HomeMy WebLinkAboutGLOB conceptual 082707 Nicole MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: August 27, 2007
SUBJECT: A request for a work session to discuss the potential
redevelopment of the Glen Lyon Office Building to allow for a mixed use development to include dwelling units, office, employee housing units, and subterranean parking, located at 1000
South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and setting forth details in regard thereto. (PEC07-0054)
Applicant: The Glen Lyon Office Building, General Partnership, represented
by Jay Peterson, Attorney
Planner: Nicole Peterson
I. SUMMARY
This is an introduction to the project. The applicant, The Glen Lyon Office Building, General Partnership, represented by Jay Peterson is requesting
a work session to discuss the potential redevelopment of the Glen Lyon Office Building at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision.
As this is a request for a work
session to discuss the applicant’s two proposed redevelopment concepts, Staff will not be making a final recommendation to the PEC at this time. Staff is requesting that the PEC provide
feedback and direction to the applicant regarding the two redevelopment concepts in Section II and the discussion issues outlined in Section V.
II. DESCRIPTION OF THE REQUEST
The
applicant is seeking direction and comment regarding two proposed concepts for the redevelopment of the existing Glen Lyon Office Building Site. The two concept options are meant to
facilitate the discussion of appropriate land uses and general building placement and scale. Listed below are the key elements of the two concept options:
Option A:
Demolition of existing
office building structure (14,000 gross floor area and 11,345sf of leasable office space) and surface parking lot.
Construction of 5 separate buildings containing the following:
Office:
~11,000 sf
16 dwelling units: ~45,000 sf
2 Employee Housing Units: ~2,000 sf
Total above-grade floor area: ~58,000 sf
Construction of a subterranean garage including:
81 parking
spaces: ~32,298 sf
Recreation area: ~4,037 sf
Total subterranean floor area: ~36,335 sf
Option B:
Demolition of existing office building structure (14,000 gross floor area and 11,345sf of leasable office space) and surface parking lot.
Construction of 5 separate buildings
containing the following:
No office
18 dwelling units: ~45,000 sf (2 more units than Option A)
2 Employee Housing Units: ~2,000 sf (Same as Option A)
Total above-grade floor area:
~47,000 sf (11,000 sf less than Option A)
Construct subterranean garage including:
51 parking spaces: ~23,627 sf (30 spaces less than Option A)
Recreation area: ~4,332 sf (305 sf
more than Option A)
Total subterranean floor area: ~27,959 sf (305 sf more than Option A)
A vicinity map (Attachment A) and conceptual architectural plans for both options A and B
(Attachments B and C) have been attached for reference.
III. BACKGROUND
The Glen Lyon Subdivision was annexed into the Town of Vail by Ordinance 26, Series of 1975 which became effective
December 16, 1975. The existing Glen Lyon Office Building was built in 1980. Minor remodeling permits for electrical, air system, interior reconfiguration and exterior improvements
were issued in the years subsequent. The subject site is within Special Development District #4, Cascade Village, Area D. The site has undergone several amendments summarized in the
timeline below:
1976: Original Cascade Village SDD approved.
1980: Glen Lion Office Building constructed.
1982: Property incorporated into the Arterial Business District.
1983: Approved
SDD Amendment to change the allowable square footage from 13,000 to 25,000 sf and change front setback from 20 to 15 feet
1986: Approved Minor subdivision to create two lots from one.
1988: Approved SDD Amendment including 16,644 sf (sf) of additional office space, 3 dwelling units and an 8,000 square foot micro-brewery. Approved amendment to the Arterial Business
district to allow a micro-brewery as a conditional use. –Project not implemented
1989: Approved SDD Amendment to add 2,800 sf of office with condition to bury utility lines. –Project
not implemented
1990: Approved SDD Amendment for 400 sf office addition (enclosed an existing deck).
1995: Application for SDD Amendment for 7,781 sf office addition to existing building.
-Withdrawn
1996: Application for SDD Amendment for 1 new additional building including 7,500 sf office space and 3,600 sf residence. -Withdrawn
1997: Application for SDD Amendment
for ~7,300 sf of residential townhomes and 5,400 sf of additional office. -Withdrawn
1999: Approved Major SDD Amendment for ~37,000 sf office, 2 Employee Housing units and 2 levels
of underground parking. –Project not implemented
2000: Application for Major SDD Amendment to add ~12,000 sf of office, 4 condo units and 2 Employee Housing units. -Withdrawn
On November 27, 2006, the Planning and Environmental Commission held a public hearing to discuss the proposed amendments to the Lionshead Redevelopment Master Plan (LHMP) to include
an area known as Ever Vail. At this hearing the Commission expressed concern about the inclusion of the Glen Lyon Office Building within the LHMP. On December 11, 2006, the Commission
forwarded a recommendation of approval to the Town Council regarding the proposed amendments to the LHMP, which did not include the Glen Lyon Office Building property.
