HomeMy WebLinkAboutCrossroads Submittal Document - final 9-7-04BRINGING PEOPLE BACK TO VAIL
Crossroads Redevelopment
Applications for
Special Development District
and Conditional Use Permit
Revised 9-7-04
Owner and Consultant Directory
Owner/Applicant:
Peter Knobel
Crossroads East One, LLC
143 East Meadow Drive
Vail, CO 81620
Planning
Mauriello Planning Group, LLC
PO Box 1127
Avon, CO 81620
970-748-0920
Design Architect
Barnes Coy Architects
PO Box 763
Bridgehampton, NY 11932
631-537-3555
Production Architect
Davis Partnership
0225 Main Street, Unit C101
Edwards, CO 81632
970-926-8960
Civil Engineer
JR Engineering
2620 East Prospect Road, Suite 190
Fort Collins, CO 80525
970-491-9888
Traffic Consultant
Fox Higgins Transportation
PO Box 19768
Boulder, CO 80308-2768
303-589-9011
Revenue Consultant
Steve Thompson
Innovative Financial Strategies
34215 Highway 6, Suite 205
Edwards, Colorado 81631
970-926-0818
Construction Management
English & Associates, Inc.
12 Vail Road, Suite 700
Vail, CO 81657
970-479-7500
Table of Contents
Chapter Page
I. Introduction 1
II. Existing Conditions 5
III. Detailed Project Description and Zoning Analysis 8
IV. Public Benefits of Project 22
V. Special Development District – Standards and Criteria 24
VI. Conditional Use Permit – Review Criteria 29
VII. Comprehensive Plan Goals and Direction 32
Introduction
A. Summary of Request
“Bringing people back to Vail” is a slogan the project team developed early during the brainstorming of the program and design of the Crossroads redevelopment plan. That statement truly
reflects what this plan will achieve for the Town of Vail. In considering the numerous development scenarios for this site, the owner envisioned a project that gives back to the community
by providing uses, spaces, and facilities that are needed to spark the economy of the Town and which might not otherwise ever be developed unless funded by the Town government. This
exceptional project will act as an anchor within the Vail Village and will attract locals and guests year-round resulting in a vibrant retail experience throughout the East Meadow Drive
area and the village as a whole. The proposed project will generate millions of dollars in property and sales tax revenues for the Town coffers. We believe the old saying “if you build
it they will come” describes exactly what this project will do for Vail.
This proposed reinvestment in the Vail Village will also help Vail compete with other local and regional resorts that are spending tens of millions of dollars to update and redevelop.
These significant improvements to the economy and infrastructure of Vail will help Vail and the ski area maintain its #1 ranking as a ski destination.
The Crossroads redevelopment project is being submitted as a Special Development District (SDD) to implement “creativity and flexibility” as stated in the purpose of an SDD. The proposal
removes one of the Town’s largest eyesores and replaces it with world-class architecture and a list of public amenities and benefits that is not rivaled by any other project in the Town.
The public amenities and benefits include:
An increase in annual sales and property tax revenue from the current of $180,000 to the proposed figure of $1.5 million (not to mention RETT tax contributions of $2 million plus);
565 subsurface parking spaces (198 in excess of Town Code);
Underground Entertainment Complex including:
4-Screen movie theater with stadium seating (largest capacity and highest quality on Western Slope);
10- lane bowling alley and sports bar/night club;
Family arcade of 20,000 sq. ft. including a restaurant facility;
Indoor climbing walls of 24’ in height;
Outdoor Ice Skating Rink for public skating in winter/water-recreation feature in the spring and summer months;
New public plaza of ½-acre (24,000 sq. ft.) in the heart of Town for public gatherings and events that occupies approximately 20% of the property;
Public accessible restrooms at the pedestrian level;
55,000 sq. ft. of new high quality retail and restaurant space at the pedestrian level and one floor above;
5,000 sq. ft. grocery store in the heart of the Vail Village;
Theaters, entertainment complex, and condominiums will be marketed to large corporations for retreats, seminars, and corporate outings;
Removal of skier parking from South Frontage Road on busy days by allowing use of Crossroads parking facility (surplus of 198 parking spaces);
Relocated loading and delivery docks (Frontage Road access) available to adjacent properties;
New streetscape and pedestrian improvements on all sides of site including landscape medians in the South Frontage Road;
Buffering of I-70 highway noise from the pedestrian areas south of the project.
The project also includes the construction of approximately 84 residential dwelling units in a world-class structure where the building mass and height is concentrated along the South
Frontage Road in what appears as a series of buildings.
This project is giving the Town the opportunity to reverse the downvalley trend and bring locals and guests back to Vail. This can be achieved without the Town spending a dime. This
is the first project in Vail that truly gives back to the community more than it takes.
Existing Conditions
Zone District
The Crossroads property is zoned Commercial Service Center (CSC). The Crossroads property is the only site in Town that was originally zoned CSC in 1969 (later the Gateway Building
and the West Star Bank Building were rezoned CSC, both are SDD’s). The CSC zone district was created in 1969 (Ordinance No. 7) and was amended in 1973 to read as it does today. The
zone district, as with the property itself, has not been updated in over 30 years.
The proposed project maintains the underlying zoning but utilizes the creativity and flexibility vested in the Special Development District to encourage and permit deviations from the
underlying district in light of the public benefits being proposed.
Existing Development and Uses
The Crossroads property was originally developed in the 1970’s as a mixed use commercial and residential development. The current uses on the site generate a total of $180,000 in annual
property tax and sales tax compared to the conservative estimate by Steve Thompson of approximately $1 to $1.5 million in Town revenues with the proposed redevelopment. The following
is breakdown of the current uses on-site:
Retail and Restaurant 43,650 sq. ft.
