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HomeMy WebLinkAboutGLOB LRMP amendments 120808MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: December 8, 2008 SUBJECT: A request for a final recommendation to the Vail Town Council, pursuant to 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, for amendments to the Lionshead Redevelopment Master Plan to incorporate the property known as Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, located at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision, and setting forth details in regard thereto. (PEC080069). Applicant: Glen Lyon Office Building Planner: Nicole Peterson ________________________________________________________________ ______ I. SUMMARY The applicant, Glen Lyon Office Building, a Colorado General Partnership, is requesting a final recommendation to the Vail Town Council, for amendments to the Lionshead Redevelopment Master Plan that incorporate the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations for the property, located at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision, and setting forth details in regard thereto. Staff recommends that the Commission forwards a recommendation of approval to the Town Council for the proposed amendments based on criteria and findings stated in Section VII of this memorandum. II. DESCRIPTION OF THE REQUEST The applicant, Glen Lyon Office Building, a Colorado General Partnership, is proposing to incorporate the Glen Lyon Office Building property into the Lionshead Redevelopment Master Plan Area through the addition of text, figures and maps. The proposed text revisions include additions to Chapters 2, 4 and 5 of the Lionshead Redevelopment Master Plan and are provided in Attachment A: Resolution No. 26, Series of 2008. The figure and map revisions are provided in the following attachments: C: Proposed Map A - Lionshead Study Area D: Proposed Figure 4-9 - Existing West Lionshead Development Concept E: Proposed Figure 4-9A - Proposed West Lionshead Development Concept F: Proposed Figure 5-25 - West Lionshead Building Mass/ Height Limitations The Glen Lyon Office Building is a 1.8 acre site with frontage on both Red Sandstone Creek and Gore Creek. The site also has a common boundary of over 800 feet in length with the South Frontage Road. The Glen Lyon Office Building site was developed under SDD # 4, Cascade Village. Physical improvements that currently exist on site are a three-story building with 10,829 square feet of general office space and a surface parking lot as originally approved in the late 70’s. Subsequent approved development plans have since expired. III. BACKGROUND On August 11, 2008, the Planning and Environmental Commission voted 4-0-1 (Viele recused) to forward a recommendation of approval for the Vail Land Use Plan map amendment to allow for a change in the land use designation from Community Office to Lionshead Redevelopment Master Plan for the Glen Lyon Office Building, located at 1000 South Frontage Road West. On September 2, 2008 the Town Council approved the Vail Land Use Plan map amendment, to allow for a change in the land use designation from Community Office to Lionshead Redevelopment Master Plan for the Glen Lyon Office Building, located at 1000 South Frontage Road West. The motion passed 4-3, with Foley, Hitt and Rogers dissenting. Minutes of the meeting are attached for the Council’s review. IV. ROLES OF THE REVIEWING BOARDS Plan Amendments Planning and Environmental Commission: The Planning and Environmental Commission shall review the proposal and make a recommendation to the Town Council on the consistency of the proposed amendment with applicable review criteria and the policies, goals and objectives outlined in the applicable master plan documents. Design Review Board: The Design Review Board has no review authority on Plan amendments. Town Council: The Town Council is responsible for final approval/denial of a Plan amendment. The Town Council shall review the proposal based on the consistency of the proposed amendment with applicable review criteria and the policies, goals and objectives outlined in the applicable master plan documents. V. APPLICABLE PLANNING DOCUMENTS Vail Land Use Plan Sub-section 6.4 of the Vail Land Use Plan outlines the definitions of Land Use Categories referenced on the Land Use map. The Glen Lyon Office Building property is within the LRMP - Lionshead Redevelopment Master Plan designation: LRMP - Lionshead Redevelopment Master Plan Included in this category are those properties which are identified as being included in the Lionshead Redevelopment Master Plan boundaries. Properties located within this land use category shall be encouraged to redevelop, per the Master Plan recommendations, as