HomeMy WebLinkAboutOrdinance No. 21, Series of 2007 - SDD No. 39 � �vf� t� � v� ���T
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MEMORANDUM
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TO: Vail Town Council �e o poSE,� }'
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FROM: Community Development Department
DATE: August 7, 2007
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SUBJECT: Second Reading of Ordinance No. 21, Series of 2007, an ordinance repealing
and re-enacting Ordinance No. 5, Series of 2006, 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 second reading of
Ordinance No. 21, Series of 2007, an ordinance repealing and re-enacting
Ordinance No. 5, Series of 2006, establishing Special Development District No.
� 39, Crossroads, and setting forth details in regard thereto. The purpose of this
ordinance is to increase the maximum allowable number of dwelling units from
75 to 77 dwelling units, located at 141 and 143 Meadow Drive, and setting forth
details in regard thereto. The proposed changes do not affect the approved
height, bulk, mass, or setbacks for the structure, as all changes are internal to
the approved structure.
The staff and applicant are requesting that the Town Council listen to a
presentation on the proposed ordinance and approve Ordinance No. 21, Series
of 2007, upon second reading (Attachment A).
II. BACKG�20UND
On June 25, 2007, the Town of Vail Planning and Environmental Commission
held a public hearing on a request for a major amendment to Special
Development District No. 39, Crossroads. The purpose of the major amendment
is to increase the maximum allowable number of dwelling units from 75 to 77
dwelling units and to address several other minor changes. Upon review of the
request, the Planning and Environmental Commission voted 5-1-0 (Cleveland �'
opposed) to forward a recommendation of approval of the request to amend
Special Development District No. 39, Crossroads, to the Vail Town Council.
The Commission's recommendation of approval for the major amendment �
includes thirteen (13) conditions of approval, as outlined in Section 4 of
�, Ordinance No. 21, Series of 2007. The Commission's recommendation of
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approval includes the following findings: �
"That the proposal to amend Special Development District No. 39,
Crossroads, complies with the nine design criteria outlined in Section 12-
9A-8 of the Vail Town Code. Furfhermore, 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. Lastly, the Commission finds that the request is consistent with
the development goa/s and objectives of the Town.
That the proposed gross residential floor area of 172.7% of lot area,
additional thirty dwelling units over allowable (at 29.1 units per acre total)
in the Commercial Service Center zone district is in conformance with
applicable 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 applicable elements of the Vail Village Master Plan, the Vail Land
Use Plan, and the Vail Streetscape Master Plan, and that the proposal
does not otherwise have a signi�cant negative effect on the character of
the neighborhood, and that the proposa/substantially complies with other
applicable elements of the Vail Comprehensive Plan."
On July 17, 2007, the Vail Town Council approved Ordinance No. 21, Series of 2007, �
upon first reading by a vote of 6-1-0 (Foley opposed).
III. STAFF RECOMMENDATION
The Community Development Department recommends that the Vail Town
Council approves Ordinance No. 21, Series of 2007, upon second reading.
IV. ATTACHMENTS
A. Ordinance 21, Series of 2007
B. Proposed Development Plans dated July 17, 2007
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ORDINANCE NO. 21
Series of 2007
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AN ORDINANCE REPEALING AND RE-ENACTING ORDINANCE NO. 5, SERIES OF 2006,
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 amending 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 amend Special
Development District No. 39, Crossroads, to facilitate the redevelopment of an existing mixed use
development; and
WHEREAS, the Planning and Environmental Commission of the Town of Vail held a public
hearing on June 25, 2007, on the application to amend 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
� W HEREAS,the Planning and Environmental Commission of the Town of Vail has forwarded
a recommendation of approval with conditions, by a vote of 5-1-0 of this request for a major
amendment to increase the maximum number of dwelling units from 75 to 77 for Special
Development District No. 39, Crossroads, to the Vail Town Council; and
WHEREAS, the Vail Town Council finds that the request to amend 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. 21, Series of 2007,which repeals and re-enacts Ordinance No. 5,
Series of 2006,which established Special Development District No.39, Crossroads, in the Town of
Vail.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCfL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. District Established �
Special Development District No. 39, Crossroads, is established for development on finro
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.21,Series 2007 �
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Vail Town Council Attachment: A
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District No.39 shall be reflected as such on the O�cial 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 "Solaris", dated July 17, 2007, and stamped approved
August 7, 2007.
Section 3. Development Standards
In conjunction with the Approved Development Plan described in Section 2 herein, the
following development standards are hereby approved by the Vail Town Council. These
standards are incorporated in the Approved Development Plan to protect the integrity of the
development of Special Development District No. 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,
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"retaiUrestauranP'uses solely and
shall not be utilized for "professional o�ces, business offices, 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 finro
years following the date of the issuance of a temporary certificate of
occupancy or a final 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.21,Series 2007 2
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E. Density Control: The maximum aliowable Gross Residential Floor Area �'
(GRFA) for Special Development District No. 39, Crossroads, shall be
198,859 square feet and the maximum allowable density shall be seventy-
� seven (77) 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 twenty 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,and details for funding public art.
The Developer shall address the following conditions of approval prior to submitting a
building permit application (a grading permit/excavation permit shall constitute a building
permit);
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Ordinance No.21,Series 2007 3 �
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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.
3. 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.
4. 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.
5. 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.
6. The Developer shall submit a fire and life safety plan for review and approval by the �'
Town of Vail Fire Department in conjunction with the building permit submittal.
The Developer shall address the following conditions of approval prior to release of a full
building permit, requesting a temporary certificate of occupancy, or a final certfficate of
occupancy;
1. The Developer shall submit a comprehensive sign program for review and approval
by the Design Review Board, prior to requesting a temporary certificate of
occupancy, or a final certificate of occupancy.
2. The Developer shall be assessed a traffic impact fee of$6,500 per net trip increase
in p.m. traffic. The traffic and trip generation report prepared by Fox Higgins
Transportation Group dated June 2007, that specifically addresses the change in
number of condominium units from 75 to 77, states that the net peak increase is 81
trips, 13 more trips than in the original approved traffic study dated November 2005.
Since the usage of the commercial space is still in flux the Public Works Department
will require that a new study be performed prior to the issuance of a full building
permit to address the traffic generation created by the specific tenants that will lease
the commercial/retail space within the project. This change may cause the trip
generation to increase. The applicant shall be responsible for mitigating the number
of net peak trip increases depicted in the revised study. This impact fee shall not be
offset by any public improvements and shall be paid prior to requesting a temporary
certificate of occupancy or certificate of occupancy.
Ordinance No.21,Series 2007 4
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3. 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.
4. 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 shalf 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.
5. Employee Housing: Crossroads shall furnish deed restricted employee housing
sufficient to accommodate 22 occupants by executing appropriate restrictive
covenant(s) on form(s) provided by the Town. Any dwelling unit(s) restricted shall
conform to the following floor area requirements:a one-bedroom unit shall contain at
least 550 sq. ft. of floor area and accommodate no more than 2 occupants; a two-
bedroom unit shall contain at least 850 sq. ft. of floor area and accommodate no �
more than 3 occupants; a three-bedroom unit shall contain at least 1,350 sq. ft. of �
floor area and accommodate no more than 4 occupants; and a four-bedroom unit
shall contain at least 1,500 sq. ft. of floor area and accommodate no more that 5
occupants. The Town may approve minor variations in floor area when the overall
� intent of the floor 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 for recording and restricted unit(s) shall be available for
occupancy prior to the issuance of a temporary certificate of occupancy for the
Crossroads Project or any phase thereof. Any deed restricted employee housing
unit shall comply with the standards and procedures established by the Town Zoning
Regulations.
6. 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
Ordinance No.21,Series 2007 rJ
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or phrases be declared invalid.
Section 6. The Vail Town Council hereby finds, determines and declares that this �
ordinance is necessary and proper for the health,safety and welfare of the Town of Vail and
the inhabitants thereof. The Council's finding,determination and declaration is based upon
the review of the criteria prescribed by the Town Code of Vail and the evidence and
testimony presented in consideration of this ordinance.
Section 7. The amendment of any provision of the Town Code of Vail as provided in this
ordinance shall not affect any right which has accrued,any duty imposed, any violation that
occurred prior to the effective date hereof, any prosecution commenced, nor any other
action or proceeding as commenced under or by virtue of the provision amended. The
amendment of any provision hereby shall not revive any provision or any ordinance
previously repealed or superseded unless expressly stated herein.
Section 8. All bylaws,orders, resolutions and ordinances,or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 17�'day of July, 2007, and a public
hearing for second reading of this Ordinance set for the 7�'day of August,2007,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
INTRODUCED, READ, ADOPTED AND ENACTED ON SECOND READING
. AND ORDERED PUBLISHED IN FULL this 7�'day of August, 2007.
Rodney E. Slifer, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
Ordinance No.21,Series 2007 6
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MEMORANDUM �
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TO: Vail Town Council �''
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FROM: Community Development Department �
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DATE: July 17, 2007 �
SUBJECT: First Reading of Ordinance No. 21, Series of 2007, an ordinance repealing
and re-enacting Ordinance No. 5, Series of 2006, 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. �
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Planner: Warren Campbell �
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I. DESCRIPTION OF THE REQUEST �'
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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. 21, Series of 2007, an ordinance repealing and re-enacting
Ordinance No. 5, Series of 2006, establishing Special Development District No.