Theater 6,300 sq. ft.
Office 13,500 sq. ft.
Storage 7,000 sq. ft.
Condominiums 22 units
Surface Parking 106 spaces
Structured Parking 92 spaces
Detailed Project Description and Zoning Analysis
Project Site and Ownership
The Crossroads property, located at 143 East Meadow Drive, contains 2.643 acres of land. The site is bounded on the north by the South Frontage Road and I-70, on the east by Village
Center Road, on the south by East Meadow Drive, and on the west by the Vail Village Inn.
The site is now owned by two LLC’s managed by Peter Knobel. All of the condominiums are either owned by the applicant or are under contract for sale to the applicant.
Proposed Uses
The Crossroads redevelopment project will more than double the amount of retail and entertainment uses on the property. The plan was developed as a package that provides substantial
benefits and revenues to the Town, needed outdoor plaza and gathering spaces, and entertainment uses that create excitement and activity within the village. The following is a breakdown
of uses by location in the property:
565 below grade parking spaces. There are 198 parking spaces provided in excess of Town requirements for the uses proposed on-site and which may be used by the public. A parking club
is also being proposed for some portion of the excess parking spaces. The final number of club spaces will depend upon actual usage to be determined at a later date.
Level minus 2 (below grade) - 4-screen movie theater with stadium seating. The largest of the four is twice the size of the largest theater in Edwards and the smallest is 20 seats less
than the largest one in Edwards.
Level minus 2 (below grade) - Entertainment complex with billiards, video games, restaurant/bar, meeting rooms, etc. similar in concept to a Dave and Buster’s facility.
Level minus 1 (below grade) – 10-lane bowling alley and large sports bar. The sports bar becomes a night club later in the evening and includes a dance floor and stage for a band.
Street Level (Meadow Drive) – 30,000 sq. ft. of high quality retail and restaurant space facing south to a new plaza with great solar access including space for a grocery store.
Street Level (Meadow Drive) – New ice rink/summer water feature/fountain within a new 1/2-acre plaza. This plaza has been designed to work together with the Town’s right-of-way to form
a new large gathering place for events like “Street Beat.” A new bus stop is proposed on the west end of the plaza below the cantilevered portion of building.
Level 2 (one level above Meadow Drive) – 25,000 sq. ft. of retail, restaurant, and office space. This space is connected by a wide exterior walkway with a series of stairs to and from
the street level.
Level 3 (2nd level above Meadow Drive and at Frontage Road elevation) – Condominium units, lobby area, landscaped residential terraces, and pool. Alpine Bank is also located on this
level and within the parking structure on the level below.
Level 4 and above – Condominium Units
The following is the list of uses as characterized by the CSC zone district:
Retail Shops Use by Right
Restaurants Use by Right
Bars and Nightclubs Use by Right
Professional Offices Use by Right
Financial Institution Use by Right
Outdoor Skating Rink Accessory Use
Indoor Entertainment (Major Arcade) Conditional Use
Bowling Alley (Major Arcade) Conditional Use
Movie Theaters Conditional Use
Meeting Rooms Conditional Use
Multiple Family Residential Conditional Use
Private Parking Club Conditional Use
Building Design
The proposed building design and materials were developed with careful consideration of the alpine mountain environment, location of the property on the periphery of the village and
bordering Interstate 70, and the high quality of architectural treatment that the town strives for.
The design is characterized as a forward looking expression of European alpine heritage and more contemporary forms. Images of lodges, ski chalets and village centers of Austria and
Switzerland, that hold such timeless beauty and charm, gave inspiration to the appearance of the project. The vernacular of the project reflects features of craftsman revival style.
Architectural details yield the look of handcraftsmanship; exposed beams, rafter tails, log columns, and braces turn construction details into built-in ornamentation that tie the design
back to the earth and to the history of the log and timber architecture of the west.
One important aspect of this building includes simple roof forms that are oriented north south, thus breaking the overall massing into a collection of smaller forms. The continuous movement
and undulations of the ground plane and façade create visual appeal and are sympathetic to the scale of a mountain village.
The building is composed of a rich mixture of high quality building materials including:
Stacked stone base;
Cut Limestone siding;
Wood siding (non-flammable material);
Steel and wood bracing;
Large turned log elements;
Dark zinc accent siding;
Generous glazing; and
Standing seam zinc roof (no flat roof areas).
Commercial Floor Areas
The commercial floor area can be divided into six categories: retail, restaurant, service, office, entertainment (including bowling), and theater. We have placed the restaurant, office,
and retail floor area together because until the final leasing is complete, we are unsure of the final mix. In the parking section we made an assumption as to the potential mix. The
gross floor areas are approximately:
Retail/Restaurant/Office (above grade): 57,000 sq. ft. Service (bank): 5,030 sq. ft.
Theaters (including concessions, restrooms, BOH): 13,550 sq. ft.
Entertainment (below grade): 53,870 sq. ft.
Total Gross Floor Area (excluding circulation) 129,450 sq. ft.
Residential Floor Areas
The gross residential floor area of the site which does not include common areas such as circulation, parking, and pool areas is approximately 235,000 sq. ft. Residential floor area
is an area of deviation from the underlying zoning.
Parking and Parking Club
Below is a table documenting the parking requirements for the proposed Crossroads redevelopment. The total number of parking spaces required for all of the uses on-site is 367 parking
spaces. The proposed development plan includes a total of 565 parking spaces which is 198 parking spaces in excess of the Town Code requirements. The owner is also proposing to operate
a parking club on the property. The owner will evaluate the operation of the project and the need for parking and will determine the final number of parking spaces to be included in
the parking club. The parking club will not be in excess of 198 parking spaces.