it has been found that it is necessary in order for Vail to remain a competitive four-season resort. Uses and activities for these areas are intended to encourage a safe, convenient and an aesthetically-pleasing guest experience. The range of uses and activities appropriate in the Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public plazas, open spaces, parking and loading/delivery facilities/structures, public utilities, residential, lodges, accommodation units, deed restricted employee housing, retail businesses, professional and business offices, personal services, and restaurant uses. CHAPTER VIII – IMPLEMENTATION 3. Amendment Process The amendment process is one which is intended to assure the Plan’s effectiveness with periodic updates to reflect current thinking and changing market conditions. The process includes amendments which may be initiated in any of the following three ways: A. By the Community Development Department B. By the Planning and Environmental Commission or Town Council C. By the private sector C. Private Sector Amendments The private sector may also initiate amendment requests. These should be initiated in the following way: 1. Make application with the Community Development Department. Applications may be made by either a registered voter, a property owner or a property owner’s authorized representative. Such application may be made at any time. 2. Such applications will then be considered at a meeting with the PEC. At the Planning and Environmental Commission hearing, a recommendation shall be made to the Town Council, whereupon a decision shall then be rendered. To change the Plan by this procedure, it will be the responsibility of the applicant to clearly demonstrate how conditions have changed since the Plan was adopted, how the Plan is in error or how the addition, deletion or change to the Plan is in concert with the Plan in general. Such decisions may include approval, approval with conditions or denial. Amendments may be requested for change to the goals and policies and/or Land Use Plan map. If such request is approved, such change shall be made to the Plan document and/or map. If such request is denied, no such request that is substantially the same as that previously denied shall be considered for a period of one year. Lionshead Redevelopment Master Plan The relevant portions of the Lionshead Redevelopment Master Plan are provided in Attachment A: Proposed Resolution No. 26, Series of 2008, which includes the proposed text amendments and corresponding Plan sections. VI. ZONING AND LAND USE It is anticipated that, with the inclusion of the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Area, the next step in the redevelopment process will be a request to rezone the property from SDD #4 Cascade Village Area D, to either the Lionshead Mixed Use 1 (LMU-1) or Lionshead Mixed Use 2 (LMU-2) Zoning Districts. In anticipation of the request, Staff has provided a comparison table, below, including the height, GRFA, and dwelling units per acre requirements of LMU-1 and LMU-2 and the proposed height and GRFA recommendations, by the applicant, for inclusion into the Lionshead Redevelopment Master Plan language (Section 5.17d, stated in Resolution No. 26, Series of 2008 – Attachment A). Existing Zoning: SDD #4, Cascade Village Area D Land Use Designation: Lionshead Redevelopment Master Plan Hazard Zones: None Lot size: ~78,307.8 or 1.8 acres Adjacent Zoning: North: Arterial Business District (Slated for rezoning to Lionshead Mixed Use 2) South: Natural Area Preservation District East : Natural Area Preservation & Lionshead Mixed Use 2 Districts West: Natural Area Preservation District Adjacent Land Use: North: Lionshead Redevelopment Master Plan South: Open Space East: Lionshead Redevelopment Master Plan West: Open Space Zoning Analysis Table: Standard Allowable in LMU-1 Allowable in LMU-2 Proposed for GLOB under current amendment  Height 71 ft average 82.5 ft max 71 ft average 82.5 ft max West side: 49 ft average 60.5 ft max East side: 60 ft average 71.5 ft max  Density DU/acre 35 DU/acre = 63 DU 35 DU/acre = 63 DU* 20 DU/acre  GRFA 250 sq ft per 100 sq ft buildable lot area = 196,020 250 sq ft per 100 sq ft buildable lot area = 196,020 57.39 sq ft per 100 sq ft= 45,000 sq ft  * In LMU-2 and not in LMU-1, a dwelling unit in a multi-family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. VII. CRITERIA AND FINDINGS Staff believes the proposed Lionshead Redevelopment Master Plan amendments, are consistent with the Town’s goals, policies and objectives for the reasons listed below. The applicant has also submitted a memorandum in support of the application which includes findings in response to the criteria for private sector amendments