IV. ZONING AND
LAND USE
Zoning: SDD #4, Cascade Village Area D
Land Use Designation: Community Office
Hazard Zones: None
Lot size: ~78,307.8 or 1.8 acres
Adjacent Zoning:
North: Arterial
Business District
South: Natural Area Preservation District
East: Natural Area Preservation & Lionshead Mixed Use 2 Districts
West: Natural Area Preservation District
Adjacent Land
Use:
North: Community Office (Existing Cascade Crossing building & Vail Professional Building)
South: Open Space (Gore Creek)
East: Lionshead Redevelopment Master Plan (Red Sandstone
Creek & Eagle River Water and Sanitation District Office)
West: Open Space (open space)
V. DISCUSSION ISSUES
Staff has identified the following 3 issues to be discussed at this
work session:
Land Use. The proposed concepts are meant to facilitate discussion to determine if the proposed uses are appropriate for the site and compatible with the surrounding
land uses. As the proposal moves forward, more details regarding exact square footage and placement of the structures will be determined.
The current Comprehensive Plan Land Use is
Community Office, which is defined in the Land Use Plan as follows:
This area is to include primarily office uses of all types. Some limited commercial uses, such as retail businesses;
including general merchandise, apparel and accessories and auto service facilities would also be permitted.
The definition above does not include residential, therefore either proposed
options for redevelopment would require land use amendments.
Ever Vail. It is anticipated that the adjacent proposed Ever Vail redevelopment will be a mixed use development including
approximately 350 residential units, 100 hotel
rooms, 20,000 sf of employee housing, 123,000 sf of retail / office and free-standing skier parking garage.
The Ever Vail development proposal also includes the realignment of the
South Frontage Road which requires participation from both CDOT and the Federal Highway Administration. The applicant’s proposed redevelopment options coordinate with the existing frontage
road configuration and the proposed re-alignment.
SDD (Special Development District). The proposal will move forward as an SDD Amendment. Title12, Chapter 9 of the Town Code provides
for the establishment of Special Development Districts in the Town of Vail. According to Section 12-9A-1, the purpose of a Special Development District is:
“To encourage flexibility
and creativity in the development of land, in order to promote its most appropriate use; to improve the design character and quality of the new development within the Town; to facilitate
the adequate and economical provision of streets and utilities; to preserve the natural and scenic features of open space areas; and to further the overall goals of the community as
stated in the Vail Comprehensive Plan. An approved development plan for a Special Development District, in conjunction with the properties underlying zone district, shall establish
the requirements for guiding development and uses of property included in the Special Development District.”
The Town Code provides nine design criteria, which shall be used as the
principal criteria in evaluating the merits of the proposed Special Development District. It shall be the burden of the applicant to demonstrate that submittal material and the proposed
development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest
has been achieved.
Staff will provide a review of the following criteria at the time of final review.
Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation
Uses, activity and density
which provide a compatible, efficient and workable relationship with surrounding uses and activity.
Compliance with parking and loading requirements as outlined in Title 12, Chapter
10, of the Town Code.
Conformity with the applicable elements of the Vail Comprehensive Plan, Town policies and Urban Design Plan.
Identification and mitigation of natural and/or geologic
hazards that affect the property on which the special development district is proposed.
Site plan, building design and location and open space provisions designed to produce a functional
development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community.
A circulation system designed for both vehicles and pedestrians addressing
on and off-site traffic circulation.
Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions.
Phasing plan or subdivision plan that will maintain
a workable, functional and efficient relationship throughout the development of the special development district.
VI. STAFF RECOMMENDATION
As this is a request for a work session
to discuss the applicant’s two proposed redevelopment concepts, Staff will not be making a final recommendation to the PEC at this time. Staff is requesting that the PEC provide feedback
and direction to the applicant regarding the two redevelopment concepts in Section II and the discussion issues outlined in Section V.
VII. ATTACHMENTS
Vicinity Map
Plans dated
March 26, 2007
Public Notice
ATTACHMENT A: VICINITY MAP