The parking lot will be operated with a fee structure that will allow the public to park on-site. This private parking facility will essentially free up parking within the municipal
parking structures thus improving the Town’s ability to accommodate skier and Vail Village parking. The owner will work with the Town to remove skier parking from the South Frontage
Road on busy days by allowing skier parking on-site. It should be noted that several parking spaces were eliminated in order to accommodate public restroom facilities on-site.
Crossroads Parking Analysis Use Gross Sq. Ft. Net Sq. Ft. Or Seating Area* TOV Code Requirement Parking Rate Spaces Required Theaters 13,698 8,481 1 per 165 s.f. 0.006 51.4 Family
Arcade 21,843 15,000 2.3 per 1,000 s.f. 0.002 34.5 Bowling Alley 10,000 10 lanes 5 per lane PEC 50.0 Bar/Night Club 10,000 7,000 1 per 250 s.f. 0.004 28.0 Restaurants 8,200 5,740 1
per 250 s.f. 0.004 23.0 Retail 43,479 36,957 2.3 per 1,000 s.f. 0.002 85.0 Bank 5,028 2,500 3.7 per 1,000 s.f. 0.004 9.3 Grocery 5,307 3,715 2.3 per 1,000 s.f. 0.002 8.5 Residential 84 1.4
per unit 1.400 117.6 Sub Total Required 407.3 Mixed-Use Discount 10% -40.7 Total Required Parking 366.5
Note: Net floor area was determined using an assumed and very conservative 15% of gross area for back of house and storage. Seating area for restaurants and bars was assumed at a very
conservative 70% of the gross area. Net floor area for the grocery store was assumed at a very conservative 70% of the gross area. Net floor area for the bank was assumed at 50% of
gross area due to the need for lobbies on two levels. Parking generation for the bowling alley is proposed at 5 spaces per lane per comparison with other communities (not taking into
account the pedestrianized nature of Vail). No parking is proposed for the ice rink due to its location and character as a public amenity.
Access and Circulation
The primary vehicular access point for the project is located along Village Center Road near the current curb-cut. The street alignment, grades, and stacking space are drastically improved
over the existing condition. There is a porte cochere for the residential condominiums accessed from the South Frontage Road for dropping off and picking up of guests. According to
the traffic report provided, the adjacent roads ways will still operate within acceptable levels of service.
Loading and Delivery
The Zoning Regulations require a certain number of loading berths be provided based on the uses being proposed. For a mixed-use facility such as the Crossroads redevelopment project,
the maximum number of loading spaces that the regulations require is five loading berths. The proposed plan provides five formal loading berths and opportunity for 2 or 3 additional
UPS style loading spaces within the porte cochere. All of the loading for the site is accessed directly from the South Frontage Road per the Vail Village Master Plan direction.
Density
Density is expressed as the number of residential dwelling units per acre of land. The proposed development plan includes approximately 84 residential units. That results in a proposed
density of 32 dwelling units/acre. The CSC zone as currently codified district allows 18 dwelling units/acre. By way of comparison, the CC2 zone district (across the street at Village
Center) allows 25 dwelling units per acre and the density allowed in Lionshead is 35 dwelling units/acre. This is an area where the proposed plan deviates from the underlying zoning.
Building Height
The Crossroads redevelopment plan was developed around the idea of creating a large urban plaza in the center of East Meadow Drive. The concept was to extend the intersection of East
Meadow Drive and Willow Bridge Road into the Crossroads site in order to provide a venue for community events and gathering spaces for the general public. Additionally, the project
was conceived as a retail center and a family entertainment complex. These community aspects of the project have required that the mass of the buildings be forced to the edges of the
property on the north, east, and west. The result of creating this large urban plaza is the buildings are taller on the edges of the property. The proposed Crossroads building varies
in height on the lower end from 25’/35’ and on the upper end from 80’/105’ in height from historic grade. Since the proposed building have roof ridges that run north south, the top
20’ in building height is within the roof and therefore does not form a continuous ridge at a continuous height.
The Vail Village Master Plan supports the concept of allowing taller buildings along the periphery of the Village adjacent to the South Frontage Road. The Town has implemented this
concept with its approval of the Vail Plaza Hotel and the Four Season’s project with buildings in the 89’ to 99’ height range. This is an area where the proposed plan deviates from
the underlying zoning.
Setbacks
The building setbacks, as proposed, vary greatly over the site. Setbacks range from 140’ along Meadow Drive to 0’ in other areas. In order to develop a creative design for this site
that responds to the topography and to the adjacent uses, the standard 20’ was used as a guideline. What emerged from the design is a multi-faceted building without continuous flat
or straight walls along any property line. The only portion of the site where there is an adjacent property owner is along the west property line. Great care was taken in this area
to provide generous setbacks where adjacent buildings exist. The other approach that was used on this project was to vary setbacks as the building moves up in height similar to the
step-backs found in the Lionshead guidelines.
In the underground portions of the building, the proposed building is being constructed near or over the property line in order to maximize parking and proposed community uses. The
subsurface portions of the building that encroach on the Town’s right-of-way are located along East Meadow Drive and Village Center Road. The proposed encroachments have no impact on
the actual paved street. We believe that given the need for the encroachments (parking and community uses) these encroachments can be allowed by the Town by easement or other legal
instrument. Setbacks are an area of deviation from the underlying zoning.
Site Coverage
Site coverage is a measure of building footprint to total lot area. A strict interpretation of the definition of site coverage would also include improvements located below grade such
as structured parking. Under the strict interpretation of site coverage the proposed plan is at 100% building coverage due to the subsurface improvements. If subsurface improvements
are excluded and the site is looked at from the pedestrian’s perspective the site development is proposed at 65%. The CSC zone district limits site coverage to 75% of the total site
area so the project is well below the standard (due to the extensive plaza space provided onsite).
