrument was acknowledged before me this da of y , 200_, by as Town Manager of the Town of Vail, a municipal corporation duly organized and existing by virtue of the laws of the State of Colorada Witness my hand and official seal. My commission expires: Notary Public [Signature blocks continue on following page] � � � Crossroads: Crossroads East One, LLC., a Colorado Limited Liability Company By: - Name: Title: STATE OF COLORADO ) ) ss COUNTY OF ) The foregoing instrument was acknowledged before me this day of . , 200 , by as of Crossroads East One, LLC, a Colorado Limited Liability Company. Witness my hand and official seal. My commission expires: v� Notary Public � 2 . � 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 CampbeU 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 applicanYs 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 Officiat 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 governed by the regulations 1 Vail Town Council Attachment: B outlined in Article 7E, Commercial Service Center (CSC) District, Title 12, Zoning � Regulations, Vail Town Code. The key elements of the proposal and changes made since the Commission last saw the proposal on April 25, 2005, include: • A reduction in the number of dwelling units from 75 to 69 and the incorporation of five(5)lock-offs. A proposed deviation from the allowable number of dwelling units (47)which is 22 dwelling units greater; • Proposed $1.1 Million in public art; • A reduction in the proposed Gross Residential Floor Area (GRFA) from 210,054 square feet to 199,830 square feet. A proposed deviation from the allowable amount of GRFA(46,051 sq. ft.)which is 153,779 sq. ft. greater; • A reduction in the proposed building height on portions of the east and west wings of the building. At its peak in the center of the structure the height remains 99.9 feet; • Provision for employee six(6)employee beds located off-site to accommodate the net increase in employees generated by this redevelopment; • The project has retained the elimination of setback encroachments above grade along the west property line except for the one-story portion of the building containing the enclosed loading and delivery facility. In addition,the structure in the southwest corner of the site has been pulled back from East Meadow Drive a distance ranging between 12 to 14 feet • The project has retained the elimination of all subterranean encroachments into the Village Center Road and East Meadow Drive right-of-ways and the removal of . subterranean improvements within a minimum of 10 feet of the west property line to preserve existing trees on the adjacent site to the west; � • The establishment of the extension of the Town of Vail Streetscape Master Plan by creating a plan and installing streetscape improvements for the intersections of Meadow Drive and Village Center Road and Meadow Drive and W illow Bridge Road and the South Frontage Road; • 338 subsurface parking spaces (103 in excess of Town Code); • A 3-screen movie theater with stadium seating accessed at the pedestrian level of the proposed public plaza; • A 10-lane bowling alley and sports bar/night club/family arcade accessed at the pedestrian level of the proposed public plaza ; • An outdoor ice skating rink measuring approximately 7,000 square feet for public skating in winter/water-recreation feature(pop jet fountain)in the spring and summer months; • A public plaza of 24,130 square feet at the intersection of Willow Bridge Road and Meadow Drive (Approximately 40,000 sq. ft. including East Meadow Drive and Willow Bridge Road public right-of-ways)for public gatherings and events; • Public restrooms at the pedestrian level and within the lower level of the parking garage; • 58,804 square feet of new retail and restaurant space at the pedestrian level and one floor above surrounding the public plaza; • Establishment of an enclosed 5 berth loading and delivery facility with access from the South Frontage Road which will be made available for public use; • The retention of a roof feature which wraps around the loading and delivery bay on the northwest corner. The retention of an awning on the west elevation over the � pedestrian access proposed to connect the public plaza and Vail Village Inn Phase III. 2 � 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 Develoqment District and Conditional Use Permit Aqplications 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,density (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 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 finro 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 . 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. � 3 Planninq and Environmental Commission: � The PEC shall review the proposal for and make a recommendation to the Town Council based upon the findings made on the criteria located in Chapter 12-9A, Special Development District, Vail Town Code. Desiqn Review Board: The DRB has no review authority on a SDD proposal, but must review any accompanying DRB application. The DRB review of an SDD prior to Town Council approval is purely advisory in nature. 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 facititates the review process. Town Council: The Town Council takes into consideration the PEC's recommendation when reviewing an � application for a special development district and is responsible for final approval/denial of an SDD. The Town Council shall review the proposal and approve/approve with conditions/deny the application based upon the findings made on the criteria located in Chapter 12-9A, Special Development District, Vail Town Code. V. APPLICABLE PLANNING DOCUMENTS Vail Land Use Plan The Vail Land Use Plan was adopted by the Vail Town Council on November 18, 1986. The plan is intended to serve as a basis from which future decisions may be made regarding land use within the valley. The primary focus of the Vail Land Use Plan is to address the long-term needs and desires of the Town as it matures. The Town of Vail has evolved from a small ski resort founded in 1962 with approximately 190,000 annual skier visits and virtually no permanent residents to a community with 4,500 permanent residents. The Town is faced with the challenge of creatively accommodating the increase in permanent residency as well as the increase in skier visits,while preserving the important qualities that have made Vail successful.This is a considerable challenge, given the fact that land within the Valley is a well-defined finite resource, with much of the land already developed at this juncture. The Vail Land Use Plan was undertaken with the goal of addressing this challenge in mind. A secondary purpose of the Vail Land Use Plan was to analyze a series of properties owned by the Town of Vail, to determine their suitability for various types of community facilities. � 4 The goals articulated in the plan reflect the desires of the citizenry. The goal � statements that were developed reflect a general consensus of the comments shared at public meetings. The goals contained in the Vail Land Use Plan are to be used as the Town's adopted poficy 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 VIII 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 P/an"land use category. Pursuant to the Plan, the "Vai/ Village Master P/an"land use category description, "Vail Village has been designated separate/y 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 P/an document because the Vail Villaqe Master P/an study addressed this area speci�cal/y 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. � 5 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 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 approva/ will be greatest for those proposals that can fully comp/y with the Vail Village Master P/an." Staff believes this statement re-emphasizes that the Master Plan is a general document providing advisory guidelines to aid the Town in analyzing development proposals and that full compliance is not required in order for a project to be approved. The stated goals of the Vail Village Master Plan which staff believes are applicable to this application appear in Section VIII under staff's assessment of Criterion D. Specific Sub-Area Details found in the Vail Village Master Plan 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 s at the 4-way stop and at the intersection of Vail Road and Meadow Drive. It is a/so a � long term goa/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 deve/opment 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 �na/phase of the Vail Village Inn project. In addition, commercia/ and residentialAodging development potential is identi�ed in sub-area concepts 3, 4, 6, and 8. The completion of these projecfs will essentially/eave the sub-area "built out" #9-6 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 con�guration ofinfill maybe done a numberof ways, it is the overall intent to rep/ace existing surface parking with pedestrian corridors into a commercia/area, as well as to provide a strong building edge on Meadow Drive and streetscape improvements. Improvements of the p/anted buffer adjacent to the Frontage Road is a/so important. Re/ocation of the /oading and delivery functions and entry to parking structure is strongly encouraged to reduce tra�c on Meadow Drive. Potential to improve fire access also exists in the redevelopment scheme. Specia/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 hea/th and viabifify for the Village and for the community as a who/e. Objective 2.4: Encourage the deve/opment of a variefy of new commercia/activity where compatib/e with existing/and uses. Policy 2.4.1: Commercial in�ll deve/opment consistent with established horizonta/zoning regulations shall be encouraged to provide activity generators,accessib/e greenspaces,public plazas, and streetscape improvements to the pedestrian network throughout the Village. Policy 2.4.2: Activity that provides night life and evening enfertainment for both the guest and the community shall be encouraged. Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercia/ facilities to better serve the needs of our guests. Policy 2.5.9: Recreation amenities, common areas, meeting facilities and other amenities shall be preserved and enhanced as a part of any redevelopment of lodging properfies. � 7 Policy 2.5.2: The Town will use the maximum flexibility `'� possib/e in the interpretation of building and fire codes in `��� order to facilitate building renovations without compromising life, health, and safety considerations. Objective 2.6: Encourage the deve/opment of affordable housing units through the efforts of the private sector. Policy 2.6.1: Employee housing unifs may be required as part of any new or redeveloped project requesting density over that allowed by existing zoning. Policy 2.6.2: Emp/oyee housing shall be developed with appropriate restrictions so as to insure their availability and affordability to the loca/work force. Policy 2.6.3: The Town of Vail may facilitate in the development of affordab/e housing by providing limited assistance. Goal #3: To recognize as a top priority the enhancement of the walking experience throughout the Village. Objective 3.9: Physically improve the existing pedestrian ways by landscaping and other improvements. � Policy 3.1.1: Private deve/opment projects shall incorporate streetscape improvements (such as paver treafinents, 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: F/owers, 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 p/azas 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 re/ocated to accessib/e locations e/sewhere in the Village)in any deve/opment or redevelopment of property in Vail Village. Policy 4.1.2: The development of new public plazas, and � 8 � improvement to existing p/azas (public art, streetscape features, seating areas, etc.), shall be strong/y encouraged to reinforce their roles as attractive peop/e p/aces. Policy 4.1.3: With the exception of ski base-related facilities, existing natura/ open space areas at the base of Vail Mountain and throughouf Vail Village shal/be preserved as open space. Policy 4.1.4: Open space improvements including the addition of accessible greenspace as described or graphically shown in the Vail Village Master P/an and/or Urban Design '' Guide Plan, will be required in conjunction with private infill or redeve/opment projects. Goa/#5: Increase and improve the capacity, e�ciency,and aesthetics of the transportation and circu/afion 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/ocated outside the Commercia/ 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 additiona! parking spaces availab/e for public parking. Policy 5.1.3: Seek locations for additiona/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 concea/ed parking. Goal #6: To ensure the continued improvement of the vital operational e/ements 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 � p/easing resort setting. s Policy 6.2.9: Development projects and other improvements � in Vail Village shall be reviewed by respective Town Departmenfs to identify both the impacts of the proposal and potentia!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 P/anning and Environmenfal Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are ab/e to be maintained at current levels. Specia/design (r.e. heafed pavement), maintenance fees, or other considerations may be required to offset impacts on Town services. #1-7 Vil/age Center Road Improvements Redesign of intersection as shown on the Vail Village Urban Design Guide� • P/an. Goa/of this project is to create a visual landscape barrier to prevent unnecessary vehicu/ar traffic. Bus, delivery and pedestrian traffic must a/so be accommodated in this design. Specia/emphasis on 3.1, 3.2, 5.3, 5.4. Goa/ #3: To recognize as a top priority the enhancement of the wa/king 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 fhroughout the Town in locations adjacenf to, or visib/e from, public areas. Objective 3.2: Minimize the amount of vehicular tra�c in the Village to the greatest extent possib/e. Policy 3.2.1: Vehicular traffic will be eliminated or reduced to the abso/ute minima/necessary levels in the pedestrianized areas of the Village. Goal#5: /ncrease and improve the capacity, efficiency,and aesthetics of the � transportation and circu/ation system throughout the Village. 10 � Objective 5.3: Concentrate the majority of inferconnecting transit activity at the periphery of the Village to minimize vehicu/ar 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 circu/ation corridors throughout the Village. Policy 5.4.1: The Town shall work with the Colorado Division of Highways toward the implementation of a /andscaped boulevard and parkway a/ong the South Frontage Road. Policy 5.4.2: Medians and right-of-ways shal/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 design guidelines instead of rigid rules of development; and • help influence the form and design of buildings. The Vail Village Design Considerations are divided into two categories (urban design considerations and architectural/landscape considerations): 1. URBAN DESIGN CONSIDERATIONS These 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 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: � 11 Article E. Commercial Service Center(CSC) District(in part) � 12-7E-9: Purpose: The Commercia/Service Center District is intended to provide sites for general shopping and commercia/facilities serving the Town, together with limifed multip/e-family dwelling and lodge uses as may be appropriate without interfering with the basic commercial functions of the District. The Commercia/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 commercia/uses. 12-7E-3: Permitted Uses: The following uses shall be permifted 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 o�ce services. Cleaning and/aundry pick up agencies without bu/k cleaning or dyeing. Coin operated or self-service/aundries. Small appliance repair shops, excluding furniture repair. Tailors and dressmakers. Trave/and ticket agencies. Professional o�ces, business offrces, and studios. • Retail stores and establishments without limit as to floor area including the following: Apparel stores. Art supp/y stores and galleries. Bakeries and confectioneries, inc/uding preparation of products for sa/e on the premises. Bookstores. Building materia/s stores without outdoor storage. Camera stores and phofographic studios. Candy stores. Chinaware and glassware stores. Delicatessens and specia/ty food stores. Department and genera/merchandise stores. Drugstores and pharmacies. F/orists. Food stores. Furniture stores. Gift stores. Hardware stores. � Hobby stores. 