HomeMy WebLinkAboutTC 1206 memo_122408MEMORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: January 6, 2009
SUBJECT: A worksession to review and discuss Resolution No. 26, Series of 2008, a
resolution amending the Lionshead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Area and to
adopt site specific recommendations for the future redevelopment of the Glen Lyon Office Building property located at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and
setting forth details in regard thereto.
Applicant: Glen Lyon Office Building, a Colorado General Partnership
Planner: Nicole Peterson
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I.
PURPOSE
The purpose of this work session agenda item is to:
1. Forward to the Vail Town Council the recommendation of the Town of Vail Planning & Environmental Commission of the
applicant’s request to amend the Lionshead Redevelopment Master Plan, and to
2. Review and discuss the site specific recommendations proposed for the Glen Lyon Office Building pursuant
to Resolution No. 26, Series of 2008.
The applicant and the Staff are requesting feedback on the following discussion items, described further in Section VI of this memo:
Given the
adjacency of the Glen Lyon Lyon Office Building site to the existing boundaries of the Lionshead Master Plan Study Area, is it appropriate to include the Glen Lyon Office Building site
into the Lionshead Master Plan Study Area?
Are the proposed site specific recommendations for future allowable building height, allowable density, possible residential square footage,
100% employee housing requirement on-site and the amount and location of office space appropriate for the Glen Lyon Office Building site?
What additional site specific recommendations,
if any, should be included in the amendment (i.e. allowable uses, increased setbacks from Gore Creek, stream bank preservation, etc.)?
4. Future rezoning considerations?
Following discussion, the applicant requests the Vail Town Council tables the final review of Resolution No. 26, Series of 2008, to the January 20, 2009 Town Council meeting.
DESCRIPTION
OF THE REQUEST
The applicant is requesting to add the Glen Lyon Office Building to the Lionshead Redevelopment Master Plan with site specific recommendations, through the attached Resolution
No. 26, Series of 2008, which includes the following:
Additions to Chapter 2, Introduction, including:
Addition of the Glen Lyon Office Building site into section 2.6 Master Plan Study
Area
Additions to Chapter 4, Master Plan Recommendations – Overall Study Area, including:
Addition of the Glen Lyon Office Building site into section 4.1.5, West Lionshead – Residential/
Mixed-Use Hub.
Addition of language that facilitates office uses on the first floor in section 4.1.5, West Lionshead – Residential/ Mixed-Use Hub.
Addition of the Glen Lyon Office Building
site into section 4.5.1, Connection to West Lionshead.
Addition of the Glen Lyon Office Building into section 4.9.4.3, West Lionshead.
Clean-up item to separate North Day Lot housing
recommendations from West Lionshead, with the addition of section heading in Section 4.9.4.6 North Day Lot.
Additions to Chapter 5, Detailed Plan Recommendations including:
Strikethrough
of entire section 5.17 to reformat with headings. The entire text was kept, only reformatted with additional text for clarification and readability.
Addition of Glen Lyon Office Building
into section 5.17, West Lionshead.
Addition of headings to section 5.17, West Lionshead including:
South Frontage Road Improvements and Vehicular Access
Pedestrian and Bike Access
Preservation
of Existing Office and Retail Space
Relationship to Red Sandstone Creek and Gore Creek
Architectural Improvements
Redevelopment Considerations for Glen Lyon Office Building
Addition
of site specific recommendations for the Glen Lyon Office Building site in section 5.17.6 including:
Limit on residential square footage (proposed 45,000 sq. ft. maximum)
Limit on allowable
building height of 56 feet (Figure 5-25)
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)
Language that facilitates office and residential
on the garden level and first floor
100% of the employee housing requirement provided on-site
Inclusion of the Glen Lyon Office Building in the following maps and figures:
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
III. BACK
GROUND
The Glen Lyon Office Building site was developed as part of SDD No. 4, Cascade Village, Area D. Existing physical improvements on site are a three-story building with 10,829
square feet of general office space and a surface parking lot. Subsequent redevelopment plans for the site were approved in 1988, 1990 and 1993, respectively, and have since expired.