� 39, Crossroads, and setting forth details in regard thereto. The purpose of this
ordinance is to increase the maximum allowable number of dwelling units from '
75 to 77 dwelling units, located at 141 and 143 Meadow Drive, and setting forth �
details in regard thereta The proposed changes do not affect the approved �
height, bulk, mass, or setbacks for the structure, as all changes are internal to �
the approved structure. �
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The staff and applicant are requesting that the Town Council listen to a �
presentation on the proposed ordinance and approve Ordinance No. 21, Series �!
of 2007, upon first reading (Attachment A).
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II. BACKGROUND �
On June 25, 2007, the Town of Vail Planning and Environmental Commission �
held a public hearing on a request for a major amendment to Special �°
Development District No. 39, Crossroads. The purpose of the major amendment �
is to increase the maximum allowable number of dwelling units from 75 to 77 �
dwelling units and to address several other minor changes. Upon review of the �`
request, the Planning and Environmental Commission voted 5-1-0 (Cleveland �`
opposed) to forward a recommendation of approval of the request to amend �
Special Development District No. 39, Crossroads, to the Vail Town CounciL �
Please see the memorandum to the Planning and Environmental Commission
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dated June 25, 2007 (Attachment B) and plans dated July 17, 2007, (Attachment
C). �
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The Commission's recommendation of approval for the major amendment �
includes thirteen (13) conditions of approval, as outlined in Section 4 of
Ordinance No. 21, Series of 2007. The Commission's recommendation of
approval includes the following findings:
"That the proposal to amend Special Deve/opment 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 under/ying zoning are outweighed by the public benefits
provided. Lastly, the Commission finds that tf►e request is consistent with
the deve/opment goa/s and objectives of the Town.
That the proposed gross residential floor area of 172.7% of lot area,
additiona/ thirty dwelling units over allowable (at 29.1 units per acre total)
in the Commercial Service Center zone district is in conformance with
applicable e/ements 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 applicable e/ements of the Vail Village Master P/an, the Vail Land
Use Plan, and the Vail Streetscape Master Plan, and that the proposal
does not otherwise have a signi�cant negative effect on the character of
the neighborhood, and that the proposal substantially complies with other �
applicab/e elements of the Vail Comprehensive P/an."
III. ZONING ANALYSIS
Staff has perFormed a zoning analysis of the Crossroads redevelopment
proposals which can be used for comparison purposes.
Januarv 15, 2007, Approved Plan
The following is the zoning analysis of the currently approve SDD No. 39,
Crossroads. The deviations to the prescribed development standards are shown
in bold text in the table below.
Development Standard Allowed Proposed �
Lot Area: 20,000 sq. ft. 115,129 sq. ft. (2.643 acres)
Buildable Area: 115,129 sq. ft.
Setbacks:
Front(Frontage Road): 20' 0' to 19'
West Side: 20' 2' (loading dock)to 25'
East Side: 20' 0' to 25'
Front(Meadow Drive): 20' 0' to 150'
Building Height: 38' 99.9 ft. �
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�r Density: 18 units/acre 28.4 units /acre �
47.5 D.U.s 75 D.U.s
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GRFA: 46,051.6 sq. ft. 198,859 sq. ft. �'
(40%) (172.7%) �
Site Coverage: 86,346.8 sq. ft. 107,772 sq.ft.
(75%) (93.6%) �
Landscape Area: Total 23,025.8 sq. ft. 43,316 sq. ft. �
(20% total site) (37.6% total site)
Minimum Softscape of total permitted "
18,420.6 sq. ft. 13,433 sq. ft. �
(80%) (31.0%) �
Maximum Hardscape of total permitted
4,605.1 sq. ft. 29,078 sq. ft. �
(20%) (67.1%) �''
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Parking: 215 spaces 299 spaces
(84 surplus spaces proposed to
be in private parking club)
Mav 28, 2007, Proposal �
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� The following is the zoning analysis of the currently proposed major amendments �
to SDD No. 39, Crossroads. The deviations to the prescribed development �
standards are shown in bold text in the table below. °
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Development Standard Allowed Proposed �'`
Lot Area: 20,000 sq. ft. 115,129 sq. ft. (2.643 acres) �
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Buildable Area: 115,129 sq. ft. �
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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' �
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Building Height: 38' 99.9 ft. �:
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Density: 18 units/acre 29.1 units/acre �
� 47.5 D.U.s 77 D.U.s � �;
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GRFA: 46,051.6 sq. ft. 198,859 sq. ft. �
(40%) (172.7%) �`
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Site Coverage: 86,346.8 sq. ft. 107,772 sq. ft. �
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Landscape Area: Total 23,025.8 sq. ft. 43,316 sq. ft. �
(20% total site) (37.6% total site)
Minimum Softscape of total permitted
18,420.6 sq. ft. 13,433 sq. ft.
(80%) (31.0%)
Maximum Hardscape of total permitted
4,605.1 sq. ft. 29,078 sq. ft.
(20%) (67.1%)
Parking: 215 spaces 299 spaces
(81 surplus spaces proposed to
be in private parking club)
IV. STAFF RECOMMENDATION
The Community Development Department recommends that the Vail Town
Council approves Ordinance No. 21, Series of 2007.
V. ATTACHMENTS
A. Ordinance 21, Series of 2007
B. Copy of the Staff Memorandum to the Planning and Environmental
Commission dated June 25, 2007, and proposed plans for redevelopment
dated July 17, 2007
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ORDINANCE NO. 21 �
Series of 2007 �
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AN ORDINANCE REPEALING AND RE-ENACTING ORDINANCE NO. 5, SERIES OF 2006, �
ESTABLISHING SPECIAL DEVELOPMENT DISTRICT NO.39,CROSSROADS, PURSUANTTO
ARTICLE A, SPECIAL DEVELOPMENT (SDD) DISTRICT, CHAPTER 9, TITLE 12, ZONING �'
TITLE, TOWN CODE OF VAIL, AND SETTING FORTH DETAILS IN REGARD THERETO. �
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WHEREAS,Title 12,Zoning Title, Chapter 9,Article A,Special Development(SDD)District, �;;
Town Code of Vail estabtishes a procedure for amending special development districts; and �
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WHEREAS, Crossroads East One, LLC and Crossroads West One, LLC, has submitted an �`
application to the Town of Vail Community Development Department to amend Special �'
Development District No. 39, Crossroads, to facilitate the redevelopment of an existing mixed use �
development; and �"
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W HEREAS, the Planning and Environmental Commission of the Town of Vail held a public
hearing on June 25, 2007, on the application to amend Special Development District No. 39, �`
Crossroads, in accordance with the provisions of the Town Code of Vail; and �.
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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 fu�thers the development objectives of the Town of Vail; �
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W HEREAS,the Planning and Environmental Commission of the Town of Vail has forwarded �
a recommendation of approval with conditions, by a vote of 5-1-0 of this request for a major �
amendment to increase the maximum number of dwelling units from 75 to 77 for Special �;
Development District No. 39, Crossroads, to the Vail Town Council; and �
WHEREAS, the Vail Town Council finds that the request to amend Special Development
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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 �
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W HEREAS,the Vail Town Council considers it in the interest of the public health,safety,and �
welfare to adopt Ordinance No. 21, Series of 2007,which repeals and re-enacts Ordinance No. 5, �'
Series of 2006,which established Special Development District No.39, Crossroads, in the Town of �:
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NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF �
VAIL, COLORADO, THAT: �;
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Section 1. District Established �
Special Development District No. 39, Crossroads, is established for development on finro $:
parcels of land, legally described as Lot P and A Part of Tract C, Block 5D,Vail Village Filing �
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� Ordinance No.21,Series 2007 � �
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Vail Town Council Attachment: A
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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
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 Barnes Coy Architects and Davis
Partnership Architects, entitled "Solaris", dated July 17, 2007, and stamped approved
August 7, 2007.
Section 3. Development Standards
In conjunction with the Approved Development Plan described in Section 2 herein, the
following development standards are hereby approved by the Vail Town Council. These
standards are incorporated in the Approved Development Plan to protect the integrity of the
development of Special Development District No. 39, Crossroads. The development
standards for Special Development District No. 39, Crossroads, are desc�ibed below:
1. A. Permitted, Conditional, and Accessory Uses: The permitted, conditional, "'�
and accessory uses allowed in Special Development District No. 39, �r�
Crossroads, shall be those uses listed in Title 12, Chapter 7, Article E,
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 "professional o�ces, business o�ces, and studios"
uses, as defined in Title 12. A p�ofessional 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 temporary certificate of
occupancy or a final 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'),
Ordinance No.21,Series 2007 2
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and as indicated on the Crossroads Approved Development Plan,described �s
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E. Density Control: The maximum allowable Gross Residential Floor Area
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(GRFA) for Special Development District No. 39, Crossroads, shall be �
198,859 square feet and the maximum allowable density shall be seventy- �
seven (77) dwelling units, and five (5) attached accommodation units, as �
indicated on the Crossroads Approved Development Plan, described in �;
Section 2 herein. °
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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. �
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G. Landscaping and Site Development: At least finrenty percent(20%) of the
total site shall be landsca ed. The minimum width and len th of an area �
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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
�r' 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
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Special Development District No. 39, Crossroads: �
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1. The Developer shall prepare a written agreement, for Town Council review and �-,
approval, outlining the responsibilities and requirements of the required offsite
improvements, as indicated on the proposed Approved Development Plan. This �
agreement shall include, but not be limited to, all streetscape improvements along �"
Village Center Road and East Meadow Drive, public access to the plaza for �`
pedestrians and Town sponsored events,which may include the establishment of an
easement on the plaza and language in the covenants and declarations for owners �
of property in the project regarding the use of the plaza for special events, inclusion �
of the loading and delivery facility in the overall loading and delivery system,payment �
of traffic impact fees and credits given to offset fee,and details for funding public art. �
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Ordinance No.21,Series 2007 3 =:
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The Developer shall address the following conditions of approval prior to submitting a �
building permit application (a grading permit/excavation 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.