12 Household appliance stores. � Jewe/ry 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 te/evision stores and repair shops. Sporting goods stores. Stationery stores. Supermarkefs. Toy stores. Variety stores. Yardage and dry goods stores. Additiona/offices,businesses, or services determined to be similar to permitted uses � in accordance with the provisions of section 12-7E-2 of this article. 92-7E-4: Conditiona/Uses: The following conditiona/uses shall be permitfed in the CSC district,subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this tit/e: � Any use permitted by section 92-7E-3 of this article, which is not conducted entirely . wrthin a building. Bed and breakfast as further regu/ated by section 12-14-18 of this title. Brew pubs. Child daycare center. Commercial laundry and cleaning services. Dog kennel. Major arcade. Multip/e-family dwellings and lodges. Outdoor operation of the accessory uses as set forth in section 92-7E-5 of this article. Privafe 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 ll/employee housing units (EHU) as provided in chapfer 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 �r with the provisions of section 12-94-12 of this title. 13 ' Minor arcade. � Swimming poo/s, tennis courts, patios, or other recreation facilities customarily incidenta/to conditional residentia/or lodge uses. Other uses customarily incidenta/and accessory to permitted or condifional uses, and necessary for the operation thereof. 12-7E-7: Setbacks: In the CSC district, the minimum front sefback shall be twenty feet(20), the minimum side setback shal/be fwenty 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�ve feet(35). For a sloping roof, the height of bui/dings 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 permitted for each one hundred (100) square feet of buildab/e site area, and gross residential floor area shall not exceed�fty percent(50%)of tota/building floor area on any site. Total density shall not exceed eighteen (18) dwelling units per acre of buildab/e 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 tota/floor area of the dweNing. 12-7E-10: Site Coverage: Site coverage shall not exceed seventy�ve percent(75%) of the tota/site area. 12-7E-91: Landscaping and Site Deve/opment: At leasf twenty percent(20%)of the tota/site shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be�fteen 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 winc�hapfer 10 of this title.At least one-half (1/2) of the required parking shall be /ocated 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 artic/e, 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. 14 � B. Outdoor Display: The area to be used for outdoor disp/ay must be located directly in front of the establishment disp/aying the goods and entire/y upon the establishment's own property. Sidewalks, building entrances and exits, driveways and sfreets shall not be obstructed by outdoor disp/ay. 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 aapropriate use�to improve the desiqn character and pualitv of the new deve/opment with the town:to facilitate the adepuate and economica/provision of streets and utilities;to preserve the natura!and scenic features of o�en space areas: and to further the overall poa/s of the communitv 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 esta,blish the requirements for guiding development and uses of property inc/uded in the specia/development district. The specia/ development district does not app/y to and is not availab/e in the following zone districts:Hillside residential, sing/e-family, dup/ex,primary/secondary. The e/ements of the deve/opment p/an shall be as outlined in section 12-9A-6 of this artic/e. 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. Apri125s 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 Proqosed 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. 211,117 sq. ft. � (40%) (183.4%) 15 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) December 12. 2005 Proposal Develoqment 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 26.1 units/acre 47.5 D.U.s 69 D.U.s GRFA: 46,051.6 sq. ft. 199,830 sq.ft. (40%) (173.6%) 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 � 16 (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 Aprii 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. VII. SURROUNDING LAND USES AND ZONING Land Use Zoninq North: CDOT ROW None South: Mixed Use Commercial Core II District/Public 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 deve/opment within the Town; to facilitate the adequate and economical provision of streets and utilities;to preserve the natura/and scenic features of open space areas;and to further the overall goa/s of the community as stated in the Vail Comprehensive Plan. An approved development p/an for a Special Development District, in conjunction with the property's under/ying zone district, shal/establish the requirements for guiding development and uses of property included in the Special Deve/opment District." 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. � The Town Code provides nine design criteria which shall be used as,the principal criteria in 17 evaluating the merits of the proposed SDD. It shall be the burden of the applicant to � demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable,or that a practical solution consistent with the public interest has been achieved. The following is a staff analysis of the projecYs compliance with the nine SDD review criteria: On January 4, 2006, Staff went before the Town Council to discuss finro options regarding the review of the new Crossroads development submittal. Staff was recommending that the Commercial Service Center zone district and Vail Village Master Plan(WMP)be examined for possible amendment. At that meeting the Town Council, by a vote of 5-2-0 (Logan and Slifer opposed), chose to proceed forward in the review of the Crossroads development by utilizing the Special Development District process and affirming four assumptions Staff made in order to achieve a recommendation of approval to the PEC on April 25, 2005. 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 Districf. 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 total building floor area on any site': While the SDD process allows for deviations from the requirements mentioned 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 than 50% of the total building floor would be GRFA, and 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. W ith 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 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 . A. Consideration of Factors Reqardinq Special Development Districts: A. Design compatibility and sensitivity to the immediate environment,neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. � 18 • F 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 comer 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 outweighed 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 between the April 25 and December 12, 2005 submittals accounts for this change. Therefore it is cor�firmed 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 � finro proposed public restrooms (870 s.f. total) and the installation of the complete 19 streetscape improvements on Village Center Drive and East Meadow Drive Staff believes � the proposed deviations have been balanced. Area of Proposed Public Plaza: 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: -13,693 s.f. Remaining GRFA of Public Plaza: 20,089 s.f. Amount of GRFA on Floor 6: -15,402 s.f. Amount of GRFA remaining: 4,687 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. In regard to setbacks the One Willow Bridge project varies between 0 feet(west end)and 20 feet. Setbacks along the east property line for Vail Village Inn Phase III vary between 15 and 55 feet. The proposed Crossroads development has setbacks along the north and east property lines which vary from one foot to 25 feet. Above grade along the western property line the proposed Crossroads has a one-story enclosed loading facility which is within the required setback(3 feet off property line at closest location). Along East Meadow Drive the � setbacks vary from 150 feet along the plaza to zero setback in the southeast and 12 feet in the southwest comers. Staff previously had concerns with the setback of the building along East Meadow Drive and the structure located in the southwest corner. Staff believed that it may be appropriate to have minimal setback along East Meadow Drive for several stories including a roof and then the structure would step back 15 to 20 feet before continuing up. The applicant has worked extensively on the portion of the structure located in the southwest portion of the site. The ridge is now 56 feet above grade which is six(6)feet taller than the actual height of the One Willow Bridge project from the grade of East Meadow Drive. The height of 56 feet(actual height above finished grade)has been moved from a 4 foot setback to a 12 foot setback from the property line for a distance of 44 feet along East Meadow Drive. The length of the structure along East Meadow Drive has been reduced from 52 feet to 44 feet. Staff and Jeff Winston believe that the height of 56 feet over a span of 44 feet is an acceptable design as it creates a "neck down effect" between to more open public spaces, the proposed Crossroads plaza and the Vail Village Inn plaza. To address the concems of staff and the representatives of Vail Village Inn Phase III the proposal has been revised to remove all above-grade portions of the building located within the setback along the western property line with the exception of the enclosed loading and delivery facility which has access off of the South Frontage Road. The subterranean improvements along the western property line have been pulled back from the property line to be a minimum distance of 10 feet from the property line. The architectural design of the Crossroads development, like its neighbors, is governed by the design guidelines prescribed in Chapter 11, Design Review, of the Vail Town Code and by the recommendations Vail Village Master Plan. As such, the architectural design of the proposed development is intended to be compatible with the unique European alpine village � character prescribed for Vail Village. The exterior design of the development is a mixture of 20 stone, metal and wood. Many of the finer details have not been resoived in the finro � presentations made to the Design Review Board. Both Staff and Jeff Winston agree that the applicant has made positive changes to the architecture and believe the overall architecture complies with the Town's guidelines. The concems 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 projecYs 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 ll/ustrative Plan are intended to provide genera/guidelines. Additiona/study shou/d be made during specific project review re/ative to a building's height impact on the streetscape and re/ationship 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 southem 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 finro 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 � general is appropriate in relation to the uses proposed if the Commission agrees that an 11 21 foot 6 inch floor plate is appropriate for properties located within the scope of the Vail Village � Master Plan. Staff has generally accepted an 11 foot floor-to-floor building plate on previous projects located within the scope of the Vail Village Master Plan such as the Tivoli Lodge and the Manor Vail Lodge(the PEC voted to adopt 11 foot 6 inch floor to floor in Lionshead as a part of the Lionshead Redevelopment Master Plan). In addition, it has been previously determined that a roof structure is at an appropriate size when it is 12 feet from eave to ridge, as identified above. 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, given the width of the proposed building forms and roof pitches, the proposed building will require more than 12 feet of roof height. B. Uses, activity and density which provide a compatible, efficient and workable . relationship with surrounding uses and activity. The uses,activities,and densities for the Crossroads development site are prescribed by the underlying zoning. According to the Official Town of Vail Zoning Map,the underlying zoning for the proposed special development district is Commercial Service Center zone district. The Commercial Service Center zone district encourages the development of commercial facilities serving the Town with limited multiple-family dwellings at a density of eighteen(18) � dwelling units per acre. However, the Vail Village Master Plan, adopted in 1990, identifies the site as being approximately three quarters medium/high density residential and one quarter mixed use. See attached copy of the Land Use Plan from the Vail Village Master Plan (Attachment F). The proposal is to construct permitted uses such retail shops, restaurants and bars, offices, on-site accessory uses such as the ice skating rink, and conditional uses such as a major arcade, bowling alley, movie theaters, 69 multiple-family dwelling units, and a private parking club. The applicant has requested the appropriate conditional use permits which are addressed in the two memorandums accompanying this � memorandum. The applicant has suggested that the proposed bowling afley, 3-screen theater,and sports bar/arcade activity center are public amenities as they bring life and vitality to the Town. In previous memorandums to the Commission,staff identified that the uses will likely fill a niche which is missing in Town. These amenities, however, are privately owned and operated. The proposed application has two levels of at-grade or above-grade retail surrounding the proposed plaza. Staff has expressed concerns in previous meetings regarding the continuous are shaped frontage of the retail. Staff's concerns were two-fold;first,does such a design lure visitors and locals to shop in the environment and; second, the geometric properties of an arc will not allow for material changes to the faCade's of the individual tenant spaces. In previous meetings the Design Review Board in their meetings had also expressed a concem about the limited ability to individualize a tenant space store front. In response to the concem expressed by staff, the Design Review Board, the Planning and Environmental Commission, and Town Council the applicant has brought additional staff onto their team to address the commercial experience. Since the last meeting the applicant � has prepared several drawings which exhibit how the retail storefronts could be 22 � 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 that working 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 Requirements � 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. "New"employees are defined as the incremental increase in employment needs resutting 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 � employees are provided housing, and Whistler requires that 100% (1.00) of the new 23 employees be provided housing by the developer. In comparison, Vail has conservatively determined that developers shall provide housing for 15% (0.15)or 30% (0.30)of the new � employees resulting from commercial development.When a project is proposed to exceed the density allowed by the underlying zone district, the 30% (0.30) figure is used in the calculation. If a project is