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Home My WebLink AboutPEC070021 Action Form and Memo October 2007�.. � rt� _�' Ct�tNhlJ�dli1' d€tiELC7�'MEN; Rlanning and Environmer�tal Comn�is�s�n ACTI+D(�! FORI�I Project Name: EVER VAIL REZONING Project Description: Participants: Department 4f Community i�evel€�pment 75 South Frontage Road, Vai[, Ccrlorado BifiSi te[: 97U.4�9.2139 fax:970.479.245� web: www.vaikgov.com PEC Number: PEC070021 EVER VAIL DEVELOPMENT-RECOMMENDATION OF APPROVAL FOR A REZONING OF WEST LIONSHEAD PARCELS LOCATED AT 953, 1031, AND S. FRONTAGE ROAD RIGHT-OF-WAY. OWNER VAIL CORPORATION 03/27/2007 PO BOX 959 AVON CO 81620-0959 APPLICANT VAIL RESORTS DEVELOPMENT INC03/27/2007 P.O. BOX 959 AVON CO 81620 License: C000001633 Phone:970-845-2547 Project Address: 934 S FRONTAGE RD VAIL Location: 934 S. FORNTAGE RD � Legal Description: Lot: Block: Subdivision: Unplatted Parcel Number: 2103-121-0000-5 Comments: SEE CONDITIONS BOARD/STAFF ACTION Motion By: K7ESB0 Action: APPROVED Second By: VIELE Vote: 5-1-0 (CLEVELAND OPPOSED) Date of Approval: 10/22/2007 Conditions: � Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 113 All development applications submitted to the Town after the effective date of Ordinance 26, Series 2006 shall be subject to the pending employee housing regulations in whatever form they are finally adopted; provided, however, that if the Town fails to adopt the pending employee housing regulations by April 15, 2007, this Ordinance shall not apply to such development applications. Cond: CON0009661 That this request to amend the zone district boundaries of the Town of Vail Official Zoning Map to rezone Lots 1 and 2 of the proposed Ever Vail subdivision as Lionshead Mixed Use-2 District will become effective upon review, approval, and recording of the Ever Vail Final Plat by the Planning and Environmental Commission. Planner: Warren Campbell PEC Fee Paid: $1,300.00 • • r� LJ PLANNING AND ENVIRONMENTAL COMMISSION October 22, 2007 �, 1:OOpm TOWN COUNCIL CHAMBERS I PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 � � 12:00 Training Session with Public Works (lunch will be provided) Tom Kassmel / Greg Hall MEMBERS PRESENT Dick Cleveland Rollie Kjesbo Michael Kurz Bill Pierce Scott Proper David Viele Site Visits: None MEMBERS ABSENT Anne Gunion Please note: Times of items are approximate and subject to change. 30 minutes A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning from Arterial Business District to Lionshead Mixed Use 2, located at 953 and 1031 South Frontage Road (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth Details in regard thereto. (PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell ACTION: Recommendation of approval with condition(s) MOTION: Kjesbo SECOND: Viele VOTE: 5-0-1 (Cleveland opposed) 1) That this request to amend the zone district boundaries of the Town of Vail Official Zoning Map to rezone Lots 1 and 2 of the proposed Ever Vail subdivision as Lionshead Mixed Use-2 District will become effective upon review, approval, and recording of the Ever Vail Final Plat by the Planning and Environmental Commission. Warren Campbell made a presentation to the Commission per the staff memorandum. Dominic Mauriello, Mauriello Planning Group LLC, representing Vail Resorts Development Company, made a presentation to the Commission. He stated that this request is the logical step after the Town Council adopted amendments that incorporated the Ever Vail area into the boundaries of the Lionshead Redevelopment Master Plan. He added that this was not the last step in the review of the development of Ever Vail. There was no public comment. Commissioner Viele disclosed that he is an adjacent land owner. He did not believe this would affect his ability to act impartially. Commissioner Proper asked if the CDOT right-of-way transfer did not occur, would the land would revert to the way it is today. Page 1 Warren Campbell answered that if the CDOT right-of-way exchange did � for the area could not be recorded, therefore the new parcels would requested Lionshead Mixed Use-2 zoning would not apply. � � not occur, the final plat not be created and the Commissioner Cleveland was very concerned about making a recommendation on a proposed rezoning prior to the review of conceptual plans for the development and discussion of the impacts. He stated that while there have been talks about certain issues including transportation, retail, etc., but they have not had any conversations regarding housing, or other issues. He stated that he would suggest a Developer Improvement Agreement so this development would be required to go before the Vail Town Council. This way, the Vail Town Council could be party to conversations regarding parking, transportation in general, and housing. He gave the Front Door development review process as an example. Commissioner Proper asked whether those issues would be addressed at the PEC level. Warren Campbell stated that all the impacts identified by Commissioner Cleveland would be reviewed under the Commission's review of any development plan. Commissioner Viele had major concerns with incorporating an additional level of development review. He stated he has concern with the Town Council having another level of review because this should be an evaluation of the project and not a politicization of the process and of this projecYs review. Dominic Mauriello said that the current process is in line with the town's process for future planning. Jim Lamont clarified that mitigation of loading/delivery and other impacts of a development is required by zoning or by the Town Council. 30 minutes 2. A request for final review of a major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Lionshead Inn and Lionshead Inn Annex (Fogata), and a request for final review of conditional use permits, pursuant to Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level, Vail Town Code, to allow for attached accommodation units, lodge dwelling units, and multiple-family residential units on the first floor, and pursuant to Section 12-7H-5, Conditional Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow for the development of a private parking lot, located at 701 and 705 West Lionshead Circle/part of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC07- 0027, PEC07-0028) Applicant: Lionshead Inn LLC, represented by Mauriello Planning Group LLC Planner: Warren Campbell EXTERIOR ALTERATION ACTION: Approved with condition(s) MOTION: Viele SECOND: Kurz VOTE: 4-2-0 (opposed Pierce and Kjesbo) For Design Review 1) That the Developer receives final review and approval of the proposed development plan by the Town of Vail Design Review Board, prior to making an application for the issuance of a building permit. Page 2 -�-�� f� �� c_=.� ` � � :� � C�� Conditional Use Permit Application for Review by the Planning and Environmental Commission Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2128 fax: 970.479.2452 web: www.vailgov.com General Information: All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Planning and Environmental Commission review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Design Review Board. Type of Application and Fee: �� ■ ■ ■ ■ ■ ■ ■ Rezoning Major Subdivision Minor Subdivision Exemption Plat Minor Amendment to an SDD New Special Development District Major Amendment to an SDD Major Amendment to an SDD (no exterior modiFcations) $1300 $1500 $650 $650 $1000 $6000 $6000 $1250 ■ ■ ■ ■ ■ ■ ■ ■ i. Conditional Use Permit Floodplain Modification Minor Exterior Alteration Major Exterior Alteration Development Plan Amendment to a Development Plan Zoning Code Amendment Variance Sign Variance $650 $400 $650 $800 $1500 $250 $1300 $500 $200 Description of the Request' Rezoning of West Lionshead Parcels located at 953 and 1031�South Frontage Road (current Vail Professional Building site) Location of the Proposal: LOt: BIOCk: Subdivisi0rl: metes and bounds Physical Address' 953 and 1031 South Frontage Road Parcel No.: 210312100002/2103121000�ontact Eagle Co. Assessor at 970-328-8640 for parcel no.) Zoning: Arterial Business District to be rezoned to Lionshead Mixed Use 2 Name(s) of Owner(s): soxo Development, LLC �/o Martha Reim M ailing Address: 9so i�th Street, suite i600, Denver, co aozoz Owner(s) Signa 754-2544 �. C V Name of Applicant' Vail Resorts Development Company c/o Thomas Miller Mailing Address: Po sox 9s9, Avon, co si6zo Phone: E-mail Address' tmillerl@vailresorts.com FdX For Office � j� Fee Paid: . Check No.: � By: `� Meeting Date: PEC No.:_ Planner: , �, Project No.: F:\cdev\FORMS\Permits\Planning\PEC\conditional_use10-18-2006.doc 754-2544 754-2555 � ��'- _ ,� .-��? � � l .\ "'7� �+. ► / 7 Page 1 of 5 1/4/06 � � O � � ************************************************************************************�*****�* � TOWN OF VAIL, COLORADO Statement *************************************************************************�****************** Statement Number: R070000367 Amount: $1,300.00 03/27/200708:31 AM Payment Method: Check Init: JS Notation: 366915/VAIL RESORTS ----------------------------------------------------------------------------- Permit No: PEC070021 'Py�e: PEC - Rezoning Parcel No: 2103-121-0000-5 Site Address: 934 S FRONTAGE RD VAIL Location: 934 S. FORNTAGE RD Total Fees: $1,300.00 This Payment: $1,300.00 Total ALL Pmts: $1,300.00 Balance: $0.00 ******************************************************************************************** ACCOUNT ITEM LIST: Account Code -------------------- PV 00100003112500 . � Description Current Pmts ------------------------------ ------------ PEC APPLICATION FEES 1,300.00 � .. ' E V E R\:-\ 1 I_ Thursday, March 22, 2007 Warren Campbell, AICP Senior Planner Town of Vail 75 South Frontage Road Vail, Colorado 81657 Re: Conditional Use Permit and Rezoning Applications for New Parking Structure � and Ski Lift in Ever Vail Dear Warren: Included with this letter are applications for conditional use permit and rezoning to allow a 750-space parking structure and a new ski lift (gondola) in the Ever Vail area. These applications follow the adoption earlier this year of amendments to the Lionshead Redevelopment Master Plan to include the West Lionshead area in the master planning area. As we have discussed, these conditional use applications are more conceptual in nature and reflect ageement on a multi-step approval process. Since a conditional use permit is required to establish the right to develop these uses, we are seeking approval of a conditional use permit prior to submitting applications for Major Exterior Alteration or Design Review Approval. Those additional applications will require a significant amount of design detail that is more appropriately developed once we know the uses and the locations are acceptable to the Planning and Environmental Commission. As you are undoubtedly aware, we recently made an official announcement proposing the creation of a new village, known as "Ever Vail," in the west end of the Lionshead area. The new parking structure and ski lift will be two components of this proposed entertainment oriented and LEED certified village containing significant retail, � restaurant, office, condominium, employee housing, and lodging uses. Detailed designs � and plans for the Ever Vail development will be forthcoming upon approval of the requested conditional use permits and rezoning application. The applications included: • Conditional Use Permit for a ski lift; • Conditional Use Permit for a parking structure; and • Rezoning Application for the Vail Professional Building and Cascade Crossing properties from Arterial Business District to Lionshead Mixed Use 2 District If you have any comments or questions, please do not hesitate to contact me or our planning consultants, Mauriello Planning Group. 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(PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller • Planner: Warren Campbell Q � SUMMARY The applicant, Vail Resorts Development Company, represented by Thomas Miller, has submitted a request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail� (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), The applicant has submitted the application in anticipation of the redevelopment of the area known as Ever Vail and the possible adoption of a final plat creating Lots 1 and 2 of the Ever Vail Subdivision. Staff is recommending that the Planning and Environmental Commission forwards a recommendation of approval, with a condition of the proposed rezonings subject to the findings and conditions outlined in Section VIII of this memorandum. DESCRIPTION OF REQUEST The applicant, Vail Resorts Development Company, represented by Thomas Miller, has submitted a request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2. The purpose of the application is to amend the Official Zoning Map of the Town of Vail whereby the unplatted Vail Professional Building and Cascade Crossing properties and South Frontage Road right-of-way will be rezoned to Lionshead Mixed Use-2 zone district. The applicant has submitted the application in anticipation of the redevelopment of the area known as Ever Vail and the possible adoption of a final � plat creating Lots 1 and 2 of the Ever Vail Subdivision. This requested recommendation is to rezone Lots 1 and 2 created by the Ever Vail Final Plat, if adopted, to Lionshead Mixed Use-2 District. A vicinity map of the development site and surrounding area has been attached for reference. (Attachment A). A copy of a plan depicting the proposed property rezonings (Attachment B) and a document entitled Rezoninq Request from ABD to LMU-2 and to zone portions of the existinq S. Frontaqe Road riqht-of-wav to LMU-2 dated revised September 17, 2007, describing the request in greater detail from the applicant (Attachment C) are attached for reference. III. BACKGROUND The Vail Resorts Maintenance Shop was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. The Holy Cross Lot, Vail Professional Building, Cascade Crossing, and former gas station sites where annexed into the Town of Vail by Ordinance No. 26, Series of 1975, which became effective on December 16, 1975. On December 11, 2006, the Planning and Environmental Commission forwarded a recommendation of approval for amendments to the Lionshead Redevelopment . Master Plan to include the Vail Professional Building and Cascade Crossing parcels within the Master Plan boundaries and to amend the recommendations for the area � known as "West Lionshead". On February 6, 2007, the Vail Town Council adopted Resolution No. 4, Series of 2007, which implemented the changes to the Lionshead Redevelopment Master Plan regarding West Lionshead and the area now called Ever Vail. IV. ROLES OF THE REVIEWING BODIES Rezoninq/Zone District Boundarv Amendment Planning and Environmental Commission: The Planning and Environmental Commission is advisory to the Town Council. The Planning and Environmental Commission shall review the proposal and make a recommendation to the Town Council on the compatibility of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the community. Design Review Board: The Design Review Board has no review authority on zoning/rezonings. Staff: The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the Zoning Regulations. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a •.r+'' � recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: The Town Council is responsible for final approval/denial of a zoning/rezoning. The Town Council shall review and approve the proposal based on the compatibility of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the community. V. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoninq Requlations (Title 12, Vail Town Code) Lionshead Mixed Use-2 District 12-71-1: Purpose: The Lionshead mixed use 2 district is intended to provide sites for a mixture of multip/e-family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, offices, skier services, light industrial activities, and commercial establishments in a clustered, unified development. Lionshead mixed use 2 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of � the zone district by establishing appropriate site development standards. This zone districf is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was specifically developed to provide incentives for properties to redevelop. The ultimate goa/ of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead redevelopment master p/an study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistenf with the Lionshead redevelopment master plan. Additionally, fhe incentives are created to help finance public, off site, improvements adjacent to redevelopment projects. Public amenities which will be evaluated with redevelopment proposals taking advantage of the incentives created herein may inc/ude: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public arf, roadway improvements, and similar improvements. Lionshead Redevelopment Master Plan (in part) Chapter 2 — Introduction (in part) 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to � provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and shouid be renewed and redeveloped to become a ,� warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds") through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families on a short term rental basis. In order to improve occupancy rates and create additional bed base in Lionshead, applications for new development and redevelopment projects which include a residential component shall provide live beds in the form of accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e, lock-off units), or dwelling units which are included in a voluntary rental management program and available for .r+' short term rental. Further, it is the expressed goal of this Plan that in addition to creating additional bed base through new lodging products, there shall be no net loss of existing live beds within the Lionshead Redevelopment Master Plan study area. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. � Chapter 4— Recommendations — Overall study Area (in part) 4.1.5 West Lionshead - Residentiai/ Mixed-Use Hub The western end of Lionshead, currently undeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, and Cascade Crossing. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment should reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating a year-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become a residential/ mixed use � area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating emp�oyee housing into the redevelopment of West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree of north-south building orientation may be difficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for an structured public parking facifity. All service and delivery demands created by development in this area shalt be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to �ess central locations. It may also be possible to retocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. � Chapter 5— Detailed Plan Recommendations (in part) 5.17 West Day Lotl Vail Associates Service Yard/ Holy Cross Site/ Gas Station Site/ Vail Professional Buildingl Cascade Crossing Planning for the western end of Lionshead must consider two different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 4-9a, and 4-9b for the Frontage Road realignment alterr�atives. Notwithstanding these different Frontage Road scenarios there should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Higher densities and building heights may be appropriate in this area, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of the master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. � As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. A strong connection along the Gore Creek corridor already exists. Streetscape improvements along West Lionshead Circle between Concert Hall Plaza (currently the western end of Lionshead retail influence) .�,,� and the Ritz-Carlton Residences will strengthen existing conditions, and in doing so, improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, seating areas and public art are just some examples of what could strengthen this corridor and in doing so further integrate this area with the rest of Lionshead. The development of a strong pedestrian connection between the Lionshead Core area and the western side of Lionshead will encourage pedestrian activity in this area and in doing so will energize all of West Lionshead. During the winter months the ski lift and associated parking will generate significant pedestrian traffic and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. This could be accomplished in any number of ways. For example, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. This could be reinforced by a well-crafted program of specialty retailers, o�ces, and restaurants. An active program of public art, residential units that are used for "artists in residence", a culinary school, improved access to and utilization of Gore Creek or Red Sandstone Creek for fishing or other purposes or specific recreation features such as a climbing wall are just some examples of design elements or land uses that could create a catalyst for activity. In conjunction with any application to development a new ski lift, a retail/commercial market study which analyzes the area for the appropriate amount of square footage of retail/commercial � that should be included in the redevelopment of West Lionshead shall be provided. It is assumed that the development standards of Lionshead Mixed Use 1 or 2 will guide the design of redevelopment in this area. Notwithstanding the height allowances of these zone districts, building height and massing shall be responsive to the Gore Creek corridor, the Interstate, and how building massing transitions at the western end of Lionshead. Buildings at the westernmost end of West Lionshead shall gradually "step down" from the maximum allowable height limits of the Lionshead Mixed Use zone districts. Figure 5-25 provides a general depiction of how building height shall gradually lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Notwithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area building design shall be articulated to avoid large expanses of shear/unbroken wall planes. a. Retention of Existinq Fronta4e Road Aliqnment If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Building and /Cascade Crossing all remain viable development sites. The most viable site for � a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas station site is a viable location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building and Cascade Crossing could be developed as a contiguous parcel. It is assumed that these parcels would be re-zoned to Lionshead Mixed Use I. The Holy Cross site and the Vail Professional Building both abut Red Sandstone Creek. Any redevelopment of these parcels should consider how the Creek can be enhanced and made an asset or amenity of this redevelopment area. b. Frontaqe Road Realiqnment behind the Maintenance Yard and Holv Cross site The greatest benefit of this realignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this alternative the most ( viable site for a public parking facility would still be the Maintenance � Yard/Holy Cross parcels. With the re-location of the Frontage Road lift access out of the old gas station site would not require a grade separated pedestrian crossing to the Maintenance Yard/Holy Cross � parcels. However, a grade separated crossing over the re-located Frontage Road would be needed to link the Holy Cross site with the Vail Professional Building. This alternative would also present the opportunity for relocating and/or enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. One possibility may be to pond the creek just south of the I-70 corridor and diverting all or a portion of the flow underneath the new Frontage Road in order to bring "live water" through the western end of the Holy Cross site. Any modification or enhancement to the creek corridor would be subject to U.S. Army Corp of Engineers approval. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection befinreen this area and the rest of Lionshead. Vail Land Use Plan (in part) The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines � in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows: 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. 1.5 Commercial strip development of the Valley should be avoided. 1.7 New subdivisions should not be permitted in high geologic hazard areas. � 1.8 Recreational and public facility development on National Forest lands may be permitted where no high hazards exist if: a) Community objectives are met as articulated in the Comprehensive Plan. b) The parcel is adjacent to the Town boundaries, with good access. c) The affected neighborhood can be involved in the decision-making process. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 1.13 Vail recognizes its stream tract as being a desirable land feature as well as its potential for public use. 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 efficiently. 2.3 The ski area owner, the business community and the Town leaders � should work together to improve facilities for day skiers. � 2.4 The community should improve summer recreational options to improve year-round tourism. 2.5 The community should improve non-skier recreational options to improve year-round tourism. 2.7 The Town of Vail should improve the existing park and open space lands while continuing to purchase open space. 2.8 Day skier needs for parking and access should be accommodated through creative solutions such as: a) Increase busing from out of town. b) Expanded points of access to the mountain by adding additional base portals. c) Continuing to provide temporary surface parking. d) Addition of structured parking. 3. Commercial 3.2 The Village and Lionshead areas the best location for hotels to serve the future needs of destination skiers. 9 3.3 Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged. �,i 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 3.5 Entertainment oriented business 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. 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. 5.2 Quality time share units should be accommodated to help keep occupancy rates up. � 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. � 10 VI. � � � ZONING ANALYSIS The following zoning analysis provides a comparison of the development potential currently allowed under Arterial Business District (ABD) to that of the proposed Lionshead Mixed Use-2 District (LMU-2). Legal Description: Land Use Designation: Lot Size: Development Standard Lot Area: Setbacks: Height: Density Control GRFA: Site Coverage: Landscaping: Unplatted Community Office 87,120 sq. ft./2.0 acres ��: 25,000 sq. ft. min. Front: 15 ft. 60% of frontage 20 ft. 40% of frontage Sides: 15 ft. Rear: 10 ft. 70% between 32 ft. and 40 ft 30% less than 32 ft. No dwelling units allowed Type III EHUs conditional 52,272 sq. ft. 52,272 sq. ft. (60%) 21,780 sq. ft. (25%) LMU-2 10,000 sq. ft. min. 10 ft. all sides 82.5 ft. max. 71 ft. average 70 d.u.s, untimited a.u.s, f.f.u.s, e.h.u.s, timeshare (33% over existing or 35 d.u.s/acre whichever is greater) 217,800 sq. ft. (33% over existing or 250% of buildable area whichever is greater) 60.984 sq. ft. (70%) 17,424 sq. ft. (20%) Parking Per Chapter 10 of Per Chapter 10 of the Zoning the Zoning Regulations Regulations The following zoning analysis provides an explanation of the development potential that would be applied to the unplatted and unzoned South Frontage Road right-of- way if it were to be rezoned to Lionshead Mixed Use-2 District (LMU-2). This analysis took into account the area of right-of-way being incorporated into Lots 1 and 11 2 of the Ever Vail Preliminary Plan minus the property provide from existing lots to the relocated right-of-way. Legal Description: Unplatted Land Use Designation: Not Applicable Lot Size: 139,778 sq. ft./3.21 acres Development Standard LMU-2 Lot Area: 10,000 sq. ft. min. Setbacks: 10 ft. all sides Height: 82.5 ft. max. 71 ft. average Density Control: 112 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare GRFA: 349,445 sq. ft. if entire site is buildable Site Coverage: 97,844.6 sq. ft. (70%) Landscaping: 27,955.6 sq. ft. (20%) Parking Per Chapter 10 of the Zoning Regulations The following is a zoning analysis of the development potential of Lots 1 and 2 as depicted on the Ever Vail Preliminary Plan, if adopted as shown. Legal Description: Lot 1, Ever Vail Subdivision Land Use Designation: Lionshead Redevelopment Master Plan Lot Size: 330,402.6 sq. ft./7.585 acres Development Standard LMU-2 Lot Area: 10,000 sq. ft. min. Setbacks: 10 ft. all sides Height: 82.5 ft. max. 71 ft. average Density Control GRFA: Site Coverage: 112 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare 732,087.5 sq. ft. (292,835 sq. ft. buildable site area) 231,281.4 sq. ft. (70%) 12 � .� �J � � u Landscaping: Parking Legal Description: Land Use Designation: Lot Size: Development Standard Lot Area: Setbacks: Height: Density Control: GRFA: 66,080.5 sq. ft. (20%) Per Chapter 10 of the Zoning Regulations Lot 2, Ever Vail Subdivision Lionshead Redevelopment Master Plan 156,162.6 sq. ft./3.585 acres LMU-2 10,000 sq. ft. min. 10 ft. all sides 82.5 ft. max. 71 ft. average 125 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare 349,800 sq. ft. (139,920 sq. ft. buildable site area) Site Coverage: 109,313.8 sq. ft. (70%) Landscaping: 31,232.5 sq. ft. (20%) Parking Per Chapter 10 of the Zoning Regulations VII. SURROUNDING LAND USES AND ZONING VIII Land Use Zonin North: Interstate 70 No zoning East: Mixed-use Lionshead Mixed Use 1 West: Mixed-use SDD No. 4, Cascade Village South: Open Space Natural Area Preservation CRITERIA AND FINDINGS Amendment to the Official Zoning Map of the Town of Vail (rezoninq) Chapter 3, Administration and Enforcement, Title 12, Zoning Title, of the Vail Town Code authorizes amendments to the Official Zoning Map of the Town of Vail. Pursuant to Section 12-3-7, Amendments, in part, "an application to amend the district boundaries of the Zoning Map may be initiated by petition of any resident or property owner in the Town." 13 Furthermore, Section 12-3-7 C prescribes the criteria and findings the Planning and Environmental Commission and Town Council shall consider with respect to a � request to amend the Zoning Map. The applicant is seeking a recommendation of approval to rezone two unplatted properties, from ADB to LMU-2 and a portion of unplatted and unzoned South Frontage Road right-of-way to LMU-2. According to Section 12-3-7 C, of the Vail Town Code, Before acting on an application for a zone district boundary amendment, the Planning and Environmenta/ Commission and Town Council shall consider the following factors with respect to the requested zone district boundary amendment: 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and The redevelopment of the properties incorporating the Ever Vail project began in early 2006, with the start of public meetings and hearings to discuss incorporation of several parcels into the Lionshead Redevelopment Master Plan and amendments to the Master Plan for the area known as "West Lionshead". In early 2007, Town Council adopted, through resolution, the amendments to the Master Plan that evolved over a year of public process. � The proposed rezoning of two properties and portions of the unplatted South Frontage Road right-of-way is one of the steps in effecting the change in Ever Vail that was anticipated through the adoption of the changes to the Master Plan. Staff has reviewed the proposed rezoning request and found it to be in compliance with the multiple elements of the Vail Comprehensive Plan. Within Section V of this memorandum staff provided the Policies and Goals identified in both the Lionshead Redevelopment Master Plan and the Vail Land Use Plan which apply to this request. The requested rezonings in conjunction with the possible adoption of a Ever Vail Final Plat will be the basis for creating the foundation from which many of the policies and goals of the Vail Comprehensive Plan can be achieved. The proposed rezoning is consistent and compatible with the Vail Comprehensive Plan and the Town's development objectives. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the Town's adopted planning documents; and �� U 14 The Lionshead Mixed Use-2 District establishes zoning that is consistent � with both existing and proposed uses on the subject properties. Currently, the Ever Vail area contains industrial uses, a public utility, commercial, and office. As a part of the redevelopment the remaining adjacent uses will be the water treatment plant and the Glen Lyon Office Building. Staff believes that the permitted and conditional uses listed within the LMU-2 District are suitable uses to be adjacent to the remaining properties. The proposed use of the properties within Ever Vail will be a mixed use development containing a combination of retail/commercial, office, dwelling units, accommodation units, time share, and employee housing. Special attention should be given to the Detailed Plan Recommendations outlined Chapter 5 of the Lionshead Redevelopment Master Plan for the area known as Ever Vail. This language is found in Section V of this memorandum. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and The LMU-2 District is consistent with the existing and proposed use of the property. The proposed zone district implements specific goals of the Vail Land Use Plan and Lionshead Redevelopment Master Plan. Staff believes that the proposed rezoning presents a harmonious, convenient, and workable relationship with land uses in the area consistent with the � existing and proposed use of the property. For example, while the overall density of development on the subject properties will increase as a result of the zone district boundary amendment, the relocation of the South Frontage Road right-of-way, the detailed plan recommendations for the development site, and the anticipated off site vehicular and pedestrian improvements ensures a workable relationship among land uses. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and The proposed rezoning establishes consistent zoning for the subject properties with regards to their adjacent zoned LMU-2 District properties. This rezoning will create a zone district consistent with the existing and proposed use of the property. The proposed rezoning and development plan provide for the development of an orderly viable community consistent with the Town's development interests as expressed in the Lionshead Redevelopment Master Plan. The purpose of the LMU-2 District is, in part, "to provide sites for /odges, hotels, fractional fee clubs, lodge dwelling units, and timeshares", "to provide economic incentives for properties to redeve/op", and "to create an economically vibrant lodging, housing and commercia/ core area." Rezoning the subject properties to LMU-2 District will allow for the redevelopment of the Ever � Vail area consistent with the recommendations found in the Master Plan for Ever Vail. 15 Staff believes that this amendment furthers the development objectives of "� the Town and serves the best interest of the community as a whole. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including but� not limited to water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and The proposed rezoning will change the existing character and uses currently present on the subject properties. However, staff does not foresee any adverse impacts on the natural environment to include water quality, air quality, noise, vegetation, etc. In fact, given the language as adopted for the detailed recommendations for the site, it could be reasonably expected that beneficial impacts could result from the rezoning and redevelopment of the site. For example, an intended outcome of the redevelopment of this site, according to the Lionshead Redevelopment Master Plan, is the restoration and enhancement of the Red Sandstone Creek riparian corridor. 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district. The LMU-2 District is proposed for the subject properties. The proposed zone district amendment is consistent with the intended purpose of that zone district. A copy of the purpose statement of the LMU-2 District is provided in Section V of this memorandum. ""'' 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. Since the original adoption of zoning on the property, the Town of Vail has undergone an extensive study for the redevelopment of the Lionshead area of Town. As such, the Town has adopted clearly identifiable goals and objectives for development in this general area of Town. In order to ensure that these goals and objectives for development are carried out, the Town adopted two zone districts; one of which is the LMU-2 District. If approved, the applicant will be afforded the opportunity to redevelop the Vail Professional Building and Vail Cascade properties and portions of the unplatted South Frontage Road with the Town's goals in mind. To that end, the Lionshead Redevelopment Master Plan, through the adoption of Resolution No. 4, Series of 2007, outlines very clear and specific objectives for development on the properties to be rezoned. These objectives can be found in Chapter 5 of the Lionshead Redevelopment Master Plan. 8. Such other factors and criteria as the Commission andlor Council deem applicable to the proposed rezoning. � 16 IX. STAFF RECOMMENDATION � The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of approval, with a condition to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of- way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department). This requested recommendation is to rezone the Lots 1 and 2 created by the Ever Vail Final Plat, if adopted, to Lionshead Mixed Use-2 District. Staff's recommendation is based upon the review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this zone district boundary amendment, the Community Development Department recommends the Commission pass the following motion: The P/anning and Environmental Commission is forwarding a recommendation of approval, with conditions, to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to � Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. This forward of a recommendation of approva/ with a condition is to rezone Lots 1 and 2 created by the Ever Vail Final P/at, if adopted, to Lionshead Mixed Use-2 District. Should the Planning and Environmental Commission choose to approve this zone district boundary amendment, the Community Development Department recommends the Commission pass the following findings: "Before recommending and/or granting an approval of an application for a zone district boundary amendment the Planning & Environmental Commission and the Town Council shall make the following findings with respect to the requested amendment: 1. That the amendment is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive P/an and compatible with the development objectives of the Town; and 2. That the amendment is compatib/e with and suitab/e to adjacent uses and appropriate for the surrounding areas; and � 3. That the amendment promotes the health, safety, morals, and general we/fare of the Town and promotes the coordinated and harmonious 17 development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and � residential community of the highest quality." Should the Planning and Environmental Commission choose to approve this preliminary plan, the Community Development Department recommends the Commission apply the following condition: That this request to amend the zone district boundaries of the Town of Vail Official Zoning Map to rezone Lots 1 and 2 of the proposed Ever Vail subdivision as Lionshead Mixed Use-2 District will become effective upon review, approval, and recording of the Ever Vail Final Plat by the Planning and Environmental Commission. X. ATTACHMENTS A. Vicinity Map B. Copy of the proposed rezoning plan C. 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Y 1\ . . . . . . . . . . lY O G Is U.m . . . . . . . � , Q , . . . \. / r . . . \ /�/ / � N� . . .I \ . Y I :..... :..... ... wo3' \ : :. ` Z I � : : °�o . . •i : : � ao; �: : �: � l oQ . . .... . . ... .a :... . �.... . . .... . �, .. N � � : : � : :� . oQ : : : \ : � � � ... ...... ...... .....� ...... .. �. .. .. �o : : : � . ... . ...3. .... \ �p : : \: :\ : : '°� . � in N . .... an�.... . W Z ..... :..... ... :.F^ . :..... � :..... � . . . z^ \ . . Z . . U� : : : <a : : : : � :..... :.... .o� .. :..... :..... :.... Z : sg : : . : : �m : : .. :..... :.�.\. :.... I � j�m � 'm� o"n ^o� �c�� oc�;o�� , � - U'� tn :'' �J � C� Rezoning Request from ABD to LMU-z and to zone portions of the existing 5. Frontage Road right-of-way to LMU-z Applicant: Vail Resorts Submitted on March z6, zoo7 REVISED ON September �7, zoo7 Submitted by: � I�l � �t'i Msu�l�llo Plaening Group Attachment C � � Table of Contents C� � Tableof Contents .......................................................................................... z Directory........................................................................................................ 3 Introduction of the Request .........................................................................4 Vision of Ever Vail and LEED Certification ....................................................6 Review Criteria for a Rezoning Request .................................................... �o AdjacentAddresses .....................................................................................�7 2 � Directory Thomas Miller Project Manager Vail Resorts Development Company t37 Benchmark Road Avon, CO 8�6zo (o) 970-754-2544 (f) 970-754-2555 Tmiller��a vailresorts.com Mauriello Planning Group PO Box ��z7 Avon, CO 8�6zo 970.748.o9zo iPh) 970.748.0377 �f) dominic�a mpgvail.com Sam Ecker Gore Range Surveying, LLC PO Box �5 � 5�29 Longsun Lane Avon, CO 8�620 (970) 479-86g8 (970) 479-0055 (fax) sam�a gorerange.net CALLISON �4zo Fifth Avenue #z400 Seattle, WA g8io�-z343 Ph. (ZO6) 6z3 4646 F. (zo6) 6z3 4625 Alpine Engineering, Inc. P.O. Box 97 Edwards, CO 8�63z Ph. (970) 926-3373 F. (970) 926-3390 L:J 3 � Introductios� of the Request We are submitting a request for a rezoning from ABD to LMU-z for Parcel z, created by the Evervail Subdivision. The site is currently zoned Arterial Business District and is the site of the Vail Professional Building and Cascade Crossing, located at 953 and �03� Frontage Road. In addition, we are also requesting to zone the portion of the S. Frontage Road right-of-way, which is currently unzoned, to LMU-z. The end result will be the entirety of the Evervail Subdivision will be zoned Lionshead Mixed Use - z. We are proposing to rezone the site to Lionshead Mixed Use - z, primarily due to the recent inclusion of the site into the Lionshead Redevelopment Master Plan. Vail Resorts Development Company is proposing to construct a public parking structure �n a portion of the site, as well as offices, retail uses, residential, and employee housing. Sectiomz-71-5: Conditional Uses; Generally (on all levels of a building or outside of a building) allows "Public or private parking lots" as a conditional use in the Lionshead Mixed Use - z zone district. On December �5, �96z, Vail Mountain opened with 3 lifts and recorded a total of just 55,00o skiers in the �96z-�963 season. By ig69, it was the most popular resort in Colorado. Today, there are 33 lifts, and total skier and snowboarder visits for the zoo5-zoo6 season was �,676,��8. Vail continually strives to improve the guest � experience through quality infrastruct�re improvements on the mountain. As a result, Vail has continually been ranked the #� ski resort in North America. �J The Vail Village parking structure was originally completed in �975 with only 850 spaces, until it was expanded in �988. The Lionshead parking structure was originally constructed in �980. Currently, there are approximately z,5oo parking spaces available at Vail's two parking garages. The parking spaces, �,800 of them covered, allow skiers and snowboarders quick and easy access to Vail Mountain via the Vista Bahn ski lift in Vail Village, Eagle Bahn Gondola in Lionshead or Riva Bahn ski lift at Golden Peak. The proposed parking structure in West Lionshead will be adding approximately 40o public parking spaces. This is in addition to the parking constructed to meet the commercial, office, and residential needs of the Evervail development. The parking structure will reduce the vehicular traffic and skier (pedestrian) traffic in the more congested areas and portals of the Town, helping to improve the guest experience town-wide. � � u � / / \ �'� � /. Efi1STiYC 7AN1�G = EVER Y.AIL /� . rox�v oF v,u�, coun�nr c,� e{c�e, sre� oe co�oanoo �', � �i ...._�_-- �� / / --+4•a+-�-- �T ----- ,- � - ,. � ,i-. //� r . //�i i � / � �s / i �i�/ � / � i _ --P� 1_ / `. _` �} ,�,;r '�±� -�- � ,� � ,•� s � / � �., -� r / � �.�/ i i � �� l�� IlOICAlES �REA Q1RR:lITtT ZONi_D � AR7ERIAL BUSNIES3 C�57R�CT / / \ /� � � � j� - I�_�_ wy �r uy.s� �� l �rwv w � u.� � � �`�' 1 �T ..-. w. I 1�1'" _ �t � ... m_..,,� 1� }�L� � � � w.v 1 _ _ — -� �__ � _ S t.�..�_t�i_�� I+aE. cu�wnr za[o YIXED USE - R v�toNOSeu �o�i �c � EVER VA1L /�'� 'iOW4 OF Yr\lL COUSf Y OF E4GlF_ S`fATE OF' COI.ORADO / �. .� / ' / / / � i � / --1Ylf-y�—' �T'--"— / '/ � / / � •:i�� / � / i '�� / A � � � / �,, "� / � sJ � � � /' �r_ / i V �/��' � ..,, � _=-� � � �- - � j ...�;,.,_ � _ � ^.__„ � , � J�� _!�� uoxsEw �xU I i i � � �� J/ r.'�,..., � m � � �� --��n m. uu / omw ``i ;=v .. � -.� �� - �¢ _ _,� � +, � _.. � : � _ m �., � ,,,,Q ��• --Z��.� ._-. 5 � Vision of Ever Vail and LEED Certification It is important to consider this first step with an understanding of the overall redevelopmert of the Ever Vail. Ever Vail is envisioned to become a mixed-use hub, including office, retail, and housing. The area will include employee housing to serve the new uses in the area. The Frontage Road will be re-aligned, locating the road adjacent to I-7o, as it is in many parts of Town. West Lionshead will become more of a village, like Vail Village or Lionshead, and not be bisected by a major thoroughfare. We are working closely with CDOT in this process, and CDOT is supportive of the road realignment. Ever Vail generally encompasses one million square feet and wilf include between 600,00o and 700,00o saleable square feet of residential and commercial space. The site is currently occupied by Vail Mountain's vehicle maintenance shop yard and warehouse, a retail and office complex, and a gas station, offering the opportunity for a true "Brownfield" redevelopment. The new resort village plans call for approximately�50-z5o whole ownership condominium units, approximately 75-�25 fractional ownership condominium units, an approximately �oo,000-square-foot- room hotel, �oo,000-�50,00o square feet of commercial retail, office, and restaurant space and an approximately ioo,000-square-foot mountain operations facility. The project will also include a gondola to serve as the fifth base portal to Vail Mountain, and a new public parking structure. � The li.S. Green Bui;ding Council has developed a LEED for Neighborhood Development Rating System. All of the following information regarding LEED is from their document entitled LEED f or Neighborhood Development Rating System. � The U.S. Green Building Council, the Congress for the New Urbanism, and the Natural Resources Defense Council—three organizations that represent some of the nation's leaders among progressive design professionals, builders, developers, and the environmental community—have come together to develop a national set of standards for neighborhood location and design based on the combined principles of smart growth, new urbanism, and green building. The goal of this partnership is to establish these standards for assessing and rewarding environmentally superior development practices within the rating framework of the LEED (Leadership in Energy and Environmental Design) Green Building Rating SystemT"'. The Neighborhood Development rating system is designed to certify exemplary development projects that perform well in terms of smart growth, new urbanism, and green building. Projects may constitute whole neighborhoods, fractions of neighborhoods, or multiple neighborhoods. Smaller, infill projects that are single use but complement existing neighboring uses should be able to earn certification as well as larger and mixed use developments. 