HomeMy WebLinkAboutPEC Memorandum 012510 MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 25, 2010
SUBJECT: A request for a work session on a major exterior alterations, pursuant to Section 12-71-7,
Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of
the area known as "Ever Vail" (West Lionshead), with multiple mixed-use structures
including but not limited to, multiple-family dwelling units, fractional fee units,
accommodation units, employee housing units, office, and commercial/retail uses,
located at 862, 923, 934, 953, and 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. (PEC080064)
Applicant: Vail Resorts Development Company, represented by Thomas Miller
Planner: Warren Campbell
SUMMARY
The applicant, Vail Resorts Development Company, represented by the Mauriello Planning
Group, LLC, is requesting a work session with the Planning and Environmental Commission to
answer several questions raised during the circulation presentation on January 11, 2010, and
begin discussion on public spaces, plazas, and venues. The applicant will also cover the
proposed improvements to the Red Sandstone Creek and the at-grade land uses and
programming. The work session will conclude with a presentation on the commercial Market
Study prepared by Ford Frick of BBC Research and Consulting. This work session is the
continuance in what is planned to be a series of work sessions regarding various aspects and
topics with regard to the Ever Vail project. The Ever Vail project is the proposed creation of a
new portal to Vail Mountain on approximately 12.2 acres. Developments of this extent warrant a
complete understanding of many interconnected aspects. Staff and the applicant hope that
through a series of work sessions that a greater understanding of the project and its impacts,
both positive and negative will be ascertained, thus aiding in the review of the various
applications and their associated criteria and findings. As this is a work session and the
Planning and Environmental Commission is not being asked to reach any conclusions, Staff has
not provided any recommendations at this time. Staff and the applicant request that the
Planning and Environmental Commission participates in the presentation and tables this
application to the February 8, 2010, public hearing.
II. DESCRIPTION OF REQUEST
The applicant, Vail Resorts Development Company, represented by the Mauriello Planning
Group, LLC, has submitted seven development review applications which will be reviewed and
acted upon by the Planning and Environmental Commission prior to the conclusion of the review
process. Those applications include:
• A major subdivision to establish new lot configurations, rights-of-way, easements, etc;
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• An amendment to Special Development District (SDD) No. 4, Cascade, to remove the
GLOB from the SDD;
• A rezoning of the parcels created by the major subdivision to Lionshead Mixed Use-2;
• An amendment to the Town Zoning Regulations to include the project within the
"commercial core" zone for calculating parking requirements (recommendation of
approval with a condition forwarded by the PEC on January 11, 2010);
• A variance for site coverage for the below grade structure;
• Several conditional use permits to allow for a new gondola, below grade parking
structure, and below grade mountain operations service facility; and
• A major exterior alteration to allow for multiple structures to be constructed.
The work session will include a presentation by the Ever Vail Team addressing several of the
questions made at the previous with regard to circulation. The presentation will additionally
begin to cover:
• A review of public spaces, plazas, and venues;
• Creek corridor
• Amphitheater
• Width to height ratios
• Environmental presentation on Red Sandstone and Gore Creeks;
• Ground level (at-grade) land uses and programming; and
• Approach to restaurants and retail
• Vail Recreation District (VRD) space
• Ski School (DEVO)
• Bar/music venue
• Hotel and conference facilities
• Spa
• Grocery market
• A commercial Market Study prepared by Ford Frick of BBC Research and Consutrling
On December 14, 2009, the Commission members were provided a binder of information
entitled Ever Vail: Applications for a Major Subdivision, Rezoning, Text Amendment, Conditional
Use Permits, Major Exterior Alteration, SDD Amendment & Variance to allow for the
redevelopment of the West Lionshead Area and a set of 11"X17" plans depicting to the project.
Within the binder the market study report can be found behind the tab entitled Market Study.
These documents will be pertinent to the discussion regarding the scheduled presentation.
Additionally, the applicant has prepared additional documents which speak directly to the topics
identified above (Attachment A).
Staff created a list of questions to aid in the topics to be discussed at the hearing. These
questions are provided to aid in the thought process and discussion of the proposal. It is
anticipated that as staff hears the presentation that additional questions will arise. Staff has not
completed their analysis of the questions nor reached any conclusions. There are questions
that Staff will be studying and developing positions on prior to asking the Planning and
Environmental Commission to take action.
• What is the square footage of commercial that is necessary to support a new
portal that includes the residential and programming uses proposed?