proposed at,or below,the density allowed by the underlying zone district, the 15% (0.15) figure is used. The Crossroads special development district does exceed the density permitted by the underlying zone district in both number of dwelling units and GRFA so the 30% ratio was used. Proposed Project Emplovee Generation Calculations—Middle of Ranpe a) Multi-Family(Dwelling Units) 69 new units proposed @ (0.4/unit) = 27.6 employees b) Retail and Service Commercial 45,804 sq. ft. @ (5.0/1000 sq. ft.) = 229.0 employees c) Bar/Restaurant/Arcade/Theater/Bowling 13,000 sq. ft. @ (5.0/1000 sq. ft.) = 65.0 employees 321.6 employees � Existing Crossroads Project Emplovee Generation Calculations—Middle of Ranqe a) Multi-Familiy(Dwelling Units) 22 units existing @ (0.4/unit) = 8.8 employees b) Retail and Service Commercial 22,116 sq. ft. @ (5.0/1000 sq. ft.) = 110.58 employees c) Office: Professional/Other 20,000 sq. ft. @ (5.0/1000 sq. ft.) = 100.0 employees d) Bar/Restaurant/Night CIub/Theater 13,550 sq. ft. @ (5.0/1000 sq. ft.) = 67.75 employees e) Bank 2,750 sq. ft. @ (2.5/000 sq. ft.) = 6.88 employees fl Grocery 6,240 sq. ft. @ (1.5/1000 sq. ft.) = 9.36 employees � 24 303.37 employees � 321.6 new employees . - 303.37 exisitinq 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 applicanYs 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 orderto 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 � if the project becomes as successful as anticipated. There is a possibility that as various 25 tenants begin to design and occupy their spaces that additional surplus parking may become � available. When calculating the required parking staff and the applicant were conservative in estimating what percentage of retail and restaurant spaces will become areas not assessed parking. An analysis will need to be run as each tenant goes in for building permit and as tenants change out in the future. The applicant can return before the Commission at a later date if additional surplus parking is created based on tenant make-up to amend the conditional use permit. Staff recommends that the developer be permitted to establish a 103 parking space private club. The applicant has proposed a five berth loading and delivery facility which is the maximum required for this project. The proposed facility will be accessed off of the Frontage Road and made available to neighboring properties as well for their loading and delivery needs. The proposed loading and delivery faciliry is entirely enclosed and large vehicles can make all turning movements inside the structure. The applicant and the staff agree that the location, configuration, and public use of the loading facility are a public benefit to the Town as it reduces conflicts with pedestrians, reduces impacts due to being enclosed, and its availability to the public for use. Staff recommends that through the Developer Improvement Agreement the developer enter into an agreement with the Town to include the loading and delivery facility in the overall loading and delivery system for the Town of Vail. Staff believes that the application complies with this criterion. D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town policies and Urban Design Plan. The goals contained in the Vail Land Use Plan are to be used as the Town's policy .� guidelines during the review process for the establishment of a special development district. Staff has reviewed the Vail Land Use Plan and believes the following policies are relevant to the review of this proposal: 1.0 General Growth/Development 1.1 Vail should continue to grow in a controlled environment,maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air,water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2.0 Skier/Tourist Concems 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 2.2 The ski area owner, the business community and the Town leaders � 26 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 occu�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 5.5 The existing employee housing base should be preserved and � upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. According to the Official Town of Vail Land Use Plan map,the applicanYs proposed redevelopment site is located with the "Vail Village Master P/an"land use category. Pursuant to the Plan, the "Vail Village Master P/an"land use category description, " "Vail Village has been designated separate/y as a mixed use area and accounts for 77 acres or about 2% of the Plan area. This area has not been ana/yzed in this P/an document because the Vail Vil/aqe Master Plan study addressed this area speci�cally in more detail." Staff believes that the application complies with the goals and objectives identified above. Vail Villaqe Master Plan Staff believes that the following stated goals of the Vail Village Master Plan are applicable to this application: Goal #2: To foster a strong tourist industry and promote year-around economic hea/th and viability for the Village and for the community as a who/e. Objective 2.4: Encourage the development of a variety of new commercial activity where compatible with existing/and uses. Policy 2.4.1: Commercial infill development consistent wifh � established horizonta/zoning regu/ations shall be encouraged to provide activitygenerators,accessible greenspaces,public p/azas, and streetscape improvements to the pedestrian network fhroughout 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 /odging and commercia/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 flexibilify possib/e in the interpretation of building and fire codes in order to facilitate building renovafions without compromising life, hea/th, and safety considerations. Objective 2.6: Encourage fhe development of affordable housing � units through the efforts of the private sector. 2s � Policy 2.6.1: Emp/oyee housing units may be required as part of any new or redeve/oped 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 loca/work force. Policy 2.6.3: The Town of Vail may facilitate in the development of affordab/e housing by providing limited assistance. Goal #3: To recognize as a top priority the enhancement of fhe wa/king 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 3.9.2: Public art shal/ 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. Goa/#4: To preserve existing open space areas and expand greenspace opportunities. Objective 4.1: Improve existing open space areas and create new p/azas 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 re/ocated to accessib/e/ocations e/sewhere in the Village)in any deve/opment or redeve/opment of property in Vail Village. Policy 4.1.2: The development of new public p/azas, and improvement to existing p/azas (public art, streetscape features, seating areas, etc.), shall be strong/y encouraged to reinforce their ro/es as attractive peop/e p/aces. Policy 4.1.3: With the exception of ski base-related facilities, existing natura/ open space areas at the base of Vail � 29 Mountain and throughout Vail Village shall be preserved as � open space. Policy 4.1.4: Open space improvements including the addition of accessible greenspace as described or graphically shown in the Vail Vil/age Master P/an and/or Urban Design Guide P/an, will be required in conjunction wifh private infill or redeve/opment projects. Goa/#5: Increase and improve the capacity, e�ciency, and aesthetics of the transportation and circu/ation system throughout the Village. Objective 5.1: Meet parking demands with public and private parking facilities. Policy 5.1.9: For new deve/opment that is located outside the Commercial Core I Zone District, on-site parking shall be provided (rather fhan 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 Vai/ Village parking structure shal/ maximize the number of additiona/ parking spaces available for public parking. Policy 5.1.3: Seek locations for additionai 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 5.9.5: Redeve/opment projects shall be strongly encouraged to provide underground or visually concea/ed parking. Objective 5.3: Concentrate the majority of interconnecting transit activity at the periphery of the Village to minimize vehicular traffic in pedestrianized areas. Policy 5.3.1: The Vail Transportation Center shal! be the primary pick up and drop off point for public transit and private shutt/e vans and taxis. Objective 5.4: Improve the streetscape of circu/ation corridors throughout the Village. Policy 5.4.9: The Town shall work with the Colorado Division of Highways toward the imp/ementation of a landscaped boulevard and parkway along the South Frontage Road. � 30 � . �° Policy 5.4.2: Medians and right-of-ways shall be/andscaped. � Goal #6: To ensure the continued improvement of the vita/ operational e/ements 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. Policy 6.2.1: Deve/opment projects and other improvements in Vail Village sha/l be reviewed by respective Town Departments to identify both the impacts of the proposa/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 approva/by the Town Council and Planning and Environmenta/Commission when applicab/e) provided that Town operations such as snow removal, street maintenance and fire department access and operation are able to be maintained at current levels. Specia/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 � The Town's Streetscape Master Plan does identify East Meadow Drive and Village Center 31 Road within the East Meadow Drive—Willow Bridge Road to Vail Valley Drive portion of the � Town of Vail Streetscape Master Plan. The Plan identifies the following problems with the existing conditions within this sub-area: • The need to separate buses from pedestrians; • The need to provide a more comfortable shopping experience; • The need to restrict unnecessary vehicular traffic; • The need to maintain access to existing lodge units; and • The need to screen parking and accommodate loading and delivery vehicles. The Plan also identifies several key elements, landscaping, and site amenities for the East Meadow Drive—Willow Bridge Road to Vail Valley Drive sub-area which include: • The aspha/t road surface would be replaced by concrete unit pavers in most areas where pedestrians share the street with vehic/es. In the restricted access zone south of the Village parking strucfure, the pedestrian path would be paved with concrete unit pavers. However, the bus /ane would remain asphalt. AdditionaJly, the Willow Bridge Road street surface, from the north side of Willow Bridge to the intersection of East Meadow Drive, would a/so remain asphalt. • Rep/acing the triangular p/anter at the intersection of East Meadow Drive and Willow Bridge Road with a larger circular planter that is centered in the intersection. In addition, the intersection will be accented with a special paving treatment and will act as a foca/point. � • Village Center Road wou/d be narrowed to a minimum width of 28'(curb-to- curb) to discourage unnecessary traffic. Fix to six foot wide concrete sidewa/ks on each side of fhe street are p/anned to connect East Meadow Drive to the Frontage Road. • The railroad-tie p/anters along the parking lots for Crossroads and fhe Sonnena/p-Swiss House shou/d be replaced with at-grade p/anting beds, similar to the p/anting beds along the south side of East Meadow Drive near the Vail Village lnn. • Landscaping is needed along Village Center Road, especially near the Frontage Road,so as to further inhibit vehicular traffic into the pedestrianized areas. • Landscaping, benches and a trash receptacle shou/d be placed at the Crossroad's bus stop as shown on the Master Plan graphic. • Expanding the p/anter on the south side of fhe intersection of Village Center Road and East Meadow Drive has been suggested. This wou/d provide better definition to the roadway as well as increasing the/andscaped area. Staff believes the proposal meets the requirements of the Streetscape Master Plan. Previously staff identified that there was a lack of landscaping within the proposed public � plaza to replace the "at-grade planting beds" identified by the Plan to replace the 32 railroad-tie beds. Staff believes that as the Design Review Board and Staffwork 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�Ilage Master Plan East Meadow Drive— Willow Bridge Road to Vail Valley Drive sub-area. The proposal cuRently 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 woutd 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 Village Urban DesiQn Guide Plan and Desipn 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 tra�c. East Meadow Drive is also a designated Town of Vail bus route. � 33 The applicants are proposing to implement the recommendations of the � Town of Vail Streetscape Master Plan. According to the Plan, the Crossroads development site is located in the East Meadow Drive—W illow Bridge Road to Vail Valley Drive Sub Area. The details of the goals in this sub area are identified eartier in this section. The primary goal of the East Meadow Drive — Willow Bridge Road to Vail Valley Drive Sub Area is to provide an effective and safe pedestrian system, while accommodating vehicle and bicycle traffic. The applicant has proposed to install pavers and heat tubing in the right-of- way of Village Center Road and East Meadow Drive. The proposed heat tubing could eventually be connected to the Town's boilers in the parking structure or elsewhere in the area. The applicant has proposed the naROwing of Village Center Road as the Streetscape Master Plan identified to discourage vehicular traffic and make the pedestrian more pleasant and safer. In addition, the applicant has proposed a large plaza with an ice skating ring located within it which would be coordinated in design with the intersection of East Meadow Drive and Willow Bridge Road. The proposed plaza would be heated as well and connected to boilers in the Crossroads development. As identified earlier in this section the applicant has proposed a portion of the building in the southwest comer to be at a 12 foot setback with an actual height of 56 feet. Staff believes this feature will serve an important purpose in the pedestrian feel of the streetscape by providing a°pinch poinY'between � the proposed plaza and the plaza created by Vail Village Inn and the Sonnenalp. Staff believes that the proposed application does comply with this criterion. B. VEHICLE PENETRATION To maximize to the extent possible, all non-resident traffic should be routed along the Frontage Road to Vail Village/Lionshead Parking Structures. In conjunction with pedestrianization objectives, major emphasis is focused upon reducing auto penetration into the center of the Village. Vail Road and Vail Valley Drive will continue to serve as major routes for service and resident access to the Village. Road constrictions,traffic circles,signage,and other measures are indicated in the Guide Plans to visually and physically discourage all but essential vehicle penetration upon the Frontage Road. Alternative access points and private parking relocation, where feasible, should be considered to further reduce traffic conflicts in the Village. Staff Response: The Crossroads development has proposed a 5 berth loading and delivery facility with access from South Frontage Road. The applicant has stated that they are willing to participate in the overall loading and delivery scheme of � the Village. All vehicles utilizing the Crossroads development will park in a 34 . � � � subterranean structure which has access off of the narrowed Village Center � 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 naROwed roads. Neither street is intended �' to be pedestrian-only. Staff believes that the proposed application complies with this criterion. �: 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 sNeets 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 � � on the characteristics of human vision. They suggest that: � "an external enclosure is most comfortable when its walls are approximately 1/2 as high as the width of the space enclosed;if the ratio falls to 1/4 or less, the space seems unenclosed; and