set for in section VIII.3.C of the Vail Land Use Plan, which states the following: TOWN OF VAIL LAND USE PLAN CHAPTER VIII – IMPLEMENTATION 3. Amendment Process C. Private Sector Amendments (in part) To change the Plan by this procedure, it will be the responsibility of the applicant to clearly demonstrate how conditions have changed since the Plan was adopted, how the Plan is in error or how the addition, deletion or change to the Plan is in concert with the Plan in general. Conitions have changed: South Frontage Road Re-alignment: Recently, CDOT has stated that the proposed re-alignment of the south frontage road from the current location must be a configuration parallel to I-70, done in a single phase instead of 2 phases as previously thought. The proposed re-alignment along the north property lines of the properties located at 1031 South Frontage Road “Vail Professional Building” and 953 South Frontage Road, “Cascade Crossings” will facilitate a land swap between CDOT and the property owners of 1031 and 953 South Frontage Road. The land swap will place the Glen Lyon Office building property (1000 South Frontage Road) directly abutting 1031 and 953 South Frontage Road, where the properties are today separated by the South Frontage Road Right-of-way. This re-alignment has great implications on the redevelopment of all the parcels mentioned above, and therefore, should be studied as one consistent neighborhood. Ever Vail Re-development: With the proposed development of “Ever Vail” abutting the Glen Lyon Office Building property, as a result of the road re-alignment, Staff believes the inclusion and addition of standards for the Glen Lyon Office Building, in the LRMP, will facilitate consistent design and fluid development in the new planned neighborhood. Land Use Amendment: On September 2, 2008 the Town Council approved the Land Use Plan map amendment, to allow for a change in the land use designation from Community Office to Lionshead Redevelopment Master Plan for the Glen Lyon Office Building located at 1000 South Frontage Road West. The plan is in error: While the current Lionshead Redevelopment Master Plan is not in error because the Glen Lyon Office Building property is not included, Staff believes the plan would be more comprehensive with the inclusion of the subject property as proposed by this amendment. Currently the Lionshead Redevelopment Master Plan does not address specific recommendations for the Glen Lyon Office Building. Staff believes the specific recommendations are vital to the consistent neighborhood redevelopment of the overall West Lionshead Area. The addition of the Glen Lyon Office Building is in concert with the Lionshead Redevelopment Master Plan: Staff believes the proposed amendments will provide clear and specific guidance for the re-development of the site and will allow for the consistent redevelopment of the West Lionshead neighborhood. The proposed amendments will adopt site specific recommendations, that are in concert with the plan. The amendments include, in summary: Inclusion of the GLOB in the West Lionshead Area, with the addition of a definition of the area Statement speaking to the relationship of the GLOB site to Red Sandstone Creek and Gore Creek Limit on GRFA (proposed 45,000 maximum) Limit on height (proposed maximum 71.5’ – Average 60’ on the east side and 60.5’ – Average 49’ on the west, as illustrated in the proposed Figure 5.25 (Attachment E) Limit on dwelling units per acre (proposed maximum 20 DU/acre) No net loss of office space (Existing 10,829 square feet of office on site) VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council based on the criteria and findings in Section VII of this memorandum. Should the Planning and Environmental Commission choose to forward a recommendation of approval of this amendment request, the Community Development Department recommends the Council pass the following motion: “The Town Council approves, Resolution No. 26, Series of 2008, for amendments to the Lionshead Redevelopment Master Plan to incorporate the property known as Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, located at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision” Should the Planning and Environmental Commission choose to forward a recommendation of approval of this amendment request, the Community Development Department recommends the Town Council pass the following findings: “(1) That conditions have changed since the Lionshead Redevelopment Master Plan was adopted; and (2) That the addition of the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Area is in concert with the Lionshead Redevelopment Master Plan.” IX. ATTACHMENTS Resolution No. 26, Series of 2008 Land Use Map Proposed Map A - Lionshead