3. 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.
4. 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.
5. 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.
6. The Developer shall submit a fire and life safety plan for review and approval by the
Town of Vail Fire Department in conjunction with the building permit submittal.
The Developer shall address the following conditions of approval prior fo release of a full
building permit, requesting a temporary certificate of occupancy, or a final certificate of
occupancy;
1. The Developer shall submit a comprehensive sign program for review and approval
by the Design Review Board, prior to requesting a temporary certificate of
occupancy, or a final certificate of occupancy.
2. The Developer shall be assessed a traffic impact fee of$6,500 per net trip increase
in p.m. tra�c. The traffic and trip generation report prepared by Fox Higgins
Transportation Group dated June 2007, that specifically addresses the change in
number of condominium units from 75 to 77, states that the net peak increase is 81
trips, 13 more trips than in the original approved traffic study dated November 2005.
Since the usage of the commercial space is still in flux the Public Works Department
will require that a new study be performed prior to the issuance of a full building
Ordinance No.21,Series 2007 4
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� permit to address the traffic generation created by the specific tenants that will lease �
the commercial/retail space within the project. This change may cause the trip �
generation to increase. The applicant shall be responsible for mitigating the number
of net peak trip increases depicted in the revised study. This impact fee shall not be "
offset by any public improvements and shall be paid prior to requesting a temporary �
certificate of occupancy or certificate of occupancy. - �
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3. 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 impravements. , �
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4. 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 �'
�pecial 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.
5. Emp/oyee Housing: Crossroads shall fumish deed restricted employee housing �;;
sufficient to accommodate 22 occupants by executing appropriate restrictive �
�; covenant(s) on form(s) provided by the Town. Any dwelling unit(s) restricted shall �'
conform to the following floor area requirements:a one-bedroom unit shall contain at �
least 550 sq. ft. of floor area and accommodate no more than 2 occupants; a two- �
bedroom unit shall contain at least 850 sq. ft. of floor area and accommodate no �
more than 3 occupants; a three-bedroom unit shall contain at least 1,350 sq. ft. of �
floor area and accommodate no more than 4 occupants; and a four-bedroom unit �
shall contain at least 1,500 sq. ft. of floor area and accommodate no more that 5 �
occupants. The Town may approve minor variations in floor area when the overall �
intent of the floor 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 for recording and restricted unit(s) shall be available for �
occupancy prior to the issuance of a temporary certificate of occupancy for the �
Crossroads Project or any phase thereof. Any deed restricted employee housing �'
unit shall comply with the standards and procedures established by the Town Zoning �
Regulations. �
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6. 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 o�ces, �
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
Ordinance No.21,Series 2007 5 �
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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 6e invalid,such decision shall not effect the validity of the remaining
portions of this ordinance;and the Vail Town Council hereby declares it would have passed
this ordinance, and each part, section, subsection, sentence, clause or phrase thereof,
regardless of the fact that any one or more parts,sections, subsections, sentences,clauses
or phrases be declared invalid.
Section 6. The Vail Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health,safety and welfare of the Town of Vail and
the inhabitants thereof. The Council's finding,determination and declaration is based upon
the review of the criteria prescribed by the Town Code of Vail and the evidence and
testimony presented in consideration of this ordinance.
Section 7. The amendment of any provision of the Town Code of Vail as provided in this
ordinance shall not affect any right which has accrued, any duty imposed,any violation that
occurred prior to the effective date hereof, any prosecution commenced, nor any other
action or proceeding as commenced under or by virtue of the provision amended. The
amendment of any provision hereby shall not revive any provision or any ordinance
previously repealed or superseded unless expressly stated herein.
Section 8. All bylaws, orders, resolutions and ordinances,or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore �
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 17'h day of July, 2007, and a public
hearing for second reading of this Ordinance set for the 7th day of August,2007,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.21,Series 2007 6
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MEMORANDUM �
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TO: Planning and Environmental Commission �
FROM: Community Development Department �"
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DATE: June 25, 2007 �'
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SUBJECT: A request for a final recommendation to the Vail Town Council on a proposed major �
amendment to Special Development District No. 39,Crossroads, pursuant to Article �
12-9A,Special Development District,Vail Town Code,to allow for an increase in the
number of dwelling units from 75 units to 77 units; located at 141 and 143 Meadow �;
Drive/Lot P, Block 5D,Vail Viltage Filing 1, and setting forth details in regard thereto. �
(PEC07-0035) �
Applicant: Crossroads East One, LLC and Crossroads West One, LLC, �
represented by Mauriello Planning Group, LLC �
Planner: Warren Campbell �
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I. SUMMARY �
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The applicants, Crossroads East One, LLC, and Crossroads West One, LLC, represented �
by Mauriello Planning Group, LLC, are requesting a recommendation to the Vail Town
Council on a proposed major amendment to Special Development District No. 39, °
Crossroads, pursuant to Article 12-9(A), Special Development District, Vail Town Code, to �
� allow for an increase in the number of dwelling units from 75 units to 77 units; 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 �
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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 for a major amendment to 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. �
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II. DESCRIPTION OF THE REQUEST �'
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The applicants, Crossroads East One, LLG and Crossroads West One,LLC,represented by �
Mauriello Planning Group, LLC,are requesting a recommendation to the Vail Town Council �
on a proposed major amendment to Special Development District No. 39, Crossroads, �
pursuant to Article 12-9(A), Special Development District, Vail Town Code, to allow for an
increase in the number of dwelling units from 75 units to 77 units. In addition to this change �`
there are several small dormer additions to the roof of the structure. �
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Special Development District No. 39, Crossroads,was established by the Town Council on �`
the recommendation of the Planning and Environmental Commission on March 21,2006 to �
facilitate the redevelopment of the existing Crossroads site,located at 141 and 143 Meadow �
Drive/Lot P, Block 5D, Vail Village Filing 1. The applicant is still proposing to remove fhe �
existing improvements on the site and construct a new structure and public plaza. �
� According to the Official Town of Vail Zoning Map,the proposed development site is located �';
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Vail Town Council Attachment: B �;:
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in the Commercial Service Center(CSC)zone district. As such, development on the site �
shall be governed by the regulations outlined in Article 7E, Commercial Service Center
(CSC) District, Title 12, Zoning Regulations, Vail Town Code.
The key elements of the proposed major amendment to SDD No. 39, Crossroads, include:
• An increase in the number of dwelling units from 75 to 77 and the retention of the
incorporated five (5) lock-offs. A proposed deviation from the allowable number of
dwelling units (55)which is 30 dwelling units greater;
• No change in the approved Gross Residential FloorArea(GRFA)of 198,859 square
feet;
• No change in the approved commercial/retail floor area;
• A decrease in the number of excess parking spaces to be included in the private
parking club from 84 to 81 as the finro new units require three(3)additional spaces.
A reduced copy of the floor plans and elevations dated May 28, 2007, have been attached
for reference(Attachment A). A copy of the text detailing the application entitled Application
for_a Malor Amendment to Special Development District No, 39, Crossroads to allow for an
increase from 75 to 77 dwellinq units dated May 2007, is attached for reference(Attachment
B).
Pursuant to Section 12-9A-9, Development Standards, Vail Town Code, the applicant is
requesting a major amendment to the SDD No. 39, Crossroads, to request changes in the
deviations from the prescribed development standards for density(number of units).
III. BACKGROUND � �
• This property was annexed into the Town of Vail by Court order on August 26, 1966,
as a part of the Original Town of Vail.
• The existing Crossroads was developed in the 1970's as a mixed use development
which has changed little since.
• The Crossroads property is one of three properties zoned Commercial Service
Center. The other finro properties are the Gateway Building and the WestStar Bank
Building, both of which are Special Development Districts.
• On January 3, 2006, Staff went before the Town Council to discuss 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 Centerzone 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 �
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the vicinity. �
� • On January 23, 2006, the Planning and Environmental Commission voted 5-2-0 �
(Viele and Lamb opposed)to forward a recommendation of approval of SDD No.39,
Crossroads, to the Vail Town Council. The Planning and Environmental
Commission voted 7-0-0 to approve the conditional use permits for a major arcade;a
theater; meeting rooms,and convention facilities; multiple-familydwellings;a private
club(parking club}; a bowling alley; and the outdoor operation of an accessory use �
(ice skating rink). '
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• On March 21, 2006, the Town Council on second reading of Ordinance 5, Series of
2006, voted 4-3-0 (Slifer, Foley, and Logan opposed) to approve the adoption of
SDD No. 39, Crossroads.
• On February 26, 2007, the Town of Vail Planning and Environmental Commission
held a public hearing on a request for a major amendment to Special Development
District No. 39, Crossroads. The purpose of the major amendment is to increase the
maximum allowable number of dwelling units from 69 to 75 dwelling units and to
address several other minor changes. Upon review of the request,the Planning and �
Environmental Commission voted 6-0-0 to forward a recommendation of approval of
the request to amend Special Development District No. 39, Ccossroads, to the Vail
Town CounciL
• On April 3,2007,the Town Council adopted Ordinance 10,Series of 2007,by a vote
of 5-2-0 (Slifer and Gordon opposed). Discussion of the first reading of the
ordinance focused on the changes being proposed and the appropriate number of
additional employee housing beds to require. The motion which passed
incorporated the Planning and Environmental Commission's recommendation that �
the total number of employee beds to be provided be increased from 12 beds to 22 �
beds. �
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IV. ROLES OF REVIEWING BOARDS
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Maior Amendment to a 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. �;
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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.