if the height is greater than the width it comes to resemble a canyon". In actual application, facades are seldom uniform in height on both sides of the street, nor is this desired. Thus, some latitude is appropriate in the application of this 1/2 to 1 ratio. Using the average facade height on both sides will generally still be a guide to the comfortableness of the enclosure being created. In some instances,the"canyon"effect is acceptable and even desirable. For example, as a short connecting linkage between larger spaces, to give variety to the walking experience. For sun/shade reasons it is often advantageous to orient any longer segments in a north/south direction. Long canyon streets in an east/west direction should generally be discouraged. When exceptions to the general height criteria occur, specia� consideration should be given to create a well-defined ground floor pedestrian emphasis to overcome the"canyon"effect. Canopies, awnings, arcades and building extensions can all create a pedestrian focus and divert attention from the upper building heights and � "canyon" effect. Staff Response: The configuration of the Crossroads development site and the desire to create a large plaza in the interior largely dictates the orientation of the building and the impacts that result regarding street enclosure. The finro street facades of the building are articulated and varied, horizontally and vertically, along the lengths of the building. The applicant has chosen to utilize an 11foot 6 inch floor plate which has the net effect of this building being taller. Staff and the applicant have worked together to address the relationship of this proposal to neighboring properties. Compatibility with adjacent buildings has been accomplished by reducing the pitch of the roof, removing a floor in the building in several locations,changes to the northeast and northwest corners of the building,and the addition of roof features along the westem farade. Staff believes that the application complies with this criterion. E. STREET EDGE Buildings in the Village core should form a strong but irregular edge to the street. Unlike many American towns, there are no standard setback requirements for buildings in Vail Village. Consistent with the desire for intimate pedestrian � scale, placement of portions of a building at or near the property line is 36 , �+ �: 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 Resaonse: � 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 Beat"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 two 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 G. VIEWS AND FOCAL POINTS Vail's mountain/valley setting is a fundamental part of its identity. Views of � the mountains,ski slopes,creeks and other natural features are reminders to our visitors of the mountain environment and, by repeated visibility, are orientation reference points. Certain building features also provide important orientation references and visual focal points. The most significant view corridors in the Village have been adopted as part of Chapter 18.73 of the Vail Municipal Code. The view corridors adopted should not be considered exhausted. When evaluating a development proposal, priority should be given to an analysis of the impacted project on public views. Views that should be preserved originate from either major pedestrian areas or public spaces, and include views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and other important man-made and natural elements that contribute to the sense of place associated with Vail. These views, which have been adopted by ordinance, were chosen due to their significance, not only from an aesthetic standpoint, but also as orientation reference points for pedestrians. Development in Vail Village shall not encroach into any adopted view corridor, unless approved under Chapter 18.73. Adopted corridors are listed in Chapter 18.73 of the Vail Municipal Code. Whether affecting adopted view corridors or not, the impact of proposed development on views from public ways and public spaces must be identified and considered where appropriate. Staff Response: The Crossroads development site is not located within any of the Town of � Vail adopted view corridors. The projects location adjacent to the South Frontage Road lends the project to potentially affecting only the views of residential unit owners in Phase III of the Vail Village Inn towards the Gore Range; not an adopted view corridor. It is important to note, however, that many of the units in Phase III of the Vail Village Inn currently do not have views of the Gore Range except for potentially the top two floors. The primary views of both the Crossroads development site and Vail Village Inn Phase III is to the south towards Vail Mountain. Staff believes that the application complies with this criterion. H. SERVICE AND DELIVERY Any building expansion should preserve the functions of existing service alleys. The few service alleys that exist in the Village are extremely important to minimizing vehicle congestion on pedestrian ways. The use of, and vehicular access to, those alleys should not be eliminated except where functional altematives are not provided. In all new and remodeled construction, delivery which avoids or reduces impacts on pedestrian ways should be explored; and adopted whenever practical, for immediate or future use. Rear access, basement and below ground delivery corridors reduce congestion. Weather protection increases delivery efficiency substantially. Below grade delivery corridors are found in a few buildings in Vail Village � (Sitzmark/Gore Creek Plaza,Village Center,Vail Village Inn). Consideration 38 � should be given to extending these corridors, where feasible, and the � � 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 VaiPs 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 or the � 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 miti ation of natural and/or eolo ic hazards that affect the � 9 9 9 property on which the special development district is proposed. � 39 According to the Official Town of Vail Geologic Hazard Maps,the Crossroads development � site is not located in any geologically sensitive areas. Staff believes that the application complies with this criterion. F. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. The proposed site plan shows the building encroaching into the setbacks surrounding the property. The applicant states that the primary reason for this is the proposed creation of a large plaza which will have an ice skating rink during the winter and a pop jet water feature in the summer. Staff previously expressed concerns regarding the "forward looking expression of European a/pine heritage and more contemporary forms"(taken from the applicanYs proposal document)and how it would compliment the character of the Village. Staff and the applicant have worked together on the architecture of the building and agree that the overall architecture of the building is compatible and consistent with existing buildings in the area, the potential future redevelopment of structures in the area, and the Town's design guidelines. Staff and the applicant agree that any remaining details of the architecture will be worked out with the Design Review Board in the review of the project upon approval of the Town Council. As discussed previously the applicant has proposed an ice skating rink/pop jet waterfeature within the proposed plaza. Staff agrees that there is public benefit to this proposed use. However, staff believes that in orderfor the plaza to achieve the maximum value as a public benefit and to offset the deviations proposed staff believes that a pedestrian access � easement and usage agreement should be entered into with the developer. The easement and agreements would establish rights for the Town to coordinate potential events on the public plaza. In the absence of such an agreement,the public plaza does not have value as a public benefit. Staff recommends that the Commission requires a condition that would establish an agreement between the Town and Developer regarding the proposed public plaza. Staff believes the proposal complies with this criterion. G. A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. The Town of Vail Public Works Department has reviewed the proposed plans for circulation to ensure that it is designed well for both vehicles and pedestrians on and off the site. Following the review of the plans,the Public Works Department forwarded their written final comments in a memorandum,dated January 16,2006. Many of the final comments are time sensitive actions that can only be accomplished at a later date or are only necessary to address if the applicants receive approval of this request. To require full compliance at this time would thus be inappropriate. A copy of the memorandum with the final written comments from the Public Works Department has been attached for reference(Attachment G). The traffic report submitted by the applicant depicts overall intersection levels for existing and future service being maintained at a Level Of Service (LOS)A. However, the Village Center Road northbound left turn movement is a LOS of C and with the development of this � project this movements delay increases by approximately 15% but the LOS remains at a 40 � �; level of C. The overall im act on Viila e Center ' � � p g Road s north bound left turn 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 concems of circulation of pedestrians and vehicles and the conflicts that are present between 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 faciliry. 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 applicanYs 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. �;; � � 41 . IX. STAFF RECOMMENDATION � The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of approval,with conditions to the Vail Town Council of the development application to establish Special Development District No. 39, Crossroads, located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1. Staff's recommendation is based upon a review of the criteria and findings as outlined in this memorandum and from the evidence and testimony presented. Should the Planning and Environmental Commission choose to forward a recommendation of approval, with conditions of the applicants' request, staff recommends that the following findings be made as part of the motion: Special Development District No. 39, Crossroads "That the proposa/ to establish Specia/Development District No. 39, Crossroads, comp/ies with the nine design criteria outlined in Section 12-9A-8 of the Vail Town Code. Furthermore, the applicant has demonstrated to the satisfaction of the Commission, based upon the testimony and evidence presented during the public hearing, that any adverse effects of the requested deviations from the development sfandards of the underlying zoning are outweighed by the public bene�ts provided. Lastly, the Commission finds that the request is consistent with the developmenf goals and objectives of the Town. With regards to proposed building sefbacks, that: � a. Proposed building setbacks provide necessary separation behveen buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. b. Proposed building setbacks comply with applicab/e elements of the Vail Village Urban Design Guide P/an and Design Considerations. c. Proposed building setbacks will provide adequate availability of light, air and open space. d. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. e. Proposed building setbacks will resu/t in creative design solutions or other public benefits that cou/d not otherwise be achieved by conformance with prescribed setback standards. With regards to proposed building height, that: a. Proposed building heighfs comp/y with applicable e/ements of the Vail Village Master P/an. b. Proposed building height will adequate/y preserve views of the Gore Range from East Meadow Drive. c. Proposed building height will provide a compatib/e relationship with buildings and uses on adjacent properties. d. Proposed building height will result in creative design solutions or other public benefits that cou/d not otherwise be achieved by conformance wifh prescribed height standards. � e. Proposed building height of 99.9 feet, was mitigated by the proposed public 42 ,: - � � benefits, of which the provision of a public plaza on the site per the Town's � Master P/ans was the most offsetting e/ement. � �` That the proposed gross residential floor area of 173.6% of/ot area, additiona/twenty- two dweUing units over al/owable (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 P/an. That the development is in compliance with the purposes of the Commercial Service � Center zone district, that the proposa/is consistent with applicab/e e/ements of the Vail � Village Master Plan, the Vail Land Use P/an, and the Vail Streetscape Master P/an, and � that the proposa/does not otherwise have a significant negative effect on the character � of the neighborhood, and that tf►e proposal substantially complies with other applicab/e � e/ements of the Vail Comprehensive P/an." �: � � That the submitted Environmenta/ Impact Report for the Crossroads Redeve/opment dated December 2005 addresses a/l aspects of potential concern. Shouid 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 k 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. �` € The Developer shall address the following conditions of approval prior to submitting a �, building permit application (a grading permiUexcavation permit shall constitute a building permit); 1. 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. 2. The Developer shall submit a rooftop mechanical equipment plan for review and �: approval by the Design Review Board prior to the submittal of a building permit application. All rooftop mechanical equipment shall be incorporated into the overall �; design of the structure and enclosed and visually screened from public view. 43 3. The Developer shall submit a comprehensive sign program for review and approval .,,� by the Design Review Board. 4. 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 retum through the special development district review process. 5. 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. 6. 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. The Developer shall address the following conditions of approval prior to requesting a temporary certificate of occupancy or a final certificate of occupancy; 1. The Developer shall be assessed a traffic impact fee of$5,000 per net trip increase � in p.m. tra�c, or $340,000. This impact fee shall not be offset by any public improvements. 2. 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. 3. 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 following the procedures outlined in Section 12-9A-4, Vail Town Code. 4. 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 8� Recorder, prior to � issuance of a Temporary Certificate of Occupancy for the Crossroads project. The 44 � 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. 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 two 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 December 12, 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 Redeveloqment: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. 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' �� � ; `\ :.�.•�' j /� �I i ,� � I-/ . b' � II� I� �`(,� I� � l ,b ,� � ;±,. ��,� � ��' �lll��, � �i � � � � �� � �' II��, �j� � �� � � � ' -' �'�- % ; . ��i� �i�� �'��� � ..� ��� � � � �I ' � � !' "�� ; �il" tlll� �iii �� s � � ��t�� (� _" +f �-yi i i��i „� �; � ��'� I f � �: �I� ., �� W i , 1 U � � .\ � ��� �,II�! � � ,� � � i- � �� m�a � W �m� � � �., f �, , �� ;, � ,� , '^+ � � � i `� � �'1 ��� ,'�7 ���`�, d� � � - •i' # � ,� ,' � ( .3��� I I IIII � �1 w, �'. . ,1 `��� � i bI-' I �' ��;' � „ I�II I _,1i;?Cr,,� �r.1 Cr �1\ � Attachment: F � ��� . �. MEMO � � �' To: Warren Campbell, Senior Planner � From: Tom Kassmel, Town Engineer �; Re: Crossroads Redevelopment-Public Works Comments �: Date: O 1-16-06 � � 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 pernut 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. Prior to submittal of building pernut 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 Intemational 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,pedesh-ian 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 incoiporate 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 pernut approval. 