Landscape Area/Streetscape
The Crossroads redevelopment project is located within the urbanized area of the Town. The site today contains only a minimal level of landscape treatment. The proposed plan was developed
with the Town’s pedestrianized character in mind and the Town’s desire for a large public plaza as expressed in the Streetscape Master Plan and the Vail Village Master Plan. As such
the bulk of the open areas on the site are high quality hardscape areas rather than landscaped areas. The proposed plan meets the requirement for total landscape area (23,025 sq. ft.
required/ 39,732 sq. ft. provided) but varies from the percentage required to be softscape (18,420 sq. ft. required/11,611 sq. ft. provided). The plan includes strategically located
planters and pots with trees and other vegetation to create a soft feel within the plaza area.
Employee Housing
The Town of Vail has required the owners of new and redeveloped projects to provide employee housing for the incremental increase in the number of employees generated by a project.
The Town, to-date, has never codified this requirement or the formula used by staff to determine the requirement. We have applied the formula traditionally used by the Town staff to
this project while taking a credit for the existing uses located on the property. The formula below generates the need for 14 employee beds. The applicant will provide deed restrictions
for dwelling units located within the Town of Vail reflecting the required number of beds.
Employee Housing Analysis per TOV Formula Existing Crossroads Development Sq. Ft. or Units Formula Gross Employees Retail/Service Commercial 22116 0.0050 110.58 Grocery 6240 0
.0015 9.36 Restaurant 5549 0.0050 27.75 Night Club 7000 0.0015 10.50 Professional/Office 20000 0.0050 100.00 Bank 2748 0.0025 6.87 Multiple-Family Units 22 0.1000 2.20 Theat
er* 1000 0.0050 5.00 Total 272.26 Proposed Crossroads Development Sq. Ft. or Units Formula Gross Employees Retail/Service Commercial/Office 43479 0.0
050 217.40 Grocery 5307 0.0015 7.96 Restaurant 8,200 0.0050 41.00 Night Club/Bar 10,000 0.0015 15.00 Bank 5030 0.0025 12.58 Multiple-Family Units 84 0.1000 8.40 Arcade* 1000
0.0050 5.00 Theater* 1000 0.0050 5.00 Bowling* 1000 0.0050 5.00 Total 317.33 Net Increase in Gross Employees 45.08 30% Reduction Factor/Total to
provide housing for 13.5
Note: *Due to the extensive floor areas required for the bowling alley, arcade, and movie theaters, the area used for the generation of employee housing was reduced to 3,000 sq. ft.
total (1,000 sq. ft. per use). These numbers were verified in discussions with potential operators.
Public Benefits of Project
As stated in the introduction, the list of public benefits being proposed by this project is extensive. Not only are the direct community benefits such as the ice rink and the entertainment
complex included in the list, but also the more indirect benefits of redevelopment in and of itself. The list below includes all of the direct and indirect public and community benefits
this project has to offer the Town of Vail:
An increase in annual sales and property tax revenue from the current collection $180,000 to the proposed figure of $1 to $1.5 million (not to mention RETT tax contributions of $2 million
plus);
565 subsurface parking spaces (198 in excess of Town Code, nearly 50% of the capacity of the Town’s Vail Village parking structure);
Removal of skier parking from South Frontage Road on busy days by allowing use of Crossroads parking facility (surplus of 198 parking spaces);
Underground Entertainment Complex including:
4-Screen movie theater with stadium seating (largest capacity and highest quality on Western Slope);
10- lane bowling alley and sports bar/night club;
Family arcade of 20,000 sq. ft. including a restaurant facility;
Indoor climbing walls of 24’ in height;
Outdoor Ice Skating Rink for public skating in winter/water-recreation feature in the spring and summer months;
New 1/2-acre public plaza space in the heart of Town for public gatherings and events that occupies approximately 20% of the property;
Public accessible restrooms at the pedestrian level;
55,000 sq. ft. of new high quality retail and restaurant space at the pedestrian level and one floor above with reasonable rents;
5,000 sq. ft. grocery store in the heart of the Vail Village;
Theaters, entertainment complex, and condominiums will be marketed to large corporations for retreats, seminars, and corporate outings;
Relocated loading and delivery docks (Frontage Road access) available to adjacent properties;
New streetscape and pedestrian improvements on all sides of site and within the public right-of-way including landscape medians in the South Frontage Road;
Buffering of I-70 highway noise from the pedestrian areas south of the project;
Spin-off economic impacts from visitors of the entertainment complex spending dollars at area restaurants and shops;
New and improved architecture raises property values in surrounding area;
The creation of a new “attraction” within the heart of the village that complements skiing and summer outdoor activities without competing with these activities;
A venue that will compliment the proposed conference center in Lionshead by providing accommodations and amenities for conference goers.
Special Development District – Standards and Criteria
“The purpose of the special development district is to encourage flexibility and creativity in the development of land in order to promote its most appropriate use; to improve the design
character and quality of the new development with the Town; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural and scenic features
of open space areas; and to further the overall goals of the community as stated in the Vail comprehensive plan.”
The following design criteria are used by the Town in the evaluation of a Special Development District. The proposed Crossroads redevelopment plan adequately addresses each of these
criteria. Below is a summary of how the project implements each of these criteria. Please note that the entire application and submittal materials for the Crossroads Redevelopment
address the criteria below in addition to the summary provided.