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Q • Is there a minimum number of square footage for particular of land uses (office,
retail, restaurant, etc.) which results increased success in a mixed-use portal?
• Is there a minimum of number of tenant spaces for the proposed commercial
which is necessary for success?
• What are the impacts of Market Street containing vehicular traffic to the
commercial experience?
• What is the "Wow" or "Surprise" factor that distinguishes this proposed portal
from the existing portals to draw people to this portal year round?
• Where are the grade changes in the public plazas, spaces, and venues and how to
pedestrians overcome these grade changes?
• What measures will be put in place to insure that special events can occur in the
public plazas, spaces, and venues?
• Where are the pockets of sunlight and shade throughout the project and do these
coordinate with where the public is encouraged to congregate?
• Are the proposed improvements and programming of activities adjacent to the
Red Sandstone and Gore Creeks appropriate?
Q • At the northern end of the western side of the Red Sandstone Creek frontage there
is proposed to be a spa facility. How does this land use impact pedestrian
circulation and does it create a "dead end" tot eh pedestrian experience of
exploring around the next corner?
• What size of conference groups can the proposal accommodate? Is this
appropriate, should it be fewer or greater?
• How do deliveries arrive and circulate to the commercial land uses from the
loading bays in the parking garage?
III. BACKGROUND
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.
On October 27, 2008, Staff presented and over view of the roles and responsibilities to the
Planning and Environmental Commission with regard to the Ever Vail development.
On November 24, 2008, Staff presented an overview of the Lionshead Redevelopment Master
Plan to the Planning and Environmental Commission and its applicability to the Ever Vail
project.
On December 8, 2008, the Planning and Environmental Commission held a public hearing at
i Nor which a presentation and discussion occurred on the topics of vehicular, mass transit,
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pedestrian, and bicycle circulation occurred. A list of question and comments was generated as
a part of this discussion.
On December 22, 2008, the Planning and Environmental Commission held a public hearing at
which the presentation and discussion focused on the proposed design for the Frontage Road
realignment. Discussion included the Simba Run underpass, retaining walls, median planter
design, etc.
On January 7, 2009, the Design Review Board held a public hearing at which the presentation
and discussion focused on the proposed design for the Frontage Road realignment. Discussion
focused on the retaining walls, bridge verse culvert crossing of the creek, and roadway design.
On March 23, 2009, the Planning and Environmental Commission unanimously approved with
condition(s) a partial preliminary plan to establish the right-of-way to be allocated for the
relocated South Frontage Road adjacent to the interstate.
On April 21, 2009, the Town Council endorsed the submittal of the proposed South Frontage
Road relocation to the Colorado Department of Transportation by a vote of 3-1-1 (Foley
opposed and Gordon abstained)
On January 11, 2010, the Planning and Environmental Commission unanimously forwarded a
recommendation of approval with a condition on the inclusion of Ever Vail within the commercial
core area designation maps.
IV. STAFF RECOMMENDATION
The Community Development Department requests that the Planning and Environmental
Commission listen to the presentation, ask questions, provide and pertinent feedback. The
Commission is not being requested to take and final action at this work session. The applicant
and Staff request that the Commission tables this application to its February 8, 2010, public
hearing.
V. ATTACHMENTS
A. Memorandum addressing public spaces, plazas, venues, and ground level land uses and
programming dated January 25, 2010
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1
MEMORANDUM
I 171 I Mk ell
Mauriello Planning Group
To: Planning and Environmental Commission
From: Mauriello Planning Group
Date: January 25, 2010
At each Planning and Environmental Commission meeting, certain topics will be addressed specifically.
To simplify the process, for each meeting Mauriello Planning Group will provide a brief memo
summarizing the topic. More in-depth information can be found within the overall submittal.
PROGRAMMING :
GROUND LEVEL USES AND PUBLIC SPACES
While the plans and the written submittal provide information about the overall programming for Ever
Vail, this sheet is intended to summarize the experience at the ground level, including commercial uses
and public spaces, like the plazas and creek. Uses above the ground level (such as office space and
residential uses) and uses below the ground level (such as parking and mountain operations) will be
discussed at the February 8, 2010, PEC hearing.