Desian Review Board:
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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. �;
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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. �
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Staff provides a staff memo containing background on the property and provides a staff �
�i evaluation of the project with respect to the required criteria and findings, and a �
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recommendation on approval, approval with conditions, or denial. Staff also facilitates 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 Village Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned and
designed as a whole. It is intended to guide the Town in developing land use laws and
policies for coordinating development by the public and private sectors in Vail Village and in
implementing community goals for public improvements. It is intended to result in
ordinances and policies that will preserve and improVe the unified and attractive appearance
of Vail Village. Most importantly,this Master Plan shall serve as a guide to the staff, review
boards, and Town Council in analyzing future proposals for development in Vail Village and
in legislating effective ordinances to deal with such development. Furthermore,the Master
Plan provides a clearly stated set of goals and objectives outlining how the Village will grow
in the future.
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 stafied
objectives, whether it be through the review of private sector development proposals or in
implementing capital improvement projects.
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,
"If is important to note that fhe likelihood of project approval will be greatest for those
proposa/s that can fully comply wifh the Vail Village Master Plan."
Staff believes this statement re-emphasizes that the Master Plan is a general document
providing advisory guidelines to aid the Town in analyzing development proposals and that
full compliance is not required in order for a project to be approved.
The stated goals of the Vail Village Master Plan which staff believes are applicable to this ,�
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a lication a ear in Section VIII under staff's assessment of Criterion D. �`
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Specific Sub-Area Details found in the Vail Village Master Plan �'
Mixed Use Sub Area (#1) �'
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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 �;
aufo 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 greaf deal of pofential for improvements to both public and private facilities �'.
in the area. Among these is the opportunity to develop gafeway entries to the Village �;
at the 4-way stop and at the intersection of Vail Road and Meadow Drive. It is also a �
long term goa/to strengthen the connecfion between this area and the Village core
area by reinforcing the established pedestrian linkages. Pedestrianization in this area
may benefif from the development of retail infill with associated pedestrian
improvements a/ong East Meadow Drive and the development of public access to
Gore Creek �
A significant increase in the Village's overnight bed base will occur in this sub-area �'
with the development of the �nal phase of the Vail Village Inn project. In addition, �.
commercial and residential/lodging development potential is identified in sub-area �'
concepts 3, 4, 6, and 8. The completion of these projects will essentially/eave the
sub-area "built out': �
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#1-6 Crossroads Infill �
Commercial infill over new underground parking lot in conjunction with a
large public plaza with greenspace area (existing and new parking demand
to be provided on site). While confrguration ofinfill maybe done a numberof �;
ways, it is the overall intent to rep/ace existing surface parking with �;;
pedestrian corridors into a commercial area, as well as to provide a strong
building edge on Meadow Drive and streetscape improvements. �
Improvements of the planted buffer adjacent to the Frontage Road is also �,
important. Relocation of the loading and delivery functions and entry to �
parking structure is strongly encouraged to reduce traffic on Meadow Drive. �
Potential to improve fire access also exists in the redevelopment scheme. �
Specia/emphasis on 2.4, 2.5, 2.6, 3.1, 4.1, 5.1, 6.1, and 6.2. �
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Town of Vail Zoninp Requlations �'
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Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We �
believe the following code sections are relevant to the review of the applicant's request: �'
Article E. Commercial Service Center(CSC) District(in part) �
92-7E-1: Purpose: �
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The Commercia/Service Center District is intended to provide sites for general shopping �
and commercial facilities serving the Town, together with limited multiple-family dwelling and �
� lodge uses as may be appropriate without interfering with the basic commercial functions of �'
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the District. The Commercial Service Center District is intended to ensure adequate light,air, �
open space, and other amenities appropriate to permitted types of buildings and uses, and
to maintain a convenient shopping center environment for permitted commercia/uses.
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 appropriafe use;to improve the desiqn
character and qualitv of the new development with the town; to facilitate the adeauate and
economical provision of streets and utilities; to preserve the natural and scenic features of
open space areas; and to further fhe overall qoals of the communitv as stated in the Vai!
comprehensive p/an. An approved development plan for a specia/development disfrict, in
conjunction with the property's underlying zone district, sha/l establish the requirements for
guiding development and uses of property included in the special development district. The
special development district does not app/y to and is not available in the following zone
districts:Hillside residential, single-family, duplex,primary/secondary. The elements of the
development plan shall be as outlined in section 12-9A-6 of this article.
VI. ZONING ANALYSIS
According to the application information provided by the applicant, staff has performed an
analysis of the proposal in relation to the requirements of the Vail Code. The deviations to
the prescribed development standards are shown in bold text in the table below.
Januarv 15, 2007, Proposal �
The following is the zoning analysis of the currently approve SDD No. 39, Crossroads. The
deviations to the prescribed development standards are shown in bold text in the table
below.
Development Standard Allowed Proposed
Lof 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. 198,859 sq. ft.
(40%) (172.7%)
Site Coverage: 86,346.8 sq. ft. 107,772 sq. ft. �
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(75%) (93.6%) �
� Landscape Area: Total 23,025.8 sq. ft. 43,316 sq. ft. �
(20% total site) (37.6% total site)
Minimum Softscape of total permitted
18,420.6 sq. ft. 13,433 sq. ft.
(80%) (31.0%)
Maximum Hardscape of total permitted
4,605.1 sq. ft. 29,078 sq. ft. �:.
(20%) (67.1%) �
Parking: 215 spaces 299 spaces �
(84 surplus spaces proposed to be in
private parking club) �
�
Mav 28, 2007, Proposal �
�
The following is the zoning analysis of the currently proposed major amendments to SDD
No. 39, Crossroads. The deviations to the prescribed development standards are shown in
bold text in the table below.
Development Standard Allowed Proposed �
Lot Area: 20,000 sq. ft. 115,129 sq. ft. (2.643 acres) �
�
Buildable Area: 115,129 sq. ft.
� Setbacks:
Front(Frontage Road): 20' 0' to 19' �`
West Side: 20' 2' (loading dock)to 25' �
East Side: 20' 0'�to 25' �
Front(Meadow Drive): 20' 0' to 150' �.
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Building Height: 38' 99.9 ft. �
Density: 18 units/acre 29.1 units/acre
47.5 D.U.s 77 D.U.s
GRFA: 46,051.6 sq. ft. 198,859 sq. ft. �
(40%) (172.7%) �
Site Coverage: 86,346.8 sq. ft. 107,772 sq. ft. �
(75%) (93.6%) �
�
Landscape Area: Total 23,025.8 sq. ft. 43,316 sq. ft. �
(20% total site) (37.6% total site) �
Minimum Softscape of total permitted �'
18,420.6 sq. ft. 13,433 sq. ft.
(80%) (31.0%) �'
Maximum Hardscape of total permitted �
4,605.1 sq. ft. 29,078 sq. ft.
� (20%) (67.1%) �:
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Parking: 215 spaces 299 spaces �
(81 surplus spaces proposed to be in
private parking club)
VII. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: CDOT ROW None
South: Mixed Use Commercial Core II DistricUPublic
Accommodation
East: Public Parking General Use District
West: Mixed Use SDD No. 6
VIII. THE SPECIAL DEVELOPMENT DISTRICT MAJOR AMENDMENT REVIEW PROCESS
Chapter 12-9 of the Town Code provides for the review of a major amendment to an
established 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 fo
promote its most appropriate use;to improve the design character and quality of the
new development within the Town; to facilitate the adequate and economica!
provision of streets and utilifies;to preserve the natural 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 plan for a Special Development �
District, in conjunction with the property's under/ying zone district, shall establish the
requirements for guiding development and uses of property included in the Special
Development 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 Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of a major amendment to an established 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:
A. Consideration of Factors Reaardinq 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. �
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In a memorandum to the Planning and Environmental Commission dated January 23,2006,
�; staff discussed in detail the architectural design, scale, bulk, building height, buffer zones, �
identity,character,visual integrity and orientation in great detail. As this proposal for a major
amendment to SDD No. 39, Crossroads,does not include any changes to the architectural
design, scale, bulk, building height, buffer zones, identity, character, visual integrity and
orientation of the approved structure staff has not included the discussion on these review
points. As stated previously the major amendment proposes to increase the number of
dwelling units from 75 to 77 and add the addition of several small dormers on the roof.
These changes are accomplished within the approved bulk, mass, and height of the
structure. The increase in the number of dwelling units is accomplished by turning two, 2-
floor units into four, one-floor units. There are no changes to the approved heights and
setbacks of the structure.
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B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
In a memorandum to the Planning and Environmental Commission dated January 23,2006,
staff discussed in detail the uses, activity, and density of the redeveloped Crossroads site
and its compatibility to surrounding uses and activity. As this proposal for a major
amendment will affect the number of dwelling units on the site staff will focus on this aspect �
of the proposal and its impact on this criterion. �'.
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 Commercial Service Center zoning. The applic�nt is proposing a density
of 29.1 dwelling units/acre with 198,859 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. In the previous memorandum to the
Planning and Environmental Commission staff provided an analysis of the development
potential shifted from the area to be devoted to the public plaza to other portions of the site.
Staff showed how the GRFA being proposed was less than possible development potential
of the public plaza area in relation to the recommendations of the Vail Village Master Plan on
height and densiry.
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 Ptans, providing �
affordable housing for employees is a critical issue which should be addressed through the �
�� planning process for SDD proposals. In reviewing the proposal presented to the Planning
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and Environmental Commission on January 23, 2006, 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.