Study Area Proposed Figure 4-9 - Existing West Lionshead Development Concept Proposed Figure 4-9A - Proposed West Lionshead Development Concept Proposed Figure 5-25 - West Lionshead Building Mass/ Height Limitations Council minutes of September 2, 2008 Applicant memorandum ATTACHMENT A RESOLUTION NO. 26 Series 2008 A RESOLUTION APPROVING LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE THE PROPERTY KNOWN AS GLEN LYON OFFICE BUILDING INTO THE LIONSHEAD REDEVELOPMENT MASTER PLAN LOCATED AT 1000 SOUTH FRONTAGE ROAD WEST WHEREAS, The Town of Vail (the “Town”), in the County of Eagle and State of Colorado is a home rule municipal corporation duly organized and existing under the laws of the State of Colorado and the Town Charter (the “Charter”); and WHEREAS, The members of the Town Council of the Town (the “Council”) have been duly elected and qualified; and WHEREAS, on February 6, 2007 the Council adopted the updated Lionshead Redevelopment Master Plan; and WHEREAS, Section 2.8 of the Lionshead Redevelopment Master Plan outlines a procedure for amending the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in keeping with the goals, objectives, and policies prescribed by the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in the best interest of the Town as they promote the coordinated and harmonious development of the Town. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: The Council hereby approves the Lionshead Redevelopment Master Plan amendments, as illustrated by text additions stated in bold italics and deletions in strikethrough and in the attachments C, D, E and F in Staff memorandum dated ________ to the Vail Town Council including the following maps and figures: Amended Map A - Lionshead Study Area Amended Figure 4-9 - Existing West Lionshead Development Concept Amended Figure 4-9A - Proposed West Lionshead Development Concept Amended Figure 5-25 - West Lionshead Building Mass/ Height Limitations This Resolution shall be effective immediately upon adoption. Chapter 2 Introduction - shall be amended to read as follows: 2.6 Master Plan Study Area The boundaries of the Lionshead Master Plan study area (see Map A) were established by the Town Council at the outset of the master planning process. They are defined by the following features: On the north by I-70 On the east by Middle Creek (west of the Vail Valley Medical Center) On the south by the Town of Vail boundary (south of Forest Road, not including single-family lots) On the west by Red Sandstone Creek (east of the Glen Lyon Office Building) where tract K intersects the South Frontage Road, to the west of the Glen Lyon Office Building. Chapter 4 Master Plan recommendations – Overall Study Area of the Lionshead Redevelopment Master Plan shall be amended to read as follows: 4.1 Underlying Physical Framework of Lionshead 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, and the Glen Lyon Office Building. 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. In order to facilitate this goal it may be appropriate, in certain non-pedestrian corridors, to locate office uses on the first floor of buildings. 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. 4.5 Public Transportation An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead West Lionshead consists of 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, and the Glen Lyon Office Building. Because it is an area of potentially significant growth, it is important that it be fully integrated into the Town of Vail transit system. The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard (1200 feet). With a mixed use development in the area which integrates a ski portal, retail space, office 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 of a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition of a ski lift in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance of a lift (1,200 feet). 4.9 Housing 4.9.4.3 Vail Associates Service Yard Holy Cross Site, Vail Professional Building, Cascade Crossing, North Day Lot, Glen Lyon Office Building and the former gas station site All redevelopment in West Lionshead will need to conform to the Town’s housing policies and requirements. In order to create activity and vibrancy in West Lionshead it is appropriate to include some dispersed employee housing opportunities for permanent local residents in proposed developments in the area consistent with these policies. Perhaps the most promising locations to replace the Sunbird affordable housing project and to conform to the Town’s housing policies and requirements for new employee housing generation in Lionshead are the North Day Lot, Vail Associates service yard, and Holy Cross site. However, housing is not the only use these three properties