HomeMy WebLinkAboutTC 031709 draft 030909MEMORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: March 17, 2009
SUBJECT: Final review of Resolution No. 6, Series of 2009, a resolution amending the
Vail Village Master Plan, pursuant to Section VIII-C, Adoption, Extensions, and Amendments, Vail Village Master Plan, 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. DESCRIPTION OF THE REQUEST
The applicant is requesting to amend the Vail Village Master Plan, to allow for mixed-use development on the Vail Village Transportation
Center site, through the attached Resolution No. 6, Series of 2009, which includes the following:
Revised Section VI. Illustrative Plans – Additional language under the Land Use Plan,
Public Facility/ Parking category that allows for mixed use development on the Vail Village Transportation Center site.
Revised Section VII. Vail Village Sub-Areas – Updated description
of sub-area and addition of development goals under Sub-Area #4, Transportation Center.
Revised Exhibits that illustrate the Transportation Center site as one consistent development
site that allows mixed use development. Exhibits include:
A. Land Use Plan, Vail Village Plan (Include planted buffer in overall site)
B. Open Space Plan, Vail Village Plan (Remove
portions of the planted buffer)
C. Conceptual Building Height Plan, Vail Village Plan (Change height from 3 to 3-4)
D. Building Height Profile, Vail Village Plan (Add buildings to profile)
II. BACKG
ROUND
On February 5, 2008 the Vail Town Council discussed the development opportunities on the Vail Village Transportation Center Site. The Council unanimously voted (7-0) to direct
Staff to provide a Vail Village Master Plan amendment as it refers to the Vail Village Transportation Center.
On December 8, 2008, the Planning and Environmental Commission held a work
session to discuss the proposed Vail Village Master Plan amendments. The PEC requested more information about the potential, future infill development with regards to building bulk
and mass along East Meadow Drive.
On February 23, 2009, the Planning and Environmental Commission voted 3-2-1 (Kurz and Viele opposed, Pierce recused) to forward a recommendation of approval of Resolution No. 6, Series
of 2009. At the hearing, Winston Associates presented a 3D digital model that illustrated the possible bulk and mass of development on the Transportation Center site, which will be
presented at the TC meeting on March 17, 2009.
III. VAIL VILLAGE TRANSPORTATION CENTER SITE ANALYSIS
Site Description
The Transportation Center site is approximately 5 acres (GIS)
with approximately 900 linear feet (0.17 mile) of frontage on East Meadow Drive. Currently, the site consists of the Vail Village Transportation Center, Vail Ski Museum, parking structure,
ancillary retail and office uses 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 Tyrolean, Vail Mountain Lodge, Mountain Haus, Slifer Plaza, Austria Haus, Village Center and Solaris (See attachment A, Vicinity Map).
Site History
1974-75 - Vail Village
Transportation Center built.
1975 – Concrete strength report conducted by Thomas E. Summerlee, Soil and Foundation Engineering.
1976 – Hertz car rental tenant finish. Vail Resorts
office tenant finish. Various improvements including sprinkler system, ventilation, paint, signs, lights, outdoor ski rack, planters, benches, TV’s and information kiosk.
1984 – Office
finish on top level.
1990 – Report of construction, reinforcing steel and concrete test cylinder conducted by Chen Northern, Inc. Approved conditional use permit for major expansion
and renovation including:
420 new parking spaces
Reconfigure bus parking and loading
Repair structural problems
Construct 1,000 square foot visitors center on level 4
Construct 5,000
square foot space for Colorado Ski Museum
Right and left turn lanes and 6 foot wide bike lanes
Side walks on north, south and west sides
Public restroom on west side
Three new stairways
with landings on south side
Increased landscaping
Brick paver cross walks on E. Meadow Drive and Vail Valley Drive
1991 – Inspections conducted by Building and Fire to identify safety
and structural issues (over 50 issues sited). DRB conditions of 1990 approvals discussed and delegated including paint, stone veneer, stucco over concrete at stairways, hanging baskets,
strong recommendation to cut down stair building in front of Vail Information Center and snow storage issue on northeast side.