21. An approved staging plan, phasing plan, and construction schedule shall be required prior to Building Pernut approval. � �' � � �; � . � �" . �����.� ;� 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 proposa( to establish i� Special Development District No. 39, pursuant to Article 12-9(A), Special Development ��r g'o� Distnct, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use f�I 1,�'� development; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing rN -r 1, and setting forth details in regard thereto. (PEC05-0093) � Applicant: Cross�oads 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 �Ilage 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 �� 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-Pahick Gramm Executive Director - Jun 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, �iven the magnitude of the Association's concerns, the Crossroads proposal 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 retumed 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 developinent 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 . � � � The Homeowners Association has requested for several years, that a master plan be completed for , the upgrading of the South Frontage Road through the resort town center. As well,we have �,. consistently raised the issues of circulation, parking, safety, and beautification. Conflicting opinions � � and agendas, from public officials and otherwise,have resulted in the piecemeal documentation of ' . traffic demands and the design of traffic engineering solutions to the detriment of the public interest and safety. This issue is of such importance to the Association's constituencies that we are consulting with an independent traffic engineering consulting firm to evaluate engineering solutions and related issues as a means to insure the objectivity and accountability of all interested parties. See Attachment One for questions and issues forwarded to the independent consulting firm with respect to the Crossroads proposal. 2. Public Benefits: The major provisions of the Developer Improvement Agreement (DIA) are generous to a fault in favor of the developer(see attached .pdf file). It is impossible to identify any"exaction",in exchange for deviation in the zoning standards,which in the long-term are public benefits. Rather, there is the appearance that the DIA confers a grant of sgecial privilege. The lack of assertiveness and consistency of standards applied by public officials to the negotiations, set precedence that potentially incurs the enmity and future resistance of those who have more onerous public benefit"exactions"required of their projects. a. Facilities and Improvements: i. Nearly all facilities and improvements designated as public benefits have dubious caveats attached, which exempt or release the developer from compliance after 15 � years or if special circumstances occur. � ii. The developer is proposing to use his private art collection and other private commercial enterprises (movie theater and bowling alley) to iricrease density and height beyond those recommended by the Vail Village Master Plan. - � iii. All facilities and improvements specified as public benefits should be owned and controlled by the Town of Vail in perpetuity: b. Special Events: � i. The DIA contracts away the rights of future Crossroads residential property owners to voice concerns and participate in the overseeing of special events held in the proposed central plaza. ii. Future Crossroads property owners should share the same rights and ^ �, responsibilities to voice concerns and participate in the overseeing of the conduct of special events, as do all other adjacent property owners and members of the community. c. Public Plaza: �' i. The Vail Village Master Plan implies that a public plaza should be incorporated in the redevelopment of the site in exchange for the allowance of a 5-6-story structure to be located along the South Frontage Road. The quid pro quo exchange allows for all open space, setback, and landscaping requirements to be attained within the established zone district. �, 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 standazds. 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 adja�ent 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, a�id setbacks increased, � so that trees and other required landscaping can be incorporated onto the site. . �. � � �� ' I � � 3. Exparte Contact: The principle of exparte contact seeks to insure that elected officials do not ` � ' foreclose any legitimate consideration presented by the developer, adjacent property owners, � interested parties, and the general public. Any contact either prior to or after the filing of an application that causes an elected official to foreclose legitimate consideration, is a violation of `� the exparte principle and subject the elected officials to recusal, litigation, and other financial penalties. � �; a. There appears to be evidence that the developer made improper exparte contact in that , �;; certain elected and appointed officials refuse to acknowledge the legitimacy of the developer's ability to file for zoning amendments to provide for lodging and affordable housing on the Crossroads site. , �; i. They cite that lodging and affordable housing was not allowed on the site _ � previously and therefore cannot be considered. They can provide no other justification for allowing the proposed building to be equal to or greater than those projects that were recently approved with lodging and affordable housing included in the development plan. ii. Such a position is counter to the rezoning process and favors the developer interests to those of goals and precedents established by the Town Council for the � redevelopment of the resort town center of the Vail community. � 4. Public Hearing: The enforcement by the Town Council of an arbitrary 3-minute speaking rule for all participants other than the developer and Town staff, creates circumstances that encourage � exparte contact and deprives adjacent property owners and interested parties of due process. � � � � �; a. The limitation creates preferential treatment for the developer and Town Staff while � depriving adjacent property owners, interest parties, and the Town Council for giving full � and open consideration to issues and concems. � b. The developer and Town Staff may have their own agendas,which are not necessarily � founded in policies approved and condoned by the Town Council and the community at large. �; c. It is the purpose of the principle of public hearing and participation to bring to light all matters relevant to the public interest. Few issues or matters lie outside the public �' interest and right to know. Any effort to thwart, suppress, or intimidate the public's � rights to know and be heard is an abridgment of their constitutional and legal privileges. � 5. Multi-Party Negotiations and Discussions: The Association has sought to create opportunities whereby the developer, adjacent property owners and interested parties, such as itself, can discuss and negotiate unresolved issues and points of compromise in a circumstance free of intimidation and hostility from any participant. The Association to this end requested the Town � of Vail to host an on the record discussion and negotiations among the affected and interest �' parties, including the developer. To date from among the interested party, including the developer, other than the Association, none has sought to convene a multi-party discussion or negotiation session. � � Post Office Box 238 Vail,Colorado 81658 Telephone: (970)827-5680 Voice Mail/FAX: (970)827-5856 e-ntail: vvhanvail.net web site: www.v�ilhomeowners.com VVHA Attachment One VVHA/TOV Corresnondence 8/1/OS 1. Will the proposed roundabout(or a variant thereo fl 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 tuming 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 cei�ter, 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 cunently proposed for the VVI 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 Road/Meadow Drive intersection by creating an alternative route to and from the Vail Village commercial center? � - � � VAIL VILLAGE HOMEOWNERS ASSOCIATION, INC. � President-Alan Kosloff Secretary-Ellie Caulkins Treasurer-Patrick Gramm Executive D'uector - Jim Lamont � irectors: 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 12, 2005, Resubmitted Unaltered January 19, 2006 RE: Crossroads at Vail Special Development District Application Code: CrossroadsFinalReport.doc The Board of Directors of the Vail Village Homeowners Association, urge that the following recommendations be given consideration by the Vail Town Council with respect to the Crossroads at Vail Special Development - District Application. The Board of Directors holds the broad position that this property should be rebuilt,because of its age and condition. However, the rebuilding, should it occur, is to avoid significantly altering the appearance or fabric of the community. In is to be noted that the "develoner"bv notproviding adequate documentation of his proposal, hinders the public understandin� of the full scope of his application. The developer is ur�ed to tirovide recent and current documentation so that his full application may receive the widest distribution, access, and consideration from among the interested parties. '` �s the Association's perspective that the Vail community is not of a single mind regarding this proposal. In , rcumstances where neither side can agree, then a compromise, willing or otherwise, must be fashioned. Therefore,we are presenting; in the furtherance of public debate, several points of possible compromise. Our position, when taken, is recommended and regazded within the contexf of our"principles of good governance." It is our principle that property owners in similar circumstances should share common rights of property and zoning. Our principles include a belief that the grants of"special privilege" should not be given;whereby one property owner diminishes the rights of his neighbor or others in the community. Further, it is our position that the Special Development District as applied in the Town of Vail is and continues to be an abusive grant of special privilege. E The Association recognizes that there arises from time to time, the need to rectify deficiencies,physical and otherwise, in a neighborhood and the community. Development can be a worthy end to accomplish public benefit. However, there is the potential for misunderstanding over what constitutes a"worthy development"or "developer." The allocation of "developer provided benefits,"because of the lack of definition about what is a"public benefit,"makes the process prone to abuse. The determination of"public benefit"requires the closest public scrutiny. To avoid difficulties about what are appropriate"public benefits,"the debate must be transparent, open, and available to the public. �lear distinction must be drawn between property owner improvements, wllich are required to reasonably do `�Cisiness and those that more directly benefit the "practical needs" of the public interest, such as roadway improvements. The responsibility to provide"public benefit" improvements belongs to the developer. In return, it is the responsibility of the public to make "necessary and practical" improvements, which have a direct relationship (nexus) to the impacts associated with the proj ect. 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 af 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 v� and life safety. 16. Cultural and recreational amenities, available to the general public,including community use, should be considered a"partial"public benefit. � � • - � 17. The relocation of density above height limitations of the underlying zone district shall not be considered �' � a public benefit. � r.- 18. 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. 19. There is no substantive public benefit when the developer claims as a"public benefit", those "streetscape improvements",which are necessary and reasonable to conduct business in the development. �' 20. The west wing should be stepped-down; it should keep to the same step-down profile as the adjacent structures at the Vail Village Inn. _ 21. Meadow Drive frontage, Crossroads West Wing, remove two "step back bays" from the West Wing so - that the "setback" of the street facade is the same for Crossroads as it is for the WI. Reduce the height of third bay to a height conesponding to the adjacent structure at the Vail Village Inn. The height of the _ west wing should follow the profile of the adjacent structures on the Vail Village Inn site. � 22. The developer shall pay the full cost of the new roundabout at the intersection of Village Center Road and South Frontage Road. The date certain completion is within 12 months of the approval of the pending application. 23. 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. � � 24. Residents, citizens, and property owners have the right to directly discuss the proposal with members of Cormnissions, Boards, and the Town Council. All discussions regarding terms of contract will 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. � � � � � �` � � VAIL VILLAGE HOMEOWNERS ASSOCIATION, INC. President-Alan Kosloff Secretary-Ellie Caulkins Treasurer-Patrick Gramm Execurive 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: WHA-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 proiect has fully represented it impacts. The zonin� deviations appear to benefit the develoUer more than the public. It is su�aested that the Board of Directors either individually or as the Board, forward their recommendation with respect to the proposed compromise and an o�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. � � - �. k. � � . � Communications with Town Council Recommended: � � ,_ �` �ontact Vail Town Council: Email: towncouncil(�a,vailgov.com; Voicemail: 970-479-1860; Fax: 970-479- 2157; US mail: 75 South Frontage Road West, Vail, CO 81657. �' . � �� Contact Vail Village Homeowners Association: In order of priority: Email; whana,vail.net, web site; �> www.vailhomeowners.com, Voice MaiUFAX; (970) 827-5856, Post Office Box 238,Vail, Colorado 81658 �' � Crossroads Issues of Controversv: � �; � The factors being decided must consider circumstances as they presently exist or as they may reasonably exist in the future. The specific issues that remain controversial are as follows. - 1. Height: Is the building too tall in comparison with its surroundings? 