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HomeMy WebLinkAbout2011-06 Amending Chapter 4, Recomendations_ Overall Study Area and Chapter 5, Detailed Plan Recommendations, LIonshead Redevelopment Master PlanRESOLUTION NO. 6 Series of 2011 A RESOLUTION AMENDING CHAPTER 4, RECOMMENDATIONS - OVERALL STUDY AREA AND CHAPTER 5, DETAILED PLkN RECOMMENDATIONS, LIONSHEAD REDEVELOPMENT MASTER PLAN, PURSUANT TO SECTION 2.8, ADOPTION AND AMENDMENT OF THE MASTER PLAN, LIONSHEAD REDEVELOPN ENT MASTER PLAN, TO AMEND THE RECOMMENDATIONS FOR WEST LIONSHEAD (EVER V AIL) AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on December 15, 1998, the Vail Town Council adopted the Lionshead Redevelopment Master Plan; WHEREAS, Section 2.8 of the Lionshead Redevelopment Master Plan outlines a procedure for amending the Master Plan; WHEREAS, the Town of Vail Planning and Environmental Commission held a public hearing on the proposed Lionshead Redevelopment Master Plan amendment on January 24, 2011, and has forwarded a recommendation of approval, with modifications, of the amendment to the Vail Town Council by a vote of 3 -1 -2; WHEREAS, the Vail Town Council finds conditions have changed since the Lionshead Redevelopment Master Plan was adopted which warrant changes to incorporate recommendations for the Ever Vail project; WHEREAS, the Vail Town Council finds the incorporation of the proposed Ever Vail amendments into the Lionshead Redevelopment Master Plan are in concert with the Lionshead Redevelopment Master Plan; WHEREAS, the purpose of this amendment is to provide detailed recommendations for the redevelopment of West Lionshead (Ever Vail); WHEREAS, the Ever Vail project will be constructed over multiple years in several phases thus requiring Master Plan recommendations which memorialize the desired outcomes of the community at this initial stage of review; and WHEREAS, the Vail Town Council finds that the proposed amendments improve and enhance the effectiveness of the Mater Plan without negatively affecting the goals, objectives, and policies prescribed by the Master Plan. NOW, THEREFORE, I !BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO: The Town Council of the Town of Vail hereby amends the Lionshead Redevelopment Master Plan as follows: The amendments to the text of the Lionshead Redevelopment Master Plan are indicated in bold italics(additions), and'Is#ike (deletions). L (in part) CHAPTER 4 Recommendations — Overall Study Area 4.4.3 Ever Vail View Corridors The photographs in this section are intended to show a general view to be protected. Due to the existing development on the site and the proposed Ever Vail improvements, the exact views are not possible to photograph at this point in time. Upon completion of Ever Vail, the new view corridors should be photographed, surveyed and adopted in accordance with the provisions of Chapter 12 -22, View Corridors, Vail Town Code. View corridors within Ever Vail will need to be reviewed as an element of each major exterior alteration application in order to determine the location for the origin of each view. Tools such as, but not limited to, photo renderings and digital models will be utilized in this review. 4.4.3.1 Public View Corridor Six This view corridor looks south to the proposed park area confluence of Red Sandstone Creek and Gore Creek. r YYEiSiG1£ `. _ _ Figure 4-5a: Public View �ridor 4.4.3.2 Public View Corridor Seven This view corridor is seen from the Central Plaza, up the lift line of the Ever Vail gondola. This is the defining view of Ever %(ail, as it is in the center of the development, taken from a publicly accessible view point. The proposed gondola terminal is in the center of this view, and is integral to the view corridor. 2 Figure 4-5b: Public View Corridor Seven 4.4.3.3 Public View Corridor Eight This view corridor is intended to provide a visual connection to Lionshead, and is seen from the pedestrian connection into ,Ever Vail from West Lionshead Circle. This view is framed by the Vail Spa and Ritz Carlton Residences. IF rm,,• �xMeMr --� n.,ws With Vail Resorts' acquisition of the Glen Lyon Office Building, the Vail Professional Building and Cascade Crossing, realignment of the South Frontage Road along the So uth side of 1 -70 is a reality. Study of this realignment throughout 2007 and 2008 allowed the Town of Vail, Vail Resorts, CDOT and FHWA, to come to a general agreement as to the road section, right -of -way width, and access points. This alignment and design is the preferred alt rnative, and is indicated in figure 4 -9. 