1993 – Outdoor seating area approved west of the Ski Museum entrance for tenant, ‘Cinnamon Buns’ and outdoor planters and benches approved at all exits.
1996 – Addition of 200 square
feet to the existing Transportation Center Building on level 4, to allow for a Greyhound office and conversion of 510 square feet (3 parking spaces) to public lockers and food storage
on level 3. Temporary service for Greyhound approved. Containment area in boiler room for spill.
1997 – La Cantina remodel. Conditional use permit (All Mountain Sports) approved
for ski storage on level 1. D’Coffee Beanery tenant finish.
1998 – Installation of steel supports for concrete tee’s. Air conditioning installed. Installation of snowmelt system
decks on the stairs. Enclose Eagle County Transit booth.
1999 – Vail information center remodel. Customer phone service center.
2000 – Vail Chamber and Business Association office
remodel. Conditional use permit approved for video game arcade on level 4.
2001 – Janitor closet remodel. Installation of snowmelt to driveway. Change to flag pole color and number
(6 to 4). Repair support tee’s.
2003 – La Cantina signs
2004 – Repaint handrails and entrances to match existing
2007 – Paint exterior of Colorado Ski Museum, red river clay (originally
proposed façade improvements included skier images, lighting and paint – Withdrawn). Solar panel installation on Transportation Center building, level 4.
2009 – Current DRB application
to improve Ski Museum façade, in review.
Zoning and Land Use
Zoning: General Use (GU) District
Land Use Designation: Village Master Plan
Development Standards: Prescribed by Planning
and Environmental Commission (Includes setbacks, height, density, site coverage, landscaping and parking standards).
Future Site Development Considerations
The applicant and Staff
have identified the following development considerations and drafted the proposed amendments with the following issues in mind.
Planted Buffers
Currently, the planted buffer provides
visual screening and structural support to the south side of the parking structure. If infill development is proposed, the following proposed language is crafted to protect the structural
integrity of the parking structure:
“Any infill development on the southern portion of the site shall replace and address the structural support that the planted buffer provides.”
Future Transportation Needs
The following future transportation needs were considered in the proposed amendment, further described below: 1) Additional bus lanes, 2) train station,
3) parking and 4) loading and delivery. In anticipation of the future expansion or reconfiguration of the Vail Village Transportation Center, the following language is proposed in the
amendment:
“The primary purpose of the Transportation Center site is to provide public parking and to serve as a primary multi-modal transportation center for the community. Any infill
development on the site shall not interfere, restrict, hinder or alter operations of the transportation center/ parking structure and/ or the redevelopment of said structure.”
Additional
Bus Lanes: The Vail Transportation Master Plan Update, presented to the Council on March 3, 2009, included results that the existing Vail Village Transportation Center is over capacity
and that the demand for additional bus berths will require the expansion or reconfiguration of the Vail Village Transportation Center.
Train Station: The Vail Transportation Master
Plan Update also included reports of CDOT/ I-70 Coalition plans for future train station locations, including the Vail Village Transportation Center. As stated above, any future infill
development [on-site] shall not interfere, restrict, hinder or alter operations of the transportation center/ parking structure and/ or the redevelopment of said structure.
Parking:
The Vail Transportation Master Plan Update also included forecasted parking needs for Vail. It states that an estimated 1,000 additional parking spaces are needed in the future. The
Plan also states that those future parking needs will be best accommodated in the following 3 locations:
400 spaces in West Lionshead (Ever Vail)
300 spaces in the Lionshead Parking
Structure
300 spaces at Ford Park
The Plan does not designate the Vail Village Transportation Center as a priority location for additional parking spaces, because the Vail Village Transportation
Center access lanes are currently at or above capacity for the amount of parking existing today. Any future mixed use development will require parking in compliance with Section 12-10,
Off Street Parking and Loading, Vail Town Code.