On
August 11, 2008, the Town of Vail Planning and Environmental Commission voted 4-0-1 (Viele recused) to forward a recommendation of approval of Resolution No. 19, Series of 2008, 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
site. On September 2, 2008 the Vail Town Council approved Resolution No. 19, Series of 2008, described above. The motion passed 4-3 -0, with Foley, Hitt and Rogers dissenting.
On
December 8, 2008 the Town of Vail Planning and Environmental Commission voted 5-0-1 (Viele recused) to forward a recommendation of approval for Resolution 26, Series of 2008 (this request)
to amend the Lionshead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building site and adopting site specific recommendations for the property.
V. ZONING
ANALYSIS
This is not a re-zoning request, however, Staff is providing a zoning analysis for discussion and comparison purposes only.
Address: 1000 South Frontage Road West
Zoning: SDD
#4, Cascade Village Area D
Land Use Plan Designation: Lionshead Redevelopment Master Plan
Current Land Use: Office building
Lot size: ~78,307.8 sq. ft. or 1.8 acres
Surrounding
Physical Land Uses and Zoning:
Land Use Zoning
North: Commercial Arterial Business District
South: Gore Creek Natural Area Preservation District
East: Red Sandstone Creek Mixed Use Natural Area
Preservation
& Lionshead Mixed
Use 2 Districts
West: Gore Creek/ Open Space Natural Area Preservation District
Zoning Comparison Tables:
Staff has provided two comparison tables, below, including
the development standards and permitted and conditional uses set forth in the following districts, as compared to the proposed detailed recommendations, by the applicant, for inclusion
into the Lionshead Redevelopment Master Plan:
SDD No. 4 Cascade Village, Area D (Current development standards for the Glen Lyon Office Building site)
Low Density Multiple Family
(LDMF) District
Medium Density Multiple Family (MDMF) District
High Density Multiple Family (HDMF) District
Lionshead Mixed Use 1 (LMU-1) and Lionshead Mixed Use 2 (LMU-2) Districts
Development Standards Comparison Table
Standard
Current Development Standards for GLOB
(Allowable in SDD No. 4, Cascade Village, Area D)
Proposed for GLOB under current amendment
Allowable
in LDMF
Allowable in MDMF
Allowable in HDMF
Allowable in LMU-1 and
LMU-2
Allowable in RC
Allowable in Arterial Business District (ABD)
Purpose Statement Summarized
Height
51% of roof shall be between 32’ and 40’
49% shall be under 32’
Figure 5-25
West side:
49’ average
60.5’ max
Figure 5-25
East side:
60’average
71.5’ max
Flat – 35’
Sloped – 38’
Flat – 35’
Sloped – 38’
Flat – 45’
Sloped – 48’
71’ average
81.5’ max
Density
DU/acre
3 DU total, 2 of which must be EHUs
20 DU/acre = 36 DU
9 DU/acre = 16.2 DU*
18 DU/acre
= 32.4 DU*
25 DU/acre = 45 DU*
35 DU/acre = 63 DU*
GRFA
1,630 sf market unit, 795 sf EHU and 900 sf EHU2: Total 3,325 sf
44 sf per 100 sf buildable lot area = 34,455 sf
56
sf per 100 sf buildable lot area = 43,852 sf
76 sf per 100 sf buildable lot area = 59,514 sf
250 sf per 100 sf buildable lot area = 196,020 sf
Lot Area
1.8 acres
No change
10,000
sf
10,000 sf
10,000 sf
10,000 sf
Setbacks
By approved development plan
No change
Front, side and rear – 20’
Front, side and rear – 20’
Front, side and rear – 20’
Front,
side and rear – 10’ or as specified in LRMP build-to lines
Site Coverage
37% maximum
No change
35% maximum
45% maximum
55% maximum
70% maximum or as specified in LRMP
Landscaping
60% minimum
No change
40% minimum
30% minimum
30% minimum
20% minimum or as specified in LRMP
Parking and Loading
By approved development plan
No change
Chapter 10, Town
Code. Cannot be in front yard
Chapter 10, Town Code. Cannot be in front yard, ½ inside
Chapter 10, Town Code. Cannot be in front yard, 75% inside
Chapter 10, Town Code. Cannot
be in front yard, ½ inside
Office Space
(square feet)
Maximum
32,314 sf
No net loss of office space (Existing 10,829 sq. ft.)