4.6.2 South Frontage Road Recommendations outlined below address the potential realignment fie -aiiof portions of the frontage road, ingress and egress improvements, bicycle/ pedestrian improvements, and visual improvements. For a detail d discussion of capacity and the impacts of future development on the frontage road, see the tra is impact study contained in appendix A. O fi�,5 KtG4AAt0o � • • ORM SW* M Figure 49: Conceptual ',y aPr;rSCO Mrzrb U! A.,. ' S. CII-W)LA PARK..(: Svoucrumf Figure 4-9 to be deleted. of the South Frontage Road 0 TOL X Y v FIGURE 4-OA - RE- ALIGNED FRONTAGE ROAD I WEST LIONSHEAO DEVELOPMENT CONCEPT Figure 4 -9A to be deleted. W POTENTIAL 300 SPACE PER PLA'T'E PARKING STRUCTURE FOOTPRINT ON WEST DAY LOT F MAI'�TAIN EXISTING FOREST ROAD ALIGNMENT POTEN AL.INGRESS/EGRESS [N / t--YAIL SANITATION' P r • 1 • y � • " is ti - r _. Ji -' 7fo `ti V N J i v "r _v 4 _ J POINT Figure 4 - 14 to be deleted. �— POTE --NMAL 400 SPACE PER PLATE PARKING STRUCTURE FOOTPRINT POTENTIAL TRANSIT PICK- UPIDROP -OFF e 4 -14 - Wal Lwmk*od P©rhng SMActwv 00 rtamitiu C.1 (in part) CHAPTER 5 Detailed Plan Recommendations This section of the Lionshea Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties on the south side of Gore Creek. The intent of this chapter— and the Master Ian as a whole - is to identify important functional relationships and visual objectives within the district and to propose a framework for the long -term redevelopment of Lionshead. The document does not inte d to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework should be considered even if they are not anticipated in this document. The parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern end of the parking structure. 5 West 1onshead 5.17 Ever Vail Ever Vail is a 12.6 acre site ocated in West Lionshead (see Figure 5-21). Ever Vail Weat Lions includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Off ce Building site, and the former gas station site and Sanitation site. The subject property is divided into two parcels within the Ever Vail Subdivision and should a zoned Lionshead Mixed Use 2 District. Ever Vail should be redeveloped to enhance a d improve the guest and community experience and improve Vail Resorts' ability to se 'c' and maintain mountain facilities. Due to the large size of the development site, Ever Vail will likely be redeveloped in phases over time. Ever Vail should be a residentiaUmixed use hub hat includes key components such as a ski lift (gondola), increased office space, new retails ace, public parking, realignment of the frontage road, relocated mountain operations and aintenance yard, employee housing, a 100 plus room hotel, public transit facilities, a commun "ty recreation facility and improvements for connectivity with the rest of Lionshead and Cascade illage for pedestrians, bicy and v ehicles. Sr J P 1, } j Figure 5-21: Conceptual Ever Vail Site Plan Se-with Fmntage Read .­ and VehiG�r-AGG988 .1 P4anning for- West Lionsh . . i Road . . . . jqtmdI lot l . . v . a of and these F4:9ntage Read �e deakjn wig vary depenGWng upon what happens to the F4:9ntage a Read Se 9a, and 4 9-h fn-.r the F*Gntage Read Feafignment afignment . FufffieFmem, parcels. the South 49ntageRea4 on F4;gntage Read Afignmen a. Retention of Existino 14-WI 8-W ICaSGade Gma&ing and the Glen Lyon Ofte 90ding site all IRFGfessional S _Rnd e 9� i , the - RG�, the bus steps in Arent of said shall GUFFent GenfiguFatien ef pmpeFties -he and sigma 5.17.1 South Frontage Road The relocation of the South this master plan since its a the South Frontage Road c in sections 1.3.4 and 2.3.4. in the initial road relocation (CDOn and as shown in fig relocation of the South include a dedicated eastb on the south side of the relocated includes a 2 -lane roundabout relocated frontage road with , Realignment Frontage Road in the Ever Vail area has been a concept embodied in option in 1998. Ever Vail includes the relocation and realignment of nsistent with the recommended actions and policy objections found he South Frontage Road realignment should be relocated as detailed plans submitted to the Colorado Department of Transportation ure 5 -21a. Prior to the