Loading and Delivery: Loading and delivery currently takes place outside the Mountain Haus along East Meadow Drive. Any future mixed
use development will require loading in compliance with Section 12-10, Off Street Parking and Loading, Vail Town Code.
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. Furthermore, Staff believes the proposed amendments provide
updated, comprehensive guidelines for the review of future development on the Vail Village Transportation Center site.
Consistency with other elements of the Vail Comprehensive Plan
Lionshead Redevelopment Master Plan
For comparison purposes, the Lionshead Redevelopment Master Plan, adopted in 1998,
updated in 2006 and 2007, includes detailed plan recommendations (Section 5.2) that encourage mixed use on the Lionshead Parking Structure site for the following reasons: 1) To energize
and visually upgrade the area by enhancing pedestrian activity; 2) Create potential for a stimulating retail environment; and 3) Presents the opportunity for employee housing conveniently
located adjacent to the Lionshead pedestrian core. Staff has used the language from the Lionshead Redevelopment Master Plan as a source for the proposed amendments to the Vail Village
Master Plan due to the similarity in the sites, and thus the relevance for future long-range planning strategy.
Vail Village Urban Design Guide Plan
The Vail Village Urban Design Guide
Plan calls for the street edge to be designed to create an intimate pedestrian scale, where buildings jog to create activity pockets with planters, arcades, raised decks, etc (Street
Edge). Furthermore, the Vail Village Urban Design Guide Plan states that the East Meadow Drive streetscape shall feature public plazas, planters, kiosks, benches and lighting (East
Meadow Drive sub-area). The Vail Village Urban Design Guide Plan also addresses the street enclosure (building height to street width ratio) and calls for buildings to provide a comfortable
enclosure for the street, with a suggested ratio of 1 to ½ (Street Enclosure).
Streetscape Master Plan
The Streetscape Master Plan states that the site shall include street enhancements,
providing space for public nodes and seasonal vending opportunities to generate points of interest and pedestrian activity to the west of the parking structure’s central access (Pg.
39, East Meadow Drive).
Conditions have changed
Vail Village Improvements
Since the Plan’s adoption in 1990, and amendments in 1995 and 2005, there have been both private and public
improvements to Vail Village. Specifically, improvements have been made to the Austria Haus (which replaced the Wedel Haus, a small 2-story lodge) and streetscape, the current construction
of Solaris, and the Village wide upgrades to the streetscape and public plazas, which now exhibit the need to improve the pedestrian experience in this area.
The existing East Meadow
Drive streetscape from Village 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 an in-active open space that deters from the active, 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, Staff believes 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 employee 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:
Staff believes
the proposed amendments will provide updated, comprehensive guidelines for the review of future development on the Vail Village Transportation Center site. The proposed amendments will
adopt recommendations that are in concert with each of the six major VVMP Goals, as stated below.
Goal #1: To encourage high quality development while preserving unique architectural
scale of the village in order to sustain its sense of community and identity.
By allowing mixed use, through the proposed amendments there is opportunity for high quality development
that;
1) Provides employee housing, office and retail uses, conveniently located next to the Transportation Center, in concert with the key components of Transit Oriented Development;
2) Creates an active, vibrant street edge, along East Meadow Drive, that would act as an enhanced pedestrian link from Village Center Drive to Bridge Street and the Village core,
reinforcing and extending the vibrant character of Vail Village;
3) Provides public improvements with the participation of a private sector catalyst.
Goal #2: To foster a strong
tourist industry and promote year-around economic health and viability for the Village and for the community as a whole.
A well designed and executed mixed use development will enhance
a visitor’s experience of the overall Vail Village area. There is opportunity, with mixed use development, to re-invent the arrival and departure experience at Bridge Street, one of
the most important and memorable experiences in Vail. Mixed use on this site, including employee housing and office, would bring an everyday population that will provide an economic
boost to the existing and future businesses.
