HomeMy WebLinkAboutResolution No. 26, Series of 2008, Amendment to LRMP add GLOB 010609RESOLUTION NO. 26
Series 2008
A RESOLUTION APPROVING AN AMENDMENT TO THE LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE THE PROPERTY KNOWN AS GLEN LYON OFFICE BUILDING SITE INTO
THE LIONSHEAD REDEVELOPMENT MASTER PLAN AREA AND ADOPTING SITE SPECIFIC RECOMMENDATIONS FOR THE GLEN LYON OFFICE BUILDING SITE, LOCATED AT 1000 SOUTH FRONTAGE ROAD WEST/ LOT 54, GLEN
LYON SUBDIVISION, AND SETTING FORTH DETAILS IN REGARD THERETO.
WHEREAS, on February 6, 2007 the Vail Town 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, on December 8, 2008 the Planning and Environmental Commission heard and
gave recommendation to the Vail Town Council of approval of Resolution No. 26, Series of 2008; 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.
WHEREAS, the Vail Town Council finds that the addition of the Glen Lyon
Office BuildingGlen Lyon Office Building site into the Lionshead Redevelopment Master Plan facilitates the orderly and comprehensive redevelopment of the West Lionshead neighborhood.
NOW,
THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT:
Section I. Text Additions and Deletions
The Vail Town Council hereby approves the Lionshead Redevelopment
Master Plan amendments, as illustrated by text additions stated in bold italics and deletions in strikethrough.
Section II. Exhibits
The Council hereby approves the Lionshead Redevelopment
Master Plan amendments, as illustrated by the following maps and figures attached to this resolution as exhibits:
Map A - Lionshead Study Area
Figure 4-9 - Existing West Lionshead Development
Concept
Figure 4-9A - Proposed West Lionshead Development Concept
Figure 5-25 - West Lionshead Building Mass/ Height Limitations
Section III. 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 Ttract K intersects the South Frontage Road, to the west of the Glen Lyon Office BuildingGlen Lyon Office Building site.
Section IV. Chapter 4 Master Plan recommendations
– Overall Study Area shall be amended to read as follows:
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, West Lionshead includes
the Vail Associates Service Yard, Holy Cross site, Vail Professional BuildingVail Professional Building site, Cascade Crossings site, Glen Lyon Office BuildingGlen Lyon Office Building
site, former gas station site and the Eagle River Water and Sanitation site.
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 a 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, Vail Associates Service Yard, Holy Cross site, Vail Professional BuildingVail Professional Building site, Cascade Crossings site, Glen Lyon Office BuildingGlen
Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site.
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, and the former gas station site West Lionshead
West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional
BuildingVail Professional Building site, Cascade Crossings site, Glen
Lyon Office BuildingGlen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation 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.
4.9.4.6. North Day Lot
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 BuildingVail Professional Building site, and Cascade Crossing sites in order to defray the cost of road and infrastructure improvements.
Section V. Chapter
5 , Detailed Plan Recommendations shall be amended to read as follows:
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 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 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.
5.17 West Lionshead
West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional BuildingVail Professional Building
site, Cascade Crossings site, Glen Lyon Office BuildingGlen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site.
5.17.1 South Frontage Road
Improvements and Vehicular Access
Planning for West 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. Furthermore, service and delivery for West Lionshead shall occur underground or be hidden
from public view. Service and delivery truck turning maneuversing should not negatively impact traffic flow on the South Frontage Road. With a realignment of the vehicular access points,
attention should be given to the location of service and parking areas.
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 BuildingVail Professional Building site, and /Cascade Crossing and
the Glen Lyon Office BuildingGlen Lyon Office Building site 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 BuildingVail Professional Building site and Cascade Crossing
could be developed as a contiguous parcel.
In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation, vehicular
circulation improvements and staffed or assisted skier drop-off shall be explored in conjunction with any future redevelopment of the sites. Possible opportunities for improvements
may include, an improved mass transit stop, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, greater sight distances, dedicated
turning lanes and landscaped medians.
In the redevelopment of Cascade Crossing and the Glen Lyon Office BuildingGlen Lyon Office Building site, under the current configuration of
the Frontage Road, the bus stops in front of said properties shall be enhanced with, for example, shelters, benches, and landscaping. Pedestrian connections shall be improved from the
bus shelters, across the South Frontage Road and to and from the surrounding buildings to provide safe and attractive pedestrian crossing and connections. Improvements may include crosswalks,
walkways, pedestrian crossing warning lights, medians, and signage.
b. Frontage Road Realignment
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 Red Sandstone Creek would be needed to link the Holy Cross site with the Vail Professional BuildingVail Professional Building site.
This
alternative would also present the opportunity for enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing
water feature. Enhancements might include; streambank stabilization/ beautification, natural stream drop structures, interactive low flow areas and general improvements for wetlands
and wildlife habitiat. 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.
In keeping with Policy Objective 2.3.4, Improved Access
and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the Frontage
Road and interior roads within the redevelopment of the West Lionshead sites. Possible opportunities for improvements may include improved mass transit stops, relocated/reduced/shared
points of entry/exiting, restricted access points, acceleration/ deceleration lanes, roundabouts at major intersections, greater sight distances, dedicated turning lanes and landscaped
medians.
5.17.2 Pedestrian and Bike Access
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. Streetscape improvements including bike lanes or trails and sidewalks should
be incorporated in any redevelopment along West Lionshead Circle and the South Frontage Road to improve the viability of mixed uses in West Lionshead. Improvements to street lighting,
walking surfaces, trails, seating areas and public art that facilitate safe and attractive pedestrian and bike movement are strongly encouraged. Said improvements may necessitate the
need for access easements through the sites. In the redevelopment of West Lionshead, bike and pedestrian connections shall be made to integrate with the rest of Lionshead.
