HomeMy WebLinkAboutTC MEMO SUPPLEMENTSite specific recommendations such as setbacks and allowable uses should be addressed with a development plan, at the time the developer is ready with detailed plans. The LRMP is a
guiding document that provides vision for development. The Zoning Map and Code are the proper planning tools for detailed regulations such as setbacks and allowable uses.
CRITERIA
AND FINDINGS
Conditions 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 Redevelopment:
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. Staff believes the plan will 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.
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 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, and definition of West Lionshead
Statement speaking to the relationship of the GLOB
site to Red Sandstone Creek and Gore Creek
Limit on GRFA (proposed 45,000 sq. ft. 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
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)
VII. PLANNING AND ENVIRONMENTAL
COMMISSION RECOMMENDATION
The Planning and Environmental Commission recommends that the Town Council approves the request based on the criteria and findings in Section VII of this
memorandum.
Should the Town Council choose to approve the request, the Planning and Environmental Commission recommends that the Town Council passes 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 located
at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, thru amendments to Chapters 2 Introduction,
4 Recommendations-Overall Study Area and 5 Detailed Plan Recommendations of the Lionshead Redevelopment Master Plan”
Should the Town Council choose to approve the request, the Planning
and Environmental Commission recommends the Town Council adopt 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.”
Addition of the
definition of West Lionshead to include the following properties:
Vail Associates Service Yard
Holy Cross site
Vail Professional Building
Cascade Crossings site
Glen Lyon Office Building
Former
gas station site
Eagle River Water and Sanitation site
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
Permitted, Conditional and Accessory 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
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
IV. APPLICABLE PLANNING DOCUMENTS
Please reference the following sections of the applicable documents on the Town website: www.vailgov.com.
Vail Town Code
Sections 12-6F-1, 12-6G-1,
12-6H-1, 12-7H-1 and 12-7I-1 provide purpose statements for the zoning districts discussed in the following Section V Zoning Analysis.
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, defined in section 6.4.
Lionshead Redevelopment Master Plan
Section 2.8 of the Lionshead Redevelopment Master Plan outlines the procedure for amendments. Other relevant
portions of the Lionshead Redevelopment Master Plan are provided in the attached Resolution No. 26, Series of 2008, which includes the proposed text amendments and corresponding Plan
sections. The applicant has submitted further Master Plan language in the attached ‘Applicant Memorandum’ (Attachment C) for the Council’s review.
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
57.39 sf per 100 sf =
45,000 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
Office 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
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
B
ed & 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
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
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