Goal #3: To recognize as a top priority the enhancement of the walking experience throughout the Village.
Mixed use development,
particularly along East Meadow Drive, would enhance the pedestrian experience with streetscape elements, including storefronts, signage, lighting, stoops, sidewalks, landscaping, furniture,
urban gardens and intimate plazas.
By allowing mixed use on the site, there is the opportunity to create an intimate pedestrian environment which is friendly and inviting, along East Meadow Drive.
Goal #4: To preserve
existing open space areas and expand green space opportunities.
The Southeast, West and North sides of the parking structure would be maintained through the proposed amendments. These
areas should be enhanced with any infill development on the site, with organic landscaping elements to transition smoothly into the Vail Village core area. Open plazas should be maintained
as urban gardens, entertainment squares, and outdoor dining patios. The southern border of the site is currently designated as a “planted buffer area” in the current version of the
Vail Village Master Plan and is not recognized by the document as “open space.”
Goal #5: Increase and improve the capacity, efficiency, and aesthetics of the transportation and circulation
system throughout the village.
Locating mixed uses in the core of Vail Village and adjacent to public transportation encourages maximum pedestrian circulation and minimal vehicular
traffic. The proposed amendments, to allow mixed use on the Vail Village Transportation Center site are in keeping with the key elements of Transit Oriented Development (TOD) including:
A
transportation Center that identifies the ‘place’
Mixed uses supportive of transit
Compact, dense development w/ convenient pedestrian connections
Good urban design, oriented to pedestrians
with pleasant pedestrian places
Goal #6: To ensure the continued improvement of the vital operational elements of the Village.
This amendment would allow for mixed use development,
including employee housing and office uses that will address important community needs and Master Plan considerations without precluding future options for the Vail Village Transportation
Center. In addition, the gateway created will enhance and improve the guest experience and circulation in Vail Village.
IV. PLANNING AND ENVIRONMENTAL COMMISSION RECOMMENDATION
The Planning and Environmental Commission recommends that the Vail Town Council approve Resolution No. 6, Series of 2009, based on the criteria and findings in Section IV of this memorandum.
Shoul
d the Vail Town Council choose to approve Resolution No. 6, Series of 2009, the Planning and Environmental Commission recommends the Council pass the following motion:
“The Town Council
approves, Resolution No. 6, Series of 2009, including amendments to the Vail Village Master Plan, to allow for mixed-use development on the Vail Village Transportation Center site, located
at 241 East Meadow Drive.”
Should the Vail Town Council choose to approve Resolution No. 6, Series of 2009, the Planning and Environmental Commission recommends the Council 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 and Vail Comprehensive Plan.”
IX. ATTACHMENTS
Vicinity Map
Resolution No. 6, Series of 2009
Neighborhood comments and letters
ATTACHMENT A: VICINITY MAP
RESOLUTION NO. 6
Series 2009
A RESOLUTION APPROVING AN AMENDMENT TO THE VAIL VILLAGE MASTER PLAN, PURSUANT TO SECTION VIII-C, ADOPTION, EXTENSIONS, AND AMENDMENTS, VAIL VILLAGE MASTER
PLAN, 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, AND SETTING
FORTH DETAILS IN REGARD THERETO.
WHEREAS, on January 5, 2005 the Vail Town Council adopted the updated Vail Village Master Plan; and
WHEREAS, Section VIII-C of the Vail Village Master
Plan outlines a procedure for amending the Plan; and
WHEREAS, on February 23, 2009 the Planning and Environmental Commission forwarded a recommendation of approval to the Vail Town
Council on Resolution No. 6, Series of 2009; and
WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment is in keeping with the goals, objectives, and policies
prescribed by the Plan; and
WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment is in the best interest of the Town as it promotes the coordinated and harmonious
development of the Town; and
WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment to allow for mixed-use development on the Vail Village Transportation Center
site will improve the success and vitality of Vail Village by creating potential for enhanced pedestrian activity and a stimulating retail environment; and presenting the opportunity
for employee housing and office conveniently located in Vail Village.