Town of Vail submitting the final plans for the utage Road to CDOT, the Town should reevaluate the design to o o nd bike lane and a reduction in the width of the pedestrian/bike path South Frontage Road. The relocated South Frontage Road at the eastern end of Ever Vail. This roundabout connects the the new extension of West Forest Road. Legal and physical access 8 to the Eagle River =tr e a d Sanitation District (ERWSD) site shall be provided by the Ever Vail property owners thugh E er Vail to accommodate current uses and future development of the Eagle River Water and Sanitation District (ERWSD) property. On the South Frontage Road west of Ever Vail, a roundabout with a connection to the Simba Run underpass is anticipated and further described in section 4.6.6. The grades of the relocated South Frontage Road should be designed to accommodate the construction of the roundabout and Simba Run underpass (see figure 5-21b). The greatest benefit of Mis the realignment of the South Frontage Road ;fie is that it results in one very lame --an contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot (Ritz- Carlton Residences) by removal of the barrier created by the existing South Froni age Road alignment. It also creates the best pedestrian environment possible in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and d sirable pedestrian connection to the rest of Lionshead. 6 s • • ROHIgAiQ�t GAS RtGLAAtt1R • - F�n;co swaxr rrri.ASe t • f � � Figure 5-21a: Conceptual of the South Frontage Road uC w 10 .y ,r T r x - j + Ti a ^ —f� � v 4 Figure 5-21b: Conceptual Grading Plan for Frontage Road Realignment 5.17.2 Vehicular Access ang F Circulation In keeping with Policy Object've 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and veh'cular circulation improvements shall be explored in conjunction with any future redevelopment of the ouch Frontage Road and interior roads within the redevelopment of the West Lionshead sites. Pos. ible opportunities for improvements may include improved mass transit stops, relocatedlreducedlshi red points of entry/exiting, restricted access points, acceleration/ deceleration lanes, roundaboi rts at major intersections, greater sight distances, dedicated turning lanes, landscaped medians and skie drop -off. It is essential that Ever Vail provide safe and efficient access points from the road networks adjacent to the site. Legal and physical access to the ERWSD site shall be provided by Ever Vail property owners through Ever Vail to accommodate current uses and future development of the ERWSD property. The design for the relocate South Frontage Road anticipates the construction of a roundabout that connects the South rontage Road to the North Frontage Road via the Simba Run underpass. To accommod to this roundabout, the South Frontage Road will need to include retaining walls to facilitate drop in elevation as it moves west (see figure 5 -21b). The Simba Run underpass will cross eneath 1 -70 and provide an additional connection between the north and south sides of Vail. 11 Ever Vail shall comply with the loading and delivery requirements of the Vail Town Code. Loading and delivery within Ever Vail shall comply with Section 4.7, Loading and Delivery, of this Master Plan. Service and delivery truck tuming maneuvers shall not negatively impact traffic flow on the South Frontage Road, West Forest Road or Market Street. With a realignment of vehicular access points, attention should be given to the location of service and parking areas. 5.17.3 Parking Ever Vail shall be deve/o ed as a commercial core that includes mixed use development, pedestrian streets and p azas, direct access to transit options, bicycle and pedestrian connections and access o Vail Mountain. As a commercial core, Ever Vail should be incorporated into the To 's adopted commercial core parking areas, which allow for reduced parking requirements due to proximity to mixed use development. Ever Vail shall meet the parking requirements of th Vail Town Code. The appropriate parking requirements for ski lifts and other potential land us s that do not have a specified parking requirement will be determined by the Planning and Enviro mental Commission. Section 2.4: Ground Rules for the Master Planning Process, states that there shall be no net loss of parking spaces now exi ting in Lionshead. Ever Vail must include parking spaces