Loading...
HomeMy WebLinkAboutPEC120050 Sundial PEC Packet 021113 TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 11, 2013 SUBJECT: A request for the review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building), Vail Town Code, to allow for the construction of a public park and recreation facilities (playground) at Sundial Plaza, located within the Lionshead pedestrian mall/Tract C, Lionshead 6th Filing, and setting forth details in regard thereto. (PEC120050) Applicant: Town of Vail, represented by Gregg Barrie Planner: Rachel Dimond I. SUMMARY The applicant, the Town of Vail, represented by Gregg Barrie, is requesting the following: • Conditional use permit for “public park and recreation facilities” at Sundial Plaza, including playground features, a climbing wall and a water feature with seating. Based upon Staff’s review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, and subject to the findings noted in Section VIII of this memorandum, the Community Development Department recommends the Planning and Environmental Commission: • Approves, with conditions, a conditional use permit for public park and recreation facilities at Sundial Plaza. II. DESCRIPTION OF REQUEST The applicant is requesting a conditional use permit for public park and recreation facilities for a new park at Sundial Plaza with the following amenities: • Climbing wall • Three playground features • W ater feature with seating • Engineered wood fiber playground surface (wood chips) • New vegetation to screen, shade and enhance the park • ADA access to playground area via ramp Town of Vail Page 2 • Rerouted snowmelted stairway connecting the frontage road, First Chair Employee Housing and the pedestrian bridge to the Lionshead pedestrian area At the January 28, 2013 hearing, the PEC expressed concern about the playground surface, amount of shade from landscaping and green space. As a result, the playground surface was changed from rubber to engineered wood fiber. The landscape plan was amended to remove the ash trees and plant an increased number of aspen trees to create grove areas. The turf area in the northern seating area was enlarged. The planting areas were also enlarged to provide more landscaping to serve as a buffer between the park and the pedestrian areas around the park. III. BACKGROUND The subject property was a part of the original Town of Vail which became effective by the election of August 23, 1966, and the court order of August 26, 1966. In 2008, the Vail Town Council instructed Staff to locate and build a park in Lionshead. After examining all town-owned locations, Sundial Plaza was selected as the only adequate location for a public park. The Vail Town Council has approved funding for a park in Sundial Plaza as part of the 2013 Municipal Budget. On January 28, 2013, the Planning and Environmental Commission forwarded a recommendation of approval for amendments to the Lionshead Redevelopment Master Plan as follows: Additions are in bold; deletions are in strikethrough. 5.8.6 Plazas and Nodes Dynamic pedestrian plazas and nodes are encouraged at each significant intersection in the retail core. Successful plazas are those that have good sun exposure, that are located on primary pedestrian corridors, and that are properly proportioned to encourage seating, eating, gathering and events. Successful nodes are concentrations of activities, landmarks and spaces where people want to congregate. Focal elements such as fountains, landscaping, and public art help to give each node a unique identify and serve as visual reference points. A fundamental objective of the master plan is to introduce these qualities in the Lionshead core. The central Lionshead public plaza (shown in Figure 5-10) was previously considered to be at Sundial Plaza. However, the design of the Arrabelle incorporated an ice rink with surrounding retail and restaurant shifted the central Lionshead public plaza to the south. This allows for Sundial Plaza to be repurposed from a previously recommended infill building with an ice rink to a public park. Sundial Plaza serves as the only green space in the center of Lionshead. The pedestrian connection between the First Chair Employee Housing at the North Day Lot and the pedestrian mall through Sundial Plaza should be snowmelted and rerouted for optimal views (see Town of Vail Page 3 view corridor #4) and access. Sundial Plaza presents an opportunity for a public park in the Lionshead Retail Core and will provide a public recreational amenity to serve as a stand alone attraction and as an activity to compliment the retail and restaurant experience within Lionshead. The central Lionshead public plaza, for example (shown in figure 5-10), presents an opportunity to create a vibrant center of activity surrounded by active retail and restaurant spaces and animated with an ice rink. The development of a small infill building at the north edge of the plaza is recommended to define the space and introduce additional retail opportunities. The building could incorporate an underground service and delivery corridor to the North Day Lot transportation center. A food and beverage operation on a rooftop deck over this structure could provide a unique vantage point marking the new north Lionshead pedestrian portal and opening views into the central Lionshead plaza and up to the mountain. Town of Vail Page 4 Town of Vail Page 5 IV. APPLICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal (Note: Click on the underlined sections for links to the documents. You will need internet connection to access links): TITLE 12, ZONING REGULATIONS, VAIL TOWN CODE (IN PART) ARTICLE 12-7H. LIONSHEAD MIXED USE 1 (LMU-1) DISTRICT 12-7H-1: PURPOSE (click here for link) CHAPTER 12-16: CONDITIONAL USES PERMITS Section 12-16-1: Purpose; Limitations: LIONSHEAD REDEVELOPMENT MASTER PLAN (IN PART) Chapter 4: Master Plan Recommendations - Overall Study Area 4.10: Gateways, Landmarks, and Portals 4.10.1 Gateways and Portals 4.10.1.2 Pedestrian Portals/ Gateways 4.10.2 Landmarks 4.10.3 Public Art 4.10.4 Youth Recreation 5.8 Lionshead Retail Core 5.8.1 Build-To Lines 5.8.2 Ground Level Retail Expansion Opportunities 5.8.3 Pedestrian Connections Through the Core Site 5.8.4 Hierarchy of Pedestrian Space 5.8.5 Retail Space Allocation 5.8.6 Plazas and Nodes Town of Vail Page 6 View Corridor #4 V. SITE ANALYSIS Address: Lionshead Pedestrian Mall Legal Description: Tract C, Lionshead 6th Filing Zoning: Lionshead Mixed Use 1 District Land Use Plan Designation: Lionshead Redevelopment Master Plan Current Land Use: Green space/Walkway Geological Hazards: None Site Area: Proposed park area approx. 