0 � Evervail has been accepted to be a LEED certified neighborhood development. The following components are part of the Ever Vail program: Brownfield Redevelopment. The Amoco site, which Vail Resorts purchased for inclusion in this redevelopment project, had previous oil and gas spills. Vail Resorts is in the process of having the soils rejuvenated in order to develop a LEED certified building and ski lift on that site as part of the development. The development will encourage the reuse of land by developing a previously developed site, not forest or open space, reducing the impact of development on undeveloped land. The ' " ' '' ' ' " redevelopment of property on which previous uses have and currently include: fuel storage and disbursement, a light-industrial machine shop, light industrial oil refining operations, vehicle and heavy machinery maintenance and repair, and warehousing. Wetland and Water Body Conservation. The project will conserve natural hydrology and habitat and preserve biodiversity though conservation and improvement of onsite wetlands by removing a culvert and day-lighting Red Sandstone Creek and enhancing its surrounding wetlands. LEED Certified Green Buildings — For the LEED Neighborhood certified buildings requirement, Ever Vail must meet all the criteria for LEED New Construction standards for at least 5oq of the building in the project. Vail Resorts plans to have all buildings in the project meet at least certification level. Some specific construction products that the Company plans to use to meet the standards are as follows: • Salvaged Products such as: bricks, millwork, framing lumber, plumbing fixtures, and period hardware. • Recycled Products such as: Iron-ore slag used to make mineral wool insulation, fly ash used to make concrete, and PVC scrap from pipe manufacture used to make shingles. • Certified wood products that carry an FSC stamp. • Windows - NFRC-rated unit U-factor of o.z5 or lower. If the frame material is non-green, such as PVC (vinyl), the energy standard is more stringent: U-factor of o.zo or lower. � • Equipment that conserves energy and manages loads such as: water heaters, refrigerators, dishwashers, and clothes washers. 7 � • Products that do not release signi ficant pollutants into the buiiding such as: zero- and low-VOC paints, caulks, and adhesives. • Products with very low emissions, such as: nonformaldehyde manufactured wood products. • Products that remove indoor pollutants such as: certain ventilation products, filters, radon mitigation equipment. • Products that warn occupants o f health hazards in the building such as: carbon monoxide (CO) detectors, lead paint test kits, and other IAQ test kits. • Products that improve light quality such as: tubular skylights, specialized commercial skylights, and fiber-optic daylighting systems, full- spectrum lighting systems and highly reflective ceiling panels. �J 0 1� . , _� � . 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' . . . - � � - � .. . . � �, ". .' . . - - � � � ; .. `# / _ ` _ . . - � , . - ... `:!. - Review Criteria for a Rezoning Request A. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Our Anal�sis: The Lionshead Redevelopment Master Plan provides the framework for the Town of Vail to review this rezoning request from Arterial Business District to Lionshead Mixed Use-z, along with the zoning of the Frontage Road right-of-way. The Lionshead Redevelopment Master Plan, originaliy adopted in December of �998� describes the Town's intent in the adoption of the Master Plan: Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense o f place, a personality, a purpose, and an improved aesthetic character. � Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as per forming arts venues, con ference facilities, ice rinks, streetscape, parks and other recreational improvements. Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traf fic must be improved within and through Lionshead. Improved In f rastructure The in frastructure o f Lionshead (streets, walkways, transportation systems, parking, utilities, Ioading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevefopment and revitalization efforts and to meet the service expectations o f our guests and residents. Resolution No. 4, Series of zoo7, adopted amendments to the Lionshead Redevelopment Master Plan, specifically dealing with the redevelopment of the West Lionshead area. The Town Council, Planning Commission, and the � Town Staff reviewed these Master Plan amendments in detail over a significant period of time and are very familiar with the modifications. As a 10 result, we have onfy pulled out portions of the amended Lionshead Redevelopment Master Plan that apply specifically to a rezoning request. Greater detail can be provided in future applications. The following language was added to the Master Plan: West Lionshead - Residential/Mixed-Use Hub The western end o f Lionshead, currently undeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, and Cascade Crossing. This area o f Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town o f Vail does place a high value on maintaining the of fice and retail areas in West Lionshead and any redevelopment should reasonably increase the square f ootage o f existing o f f ice and have "no net loss" o f retail square f ootage in West Lionshead. With their recent acquisition o f additional properties in this area, Vail Resorts has the opportunity to bring li ft service to this part o f Lionshead. Lift service brings with it great potential for the re- development o f this area and in doing so expand al! o f Lionshead to the west with improved pedestrian connections, new retail and of fice activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating a year-round attraction within this area o f Lionshead. The master plan recommends that this hub become a residential/ mixed use area with an emphasis on meeting the needs o f both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based o f f ice and retail space, employee housing and parking, bus or transit f unctions and a ski fi ft connection to Vail Mountain. The catalyst for this mixed use hub is ski li ft access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment o f West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree o f north-south building orientation may be di f ficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this Iocation creates a catalyst for a structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. lI � The site wifl continue to accommodate tf�e existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may a(so be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. Connection to West Lionshead West Lionshead consists o f the West Day Lot, the Vail Associates service center, the sanitation plant, the Holy Cross lot, the former gas station site, the Vail Professional Building, and Cascade Crossing. Because it is an area o f potentially signi f icant growth, it is important that it be f ully integrated into the Town o f Vail transit system. The West Lionshead properties are at the outside edge of the acceptable waiking distance to the ski yard (�zoo feet). With a mixed use development in the area which integrates a ski portal, retaii space, of fice space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provide direction on the � ultimate location o f a Lionshead Transit Facility along with needed interconnections between ski portals, regionaf transit stops, and other transportation modes. The addition o f a ski li ft in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance o f a li ft (�,ZOO feet). Maximum Ef ficiency and Utilization The following recommendations are made to enhance the ef ficiency and functionality of the Lionshead transit connections in anticipation of future redevelopment in the area: Potential New Parking Sites West Lionshead The construction o f a new public parking facility at the west .end o f Lionshead has been a pfanning consideration since the completion of the Vail Transportation Master plan in �99�. This site is currently undeveloped (except for the Vail Associates maintenance yard) and is large enough to meet projected parking demand. It is well located in relation to the potential new eastbound I-7o access ramps. The viability o f a new pubiic parking facility in this focation would be enhanced by � bringing li ft service to this area. The construction o f a new public parking facility would address the existing de ficiency o f o f f-street 12 � parking on peak days and the shi f ting demand o f parking created by the introduction o f a new ski li f t in West Lionshead. it is anticipated that the new public parking structure would contain approximately 400 public parking spaces, which would be in excess o f any parking requirements generated by proposed development. The update o f the Vail Transportation Plan shoufd provide final direction on the location and quantity o f additional public parking spaces in the Town o f Vaii. The location of additionaf public parking should consider where parking is most optimal for both guests and employees, year round utilization, mountain operations, and overall tra f fic circulation. • Given the location for this parking facility, it had been assumed that regular transit or shuttle service would be necessary because o f its distance f rom the retail core area and the ski yard (greater than a �zoo-foot walking radius). However, the location of the parking structure would be proximate to the new lift and as such the need for regular shuttle service would be minimized. However, some provisions for bus stops and/or a transit facility should be considered for the parking structure. West Day Lot/ Vail Associates Service Yard/ Holy Cross Site/Gas Station Site /Vail Pro f essional Building/ Cascade Crossing � As compared to a separate, f ree-standing portal, West Lionshead is considered a part o f the greater Lionshead area. in order for this area to be success f ul, it is important to have a strong pedestrian connection with the rest o f Lionshead. A strong connection along the Gore Creek corridor already exists. Streetscape improvements along West Lionshead Circle between Concert Hall Plaza (currently the western end o f Lionshead retail in fluence) and the Ritz-Carlton Residences will strengthen existing conditions, and in doing so, improve the viability o f mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, seating areas and public art are just some examples o f what could strengthen this corridor and in doing so further integrate this area with the rest of Lionshead. It is assumed that the development standards of lionshead Mixed Use � or 2 will guide the design o f redevelopment in this area. Notwithstanding the height atlowances of these zone districts, building height and massing shall be responsive to the Gore Creek corridor, the lnterstate, and how building massing transitions at the western end o f Lionshead. Buildings at the westernmost end o f West Lionshead shalf graduaily "step down" from the.maximum allowable height limits o� the � Lionshead Mixed Use zone districts. 13 � We believe that it was the intent of the Town to rezone that portion of West Lionshead zoned Arterial Business District to Lionshead Mixed Use - 2, as the Lionshead Redevelopment Master Plan clearly states. B. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents; and Our Anal� As the above analysis indicates, the Lionshead Redevelopment Master Plan clearly indicates these properties to be a part of the West Lionshead mixed-use development. Adjacent properties to the east are currently zoned Lionshead Mixed Use - z. The property to the south (Glen Lyon Office Building) is zoned Special Development District. The proposed site is bounded by I-7o to the North. The re-alignment of the Frontage Road will allow this area to become one cohesive development and the zoning of Lionshead Mixed Use - z to the property is more suitable than the current zoning designation of Arterial Business District. C. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal � development objectives; and Our Anal�sis: The rezoning from Arterial Business District to Lionshead Mixed Use - z of these properties will allow for a more harmonious, convenient, and workable relationship in the proposed redevelopment of the West Lionshead area. These properties are the only properties zoned Arterial Business District in the Town of Vail. Rezoning them to Lionshead Mixed Use - z allows for redevelopment which meets the town's development objectives as outlined in the Lionshead Redevelopment Master Plan, Zoning Regulations, Vail zofzo, etc. D. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and Our Analysis: As the adjacent area to the east is zoned Lionshead Mixed Use - z and this area is part of the Lionshead Redevelopment Master Plan study area, it is clear that this does not constitute a spot zoning. This amendment will help to allow the redevelopment of the West Lionshead area into a mixed use hub, serving the � needs of guests and residents alike. 14 � E. The extent to which the zone district amendment results in adverse or beneficiai impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Our Analysis: This rezoning request will not result in adverse impacts on the natural environment. The site is currently developed with commercial uses on the site. All development proposals on the site will be completed with the utmost concern for the protection of the natural environment in the area, as we consider it an amenity to the guests of West Lionshead. As future applications will indicate, we are hoping to improve the riparian characteristics of Red Sandstone Creek, which borders the property to the east of the Vail Professional Building. We hope to make the creek a great asset to the area and to do so, we will ensure that there are no adverse impacts to the natural environment. F. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; and Our Analysis: � The purpose statement of the Lionshead Mixed Use -z Zone District is as follows: The Lionshead mixed use 2 district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotefs, fractional fee clubs, timeshares, lodge dwelling units, restaurants, of fices, skier services, light industrial activities, and commercial establishments in a clustered, unified development. Lionshead mixed use z district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types o f buildings and uses and to maintain the desirable qualities o f the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was speci fically developed to provide incentives for properties to redevelop. The ultimate goal o f these incentives is to create an economically vibrant (odging, housing, and cammercial core area. The incentives in this zone district include increases in allowable gross residential floor area, buifding height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goal o f the incentives is to create economic conditions favorable to inducing private redevelopment � consistent with the Lionshead redevelopment master plan. Additionally, the 15 � incentives are created to help finance public, of f site, improvements adjacent to redevelopment projects. Public amenities which will be evaluated with redevelopment proposals taking advantage o f the incentives created herein may include: streetscape improvements, pedestrian/bicycle access, pubiic plaza redevelopment, public art, roadway improvements, and similar improvements. The application of Lionshead Mixed Use - z to this site, as part of the Lionshead Redevelopment Master Plan study area, is consistent with the above purpose statement. The rezoning will further the goals of the Town of Vail, and ensure consistency with the Lionshead Mixed Use - z Zone District. G. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate; and Our Analysis: The Arterial Business Zone District was originally adopted in �g82. At the time, Vail and Eagle County was a different place. The population of the entire county in i98o was just under �5,000. Today, it's estimated to be over 50,000. Beaver Creek Mountain opened in �g80. The Lionshead Parking Structure was completed in �980. The Vail Professional Building was constructed in �985, and Cascade � Crossing was constructed in �990. Twenty-five years ago, the idea of a"billion dollar" renewal of Vail was unfathomable. Arterial Business District was not a zone district applied to a property which would be envisioned to become a mixed use hub, with a parking structure and ski lift. Arterial Business District is no longer appropriate for the site. � f[7 Adjacent Addresses z�o3�z�o9oo3 GLEN LYON OFFICE BUILDING C/O ANDREW D. NORRIS �000 S FRONTAGE RD W STE 200 VAIL, CO 81657 z�o3iz�00005 934 FRONTAGE RD VAIL CORPORATION PO BOX g59 AVON, CO 8�6zo-o959 Z�o3�zi00004 �031 FRONTAGE RD SOHO DEVELOPMENT LLC 95017TH ST STE 1600 DENVER, CO 8o2oz z�o3u�0000z 953 FRONTAGE RD SOHO DEVELOPMENT LLC 95o i7TN ST STE 1600 DENVER, CO 8ozo2 zio3�z�z400i 923 FRONTAGE RD W VAIL CORP PO BOX 7 VAI L, CO 81658 zio3�2i000io TOWN OF VAIL CJO FINANCE DEPT 75 S FRONTAGE RD VAI L, CO 81657 z�o3izio9oo4 SUB:GLEN LYON SUBDIVISION L0T:39-Z ROBERT ). ROSEN zoo5 QPRT NANCY ROSEN zoo5 QPRT 11z7 LAKE AVE GREENWICH, CT �6831 � zio3�z�o9oo5 9345 FRONTAGE RD HRGOPIAN & PENNINGTON,LLC CJO BRENTWOOD ASSOC & T.M. PENNINGTON 1��5o SANTA MONICA BLVD 1200 LOS ANGELES, CA go025 z�o3u�o9ooz TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 8�657 21oio7z0000i TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAI L, CO 81657 z�o�o7zi600� 846 FOREST RD EAGLE RIVER WATER & SANITATION DIST 846 FOREST RD VAIL, CO 8�657 z�o3izi00005 934 FRONTAGE RD VAIL CORPORATION PO BOX 959 AVON, CO 8i6zo-o959 z�oio7z�3oo� 862 FRONTAGE RD W VAIL CORP PO BOX 7 VAIL, CO 81658 Zio�o72�600� 846 FOREST RD EAGLE RIVER WATER & SANITATION DIST 846 FOREST RD VAII, CO 8�657 210107200001 TOWN OF VAIL 17 � C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 81657 i�o�o7zi�o32 826 FOREST RD VAIL RESORTS DEV PO BOX 959 AVON, CO 8�620 z�oTO7ziio3t 816 FOREST RD VAIL RESORTS DEV PO BOX 959 AVON, CO 8�6zo Z�oio7z�io33 798 FOREST RD GANNETT, KATHRYN 690 ARDSLEY RD WINNETKA, IL 60093 z�o�o7zi�o34 � 796 FOREST RD GANNETf, KATHRYN 690 ARDSLEY RD WINNETKA, IL 60093 zioio7z�8o oz TOWN OF VAIL 75 S FRONTAGE RD W VAIL, CO 8�657 210107218001 TOWN OF VAIL 75 S FRONTAGE RD W VAIL, CO 8�657 z�o�o7zi7oo4 825 FOREST RD GORE CREEK PLACE LLC PO BOX 7 VAIL, �O 8�658 z�o�o7z�7ooz � 728 LIONSHEAD CIR VAIL CORP PO BOX 7 VAI L, CO 81658 Condo Parcel Number zio�o63�7oii z�o�o63�7oz4 z�o�o63�7053 z�o�o63�7055 zio�o63i7o57 210106j17010 z�o�o63�7oz8 z�o�o63�7056 z�oio63i7ozo zioio63i7v39 z�oio63�7050 Z�oio63�70�9 z�o�o63�703� z�o�o63�7044 z�o�o63�700� zioio63�7ozz z�o�o63�7033 z�o�o63�7045 z�o�o63i7a5� z�o�o63�7oi6 Zio�o63�7oz5 z�o�o63i7o48 z�o�o63�7008 210106j1�012 zio�o63�704� 00071� LIONSHEAD CIR VAIL SPA CONDOMINIUM ASSOC 710 W LtONSHEAD ClR VAI L, CO 81657 DANN PETER - Registered Agent PO BOX 5480 AVON, CO 8�6zo Condo Parcei Number z�o3�z�o4o3z z�o3i2�o4o3i � U � � z�o3�z�o4o�z z�o3�z�o4oz5 z�o3�z�o4o39 z�o3iz�o4o37 zio3�z�o4oz9 Z�o3i2�o4o44 z�o3�zio4o5o z�o3�zio4o58 z�o3�z�o4009 z�o3�z�o4o40 z�o3u�o4o�6 z�o3�z�o4o48 z�o3�z�o4o64 z�o3�z�o4o59 z�o3izio4005 z�o3iz�o4o62 z�o3�2�04008 z�o3u�o4oz� z�o3�zio4o54 z�o3iz�o4o66 z�o3�2�04033 zio3�2io4004 zio3iz�o4007 00100o LIONS RIDGE LOOP VAIL RUN RESORT COMMUNITY l000 LIONS RIDGE LOOP VAIL, CO 8�657 William 1 Fleischer - Registered Agent l000 LIONSRIDGE LOOP VAIL, CO 8�657 CDOT 4zo� E. Arkansas Avenue Denver, CO 8ozzz. 19 ��" -�� ,� ��-- I" 1 ! 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, Vaif Town Code, on , July 23, 2007, at 1:00 pm in the Vail Public Library Community Room, in consideration of: A request for a final approval of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two new lots for the redevelopment of the prope�ties known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South Frontage Road West right-of-way/Unplatted� (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0020) Applicant: Vail Resorts Developnient Company, represented by Thomas Miller Planner: Warren Campbell A request for a final recommendation to the Vail Town Council for a zone district � boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a � rezoning of properties from Arteria( Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use 2, properties known as "Ever Vail° (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage � Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner. Warren Campbell � A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3-. 