to offset displaced existing parking from the former gas station site and Maintenance Yard/ Holy Cross Site in accordance with se tion 4.8.1. These spaces are in addition to parking required by the Vail Town Code and any pu lic parking spaces provided by Ever Vail. Without including parking Planning and Environment parking spaces, as identif, These spaces will address parking from the South Frc During development and pi lots and staging areas may parking lots shall not be r construction of a portion o and the Town of Vail, withi► Skier drop -off is an essent improves the guest's an accommodate 10 to 14 she aspect to community comn establishments. Outside of utilized as short-term part grocery store. Skier drop -off spaces are Approximately 50 parking when not in use for childre the winter. These short -tei gondola, would provide si facility are displaced due ti spaces required for the proposed gondola, as determined by the I Commission, if any, Ever Vail shall include an additional 400 public 3d in section 4.1.5: West Lionshead — Residential /Mixed Use Hub. Ong -term public parking needs, including the Town's goal to eliminate 7tage Road as further detailed in Section 4.8.3.3b of this master plan. asing of Ever Vail, there will be periods of time when surface parking be necessary to meet skier parking and construction needs. Surface aintained as a long -term solution to meeting parking demand. The the additional 400 parking spaces should be explored by Vail Resorts Lionshead, in conjunction with the Ever Vail development. component of a successful ski portal. Skier drop -off at Ever Vail local's experience. The transit facility in Ever Vail should `erm or skier drop -off parking spaces. Short-term parking is a key ;ial uses, allowing customers to quickly and conveniently patronize 'er drop -off and pick -up during peak periods, these spaces could be q serving the commercial uses in close proximity, such as the Iso envisioned in the parking structure on the west side of Ever Vail. ;paces should be available for short-term parking and skier drop -off is ski school activities, which traditionally occur one day per week in n parking spaces, given their location approximately 500 feet from the er drop -off capacity in the event the short-term spaces in the transit expansion of bus activity. 12 5.17.4 Public Transporta Public transportation is an ssential element to successfully connect Ever Vail to other portals, neighborhoods, and down valley communities. Ever Vail needs to provide access for in -town bus service, outlying bus service, ECO Transit buses plus hotel and lodge shuttles. Transit facilities are essent al to facilitate the use of public transit, reduce parking demand and provide transit connections for employees living in Ever Vail. Adequate transit provides an opportunity for employees, skiers, visitors and residents to connect Ever Vail with other neighborhoods and commu 7ifies. Ever Vail shall include a transit facility located adjacent to the relocated South Frontage R ad pursuant to section 1.3.5, which recommends creating dispersed transit facilities in Lionsh d. This facility shall be designed to accommodate the Town's outlying bus routes as well is regional bus routes within a covered facility on the ground floor. It is anticipated that the transit facility will accommodate a minimum of four bus bays. In the long- term and as necessary, the facility may transition to up to 12 buses utilizing a pull off on the South Frontage Road. The transit facilities are envisioned as a bus stop facility with very short dwell times. i An area accommodating ul to two in -town buses should be located on the eastern end of Ever Vail (see figure 5 -22). Ever Vail should also provide a hotel and lodge shuttle drop -off area to accommodate visitors fron other locations within Vail. The drop -off area should be a surface location on the west side c f Ever Vail. The bus stop and drop -off area shall be enhanced with shelters, benches, landscaj ing and other similar improvements. ` "r o Figure 5-22: Conceptual Try w uM� I iwl (E5) f an Facility and Bus Stops 4� E7'; IJ 4, 13 LEGEND: . .,s . 