There
is an existing recreation path that runs across the southwest corner of the Glen Lyon Office Building site. If the site redevelops the recreation path shall be enhanced to meet town
recreational path standards and to provide a safe and attractive pedestrian and bike experience. The improvements shall include a public easement over the path where necessary.
5.17.3
Preservation of Existing Office and Retail Space
There shall be no net lossan increase inof office space and no net loss ofr retail space in West Lionshead. In fact, oOpportunities
for increasing the square footage of office and retail beyond the existing conditions in West Lionshead shall be evaluated during the development review process. Currently, West Lionshead
offices and businesses offer a variety of local services and amenities, which is important to preserve with the redevelopment of West Lionshead. During the winter months, the proposed
ski lift in West Lionshead and the 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.
One way this can be accomplished is the reinforcement of a well-crafted program of specialty retailers, offices, and restaurants that attract both tourists and local residents. Also,
quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. An active program of public art, residential units that
are used for “artists in residence” or a culinary school are examples of uses that could create a catalyst for activity. In conjunction with any application to develop a new ski lift,
a market study which analyzes the appropriate amount of office/retail square footage, shall be included in the redevelopment of West Lionshead.
5.17.4 Relationship to Red Sandstone
Creek and Gore Creek
The Red Sandstone Creek and Gore Creeks abut the Glen Lyon Office BuildingGlen Lyon Office Building site, former gas station site, Holy Cross site and the Vail
Professional BuildingVail Professional Building site. Any redevelopment of these parcels should consider how the Ccreeks can be enhanced and made an asset or amenity of this redevelopment
area.
A substantial stand of mature trees exists on the banks of the two creeks, with low lying brush on the shores. Every effort shall be taken to preserve the substantial trees and
natural steep slopes along the banks of both creeks. 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. Improved public access and utilization of Gore Creek and Red Sandstone Creek for fishing and
other recreational purposes is strongly encouraged to create a catalyst for activity and enjoyment of the streams.
5.17.5 Architectural Improvements
The architectural design guidelines
(Chapter 8) discuss several transition tools that can be used to adapt an existing building to the new character and architectural quality desired for Lionshead. Given the high visibility
of the buildings in West Lionshead and the extent to which they influence the quality of the experience of passers-by, all future development of the sites should be closely scrutinized
for compliance with the applicable architectural design guidelines.
For properties that are east of Red Sandstone Creek, in West Lionshead, hHigher 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 thise master
plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa.
Notwithstanding the height allowances of the underlying zone districts, building height
and massing shall be responsive to the Gore Creek and Red Sandstone Creek corridors, in that buildings shall gradually “step down” at the creek sides. Building height and massing shall
also “step down” towards the Interstate, and at the western end of Lionshead. 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, which depicts building height in an east/ west orientation, building height and massing shall also “step down” in a north/ south orientation. 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. s fronting directly along Gore Creek and Red Sandstone 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.
5.17.6 Redevelopment
Considerations for Glen Lyon Office BuildingGlen Lyon Office Building site
Consistent with its location at the western edge of West Lionshead and with respect to the extensive frontage
along Gore Creek, it is appropriate to recognize certain development limitations and opportunities regardless of the underlying zone district.
Height
Building heights shall ould be
consistent with Figure 5-25, West Lionshead Building Massing and Height Limitations. Notwithstanding the height limitations set forth in Figure 5-25, the maximum height for buildings
on the Glen Lyon Office Building site shall be 56 feet.
Residential Land Use and Density
Existing physical improvements on the Glen Lyon Office Building site include a three-story
building with 10,829 square feet of general office space and a surface parking lot. Because of the sites physical location along Gore Creek, it’s accessibility to Lionshead Village,
and the adjacent potential redevelopment of a ski-lift and activity center, it may be appropriate to introduce a mixture of uses, beyond office, on site. If residential is proposed,
it shall be consistent with the Master Plan’s goal to add ‘Live Beds’ to Lionshead. Residential density on the site shall be studied and proposed in a manner that is compatible with
the character and scale of adjacent uses and Gore Creek.
Residential uses should be located on the basement or garden level and second floor and above in buildings on-site. If residential
uses are proposed on the street level or first floor, the vitality of the pedestrian and bike experience shall be considered along with the function and character of the adjacent uses
and structure design. The mixture of land uses on the Glen Lyon Office Building site shall maintain a balance between residential, office/ commercial and recreational uses to serve
both the visitor and the permanent resident.
Office Land Use
Consistent with the Master Plan’s desire for an no net lossincrease of office space, the existing 10,829 square feet of office space shall be replaced and increased on-site.
Generally, office uses should be located on basement or garden level and second floor and above in buildings that are part of a vital commercial core area, such as Lionshead and Vail
Village. However, due to the physical location of the Glen Lyon Office Building site at the end of West Lionshead and along Gore Creek, there may be an opportunity to provide office
uses on the first floor or street level of buildings. If office uses are proposed on the street level or first floor, the vitality of the pedestrian and bike experience shall be considered
along with the function and character of the adjacent uses and structure design. Other considerations include whether or not the office use is open to the public and receives clients
or visitors on a regular basis and how the location and design of the office façade relates to the pedestrian and/or bike traffic.
Employee Housing
All (100%) of theAll Eemployee
Hhousing Rrequirements associated with the Glen Lyon Office Building site, as required by the Vail Town Code, shall be met on-site.
INTRODUCED, READ, APPROVED AND ADOPTED this _____day of ______, 2008.
__________________________________ Richard D. Cleveland, Mayor, Town of Vail
ATTEST:
__________________________________
Lorelei Donaldson, Town Clerk
EXHIBIT A
EXHIBIT B
EXHIBIT C
EXHIBIT D