In the time since the last major amendment to SDD No. 39, Crossroads,was approved,the
Town Council has adopted Ordinances No. 7 and No. 8, Series of 2007, which have
established an employee housing mitigation requirement for both commercial linkage and
inclusionary zoning. The following is an analysis of how the currently proposed Solaris
would be reviewed under the new regulations. However,the changes proposed in this major
amendment to increase the number of dwelling units from 75 to 77 would not generate any
additional employee housing requirement as the approved GRFA and commercial/retail floor
area is not increasing.
I. Existing Requirement for Solaris
22 Employees— mitigation negotiated as part of the DIA
II. Net New GRFA for Solaris
A. Residential Increase = Inclusionary Zoning Increase in GRFA from
25,385 sq. ft. to 198,859 sq. ft.
= 173,474 sq. ft. increase
Inclusionary Zoning requirement= 10 percent of net new
residential sq. ft.
173,474 sq. ft. x 10 % �
= 17,347.4 sq.ft. required deed restricted employee housing
B. Possible Methods of Mitigation for Inclusionary Zoning
1. On-Site
Provide on-site deed restricted units of at least 17,347.4
sq. ft.
2. Off-Site
Provide off-site deed restricted units of at least 17,347.4
sq. ft.
3. Fee-in-Lieu
Provide a fee-in-lieu payment to the Town of Vail of
17,347.4 sq. ft. x $236.65/sq. ft. _ $4,105,262.21
4. Dedicate land to the Town of Vail suitable to develop at
least 17,347.4 sq. ft. of units. Requires Vail Town Council
approval
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Iil. Net New Commercial Sq. Ft.for Solaris �
� A. Commercial Increase = Commercial Linkage �
Commercial Linkage requirement= 20% of net new employees �
generated
�
1. Increase in Retail sq. ft. from 22,.116 sq. ft. to 36,336 sq. ft. �,
= 14,220 sq. ft. increase �
�;
14,220 sq. ft. / 1,000 x 2.4 employees (Retail �`'
Store/Personal Service) x 20% mitigation �
= 6.8 employees to be provided deed restricted
employee housing �
2. Decrease in Office sq. ft. from 20,000 sq. ft. to zero sq. ft.
=20,000 sq. ft. decrease
20,000 sq. ft. / 1,000 x 3.2 employees (Business OfFice)
x 20% mitigation
_ (12.8) employees - credit �
3. Increase in Eating/Drinking sq. ft. from 13,550 sq. ft. to �"
22,779 sq. ft.
= 9,229 sq. ft. increase
9,229 sq. ft./ 1,000 x 6.75 employees (Eating/Drinking) �
� x 20% mitigation
•= 12.4 employees to be provided deed restricted
employee housing
4. Decrease in Bank sq. ft. from 2,750 sq. ft. to zero sq. ft.
= 2,750 sq. ft. decrease
2,750 sq.ft. / 1,000 x 2.4 employees (Retail
Store/Personal Service)x 20% mitigation
_ (1.4) employees—credit �'
#
5. Decrease in Grocery sq. ft. from 6,240 sq. ft. to zero sq. ft.
= 6,240 sq. ft. decrease
6,240 sq. ft. / 1,000 x 2.4 employees (Retail �'
Store/Personal Service)x 20% mitigation
=(2.9) employees—credit
6. Total
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2.17 employees to be provided deed restricted �
employee housing �`
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B. Possible Methods of Mitigation for Commercial Linkage �
1. On-Site
Provide on-site at least a 438 sq. ft. studio unit and pay a
fee-in-lieu for the remaining .92 employee requirement
Provide on-site at least a 613 sq. ft. one-bedroom Unit and
pay a fee-in-lieu for the remaining .42 employee
requirement
Provide on-site at least a 788 sq. ft. two-bedroom Unit
(exceeds requirement)
, 2. Off-Site
Provide off-site at least a 613 sq. ft. one-bedroom Unit and
pay a fee-in-lieu for the remaining .42 employee
requirement
Provide off-site at least a 788 sq. ft. finro-bedroom Unit
(exceeds requirement)
3. Fee-in-Lieu
Provide a fee-in-lieu payment to the Town of Vail of �
2.17 employees x$131,385 = $285,105.45
4. Dedicate land to the Town of Vail suitable to develop at
least a 788 sq. ft. ur�it. Requires Vail Town Council
approval
According to the calculations above,the project, if reviewed under the current regulations as
a new project, would be required to provide 17,347 sq. ft. of deed restricted employee
housing per the options listed above and provide employee housing for 2.17 employees per
the options lisfed above.
In previously amending SDD No. 39,Crossroads,the Town Council required the applicant to
provide finrenty-finro (22)employee beds. Staff recommends that this number of employee
housing units not be increased as there is no increase in GRFA or commercial floor area
with the proposed amendment which would require an increase the number of employee
housing units to be provided. Staff would suggest the following language be forwarded to
the Town Council.
Emp/oyee Housing: Crossroads shall furnish deed restricted employee housing
su�cient to accommodate 22 occupants by executing appropriafe restrictive
covenant(s) on form(s)provided by the Town. Any dwelling unit(s) restricted shall
conform to the following floor area requirements:a one-bedroom unit sha/l contain at
least 550 sq. ft. of floor area and accommodate no more than 2 occupants; a two-
bedroom unit shall contain at least 850 sq. ft. of floor area and accommodate no
more than 3 occupants; a three-bedroom uriit shall contain at least 1,350 sq. ft. of �
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floor area and accommodate no more than 4 occupants; and a four-bedroom unit
�, shall contain at least 1,500 sq. ft. of floor area and accommodate no more that 5 �
occupants. The Town may approve minor variations in floor area when the overall
intent of the floor 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 for recording and restricted unit(s) shall be available for �`
occupancy prior to the issuance of a temporary certificate of occupancy for the �'
Crossroads Project or any phase thereof. Any deed restricted employee housing
unit shall comp/y with the standards and procedures established by the Town Zoning
Regulations.
Staff believes that the proposal complies 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 218 spaces. The
applicants are proposing to provide a total of 299 spaces, all of which are to be provided in
the proposed underground parking structure. The 81 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 an ice skating rink. �'
�
In order to establish a private parking club offering parking spaces,the Town Code requires �
the review and approval of a conditional use permit by the Commission. The applicant is �
� approvals to establish an 81 stall private parking club. Staff addresses the criteria for the �.'
establishment of a private parking club in the Conditional Use Permit memorandum to the �
Planning and Environmental Commission dated February 26, 2007. �.
�
The applicant is proposing to utilize all of the 81 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 possibiliry that as various
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 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.
The applicant has not proposed any changes to the compliant loading and delivery facility
associated with the project.
Staff believes that the application complies with this criterion.
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D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town �
policies and Urban Design Plan. *
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In a memorandum to the Planning and Environmental Commission dated January 23,2006, �
st�ff discussed in detail the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan and how they applied to the Crossroads redevelopment. As
this proposal for a major amendment will affect the number of dwelling units on the site staff
will focus on this aspect of the proposal and its impact on this criterion.
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 goals and policies are
relevant to the review of this major amendment to SDD No. 39, Crossroads, 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.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
4.0 Village Core/ Lionshead
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 �.r/
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.
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 applicant's proposed
redevelopment site is located with the "Vail Village Master Plan"land use category. �
Pursuant to the Plan, the "Vai! Village Master Plan"land use category description,
14
� "Vail Village has been designated separately as a mixed use area and accounfs for 77 acres
or about 2% of the Plan area. This area has not been analyzed in this Plan document �
because the Vail Villaqe Master Plan study addressed this area specifically 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 major amendment application:
�
Goal #2: To foster a strong tourist industry and promote year-around �
economic health and viability for the Village and for the community as a �`
whole.
Objective 2.5: Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercia/facilities to better
serve the needs of our guests.
As discussed in this section of the memorandum,staff believes that the application complies �;:
with all the goals and objectives of the Vail Comprehensive plan. �
�
E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed. �
�' According to the Official Town of Vail Geologic Hazard Maps,the Crossroads development �
site is not located in any geologicafly 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. �
In a memorandum to the Planning and Environmental Commission dated January 23,2006,
staff discussed in detail the site plan, building design and location and open space
provisions in great detail. As this proposal for a major amendment to SDD No. 39,
Crossroads,does not include any changes to the site plan, building design and location and �
open space provisions of the approved structure staff has not included the discussion on
these review points. �
�
Staff believes the proposal complies with this criterion. �''
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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 �
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15 �
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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
C).
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
level of C. The overall impact on Vitlage Center 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$6,500 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 81
PM Peak Hour trips for the Crossroads project. At $6,500 per net trip this results in an
impact fee of$526,500. The Public Works Department is still working out the final details of
the revised traffic report with the applicant and believes the peak net trip increase may go up
slightly based on the specific uses which will eventually occupy the commercial/retail space.
The applicant has agreed that prior to requesting a temporary certificate of occupancy or
certificate of occupancy that a revised traffic study will be performed based on the use and
square footage of each use within the commercial/retail spaces of the project. 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
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions. �
The applicant is still proposing 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 approved
plaza has been reworked to address Design Review Board input since the Planning and
Environmental Commission recommended approval of the establishment of SDD No. 39,
Crossroads. The planter bed locations and the landscaping to be planted in each have been
carefully selected in order for the retail to be as visible as possible. The applicant's proposal
complies with the landscaping minimum requirements as depicted on the landscaping plan.
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.