7, Amendment, Vail Town Code, for proposed text amendments to Chapter 14-2, Definitions, Vail Town Code, to provide definitions for teRns of art, and to Chapter 14-6, Grading Standards, Vail Town Code, for proposed changes to the grading, and setting forth details in regard thereto. (PEC07-0041) • Applicant: Town of Vail Planner: Rachel Friede . A request for a final review of an amended final plat, Exemption Plat Review Procedures, Vail Town Code, envelope, located at 1314 Spraddle Creek Road/Lot 15, setting fo�th details in regard thereto. (PEC07-0044) Applicant: Wilfiam and Julie Esrey Planner: Scot Hunn Attachment D Page 1 pursuant to Chapter 13-12, to amend a platted building Spraddle Creek Estates, and . �� p� � V� '�01 �� i � v� � MEMORANDUM TO: Planning and Environmental Commission FROM: Community Dev�lopment Department DATE: October 8, 2007 SUBJECT: A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West �� right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell � I. SUMMARY The applicant, Vail Resorts Development Company, represented by Thomas Miller, has submitted a request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail� (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), The applicant has submitted the application in anticipation of the redevelopment of the area known as Ever Vail and the possible adoption of a final plat creating Lots 1 and 2 of the Ever Vail Subdivision. Staff is recommending that the Planning and Environmental Commission forwards a recommendation of approval, with a condition of the proposed rezonings subject to the findings and conditions outlined in Section VIII of this memorandum. I1. DESCRIPTION OF REQUEST The applicant, Vail Resorts Development Company, represented by Thomas Miller, has submitted a request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2. The purpose of the application is to amend the Official Zoning Map of the Town of � Vail whereby the unplatted Vail Professional Building and Cascade Crossing properties and South Frontage Road right-of-way will be rezoned to Lionshead Mixed Use-2 zone district. The applicant has submitted the application in anticipation of the ,$:� redevelopment of the area known as Ever Vail and the possible adoption of a final �,� plat creating Lots 1 and 2 of the Ever Vail Subdivision. This requested recommendation is to rezone Lots 1 and 2 created by the Ever Vail Final Plat, if adopted, to Lionshead Mixed Use-2 District. A vicinity map of the development site and surrounding area has been attached for reference. (Attachment A). A copy of a plan depicting the proposed property rezonings (Attachment B) and a document entitled Rezonina Reauest from ABD to LMU-2 and to zone portions of the existin� S. Fronta�e Road riqht-of-wav to LMU-2 dated revised September 17, 2007, describing the request in greater detail from the applicant (Attachment C) are attached for reference. III. BACKGROUND The Vail Resorts Maintenance Shop was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. The Holy Cross Lot, Vail Professional Building, Cascade Crossing, and former gas station sites where annexed into the Town of Vail by Ordinance No. 26, Series of 1975, which became effective on December 16, 1975. On December 11, 2006, the Planning and Environmental Commission forwarded a recommendation of approval for amendments to the Lionshead Redevelopment Master Plan to include the Vail Professional Building and Cascade Crossing parcels � within the Master Plan boundaries and to amend the recommendations for the area known as "West Lionshead°. On February 6, 2007, the Vail Town Council adopted Resolution No. 4, Series of 2007, which implemented the changes to the Lionshead Redevelopment Master Plan regarding West Lionshead and the area now called Ever Vail. IV. ROLES OF THE REVIEWING BODIES Rezonin4/Zone District BoundaN Amendment Planning and Environmental Commission: The Planning and Environmental Commission is advisory to the Town Council. The Planning and Environmental Commission shall review the proposal and make a recommendation to the Town Council on the compatibility of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the community. Design Review Board: The Design Review Board has no review authority on zoning/rezonings. Staff: The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the Zoning Regulations. StafF provides a staff memo containing background on the property and provides a staff � evaluation of the project with respect to the required criteria and findings, and a 2 � recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: The Town Council is responsible for final approval/denial of a zoning/rezoning. The Town Council shall review and approve the proposal based on the compatibility of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the community. V. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoninq ReQUlations (Title 12, Vail Town Code) Lionshead Mixed Use-2 District 12-71-1: Purpose: The Lionshead mixed use 2 district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, o�ces, skier services, light industrial activities, and commercial establishments in a clustered, un�ed development. Lionshead mixed use 2 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the zone district by establishing appropriate site development standards. This zone � district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was speci�cally developed to provide incentives for properties to redevelop. The ultimate goa! of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopmenf consistent with the Lionshead redevelopment master plan. Additionally, the incentives are created to help �nance public, off site, improvements adjacent to redevelopment projects. Public amenities which will be evaluated with redevelopment proposals taking advantage of the incentives created herein may include: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. Lionshead Redeveloament Master Plan (in pa�t) Chapter 2 — Introduction (in part) 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to ' outline the important issues to be addressed in the master plan and to � provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment � Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as perForming arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds") through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families on a short term rental basis. In order to improve occupancy rates and create additional bed base in Lionshead, applications for new development and redevelopment projects which include a residential component shall provide live beds in the form of accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e, lock-off units), or dwelling units which are � included in a voluntary rental management program and available for short term rental. Further, it is the expressed goal of this Plan that in addition to creating additional bed base through new lodging products, there shall be no net loss of existing live beds within the Lionshead Redevelopment Master Plan study area. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet th� service expectations of our guests and residents. 2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. 4 Chapter 4— Recommendations — Overall study Area (in part) 4.1.5 West Lionshead - Residentiai/ Mixed-Use Hub The westem end of Lionshead, currently undeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, and Cascade Crossing. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment should reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improvements. While lift access will certainty energize this area during the winter months, attention should be given to creating a year-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become a residential/ mixed use � area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment of West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible development pattems in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree of north-south building orientation may be difficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for an structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain senrice yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. r� L�J Chapter 5— Detailed Plan Recommendations (in part) 5.17 West Day Lot/ Vail Associates Service Yard/ Holy Cross Site/ Gas Station Site/ Vail Professional Building/ Cascade Crossing Planning for the western end of Lionshead must consider two different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 49a, and 49b for the Frontage Road realignment alternatives. Notwithstanding these different Frontage Road scenarios there should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Higher densities and building heights may be appropriate in this area, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of the master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. R As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. A strong connection along the Gore Creek corridor already exists. Streetscape improvements along West Lionshead Circle befinreen � Concert Hall Plaza (currently the western end of Lionshead retail influence) and the Ritz-Carlton Residences will strengthen existing conditions, and in doing so, improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, seating areas and public art are just some examples of what could strengthen this corridor and in doing so further integrate this area with the rest of Lionshead. The development of a strong pedestrian connection between the Lionshead Core area and the western side of Lionshead will encourage pedestrian activity in this area and in doing so will energize all of West Lionshead. During the winter months the ski lift and associated parking will generate significant pedestrian traffic and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. This could be accomplished in any number of ways. For example, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. This could be reinforced by a well-crafted program of specialty retailers, offices, and restaurants. An active program of public art, residential units that are used for "artists in residence", a culinary school, improved access to and utilization of Gore Creek or Red Sandstone Creek for fishing or other purposes or specific recreation features such as a climbing wall are just some examples of design elements or land uses that could create a catalyst for activity. In conjunction with any application to development a new ski lift, a retail/commercial market study which analyzes the area for the appropriate amount of square footage of retail/commercial � that should be included in the redevelopment of West Lionshead shall be provided. It is assumed that the development standards of Lionshead Mixed Use 1 or 2 will guide the design of redevelopment in this area. Notwithstanding the height allowances of these zone districts, building height and massing shall be responsive to the Gore Creek corridor, the Interstate, and how building massing transitions at the western end of Lionshead. Buildings at the westemmost end of West Lionshead shall gradually "step down" from the maximum allowable height limits of the Lionshead Mixed Use zone districts. Figure 5-25 provides a general depiction of how building height shall gradually lower at the westem end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Nofinrithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the westem end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area building design shall be articulated to avoid targe expanses of shear/unbroken wall planes. a. Retention of Existinq Frontaqe Road Alianment . If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Building and /Cascade Crossing all remain viable development sites. The most viable site for � a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas station site is a viable location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection befinreen this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building and Cascade Crossing could be developed as a contiguous parcel. It is assumed that these parcels would be re-zoned to Lionshead Mixed Use I. The Holy Cross site and the Vail Professional Building both abut Red Sandstone Creek. Any redevelopment of these parcels should consider how the Creek can be enhanced and made an asset or amenity of this redevelopment area. � b. FrontaQe Road Realiqnment behind the Maintenance Yard and Holv Cross site The greatest benefit of this realignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this altemative the most � viable site for a public parking facility would still be the Maintenance Yard/Holy Cross parcels. With the re-location of the Frontage Road 7 lift access out of the old gas station site would not require a grade � separated pedestrian crossing to the Maintenance Yard/Holy Cross parcels. However, a grade separated crossing over the re-located Frontage Road would be needed to link the Holy Cross site with the Vail Professional Building. This alternative would also present the opportunity for relocating and/or enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. One possibility may be to pond the creek just south of the I-70 corridor and diverting all or a portion of the flow underneath the new Frontage Road in order to bring "live water" through the western end of the Holy Cross site. Any modification or enhancement to the creek coRidor would be subject to U.S. Army Corp of Engineers approval. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection befinreen this area and the rest of Lionshead. Vail Land Use Plan (in part) The goals a�ticulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and � Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows: 1. General Growth / Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance befinreen residential, commerciat 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. 1.5 Commercial strip development of the Valley should be avoided. 1.7 New subdivisions should not be permitted in high geologic hazard areas. � � 2. u 3. � 1.8 Recreational and public facility development on National Forest lands may be permitted where no high hazards exist if: a) Community objectives are met as articulated in the Comprehensive Plan. b) The parcel is adjacent to the Town boundaries, with good access. c) The affected neighborhood can be involved in the decision-making process. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 1.13 Vail recognizes its stream tract as being a desirable land feature as well aS its potential for public use. 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 efficiently. F�3 2.4 2.5 2.7 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers. The community should improve summer recreational options to improve year-round tourism. The community should improve non-skier recreational options to improve year-round tourism. The Town of Vail should improve the existing park and open space lands while continuing to purchase open space. . 2.8 Day skier needs for parking and access should be accommodated through creative solutions such as: a) Increase busing from out of town. b) Expanded points of access to the mountain by adding additional base portals. c) Continuing to provide temporary surtace parking. d) Addition of structured parking. Commercial 3.2 The Village and Lionshead areas the best location for hotels to serve the future needs of destination skiers. 9 3.3 Hotels are important to the continued success of the Town of Vail, <� therefore conversion to condominiums should be discouraged. ��,� 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 3.5 Entertainment oriented business 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 controUed to facilitate access and delivery. 5. Residential 5.1 Additional residential growth should continue to occur primarily in existing, plafited areas and as appropriate in new areas where high hazards do not exist. 5.2 Quality time share units should be accommodated to help keep � occupancy rates up. 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. �� lo , � � � Vi. ZONING ANALYSIS The following zoning analysis provides a comparison of the development potential currently allowed under Arterial Business District (ABD) to that of the proposed Lionshead Mixed Use-2 District (LMU-2). Legal Description: Land Use Designation: Lot Size: Development Standard Lot Area: Setbacks: Height: Density Control: GRFA: Site Coverage: Landscaping: Unplatted Community Office 87,120 sq. ft./2.0 acres ADB 25,000 sq. ft. min. Front: 15 ft. 60% of frontage 20 ft. 40% of frontage Sides: 15 ft. Rear: 10 ft. 70% between 32 ft. and 40 ft. 30% less than 32 ft. No dwelling units allowed Type III EHUs conditional 52,272 sq. ft. 52,272 sq. ft. (60%) 21,780 sq. ft. (25%) LMU-2 10,000 sq. ft. min. 10 ft. all sides 82.5 ft. max. 71 ft. average 70 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare (33% over existing or 35 d.u.s/acre whichever is greater) 217,800 sq. ft. (33% over existing or 250% of buildable area whichever is greater) ' 60.984 sq. ft. (70%) 17,424 sq. ft. (20%) Parking Per Chapter 10 of Per Chapter 10 of the Zoning the Zoning Regulations Regulations The following zoning analysis provides an explanation of the development potential that would be applied to the unplatted and unzoned South Frontage Road right-of- way if it were to be rezoned to Lionshead Mixed Use-2 District (LMU-2). This analysis took into account the area of right-of-way being incorporated into Lots 1 and 11 2 of the Ever Vail Preliminary Plan minus the property provide from existing lots to � the relocated right-of-way. Legal Description: Unplatted Land Use Designation: Not Applicable Lot Size: 139,778 sq. ft./3.21 acres Development Standard LMU-2 Lot Area: 10,000 sq. ft. min. Setbacks: 10 ft. all sides Height: 82.5 ft. max. 71 ft. average Density Control: 112 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare GRFA: 349,445 sq. ft. if entire site is buildable Site Coverage: 97,844.6 sq. ft. (70%) Landscaping: 27,955.6 sq. ft. (20%) � Parking Per Chapter 10 of the Zoning Regulations The following is a zoning analysis of the development potential of Lots 1 and 2 as depicted on the Ever Vail Preliminary Plan, if adopted as shown. Legal Description: Lot 1, Ever Vail Subdivision Land Use Designation: Lionshead Redevelopment Master Plan Lot Size: 330,402.6 sq. ft./7.585 acres Development Standard LMU-2 Lot Area: 10,000 sq. ft. min. Setbacks: 10 ft. all sides Height: 82.5 ft. max. 71 ft. average Density Control: 112 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare GRFA: 732,087.5 sq. ft. (292,835 sq. ft. buildable site area) Site Coverage: 231,281.4 sq. ft. � (70%) 12 0 � � � VII. 1��11� Landscaping: Parking Legal Description: Land Use Designation: Lot Size: Develoqment Standard Lot Area: Setbacks: Height: Density ControL• GRFA: 66,080.5 sq. ft. (20%) Per Chapter 10 of the Zoning Regulations Lot 2, Ever Vail Subdivision Lionshead Redevelopment Master Plan 156,162.6 sq. ft./3.585 acres LMU-2 10,000 sq. ft. min. 10 ft. all sides 82.5 ft. max. 71 ft. average 125 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare 349,800 sq. ft. (139,920 sq. ft. buildable site area) Site Coverage: 109,313.8 sq. ft. (70%) Landscaping: 31,232.5 sq. ft. (20%) Parking Per Chapter 10 of the Zoning Regulations SURROUNDING LAND USES AND ZONING Land Use Zoninq North: Interstate 70 No zoning East: Mixed-use Lionshead Mixed Use 1 West: Mixed-use SDD No. 4, Cascade Village South: Open Space , Natural Area Preservation CRITERIA AND FINDINGS Amendment to the Official Zonin4 Map of the Town of Vail (rezonin4) Chapter 3, Administration and Enforcement, Title 12, Zoning Title, of the Vail Town Code authorizes amendments to the Official Zoning Map of the Town of Vail. Pursuant to Section 12-3-7, Amendments, in part, "an application to amend the district boundaries of the Zoning Map may be initiated by petition of any resident or property owner in the Town." 13 Furthermore, Section 12-3-7 C prescribes the criteria and findings the Planning and � Environmental Commission and Town Council shall consider with respect to a request to amend the Zoning Map: The applicant is seeking a recommendation of approval to rezone two unplatted properties, from ADB to LMU-2 and a portion of unplatted and unzoned South Frontage Road right-of-way to LMU-2. According to Section 12-3-7 C, of the Vail Town Code, Before acting on an application for a zone district boundary amendment, the Planning and Environmental Commission �nd Town Council shall consider the following factors with respect to the requested zone district boundary amendment: 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and The .redevelopment of the properties incorporating the Ever Vail project began in early 2006, with the start of public meetings and hearings to discuss incorporation of several parcels into the Lionshead Redevelopment Master Plan and amendments to the Master Plan for the area known as "West Lionshead". In early 2007, Town Council adopted, through resolution, the amendments to the Master Plan that evolved over � a year of public process. The proposed rezoning of two properties and portions of the unplatted South Frontage Road right-of-way is one of the steps in effecting the change in Ever Vail that was anticipated through the adoption of the changes to the Master Plan. Staff has reviewed the proposed rezoning request and found it to be in compliance with the multiple elements of the Vail Comprehensive Plan. Within Section V of this memorandum staff provided the Policies and Goals identified in both the Lionshead Redevelopment Master Plan and the Vail Land Use Plan which apply to this request. The requested rezonings in conjunction with the possible adoption of a Ever Vail Final Plat will be the basis for creating the foundation from which many of the policies and goals of the Vail Comprehensive Plan can be achieved. The proposed rezoning is consistent and compatible with the Vail Comprehensive Plan and the Town's development objectives. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the Town's adopted planning documents; and � 14 � The Lionshead Mixed Use-2 District establishes zoning that is consistent with both existing and proposed uses on the subject properties. Currently, the Ever Vail area contains industrial uses, a public utility, commercial, and office. As a part of the redevelopment the remaining adjacent uses will be the water treatment plant and the Glen Lyon Office Building. Staff believes that the permitted and conditional uses listed within the LMU-2 District are suitable uses to be adjacent to the remaining properties. The proposed use of the properties within Ever Vail will be a mixed use development containing a combination of retail/commercial, office, dwelling units, accommodation units, time sha�e, and employee housing. Special attention should be given to the Detailed Plan Recommendations outlined Chapter 5 of the Lionshead Redevelopment Master Plan for the area known as Ever Vail. This language is found in Section V of this memorandum. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and The LMU-2 District is consistent with the existing and proposed use of the property. The proposed zone district implements specific goals of the Vail Land Use Plan and Lionshead Redevelopment Master Plan. Staff believes that the proposed rezoning presents a harmonious, convenient, � and workable relationship with land uses in the area consistenf with the existing and proposed use of the property. For example, while the overall density of development on the subject properties will increase as a result of the zone district boundary amendment, the relocation of the South Frontage Road right-of-way, the detailed plan recommendations for the development site, and the anticipated off site vehicular and pedestrian improvements ensures a workable relationship among land uses. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and The proposed rezoning establishes consistent zoning for the subject properties with regards to their adjacent zoned LMU-2 District properties. This rezoning will create a zone district consistent with the existing and proposed use of the property. The proposed rezoning and development plan provide for the development of an orderly viable community consistent with the Town's development interests as expressed in the Lionshead Redevelopment Master Plan. The purpose of the LMU-2 District is, in part, °to provide sites for lodges, hotels, fractional fee clubs, lodge dwelling units, and timeshares°, °to provide economic incentives for properfies to redevelop°, and "to create an economically vibrant lodging, housing and commercial core area." Rezoning the subject properties to LMU-2 District will allow for the redevelopment of the Ever � Vail area consistent with the recommendations found in the Master Plan for Ever Vail. 15 Staff believes that this amendment furthers the development objectives of vrI the Town and serves the best interest of the community as a whole. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including but not limited to water quality, air quality, noise, vegetation, riparian corridors, hitlsides and other desirable natural features; and The proposed rezoning will change the existing character and uses currently present on the subject properties. However, staff does not foresee any adverse impacts on the natural environment to include water quality, air quality, noise, vegetation, etc. In fact, given the language as adopted for the detailed recommendations for the site, it could be reasonably expected that beneficial impacts could result from the rezoning and redevelopment of the site. For example, an intended outcome of the redevelopment of this site, according to the Lionshead Redevelopment Master Plan, is the restoration and enhancement of the Red Sandstone Creek riparian corridor. 