2. Building Bulk and Mass: Is the apparent size of the building too large in comparison with its - � sunoundings � �' � 3. Public Benefits - Zoning Deviations verses Public Benefits: Is there ample restitution for �` extraordinary costs to the public infrastructure and other relevant matters resulting from the �` development, as compared to the zoning concessions being required by the developer? � � �; a. If public benefits are not sufficient how much should the density and height be reduced or should the payment for public costs be increased? �' � ( � � 4. Architectural Style and Design: Does the architectural style of the proposal have a compatible � aesthetic relationship to the adjacent properties, neighborhood, and the community-at-large? � `' 5. Special Development District: Should the project be approved under the provisions of the Special � Development District or remain as, Commercial Service Center, its standard (underlying) zone district designation? � 6. No Hotel Rooms: How many hotel roorns should be provided in the proj ect? � 7. Additional Conditions of Approval: Are there additional conditions that should be attached to � approval of the project? The recommendation by the Planning Commission and Town Staff are appended to this report. �. Link: PEC Public Hear Summarv with Conditions of Annroval 4/25/OS � Link: Crossroads Town of Vail Staff Report Anri125 2005 8. LegalIssues: � � f a. SDD/Special Privilege: Is it a�ant of"special privilege" and does the Town of Vail have the �, legal authority to modify zoning regulations through the application of Special Development . Districts, whereby zoning standards are altered for a particular property in exchange for financia... �:, or other types of compensation or restitution paid by the developer to the town? b. Master Plan Compliance: To what degree is the Town of Vail bound to comply with adopted master plans and what is the process for master plan adoption and amendment? ' � Discussion: �gal Issues: The zoning for the project is proposed as a Special Development District. The history of Special� Levelopment 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 �iblic benefits" in exchange for"deviations" from the zoning regulation. The zoning designation for a SDD � ��ce 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 o�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 ... contract will be hetd in public meetings at which the public can attend. The meetings must be electi-onically 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. . � � � . � � Developer Claimed Public Benefits: � � � ntral Plaza: The Crossroads developer is proposing as one of his public benefits, the creation of a large �' central plaza. The density that could have been built on the footprint of the plaza has been replaced on to the residential wings, causing them to be higher than the allowed 38' building height for its underlying zone district. �' Point of Compromise: The relocation of density above height limitations of the underlying zone shall not be considered a public benefit. Relocation of density above height limitations shall be subject to proof of � public benefit and restitution. � � Commercial Uses: the developer is claiming commercial uses, such as the movie theaters,bowling alley, and � � other commercial use as public benefits. Many believe that these are not public benefits,but are necessary costs �; associated with attracting guests and customers. Many interests believe that the proposal does not meet the required test of having sufficient public benefit. Other Claimed Public Benefits: There are other claimed public benefits that are identified in the Town of Vail staff inemorandum, a copy of which resides on the Homeowners Association's web site. � No Hotel Rooms in the Proposal: The residential portion of the Crossroads will, according to the developer, �'; operate as a condominium hotel, having traditional hotel guest services, like a front deck,restaurants, etc. The � �n of Vail has not legal power to require condominium units to be made available for short-term occupancy,(- 1lKe a hotel room. The Vail Plaza and Fours Seasons Special Development Districts both are required to provide hotel rooms. In these developments it was considered a"public benefit"to provide hotel rooms in the development. The amount of hotel rooms over an above that required by the underlying zone district should be considered a public benefit. Point of Comnromise: The building must contain one floor of hotel rooms and one floor of commercial uses. Height, Setbacks, and Density are Public BenefitlPolitical Decisions: The height, setbacks, and density of the development is a political decision made by the Town Council. The costs, associated with public benefit improvements can.be compensated for by increasing the height of the building, reducing building setbacks, and increasing the allowable density. The relative height of the proposed Crossroads project is similar to the Special Development Districts for the Vail Plaza Hotel, now under construction, and the Four Seasons scheduled to begin this autumn. Other factors are variable among the three projects. There is no foolproof guarantee that these projects will accomplish their economic intent. Historically, shifts in national and international markets can readily deflate anticipated demand in a local real estate market. An approval, for a project that has not gone into construction,having a development program that is "out-of- � demand," could be more of a hindrance than anticipated. � �e of the ar uments bein made b the Crossroad's develo er is that the relocation of densit from the area h� g g Y P Y is proposing to be a plaza, should then qualify as a public benefit. The proposed plaza is being built, on land scheduled to be built upon, in according with the Town of Vail's master plan. � � 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 Compromise: The south fagade 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. Traffic Considerations: Traffic is one of the most important considerations that must be decided. Traffic en�ineers have analyzed the intersection of the South Fronta�e Road and Crossroads Chute (Villa�e Center `� ive) The additional traffic �enerated bv the Crossroads redevelopment will push the traffic capacitv to near ��r unsafe conditions at the intersection. The South Fronta�e Road, adjacent to the proposed proiect is one of the busiest and most important stretches of road in the entire community. t ��'A ' !'"c �"",��'�u '�a'�s��r�' �^��v�'r�#�'���`-�`""�x �c"*�+��'�� °�'^`�*.�`�'�'� � :?'e 4 x�l�l�il s���rrxi. 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'17.x*+`r-�.:...�...,�.."� +e,� �',�1Y4�.S� '� � `�c.N�,._,.� '� .�.. �r �.-.� � : r .�� a.v � � � �` �y . . r y}�,^�t� :.: ''�L�t'`=" �F�w`�"'=M�k ' �� '��,� �8 NEf�?7P.�+.}'��^�. }„ �.y � A � .+ .�~ '��:': -'k����:�'r'���-,rrd.+.5'.`".�e , �� ,- ��. .. _ _,. � ��'- '^��" �.H9����+.,.�.�.,. ,ctm��-n� i 1 �� .. 5 w�� �x�.�..y��'� �ro«.'�*�^` �A'� -M,,. +~ 7 -. i����i � n ���F f} � t•. _� � ' ' '�' 'e. � � y' �� 4. �.}��f�'���+�*dLrRS�4 E t� y'� ^�� � � s �;�` { i..' 1 - „ \ . a" �n`.' .� N Z,r £ r s ' ��'e*'�'xs� � 7'A�'�$fMn! rl�h �rh{I���.. r � 4�� �,f 'k, fi -�5.,��r � .f"�i►w� -.� . � r ��}��� ��'��iwµ� � ' ."� � +� k :��" v +h h � S_` S �. �t- ., �. L^` ��s�a �p " •� ti� ,� �1f ti t g v •P� .: H� � �`,� � � ���1 �� _�fi a �.�r-rf /'c� i� za'�`�c;.�`��` 1 .:��a ��� ��S}�Y\1.�b�:.�t�" "�*U P1 {.�.. �, ;.� E r r'� � _�� i # 'a` J �F r. , '� f�s �.:�%o{ 4-#� '",'���3 * !'n. l'A'1 rKt7 r►Ti'r c' � K er� r ^� ��!. .; . .��s:� � . ;; � t�: � z x :� ,, �' }'�'� `'��. � '�� �� r �� ��y���j1 N�l'i-�'�4 r e �s,-�, �� ��.- z ,.��,ay,�* ..:r.� .f.,,a.. .`�:u .�..sa�,�...x.::�..f....�.. , _' . . _. . � � � ��..�u��`.'4,:..,i�.�.'.�:::�':'.s�7.#�'�C.NI,;`?�.!".it�x.w�',:C:a'�F`.�i` �_...�. .'+N.y. ?�..z.z�'+'�,�ltl!�i Proposed Vail Boulevard (South Frontage Road): Main Roundabout east to Blue Cow Chute illustrates proposed roundabout at the Crossroads Chute (Village Center Drive). . Link: View Qranhic of nronosed 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. � � .adies 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. � Major investment must be made to ensure that the entire downtown is as free as possible from gridlock. The proposed Crossroad's roundabout would provide an alternative route to disperse traffic should an unforeseen �oblem arise. The Crossroads roundabout insures the continuation and usefulness of a"limited access"traffic�"" route between Check Point Charlie and the Crossroads Chute over the International Bridge. � The Crossroads developer has agreed that he will finance a quarter of a roundabout for the Crossroads Chute and South Frontage Road. Traffic engineers agreed that a roundabout intersection would increase traffic flow and reduce safety problems associated with the Frontage Road. The cost of the intersection is estimated at$2 million. The Crossroad roundabout intersection improvement must follow on as one of the first phases of the project. The completion of the roundabout is critical to reducing the truck traffic, which uses the new streetscape improvements that are now being installed on Gore Creek Drive,Bridge Street and throughout the immediate - neighborhood. The specific location for the roundabout remains under study, as it must be designed to handle bus traffic entering the adj acent bus station. It may require a substantial retaining wall on its north side. These and other • public infrastructure items have been laid on the project's budget. Point of Compromise: Require the applicant to pay the full cost of the new roundabout and fix a date certain for its completion,within 12 months. Loading and Deliverv Svstem: Crossroads, has agreed that it will use its enclosed truck-loading terminal as a member of the "dispersed terminal system." The purpose of the "dispersed terminal" system is to distribute �ods throughout the commercial establishments in the Vail Village neighborhood. . � ; The Cost of Public Benefits Determines the Building's Height and Size: The developer, in obtaining his permission from the Planning Commission to proceed for Council review, reduced the size of the building both above and below ground. The reduction underground, removed a substantial number of for sale or leased parking spaces, and the family entertainment center from the plan. What remains are the movie theaters and bowling alley. Above ground, the developer has made an attempt to r�duce the height of building to be more compatible with it neighbors. As public benefits are attached to the project, the-bigger the building becomes. Existing Site• .'�"�u �;,���e 'P",���r� � �-��.� -:�A"n�.�.��.s���`�'�� a�yy ,.� . � ,� �� °� .. � �^3���s�i,��a"`: ���n�.�� •a4'�''�a',.��.�s,RS�` � 'r`� � -. £'"�+� . . h ..'*w, ' � ;�u�� � �� ��� ��1��'� �.� s��r s�'^ �Y`";" �v'-.'�.,. . . + r y � '" �... �` ���..�� �: ��F �'�3..,�3�5��� a��',;�i �� ''i . � � � 3 � a �e i� ,�2��`� � '�.'^� r*���� . S Y��� ,�. +, < � {� �� � ����� '� y � an� i d � < xy�� � � � ��,�..�i�,�a , ��.� Y�'..� ;�'���� �.�� �E� �. � � X' # +FF � '��y, Yr}+� a���` �`'�`�� z����� �1 � � � � �'�"T'+ ; � �.�C- "" ff4� k '�: '�,i� # �:+,�`����� �se F `�,� ' �a' � ,'�,�'�� �V1 �s�� f� ��� �'� � sf�'� �} "'L TSw��., � s �, � �� .� � .� ;�,�. .�a�� . r.«.� �. a � A° v �`�i j��� '�«..�. '� � 'e��* ��" +�"v`��e'^F� � � ti _ r �" ���� ����� �a 4, - �� i�,�.��y� �q ��w�.. ^''�„`y�� ���"^ ����. ' ' . � �� � � .� �' �,� }�►�,. ���.�' '3"� V�3� S"' I }�`�'{ .�s� ��„��4 �.yry'~�.,,,,' y.�,� �'���a"�'� �, �," � i�j ��„ � - �����'�'�$�A .y,y.�a,F^'��3�' .5 � q� �'c� S` . � . . �,��q 'r ' ��� ��f�g'�''� � "s �"� �`.��s�` '�+ ;� �, � �ti.r�'r�� '�S�y s�:"',�4;k� _"'�� �'.� a^ � rtt �' � "'��' �'�Z `�'�y�.,L".'�51:��d'�'"`"r M�}n+�+c: �'£ '�C�� �.:Fa��.r�. . ,� �� - *-u1L1 t ��,.,,�•�1� , �'� k� �. : �, ,r .. �g i N� R��i s >..� `w�+.M4�� �� z J... �A_ � i i:' 4 z �",�r�A� � � .; ; � a-%�a�?��iL' .w»..�ly'�� ., � . . r��/''y��x� .y�a� :t.;. . �♦ T � �_ .. . ��� � Y.Tr . ..* ..�iw��RLa <zk�:. �� f �, ��ik .,�. Aerial Photo: Existing Site �: Architecture Stvle: Po�nt of Comnromise: Building architecture should be of a traditional or romanticized alpine theme. ;� 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 .��'�."�`"�������.��� �,� ,. � .� .�.c`�����Y_ L,?n , krr a�,a.'���t �+,."�'.'+� : �� a� ,�� aiz-2;;'""`+' ,�.. ,n ,. r $�...� � � . . �'�" ���- �-�v"�`�z ��n��'�,. � �� tx���a����,�� � �,� h�r f����, �"�: � � �` a � .a;: ( s`:z ��. ��`.�" �Ks��'���,�e• � . _. "'_ � ��,;y . � _ ., i��'. . . . . +�''� !�;;».� s"„ . -..",ti � i� ., � . . .M. 4....W . � . .� : �44�... `. .. .. . ' .. .. . � j.... ..� . :w•. � . �. . .:.' ....� ^`1''. "' �. I� � • v � . � w y � ✓ `� � � ��Xx j �I '%� ,� � � . . �" : "�[(S/�Fµt♦ •T� �r .. � �`�, ��._ : 'h„� :� �' f��yv+�F�.y a �i����•4�q�� R. �#,� . �kw �iY. 81�'F;, tx 1.i �'-.�:. +'� . - ��'���1 d,���-�r—��C `� /���� ���; , . . .� 4..t ,„ . . �� �.• ���ir.i�"awi .," ��Y=7�d'�%l�-�r �(��'�� 2'!"'���, �a.�� � , - �� �f t� ��: �,� T� �� 4+ 1�'� � ��' ��"x. �" � .c ;q2+ M�` b4L'��� /L� � ,:r . ,nm. � L.: � � "�4, �'� ` �-: +e..�+ �. . t'L�.^ 7� � 3`� 9'2, ����� "'s�`x t's-�"�.-��'. .b...:. � ���� ���j � �� ?�,���"a��� aan• , �'yfi5.K"4�,,.,.,t .... ..,.�'+°ir._! }�[-'. •� ' �� ���4ZfM�rl�� )�� C,i.,y,� 3� *' 3!�`. '':�,'•.F ��` �.� +�"..« . �P: y A������� � :: 1_^ 1,+�, c.. � -f`. ei»�t's�""����"� �,� ��'��' s�w` »�x ���,,,�.,��,.fr'-��'�s"�`" a��^� C '� < „ d�'`� � '`"x���»���x �'' °w� c �r��,ron � �" �� ''M"���. � ? s,�.., s '�+'��.�++�`i.���2 aE''���^� ���' �,��,"�"`�-�s ,��� . � �,�,�,s����� ., y�-qn�; � . . � . � � �-: _.C�����'�°K.`ar."��"'�.�..� �,�. r '� A as �'�'�-�'��-n�` "� �'�.� � '� l"'�" . � -a,x ` � f '�„�. � �a-�t��" �� � � `�v a � � . �`^ ,� �'�� � ���'b��aa.������p�� ��M'�«k���'�,�,�� ..�� '��.h..�,��"'�,��£",�}'�.� �r .m.��`�a. . .n � � '�'�°�"a �"� ^�. '� e�• t �u.:� ,r �vr E�s�'��� . ��`�'' � ���^�� ,�'� �"r,� ` �a�i�.�z.^�� y� � �{s� .!'�,k�°��� � ���������+��'`r� ��� . s—`.: " .�i'"R�$s'r�`,� �a,y,g_,r"^�$'s�f��[�„���� �"��`�.x�° ,�"� � ��1� �� � ...��a. . . • '�y:s � . 1 J�9t :r,-�y�''Y'f_ y i � f � {g a�.'� � � � F�� �+li. �y.� Y'r*-.__ . yd �sz�y s "�a +�"`� �' 'K` ������������������������ . x�� ����. �'`:. .-, . � ..t �.� ���� ^�'� ��'`..�.;.s �'"'"` t•.' .v�ti= �'� e�;�����?y, kei � . Link: Enlar�ed view of�phic 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 desi� 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 nei�hborhood. 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. � . . � � ^_ -- --- �,��.�,� . � I� w ..� ...... �' �6' `_ �-'�'�° �,:`'�., °?`��.+w ,� 5• —=� . ' � s �:..�� .�y. . . ��,,,� ..yr .� � ,J � r„ ..,�„�¢,._ � . � ������ �"�ys:�,•r �k r...:'`. "� � `�c �� �"i,� ?. a"k' �.��� I. � �� ��f� �, � _ � � � � � �_ �,��� ' � •r (� � ��� 7'l� � � f'1 �.� ��' ig����K�r�.'X; '�I �� !����i,�i �� �' �.��Ii�� � �� •�I,��iIM f._���r� � ' � I��� �,,��,�' '"`€��'�j ��all �l.4 - n � f �� ���f `�' ; � "�� �y �„� � i 1...� 'S� �-'� g.. L��� 1� � � ''� �M � I �� ,' n �, � +� �T . � �;: . ' . ,ti,r � r � a � �� ° � ...I� ._ _ , .' .�;-.� � - � t�,��►'' �11 t � 'l �.�, . � - � . . ,� .. . ,. � : -. , � a � ,,�f` , a �. _ .., , _. .: �',^ � ' �QI Q„ �' S .� --�: << �q A� s �!�� . � 'i � ° .a,�,����.1�. ; �' '�'1 s+�- i.LTL � _,.' - 1. r'-`��"f: 7' {� _ . - gX s .:�1.�-' u � ■r; �- m�t; �, �= a ;: � _.. ,, _ , , . ' . _ _�.: . . �� __..�; r� _ ... �_ . .� ' . � .u.i:. ' y�/�r��.� ���1� r���r �� . South Elevation: � __ =�-�.., —' �=-=• � . <�, y � � -���� � �.�� � $ , �, � � �,��,.�.�. � � �,,. � � �_� " { „. L�°��b ■�r Q� : � ` � wt y T.1:�� �a�},�..�.,�'4 2,���„''.,. ��'r ,4, � .. ��: �` '` � r...�. � � � A1 ��I �.-� ..* - �I 1 �;���I �1 �� ���!'-�t� � � r� �k t � �r� ■� a . . �., ;-1 �1 .s� i I��;.�..1,1 � ��� ��P � ��� � �•;i � :� lYw�' - �� � � ' . . .. ��..�. �. r �-"y`,I �Y .d-�a4t'^� s" -. � . �+ � ��� �1�� �-��.�.,� ��,� '1��� ��� ,� r ,� �� �. {� y , �.. y�,.. � r.l�. s� ' /'• . "Y � L� 1.:.�'�'�.-��H�~ �;'r�S.�9� �"i�� .�.' 1� .J4 3 xy = _ ��. �. i �.�;i� � '� _j"°'� ■ ��y;iie�^I�L:.i:� ��! �- . y` � . � . ��� . .. y _- .. �r�nl� � .. r/1�� . . . .. . �levation: � _ . ....�._._. .. t � � \� +� ~�� � ' .. . . 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" � N$T HN�TXII ��Y'� X West Elevation: , ...�. ...,`�, .�= ._�� ---� ... � �•�� �.r..�• . . . _ i� A ��i..� . ~ vr.�r �' 1�•`y� � . N��A �� � � �~ ����r�� ��� r �� _ ,..� a@ -a• �` 'v �""...�. ��'� F}`" �.�'"�*� � x � :,>, ' , ,�v �d/= �� �: T + �r f i /�` •—_.•—_ � ` �� : `{�' �_ . q % ■�r�.: �G � x'E �' "n'.`.'� �'"�'j'`� r...+. . r��.�, „ S' "� • ^+r _ 'i� M1l �. _ .� ' �,'I.R ' ) w .` �l' , "T'��v�� � ... �- - . �'M�' ` �: ��i�p �'�� � �E r�'"i� ��� °i� �$ k!^�� t'N i �tr' �4` �"'"�`-r�— � ,�` :� X - .r.k ee�.i L � � �.,.+.�-,e . . � � .:- I � ~ Ye yl'".; .r iR�a ,4 a� � ��. �(��� ��—+�� . + ti..�. ' 1�. }� � ` �. i7. �� �� �� �`�`' � �,g 9� ,_ ��' 1¢ `� '� :.��I �r_ �—�� � � ,..._.�— T-r=—x. � s � � � �� ;��—="= �: `� x ��: `��' '�. ,1 �� t .... �."` �; ; � .� ^�� , S� � ' __ � � ���� �_ .�. � �f _ � x�.� �S ,=� ....�:--- T�� ' .,x.�:. �r ��� �` �,� l : � , :. ,� _,-.=.- ,-- _ . .. ,_ .�..� _ : . „ . . . - . .-,: u �i.. f'. 3�y... .r .. :.. .. ' -..