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4140 Ground Level Programming 1/25/10 1
Introduction
The Lionshead Mixed Use - 2 (LMU-2) Zone District outlines the uses that are allowed on the various
levels of a building, either as conditional uses or permitted uses. Referred to as "horizontal zoning," the
restrictions on the street level allows the Town of Vail to ensure that this ground level is active, with
primarily commercial uses permitted. Due to grade variations on the site, ground level on the plaza
side of a building may transition into second story on the Creekside of a building. Sections through the
buildings have been provided on pages 27-29 of the plan book to further illustrate this. Ever Vail has
been planned in accordance with this idea, with the active commercial uses occurring on the ground
level and more passive uses occurring on the upper levels. The Market Study provided by Ford Frick of
BBC Consulting (provided in the submittal notebook) indicates that the types and quanities of the
commercial uses proposed are the right mix for ensuring the success of Ever Vail. It is important to
note that the actual tenants of the commercial spaces have not been decided upon and final uses will
be based on the uses allowed by the LMU-2 zone district.
The design of the site allows Ever Vail to be divided into four distinct districts, characterized by the uses
occurring at the ground level. The ground level uses along Market Street are intended to further the
idea of "Where Life Meets the Mountain." Market Street is a mix of pedestrians and vehicles, designed
this way to accommodate access to the hotel, transit center, skier drop-off, and some teaser parking for
the commercial uses along the street. Flexibility has been designed into Market Street, where portions
can be one-way or blocked off entirely, for special events or for seasonal uses.
CREEKSIDE
More intimate than the Central Plaza and the Market Street. MARKET STREET
Creekside is a district for exploring.The warm,local feel of a
pizza restaurant or a fly-fishing shop in a postcard-perfect setting Market Street is the place where life meets the mountain m an
complement the naturally animated creek and amphitheater
upscale setting.Everyday conveniences like swine-and-spirits
open-space.Daytime rock climbing at the youth center, shop and a gourmet grocery store create a sense of community in
treatments at the hotel spa and people watching at creekside this natural and sophisticated setting.A RocirResorts Hotel adds
cafes transitions into evening outdoor concerts or foraging for hip to the luxury and quiet energy of this richly layered experience.
hangouts and cool clubs.
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naturally anti . - / 1
WESTSIDE RESIDENTIAL __,--1,..„-- �/ *Y ii-The heart of daily EverVail community focus on quiet /''
pedestrian alleys terrace-garden level courtyards and / � / g�df / f
individual stoops to residences Variety of spaces enjoy / .I /,
spectacular views of Gore Creek while integrating the s ilk sustainable practices and technologes to help preserve the- -`�natural beauty of the site.All co tamed in a ne ghborhood — V / ♦' ,.d,•.`,
focused district where residents relax and enjoy time ` yam/ e
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7 with family friends and neighbors /j/, Y
,/" CENTRAL PLAZA
t-� _ ti Pulsating with people and activities-day and night-Central
- - - fit. Plaza is where skiers boarders and shoppers coexist against
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, r } - t y. '� the grand backdrop of the mountain.The expressive gondola
_.-a.'=' �tgr tructure is the complementary focal point to Veils original,„,
.... ...
_ ,„„,„, . .
�'- '— "�.,,,,.- w landmark Vail Mountain.
Ground Level Programming 1/25/10 2
Market Street feeds into the pedestrianized area of the Central Plaza. Anchored by the new gondola,
Central Plaza will "pulsate with energy." Uses along Central Plaza are intended to serve skiers, as they
travel to the Mountain and the bed base located within the project. Central Plaza is pedestrian-only
(with the exception of emergency vehicles).
Connected to the Central Plaza, is the more "naturally animated" Creekside area, straddling Red
Sandstone Creek. The uses along the creek are intended to activate the creek corridor, embracing the
amenity of the creek, while protecting and enhancing the creek banks and vegetation.
The West Side of Ever Vail is intended to be the "family oriented" neighborhood. For-sale and rental
employee housing units front both sides of the pedestrian spine, with free-market residential uses
above.
*Food and Beverage
A variety of food and beverage establishments have been planned for Ever Vail along the ground level,
ranging from casual family dining, to high-end dining establishments. As currently proposed, there are
5 restaurants/bars proposed. The majority of the food and beverage establishments are located along
Market Street and the Central Plaza, with a more family-oriented restaurant on the west side of Red
Sandstone Creek to serve the family-oriented activities occurring in the Creekside district (ampitheater,
VRD space, DEVO, recreation uses). Total gross square footage of all food and beverage establishments
(includes all back-of-house) is approximately 30,000 sq. ft. This equates to approximately 14,293 sq. ft.
of net seating area.