A. Compatibility: 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.
Our Analysis:
The proposed Crossroads redevelopment plan was designed to be compatible with the mountain environment and the new trends 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 implemented by the proposed development plan. The site is located on the
periphery of the village adjacent 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 adjacent sites. The Vail Plaza
Hotel and the Four Season projects have both been approved following the same general concept of taller buildings along the Frontage Road. However, the Crossroads project, unlike the
other two, focuses more of the building bulk and mass along the Frontage Road in order to maintain a large public plaza (1/2-acre in area) along the south side of the site.
The proposed plan provides generous setbacks to adjacent 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 projects. There are no flat roofs proposed on this structure. The materials are of the highest quality and include stacked stone,
limestone panels, wood-like siding, dark zinc roof and siding elements, rolled logs, and generous glazing. It should be noted that stucco is not being used on this building. The proposed
materials are such high quality that maintenance is minimally required. 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 architecture: “the architectural language…should strive to reinterpret 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 Sonnenalp redevelopment project and adjacent to the Vail Plaza Hotel redevelopment
project. While the proposed building will not be the same scale as the existing two-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 quality 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 plan responds to the uses already developed in the neighborhood and also provides a high quality mix of uses along East Meadow Drive.
The proposed project provides an increase in retail and restaurant space, a new entertainment and recreation complex which does not exist in Vail, new public plaza spaces and amenities,
and high quality residential development. The proposed uses will anchor this portion of the Vail Village and generate activity that will not only benefit the owner of Crossroads but
all of the business 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 project creates a compatible, efficient, and workable relationship with surrounding uses and activities.
C. Parking and Loading: Compliance with parking and loading requirements as outlined in Chapter 10 of this Title.
Our Analysis:
The proposed redevelopment plan meets or exceeds all of the parking and loading standards found in Chapter 10 of the Zoning Regulations. Please refer to other sections of this report
and the proposed development plan for details on parking and loading.
D. Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive Plan, Town policies and urban design plans.
Our Analysis:
The proposed Crossroads 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. Please refer to section VII of this report for a comprehensive review of the Town’s master planning documents and policies
that are implemented by this plan.
E. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property 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: 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.
Our Analysis:
The Crossroads 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 project was designed
to reflect mountain alpine architecture, the alpine climate, and quality demanded by the Town. The project was also developed around the master plan direction and the community desire
to extend a public plaza into the site. The proposed plan includes a large open plaza (nearly 40% of the area of the entire site). This 1/2-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.
G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation.
Our Analysis:
The Crossroads project has been designed to address three major issues within the Town: availability and adequacy of parking; pedestrian circulation and gathering; and loading and delivery.
A long-standing goal of the Town is to remove loading and delivery entering the Crossroads site through E. Meadow Drive and require access directly to the South Frontage Road. The
proposed plan includes a new, enclosed loading dock facility that is accessed directly from the South Frontage Road. The loading facility includes five loading berths, the maximum required
by the Town Code for a mixed-use facility. The loading dock also includes a trash facility for the project. The loading dock provides access to grade on the west side of the site to
allow for use by merchants on adjacent sites.
All of the parking for the site is accessed from Village Center Road. All of the parking is located below grade with 565 total parking spaces. 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 (EIR) for this project. This report indicates that all roadways adjacent to the site have
excess capacity upon completion of this redevelopment project. There is no need for major 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 adjacent roadways and between the VVI project and the Crossroads site. The
applicant is proposing a significant public plaza on the site that will allow for pedestrian traffic and public gatherings.
H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function.
Our Analysis:
The Crossroads project is currently developed with buildings, structured parking, and surface parking. There is very little existing landscaping on the property. The site is located
within 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. However, the proposed redevelopment plan for Crossroads provides significant landscape materials in strategic locations which do not interfere with retail store
fronts or needed gathering spaces. The proposed hardscape areas of the site provide an aesthetic quality not currently existing in the area. The proposed development plan and landscape
plan optimize the site as a gathering space, a recreation complex, and as a place to sit and view the surrounding urban fabric.
I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district.
Our Analysis:
The project 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 project. A condominium
plat will be required prior to CO of the project.
Conditional Use Permit – Review Criteria
Before acting on a conditional use permit application, the Planning and Environmental Commission (PEC) shall consider the factors with respect to the proposed conditional uses of a major
arcade (family entertainment and bowling alley), movie theaters, meeting rooms, and multiple-family dwellings:
A. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs.
Our Analysis:
The proposed conditional uses will have little, if any, negative impact on the above referenced issues. The proposed redevelopment plan provides residential density within the urban
core of Vail adjacent to the Town’s transportation center, along the in-town shuttle route, and adjacent to the South Frontage Road (the major vehicular traffic route through the town).
Adequate parking is being provided on the site to serve the uses proposed and help relieve the Town’s parking storage at key times of the year. Given the types of uses being proposed
there is no impact on the need for schools and parks within the Town. The proposed site for which the conditional uses are being proposed provides extensive recreational amenities including
a large public plaza, an outdoor ice rink, a bowling alley, and a recreation and entertainment complex. All of the necessary public facilities are already in place to serve the proposed
project as the project is a redevelopment of an urban in-fill site. Any modifications to public utilities or facilities are being accommodated in the proposed development plan.
B. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow
from the street and parking areas.
Our Analysis:
The proposed redevelopment plan will improve the overall traffic and circulation around and on the site. Loading and delivery is being located along the South Frontage Road where it
will have the least impact to the pedestrianized areas surrounding the site. Pedestrian safety is being improved with the addition of sidewalks and public plaza spaces. All parking
is being located underground and all pedestrian areas are being heated so there is no need for traditional snow removal from the site. The parking areas and access ways are all being
developed within the Town’s standards to allow for sufficient flow and maneuverability.
C. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses.
Our Analysis:
The proposed Crossroads redevelopment plan was designed to be compatible with the mountain environment and the new trends 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 implemented by the proposed development plan. The site is located
on the periphery of the village adjacent 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 adjacent sites. The Vail
Plaza Hotel and the Four Season projects have both been approved following the same general concept of taller buildings along the Frontage Road. However, the Crossroads project, unlike
the other two, focuses more of the building bulk and mass along the Frontage Road leaving a large public plaza (1/2-acre) along the south side of the site.
The proposed plan provides generous setbacks to adjacent 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 as to prevent a long continuous roof ridge running east west across the site
which has been fairly common on other redevelopment projects. The materials are of the highest quality and include stacked stone, limestone panels, wood-like siding, dark zinc roof
and siding elements, rolled logs, and generous glazing. It should be noted that stucco is not being used on this building. The proposed materials are of such high quality that maintenance
is minimally required. The building was designed to stand the test of time and to respond to the Rocky Mountain climate and harsh conditions.
The design of the building also creates an identity to stimulate visual interest and help anchor the East Meadow Drive area of Vail. The design will help draw people to back to Vail
and specifically East Meadow Drive.
The proposed development plan is compatible with the area. The site is located across the street from the Sonnenalp redevelopment project and adjacent to the Vail Plaza Hotel redevelopment
project. While the proposed building will not be the same scale as the existing two-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 quality that reflects current trends.
Comprehensive Plan Goals and Direction
The Town’s master planning documents have been analyzed with respect to the proposed redevelopment project. Below is a list of the Town’s guiding documents followed by a list of goals
and objectives that are consistent with the proposed redevelopment plan. Items listed in italics are of particular importance to the proposed redevelopment plan.
A. Vail Land Use Plan
1. General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent
resident.
1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever possible.
1.4 The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the Urban Design Guide Plan.
1.5 Commercial strip development of the Valley should be avoided.
1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas).
2. Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while accommodating day visitors.
2.2 The ski area owner, the business community and the Town leaders should work together closely to make existing facilities and the Town function more effectively.
2.3 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural opportunities to encourage summer tourism.
2.5 The community should improve non-skier recreational options to improve year-round tourism.
3. Commercial
3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.
3.5 Entertainment oriented businesses and cultural activities should be encouraged in the core areas to create diversity. More night time businesses, on-going events and sanctioned
“street happenings” should be encouraged.
4. Village Core/Lionshead
4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to
facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village
Master Plan.
4.3 The ambiance of the Village is important to the identity of Vail and should be preserved. (Scale, alpine character, small town feeling, mountains, natural setting, intimate size,
cosmopolitan feeling, environmental quality).
5. 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 market place 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.
6. Community Services
6.1 Services should keep pace with increased growth.
6.2 The Town of Vail should play a role in future development through balancing growth with services.
6.3 Services should be adjusted to keep pace with the needs of peak periods.
B. Urban Design Guide Plan – Limited Applicability
The VVMP designates those areas that are subject to the Urban Design Guide Plan. As shown on the map below, only the frontage (first 10’ or so) of the Crossroads property is subject
to the Urban Design Guide Plan policies.
C. Vail Village Master Plan (VVMP)
The Vail Village Master Plan was adopted in 1990. The plan is intended to guide the Town in developing land use regulations and policies for coordinating development by the public and
private sectors. The Master Plan taken as a whole is a general guide for development and redevelopment activities in the Vail area.
Land Use Plan
The Land Use Plan found in the VVMP recommends mixed-use commercial and medium/high density residential uses for the Crossroads site. The high density residential development is recommended
along the South Frontage Road, along a portion the Village Center Road, and adjacent to the Vail Village Inn project. The proposed Crossroads redevelopment plan matches this recommended
development pattern. The proposed plan is consistent with these designations. See map below.
Open Space Plan
The Open Space Plan recommends that a plaza space be created in the current parking lot of the Crossroads site. The proposed redevelopment includes a plaza that is larger than that
proposed by the VVMP. See map below.
Parking and Circulation Plan
The Parking and Circulation Plan indicates the need for a pedestrian connection to the VVI project and to the Town’s parking structure. Additionally, the plan recommends a sidewalk
along the Crossroads frontage of the South Frontage Road. The proposed Crossroads redevelopment plan provides for all of these pedestrian connections as well as pedestrian improvements
to Meadow Drive and Village Center Road. The proposed redevelopment plan implements this plan.
Building Height Plan
The Building Height Plan recommends taller buildings along the South Frontage Road and lower buildings along East Meadow Drive. The building height plan is a guiding plan and does not
constitute a zoning limitation. The proposed plan concentrates the taller portions of the buildings along the South Frontage Road and has limited building mass elsewhere on the site
due to the proposed pedestrian plaza which takes up nearly 40% of the site. The proposed building heights are consistent with the approvals granted to the Vail Plaza Hotel and the Four
Season Hotel site. The proposed redevelopment plan is consistent with the intent and guidance provided by the building height plan.
Action Plan
Policy 1-6 states that the Crossroads property should be improved with the addition of a new pedestrian plaza where the current parking area is located today. The policy also requires
that all parking requirements be met on-site and loading and delivery to the site be accessed from the South Frontage Road. The policy recommends a strong building edge on East Meadow
Drive with the necessary and customary streetscape improvements. The proposed Crossroads redevelopment plan implements this policy to the fullest extent. All of the required parking
is located below grade, a new pedestrian plaza is being created, the loading and delivery functions are accessed from the South Frontage Road, and the streetscape around the entire project
is being improved.