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 on a proposed major amendment to Special Development District No. �
39, Crossroads, pursuant to Article 12-9(A),Special Development District,Vail Town Code,
16
to allow for an increase in the number of dwelling units from 75 units to 77 units and the
� addition of several dormers, 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. �
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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 proposal to amend Specia/ 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. �;
Lastly, the Commission �nds that the request is consistent with the development
goals and objectives of the Town. �
That the proposed gross residential floor area of 172J%of/ot area, additional thirty �
dwelling units over allowab/e(at 29.1 units per acre total)in the Commercial Service
Center zone district is in conformance with applicab/e elements of the Vail
Comprehensive Master Plan.
That the development is in compliance with the purposes of the Commercial Service
�` Center zone district, that the proposal is consistent with applicab/e elements of fhe
Vail Village Master P/an, the Vail Land Use P/an, and the Vail Streetscape Master
Plan, 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 Plan."
Should the Planning and Environmental Commission choose to recommend approval the
applicanYs requests, staff recommends the following conditions:
The Developer shall address the following conditions of approval prior to appearing before
the Vail Town Council for second reading of an adopting ordinance for the establishment of
Special Development District No. 39, Crossroads:
1. The Developer shall prepare a written agreement, for Town Council review and
approval, outlining the responsibilities and requirements of the required offsite
improvements, as indicated on the proposed Approved Development Plan. This
agreement shall include, but not be limited to, all streetscape improvements along
Village Center Road and East Meadow Drive, public access to the plaza for
pedestrians and Town sponsored events,which may include the establishment of an
easement on the pla�a 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. 4'"`
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The Developer shall address the following conditions of approval prior to submitting a
building permit application (a grading permit/excavation 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 mechanic�l 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.
3. 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.
4. 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.
5. 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.
6. The Developer shall submit a fire and life safety plan for review and approval by the
Town of Vail Fire Department in conjunction with the building permit submittal.
The Developer shall address the following conditions of approval prior to release of a full
building permit, requesting a temporary certificate of occupancy, or a final certificate of
occupancy;
1. The Developer shall submit a comprehensive sign program for review and approval
by the Design Review Board, prior to requesting a temporary certificate of
occupancy, or a final certificate of occupancy.
2. The Developer shall be assessed a traffic impact fee of$6,500 per net trip increase
in p.m. traffic. The traffic and trip generation report prepared by Fox Higgins
Transportation Group dated June 2007, that specifically addresses the change in
number of condominium units from 75 to 77, states that the net peak increase is 81
trips, 13 more trips than in the original approved traffic study dated November 2005.
Since the usage of the commercial space is still in flux the Public Works Department
will require that a new study be pe�formed prior to the issuance of a full building
permit to address the traffic generation created by the specific tenants that will lease
the commercial/retail space within the project. This change may cause the trip �
18
generation to increase. The applicant shall be responsible for mitigating the number
� of nef peak trip increases depicted in the revised study. This impact fee shall not be
offset by any public improvements and shall be paid prior to requesting a temporary
certificate of occupancy or certificate of occupancy. �
3. 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. �
4. 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.
5. Employee Housing: Crossroads shall furnish deed restricted employee housing
sufficient to accommodate 22 occupants by executing appropriate restrictive
covenant(s) on form(s) provided by the Town. Any dwelling unit(s) restricted shall
conform to the following floor area requirements:a one-bedroom unit shall contain at
� least 550 sq. ft. of floor area and accommodate no more than 2 occupants; a two-
bedroom unit shatl contain at least 850 sq. ft. of floor area and accommodate no �
more than 3 occupants; a three-bedroom unit shall contain at least 1,350 sq. ft. of �
floor area and accommodate no more than 4 occupants; and a four-bedroom unit �`
shall contain at least 1,500 sq. ft. of floor area and accommodate no more that 5
occupants. The Town may approve minor variations in floor area when the overall
intent of the floor 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 for recording and restricted unit(s) shall be available for �;
occupancy prior to the issuance of a temporary certificate of occupancy for the
Crossroads Project or any phase thereof. Any deed restricted employee housing �;
unit shall comply with the standards and procedures established by the Town Zoning
Regulations.
6. 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. �:`
�
�
�
� �
19 �
�
X. ATTACHMENTS �
A. Reduce plans of the proposal dated May 28, 2007
B. Application for a Maior Amendment #o Special Development District No, 39,
Crossroads, to allow for an increase from 75 to 77dwelinq units Dated May 2007
C. Public Works memo dated January 16, 2006
D. Public Notification
�
�
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Appl�cation for a Ma�or Amendment to ;
Special Development D�strict
No. 39, Crossroads, to allow for an increase from
75 to 77 dwelling units
May 2007
Submitted by
� �
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Maurieilo Planning Group
Attachment B
� Owner and Consultant Direc�ory �
�
Owner/Applicant:
Peter Knobel Production Architect �
Crossroads East One, LLC Davis Partnership �
I 43 East Meadow Drive 0225 Main 5treet, Unit C I 01
Vail, CO 81 620 Edwards, CO 81 632
970-92G-89G0
Planning �"
Mauriello Planning Group, LLG Traffic Consultant �
PO Box I I 27 Fox fliggins Transportation
Avon, CO 81 620 PO Box I 9768
970-748-0920 Boulder, CO 80308-2768
303-589-JO I I
�
Design Architect �:
Barnes Coy Architects
PO Box 7G3 �
Bridgehampton, NY I I J32
63 I -537-3555
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II. Application Process �
� �'
The addition of 2 dwelling units is a ma�or amendment to SDD #39. The following is the �
definition of a ma�or amendment an SDD: �
MAJOR AMENDMENT (PEC AND/OR COUNCIL REVIEW): Any proposal to change uses; mcrease gross �:
residential floor area; change the number of dwellmg or accommodation urnts; modify, enlarge or expand �`
ary approved special development district (other than "mmor amendments" as defined in this section), �
except as provided under section I 2-I 5-4, "Intenor Conversions", or I 2-I 5-5, "Additional Gross �
Residential Floor Area (250 Ordmance)", of this title. �
�'
Iil. Submittal Rec�uirements �
�
The following is a list of the submittal rec�uirements for a ma�or 5DD amendment. We have �`
indicated the items that we have submitted with this amendment, and referenced the origmai
submittal for items that are not afFected by the ma�or amendment.
Fee Submitted �
Stamped, addressed envelopes and a list of the property owners Submitted �'
ad acent to the sub ect ro ert
�
Title Re ort Submitted �;
Written a roval Submitted
A written statement addressmg the following: Submitted
a. Describe the nature of the pro�ect to include information on
proposed uses, densities, nature of the development proposed,
contemplated ownership patterns and phasing plans.
� b. A statement outlining how and where the �roposed
development deviates from the development standards
rescribcd in the ro erty's underlyin zone district. �
A com lete zonin analysis Submitted
Stam ed To o ra hic Survey Refer to the ori inal submittal—no chan e
Existin and Pro osed Site and Gradm Plans Refer to the ori inal submittal—no chan e
A Vianity Plan Refer to the original submittal—no change
A landsca e Plan Refer to the ori inal submittal—no chan e
A Roof Nei ht Plan Refer to the ori inal submittal—no chan e
Existm and Pro osed Architectural Elevations Refer to the ori mal submittal—no chan e
Existm and Pro osed Architectural Floor Plans Submitted
Sun/shade anal sis Refer to the ori mal submittal—no chan e
All lans must also be submitted in 8.5. x I I . reduced format. Submitted
An Architectural or massin model Refer to the ori inal submittal—no chan e
Photo overla s Refer to the ori ina► submittal—no chan e �
Parlun needs assessment and vehicular circulation analysis Submitted �
An Environmerital Im act Report Refer to the original submittal—no change
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� Cmssroads Redevelopment
Mauaello Planning Gmup,LLC
IV. Detailed Pro�ect Description and Zoning Analysis
A. Residentia/F/oor Air.as �
While we are rec�uesting an increase in density from 75 units to 77 units, there is no
change in the approved gross residential floor area.
B. Panbng
Below is a table documenting the park�ng rec�uirements for the proposed Solaris
redevelopment. The pro�osed development plan includes a total of 299 parking
spaces to meet the parking rec�uirements of the pro�ect including the 81 space private
parking club, reduced from 84 spaces from the previous approval.
Use #of UnitslS . Ft. Code Rat�os Total
Dwellin Units 77 1 .4 107.8
Retad 35, I I 7 0.0023 80.77
Theater seatm 3,248 0.006060606 I 9.68
Restaurant seatin 4,4 I 2 0.004 I 7.65
Bowim I,I 70 0.0023 2.69
Total 228.59
5% reduction I I .43
Net Re uired Park�n 2 I 7-I 6
Parkin Provided 299.00
Parkm Club Parwn 8�
C. Density �
Density is expressed as the number of residential dwelling units per acre of land. The
proposed amendment includes an increase from 75 units to 77 units. The site is
2.463 acres. The current approval allows for 28.3 units per acre. The proposed
increase to 77 units results in a proposed density of 3 I .26 dwelling units per acre.
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Units 77 and 75 were previously the second ievel of umts 72 and 67 on the level below.. �
4 �Cmssmads Redevelopment
Mauriello Planning Gmup,LLC
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VI. Special Develo�ment Distr�ct — Standards and Criteria �'.
� "The pu��ose of the special deve%/�ment drstrict is �o encourage flexibility and c�ea�i�rEy in the
�
deve%ment of land in orde� to promote i�s mos� approp�iate use; t�o im��ove the clesign �
character and guality of tfie new deve%pment w��h the Town; to fac�litate the adequa�e and
economical p�ov�sion of st�eets and utilities,- to p�eserve Ehe natur�al and scernc FeaEur�es of o�en �`
s�ace a�eas; and Eo further the over�all goals of the community as sta�ed in �he I/ail �
com��eher�sive/�lan. " �;
�`
The followmg design criteria are used by the Town m the evaluation of a Speaal Development �
District. The proposed Solaris redevelopment plan adequately addresses each of these �,`
criteria. Below is a summary of how the pro�ect implements each of these criteria.