WHEREAS, the Vail Town Council finds that the amendment to allow for mixed-use development on the Vail Village
Transportation Center site, facilitates the orderly and comprehensive development of the Vail Village.
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 Vail Village Master Plan amendments, as illustrated by text additions stated in bold italics
and deletions in strikethrough.
Section II. Exhibits
The Vail Town Council hereby approves the Vail Village Master Plan amendments, as illustrated by the following maps and figures
attached to this resolution as exhibits:
A. Land Use Plan, Vail Village Plan
B. Open Space Plan, Vail Village Plan
C. Conceptual Building Height Plan, Vail Village Plan
D. Building Height
Profile, Vail Village Plan
Section III. Chapter VI, Illustrative Plans shall be amended to read as follows:
Public Facility/Parkinq: The only property in this category is the Town-owned Transportation Center.
parking structure and adjacent surface parking lot. Existing uses include: public and charter bus parking, transportation facilities and a limited amount of office and retail activity.
Potential changes to the character of these uses would be the introduction of other public purpose activities such as a visitor center, performing arts center, etc. The primary purpose
of the Transportation Center site is to provide public parking and to serve as a primary multi-modal transportation center for the community. Mixed use development, including residential,
commercial and office uses shall be appropriate in accordance with the goals, objectives and action steps set forth in this Master Plan.
Section IV. Chapter VII, Vail Village Sub-Areas
shall be amended to read as follows:
TRANSPORTATION CENTER (#4)
The only existing facility within this sub-area is the Vail Village Transportation Center (TRC). The TRC serves as the
transportation hub of the Village and the entire community. There is potential for future expansion of the parking structure eastward along with other ancillary development potential.
Foremost among these is development over the expansion of the parking structure.
The primary purpose of this sub-area is to provide public parking and to serve as a primary multi-modal
transportation center for the community. entire Village area. The priority of any expansion to this facility should be to maximize the amount of additional public parking available at
this site. An important consideration in future expansion of the TRC is the view corridors as depicted in the Building Height Profile.
The existing improvements on site include the
Vail Village Transportation Center, parking structure, ancillary retail and office and a planted buffer that provides visual screening and structural support to the south side of the
parking structure. Any infill development on the southern portion of the site shall replace and address the structural support that the planted buffer provides. Any infill development
on the site shall not interfere, restrict, hinder or alter operations of the transportation center/ parking structure and/ or the redevelopment of said structure. Any infill development
shall seamlessly integrate with the Vail Village Transportation Center.
The goals for development in this sub-area are as follows:
Provide for a year-round, world-class guest experience
at the vehicular entryway and transportation hub of the community
Improve the existing pedestrian ways with public spaces that add activity, interest and vitality
Encourage a wide variety
of activities, events, and street life
Meet public parking demands and screen parking and transit from public view
Concentrate transit activity at the periphery of the Village to minimize
vehicular traffic in pedestrian areas
Improve streetscape circulation corridors
Enhance new development and redevelopment through public improvements by private developers working in
cooperation with the Town
Encourage a variety of new commercial activity
Encourage development of employee housing units
INTRODUCED, READ, APPROVED AND ADOPTED this 17th day of March, 2009.
__________________________________
Richard D. Cleveland, Mayor
ATTEST:
__________________________________
Lorelei
Donaldson, Town Clerk
EXHIBIT A: Land Use Plan, Vail Village Plan
EXHIBIT B: Open Space Plan, Vail Village Plan
EXHIBIT C: Conceptual Building Height Plan, Vail Village Plan
EXHIBIT D: Building Height Profile, Vail Village Plan