1. -.. I� i "lu Figure 5 -22a: Conceptual Transit and Vehicular Circulation 5.17.5 Gondola and Vail Mountain Portal Ever Vail shall include a g ndola, which will transport visitors, guests, and residents to Vail Mountain. A gondola will make Ever Vail a mountain portal and will enhance the benefits of Ever Vail to guests, locals and en ployees. The gondola will be located adjacent to Gore Creek and will generally travel to the base D f the current Chair 26 where a new mid - station will be located. The gondola will replace Chair ,2 and generally terminate in the Eagle's Nest area of Vail Mountain. The gondola route will likely require easements and other approvals from the Town of Vail when the route crosses Town -ow ed properties. J"' y` I �ii�ulW� #,w : A ......., �1 Figure 5-22b: Conceptual G ems'! • __ � w J ndola and Mountain Portal 14 5.17.6 Pedestrian and Bike As compared to a separate, ee- standing portal, Ever Vail 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 in /uding 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 Lienshe9d Ever Vail. 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 improvem nts may necessitate the need for access easements through the sites. In the redevelopment of st 4 ionsh Ever Vail, pedestrian and bike connections shall be made to integrate with the rest of Lion head and Cascade Village. Pedestrian and bicycle enh ncements shall include a new bridge connecting the Gore Creek Trail to Ever Vail, the redeve/o ment of the pedestrian bridge on the west side of Ever Vail, path enhancements to the Gore reek Trail connection into Cascade Village, and a path connecting to the relocated South Fronta a Road. All pedestrian path improvements must meet Town of Vail recreation path standards a d provide a safe and attractive pedestrian and bike experience. The ability to traverse the site a pedestrian or on a bicycle from west to east without the need to utilize an escalator, stairs r dismount should be considered in the design and evaluated in the context of all other bicycle and pedestrian connections. Them is an e4sting FeGmation path that paths where necessary. The improvements shall include a public easement over the Pedestrian connections bc tween Ever Vail and West Lionshead Circle shall be improved to provide safe and attractive Dedestrian crossings. Improvements may include raised crosswalks, change in paving materia safe harbors, medians, and signage. See figure 5 -22c for the conceptual pedestrian and bicycle circulation plan. 15 LEGEND: PEIEST ONL MtXnA SE PATH NM �.... Figure 5-22c: Conceptual 5.17.7 Public Spaces and pp� ` It r. and Bicycle Circulation Within Ever Vail, pedestri n plazas and walkways are essential to create an extension of Lionshead where pedestria ization has been a key element of success. Elements of successful public spaces include portals, edge definers, public space definers, landmarks and public art. These place - making eleme is improve pedestrian circulation and provide aesthetically pleasing places to congregate. The further enhance the livability of Ever Vail for employees, residents and guests. The creation of gateways and portals is encouraged as a basic component of redevelopment, especially in transition areas between different domains, or public, semi - public, and private areas. It is esse ntial that public spaces and plazas are not shaded by buildings at peak use times. Further su 7 shade analysis will need to occur in order to ensure public spaces and plazas are not shaded i i unwelcoming to users. Outdoor dining decks are encouraged to bridge the gap between public and private space and provide vibrancy to the adjacent streets, walkways and plazas as fu Iher detailed in section 4.10 of this Plan. Chapter 8, Architectural Design Guidelines, provides guidelines for these elements to ensure they are successfully implemented. Elements of the natural ei urban and natural environ further detailed in section connect Ever Vail with the onment need to interact with public spaces in order to connect the nts. Within Ever Vail, the improvements to Red Sandstone Creek, as 7. 