�.. r ' j��0 . ' ' ' '� �': . - �.r. .. . . � .., ..: ,1�t .�"� 'WL..� ^�.a- + .�.:,, _.. - . .. r..�. . . �try��i' +? �n..j.:, .�"�c �... �� ' ��`+�• �yr �.r.�`.r ' ..�� wroa�iwen� � - .... r��� , =�` �w-rr-_ Nn.*{. T11o.rn*inn. Crossroads -Main Plaza: � �`�"''`�� � � � K w ��'�_���,�..�� � -�,�-�,... ;��„"..;-;-. � �.k f ��� '`'a�,awf �:,• �y Yh'*�...�•ww. . � . j i �+.� k �3 (�"'¢/ fb� � A '�' '1p �D� - . . . �k •�7 I .3 �y��! � �'��.4�,^�.&� �-<r'�� "v,«t . ; �,.....�h'*�'�'�. �tT '���'�,�y.��w�'�.�.�� ���� .._.. . . . ��+� �`"�1����"+�.+��w^^�,.����? � .s '";:� � �t @ '�� � � ""�i'` '� �...,.T'`k�,r i� ��� ��,�„ r�.,. � � , " r �� � �� o���-`r ` ' . �3 -� a � "�"�� � . ;..r��+r-' ,� r E���y� ��.�... . . � ..,� L y:_, f r� ��-y� n�'i. _�d l� ��'�,.������:�e°?��c9 a��"�0 . � . . . "a`Yii . ,t,�„�. _r".��_.. "" kx��itCy,aN:�n^..i��nn���'..+z... � . �...°"°�+.m����A b'.�a^�� '•:: ��Y�: . . . . . _ . i ew � ���St : ' � � ��� . - � .+,a,. �� � '�i �.' "'"+" � . .. ��S�S�w . . - . ��:: ' .. �� `�kf:a � � . . Point of Comnromise: 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. r . v ^sfi�'�� y �srr "f�` aKY` °� �`Y�X«�.a�c P� �' a � � �* 3 Y �a$ �s .S A�.,�'�'�`ep �$��y� � `�' . - + � � d�. :*�} . P . 'k '�' Y E:� $` � , 3 ��` $�� ".c'� .�.` "�'����' � '.�„'�� '.��k;��'���n�`.'�': ?�::R . j�r' `� �i`z z� : . � �. �i3�'�.?Y'�.,.:re t `FU '� ��' . . . �., �' .-,. : 3 : �`y� �� ��r� i � c . ` ���"`; g �r�`�d���a��y�. �",�.`��.r^e� ��s y�p y 3..°6�� ,�,,,, �x i4 F�n�'fi s.�FV�?.� � r ���� � �: ,�d :. � ��{1���x . � �a �r ai s1 eik� r�t ?.�. •fy;t�_ . � �a ,� . � . ? . � g tt��. x•�e� "i�. ,.� y � � . . . �+ �'}(ti+y�' ��L 're�et . aY��� 'T ��p���" , . � tr#p' wr"`F'''��?'�,+.���rc����`'' i�°"� ia}5,�.,.`�� �`. . . . ��. . . . . . r�. �r��"` �� ��"�1� , •!+� � �. ;� r7`�,.��1� f,��G���'jI� ��jy.� r . _ . ��J,�� 1,,,. z ir � �,'����,�n � ,. ,,,�,., c-'�. -.,`�,r�� .�, , � r r`.. . � .. . , � . ,Y� '���x���.�+�����^��� T �� '� � . c�„>�w�l�.t���"-'�'�'�"'�r.� :�.2 -k��,,,��"�s�"3, z.: ���:.� ,��,..a�a•f.. sR^ ,�-�.; . . � . . C .z,-;� � � G.=.s"-"'""C'�S.'�1'�,�"riEi 'ra.'�` � . r�k��„�..t-^��+„F^t' `�?" �;4��x . The apparent height and massiveness of the building are intended to be mitigated by a large plaza. The plaza is to contain an ice skating rink, and provide ample frontage for two commercial floors of business frontage arranged along a two-story arc on the north side of the plaza. The plaza design is carnival, to a fault. It is near empty of permanent landscaping, most particularly trees. To date, there has been no explanation of how the ice rink will be screened from the melting rays of the sun summer or winter at 9,000 feet elevation. In all likelihood, the ice rink will require a large fabric canopy that is not shown on the plan. � �Y �,� .�r, ;.� ,�.*��,,�� # , j�� � `� '-�'�� i�,.� `,y��n- ,����, _5;-� �—. � � �� ., ' � �� L �., �:#� . � �� ! I�1 '�l� .'i'Y �f J�.i�.-5...� . °�' �. �` '��C Y.i!' 1,,�:. � F ! . r � ~��� � ����k � . �`c" "s ,, �. �� ������� w r � i i. { �y� r� �.^��� �, "' . y.�. f� 1 R { �'�t .�,1I�d K'!�€'��]!td$`'YV��:. �� �i� 3�"'��`� � �Y . � T,j �H Z 1wr^�"�s:�.�s�f—Z,f�„� y��fl����1���44�1������r�� � � ��� �fe.. N "� � � ��� `f� v� �\ �—�;..q�i.���'�t¢���"�S�'&��d,�,,. 1 'Q� � �� . fi,+4'i'4� • ��.' S3�- 4 � @ - T�x: � : ' , v�.�t� � ����,���� � � . . � �� �� (� r t � ��� �..,��� ��w�.s,��� - . . . � �z "� �".:�.A.�"��,� y. � � � �� .s" -' ��� ;w '��.�.z�'� '������ ��'1 ^;�; t � � ��{����9�A �� � 5 4 � �''��n�v �"`N. ': ��,; � ��� �'�� >_.��.�, �. s� ¢. - � There is a preoccupation with putting no obstructions to interrupt the view of the storefronts from the adjoining ,. � �edestrian street, which is East Meadow Drive. Ample opportunity exists to shape the landscaping to insure at public spectacles, planned for the space, will not be inordinately obstructed. Bulk and Mass: The building is being proposed as a unified architectural theme. Unity of architectural theme and a repetitive roof form and uncomplicated geometry is increasing the apparent bulk and mass of the proposal. A more "village like" appearance, with multiple romantic themes, could contribute to reducing the apparent bulk and mass. . �;. : ;.n .�. ,.,�.� . ,h�, �,,. < "" .,.. . N , — . � s, ,; . a... . �,, , . ,„...: ,. E.,���' � �,. � .- ° ,:rN�'.'��'","W,, ,.., b - �,. r .. „ .. , _ ��'- ..-.. •:rr;'�' �.:��y .,.�..",� y...._ ` ��� � �>�r��� � '�' � � '�� � .Y� , a ; � �I j ,i.���,r - � g� ����'i���yu.•� i�� 1.��� �� V.� � M �� ��g�� d'� .��'g ; ��„ �� 3�� ' � � `�.. .. ' � i � � _- � . . n�b� � � i �*,� � �" �'^"" , a � : �, � �` �.� �:,4-� �� ��, �� � .i� . �a�� �. p��° '� . ,� � � � �*��� `��,�^""� ��x r ? �x� � °�''z �� � t va :� - i 3 y . �� �,.s:'�F J k'��s.! 4;s . � 5. T F� .�� '`, . ,1��"��� ,��,,�,r„�,��;�,�� x�x :�� '� � .� ��� ,,� w '� k��, � � � : � ����, .�;.. r :.: t���^� � �� ' . � � �� �� � «� . � � �,r , � �+_!�' .�� �`. . . . � "�� �-��,,: � s�� ��� °^r�t ,�����,.' m , : �- �� a � ��'��":.� ��� . ���. u,r� � � �x �� �.'��e " .,�� . -...0=� �s� � � a�° , � ��fi�,,' �,-. �' 'r'`" �� ,� ,. " f �.. �3,�4� � � � ��1's,'�.�° �ret�" �"`�s'" �;. � ���� s� i.� ;�'� � , . z� - Above: Computer animation of the bulk and mass of the proposed Crossroad compared with the Vail Village Inn and the Vail Plaza Hotel to the west. � �, w �� �-� ��. ��., �.� �-.. ����� �:. ���=� � . .���� ,� � � -, �� = .;,�� -v-��������� � ,��� r� �� � .,�� ` ,° ,�..., . . s:� � k z_ ,�. ` :. ;,� ��: ��`���;��� ���� :._. .. . �. .. . _.... . . ��,... , � �.. !} , ,�y 5 � . - €r�. _'a T� ..wsA£i !I i �. t�`' :��?`.�iz �.�"� -~ '• ..„� - I� ��� .r`�. � '� ��� �� I�.... � 1 ::r ..�y,. �lwns)t_. �.:';. �" Tw.�w� . ��`°�Jl�.`� :: �� ~�� �- a + .-KF�� '��g �� kt � � F4��• c.�„� y, .��r ;�r�•, ., �,, �,' „ �. �' ` `;�: p" i�'abe ",�, s..,. `°r. i � � !A�a f5 ��b �c�� � ;- �- ' � 'i".. �- •. ,r � �,. 'y �„�. �, .� � y,-` , �T:. ST E# •73 �� e j,��y h '� `. . 'S � �k F #� �3 �� 9�'�� - - �' �.1 gA, � � :�Kt.. � -:� �,'.y�1"��.�'� ..t��y '�� p.. A. . ' ''' �N � , .. i_ � : ..� "F� ,.. . , . .��. . . . � Above Left: Computer animation showing the apparent bulk and mass proposals the Four Seasons,viewed looking East along � South Frontage Road towards Vail Plaza Hotel/WI and Crossroads �ove Right: Computer animation of the Crossroads proposai looking west along South Frontge Road with VVI/Vail Plaza tet and Four Season in the background � � The West Wina- Heiaht relationship of the Crossroads West Wing with adiacent VVI: The graphics below illustrates the controversy with the neighboring Vail Village Inn. � � �\' � � a� '�_._�..� � ' � �r ..r...�..m� { � 1 � � �* ); �: �� . •• � � ���� �,y�: fa � �.� . _ .,t: i � .�'-i � = F �IL ' — ...r��..�� �r/ ' �.: , �!�l�em .��3 .. . . ������ �r� ���.k�����: . . � .�E y�d ��,� T �'..%''���y s��i.Ri ,BR! ��.�y� I�' _ �;`�.r.*l....,z° ..�R� :fi5 dAF�.�'�'yp�y � � �� i �� `�� ���t,����, � ' ��,�..�5�' �� ��� ���.' �. . !�'\ - { f t�..t � Q r��: � , ,--x �t"� ���,a� �.� � �� T'.�r.; - � . � ��� ��4�^ .., . . w4' � ,.� � ' s �" ��' � v. � � ..�.,. rj� t�,- . "'. � n�ss "� �` �'��, �,�� ��-s^ � � � � ,; „��� �r m��`� ; 4:� .�`� 1� ��� k €."�.�'x� `���. � -v� 8� �. ��� � �: + ��`� � ����������§�� ��� �t � r '�;����� �.������"°�� �.�' � ��"�" �.��'���� �'�������'�'������'"���'`�*Ei�-'���; . .a� „��.,�.. �� �t�� i,,� k� �����`r� c � is � � � � ,; s.t� �,+,� _ z - .#'�S° �� � �� ���e�r%a�����'� �s����"��v �'� ,�� �'� `� ��`���.����� � �� � . L h{ ,� �€' h. 8 S4�'� � i ��"'�� � , �, ,�� � �v��� ��� y �«3 '�'�, � � �, �'�' ^� � �s��� �� �x.��i�a r c -�' � �� �, �, :� . .�� �s�.r �,�,,.�.. ��,' � e.�� t � .� . ,� a . ^�.,- :�'.k,�,� E" -� �,�� �,� e ���� w ��,��'�.."� . �3�� - �" 3, ;,�b '� � j`�,,.'� . � s.-�,'w",�-.�,�� 'a�'",'3t',�rar�;v�,,4t <,# � _. �,� �.�< ..�. ��.eks�..�;., . r"1 � k � ���� �4 � � �-,� '�"'�'�� - � ��� � � , -. . � �. , , . �:` ., , . . �,�: ... .. �•: �. W.k� ,� � , . . � ,�-,: . , ,.. .. � � .; : �� . _ � .. s : . S�ti�Jr."a,�..o .=y .� . ' - � ...�.. � . . � . , � . ���� .. 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 ..tossroad proposal. Shadowing: Continuous sun shadowing occurs durin�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 � , � � � � , � , • � the new redevelopment. Shadowing can be reduced through lowering and reconfiguring the Crossroads � roposaL �; � . ,, t� '� '��,Fr"°���z �,,�'�` 'k�y'�.� �""�"��' m , �,�,.�....._ ,� _� � � ��� T�i �� � � � ��'�'� '� � �,���� �.., � � "�'Y x��,.- ,� � ?�k* ��� -�'����".,�Y'��m��� � . �,t�,;���j, "°+� ���k�,� i y ��4,�'���., . ,e�b a�t �. �-t .���� t�}����„r `�:x�^�",��� . g.�y���-�A�' � . .x �s-us � r��v'S���'�w' '�,�b :� r.' .�` , �PS .t �:��q*'� �.? v` � , � ,,.,y�.S�'r�,a t+`�,� ��,'�F �,,: �,X,�9�S% n ' yts °a�e o-� �t��"ay"--��° '�� r < �;' -. �„''�� ��: 3�7, a�+.��er�.�`w.� £''i �`���� �'-'� � � a� ...3 �� s�' � � � � � .. , � w. ��`; �J� 3�� �""Y� �,�A�� �` � "' ,,�r� � � °�,� � - � � ��� r�� ' '` ��.�at���. ° , � q � E �� F s �.,h:,. � �� ry�a' �^ �. + t hk'i� "� " b F� � �a �,,. <9.. �b'qf MS .3 F, �� � -` �.. .. ..�. . „' ; ��f . :�:. .k, �'�,":��. Above: Iilustrates the shadowing the Crossroads West Wing will cast on the adjacent Vail Village Inn during certain times of � the day and seasonally. Shadowing can be reduced through lowering and reconfiguring the Crossroads proposal. Point of Comnromise: Meadow Drive View, West Wing, removed two-step back bays of the West Wing. �` Reduce height of third bay in similar slope of adjacent commercial/residential structure. The height of �' the west wing should follow the profile of the �djacent WI residential structures. �` � Points of Comnromise: Subterranean interconnection of parl:ing structures is considered a public �' benefit for reasons of traffic and life safety. �° � �cedents for Increasing Buildin� Hei�ht: The relationship of height among the three projects, under � construction or approved, along the South Frontage Road are similar. What differs between them is the - stepping-down of height between the South Frontage Road and Meadow Drive. Crossroad is proposing less stair stepping and retains a greater height on Meadow Drive,with less of a setback from the property line. �' � The precedent setting height has been justified because the building will become a sound barrier for Vail �: Village to the traffic noise from the adjacent Interstate 70. The hei�ht that has been approved for the Four Season, Vail Villa�e Inn, and Vail Plaza Hotel far exceeds the hei�ht necessary to block I-70 noise pollution. � §^'�.�.+���t��.�'��'�" ,��,"'."��' .s"'-"`°�a��r� W �'"r+�+ a��.�T'T�."�cv�C xn--r°s�°,,�w�. K Kr $ �'z»L� �i+-� ..+. .::�� `��'�s't:''"�"�t�S ��' �'s��"�',�'>"' �',1Y.�. g �4�. n�-�'&s � ,� 'w �,;, a'� � -" 5� E�M1 �y�� �,.. .a a ...3 : r ,e,<�3� � k,'.� � ,��. 0.€�,�` �.t 'a"�.� �' �. .��.TF - � s�.F.�'��� r`s�� �s�s,'��b. - �� � �,"���`� ^� �n> �� Y� s a„ �v�;,�� :as�k a 1,�. �` � ��� ��i�;� � `€,�'4����. �3' ak..�t°���_ *'� �' h '�^` k ;�, �:; ,. � � c .. c ..w� �� §._ �'����.�,� a %�z°'�� '�` �'.� `�=t ����5 z ��^,1 i .��,-� .�+� _,� F� . y 'r,. � . 7•a �.. �3, ,a' F a� .���� � ; �r� r '�.� � i � �". �[ ,, :s�.� a; z . s�' ' z- : "c�" .t � �, °s^ �, s�i� "� � ���� �:.� ����� ;� ����'� �r� � d '�X�,q��y ���.�, .�m�w'�,���E' ��E§�-§ �' �"�' ��t r x "�r� �"rs� .�. '. �a � ;� t°4 ��'�, ��'� '°�i �,?'�'� .� ��. � �9 : ���F�*� y,�:�.a�'����� ¢�a �'�e <- ➢�, .�s,.�" it�xf�`�r"h��' �"`'���i s�,. . ,,. u§� ��"` � ts `` K .i. � �'4 a g�A44 ' 'K,, �t .�z =� �n "�s "��. �+ v� 4 �.y�?y� Y - .,� t n �-, px` ,&� YF , ,7� �. ��. w"£,'°y,^� ���. ,� � '� � *� k�}3 tt,�t-z. �- ».: a`2�y�r�F'�� �v�5�`�as��`' � ,.�, ,., �; ``��i�.��r���.� � �,�� '.q� 5 - 'a�+3 ���'��� +$ ' ��,,,�����r ^� x � � .. �c.: � � �._,r � �' 'p r�"�� t�����" � '"z'`a�3� �y��,t'` ��t`�a , �.. . � �, �z s�3� �� ".�, �.�,,.t� . ��' .� � �waz i� �t� �it�,'�'��r� �t�`���`� a�'�;��*��`` , � � s��x�roa"� �r� �N�#n•"'+�''#��i�3V �r�� � �;t � � z �;4-. �^�,���u��x'"s ro, �� a., ,. _ .. �, � ��" ��y, _ ..��r�'�7'+5-n���" ....�x;.s:. � �,rt. w.� � _. a.,��..,s :r 5 �'a �/�!l1����_ �ll�� p�.p ,_.����.,,,. ��rr��'�"'s��y�.���„'�_'__°'���� �"rl�^ -M ��"��'�i�-�e'fa,'`� �im^ �7� „°, � � +' 1 TM1 1 �.' b .'�o. � � F Mj, ����Yf'�'� P'"��'� �L y .. �'",�'���'�4� '��.�4�; �a�. � I�ti'� Jr i� '��'Ae4 k� � "fpitS��,�'S�,�� . L . a,,�P-. s'g a� 3-s .����j F'��., ry .-7'a� f 'i �T2�'" ,.:g ����,'��� s+'-� 'M ���� ��^ f �r. S� Above: Illustrates the amount of building that is located above a 38' computer a�imation matrix showing the Four Seasons � (left),the proposed Crossroads/Vail Village Inn/Vail Plaza Hotel (Center and Right). �:, � �; � �:' �' € � e 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 � �il Plaza Hotel with the proposed Crossroads partially illustrates the differences. a � � 1 •�� �. �' J: 'i . \`\\ \A�� II..0 Q::�O / _ '_ _ � � � �Y;:O 4 rt' .� � . , . , _. _ . ' _. . . �- a.'a . " � �• �� �� (� � 3u 4:0 0� . R � �� .LI" p� Y, .. . ' ���}v _ m W�� � fll � �..�..� 't .I �r .W � ie: .. ; . � . w �'�. : .� @�( �: ��' �_ f I L �...... �.�. ' . :. ..�.;�. t :,` .� �- .. .' :� . --�— — �—� — —�— —� —� —� — — —.._._�:_..�_..._.�_�-_;�_-_ — . .�. .:. . _...: . -: � .___ �. _ .— — �—' —� —' — — — —..� ._ . � .— — � .� . � j yg•_g• j _.. CROSSROADS ' � �� VILLAGE INN PU1ZA VAII PLAZA MOTEI C��AY qp�Np� � o � � __�,..... «.«�.. �t�^`'rw ��. � ,�)s.. ' .��� .''»'� j � (���h..��'°i"�� Y � �.i d�V M'1' � %{ M JS���_p E ■ ��:. � ,� ;�,f"'.�„P3",,,.js��"`,�` .� . . ... . . i t ��,�.—1 ��: � x��� � y �' •! ;e x�..�� �-�:��\ �1� �, � �' � '� I ���.�������� , " N � ..y _ '�� �.��� � � �s • ,. • � � ��,,,,,. ..�.� � °, i�"� �. '� s ,�,' � ��� � " � " � •� "y-�, � ,�� :;�,�t. .� � ... ... .,. ._ .... w ..... ._ .�.:.'�.. .ti. «. .. .�...... W. .�.. . g. _ � _, .... .,,...�. ,. � � � . ,� _ � `i�}. . . . ,.. _ � .. ;,,^^• - - � :` �..:�'�3'.'�...� ... ... ,., _ � � CROSSRflADS � � YILUIGE 1kY PIAT.�1 1ItJL PLF?i1 MfJT4. �YL�:hY RAEJNDA8W7T Above: Illustrates the amount of the Crossroads buiiding located above the height of the Vail Village Inn and Vait Plaza hotel. Superimposing the image of the Vail Village Inn and Vail Plaza Hotel over the proposed Crossroad building makes the � �omparison. Developer Initiated Reductions of BuildinE Height: 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. � . � �' � (. � Comparative View Study of Hei�ht,Bulk, and Mass - Computer Graphic Photo Monta�e: The following � illustration shows a before and after comparison of the views of the site. � �< Note: The developer has shown some public officials a larger selection of the images. All images should be � available to the Town Council and general public. � � � � � � ��`���� � :a�� � ���� �� ,..., ���t ,3�y'r� ��" a.a t ,y� -� �' a�ro"�N`". d y �� �� �e�r �.. 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Before and After View From East Meadow Drive Looking East: � Additional Information is available on the Association's website. Please forward to anl�ropriate 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: wvvw.vailhomeowners.com . � � � Village Inn Plaza, Phase III, Condominium Association C�l1r1%-(�a � 100 East Meadow Drive, Vail, Colorado 81657 on ��n. a.