A. Com�atibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and ad�acer�t properties relatwe to architectural design, scale,
bulk, buildmg height, buffer zones, identity, character, visual integrity and �
orientation.
�
Our AnalYsis: �'
The proposed Solaris redevelopment plan was designed to be compatible with
the mountain environment and the new tr�nds in alpine architecture. While the
site is not located in the area regulated by the Vail Village Urban Design Guide
Plan, most of the recommendations and goals of that plan are im�lemented by the
proposed development plan. The site is located on the periphery of the village
� ad�acent to the South Frontage Road. The Vail Village Master Plan recommends
taller buildings be concentrated along the Frontage Road and step down toward
�:
the village core. The proposed structures follow this guideline. The site is also
being redeveloped in the context of recent approvals made by the Town on
ad�acent sites. The Vail Plaza 1lotel and the Four Season pro�ects have both
been approved followmg the same general concept of taller buildings along the
Frontage Road. tlowever, the Crossroads pro�ect, unlike the other two, focuses
more of the buildmg bulk and mass along the Frontage Road in order to maintain a
large public plaza (I/2-acre in area) along the south side of the site.
The proposed plan provides generous setbacks to ad�acent development located
to the west of the site and the buildings are oriented to help maintain views in the
area.
The building was also designed to appear as several building forms. The roof
ridges were turned north south to prevent a long continuous roof ridge running
east west across the site which has been fairly common on other redevelopment
pro�ects. There are no ma�or flat roofs proposed on this structure. �
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� Cmssroads Redevelopment
Mauaello Planning Gmup,LLC
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The additional dormer break up the roof even more than the previous approval.
The dormers are not likely to be perceived except from above or far away. There �
is no impact on bulk and mass.
The materials are of the highest c�uality and include Telluride Gold stacked stone,
strip sandstone (laid on side}, wood-like siding, dark zinc roof and siding
elements, timber arches and bracing, rolled logs, heavy deck rails, planter boxes,
and pro�ortional glazing. The proposed materials are such high quality that
maintenance is minimally rec�uired. The building was designed to stand the test of
time and to respond to the Rocky Mountain climate and harsh conditions. A
statement from the Lionshead Master Plan sums up our belief about new Vail
arch�tecture: "the architectural language...should strive to reir�terpret its
heritage and look to the future, instead of simply mimicking the past."
The design of the building also creates an identity to stimulate visual interest and
help anchor the East Meadow Drive area of Vail as a sought after destination.
The design will help draw people to back to Vail and East Meadow Drive in
particular.
The proposed development plan is compatible with the area. The site is located
across the street from the 5onnenaip redevelopment pro�ect and ad�acent to the
Vail Plaza Hotel redevelopment pro�ect. While the proposed building will not be
the same scale as the exi5ting three to six-story structures that make up the
remainder of the Vail Village Inn (VVI), the plan recognizes the long-term need to
redevelop the remaining portions of the VVI to a scale and c�uality reflective of
current trends. �
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Our Analysis:
The East Meadow Drive area is characterized by residential, lodging, and
commercial development. The Vail Village Master Plan recognizes this area of
Town as mixed-use commercial and high density residential. The proposed
redevelopment �lan responds to the uses already developed in the neighborhood
and also provides a high ctuality mix of uses along East Meadow Drive. The
proposed pro�ect provides an mcrease in retail and restaurant space, new movie
theaters, bowling alley, and arcade which do not exist to this degree of c�uality in
Vail, new public plaza spaces and amenities, and high c�uality residential
development. The proposed uses will anchor this portion of the Vail Village and
generate activity that will not only benefit the retail shops at Crossroads but all
of the businesses in the surrounding area. The parking provided on this site will
generate pedestrian traffic to all areas of East Meadow Drive and the village
core. The proposed pro�ect creates a compatible, efficient, and workable
relationship with surrounding uses and activities.
Cmssmads Redevelopment 6 ,�
Mauaello Planning Gmup,LLC
C. Parwng and Loadmg: Compliance with parking and loading rec�uirements as
outlined in Chapter I O of this Title.
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Our Analysis: �
The pro�osed redevelopment plan meets or exceeds all of the parking and �??
loading standards found in Chapter I 0 of the Zoning Regulations. Please refer to
other sections of this report and the pro�osed development plan for details on
parking and loading.
D. Comprehenswe Plan: Conformity with applicable elements of the Vail
Comprehensive Plan, Town poliaes and urban design plans.
Our AnalXsis:
The proposed Solaris redevelopment plan complies with all relevant master
planning documents and Town policies. The plan also complies with relevant
sections of the Urban Design Guide Plan; however, this plan is not applicable to
this site.
E. Natural and/or Geologic 1lazard: Identification and mitigation of naturai and/or
geolo9ic hazards that affect the �roperty on which the special development
district is proposed.
Our Analysis:
There are no natural or geologic hazards existing or mapped by the Town on the
� Crossroads site.
F. Design Features: 5ite plan, building design and location and open space
provisions designed to produce a functional developmer�t responsive and
sensitive to natural features, vegetation and overall aesthetic auality of the
community.
Our Analysis:
The 5olaris site has been developed for more than 30 years and therefore there
are no natural features on the site and little in terms of vegetation. The
proposed pro�ect was designed to reflect mountain alpine architecture, the alpine
climate, and quality demanded by the Town. The pro�ect was also developed :
around the master plan direction and the community desire to extend a public �
plaza into the site. The proposed plan mcludes a large open plaza (nearly 20% of
the area of the entire site). This I/2-acre plaza will improve the Town's ability to
accommodate outdoor gatherings and events. The proposed landscape plan
introduces additional trees and vegetation in meaningful locations throughout the
site to improve the aesthetics of the site and the surrounding area.
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� Cmssmads Redevelopment
Mauriello Planning Group,LLC
G. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation. �
Our Analysis:
The Solaris pro�ect has been designed to address three ma�or issues within the
Town: availability and adec�uacy of park�ng; pedestrian circulation and gathering;
and loadin9 and delivery. A long-standing goal of the Town is to remove loading
and delivery entering the Solaris site through E. Meadow Drive and rec�uire
access directly to the 5outh Frontage Road. The proposed plan includes a new,
enclosed loading dock facility that is accessed directly from the 5outh Frontage
Road. The loading facility includes five loadin9 berths, the maximum rec�uired by
the Town Code for a mixed-use faality. The loading dock also includes a trash
faality for the pro�ect. The loading dock prov�des access to grade on the west
side of the site to allow for use by merchants on ad�acent sites.
All of the parkmg for the site is accessed from Village Center Road. All of the
parking is located below grade. The control gate for the site is located deep
within the garage to prevent cars from stacking into Village Center Road. Cars
exiting the facility cue within the parking structure, thus preventing any blocking of
traffic on Village Center Road. Additionally, there is a porte cochere along the
South Frontage Road for residential guests arriving at the site. The porte
cochere will provide temporary pick-up for guests and valet parking. A trafFic
report is included in the Environmental Impact Report (Elf� for this pro�ect and,
as agreed previously in the DIA, a new letter amending the analysis will be
provided as the commercial uses are finalized. This report indicates that all �
roadways ad�acent to the site have excess capacity upon completion of this
redevelopment pro�ect. There is no need for ma�or roadway improvements due
to the traffic generated for the proposed uses on-site. There is no vehicular
access proposed to the East Meadow Drive frontage of the site.
The pedestrian improvements associated with this site are extensive. Pedestrian
access is provided on all ad�acent roadways and between the VVI pro�ect and the
5olaris site. The applicant is proposing a significant public plaza on the site that
will allow for pedestrian traffic and public gatherings.
t1. Landscaping: Functional and aesthetic landscapmg and open space in order to
optimize and preserve natural features, recreation, v�ews and function.
Our Analysis:
The 5olaris pro�ect is currently developed with buildings, structured parking, and
surface parking. There is very little existing landscaping on the property. The
site is located withm an urban setting which presents challenges in terms of
providing landscape areas and materials. Retail, plaza areas and gathering places,
and pedestrian walks all compete with landscape improvements. Fiowever, the
proposed redevelopment plan for Solaris provides significant landscape materials
8
Cmssmads Redevelopment �
Mauaello Planning Group,LLC
in strategic locations which do not interfere with retail store fronts or needed
gathering spaces. The �roposed hardscape areas of the site provide an �
� aesthetic c�uality not currently existmg in the area. The proposed development �
plan and landscape plan optimize the site as a gathermg space, a recreation �'
complex, and as a place to sit and view the surroundm9 urban fabric. �;
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I. Workable Plan: Phasing plan or subdwision plan that will maintain a workable, �
functionai and effiaent relationship throughout the develo�ment of the special �
development district. �
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Our Analysis: �
The pro�ect is proposed to be developed in one phase. Permits for demolition
and excavation will be pursued prior to a full building permit being issued for the
pro�ect. A condommium plat will be reauired prior to CO of the pro�ect. �
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� Cmssmads Redevelopment �
Mauaello Planniag Gmup,LLC �
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VIII. Ad�acent Pro�e►^ty Owners
VILLAGE INN PIAZA CONDOMINIUM VAIL VILIAGE PIAZA CONDOMINIUM �
ASSOCIATION ASSOCIATION
JOSEF STAUFER C/O ABPIANALP tAW OFFICE LLG
I 00 E MEADOW DR#3 I POST OFFICE BOX 2800
VAIL, CO 81657 VAIL, GO 81658
VILLAGE INN PIAZA-PIIASE V CONDOMINIUM VAIL VILLAGE PIAZA GONDOMINIUM
ASSOCtATION ASSOCIATION
I 00 FAST MEADOW DR1VE STE 3 I SALLY HANLON
VAIL, CO 81657 385 GORF CREEK DRIVE- NO. R-2
VAIL, CO 8 I 657
VILLAGE INN PIAZA CONDOMINIUM
ASSOCIATION VAIL DOVER ASSOCIATES LLC
COLORADO REGISTRATION, INC. 4148 N ARCADIA DR
880 f10MESTEAD DRIVE, NO. 25 PHOENIX, AZ 850I 8
EDWARDS, CO 81632
VAIL GORE GONDOMINIUM ASSOCIATION, ING.