10, will provide public spaces for recreation and congregation that tural environment, as recommended by section 1.3.3. Provisions should be made for public access to streets, paths and plazas through easements or similar mechanisms to create a perceived public domain in Ever Vail. Additional dedications and/or easements are necessary to facilitate the use of property by the public. -W O r r r�� I We; ,o.SHC cow Figure 5-22d: Conceptual For Plazas, Public Spaces and Connections Section 4.1.5: West Lionsh ad- Residential /Mixed Use Hub requires There- shall-be -an increase in office space and no net loss o retail space in Ever Vail. Opportunities for increasing the square footage of office and i 9tail beyond the existing conditions in West Liensh Ever Vail shall be evaluated during the developr ient review process. Currently, offices and businesses in Cascade Crossing, Vail Prof essional Building and the Glen Lyon Office Building offer a variety of local services and amenities, vhich is important to preserve with the redevelopment of Ever Vail. During the winter months, the proposed gondola ski I in 140rest I ionshea Ever Vail and the associated parking will gener to significant pedestrian traffic and activity. However, consideration shall she frld be given to how Ever Vail 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 a ttract 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 cr eate a catalyst for activity. In conjunction with any application to develop a new ski lift, a market study wh'ch analyzes the appropriate amount of office /retail square footage shall be included in the redevelopme t of Ever Vail. A fiscal and economic analysis was completed in December 201 and is further discussed in section 5.17.9. Depending on the length of phasing, this report may eed to be updated. There is approximately 30,1 Glen Lyon Office Building, office space should be rep sq. ft. of office space and 15,000 sq. ft. of retail space within the >cade Crossings, and Vail Professional Building properties. This W within Ever Vail on the parcel located east of Red Sandstone 17 5.17.8 A 17 3 Preservation of Existing Office and Retail Space Creek to provide maximize implement this policy, Evi 30,000 square feet of retail 5.17.9 Development In December of 2010, a Fi Planning Systems. The economic benefits to the namely that retail and re: square feet in order to cre existing core commercial beds, meeting space and a connectivity of commercial uses to 'the rest of Lionshead. In order to Vail should include at least 34,000 square feet of office space and Program and Uses and Economic Analysis of Ever Vail was prepared by Economic ysis found that Ever Vail will likely produce positive fiscal and n. Ever Vail should reflect the recommendations of this analysis, rant space should be limited to approximately 55,000 to 65,000 an economically viable commercial project complementary to the s in Vail. Additional recommendations include the provision of hot cery store in Ever Vail. The land uses envisioned ithin Ever Vail are those allowed by the Lionshead Mixed Use 2 zone district. Ever Vail will include multiple separate above -grade buildings constructed above two below -grade structures with the bulk and mass conceptually shown in figure 5-23 below. Figure 5-23: Conceptual Bulls and Mass of Ever Vail The overall develonment nrbaram for Ever Vail is envisioned to contain the followina land uses: Use Number Range of Square Feet (g ross ) Units 350 -450 500,000-800,000 - Dwelling Accommodation Units 100 -120 90,000- 100,000 Housing Units 35 -45 40,000- 60,000 - Employee Office 3 -12 establishments 30 Retail 5 -10 establishments 30,000- 35,000 and Drinking Establishment 3 -6 establishments 20,000-30 - Eating Spa 1 -2 establishments 8,000- 15,000 Skier Services / Recreation Facility 1 -2 establishments 10,000- 15,000 18 Ever Vail west of Red Sands tever, e Creek should be a residential neighborhood devoid of extensive retail or restaurant uses. H several non - residential uses should be located on the west side, including, but not limit d to, public parking, a space for community recreational activities, a children's ski program meet ng area, and other ancillary resort related uses. The concentration of residential land uses on t e west side of Ever Vail will serve as a population base for the commercial components wit in the east side of Ever Vail and for other commercial core areas. In furtherance of Policy Obj ctives 2.3.2 and 2.3.3, Ever Vail shall include a hotel and a 10,000- 15,000 square foot grocery s tore. These uses were identified in the economic and Fiscal analysis as critical elements to the s iccess of Ever Vail. A hotel brings life and energy to Ever Vail and improves the Town's inventory of "live" or "hot" beds, producing increased revenue to the Town. A nightclub or other enterft nment facility would be a good