Policy 1-7 states that Village Center Road should be redeveloped in order to help prevent cars from accessing the pedestrian areas of Vail. The policy also requires that pedestrian
access improvements be made to this road. The proposed redevelopment plan for Crossroads implements this plan by narrowing the roadway and providing sidewalks for pedestrians. A significant
landscape buffer is also being provided.
Goals
Goals for the Vail Village area are summarized in six major goal statements. The goal statements are designed to establish a framework, or direction, for future development of the Village.
The goals, along with the established objectives and policies are to be used in evaluating a proposal during the development review process. The following goals, objectives, and policies
are consistent with the proposed redevelopment plan:
Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity.
1.1.1 Policy: Development and improvement projects approved in the Village shall be consistent with the goals, objectives, policies and design considerations as outlined in the Vail
Village Master Plan and Urban Design Guide Plan.
1.2 Objective: Encourage the upgrading and redevelopment of residential and commercial facilities.
1.2.1 Policy: Additional development may be allowed as identified by the action plan as is consistent with the Vail Village Master Plan and Urban Design Guide Plan.
1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town.
1.3.1 Policy: Public improvements shall be developed with the participation of the private sector working with the Town.
Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole.
2.1 Objective: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow for development that is compatible with these established land use patterns.
2.1.1 Policy: The zoning code and development review criteria shall be consistent with the overall goals and objectives of the Vail Village Master Plan.
2.3 Objective: Increase the number of residential units available for short-term, overnight accommodations.
2.3.1 Policy: The development of short-term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed
or managed in a manner that makes them available for short-term overnight rental.
2.4 Objective: Encourage the development of a variety of new commercial activity where compatible with existing land uses.
2.4.1 Policy: Commercial infill development consistent with established horizontal-zoning regulations shall be encouraged to provide activity generators, accessible green spaces, public
plazas, and streetscape improvements to the pedestrian network throughout the Village.
2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests.
2.5.1 Policy: Recreation amenities, common areas, meeting facilities and other amenities shall be preserved and enhanced as a part of any redevelopment of lodging properties.
2.5.2 Policy: The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life,
health and safety considerations.
2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector.
2.6.2 Policy: Employee housing shall be developed with appropriate restrictions so as to insure their availability and affordability to the local work force.
Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village.
3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements.
3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways.
3.1.2 Policy: Public art shall be encouraged at appropriate locations throughout the Town.
3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas.
3.2 Objective: Minimize the amount of vehicular traffic in the Village to the greatest extent possible.
3.2.1 Policy: Vehicular traffic will be eliminated or reduced to absolutely minimal necessary levels in the pedestrianized areas of the Village.
3.3 Objective: Encourage a wide variety of activities, events and street life along pedestrian ways and plazas.
3.3.1 Policy: The Town encourages a regulated program of outdoor street activity in predetermined locations throughout the Village.
3.3.2 Policy: Outdoor dining is an important streetscape feature and shall be encouraged in commercial infill or redevelopment projects.
3.4 Objective: Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access.
3.4.2 Policy: Private development projects shall be required to incorporate new sidewalks along streets adjacent to the project as designated in the Vail Village Master Plan and/or Recreation
Trails Master Plan.
Goal #4 To preserve existing open space areas and expand green space opportunities.
4.1 Objective: Improve existing open space areas and create new plazas with green space and pocket parks. Recognize the different roles of each type of open space in forming the overall
fabric of the Village.
4.1.1 Policy: Active recreation facilities shall be preserved (or relocated to accessible locations elsewhere in the Village) in any development or redevelopment of property in Vail
Village.
4.1.2 Policy: The development of new public plazas, and improvements to existing plazas (public art, streetscape features, seating areas, etc.), shall be strongly encouraged to reinforce
their roles as attractive people places.
4.1.4 Policy: Open space improvements including the addition of accessible green space as described or graphically shown in the Vail Village Master Plan and/or Urban Design Guide Plan,
will be required in conjunction with private infill or redevelopment projects.
4.2 Objective: Improve and expand the opportunity for active and passive recreational activity throughout the Village.
Goal #5 Increase and improve the capacity, efficiency and aesthetics of the transportation and circulation system throughout the Village.
5.1 Objective: Meet parking demands with public and private parking facilities.
5.1.1 Policy: For new development that is located outside of the Commercial Core 1 Zone District, on-site parking shall be provided (rather than paying into the parking fund) to meet
any additional parking demand as required by the Zoning Code.
5.1.3 Policy: Seek locations for additional structured public and private parking spaces.
5.1.5 Policy: Redevelopment projects shall be strongly encouraged to provide underground or visually concealed parking.
5.2 Objective: Encourage the use of public transportation to minimize the use of private automobiles throughout Vail.
5.2.2 Policy: The Town shall facilitate and encourage the operation of private shuttle vans outside of the pedestrianized core area.
5.4 Objective: Improve the streetscape of circulation corridors throughout the Village.
5.4.1 Policy: The Town shall work with the Colorado Division of Highways toward the implementation of a landscaped boulevard and parkway along the South Frontage Road.
Goal #6 To insure the continued improvement of the vital operational elements of the Village.
6.1 Objective: Provide service and delivery facilities for existing and new development.
6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting.
6.2.1 Policy: Development projects and other improvements in Vail Village shall be reviewed by respective Town departments to identify both the impacts of the proposal and potential
mitigating measures.
6.2.2 Policy: Minor improvements (landscaping, decorative paving, open dining decks, etc.) may be permitted on Town of Vail land or right-of-way (with review and approval by the Town
Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are
able to be maintained at current levels. Special design (i.e. heated pavement), maintenance fees, or other considerations may be required to offset impacts on Town services.