VILLAGE INN PLAZA-PFIASE V CONDOMINIUM IIELEN E. BIRD
ASSOGIATION P O BOX 5940
COLORADO RE615TRATION, INC AVON, GO 81620
880 FiOMFSTEAD DRIVE NO. 25
EDWARDS, CO 81632 AUSTRIA HAUS CONDO ASSOC ING
20 VAIL RD
VILIAGE INN PIAZA-PF1A5E V CONDOMINIUM VAIL, CO 81657
ASSOCIATI ON
COLORADO REGISTfZATION, INC AUSTRIA I1AUS CONDOMINIUM ASSOCIATION,
PO BOX 666 INC. �
VAIL, CO 81 658 JOFiN MILLS C/O SONNENALP 110TEL
20 VAIL ROAD
VILLAGE INN PLAZA CONDOMINIUM VAIL, GO 81657
ASSOCIATION
GOLORADO RFGISTRATION, INC. F1IBBERD, FRFD, JR
POST OFFICE BOX 666 400 NW RIDGE RD
VAIL, CO 81658 JAGICSON, WY 8300I
JOSEF STAUFER TOWN OF VAIL
P O BOX 666 C/O FINANCE DEPT
VAIL, CO 81658 75 S FRONTAGE RD
VAIL, CO 8 I 657
VAIL VILLAGE PIAZA GONDOMINIUM
ASSOCIATION VILIAGE CENTER ASSOC
I43 E. MFADOW DRIVE NO. 360 I 24 WILLOW BRIDGE RD
C/O SUFER MANAGEMENT CO VAIL, CO 81657
VAIL, CO 8 I 657
SONNENALP PROPERTIES INC
VAIL VILIAGE PLAZA CONDOMINIUM 20 VAIL RD
ASSOGIATION VAIL, CO 81657
SALLY HANLON
ABPIANALP IAW OFFICE LLC CDOT
POST OFFICE BOX 2800 420I E. ARKANSAS AVENUE
VAIL, CO 81658 DENVER, CO 80222
10
Crossroads Redevelopment �
Mauriello Planning Gmup,LLC
CROSSROADS EAST ONE LLG
� MAURIELLO PIANNING GROUP, LLC 329 MILL CREEK CIR
POST OFFIGE BOX I I 27 VAIL, CO 8 I 657
AVON, GO 81620
KNOBEL GIIILDRENS INVESTMENT TRUST I 996
CROSSROADS OF VAIL GONDOMINIUM 392 MILL CREEK CIR
ASSOGIATION VAIL, GO 81657
CRAIG CONN
22 I I NORTFi FRONTAGE ROAD, SUITE A SPRADDLE CREEK LLC
VAIL, CO 81657 392 MILL CREEK CR
VAIL, CO 81657
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� Cmssmads Redevelopment ���
Maudello Planning Group,LLC
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MEMO �
�/ To: Wanen Cainpbell, Senior Planner
From: Tom Kassmel,Town Engineer
Re: Crossroads Redevelopment-Public Works Commeiits
Date: O l-16-06
After a review of the submittal of the Crossroad redevelopment plans,the Public Works
Deparhnents finds tlze following issues tlea��a w� need to beeco drtio s�of approval af
approval. The following outlines comm
PEC.
Public Works conditions of approval:
1. Final Civil Engineering drawings a�id Final Drainage Report must be approved
prior to Building pennit submittal and meet all Town codes and standa.rds. �1
- additional2 to 6 month review a�ld conlinent pei-iod will be required for this
submittal.
2. The access off the S. Frontage Rd. is key to this development. A C-DOT access
permit shall be approved by CDOT prior to Building percnit subLnittal and shall be
a condition of PEC approval. If changes to dte PEC approved plans are required
by C-DOT to facilitate an Access Permit the applicant wili be required ta retui7�
for an a.inendinent to the PEC approved plans. �
^ 3. Prior to subinittal of Uuilding peiznit CDOT shall have approved the construction
drawings for the S. Frontage Rd.
4. Village Center Road sliall be graded with a normal crown.
5. The plaza grading shall match the proposed East Meadow streetscape plans
grading cw�rently be designed by the Towi�of Vail. Thig may require an elavation
change of the plaza. Please coordinate��vith die Tovv�i af Vail.
6. Tlie alignment�f East Meadow drive may be required to shift to the north at the
intersection of Village Center Rd. as a result of improv�nents being praposed by
Village Center. Please coordinate with Village Center and Town of Vail.
7. Applicant shall Ue responsible for the complet�design and constructian of the
roadway improve�nents as shown on the Crossroads Publie Improvement� plan
dated 12/l2/OS and also the complete design of the remainder of Willow Bridge
Rd. going south to the International Bridge, excluding but matching those
improvements being designed and constructed by One Willow Place Road. Tl�is
includes streetscape,heated sidewalk and streets, landscape, pla�lters, lighting,
irrigation, signage, and storm erRd g and the South F ont ge Rd,Center Rd., East
Meadow Drive,Wlllow Bndg ,
8. The heated streetscape proposed within the public ROW sha11 be constructed,
operated, and tnaintained by Crossroads as delineated in the plan dated DecemUer
12, 2005. The heated improvements proposed to be constructed on Villa�e Centei•
Rd. will be a benefit to the snow maintenance of Village Center Rd.,ho��ever
currently it is not within die Town's plan to pay for the construction of a boiler �
Attachment C
plant of this area nor is it withiu the To��vn's plan to pay for its ol�eration and
_�,,,, maintenance. This will require further coinmitn�ent from the Towi�once these
improvements are constructed. If the Tow» does not coriunit to paying far tl.�e
said improvemei�ts or operations, it may be beneficial to leave thi.s sneet as
asphalt pavement. Non-heated brick pavers on this stretch of steep roadway will
be required to be plowed regula�•ly uid vvill cause sigzifica.nt damage t� the
pavers.
9. All private improveinents witlun tlie public ROW, including any ternporary
shoring that is to reinain in place, will require a Revocable ROW permit.
10. All shoring walls shall remain within the private property limits. '
1 l. The proposed drainage system along lhe S. Frontage Rd. shall6e coordinated with �
Vail Plaza Hotel and tied into the Vail Plaza hotet prapos�d stoini sewzr s}rstetn. �
12. All grading and drainage for parking structure is required to be showz�. Pro�ride a
sand/oil separator.
13. A Traffic impact fee of$5000 per additional pm�eak trip generation(68 trips @
$5000 = $340,000) shall be assessed to the developer and held Uy the Town of
Vail to implemeiit a fuhue traffic solution east of crossroads that fa�ilitates t�aiiic
and U-turn movements.
14. All necessary easements, agreements,bonds, and permits must be in place prior to
buildiilg peimit submittal. (i.e. construction easements on adjaeent properties,
utility easements, pedestrian easements, drainage easements, aecess ea.�ements,
revocable ROW permit, ROW pennit, etc...)
15. An excavation shoring plan shall be required to be approved prior to Building
� permit snbmittal. This shall include cross sections,profiles, and plans shawing all
conflicts and nail locations. It should Ue noted that any encrc�acluneiit into CDOT
ROW (i.e. shoring) will require their approval and tnay include, a lease
agreement,pennit etc...
16. The developer shall be responsible to consh-uct all necessary stonn water
improvements in order to convey all conh-ibuting on-site and adjacent off-site °
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drainage to gore creek.
17. The open plaza sl�ould be dedicated, similar to the Lionshead Core Site Pedestrial�
Plaza as a public access easement.
18. The developer shall incorporate Art in Public Places and coordinate with AIPP fc�r �.
implernentation.
19. The loading and delivery facility sha.11 Ue 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 easeinent for this access
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will be required. �
20. A stormwateY discharge pennit and e�osion control plan will be required prior to
building pei7nit approval. �'
21. An approved staging plan,phasing plan, and consu-uction schedule shall be �
required prior to Building Permit approvaL
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�owN oF v� �'
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on June 25, 2007, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final recommendation to the Vail Town Council on a proposed major ' �,�'
amendment to Special Development District No. 39, Crossroads, pursuant to Article 12- �l�'1��
9A, Special Development District, Vail Town Code, to allow for an increase in the {�� V'`
number of dwelling units from 75 units to 77 units; located at 141 and 143 Meadow
Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC07-0035)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner. Warren Campbell
A request for a final review of a variance from Section 12-6D-6, Setbacks, Vail Town
Code, pursuant to Chapter 12-17, Variances, to allow for an addition within the west side
setback, located at 2570 Bald Mountain Road/Lot 33, Block 2, Vail Village Filing 13, and �
setting forth details in regard thereto. (PEC07-0036)
Applicant: Ed Williams, represented by William Hein Associates
Planner: Bill Gibson
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for information.
Published June 8, 2007, in the Vail Daily.
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Attachment D
Page 1
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