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district. The LMU-2 District is proposed for the subject properties. The proposed zone district amendment is consistent with the infend�d purpose of that � zone district. A copy of the purpose statement of the LMU-2 District is provided in Section V of this memorandum. 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. Since the original adoption of zoning on the property, the Town of Vail has undergone an extensive study for the redevelopment of the Lionshead area of Town. As such, the Town has adopted clearly identifiable goals and objectives for development in this general area of Town. In order to ensure that these goals and objectives for development are carried out,.the Town adopted finro zone districts; one of which is the LMU-2 District. If approved, the applicant will be afforded the opportunity to redevelop the Vail Professional Building and Vail Cascade properties and portions of the unplatted South Frontage Road with the Town's goals in mind. To that end, the Lionshead Redevelopment Master Plan, through the adoption of Resolution No. 4, Series of 2007, outlines very clear and specific objectives for development on the properties to be rezoned. These objectives can be found in Chapter 5 of the Lionshead Redevelopment Master Plan. 8. Such other factors and criteria as the Commission and/or Council deem applicable to the proposed rezoning. � 16 � IX. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of approval, with a condition to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of- way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail° (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department). This requested recommendation is to rezone the Lots 1 and 2 created by the Ever Vail Final Plat, if adopted, to Lionshead Mixed Use-2 District. Staff's recommendation is based upon the review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this zone district boundary amendment, the Community Development Department recommends the Commission pass the following motion: The Planning and Environmental Commission is forwarding a recommendation of approval, with conditions, to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business � District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located af 953 and 1031 South Frontage Road West and South Fronfage Road Wesf right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard therefo. This forward of a recommendation of approval with a condition is to rezone Lots 1 and 2 creafed by the Ever Vail Final Plaf, if adopted, to Lionshead Mixed Use-2 District. Should the Planning and Environmental Commission choose to approve this zone district boundary amendment, the Community Development Department recommends the Commission pass the following f ndings: "Before recommending and/or granting an approval of an application for a zone district boundary amendment the Planning & Environmental Commission and the .Town Council shall make the following �ndings with respect to the requested amendment: That the amendment is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the Town; and 2. That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and a 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious 17 development of the Town in a manner that conserves and enhances � its natural environment and its established character as a resort and residential community of the highest quality." Should the Planning and Environmental Commission choose to approve this preliminary plan, the Community Development Department recommends the Commission apply the following condition: 1. That this request to amend the zone district boundaries of the Town of Vail Official Zoning Map to establish Lots 1 and 2 of the proposed Ever Vail subdivision as Lionshead Mixed Use-2 District will become effective upon review, approval, and recording of the Ever Vail Final Plat by the Planning and Environmental Commission. X. ATTACHMENTS A. Vicinity Map B. Copy of the proposed rezoning plan C. Copy of the applicant's document entitled Rezonin� Reauest from ABD to LMU-2 and to zone aortions of the existin� S. Frontaae Road ris�ht-of-wav to LMU-2 dated revised September 17, 2007 D. Public notice � � 18 ,_ � :�.yt„`-. � �'' ,.� _, _ �= � _ �, , � a �. . .t 6 S .. . _ A�:. �� . F�.'' i_. � ,. �a��...� . ^ .' s .�y ;� iW .y.: �„�1n Xd'E `�4t . � 3. 3s*�:., �:"t;�,., ��rj . . t �� _ � 1 F �� r �st r.� � . . .� � � x �y g • F �`T' i�",�g . �.. �� r, F� 'p� r�Y'�.`, . � , `� B .. � . . ' . �.h�, _ � �_, �a�� .. 2 � s a� . �:� . . - ;,��,1'-. . . . � y— •. . t ^ . .�, ` , �...t . w+. 9' � �c' h,: t. `�. .y ,. ;} ��'� . . . 7�� (4 . � �.. . . ' - a��: i` . - . .,��.� _- ' � tq � `�� . . �� -�,j .� � `.:� Si . � 4 �.� t�, j � . � � . . 'c �=?'1 � s ' � �3 � {� � "' . t�1 - �: �' � �.�,': �,. - ; t.. _ _ Rezoning Request from ABD to LMU-z and to zone portions of the existing 5. Frontage Road right-of-way to LMU-z Applicant: Vail Resorts Submitted on March z6, zoo7 REVISED ON September �7, zoo7 Submitted by: � � 11�I I :�Cl Msuriailo Planning Group � ,. Attachment C � Table of Contents 0 �J Tableof Contents .......................................................................................... z Directory........................................................................................................ 3 Introduction of the Request .........................................................................4 Vision of Ever Vail and LEED Certification ....................................................6 Review Criteria for a Rezoning Request .................................................... �o AdjacentAddresses .....................................................................................�7 2 Directory Thomas Miller Project Manager Vaii Resorts Development Company �37 Benchmark Road Avon, CO 8�6zo (o) 970-754-2544 (f) 970-754-2555 Tmilleri�a vailresorts.com Mauriello Planning Group PO Box i1z7 Avon, CO 8i6zo 970.748.o9zo (ph) 970.748.0377 (f) dominic�a mpgvail.com Sam Ecker Gore Range Surveying, LLC PO Box i5 5�29 Longsun Lane Avon, CO 8�6zo �970) 479-8698 �970) 479-0055 (fax) sam�a gorerange.net CALLISON i4zo Fifth Avenue #z400 Seattle, WA 98io�-z343 Ph. (zo6) 6z3 4646 F. (zo6) 6z3 4625 Alpine Engineering, Inc. P.O. Box 97 Edwards, CO 8i63z Ph. (970) 926-3373 F. (970) 926-3390 3 � � � � Introduction of the Request We are submitting a request for a rezoning from ABD to LMU-2 for Parcel z, created by the Evervaif Subdivision. The site is currently zoned Arterial Business District and is the site of the Vail Professional Building and Cascade Crossing, located at 953 and �03� Frontage Road. In addition, we are also requesting to zone the portion of the 5. Frontage Road right-of-way, which is currently unzoned, to LMU-z. The end result will be the entirety of the Evervail Subdivision will be zoned Lionshead Mixed Use - z. We are proposing to rezone the site to Lionshead Mixed Use - z, primarily due to the recent inclusion of the site into the Lionshead Redevelopment Master Plan. Vail Resorts Development Company is proposing to construct a public parking structure on a portion of the site, as well as offices, retail uses, residential, and employee housing. Sectiomz-7l-5: Conditional Uses; Generally (on all levels of a building or outside of a building) allows "Public or private parking lots" as a conditional use in the Lionshead Mixed Use - z zone district. On December �5, �g6z, Vail Mountain opened with 3 lifts and recorded a total of just 55,00o skiers in the �96z-�963 season. By �969, it was the most popular resort in Colorado. Today, there are 33 lifts, and total skier and snowboarder visits for the zoo5-zoo6 season was �,676,i�8. Vail continually strives to improve the guest � experience through quality infrastruct�re improvements on the mountain. As a result, Vail has continually been ranked the #� ski resort in North America. � The Vail Village parking structure was originally completed in �975 with only 850 spaces, until it was expanded in �988. The Lionshead parking structure was originally constructed in �980. Currently, there are approximately z,5oo parking spaces available at Vail's two parking garages. The parking spaces, �,800 of them covered, allow skiers and snowboarders quick and easy access to Vail Mountain via the Vista Bahn ski lift in Vail Village, Eagle Bahn Gondola in Lionshead or Riva Bahn ski lift at Golden Peak. The proposed parking structure in West Lionshead will be adding approximately 40o public parking spaces. This is in addition to the parking constructed to meet the commercial, office, and residential needs of the Evervail development. The parking structure will reduce the vehicular traffic and skier (pedestrian) traffic in the more congested areas and portals of the Town, helping to improve the guest experience town-wide. 4 �__ ,., I:'` �A_., �,��. �rll�iW"4i� EXISTIYG ZONI,`�G EVER YAIL �� TOW V OF YA71. COU[rTY UF EAGIE, STAT£ OF ODLOlUDO /� �' �� _._�_._ /� � � / --rN�+- � -��---- � ��--- ,i / _ , , i �� / � � r W / /� i / �.' / ' / �,r�° � ' �Y •�•�_ /' - V \ /''C'�. ` / \ .' / \ � _ / �� _ , - � /i i_ � �� J �mwa�e�e q� ur� / �i•,.��..,,,, ,`i .d�'� . - I _ �� `,� 1 .="^ ...��.�-, /�L , . -�;a. 1 zi , � _ �� V � - -pARLL�L "? • "'� `SL /�• ,C ,� �.:�, d i+�� _ M o.s r "'�.e' 1 � . . ` _. �w:M � wum rys " ,.,i�,,,, �i'S'> � _ - -� .« j t--.�,_____-t_?`'_� � � "°°` _.� .. � ' � � J � � .-- - ,� :. y� � I � �=- � � � � , ._ �� MICAiES MEA CURRJITtY ZDN:L MIIUfES ME� CURRENiLY ZONFD __ AR7EAIAL 81151NE55 O�S7RICT IlONSMEM MG(EO US[ - 2 /� �, EYER VAlL / _ TOWN OF YAII CIX;\ fY 0� EAGIE, SI'!1'fE OF COI.ORADO /� % �� -•-�--- /� / � / � i --�-�=�T------ . �. -� . . ,, fi.- . � , ��, / r . � / � �� / J �S�/' � , i ,! � 4 s- ::. - I � �� ----J .�,^- % _ � � � �_ � �-= � � � � � � � "�,� �;; I i /// /. I�__� � �-- � = �r�mwu ' � � .'�° \ �; � v. .�....�..n 1 � � _._,... 11 � 1 „f , S � � 1 @.,a _'• '_ - � .--� � � � �.. : . �� Vision of Ever Vail and LEED Certification It is important to consider this first step with an understanding of the overall redevelopmer,t of the Ever Vail. Ever Vail is envisioned to become a mixed-use hub, including office, retail, and housing. The area will include employee housing to serve the new uses in the area. The Frontage Road will be re-aligned, locating the road adjacent to 1-70, as it is in many parts of Town. West Lionshead will become more of a village, like Vail Village or Lionshead, and not be bisected by a major thoroughfare. We are working closely with CDOT in this process, and CDOT is supportive of the road realignment. Ever Vail generally encompasses one million square feet and wil[ include between 600,00o and 700,00o saleable square feet of residential and commercial space. The site is currently occupied by Vail Mountain's vehicle maintenance shop yard and warehouse, a retail and office complex, and a gas station, offering the opportunity for a true "Brownr"ield" redevelopment. The new resoct village plans call for approximately�50-z5o whole ownership condominium units, approximately 75-�z5 fractional ownership condominium units, an approximately �oo,000-square-foot- room hotel, �oo,000-i5o,000 square feet of commercial retail, office, and restaurant space and an approximately �oo,000-square-foot mountain operations facility. The project will afso include a gondola to serve as the fifth base portal to Vail Mountain, and a new public parking structure. � The 1i.5. Green Bui�ding Council has developed a LEED for Neighborhood Development Rating System. All of the following information regarding LEED is from their document entitled LEED for Neighborhood Development Rating System. � The U.S. Green Building Council, the Congress for the New Urbanism, and the Natural Resources Defense Council—three organizations that represent some of the nation's leaders among progressive design professionals, builders, developers, and the environmental community—have come together to develop a national set of standards for neighborhood location and design based on the combined principles of smart growth, new urbanism, and green building. The goal of this partnership is to establish these standards for assessing and rewarding environmentally superior development practices within the rating framework of the LEED (Leadership in Energy and Environmental Design) Green Building Rating SystemT"'. The Neighborhood Development rating system is designed to certify exemplary development projects that perform wefl in terms of smart growth, new urbanism, and green building. Projects may constitute whole neighborhoods, fractions of neighborhoods, or multiple neighborhoods. Smaller, infill projects that are single use but complement existing neighboring uses should be able to earn certification as well as larger and mixed use developments. � Evervail has been accepted to be a LEED certified neighborhood development. The � following components are part of the Ever Vail program: Brownfield Redevelopment. The Amoco site, which Vail Resorts purchased for inclusion in this redevelopment project, had previous oil and gas spills. Vail Resorts is in the process of having the soils rejuvenated in order to develop a LEED certified building and ski lift on that site as part of the development. The development will encourage the reuse of land by developing a previously developed site, not forest or open space, reducing the impact of development on undeveloped land. The '�' '' ' 1-��-� --�""`""" redevelopment of property on which previous uses have and currently include: fuel storage and disbursement, a light-industrial machine shop, light industrial oil refining operations, vehicle and heavy machinery maintenance and repair, and warehousing. Wetland and Water Body Conservation. The project will conserve natural hydrology and habitat and preserve biodiversity though conservation and improvement of onsite wetlands by removing a culvert and day-lighting Red Sandstone Creek and enhancing its surrounding wetlands. LEED Certified Green Buildings — For the LEED Neighborhood certified buildings requirement, Ever Vail must meet all the criteria for LEED New Construction standards for at least 50% of the building in the project. Vail Resorts plans to have all buildings in the project meet at least certification level. Some specific construction products that the Company plans to use to meet the standards are as follows: �] • Salvaged Products such as: bricks, millwork, framing lumber, plumbing fixtures, and period hardware. • Recycled Products such as: Iron-ore slag used to make mineral wool insulation, ffy ash used to make concrete, and PVC scrap from pipe manufacture used to make shingles. • Certified wood products that carry an FSC stamp. • Windows - NFRC-rated unit U-factor of o.z5 or lower. If the frame material is non-green, such as PVC (vinyl), the energy standard is more stringent: U-factor of o.zo or lower. • Equipment that conserves energy and manages loads such as: water � heaters, refrigerators, dishwashers, and clothes washers. 7 � • Products that do not release significant pollutants into the buiiding such as: zero- and low-VOC paints, caulks, and adhesives. • Products with very low emissions, such as: nonformaidehyde manufactured wood products. • Products that remove indoor pollutants such as: certain ventilation products, fifters, radon mitigation equipment. • Products that warn occupants o f health hazards in the building such as: carbon monoxide (CO) detectors, lead paint test kits, and other fAQ test kits. • Products that improve light quality such as: tubular skyfights, specialized commercial skylights, and fiber-optic daylighting systems, full- spectrum lighting systems and highly reflective ceiling panels. � �J :� . y � - . • ♦ �Y � � �P' � �. �' .� � I _ ` 1 1 _ -. � :1 � f r "�' .�d �,=1`� .`_ �,_. _ Y�° . - _ - _ ,f/ " l-. . . - . r i � � � �9 ' � �i d � �'�'` ,2-f �� Gi j . ��1� . . ( . �' � � _ . �1'�4 '�'h S _ .� , _ . _ = f � .. "r� � - - �,r `a � . 49=,I - 7. , �� ' � f r .�"�, �, n- y �4 ti- _ _ .a'�,�-'- ir J `` ��. `' ;r 4 4 s • ,x 1 �. - ' � - '� �� fP' �jr ?�k �� .�2 '� . il ' ''S. . � d''�� .6. � '��l -,��` ' r Y+' .� �,�� i�5� L K .- ' -._ _ - - • �4� - �. �� . . i��_ii� . . � - ' C � y _. � _ .i . _. _ . . -. . . . - - — - ' _ _ . _ }�lT_ - -. L _ � r � 's?� �:•_j� ` � .. ■ �`I��..�! �r y��l �� 11 � �s_'�; L 4`,' - � � � {e' _' , � .�5, • � � . " _ � e 7 �'' ' ��L,a�' �p� / _ � . �: ' ' / 1 - � dL�, 7, �} F'� `+P"" � l �J.r y �� T � _ -y'; E� � t. j � , T 1 � - O. � '� .�'�r,��2�-_, �...: 6� .r' �F�� s :. -�, .h61F�-" '_ t'� 'P` ' a." f . . .f �""�' � �� r ._yr 4 �� {'4 d"�� . -f_,.r-r�''" . . _ r �+r, 2 •C. 3 - r' r � r?'� �Sr,; � �•%�r - -. . f 1, ,ri �� f..�` l � p� � a� �..ap. � _ , - j � � �� n� 5 �_ I ri ,��-��' 4�':�_ „}'�;r�� . T1 ' I _ ��'� �P�i4 ` _ ��y,yy(,Y� �¢' �J" +� . E� ! . : � r �4 `�T � :if 1 1 � t � J 1Yr 't �r '! I �`i' - i .l-'1 ,�7�"-. � i f -.�r��s°'�'. ry, - F t.. -0 �- ;� � "' £ 3 F .F ,. - `rA - , � �` _ �� _ '- . k . n ' - .. . r � __ .� ,�f F`� ^�`:.: . � - . - , __ _ , �.. ;r' � J' �'`/Fs `�.- _- .. � . . . - - . , - �� _ . _ _ . .. ,,. , .�_ ... , ; .:} .= _ - _:_ .. " . . . - ,. . .,..:� �- _,_ . .� _ � ±� � �- - � - ' � _ - ,+' . � - ._1� - � . . . . .' . , f y .^�' . L�,' __ _ - a _ _ — - t — � �•C � Review Criteria for a Rezoning Request A. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Our Ana�sis: The Lionshead Redevelopment Master Plan provides the framework for the Town of Vail to review this rezoning request from Arterial Business District to Lionshead Mixed Use-z, along with the zoning of the Frontage Road right-of-way. The Lionshead Redevelopment Master Plan, originaliy adopted in December of �998, describes the Town's intent in the adoption of the Master Plan: Renewal and Redevelopment Lionshead can and should be renewed and redevetoped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense o f place, a personality, a purpose, and an improved aesthetic character. � Vitality and Amenities. We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performingarts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. Improved Access and Circulation The f low o f pedestrian, vehicular, bicycle and mass transit tra f f ic must be improved within and through Lionshead. Improved In f rastructure The in f rastructure o f Lionshead (streets, wafkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization ef forts and to meet the service expectations o f our guests and residents. Resolution No. 4, Series of zoo7, adopted amendments to the Lionshead Redevelopment Master Plan, specifically dealing with the redevelopment of the West Lionshead area. The Town Council, Pfanning Commission, and the � Town Staff reviewed these Master Plan amendments in detail over a significant period of time and are very familiar with the modifications. As a 10 result, we have only pulled out portions of the amended Lionshead � Redevelopment Master Plan that apply specifically to a rezoning request. Greater detaif can be provided in future applications. The following language was added to the Master Plan: West Lionshead — Residential/Mixed-Use Hub The western end o f Lionshead, currently undeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, and Cascade Crossing. This area of Lionshead is generally under utilized and f rom an aesthetic standpoint is not in keeping with what the Town woufd like to see Lionshead become as it redevelops in the coming years. The Town o f Vail does place a high value on maintaining the o f f ice and retail areas in West Lionshead and any redevelopment shoutd reasonably increase the square footage o f existing o f f ice and have "no net loss" o f retail square footage in West Lionshead. With their recent acquisition o f additional properties in this area, Vail Resorts has the opportunity to bring li ft service to this part o f Lionshead. Lift service brings with it great potential for the re- development o f this area and in doing so expand all o f Lionshead to the west with improved pedestrian connections, new retail and o f f ice � activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating a year-round attraction within this area o f Lionshead. The master plan recommends that this hub become a residential/ mixed use area with an emphasis on meeting the needs o f both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based of fice and retail space, employee housing and parking, bus or transit functions and a ski li ft connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevefopment o f West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible development patterns • in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree o f north-south building orientation may be di f f icult given the relatively narrow east-west orientation of this area. fn addition, the introduction o f ski li ft access in this location creates a catalyst for a structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. � lI � The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town o f Vail in-town transit system. Connection to West Lionshead West Lionshead consists o f the West Day Lot, the Vail Associates service center, the sanitation piant, the Holy Cross lot, the former gas station site, the Vail Professional Building, and Cascade Crossing. Because it is an area o f potentially signi f icant growth, it is important that it be f uliy integrated into the Town o f Vail transit system. The West Lionshead properties are at the outside edge o f the acceptable wafking distance to the ski yard (�zoo feet). With a mixed use development in the area which integrates a ski portal, retail space, of fice space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provrde direction on the ultimate location o f a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition o f a ski li ft in this area would make this area more viable to redevelopment as it would be within the acceptable wa(king distance o f a li f t(�,zoo f eet). Maximum Ef ficiency and Utilization The following recommendations are made to enhance the ef ficiency and f unctionality o f the Lionshead transit connections in anticipation o f future redevelopment in the area: Potential New Parking Sites West Lionshead The construction of a new public parking facility at the west .end of Lionshead has been a planning consideration since the completion o f the Vait Transportation Master plan in �99�. This site is currently undeveloped (except for the Vait Associates maintenance yard) and is large enough to meet projected parking demand. It is well Iocated in relation to the potential new eastbound i-7o access ramps. The viability of a new public parking facility in this location would be enhanced by � bringing li f t service to this area. The construction o f a new public parking f acility would address the existing de ficiency o f o f f-street 12 parking on peak days and tne shi f ting demand o f parking created by the � introduction of a new ski lift in West Lionshead. It is anticipated that the new public parking structure would contain approximately 400 public parking spaces, which would be ir� excess o f any parking requirements generated by proposed development. The update o f the Vail Transportation Plan should provide final direction on the location and quantity o f additional public parking spaces in the Town o f Vail. The location o f additionaf public parking should consider where parking is most optimal for both guests and employees, year round utilization, mountain operations, and overall tra f fic circufation. • Given the location for this parking facility, it had been assumed that regular transit or shuttle service would be necessary because o f its distance f rom the retaif core area and the ski yard (greater than a �zoo-foot walking radius). However, the location of the parking structure would be proximate to the new lif t and as such the need for regular shuttle service would be minimized. However, some provisions for bus stops and/or a transit facifity should be considered for the parking structure. West Day Lot/ Vail Associates Service Yard/ Holy Cross Site/Gas Station Site /Vail Pro f essional Building/ Cascade Crossing � As compared to a separate, free-standing portai, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be success f ul, it is important to have a strong pedestrian connection with � the rest of Lionshead. A strong connection along the Gore Creek corridor already exists. Streetscape improvements along West Lionshead Circle between Concert Hall Plaza (currently the western end o f Lionshead retail in fluence) and the Ritz-Carlton Residences will strengthen existing conditions, and in doing so, improve the viability o f mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, seating areas and public art are just some examples of whpt could strengthen this corridor and in doing so further integrate this area with the rest of Lionshead. It is assumed that the development standards o f lionshead Mixed Use � or i will guide the design of redevelopment in this area. Notwithstanding the height allowances o f these zone districts, buiiding height and massing shall be responsive to the Gore Creek corridor, the Interstate, and how building massing transitions at the western end o f Lionshead. Buildings at the westernmost end o f West Lionshead shall gradually "step down" from the.maximum allowable height limits o� the Lionshead Mixed Use zone districts. ' � 13 We believe that it was the intent of the Town to rezone that portion of West Lionshead zoned Arterial Business District to Lionshead Mixed Use - z, as the Lionshead Redevelopment Master Plan clearly states. B. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents; and Our Analysis: As the above analysis indicates, the Lionshead Redevelopment Master Plan clearly indicates these properties to be a part of the West Lionshead mixed-use development. Adjacent properties to the east are currently zoned Lionshead Mixed Use - z. The property to the south (Glen Lyon Office Building) is zoned Special Development District. The proposed site is bounded by I-7o to the North. The re-alignment of the Frontage Road will allow this area to become one cohesive development and the zoning of Lionshead Mixed Use - z to.the property is more suitable than the current zoning designation of Arterial Business District. C. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and Our Analvsis: The rezoning from Arterial Business District to Lionshead Mixed Use - z of these properties will allow for a more harmonious, convenient, and workable relationship in the proposed redevelopment of the West Lionshead area. These properties are the only properties zoned Arteriat Business District in the Town of Vail. Rezoning them to Lionshead Mixed Use - z allows for redevelopment which meets the town's development objectives as outlined in the Lionshead Redevelopment Master Plan, Zoning Regulations, Vail zoJzo, etc. D. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and Our Anal�sis: As the adjacent area to the east is zoned Lionshead Mixed Use - z and this area is part of the Lionshead Redevelopment Master Plan study area, it is clear that this does not constitute a spot zoning. This amendment will help to allow th� redevelopment of the West Lionshead area into a mixed use hub, serving the � needs of guests and residents alike. 14 E. The extent to which the zone district amendment results in adverse or beneficial � impacts on fhe natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hitlsides and other desirable natural features; and Our Analysis: This rezoning request will not result in adverse impacts on the natural environment. The site is currently developed with commercial uses on the site. Al! development proposals on the site will be completed with the utmost concern for the protection of the natural environment in the area, as we consider it an amenity to the guests of West Lionshead. As future applications will indicate, we are hoping to improve the riparian characteristics of Red Sandstone Creek, which borders the property to the east of the Vail Professional Building. We hope to make the creek a great asset to the area and to do so, we will ensure that there are no adverse impacts to the natural environment. F. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; and Our Anal�sis: The purpose statement of the Lionshead Mixed Use -z Zone District is as follows: � The Lionshead mixed use z district is intended to provide sites f or a mixture o f multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares, fodge dwelling units, restaurants, of fices, skier services, light industrial activities, and commercial establishments in a clustered, uni fied development. Lionshead mixed use z district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types o f buildings and uses and to maintain the desirable qualities o f the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was speci fically developed to provide incentives for properties to redevelop. The ultimate goal o f these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously estabtished zoning in the Lionshead redevelopment master plan study area. The primary goal o f the incentives is to create economic conditions favorable to inducing private redevelopment � consistent with the Lionshead redevelopment master plan. Additionally, the 15 � incentives are created to help finance public, o f f site, improvements adjacent to redevelopment projects. Public amenities which will be evaluated with redevelopment proposals taking advantage o f the incentives created herein may include: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. The application of Lionshead Mixed Use - z to this site, as part of the Lionshead Redevelopment Master Plan study area, is consistent with the above purpose statement.. The rezoning will further the goals of the Town of Vail, and ensure consistency with the Lionshead Mixed Use - z Zone District. G. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate; and Our Anal�sis: The Arterial Business Zone District was originalfy adopted in �98z. At the time, Vail and Eagle County was a different place. The population of the entire county in �98o was just under �5,000. Today, it's estimated to be over 50,000. Beaver Creek Mountairi opened in �980. The Lionshead Parking Structure was completed in i980. The Vail Professional Building was constructed in �g85, and Cascade � Crossing was constructed in �990. Twenty-five years ago, the idea of a"billion dollar" renewat of Vail was unfathomable. Arterial Business District was no t a zone district applied to a property which would be envisioned to become a mixed use hub, with a parking structure and ski lift. Arterial Business District is no longer appropriate for the site. � T� Adjacent Addresses z�o3�2�ogoo3 GLEN LYON OFFICE BUILDING C/O ANDREW D. NORRIS 1000 5 FRONTAGE RD W STE 200 VAIL, CO 81657 z�o3�z�00005 934 FRONTAGE RD VAIL CORPORATION PO BOX 959 AVON, CO 8�620-0959 z�o3�z�00004 �031 FRONTAGE RD SOHO DEVELOPMENT LLC 950 �7TH ST STE �600 DENVER, CO 80202 z�o3iz�0000z 953 FRONTAGE RD SOHO DEVELOPMENT LLC 950 �7TH ST STE 1600 DENVER, CO 80?02 zio3�z�z400� 9Z3 FRONTAGE RD W VAIL CORP PO BOX 7 VAIL, CO 8�658 Z�o3�2i000�o TOWN OF VAIL C�O FINANCE DEPT 7S S FRONTAGE RD VAIL, CO 8�657 z�o3iz�o9oo4 SUB:GLEN LYON SUBDIVISION� LOT:39-Z ROBERT J. ROSEN zoo5 QPRT NANCY ROSEN 2005 QPRT 1�z7 LAKE AVE GREENWICH, CT o6831 9345 FRONTAGE RD HAGOPIAN & PENNINGTON,LLC C/O BRENTWOOD ASSOC & T.M. PENNINGTON 1��5o SANTA MONICA BLVD izoo LOS ANGELES, CA 9ooz5 z�o3i2�o9ooz TOWN OF VAIL C�O FINANCE DEPT 75 S FRONTAGE ftD VAI L, CO 81657 z�o�o7z0000� TOWN OF VAIL C�O FINANCE DEPT 75 5 FRONTAGE RD VAIL, CO 8�657 z�olo7z�600� 846 FOREST RD EAGLE RIVER WATER & SANfTATION DIST 846 FOREST RD VAIL, CO 8�657 Z�o3�zi00005 934 FRONTAGE RD VAIL CORPORATION PO BOX 959 AVON, CO 8�6zo-o959 zio�o7z�3oo�. 86z FRONTAGE RD W VAIL CORP PO BOX 7 VAIL, CO 81658 Z�oio7z�600� 846 FOREST RD EAGLE RIVER WATER & SANITATION DIST 846 FOREST RD VAIL, CO 8�657 � � 2101072Q0001 � zio3lz�ogoo5 TOWN OF VAIL 17 � C�O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 81657 zio�o72��o3z 8z6 FOREST RD VAIL RESORTS DEV PO BOX 959 AVON, CO 81620 zioto7z��o3� 816 FOREST RD VAIL RESORTS DEV PO BOX 959 AVON, CO 8�620 z�o�o7ziio33 798 FOREST RD GANNETT, KATHRYN 690 ARDSLEY RD WINNETKA, IL 60093 z�o�o7z��o34 � 796 FOFtEST RD GANNETT, KATNRYN 690 ARDSLEY RD WINNETKA, IL 60093 210107218002 TOWN OFVAIL 75 S FRONTAGE RD W VAIL, CO 8�657 2io1o7zi800l TOWN OF VAIL 75 S FRONTAGE RD W VAIL, CO 8�657 zioio7z�7oo4 825 FOREST RD GORE CREEK PLACE LLC PO BOX 7 VAIL, CO 8�658 21010]217002 � 728 LIONSHEAD CIR VAIL CORP PO BOX 7 VAIL, CO 8�658 Condo Parcel Number z�oio63�7oii Z�o�o63i7oz4 Z�o�o63�7053 z�o�o63�7055 zio�o63�7057 z�o�o63i7o�o z�o�o63�7oz8 z�o�o63�7056 zio�o63�7ozo z�oio63�7039 z�o�o63i7o5o z�oio63�70�9 z�o�o63�703� z�o�o63�7044 z�oio63�700� z�o�o63�7ozz zio�o63�7033 z�o�o63�7045 z�o�o63�705� zio�o63t7o�6 i�oio63�7oz5 z�o�o63�7048 z�o�o63i7oo8 zio�o63�7o�z z�o�o63i7o4� 000710 LIONSHEAD CIR VAIL SPA CONDOMINIUM ASSOC 710 W LIONSHEAD CIR VAIL, CO 8�657 DANN PETER - Registered Agent PO BOX 5480 AVON, CO 8�6zo Condo Parcel Number z�o3�z�o4o3z z�o3iz�o4o3� : z�o3u�o4oiz z�o3u�o4oz5 zio3�z�o4o39 z�o3�zio4o37 z�o3iz�o4oz9 zio3�z�o4o44 z�o3iz�o4o50 z�o3�2�04058 z�o3�z�o4009 zio3iz�o4o40 z�o3u�o4o�6 z�o3i2�o4o48 Z�o3�z�o4o64 z�o3�z�o4o59 z�o3iz�o4005 z�o3iz�o4o62 z�o3�z�o4008 z�o3�z�o4ozi z�o3�zio4o54 z�o3�z�o4o66 zio3�z�o4o33 z�o3u�o4004 zio3�z�o4007 oo�000 LIONS RIDGE LOOP VAI L RUN RESORT COMMUN ITY �000 LIONS RIDGE LOOP VAIL, CO 8�657 William i Fleischer - Registered Agent �000 LIONSRIDGE LOOP VAIL, CO 8�657 CDOT 4zo� E. Arkansas Avenue Denver, CO 8ozzz �� \� �� !" ! f THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTtCE NOTICE IS HEREBY GIVEN that the Planning and Environmental Gommission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vai( Town Code, on , July 23, 2007, at 1:00 pm in the Vail Public Library Community Room, in consideration of: A request for a final approval of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two new lots for the redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South Frontage Road West right-of-way/Unplatted� (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0020) Applicant: Vail Resorts Developrrient Company, represented by Thomas Miller Planner: Warren Campbell � A request for a final recommendation to the Vail Town Council for a zone district - boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a � rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use 2, properties known as °Ever Vail" (INest Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage � Road Wesi right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0021�) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell U A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3-. 7, Amendment, Vail Town Code, for proposed text amendments to Chapter 14-2, Definitions, Vail Town Code, to provide definitions for terms of a�t, and to Chapter 14-6; Grading Standards, Vail Town Code, for proposed changes to the grading, and setting forth details in regard thereto. (PEC07-0041) • Applicant: Town of Vail Planner: Rachel Friede . A request for a final review of an amended final plat, Exemption Plat Review Procedures, Vail Town Code, envelope, located at 1314 Spraddle Creek Road/Lot 15, setting fo�th details in regard thereto. (PEC07-0044) Applicant: Wilfiam and Julie Esrey Planner. 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I � 9. �Ao ' o � � ., . . � D n � c N � � D i P O � Z n e O 0 ��s ;�i c ,. ; —_ � �I � � : \\ • : . . ...\ . �• � � mf) 1DO \ :\� ' \ Axanma \ • • • � c�ozn�o A � — II O Z II D N . f.Ni �� ~ O II �� mm��m I NN�N� V .\. . . . i m � a t � � TO: FROM DATE: CJ � MEMORANDUM Planning and Environmental Commission Community Development Department September 24, 2007 SUBJECT: A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell � � SUMMARY The applicant, Vail Resorts Development Company, represented by Thomas Miller, has submitted a request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business Districf and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), The applicant has submitted the application in anticipation of the redevelopment of the area known as Ever Vail and the possible adoption of a final plat creating Lots 1 and 2 of the Ever Vail Subdivision. Staff is recommending that the Planning and Environmental Commission forwards a recommendation of approval, with conditions of the proposed rezonings subject to the findings and conditions outlined in Section VIII of this memorandum. DESCRIPTION OF REQUEST The applicant, Vail Resorts Development Company, represented by Thomas Miller, has submitted a request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2. The purpose of the application is _to amend the Official Zoning Map of the Town of Vail whereby the unplatted Vail Professional Building and Cascade Crossing properties and South Frontage Road right-of-way will be rezoned to Lionshead Mixed N Use-2 zone district. The applicant has submitted the application in anticipation of the � redevelopment of the area known as Ever Vail and the possible adoption of a final plat creating Lots 1 and 2 of the Ever Vail Subdivision. This requested recommendation is to rezone the Lots 1 and 2 created by the Ever Vail Final Plat, if adopted, to Lionshead Mixed Use-2 District. A vicinity map of the development site and surrounding area. has been attached for reference. (Attachment A). A copy of a plan depicting the proposed property rezonings (Attachment B) and a document entitled Rezoninq Request from ABD to LMU-2 and to zone portions of the existinq S. Frontaqe Road riqht-of-wav to LMU-2 dated revised September 17, 2007, describing the request in greater detail from the applicant (Attachment C) are attached for reference. III. BACKGROUND The Vail Resorts Maintenance Shop was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. The Holy Cross Lot, Vail Professional Building, Cascade Crossing, and former gas station sites where annexed into the Town of Vail by Ordinance No. 26, Series of 1975, which became effective on December 16, 1975. On December 11, 2006, the Planning and Environmental Commission forwarded a recommendation of approval for amendments to the Lionshead Redevelopment Master Plan to include the Vail Professional Building and Cascade Crossing parcels � within the Master Plan boundaries and to amend the recommendations for the area known as "West Lionshead''. On February 6, 2007, the Vail Town Council adopted Resolution No. 4, Series of 2007, which implemented the changes to the Lionshead Redevelopment Master Plan regarding West Lionshead and the area now called Ever Vail. IV. ROLES OF THE REVIEWING BODIES Rezoning/Zone District Boundarv Amendment Planning and Environmental Commission: The Planning and Environmental Commission is advisory to the Town Council. The Planning and Environmental Commission shall review the proposal and make a recommendation to the Town Council on the compatibility of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the community. Design Review Board: The Design Review Board has no review authority on zoning/rezonings. Staff: The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the Zoning Regulations. Staff provides a staff memo containing background on the property and provides a staff � evaluation of the project with respect to the required criteria and findings, and a 2 � � recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: The Town Council is responsible for final approval/denial of a zoning/rezoning. The Town Council shall review and approve the proposal based on the compatibility of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the communiry. V. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoninq Regulations (Title 12, Vail Town Code) Lionshead Mixed Use-2 District 12-71-1: Purpose: The Lionshead mixed use 2 district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, o�ces, skier services, light industrial activities, and commercial establishments in a clustered, uni�ed development. Lionshead mixed use 2 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the zone district by establishing appropriate site development standards. This zone � district is meant to encourage and provide incentives for redevelopmenf in accordance with the Lionshead redevelopment master plan. This zone district was specifrcally developed fo provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent wifh the Lionshead redevelopment master plan. Additionally, the incentives are created to help finance public, off site, improvements adjacent to redevelopment projects. Public amenities which will be evaluated with redevelopment proposals taking advantage of the incentives created herein may include: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. Lionshead Redevelopment Master Plan (in part) Chapter 2 — Introduction (in part) 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to � provide a policy framework for the master planning process. 3 2.3.1 Renewal and Redevelopment � Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds") • through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or families on a short term rental basis. In order to improve occupancy rates and create additional bed base in Lionshead, applications for new development and redevelopment projects which include a residential component shall provide live beds in the form of accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached accommodation units (i.e, lock-off units), or dwelling units which are � included in a voluntary rental management program and available for short term rental. Further, it is the expressed goal of this Plan that in addition to creating additional bed base through new lodging products, there shall be no net loss of existing live beds within the Lionshead Redevelopment Master Plan study area. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. �� 4 � � Chapter 4— Recommendations — Overall study Area (in part) 4.1.5 West Lionshead - Residential/ Mixed-Use Hub The western end of Lionshead, currently undeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, and Cascade Crossing. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the o�ce and retail areas in West Lionshead and any redevelopment should reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating a year-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become a residential/ mixed use � area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment of West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian , oriented environment. The degree of north-south building orientation may be difficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for an structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. C� Chapter 5— Detailed Plan Recommendations (in part) 5.17 West Day Lotl Vail Associates Service Yard/ Holy Cross Site/ Gas Station Site/ Vail Professional Building/ Cascade Crossing Planning for the western end of Lionshead must consider finro different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 4-9a, and 4-9b for the Frontage Road realignment alternatives. Notwithstanding these different Frontage Road scenarios there should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Higher densities and building heights may be appropriate in this area, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of the master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. A strong connection along the Gore Creek corridor already exists. Streetscape improvements along West Lionshead Circle befinreen � Concert Hall Plaza (currently the western end of Lionshead retail influence) and the Ritz-Carlton Residences will strengthen existing conditions, and in doing so, improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surFaces, seating areas and public art are just some examples of what could strengthen this corridor and in doing so further integrate this area with the rest of Lionshead. The development of a strong pedestrian connection befinreen the Lionshead Core area and the western side of Lionshead will encourage pedestrian activity in this area and in doing so will energize all of West Lionshead. During the winter months the ski lift and associated parking will generate significant pedestrian tra�c and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. This could be accomplished in any number of ways. For example, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. This could be reinforced by a well-crafted program of specialty retailers, offices, and restaurants. An active program of public art, residential units that are used for "artists in residence", a culinary school, improved access to and utilization of Gore Creek or Red Sandstone Creek for fishing or other purposes or specific recreation features such as a climbing wall are just some examptes of design elements or land uses that could create a catalyst for activity. In conjunction with any application to development a new ski lift, a retail/commercial market study which analyzes the area for the appropriate amount of square footage of retail/commercial � 6 � that should be included in the redevelopment of West Lionshead shall be provided. It is assumed that the development standards of Lionshead Mixed Use 1 or 2 will guide the design of redevelopment in this area. Notwithstanding the height allowances of these zone districts, building height and massing shall be responsive to the Gore Creek corridor, the Interstate, and how building massing transitions at the western end of Lionshead. Buildings at the westernmost end of West Lionshead shall gradually "step down" from the maximum allowable height limits of the Lionshead Mixed Use zone districts. Figure 5-25 provides a general depiction of how building height shall gradually lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Nofinrithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area building design shall be articulated to avoid large expanses of shear/unbroken wall planes. a. Retention of Existinq Frontage Road Alignment If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Building and /Cascade Crossing all remain viable development sites. The most viable site for � a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas station site is a viable location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection befinreen this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building and Cascade Crossing could be developed as a contiguous parcel. It is assumed that these parcels would be re-zoned to Lionshead Mixed Use 1. The Holy Cross site and the Vail Professional Building both abut Red Sandstone Creek. Any redevelopment of these parcels should consider how the Creek can be enhanced and made an asset or amenity of this redevelopment area. b. Frontaqe Road Realiqnment behind the Maintenance Yard and Holv Cross site The greatest benefit of this Fealignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this alternative the most ' viable site for a public parking facility would still be the Maintenance Yard/Holy Cross parcels. With the re-location of the Frontage Road lift access out of the old gas station site would not require a grade � separated pedestrian crossing to the Maintenance Yard/Holy Cross parcels. However, a grade separated crossing over the re-located Frontage Road would be needed to link the Holy Cross site with the Vail Professional Building. This alternative would also present the opportunity for relocating and/or enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. One possibility may be to pond the creek just south of the I-70 corridor and diverting all or a portion of the flow underneath the new Frontage Road in order to bring "live water" through the western end of the Holy Cross site. Any modification or enhancement to the creek corridor would be subject to U.S. Army Corp of Engineers approval. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Vail Land Use Plan (in part) The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of ini#ial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and � Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in cor�junction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows 1. General Growth / Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance befinreen 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. 1.5 Commercial strip development of the Valley should be avoided. 1.7 New subdivisions should not be permitted in high geologic hazard areas. � �J 2. � 3. � 1.8 Recreational and public facility development on National Forest lands may be permitted where no high hazards exist if: a) Community objectives are met as articulated in the Comprehensive Plan. b) The parcel is adjacent to the Town boundaries, with good access. c) The affected neighborhood can be involved in the decision-making process. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 1.13 Vail recognizes its stream tract as being a desirable land feature as well as its potential for public use. 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 efficiently. 2.3 2.4 2.5 2.7 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers. The community should improve summer recreational options to improve year-round tourism. The community should improve non-skier recreational options to improve year-round tourism. The Town of Vail should improve the existing park and open space lands while continuing to purchase open space. 2.8 Day skier needs for parking and access should be accommodated through creative solutions such as: a) Increase busing from out of town. b) Expanded points of access to the mountain by adding additional base portals. c) Continuing to provide temporary surface parking. d) Addition of structured parking. Commercial 3.2 The Village and Lionshead areas the best location for hotels to serve the future needs of destination skiers. 9 3.3 Hotels are important to the continued success of the Town of Vail, � therefore conversion to condominiums should be discouraged. 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 3.5 Entertainment oriented business 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. 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. 5.2 Quality time share units should be accommodated to help keep � occupancy rates up. 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. � 10 � �J VI. ZONING ANALYSIS The following zoning analysis provides a comparison of the development potential currently allowed under Arterial Business District (ABD) to that of the proposed Lionshead Mixed Use-2 District (LMU-2). Legal Description: Unplatted Land Use Designation: Community Office Lot Size: 87,120 sq. ft./2.0 acres Development Standard Lot Area: Setbacks: Height: Density Control: GRFA: Site Coverage: Landscaping: ADB 25,000 sq. ft. min. Front: 15 ft. 60% of frontage 20 ft. 40% of frontage Sides: 15 ft. Rear: 10 ft. 70% between 32 ft. and 40 ft. 30% less than 32 ft. No dwelling units allowed Type III EHUs conditional 52,272 sq. ft. 52,272 sq. ft. (60%) 21,780 sq. ft. (25%) Parking Per Chapter 10 of the Zoning Regulations LMU-2 10,000 sq. ft. min. 10 ft. all sides 82.5 ft. max. 71 ft. average 70 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare (33% over existing or 35 d.u.s/acre whichever is greater) 217,800 sq. ft. (33% over existing or 250% of buildable area whichever is greater) 60.984 sq. ft. (70%) 17,424 sq. ft. (20%) Per Chapter 10 of the Zoning Regulations The following zoning analysis provides an explanation of the development potential that would be applied to the unplatted and unzoned South Frontage Road right-of- � way if it were to be rezoned to Lionshead Mixed Use-2 District (LMU-2). This analysis took into account the area of right-of-way being incorporated into Lots 1 and 11 2 of the Ever Vail Preliminary Plan minus the property provide from existing lots to � the relocated right-of-way. Legal Description: Unplatted Land Use Designation: Not Applicable Lot Size: 139,778 sq. ft./3.21 acres Development Standard LMU-2 Lot Area: 10,000 sq. ft. min. Setbacks: 10 ft. all sides Height: 82.5 ft. max. 71 ft. average Density Control: 112 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare GRFA: 349,445 sq. ft. if entire site is buildable Site Coverage: 97,844.6 sq. ft. (70%) Landscaping: 27,955.6 sq. ft. (20%) � Parking Per Chapter 10 of the Zoning Regulations The following is a zoning analysis of the development potential of Lots 1 and 2 as depicted on the Ever Vail Preliminary Plan, if adopted as shown. Legal Description: Lot 1, Ever Vail Subdivision Land Use Designation: Lionshead Redevelopment Master Plan Lot Size: 330,402.6 sq. ft./7.585 acres Development Standard LMU-2 Lot Area: 10,000 sq. ft. min. Setbacks: 10 ft. all sides Height: 82.5 ft. max. 71 ft. average Density Control: 112 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare GRFA: 732,087.5 sq. ft. (292,835 sq. ft. buildable site area) Site Coverage: 231,281.4 sq. ft. (70%) � 12 0 u u � VII. 1��1Le Landscaping: Parking Legal Description: Land Use Designation: Lot Size: Development Standard Lot Area: Setbacks: Height: Density Control: 66,080.5 sq. ft. (20%) Per Chapter 10 of the Zoning Regulations Lot.2, Ever Vail Subdivision Lionshead Redevelopment Master Plan 156,162.6 sq. ft./3.585 acres LMU-2 10,000 sq. ft. min. 10 ft. all sides 82.5 ft. max. 71 ft. average 125 d.u.s, unlimited a.u.s, f.f.u.s, e.h.u.s, timeshare GRFA: 349,800 sq. ft. (139,920 sq. ft. buildable site area) Site Coverage: 109,313.8 sq. ft. (70%) Landscaping: 31,232.5 sq. ft. (20%) Parking Per Chapter 10 of the Zoning Regulations SURROUNDING LAND USES AND ZONING Land Use Zoninq North: Interstate 70 No zoning East: Mixed-use Lionshead Mixed Use 1 West: Mixed-use SDD No. 4, Cascade Village South: Open Space Natural Area Preservation CRITERIA AND FINDINGS Amendment to the Official Zoninq Map of the Town of Vail (rezoning) Chapter 3, Administration and Enforcement, Title 12, Zoning Title, of the Vail Town Code authorizes amendments to the Official Zoning Map of the Town of Vail. Pursuant to Section 12-3-7, Amendments, in part, "an application to amend fhe district boundaries of the Zoning Map may be initiated by petition of a'ny resident or property owner in the Town." 13 Furthermore, Section 12-3-7 C prescribes the criteria and findings the Planning and � Environmental Commission and Town Council shall consider with respect to a request to amend the Zoning Map. The applicant is seeking a recommendation of approval to rezone two unplatted properties, from ADB to LMU-2 and a portion of unplatted and unzoned South Frontage Road right-of-way to LMU-2. According to Section 12-3-7 C, of the Vail Town Code, Before acting on an application for a zone district boundary amendment, the Planning and Environmental Commission and Town Council shall consider the following factors wifh respect to the requested zone district boundary amendment: 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and The redevelopment of the properties incorpor.ating the Ever Vail project began in early 2006, with the start of public meetings and hearings to discuss incorporation of several parcels into the Lionshead Redevelopment Master Plan and amendments to the Master Plan for the area known as "West Lionshead". In early 2007, Town Council adopted, through resolution, the amendments to the Master Plan that evolved over � a year of public process. The proposed rezoning of two properties and portions of the unplatted South Frontage Road right-of-way is one of the steps in effecting the change in Ever Vail that was anticipated through the adoption of the changes to the Master Plan. Staff has reviewed the proposed rezoning request and found it to be in compliance with the multiple elements of the Vail Comprehensive Plan. Within Section V of this memorandum staff provided the Policies and Goals identified in both the Lionshead Redevelopment Master Plan and the Vail Land Use Plan which apply to this request. The requested rezonings in conjunction with the possible adoption of a Ever Vail Final Plat will be the basis for creating the foundation from which many of the policies and goals of the Vail Comprehensive Plan can be achieved. The proposed rezoning is consistent and compatible with the Vail Comprehensive Plan and the Town's development objectives. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the Town's adopted planning documents; and � 14 � The Lionshead Mixed Use-2 District establishes zoning that is consistent with both existing and proposed uses on the subject properties. Currently, the Ever Vail area contains industrial uses, a public utility, commercial, and office. As a part of the redevelopment the remaining adjacent uses � will be the water treatment plant and the Glen Lyon Office Building. Staff believes that the permitted and conditional uses listed within the LMU-2 District are suitable uses to be adjacent to the remaining properties. The proposed use of the properties within Ever Vail will be a mixed use development containing a combination of retail/commercial, office, dwelling units, accommodation units, time share, and employee housing. Special attention should be given to the Detailed Plan Recommendations outlined Chapter 5 of the Lionshead Redevelopment Master Plan for the area known as Ever Vail. This language is found in Section V of this memorandum. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and The LMU-2 District is consistent with the existing and proposed use of the property. The proposed zone district implements specific goals of the Vail Land Use Plan and Lionshead Redevelopment Master Plan. Staff believes that the proposed rezoning presents a harmonious, convenient, � and workable relationship with land uses in the area consistent with the existing and proposed use of the property. For example, while the overall density of development on the subject properties will increase as a result of the zone district boundary amendment, the relocation of the South Frontage Road right-of-way, the detailed plan recommendations for the development site, and the anticipated off site vehicular and pedestrian improvements ensures a workable relationship among land uses. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and The proposed rezoning establishes consistent zoning for the subject properties with regards to their adjacent zoned LMU-2 District properties. This rezoning will create a zone district consistent with the existing and proposed use of the property. The proposed rezoning and development plan provide for the development of an orderly viable community consistent with the Town's development interests as expressed in the Lionshead Redevelopment Master Plan. The purpose of the LMU-2 District is, in part, "to provide sites for lodges, hotels, fractional fee clubs, lodge dwelling units, and timeshares", "to provide economic incentives for properties to redevelop", and "to create an economically vibrant lodging, housing and commercial core area." Rezoning the subject properties to LMU-2 District will allow for the redevelopment of the Ever Vail area consistent with the recommendations found in the Master Plan for Ever Vail. 15 Staff believes that this amendment furthers the development objectives of � the Town and serves the best interest of the community as a whole. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including but not limited to water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and The proposed rezoning will change the existing character and uses currently present on the subject properties. However, staff does not foresee any adverse impacts on the natural environment to include water quality, air quality, noise, vegetation, etc. In fact, given the language as adopted for the detailed recommendations for the site, it could be reasonably expected that beneficial impacts could result from the rezoning and redevelopment of the site. For example, an intended outcome of the redevelopment of this site, according to the Lionshead Redevelopment Master Plan, is the restoration and enhancement of the Red Sandstone Creek riparian corridor. 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district. The LMU-2 District is proposed for the subject properties. The proposed zone district amendment is consistent with the intended purpose of that � zone district. A copy of the purpose statement of the LMU-2 District is provided in Section V of this memorandum. 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. Since the original adoption of zoning on the property, the Town of Vail has undergone an extensive study for the redevelopment of the Lionshead area of Town. As such, the Town has adopted clearly identifiable goals and objectives for development in this general area of Town. In order to ensure that these goals and objectives for development are carried out, the Town adopted two zone districts; one of which is the LMU-2 District. If approved, the applicant will be afforded the opportunity to redevelop the Vail Professional Building and Vail Cascade properties and portions of the unplatted South Frontage Road with the Town's goals in mind. To that end, the Lionshead Redevelopment Master Plan, through the adoption of Resolution No. 4, Series of 2007, outlines very clear and specific objectives for development on the properties to be rezoned. These objectives can be found in Chapter 5 of the Lionshead Redevelopment Master Plan. 8. Such other factors and criteria as the Commission and/or Council deem applicable to the proposed rezoning. � 16 � 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 for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business District and South Frontage Road West right-of- way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department). This requested recommendation is to rezone the Lots 1 and 2 created by the Ever Vail Final Plat, if adopted, to Lionshead Mixed Use-2 District. Staff's recommendation is based upon the review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this zone district boundary amendment, the Community Development Department recommends the Commission pass the following motion: The Planning and Environmenfal Commission is forwarding a recommendation of approval, with conditions, to the Vail Town Council for a zone district boundary amentlment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of properties from Arterial Business � District and Soufh Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. This forward recommendafion approval with a condition is to rezone the Lots 1 and 2 created by the Ever Vail Final Plat, if adopted, to Lionshead Mixed Use-2 District. Should the Planning and Environmental Commission choose to approve this zone district boundary amendment, the Community Development Department recommends the Commission pass the following findings: "Before recommending and/or granting an approval of an application for a zone district boundary amendment the Planning & Environmental Commission and the Town Council shall make the following findings with respect to the requested amendment: 1. That the amendment is consistent wifh the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the Town; and 2. That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and � 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious 17 development of the Town in a manner that conserves and enhances � its natural environment and its established character as a resort and residential community of the highest quality. " Should the Planning and Environmental Commission choose to approve this preliminary plan, the Community Development Department recommends the Commission apply the following conditions: That this request to amend the zone district boundaries cannot be adopted by ordinance by Town Council without the review and approval of the Ever Vail Final Plat by the Planning and Environmental Commission, thus establishing Lots 1 and 2 of the Ever Vail Subdivision. X. ATTACHMENTS A. Vicinity Map B. Copy of the proposed rezoning plan C. Copy of the applicant's document entitled Rezoninq Request from ABD to LMU-2 and to zone portions of the existinq S. Frontape Road riqht-of-wav to LMU-2 dated revised September 17, 2007 D. Public notice 18 r r�k_ . �� - � , �,��., , �� . �� , � . �, _ g �� . �� , ,� «�: �o- ` { 7� � , d � - t� , . _ `.;� �� '�. `d t "� � � ' le � � X�� . . � .. �h " f � * � ' .: tiy'�,� . � ��`.Y: '+.��'.'°� ry � \��.y�� : �� _, , , �; a ��F� � � ^'.��' } � p, 4 . ,\, p-�' � �-�'!. �`. . . - .. .... _ �"�� - � l ,�t- + r .:' gw �: y ^ a ,� 'd ti1 / .k .. �Y� � yjA '� � �."�.. � f y. � di . � a w.,. ¢.,� � .a#,..�.:. . � � � .:tt �ta �.. �� .. � � d� �� . i-- .6� f :.:,; g;� i. � f a4y y��1 �'.. M� f � i .r � . 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Z �m I g P Z �� N�� \ \ A v G�i m O I NN� NO 1 p� �� I m �o 0 �c A , � Z 8 `� � � 3 N • .� . � + _ � � � Rezoning Request from ABD to LMU-z and to zone portions of the existing S. Frontage Road right-of-way to LMU-z Applicant: Vail Resorts Submitted on March z6, zoo7 REVISED ON September �7, zoo7 Submitted by: I 1�1 I Ic-i Mauriello Plsnning Group Attachment C �.. �� Table of Contents Tableof Contents .......................................................................................... z Directory........................................................................................................ 3 Introduction of the Request .........................................................................4 Vision of Ever Vail and LEED Certification ....................................................6 Review Criteria for a Rezoning Request .................................................... �o Adjacent Addresses .....................................................................................�7 2 Directory � Thomas Miller Project Manager Vail Resorts Development Company �37 Benchmark Road Avon, CO 8�6zo (o) 970-754-2544 (f) 970-754-2555 Tmiller��a vailresorts.com Mauriello Planning Group PO Box i�z7 Avon, CO 8i6zo 970.748.o9zo (ph) 970.748.0377 �f) dominic�a mpgvail.com Sam Ecker Gore Range Surveying, LLC PO Box �5 5i29 Longsun Lane rr• Avon, CO 8�620 (970) 479-8698 (970) 479-0055 (fax) sam�a gorerange.net CALLISON �4zo Fifth Avenue #z400 Seattle, WA 98�0�-2343 Ph. (zo6) 6z3 4646 F. (zo6) 6z3 4625 Alpine Engineering, Inc. P.O. Box 97 Edwards, CO 8i63z Ph- (970) 9z6-3373 F. (970) 926-3390 C� �? � Introduction of the Request We are submitting a request for a rezoning from ABD to LMU-z for Parcel z, created by the Evervail Subdivision. Th� site is currently zoned Arterial Business District and is the site of the Vail Professional Building and Cascade Crossing, located at 953 and �03� Frontage Road. In addition, we are also requesting to zone the portion of the S. Frontage Road right-of-way, which is currently unzoned, to LMU-z. The end result will be the entirety of the Evervail Subdivision will be zoned Lionshead Mixed Use - z. We are proposing to rezone the site to Lionshead Mixed Use - z, primarily due to the recent inclusion of the site into the Lionshead Redevelopment Master Plan. Vail Resorts Development Company is proposing to construct a public parking structure �n a portion of the site, as well as offices, retail uses, residential, and employee housing. Section�z-71-5: Conditional Uses; Generally (on all levels of a building or outside of a building) allows "Public or private parking lots" as a conditional use in the Lionshead Mixed Use - 2 zone district. On December �5, �96z, Vail Mountain opened with 3 lifts and recorded a total of just 55,00o skiers in the �96z-�g63 season. By ig6g, it was the most popular resort in Colorado. Today, there are 33 lifts, and total skier and snowboarder visits for the zoo5-zoo6 season was �,676,��8. Vail continually strives to improve the guest � experience through qua!ity infrastruct�re improvements on the mountain. As a result, Vail has continually been ranked the #i ski resort in North America. � The Vail Village parking structure was originally complet2d in i975 with only 850 spaces, until it was expanded in �988. The Lionshead parking structure was �riginally constructed in ig80. Currently, there are approximately z,5oo parking spaces available at Vail's two parking garages. The parking spaces, �,800 of them covered, allow skiers and snowboarders quick and easy access to Vail Mountain via the Vista Bahn ski lift in Vail Village, Eagle Bahn Gondola in Lionshead or Riva Bahn ski lift at Golden Peak. The proposed parking structure in West Lionshead will be adding approximately 40o public parking spaces. This is in addition to the parking constructed to meet the commercial, office, and residential needs of the Evervail development. The parking structure will reduce the vehicular traffic and skier (pedestrian) traffic in the more congested areas and portals of the Town, helping to improve the guest experience town-wide. 0 � � � � l 0 �. a;,.�,\ • /��C � acsm ' 1 \ / ` � l �"" � � PARCE+ ? )��_ I� � � � C � , � � � ECISTi��G ZUVI�G ," ��" i �:v�tt v.ai� /" � � 1'DN'\ OF 5'AI4 COUN'I'4 OF EdGLE. � f.aT[ OF COLOR,4IX7 /� /'I�-=�;, � j/ � •�.�. '�� _._ _.e / � � i --��--- - _1 ; � --- //��/ /'I .... � y/ .��, i / •- / - � �;,=°` � �y / � �-- �. -- — -' �,,.c / � I - d,. ......� -/.',a.,. ac�nm � . .i � PARC£1 ' ��' �`L^ % ��,�. � / '� ,+' ..:694C..�1 � ' ,� 't i \.m-,,.a -�sy � �+ i�ie.� .-,1'- � y .a,.... � i i � .i. .�.,._:,,.,+ ' � -�i � I ' �=�:M \ .� ..,.� � ¢,`da' i �i , , � $ �� i - . �- ,� � _ - - 1 x � \ "°F�" �� \ �°�,�, i �' __ -�- I '� � � — r�/ / � (' ��.., / `� / I i / � , � '�innictlts nr._n :._r.,_r.- �� t.�_'� �l .1F'-F'TI �.....I.':.,'::iR:'_ --'LrweRange �C.�.O.T. PI(,llT-�-M'A' �'��"R,"` � CURREk�I+'lMJ2UNEC '--:/ ,^".._-.'.".-I ' �os E , � .�_..a�n t1 i . �� 1`} .., • �... ea�e : i�hJ.ILr L�n�lL� .. I::n:�:�,.-Af l�'�Y-1 ..�.f - , � � � V G'�.:1��-=— PBUf%[riLU7d7AIAG / --- _ EV�;RVAIL /�-�' �'� �� ;OW\Of 1.1f1_CUl\'IYOF�.\i:LF..�f:\I�FOPCOLOIL5D0 ., /// � i � � jr=�. �J ✓ l � � _._ � _._ � ' �;'c � � �/.,� �' - �' / — ��- � ---- __ —�-- *� ;/ �--- /` i' '� � `y / � �I J..l_._._�1,5� ...'.: / / / p /'�/ ,/ /`' r�_..w � ""$�i1w��"'i�w.�ana.... / / J� / /_ � / ��pPeel • / / � � / � _ I - _ ` ' � � � ..� � ..I ,.f �. _._, .m. � —.� �„ ., �� ' P�RCEL � � •,, �p �"'--i-~ m.. � \ ".z�tum -'.c- � ° � - w:...�/ i w. . �* � d''�� i .�k.\—csr -..e..� .� _e,,.b, . , c I _ � . °^ ..�,.�.r.., � , . . � I . °' . �.. I . .F.�3-..'.` ��, ,.. � /�%� � ��r��- .r• � ! , „�t'. � _ - _.�r 1� � � � / \ \� � ' � P...P4,� ' m. 1 : J,� \, i i_ _ . _ _ c �� +�„ �.o. �.._, .} � - ..�,,:� ... ,�.,, .=,�^ ' _ �M1 ,,,,.•e. � ' _ _ ��M _ _ , � __ J ' - --- ._z. � ennyuc / �,r=�� / � I � � � / wc�cnrs �aaros[a�l � — lIOVS`nEA.