D. Vail Village Urban Design Guide Plan and Design Considerations (UDGP)
As discussed in “B” above, only the extreme periphery of the Crossroads project is located within the area covered by the UDGP. Therefore, only the edges of the project along East Meadow
Drive and Village Center Road are to be considered.
Below is the list of Urban Design Considerations found in the Vail Village Urban Design Guide Plan. Each of these criteria is being implemented in some form by the proposed redevelopment
plan.
Pedestrianization/Vehicle Penetration
The Design Considerations recommend differing levels of pedestrianization within the Vail Village. The goal of the plan is to create a pedestrian circulation system that is interconnected
and pleasant for the pedestrian. The design plan recognizes that “vehicular traffic cannot be removed from certain streets” and therefore a “totally car-free pedestrian system is not
achievable throughout the entire Village.” Many streets within the Village have car, delivery, and bus traffic. For instance, Gore Creek Drive is used for access to the Gasthoff Gramshammer
and the Sitzmark Lodge by delivery vehicles and guest vehicles and Bridge Street and Hanson Ranch Road are used for access by delivery vehicles and guest cars to the Bridge Street Lodge
and other residential properties.
All of the guest or visitor parking for the Crossroads project enters the site from Village Center Road at a location which does not interfere with the movement of pedestrians along
East Meadow Drive. All of the loading and delivery for the project is accessed directly from the South Frontage Road as suggested by the VVMP. The redevelopment of this site allows
for new pedestrian access and plazas that will help to improve the life and energy along this important retail corridor.
Streetscape Framework
The design plan recommends that streets be framed by buildings, storefronts, and landscape/open space improvements. The proposed redevelopment plan provides for a street framework with
a mixture of arcades, pedestrian walks, plazas, and storefronts. The proposed plan implements many of the goals of the proposed and adopted Streetscape Master Plan and the Vail Village
Master Plan including the redevelopment of the intersection of East Meadow Drive and Willow Bridge Road.
Street Enclosure
The Urban Design Plan recommends that streets in the Vail Village be framed by buildings to create a comfortable and safe experience for pedestrians and shoppers. Enclosing street with
buildings, as with Bridge Street, creates visual interest and stimulates the retail experience. The proposed redevelopment plan for Crossroads balances the needs for enclosure with
the Town’s desire for a large plaza area for events such as “Street Beat.”
Street Edge
The Design Plan recommends that buildings within the village form a strong but irregular edge to the street. The plan encourages buildings to be located at or near property lines in
order to give strong definition to the pedestrian corridors. The plan also recommends breaks in buildings along a street to create visual interest.
The proposed redevelopment plan provides an irregular edge to the street and creates a new pedestrian plaza and gathering place. The proposed buildings are set back in certain areas
to create new plaza spaces and essentially expand the pedestrian corridor.
Views
No adopted view corridors exist in the area on or adjacent to the Crossroads property.
Service and Delivery
The design plan recommends that service and delivery areas be located in areas where they have the least impact on pedestrian ways. The plan also recommends that these service areas
be located underground where feasible. The proposed redevelopment plan provides loading and delivery areas within the building with direct access to the South Frontage Road as recommended
by the Vail Village Master Plan.
Sun/Shade
A sun/shade analysis has been provided with the application materials. The parameters and standards found in the design plan are generally applicable to the Village Core area (areas
zoned CC1) and is less applicable to other areas, such as areas zoned CSC.
Given the location of the Crossroads property on the north side of East Meadow Drive, the impacts of shade are minimal to the neighborhood. The proposed plan was laid out to capture
sun and therefore the proposed retail and restaurant areas are located with great solar access.
E. Streetscape Master Plan
The adopted Town of Vail Streetscape Master Plan recommends the development of pedestrian improvements along the north side of East Meadow Drive and to the intersection with Willow Bridge
Road. Additionally, the plan recommends changes to Village Center Road to reduce traffic from wandering into the pedestrianized areas of town. The primary recommendation of the plan
is to create a “special events venue” at the intersection of Willow Bridge Road and Meadow Drive.
The proposed Crossroads redevelopment plan implements the recommendations of the newly adopted changes to the streetscape plan. In support of the Town’s recommendation to create a special
event venue, the Crossroads project proposes to nearly triple the size of the plaza with the development of a pedestrian plaza on the Crossroad property. The Crossroads project will
significantly enhance the streetscape of Vail.
Crossroads Redevelopment 2
Mauriello Planning Group, LLC
VVMP – Land Use Plan
High Density Residential
Crossroads
Before
VVMP – Open Space Plan
Mixed-Use
S. Frontage Road
Recommended Plaza Space
Master Plan Terms
Crossroads
Area Included in Urban Design Guide Plan
Lowest Level Parking
Movie Theater Complex
Family Arcade Facility
Lowest Level of Project –
45’+ below S. Frontage Road
10-Lane Bowling Alley
Sports Bar/Night Club
Parking Level -3
Level Minus 3 Below Grade
Plaza Level – Meadow Drive Level
Open Plaza of ½-Acre
Ice Rink
Retail Shops
and Restaurants
Public Restrooms
One level above Meadow Drive
Escalator Access to
Entertainment Complex
Retail Shops
And Restaurants
Village Center Road Access
Porte Cochere
Loading and Delivery Facility
Access to VVI
Stacked Stone
Cut Limestone
Wood Siding
Zinc Roof
First Floor Arcade
Log and Bracing Elements
Zinc Siding
In-Set Balconies
Large Building
Recesses
North (Frontage Road) Elevation of Crossroads
Existing West Building Fronting Meadow Drive
Existing North Building and Parking Lot
Existing Frontage Road Elevation
Local delivery trucks that can be removed from street
After