*Retail and Spa
The retail proposed for Ever Vail is primarily located along the pedestrian corridors on the first floor of
Obuildings, mostly along Market Street and the Central Plaza. There will be a variety of retail uses,
catering to the residents of Ever Vail and the day skiers accessing Vail Mountain from the proposed
gondola. As currently proposed,
there is approximately 52,620 net pre-
sq. ft. of retail uses on the site, ' `` °`� l rwir i' � 'i
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which Includes the 14,000 sq. ft. . 0 Iri,N ,o��;; i ottq I! ji
specialty grocer envisioned for the ,,,.-S re.',-, 1;11-. ,I�11, .11
far east end of the site. The ' Al! fI,a-1. a%,---
market is intended to serve as an t ,€ , t ' 1 _;41yi0# �, ��,-
anchor for Ever Vail, and as an �.-,' Mme; 4 M � �...� �r..��_� __
amenity within the Liosnhead area tort.. +' `l !l0Mt, '' irt41`'�r
*ow� 'I- '��.� rt• M°•��I� „a�and developments along West ::�.,k, * ;,k-ir�. d ,��Lionshead Circle. Designed to be t , a
visible as you are rounding the Fr . �- _ ,4411,14i, _.., „= 2. _"! � l
curve of West Lionshead Circle in '1 . - " 1 tii `--- r
front of the Marriott, the market ; .
will act as a destination. In '--:
addition to the retail uses detailed
above, there is an approximately
20,000 sq. ft. destination spa located in the Creekside District, along Red Sandstone Creek, envisioned
as a year-round draw. The location of the spa was purposeful as it interfaces appropriately with the
creek, is proximate to the hotel, and is located in an area not well suited for retail due to lack of foot
traffic.
I
Ground Level Programming 1/25/10 3
Community and Skier Uses
As a new portal onto Vail Mountain, many community and skier uses have been included in Ever Vail.
First, in the Creekside District, Vail Resorts is proposing a 13,830 (net) sq. ft. facility devoted to
children's programming. This facility, proposed to be run by the Vail Recreation District, will focus on
children and family after-ski activities during the winter months, and day camp programs and drop-in
activities during the summer. The current plans for the facility also include an indoor climbing wall
promoting the connectivity to our mountain environment. Along with the VRD space, there will be an
additional 2,550 (net) sq. ft. Children's Ski School meeting space, and all DEVO functions will be
relocated to this site. These uses will be served by 50 short-term underground parking spaces.
Ticketing facilities, along with other skier services, will be provided throughout the project, primarily
within the Central Plaza. There will also be approximately 5,000 sq. ft. dedicated to public restrooms
and associated uses.
Hotel
Building E3 includes the lobby and porte cochere of the proposed 120-room Rock Resorts Hotel,
fronting Market Street. The hotel is intended to be a very public space, with a grand lobby and
restaurant and bar overlooking Gore Creek and the pool terrace of the hotel. The ground level of the
hotel also transitions onto the Central Plaza, with a restaurant and bar, with a large outdoor dining
function fronting the plaza.
*Residential Uses
-- �- Stream .
Residential uses on the ground floor are a
conditional use, with the exception of employee -� Setbacks
housing units, which are a - �% 0
- -
g permitted use. The �. � - -
West Side is intended to be a more residential, '-�""- --�
community-oriented neighborhood. As a result, - -.:— -~
the ground level use on the west side are primarily '
employee housing units, with free-market �.. -%�- '" i°'- -�
residential uses above. - '" '" A
Creeks, Parks, and Entertainment Facilities J
A key component of Ever Vail includes the �`.,-°" .- ;��
enhancements proposed to Red Sandstone Creek. _' ,. —
Stream bank restoration and wetland mitigation - - --'— V-
-
will improve the creek environment, with the
ultimate goal of creating a park in the creek area. = --
The required setback from Red Sandstone Creek is ---7:-,
30 ft. from the centerline, while the required - ,.= -
setback from Gore Creek is 50 ft. The buildings in '= ,-. V
Ever Vail are set back much further than the --�' '-- --
required setbacks. -. r '- � `_==`''`-
The Ever Vail project is designed to maintain Red . "=
Sandstone Creek and Gore Creek's natural stream -
corridors through the enhancement and
preservation on the site. The proposed development respects the stream setback lines, floodplains and
wetlands with cantilevering walks and bridges to circulate pedestrian traffic over the creeks without
Ground Level Programming 1/25/10 4
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landscapes. The combination of
these passive and active nodes
provide the guest the opportunities to view, play and hear the sound of the rushing water, while
preserving the creeks natural state.
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Ground Level Programming 1/25/10