will need to support. The North Day lot is considered to be the preferred location for a significant housing project in Lionshead to replace the Sunbird affordable housing project and provide housing for new employee generation. The North Day Lot may also need to accommodate a transit center on the ground level of the development site. Additionally, it may be necessary to develop a higher revenue-generating product on a portion of the Vail Associates service yard, Holy Cross, Vail Professional Building, and Cascade Crossing sites in order to defray the cost of road and infrastructure improvements. In planning the site, the following issues need to be considered. While it is important that buildings here be visually consistent with the overall character of Lionshead, the desire to maximize the housing potential may make appropriate the following deviations from standard development parameters: a. Density The site offers a unique opportunity to achieve significant density. It is recommended that the standards for density (units per acre) be increased at this location to allow for a greater number of employee housing units. While it is important that buildings here be visually consistent with the overall character of Lionshead, the desire to maximize the housing potential may make appropriate the following deviations from standard development parameters. b. Building Height for Employee Housing It may be appropriate to allow for a greater overall building height than is otherwise allowed under the Lionshead Architectural Design Guidelines. Any increase in building height will need to be reviewed on a case by case basis by the Town of Vail, and any eventual building height will still need to be visually appropriate for this location. c. Parking It may be appropriate to reduce the parking requirements for employee housing at this location given the sites proximity to transportation facilities, jobs, and pedestrian routes. In consideration for reducing employee parking for the housing provided on this site, parking for other employees of the owner provided on this site should be considered. Excess parking may be used to satisfy the no net loss of parking policy or for future parking requirements of other development on the property. d. Site Coverage and Landscape Area and Setbacks Consideration should also be given to increasing site coverage and reducing setbacks and landscape area in order to maximize the amount of employee housing on the site and/or due to impacts associated with the development of a public transportation facility on the property. With any deviation to development standards prescribed in the master plan and zoning regulations, consideration of impacts should be afforded to the neighboring residential uses to the North Day Lot. Any design with such deviations will need to be sensitive to creating good designs with mitigation measures such as heated sidewalks and well planned landscape materials. Additionally due to impacts from the Town’s dispersed transportation center on neighboring residential uses, mitigation measures should be provided to buffer and screen residential uses. e. Encroachments on Town Land The Town of Vail owns a small parcel of land on the north side of the north day lot which accommodates the pedestrian bridge over the interstate highway. This land was dedicated to the Town by Vail Associates in 1976. In order to allow for more efficient layout and development of employee housing on the site and/or the dispersed transportation facility, the Town should give consideration to allowing development of employee housing and/or transportation uses on this parcel of land as part of the development of the north day lot. Chapter 5 Detailed Plan Recommendations of the Lionshead Redevelopment Master Plan shall be amended to read as follows: 5.17 West Lionshead Vail Associates Service Yard Holy Cross Site, Vail Professional Building, Cascade Crossing, North Day Lot and the former gas station site. West Lionshead includes the Vail Associates Service Yard Holy Cross Site, Vail Professional Building, Cascade Crossing, North Day Lot, Glen Lyon Office Building and the former gas station site. 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 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 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, 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 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 Existing 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 and the Glen Lyon Office Building 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. Frontage Road Realignment behind the Maintenance Yard and Holy 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 between this area and the rest of Lionshead. c. Relationship to Red Sandstone Creek and Gore Creek Red Sandstone Creek and Gore Creek run through the West Lionshead Area. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened. The potential for integration of this property into the overall site planning with Ever Vail would allow for a better overall development plan. Any redevelopment of this parcel should consider how the creeks can be enhanced and made an asset and amenity of the area. d. Re-development Considerations for Glen Lyon Office Building Consistent with its location at the western edge of West Lionshead and with respect to the extensive frontage with Gore Creek it is appropriate to recognize certain development limitations and opportunities beyond the LMU-1 and LMU-2 Zone Districts. Building heights should be consistent with Figure 5-25, West Lionshead Building Massing and Height Limitations. Because of these limitations, density should be restricted from that allowed under the LMU-1 or LMU-2 Zone Districts to a maximum of 45,000 square feet of GRFA and a maximum of 20 dwelling units per acre. Consistent with the plan’s desire for no net loss of office space the existing 10,829 square feet of office space should be replaced on-site or within West Lionshead. All Employee Housing Requirements associated with the Glen Lyon site should be met on-site or within West Lionshead. This site may provide a good opportunity for the location of garden level and first floor office space and residential uses. INTRODUCED, READ, APPROVED AND ADOPTED this _____day of ______, 2008. __________________________________ Richard D. Cleveland, Mayor, Town of Vail ATTEST: __________________________________ Lorelei Donaldson, Town Clerk ATTACHMENT B  ATTACHMENT C Proposed Map A - Lionshead Study Area  ATTACHMENT D Proposed Figure 4-9 - Existing West Lionshead Development Concept  ATTACHMENT E Proposed Figure 4-9A - Proposed West Lionshead Development Concept  ATTACHMENT F Proposed Figure 5-25 - West Lionshead Building Mass/ Height Limitations  ATTACHMENT G Vail Town Council Meeting Minutes Tuesday, September 2, 2008 6:00 P.M. Vail Town Council Chambers The regular meeting of the Vail Town Council was called to order at approximately 6:00 P.M. by Mayor Dick Cleveland. Members present: Dick Cleveland, Mayor Mark Gordon Farrow Hitt Kevin Foley Kim Newbury Margaret Rogers Andy Daly Staff Members: Stan Zemler, Town Manager Matt Mire, Town Attorney Pam Brandmeyer, Assistant Town Manager The sixth item on the agenda was a request for final review of Resolution No. 19, Series of 2008, a Land Use Plan map amendment, pursuant to Section 8-3, Vail Land Use Plan, to allow for a change in the land use designation from Community Office to LionsHead Redevelopment Master Plan for properties known as “Cascade Crossing”, “Vail Professional Building” (Future “Ever Vail”), and “Glen Lyon Office Building” located at 953, 1031 and 1000 South Frontage Road West/ Lot 54 Glen Lyon Subdivision and unplatted property (A complete legal description is available for inspection at the Town of Vail Community Development Department). On August 11, 2008 the PEC voted 4-0-1 (Viele recused) to forward a recommendation of approval for the Land Use Plan map amendment, pursuant to Section 8-3, Vail Land Use Plan, to allow for a change in the land use designation from Community Office to LionsHead Redevelopment Master Plan for properties known as “Cascade Crossing”, “Vail Professional Building” (Future “Ever Vail”), and “Glen Lyon Office Building” located at 953, 1031 and 1000 South Frontage Road West. During a pause for public comment, Jay Peterson said the application was not related to Vail Resorts. “This in no way affects what you are doing with Vail Resorts…The m aster plan should be looked at every two to three years…Is the document still relevant…Does it make sense to design a Village and leave this parcel out of this planning…This is the very first step in a long process.” Vail Homeowners Association representative Jim Lamont clarified the town had received the property owner’s permission to ask for the amendment. Speaking in support of the resolution, Lamont commented, “Master planning in and of itself has been a tool used for convenience or inconvenience…It is a discipline that needs to be followed…Now is the appropriate time to include this piece of property in what has been called Ever Vail and has been worked on for eight years.” Rogers said, “I am opposed to what is in effect an upzoning for no public benefit to the town.” Cleveland said he objected to rezoning any parcel in town without a detailed and comprehensive development plan. “There is no 4-way for us to evaluate what is being proposed.” The motion passed 4-3, with Foley, Hitt and Rogers dissenting.