13,000 square feet VI. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Mixed Use Lionshead Mixed Use 1 District South: Mixed Use Lionshead Mixed Use 1 District East: Mixed Use Lionshead Mixed Use 1 District West: Mixed Use Lionshead Mixed Use 1 District Town of Vail Page 7 VII. CRITERIA FOR REVIEW Before acting on a conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. Relationship and impact of the use on the development objectives of the Town. The Town has established development objectives including enhancing the livelihood of the commercial cores, as well as providing new experiences and options for guests. Another development objective is to create pedestrian connectivity into and within the commercial cores. A third objective is to provide park and recreation space throughout the town. The proposed park meets the above objectives. This public park furthers the vision of the Vail 20/20 Strategic Plan, where the community vision called for Vail to be a “premier mountain resort community… achieved through world-class recreational..opportunities.” The Lionshead Redevelopment Master Plan pedestrian circulation recommendations in Chapter 1 include the following: • Develop, with public-private cooperation, two continuous pedestrian axes (north-south and east-west) through Lionshead. Create new walkways and plazas and replace deteriorated pavements. • Install a snowmelt system in the Lionshead pedestrian mall. • Create a new north Lionshead pedestrian portal in conjunction with development of a public transportation facility on the North Day Lot. The proposed public park and recreation facility, with a new snowmelted walkway connecting the North Day Lot to the pedestrian mall is clearly consistent with the above recommendations. 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff believes the proposed park does not impact transportation facilities, utilities and schools. It does provide a much needed parks and recreation facility in Lionshead and will serve as a destination, thus potentially shifting pedestrians to this area. Further, the design will allow for continued light and air at the subject and surrounding properties, as there are limited structures and an abundance of green space in the location. The changes made to the park surface from rubber to wood chips, and the change from ash trees to a larger number of aspens will allow for a regulated amount of light and air which will keep the park cool in the summer. Town of Vail Page 8 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Staff believes the proposed public park does not impact congestion, automotive safety, traffic flow and control, access and maneuverability. The proposed park does positively impact pedestrian safety and the removal of snow from the street, with the inclusion of a new snowmelted walkway from the North Day Lot to the pedestrian mall. Pedestrian convenience is improved with a straightened walkway with an improved visual connection to Vail Mountain from the North Day Lot. The improvements do not encroach into adopted View Corridor #10, which is a view to Vail Mountain from the top of the stairs adjacent to the North Day Lot. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. Staff believes that the proposed public park will improve the character of the area by providing a playground that doubles as public art within the core of Lionshead. The park will provide free recreational amenities including playground equipment, a climbing wall and a water/fire feature with seating to the public that will be both a destination and an additional side activity to compliment the adjacent shopping, restaurants, the Gore Valley Trail, the ski yard, mini golf and activities on Vail Mountain. The scale and bulk of the playground structures, which include three elements roughly 15 feet tall, serves as a compliment to the varied architectural styles of the adjacent mixed use buildings. VII. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning an Environmental Commission approves, with conditions, a conditional use permit to allow for a public park and recreation facility at Sundial Plaza. Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission passes the following motion: “The Planning and Environmental Commission approves the request for a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building), Vail Town Code, to allow for the construction of a public park and recreation facilities (playground) at Sundial Plaza located within the Lionshead pedestrian mall/Tract C, Lionshead 6th Filing, and setting forth details in regard thereto.” Town of Vail Page 9 Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission requires the following conditions: “1. The associated Lionshead Redevelopment Master Plan amendments shall be adopted by the Vail Town Council prior to construction of a public park and recreation facility. 2. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review application.” Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission makes the following findings: “Based upon the review of the criteria outlined in Section VII of the Staff memorandum to the Planning and Environmental Commission dated February 11, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds: 1. The proposed conditional use permit is in accordance with the purposes of the Zoning Regulations and the Lionshead Mixed Use 1 District. 2. The proposed conditional use permit and the conditions under which it will be operated or maintained are not detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. The proposed conditional use permit complies with each of the applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code.” IX. ATTACHMENTS A. Vicinity Map B. Existing and proposed site plans C. Artist renderings of public park ! ! !! ! ! ! ! ! ! ! ! I 70 S FRONTAGE RD W E LIONSHEAD CIR L I O N S H E A D P L W L I O N S H E A D C I R LIONSHEAD MALL I 70 I !!!! !!!!! Subject Property 0 10020050 Feet Sundial PlazaSundial PlazaA Part of Tract C, Lionshead 6th FilingA Part of Tract C, Lionshead 6th Filing This map was created by the Town of Vail GIS Team. Use of this map should be for general purposes only. The Town of Vail does not warrant the accuracy of the information contained herein. (where shown, parcel line work is approximate) Last Modified: January 18, 2013