Prohibited
Prohibited
Prohibited
Not addressed
Offi
ce Location
Allowed as part of the approved development plan
Allow office (and residential) on garden level and first floor or street level
Prohibited
Prohibited
Prohibited
Permitted
on basement or garden level
Not allowed on first floor or street level
Conditional on second floor and above
* In LDMF, MDMF, HDMF and LMU-2, 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 (Does not apply in LMU-1)
Permitted and Conditional Uses Table
Standard
Allowable in SDD No. 4, Cascade Village,
Area D
Allowable in LDMF
Allowable in MDMF
Allowable in HDMF
Allowable in LMU-1 and
LMU-2
Proposed
for GLOB under current amendment
Permitted Uses
Retail, restaurants, offices, multi-family dwelling, EHUs
Multi-family dwelling, single and two-family, Type IV EHU
Multi-family
dwelling, single and two-family, Type IV EHU
Lodges including 10% restaurants or retail, multi-family dwelling, Type IV EHU
Basement or garden level: Banks, daycare, ski storage,
restaurants, personal services, offices, lockers, recreation facilities, retail, ski services, travel agencies, Type IV EHU
First floor or street level: Banks w/ ATM, daycare, restaurants,
recreation facilities, retail, ski services, travel agency, Type IV EHU
Second floor and above: AU, attached AU, lodge, multi-family dwelling, timeshare, FFU, Type II EHU, Type IV
EHU
No change
Conditional Uses
Micro-brewery
Bed & breakfast, dog kennel, funiculars, daycare, clubs, schools, public facilities, ski lifts, Type III EHU
Bed & breakfast, dog
kennel, funiculars, daycare, clubs, schools, public facilities, ski lifts, Type III EHU
Bed & breakfast, dog kennel, funiculars, daycare, clubs, schools, public facilities, ski lifts,
Type III EHU, religious institution, timeshare units
Basement or Garden level: AU, attached AU, conference facility, liquor store, lodge, major arcades, multi-family dwelling, timeshare,
FFU, Type II EHU, theater
First floor or street level: AU, attached AU, beauty shops, conference facilities, electronic sales, repair shops, financial institution – other than bank,
liquor store, lodge, major arcade, multi-family dwelling, timeshare, FFU, Type II EHU, temporary office, theater
Second floor and above: Banks, daycare, conference facilities, restaurants,
electronic sales and repair shops, timeshare, FFU, liquor store, personal services, offices, rec. facilities, retail, skier services, theater
All levels: Bed & breakfast, brewpub,
coin operated laundries, commercial storage, outdoor rec. facility, public facilities, parking lots, seasonal uses, single-family dwelling, ski lifts, television station, 2-family dwelling
No
change
Accessory Uses
Home occupation attached garage, minor arcade, incidental
Home occupation, greenhouse, attached garage, incidental
Home occupation, greenhouse, attached
garage, incidental
Home occupation, greenhouse, attached garage, incidental
Home occupation, loading and delivery and parking facilities, minor arcades, offices, incidental to hotel,
lodge and multi-family.
No change
VI. DISCUSSION ITEMS
The applicant is proposing detailed recommendations, for inclusion into the Lionshead Redevelopment Master Plan that would regulate the height, density, GRFA and
the amount and location of office space on the Glen Lyon Office Building site. The detailed recommendations may or may not be appropriate as compared to other zoning district standards.
Therefore, Staff is requesting feedback on the following issues:
Are the proposed amendments, including changes to the allowable height, density, GRFA and the amount and location of
office space, appropriate for the Glen Lyon Office Building site?
The applicant is proposing X. Using the comparison tables provided in the Zoning Analysis . . .
Height
Density
GRFA
Amount of Office Space
Location of Office Space
Should there be additional site specific recommendations included in the amendment, for other development standards (i.e.
allowable uses, setbacks, etc.)?
Setbacks ok as approved through development plan, however, if re-zoned it shall be considered with sun/shade analysis (include in plan recommendations).
Next
steps in redevelopment of the Glen Lyon Office Building site:
Is re-zoning appropriate for the site?
If so, what zoning district is appropriate?
IX. ATTACHMENTS
Resolution No. 26,
Series of 2008
Vicinity Map