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Home My WebLink AboutPEC 022309 draft 021809MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 23, 2009 SUBJECT: A request for a final recommendation to the Vail Town Council for proposed amendments to the Vail Village Master Plan, pursuant to Section VIII-C, Adoption, Extensions, and Amendments, Vail Village Master Plan, to amend Sub-area #4, Transportation Center, to allow for mixed-use development on the Vail Village Transportation Center site, located at 241 East Meadow Drive/Parts of Tracts B and C, Vail Village Filing 1 (a complete description is available at the Community Development Department upon request), and setting forth details in regard thereto. (PEC080015) Applicant: Triumph Development, LLC, represented by Rick Pylman Planner: Nicole Peterson ____________________________________________________________________________ I. SUMMARY The applicant, Triumph Development, LLC, represented by Rick Pylman, is requesting a final recommendation to the Vail Town Council, for proposed amendments to the Vail Village Master Plan, to allow for mixed-use development on the Vail Village Transportation Center site. The Transportation Center site is currently owned by the Town of Vail. Any future development proposals on the site will require permission from the Town Council to proceed. This application is not for a specific development; instead the request is to amend the Vail Village Master Plan to allow future mixed-use development on-site. II. DESCRIPTION OF THE REQUEST The proposed Vail Village Master Plan amendment, stated in the attached draft Resolution No. 6, Series of 2009, includes: Revised Section VI. Illustrative Plans – Additional language under the Land Use Plan, Public Facility/ Parking category that allows mixed use development on the Transportation Center site. Revised Section VII. Vail Village Sub-Areas – Additional language under Transportation Center #4 that allows mixed use development on the Transportation Center site. Revised Exhibits that illustrate the Transportation Center site as one consistent development site that allows mixed use development. Exhibits include: A. Transportation Center (#4) map B. Land Use Plan, Vail Village Plan C. Open Space Plan, Vail Village Plan D. Conceptual Building Height Plan, Vail Village Plan E. Building Height Profile, Vail Village Plan F. Action Plan, Vail Village Plan III. BACKGROUND The Transportation Center site is approximately 5.2 acres (Includes a portion of the Vail Valley Drive Right-of-Way) with approximately 900 linear feet (0.17 mile) of frontage on East Meadow Drive. Currently, the site consists of the Vail Village Transportation Center, parking structure and a planted buffer that provides visual screening and structural support to the south side of the parking structure. The site is across the street from the Mountain Haus, Vail Mountain Lodge, Slifer Plaza, Austria Haus, Village Center and Solaris. On December 8, 2008, the Planning and Environmental Commission held a work session to discuss the proposed amendments. The PEC requested more information about the potential building bulk and mass. Winston Associates, on behalf of the applicant has prepared a 3D digital model that will illustrate possible bulk and mass of development on the Transportation site, which will be presented at the PEC meeting on February 23, 2009. IV. CRITERIA AND FINDINGS Staff believes the proposed Vail Village Master Plan amendments are consistent with the Town’s goals, policies and objectives for the reasons listed below. Conditions have changed: Vail Village Improvements Since the Plan’s adoption in 1990, there have been both private and public improvements to Vail Village. Specifically, improvements have been made to the Austria Haus and its streetscape, the current construction of Solaris, and the Village wide upgrades to the streetscape and public plazas, which now highlight the deterioration and age of the Transportation Center site. The existing East Meadow Drive streetscape from Vail Center Road to Vail Valley Drive is a weak link and a poor edge to the Vail Village streetscape and ultimately is a deterrent to the pedestrian shopping and walking experience in Vail Village. The existing planted buffer is un-usable to the public and deters from the vibrant character found on the south side of East Meadow Drive and throughout Vail Village. To facilitate improved pedestrian shopping and walking experience and to encourage activity and interest on East Meadow Drive, this site is appropriate for mixed-use development including residential and commercial uses. Employee Housing Employee housing has become a more critical issue since the adoption of the Plan. The Transportation Center site is large enough to accommodate a significant amount of housing that could include a variety of home sizes and price points. The amendment will allow residential uses on site and foster the opportunity to bring local working citizens back into Vail Village, which would bring much desired vitality into the Village in the shoulder seasons. The plan is in error: While the current Vail Village Master Plan is not in error, Staff believes the plan would be more comprehensive with the proposed amendment. Currently the Vail Village Master Plan does not address future mixed-use development on the site nor does it address the potential redevelopment of the Transportation Center, which Staff believes should include a mixture of uses to encourage employee housing and commercial uses along East Meadow Drive to effectively extend the vibrant, active character of the Vail Village. The amendment is in concert with the Vail Village Master Plan: The addition of mixed uses to the site including residential and commercial, will add activity and interest to the East Meadow Drive streetscape. Future infill development or redevelopment incorporating mixed uses will provide a sense of arrival as guests exit the parking structure. Today, upon exit from the parking structure main exit, it feels as though the Village does not start until one has crossed over the covered bridge. Staff believes the proposed amendments will provide clear and specific guidance for any future infill development or redevelopment of the site. The proposed amendments will adopt recommendations that are in concert with the plan. The applicant has submitted a narrative that addresses each of the six major Vail Village Master Plan goals in context with the proposed amendment (Attachment C) for the Commission’s review. V. 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 IV 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 Commission pass the following motion: “The Planning and Environmental Commission forwards a recommendation of approval of the draft Resolution No. 6, Series of 2009, for amendments to the Vail Village Master Plan” Should the Planning and Environmental Commission choose to forward a recommendation of approval of this amendment request, the Community Development Department recommends the Commission make the following findings: “(1) That conditions have changed since the Vail Village Master Plan was adopted; and (2) That the proposed amendments, to allow future mixed use on the Transportation Center site are in concert with the Vail Village Master Plan.” IX. ATTACHMENTS Vicinity Map Draft Resolution No. 6, Series of 2009 Applicant narrative ATTACHMENT A: VICINITY MAP