^, 41%EO JSE - 7 = ZONED A�EA 5 �.. Vision of Ever Vail and LEED Certification It is important to consider this first step with an understanding of the overall redevelopmert cf the Ever Vail. Ever Vail is envisioned to become a mixed-use hub, including office, retail, and housing. The area will include employee housing to serve the new uses in the area. The Frontage Road will be re-aligned, locating the road adjacent to I-7o, as it is in many parts of Town. West Lionshead will become more of a village, like Vail Village or Lionshead, and not be bisected by a major thoroughfare. We are working closely with CDOT in this process, and CDOT is supportive of the road realignment. Ever Vail generally encompasses one million square feet and will include between 600,00o and 700,00o saleable square feet of residential and commercial space. The site is currently occupied by Vail Mountain's vehicle maintenance shop yard and warehouse, a retail and office complex, and a gas station, offering the opportunity for a true "Brownt'ield" redevelopment. The new resort village plans call for approximately�50-z5o whole ownership condominium units, approximately 75-�z5 fractional ownership condominium units, an approximately �oo,000-square-foot- room hotel, �oo,000-i5o,000 square feet of commercial retail, office, and restaurant space and an approximately �oo,000-square-foot mountain operations facility. The project will also include a gondola to serve as the fifth base portal to Vail Mountain, and a new public parking structure. � The li.S. Green Building Council has developed a LEED for Neighb�rhood Development Rating System. All of the following information regarding LEED is from their document entitled LEED for Neighborhood Development Rating System. � The U.S. Green Building Council, the Congress for the New Urbanism, and the Natural Resources Defense Council—three organizations that represent some of the nation's leaders among progressive design professionals, builders, developers, and the environmental community—have come together to develop a national set of standards for neighborhood location and design based on the combined principles of smart growth, new urbanism, and green building. The goal of this partnership is to establish these standards for assessing and rewarding environmentally superior development practices within the rating framework of the LEED (Leadership in Energy and Environmental Design} Green Building Rating SystemT^^. The Neighborhood Development rating system is designed to certify exemplary development projects that perform well in terms of smart growth, new urbanism, and green building. Projects may constitute whole neighborhoods, fractions of neighborhoods, or multiple neighborhoods. Smaller, infill projects that are single use but complement existing neighboring uses should be able to earn certification as well as larger and mixed use developments. 0 Evervail has been accepted to be a LEED certified neighborhood development. The � following components are part of the Ever Vail program: � Brownfield Redevelopment. The Amoco site, which Vail Resorts purchased for inclusion in this redevelopment project, had previous oil and gas spills. Vail Resorts is in the process of having the soils rejuvenated in order to develop a LEED certified building and ski lift on that site as part of the development. The development will encourage the reuse of land by developing a previously developed site, not forest or open space, reducing the impact of development on undeveloped land. The project is the environmentally conscious redevelopment of property � on which previous uses have and currently include: fuel storage and disbursement, a light-industrial machine shop, light industrial oil refining operations, vehicle and heavy machinery maintenance and repair, and warehousing. Wetland and Water Body Conservation. The project will conserve natural hydrology and habitat and preserve biodiversity though conservation and improvement of onsite wetlands by removing a culvert and day-lighting Red Sandstone Creek and enhancing its surrounding wetlands. LEED Certified Green Buildings - For the LEED Neighborhood certified buildings requirement, Ever Vail must meet all the criteria for LEED New Construction standards for at least 50% of the building in the project. Vail Resorts plans to have all buildings in the project meet at least certification level. Some specific construction products that the Company plans to use to meet the standards are as follows: • Salvaged Products such as: bricks, millwork, framing lumber, plumbing fixtures, and period hardware. • Recycled Products such as: Iron-ore slag used to make mineral wool insulation, fly ash used to make concrete, and PVC scrap from pipe manufacture used to make shingles. � Certified wood products that carry an FSC stamp. • Windows - NFRC-rated unit U-factor of o.z5 or lower. If the frame material is non-green, such as PVC (vinyl), the energy standard is more stringent: U-factor of o.zo or lower. • Equipment that conserves energy and manages loads such as: water �, heaters, refrigerators, dishwashers, and clothes washers. 7 • Products that do not release signi ficant pollutants into the building such � as: zero- and low-VOC paints, caulks, and adhesives. • Products with very low emissions, such as: nonformaldehyde manufactured wood products. • Products that remove indoor pollutants such as: certain ventilation products, filters, radon mitigation equipment. • Products that warn occupants o f health hazards in the building such as: carbon monoxide (CO) detectors, lead paint test kits, and other IAQ test kits. • � � Products that improve light quality such as: tubular skylights, specialized commercial skylights, and fiber-optic daylighting systems, full- spectrum lighting systems and highly reflective ceifing panels. E , , � i �, f v i'_.� _�. � , i+' � ,t ' - +� r. ' �� 1 � t�,�� I r � �v � j � ,`� �" l � '4S"'� ��,i ��`: �.- cy- - • � � f. .AP ;_1�e ':�`. �.fi „ �� ` �.s %� !� S 1 • � � �� i �fi+� �,.� � ti; ,� f �� , � .� t yt �� :�`f '��-� '� ��rk �::� :: �-:� �.f.'. -� ,�` �� ; � = -_� �1,._: � y� � �� . _ '� a^- #"; � � "��d�� -! - __-- .;�.,:; �� .�'_ - ��'�`i ' � , . ..Y:; . • • �� — . 1 1 _ 1 a'� �`` � - ��,� ',,� - _ � � "�-.�� a i�� ta YJ � Review Criteria for a Rezoning Request A. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives �nd policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Our Analysis: The Lionshead Redevelopment Master Plan provides the framework for the Town of Vail to review this rezoning request from Arterial Business District to Lionshead Mixed Use-z, along with the zoning of the Frontage Road right-of-way. The Lionshead Redevelopment Master Plan, originaliy adopted in December of �998, describes the Town's intent in the adoption of the Master Plan: Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. � Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, con ference facilities, ice rinks, streetscape, parks and other recreational improvements. Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traf fic must be improved within and through Lionshead. Improved In frastructure The in f rastructure o f Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. Resolution No. 4, Series of Zoo7, adopted amendments to the Lionshead Redevelopment Master Plan, specifically deafing with the redevelopment of the West Lionshead area. The Town Council, Planning Commission, and the Town Staff reviewed these Master Plan amendments in detail over a � significant period of time and are very familiar with the modifications. As a 10 resuft, we have only pulled out portions of the amended Lionshead � Redevelopment Master Plan that apply specifically to a rezoning request. Greater detail can be provided in future applications. The following language was added to the Master Plan: West Lionshead - Residential/Mixed-Use Hu6 The western end o f Lionshead, currently undeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, and Cascade Crossing. This area o f Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town o f Vail does place a high value on maintaining the o f f ice and retail areas in West Lionshead and any redevelopment should reasonably increase the square footage of existing of fice and have "no net loss" o f retail square footage in West Lionshead. With their recent acquisition of additional properties in this area, Vai1 . Resorts has the opportunity to bring li ft service to this part o f Lionshead. Lift service brings with it great potential for the re- development o f this area and in doing so expand all o f Lionshead to the west with improved pedestrian connections, new retail and office �„ activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating a year-round attraction within this area o f Lionshead. The master plan recommends that this hub become a residential/ mixed use area with an emphasis on meeting the needs o f both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based o f f ice and retail space, employee housing and parking, bus or transit f unctions and a ski li f t connection to Vail Mountain. The catalyst for this mixed use hub is ski li ft access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment o f West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree o f north-south building orientation may be di f f icult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for a structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. � 11 The site wiil continue to accommodate tfie existing and potentially � expanded functioiis of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may afso be possible to relocate the er.tire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. Connection to West Lionshead West Lionshead consists o f the West Day Lot, the Vail Associates service center, the sanitation plant, the Holy Cross lot, the former gas station site, the Vail Professional Building, and Cascade Crossing. Because it is an area of potentialfy significant growth, it is important that it be fully integrated into the 7own of Vail transit system. The West Lionshead properties are at the outside edge o f the acceptable walking distance to the ski yard (�ZOO feet). With a mixed use development in the area which integrates a ski portal, retail space, of fice space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provide direction on the �, ultimate location o f a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition o f a ski li ft in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance o f a li ft (�,zoo feet). Maximum Ef ficiency and Utilization The following recommendations are made to enhance the ef ficiency and f unctic�nality o f the Lionshead transit connections in anticipation o f future redevelopment in the area: Potential New Parking Sites West Lionshead The construction of a new public parking facility at the west .end of Lionshead has been a planning consideration since the completion o f the Vail Transportation Master ptan in i99�. This site is currently undeveloped (except for the Vail Associates maintenance yard) and is large enough to meet projected parking demand. It is well located in relation to the potential new eastbound I-7o access ramps. The viability of a new public parking facrlity in this focation would be enhanced by bringing lift service to this area. The construction of a new public �, parking facility would address the existing deficiency of off-street 12 parking on peak days and tne shi fting demand o f parking created by the � introduction o f a new ski li f t in We.�t Lionshead. It is anticipated that the new public parking structure would contain approximately 400 public parking spaces, which would be in excess of any parking requirements generated by proposed development. The update o f the Vail Transportation Plan should provide final direction on the location and quantity o f additional public parking spaces in the Town o f Vail. The location o f additional public parking should consider where parking is most optimal for both guests and employees, year round utilization, mountain operations, and overall traf fic circulation. • Given the location for this parking facility, it had been assumed that regular transit or shuttle service would be necessary because of its distance from the retail core area and the ski yard (greater than a�zoo-foot walking radius). However, the location of the parking structure would be proximate to the new li f t and as such the need for regular shuttle service would be minimized. However, some provisions for bus stops and/or a transit facility should be considered for the parking structure. West Day Lot/ Vail Associates Service Yard/ Holy Cross Site/Gas Station Site/Vail Professional Building/ Cascade Crossing �, As compared to a separate, free-standing portaf, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be success f ul, it is important to have a strong pedestrian connection with the rest o f Lionshead. A strong connection along the Gore Creek corridor already exists. Streetscape improvements along West Lionshead Circle between Concert Hall Plaza (currently the western end o f Lionshead retail influence) and the Ritz-Carlton Residences will strengthen existing conditions, and in doing so, improve the viability of mixed uses in West Lionshead. improvements to street lighting, walking surfaces, seating areas and public art are just some examples o f what could strengthen this corridor and in doing so further integrate this area with the rest of Lionshead. � It is assumed that the development standards o f Lionshead Mixed Use � or 2 wil► guide the design o f redevelopment in this area. Notwithstanding the height allowances o f these zone districts, building height and massing shall be responsive to the Gore Creek corridor, the Interstate, and how building massing transitions at the western end of Lionshead. Buildings at the westernmost end o f West Lionshead shall gradually "step down" from the maximum allowable height limits of the Lionshead Mixed Use zone districts. 13 We believe that it was the intent of the Town to rezone that portion of West � Lionshead zoned Arterial Business District to Lionshead Mixed Use - z, as the Lionshead Redevelopment Master Plan clearly states. B. The extent to which the zone district amendment is suitable with the existing and potentia! land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents; and Our Analysis: As the above analysis indicates, the Lionshead Redevelopment Master Plan clearly indicates these properties to be a part of the West Lionshead mixed-use development. Adjacent properties to the east are currently zoned Lionshead Mixed Use - z. The property to the south (Glen Lyon Office Building) is zoned Special Development District. The proposed site is bounded by I-7o to the North. The re-alignment of the Frontage Road will allow this area to become one cohesive development and the zoning of Lionshead Mixed Use - z to the property is more suitable than the current zoning designation of Arterial Business District. C. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and � Our Analysis: The rezoning from Arterial Business District to Lionshead Mixed Use - z of these properties will allow for a more harmonious, convenient, and workable relationship in the proposed redevelopment of the West Lionshead area. These properties are the only properties zoned Arterial Business District in the Town of Vail. Rezoning them to Lionshead Mixed Use - z allows for redevelopment which meets the town's development objectives as outlined in the Lionshead Redevelopment Master Plan, Zoning Regulations, Vail zo�2o, etc. D. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and Our Analysis: As the adjacent area to the east is zoned Lionshead Mixed Use - 2 and this area is part of the Lionshead Redevelopment Master Plan study area, it is clear that this does not constitute a spot zoning. This amendment will help to allow the redevelopment of the West Lionshead area into a mixed use hub, serving the � needs of guests and residents alike. 14 E. The extent to which the zone district amendment results in adverse or beneficial � impacts on �he natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Our Anal�sis: This rezoning request will not result in adverse impacts on the natural environment. The site is currently developed with commercial uses on the site. All development proposals on the site will be completed with the utmost concern for the protection of the natural environment in the area, as we consider it an amenity to the guests of West Lionshead. As future applications will indicate, we are hoping to improve the riparian characteristics of Red Sandstone Creek, which borders the property to the east of the Vail Professional Building. We hope to make the creek a great asset to the area and to do so, we will ensure that there are no adverse impacts to the natural environment. F. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; and Our Anal�rsis: � The purpose statement of the Lionshead Mixed Use -z Zone District is as follows: The Lionshead mixed use z district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, of fices, skier services, light industrial activities, and commercial establishments in a clustered, uni fied development. Lionshead mixed use z district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate fight, air, open space and other amenities appropriate to the permitted types o f buildings and uses and to maintain the desirable qualities o f the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was speci fically developed to provide incentives for properties to redevelop. The ultimate goal o f these incentives is to create an economically vibrant lodging, housing, and ccmmercial core area. The incentives in this zone district include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goat of the incentives is to create economic conditions favorable to inducing private redevelopment � consistent with the Lionshead redevelopment master plan. Additionally, the 15 incentives are created to help finance public, of f site, improvements adjacent to � redevelopment projects. Public amenities which will �� evaluated with redevelopment proposals taking advantage o f the incentives created herein may include: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. The application of Lionshead Mixed Use - z to this site, as part of the Lionshead Redevelopment Master Plan study area, is consistent with the above purpose statement. The rezoning will further the goals of the Town of Vail, and ensure consistency with the Lionshead Mixed Use - z Zone District. G. The extent to which the zone district amendment demonstrates how conditions have changed since the zonin� designation of the subject property was adopted and is no longer appropriate; and Our Analysis: The Arterial Business Zone District was originally adopted in �g8z. At the time, Vail and Eagle County was a different place. The population of the entire county in �98o was just under �5,000. Today, it's estimated to be over 50,000. Beaver Creek Mountain opened in �g80. The Lionshead Parking Structure was completed in �980. The Vail Professional Building was construc±ed in �985, and Cascade � Crossing was constructed in �ggo. Twenty-five years ago, the idea of a"billion dollar" renewal of Vail was unfathomable. Arterial Business District was not a zone district applied to a property which would be envisioned to become a mixed use hub, with a parking structure and ski lift. Arterial Business District is no longer appropriate for the site. � LJ 16 �.. � � Adjacent Addresses Zio3�2iogoo3 GLEN LYON OFFICE BUILDING C/O ANDREW D. NORRIS �000 S FRONTAGE RD W STE zoo VAIL, CO 81657 z�o3�2�00005 934 FRONTAGE RD VAIL CORPORATION PO BOX 959 AVON, CO 8�6zo-o959 z�o3izi00004 �03� FRONTAGE RD SOHO DEVELOPMENT LLC 950 �7TH ST STE i600 DENVER, CO 8ozoz z�o3�z�0000z 953 FRONTAGE RD SOHO DEVELOPMENT LLC 95o i7TH ST STE i600 DENVER, CO 8o?oz zio3iz�z400� 923 FRONTAGE RD W VAIL CORP PO BOX 7 VAIL, CO 8i658 z�o3iz�000�o TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 87657 z�o3�z�o9oo4 SUB:GLEN LYON SUBDNISION LOT:3g-z ROBERTJ. ROSEN zoo5 QPRT NANCY ROSEN zoo5 QPRT ��z7 LAKE AVE GREENWICH, CT o683i z�o3iz�o9oo5 9345 FRONTAGE RD Hf:GOPIAN & PENNINGTON,LLC C/O BRENTWOOD ASSOC & T.M. PENNINGTON 1115o SANTA MONICA BLVD i2oo LOS ANGELES, CA gooz5 z�o3�ziogooz TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 8�657 21010]200001 TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 8�657 zioio7zi600� 846 FOREST RD EAGLE RIVER WATER & SANITATION DIST 846 FOREST RD VAIL, CO 81657 z�o3�zi00005 934 FRONTAGE RD VAIL CORPORATION PO BOX 959 AVON, CO 8i6zo-o959 z�o�o7z�3oo� 862 FRONTAGE RD W VAIL CORP PO BOX 7 VAIL, CO 8�658 zioio7z�600i 846 FOREST RD EAGLE RIVER WATER & SANITATION DIST 846 FOREST RD VAIL, CO 8i657 zio�o7z0000� TOWN OF VAIL 17 C/O FINANCE DEPT � 75 S FRONTAGE RD VAIL, CO 8�657 21010]2110j2 826 FOREST RD VAIL RESORTS DEV PO BOX 959 AVON, CO 8i6zo zio�o7ziio3i 8�6 FOREST RD VAIL RESORTS DEV PO BOX 959 AVON, CO 8�6zo z�oio7zi�o33 798 FOREST RD GANNETT, KATHRYN 6go ARDSLEY RD WINNETKA, IL 60093 zio�o7z�io34 � 796 FOREST RD GANNETT, KATHRYN 690 ARDSLEY RD WINNETKA, IL 60093 zioio7zi800z TOWN OF VAIL 75 S FRONTAGE RD W VAIL, CO 8�657 z�o�o7zi800� TOWN OF VAIL 75 S FRONTAGE RD W VAIL, CO 8�657 z�o�o7z�7oo4 8z5 FOREST RD GORE CREEK PLACE LLC PO BOX 7 vAIL, CO 8i658 zioio7zi7ooz � 7z8 LIONSHEAD CIR VAIL CORP PO BOX 7 VAIL, CO 8�658 Condo Parcel Number 210106j1]011 z�o�o63i7o24 z�oio63�7053 z�o�o63�7055 z�oio63i7o57 zio�o63�7oio zio�o63i7oz8 z�o�o63�7056 zioio63�7ozo z�oio63i7o39 z�o�o63i7o5o zloio63i7oi9 z�o�o63i7o3i z�o�o63�7044 z�o�o63i7oo� z�oio63�7ozz z�oio63i7o33 z�oio63�7045 zioio63i7o5i z�o�o63�7oi6 zioio63i7oz5 zio�o63�7048 210106j1]008 zio�o63i7o�z z�oio63�7o4i 0007�o LIONSHEAD CIR VAIL SPA CONDOMINIUM ASSOC 7�o W LIONSHEAD CIR VAIL, CO 8i657 DANN PETER - Registered Agent PO BOX 5480 AVON, CO 8�6zo Condo Parcel Number zio3izio4o3z z�o3�z�o4o3� : ,. ,. � � • z�o3iz�o4o�z z�o3iz�o4oz5 z�o3izio4o39 z�o3izio4o37 zio3�z�o4ozg z�o3izio4o44 z�o3izio4o5o zio3iz�o4o58 zio3�zio4009 zio3�zio4o4o zio3�z�o4oi6 z�o3izio4o48 z�o3�2�04064 z�o3izio4o59 z�o3�z�o4005 z�o3�z�o4o6z zio3�z�o4008 zio3izio4ozi z�o3izio4o54 zio3izio4o66 z�o3izio4o33 z�o3�2io4004 zi o3iz�o4007 oo�000 LIONS RIDGE LOOP VAIL RUN RESORT COMMUNITY i000 LIONS RIDGE LOOP VAIL, CO 8�657 William I Fleischer - Registered Agent i000 LIONSRIDGE LOOP VAIL, CO 8i657 CDOT 4zo� E. Arkansas Avenue Denver, CO 8ozzz 19 �_�� - J" 1 ! 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 , July 23, 2007, at 1:00 pm in the Vail Public Library Community Room, in consideration of: A request for a final approval of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two new lots for the redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South Frontage Road West right-of-way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0020) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a � rezoning of properties from Arterial Business District and South Frontage Road West right-of-way which is not zoned to Lionshead Mixed Use 2, properties known as "Ever Vail" (West Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road West right-of-way, (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell � A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3- 7, Amendment, Vail Town Code, for proposed text amendments to Chapter 14-2, Definitions, Vail Town Code, to provide definitions for terms of art, and to Chapter 14-6; Grading Standards, Vail Town Code, for proposed changes to the grading, and setting forth details in regard thereto. (PEC07-0041) � Applicant: Town of Vail Planner: Rachel Friede A request for a final review of an amended final plat, Exemption Plat Review Procedures, Vail Town Code, envelope, located at 1314 Spraddle Creek Road/Lot 15, setting fo�th details in regard thereto. (PEC07-0044) Applicant: William and Julie Esrey Planner: Scot Hunn Attachment D Page 1 pursuant to Chapter 13-12, to amend a platted building Spraddle Creek Estates, and . �� D� � v� o I�D1 W� �i � v