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 Fa�ade: 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 page 3 � �: �' �. � �;. � � I 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 �: �', � � � � � � �' �-' �` , �; � � � �il,lJMi fl/� �T Village Center Commercial �� a 3 �� Fred Hibberd / � 400 N.W,Ridge Road Jackson, WY 83001 (307) 733-7327 Fax: (307) 733-1465 RE: Crossroads East One;LLC Proposed Development To: The Vail Town Planning&Environmental Commusion 75 south Fronta�e 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 azchitectural drawings and to the Memorandum addressed to the Planning& Environmental Commission from the Community DevelopmentDepartment. Dated Apri125,2005. , � ACTUAL BUILDING HEIGHT: There seems to be a difference of opinion on how high Crossroads would be. By scafing 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 ab ove proposed co ndominium units 74& 75 is 8,278.91 feet abo ve sea level. The.difference is 113.57 feet. The Memorandum discusses in several plaoes 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 currently under construction. Maximum height at the peak is 8,210 feet above sea level. In comparing the two,Crossro ads would be 68.91 feet higher. . Page 1 of 5 � ' ' � � � . � :�.. i��►�` i�,�1 � . . '�.. . . • , ' � ' �'� � 3. . � • s: .1 , . � `.,} . _ t_ �,,. � 1 : ,; g � On page 18 of the Merhorandum,height above 38 feet is indicated as a deviation from prescnbed development standards. On page 20 of the Memorandum in the fourth paragraph line 7,the sentence says,Quote: � � "However,staff believes that the deviation in height is offset by the development potential lost by proposing a 24,130 square foot public plaza(Va�1 Village Master Plan recommends a public pla�in this loration)and the � � other public benefits. Yet,there is no requir.ement in the Vail Village Master Plan to give away extra height. �: Building a 24,130 square foot public plaza should notbe a problem since 25%(28,782.25 sq.ft.)of the total � site area is to be left as open space, (page 18 of the Memorandum). The proposed structure is an additional � � �75.57 feet above the 38 feet allowed unda Commercial Service Center wning. Even under SDD guide lines � � a e 20 of the Memorandum � (p g ,paragraph S,line 11)it talks about,quote: (the iecommended maximum height � in the Master Plan of 78 feet). � �• �. � � � RECOMMENDATION:Set a Maximum Height Limitation at 78 Feet. � � �. t: � GROSS RESIDENTIAL FLOOR AREA (GRFA): . � � Crossroads is piesently zoned CSC-Commercial Service Center. The maximum GRFA allowed for the � � 115,129 squaze foot site is 46,051.6 square feet. �' k The applicant wishes to build 210,054 square feet-Residential Condom�iums which is 4.56 times the � . r 46,051.6 square feet currently allowed under CSC Zonmg. The major flaw in the Special Development � # District(SDD)is how much to deviate from the piescribed development standards mentioned on page 18 of � � # the memorandum. When the Austria House was bu�1t,the new GRFA aIlowed,was two times the current � zoning and One WiIlow Bridge Road cuRently under construction is about the same. These two buildings do �: � • � not endanger VaiPs Character,but if they were twice the size,they most certainly would. � �:. This is where Crossroads as presendy planned is breaching the scale of the other buildings in the � � neighborhood,Austria House,Village Center,One Willow Bridge Road,and Village Inn Phase IIL �` � � RECOMMENDATION: Reduce the GRFA of 210 054 s uaie feet to the sdme scale as the existin �' , 9 S � A � 3' Page 2 of 5 � �' � �` � � � �. � �', neighborhood buildings-approximately 105,054 square feet. This still allows for an additiona160,000 squaze � 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 J2, 16.44 units would be albwed and 75 DU are bein g reques ted,an a ddition a158.5 6 units o r 164,0 02.4 sq uare fe et of bu ilding. RECOMMENDATION: With the average size of the proposed units at2,800.72 sq. ft.times 37.5 unit�,the total condominium square footage would be 105,054 sq. ft This is moie 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 ailow 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 total 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 � • � � LANDSCAPING: � � � � It appears as though more landscaping is off the property and on public land than landscaping on the site. � [ 20,025.8 square feet is required under CSC Zoning and 12,200 square feet is provided for accoiding to the � plans. This is a large deficiency and the neighborhood should not be deprived of adequate landscaping from � its new neighbors. Landscaping is a huge component towards VaiPs success. � Of the landscaping off the properry there are some troubling issues. On the East&South East side of the property,landscaping has been pushed outside the property lmes into the public right-of-way. This,most certain ly will affe ct traffic moveme nt,espe cially large trucks h eaded to unlo ad in the new On e Willow Bridge Road project. The plan shows traffic having to malae a 90'right hand tum in order to cffcum navigate the landsc aping sh own in the right-o f-way. ` � . � e � RECOMMENDATION: �' The Town of Vail should not deplete its valuable right-0f-ways. Traffic flow is an on going planning process � �', and any land given up now is gone forever. � � � +,, � � SUMMARY: �' � Since the Vail Village Master Plan�recommends a public plaza. Some credit in extra condominium � construction should be considered for this. What does not make sense is,to sacrifice a building of reasonable �' scale for one twice the size,for perceived public benefits. If,doubling the size,is what the cosc would be for �` the pubiic benefIIs then the public benefits should be reduced or elIIninated. It is essential that the Character of Vail be preserved and this Character cannot and should not be for sale. Thank you for the opportunity to address this subject. • � � Very Truly Yours, � �The Master Plan does not attempt to add additional financial burdens upon the developer such as a skating rink. Page 4 of 5 � � � � � € � Fred Hibberd and The Village Center Shops ,� 122 East Meadow Drive,Apt#1 Vail,CO 81657 �� ���- � � Page 5 of 5 � � � � � = ANN REILLY BISHOP � �: ATTORNEY AT LAW { � �: g � �i 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. 4: 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 froin 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 REOUESTED: 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 � � � I. Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special � � development district. � Staff is not aware of any intention on the applicant's behalf to phase this project, �; however, should a phasing plan be proposed, this criterion must and will be met in fulL � � IX. STAFF RECOMMENDATION � The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of approval with conditions of the proposed SDD amendment to the Vail Town Council. Staff's recommendation is based upon the review of the criteria found in Section VIII of this memorandum and the evidence and testimony presented, subject to the � following conditions: � � 1. The applicant shall submit a site plan for Design Review Board � approval which depicts a sidewalk design continuing from the southwestern portion of their property to the vehicular bridge to the � south located on Westhaven Drive; and which shows improvements on the land immediately north of the subject property to accommodate a future expansion of the Town of Vail's recreation path. 2. The applicant shall provide eight (8) employee housing units offsite � pursuant to the language of Special Development District No. 4 (SDD #4) and terms of an agreement reached with the Town of VaiL � x Should the Planning and Environmental Commission choose to fonnrard a recommendation of approval to the Vail Town Council of this proposed amendment to an SDD, the Department of Community Development � recommends the Commission pass the following motion: . � "Based upon the review of the criteria outlined in Section IV of this �' memorandum, and the evidence and testimony presented, the P/anning �` and Environmenta/ Commission finds: �; 1. That the amendment is consistent with the applicab/e e/ements of the adopted goa/s, objectives and policies outlined in the Vail Comprehensive P/an and is compatible with the development objectives of the Town; and ` � 2. That the amendment does further the genera/ and speci�c purposes � of the Zoning Regulations; and � 3. That the amendment does promote the health, safefy, morals, and � genera/ welfare of the Town, and does promote the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a � resort and residential community of the highest quality. �; � 7 northwest corner of the development site in association with a landscaping plan � approved through the Design Review Applicafion process. The re-grading shall be reviewed and approved by the Town Engineer and said re-grading shall be completed prior fo the issuance of a Temporary Certificate of Occupancy. 3. That the Developer of the Westhaven Condominiums site, Area A, shall � provide deed-restricted Employee Housing totaling at least 4,400 square feet and be comprised of at least two(2) units with a minimum of one qualified employee in each unit, which complies with the Town of Vail Employee Housing � Requirements, Title 12, Chapter 13, Vail Town Code, and that said deed-restricted housing be in the Town of Vail and made available for occupancy, and that the deed restrictions be recorded at the O�ce of the Eagle County Clerk 8 Recorder, prior to requesting a Temporary Certi�cate of Occupancy for the Westhaven Condominiums. 4. That the Developer submits defailed civil engineering drawings of the � required off-site improvements(street lights, drainage, curb and gutter, sidewa/ks, grading, etc.) to the Town of Vail Public Works Department for review and approval prior to the issuance of a building permit 5. That the Developer provides written documentation from the Public Service Company granting approval of the construction of the Westhaven Condominiums in the location identified on the site plan relative to the high pressure gas line, as depicted on Sheet C002 of the Approved Development Plan. Written approval shall be granted prior to applying for a building permit 6. 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TO: Town Council � ; � FROM: Community Development Department �i DATE: February 7, 2006 � � SUBJECT: Ordinance No. 4, Series of 2006, an ordinance amending Title 12, Zoning � Regulations, Vail Town Code, to amend the Commercial Service Center (CSC) � District to add "bowling alle�' as a conditional use and to add a definition of a � "bowling alle�'to the Vail Town Code, and setting forth details in regard thereto. � � � �. {' On January 23, 2006, the Town of Vail Planning and Environmental Commission voted 7-0-0 to �, forward a recommendation of approval for a proposed text amendment to the Commercial Service �: Center (CSC) District to add "bowling alley" as a conditional use to the District and to add a � definition for a "bowling alle�' to the Vail Town Code. �' � This application to amend the allowable conditional uses for the Commercial Service Center District �' to include a bowling alley and to add a definition for"bowling alley", was submitted in conjunction with � the proposal to establish Special Development District No. 39, Crossroads. �: € Attached to this memorandum is a copy of Ordinance 4, Series of 2006. Text which is to be added is � indicated as bo/d italics. � � The Community Development Department recommends that the Vail Town Council approves � Ordinance No. 4, Series of 2006, on first reading. � � The Town Council can vote to approve, approve with modifications, or deny Ordinance No. 4, Series �?, of 2006. � � � � � �' � �� ��e �D �.� � �n�1 o r-v,� = (� � �; J � �: �.�I . -� ( � p� ' �G�Crv�J �'I� �-� � � � � ��e � �-- C�� � ��� � � � F �} $ � g ¢ 4 � �i �'. � . � � � ORDINANCE NO. 4 � � Series of 2006 = � } AN ORDINANCE AMENDING SECTION 12-2-2, DEFINITIONS OF WORDS AND TERMS, VAIL � TOWN CODE,TO CREATE A DEFINITION FOR A"BOWLING ALLEY"AND SECTION 12-7E-4, �;, CONDITIONAL USES, VAIL TOWN CODE,TO ALLOW FOR THE ADDITION OF A"BOWLING �` ALLEY"AS A CONDITIONAL USE WITHIN THE COMMERCIAL SERVICE CENTER DISTRICT F' ;`: AND SETTING FORTH DETAILS IN REGARD THERETO. � � � WHEREAS, the Planning and Environmental Commission of the Town of Vail has held � public hearings on the proposed amendments in accordance with the provisions of the Town ,; r � Code of the Town of Vail; and �� WHEREAS, the Planning and Environmental Commission finds that the proposed �' �. �;' amendments further the development objectives of the Town of Vail; and � WHEREAS, the Planning and Environmental Commission of the Town of Vail has ; r recommended approval of this text amendment by a vote of 7-0-0 at its January 23, 2006, � • meeting, and has submitted its recommendation to the Town Council; and � WHEREAS, the Vail Town Council finds that the amendments are consistent with the �' � applicable elements of the adopted goals, objectives and policies outlined in the Vail # � Comprehensive Plan and is compatible with the development objectives of the Town; and ` r: � WHEREAS, the Vail Town Council finds that the amendments further the general and � E specific purposes of the Zoning Regulations; and �: , , WHEREAS, the Vail Town Council finds that the amendments promote the health, ; T safety, morals, and general welfare of the Town and promote the coordinated and harmonious � � �� development of the Town in a manner that conserves and enhances its natural environment and � t � its established character as a resort and residential community of the highest qualiry. ;' „ � NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF � � � � VAIL, COLORADO, THAT: � i � � Ordinance No.4,Series of 2006 � � � � � 4 � � � � � k � i � k �- 5, ' �': 3: f § � Section 1. Section 12-2-2 (Definitions)of the Vail Town Code shall hereby be � � � amended as follows: �, � (Text which is to be added is indicated as bo/d italics.) � � �: BOWLING ALLEY.• A recreation and entertainment facility where the sport of bowling � takes p/ace. A bowling alley may also includes accessory entertainment facilities and uses such as eating and drinking facilities,retail shops,night clubs,arcade facilities, billiards, ping pong, darts, meeting rooms, and similar uses. {; k S � i;. Section 2. Section 12-7H-4(Conditional Uses)of the Vail Town Code shall hereby �:; �; be amended as follows: (Text which is to be added is indicated as bo/d italics.) � 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. r: $ � � Bowling Alley � Brew pubs. �'; Child daycare center. �`: _' Commercia/laundry and cleaning services. _ Y � Dog kennel. � � Major arcade. � � Mu/tiple-family dwellings and lodges. � � t Outdoor operation of fhe accessory uses set forth in Section 12-7E-5 of this article. + �� ,; Private clubs. '�� �' k Public buildings. ; � Public park and recreation facilities. t` � 3 Public utility and public service uses. �` � � Ordinance No.4,Series of 2006 2 : F � � �, !' F �' �. i: �, �. , '_ � � � � ; � g � Ski lifts and tows. ` ; � ;. Theaters, meeting rooms, and convention facilities. �' i Type lll employee housing units (EHU) as provided in Chapter 13 of this title. � � � � � Section 3. If any part, section, subsection, sentence, clause or phrase of this �- ordinance is for any reason held to be invalid, such decision shall not effect the validity of the � � remaining portions of this ordinance; and the Town Council hereby declares it would have � � passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, � ;'> � regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or ' phrases be declared invalid. i� � ,; Section 4. The Town Council hereby finds, determines and declares that this ; � ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the ; � inhabitants thereof. � 4 Section 5. The amendment of any provision of the Town Code as provided in this �' � ordinance shall not affect any right which has accrued, any duty imposed, any violation that � occurred prior to the effective date hereof, any prosecution commenced, nor any other action or � � proceeding as commenced under or by virtue of the provision amended. The amendment of any � provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. � . ; Section 6. All bylaws, orders, resolutions and ordinances, or parts thereof, x � � ,. inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall ? � Ordinance No.4,Series of 2006 3 £ R � � 1, {. k � ft �' (',. � �' . � not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore � repealed. INTRODUCED, READ ON FIRST READING,APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this 7'h day of February, 2006, and a public hearing at 6:00 p.m. for second reading of this Ordinance set for the 21 St day of February, 2006, in the Council Chambers of the Vail Municipal Building, Vail, Colorado. Rod Slifer, Mayor ATTEST: � Lorelei Donaldson, Town Clerk � Ordinance No.4,Series of 2006 4,