addition to the east side of Ever Vail to provide a year -round use that has largely disappeared with the redevelopment of other properties in Town. Ever Vail provides an op ortunity to relocate the Vail Resorts warehousing, office, and vehicle/snowcat maintenance facilities currently located on the property to a below -grade facility connecting to the snowcat ccess bridge and trail to Vail Mountain. An alternative location for these facilities is on Vail Mo intain instead of within Ever Vail. A number of conditional land uses may be appropriate in Ever Vail, subject to the approval of conditional use permits. These uses may include a ski lift (gondola), public parking facilities, conference and meeting rooms, residential uses on the first floor, recreational uses, and office uses. As identified in sectic n 4.1.5, a ski lift is envisioned as a catalyst for the redevelopment of this site and more specifical y, for the development of a structured public parking facility. 5.17.10 5 17 4 Relationship to Red Sandstone Creek and Gore Creek Red Sandstone Creek and C rore Creek abut the Ever Vail project. The realignment of the South Frontage Road provides i ricreased opportunity to enhance these streams as community resources. Portions of Rc d Sandstone Creek and Gore Creek shall be enhanced with the preservation of wetland arei is and enhancements to make these areas community resources of Ever Vail and the Town (see figure 5 -24). In conjunction with the review of a specific plan for Red Sandstone and Gore Creeks Town reviewing authorities should consider to what extent it is appropriate to locate improvements such as walkways and bridges in these riparian corridors verses allowing the creeks to remain in a more natural state. The project will preserve large trees and the relocate others where practical (see figure 5 -24a). Red Sandstone Greek and Gem Gm these streams needs to rem references between adjacent public access and utilization c purposes is strongly encour, furtherance of Policy Object as stream bank stabilizatioi areas and general improvers modification or enhancemi Engineers and Town of Vai mitigated. The stream heap degraded below pre- constrn 9 along the banks ef both GFeeks. While the natural riparian corridor of iin protected and preserved, the physical and visual relationships and development and the stream tract should be strengthened. Improved F Gore Creek and Red Sandstone Creek for fishing and other recreational ged to create a catalyst for activity and enjoyment of the streams in eve 2.3.2 and as recommended by section 1.3.3. Enhancements such / beautification, natural stream drop structures, interactive low flow ents for wetlands and wildlife habitat are strongly encouraged. Any , nt to the creek corridor shall be subject to U.S. Army Corp of approval. Development impacts imposed upon the creeks shall be h of Red Sandstone Creek during and post - construction shall not be fiction levels. The determination of steam health shall be measured 19 for the extents of the Eve Vail project and not include impacts of development north of the interstate. Indicators of str am health can include, but not be limited to, aquatic life, suspended sediment, concentration of arious elements, etc. Ever Vail shall include a public open space easement along Red Sandstone Creek generally following the 100 -year floc dplain line, as recommended by the Town's Comprehensive Open Lands Plan and in furtherar ce of Policy Objective 2.3.3: Vitality and Amenities. This open space easement also implements the recommended actions of section 1.3.3 by improving connections with the natural environme 7t and by creating green landscape corridors that penetrate into the Lionshead environment. d Gore Creek Improvements 20 ^^k 9 Figure 5-24a: Conceptual TrO 5.17. 11 Employee Housing Employee housing has housing provides an em Town provides environs transit use, improved IN Alt f i s � � r �s+ �'•. � '� 14e .1,..4_ = , e Preservation and Relocation Plan identified as critical need within the Town of Vail. Employee base within close proximity to jobs. Employee housing within the social and economic benefits including reduced traffic, increased and a strengthened sense of community. Section 4.9.4.3 West Lions ead identifies Ever Vail as an appropriate site to create dispersed employee housing opportu ities for permanent local residents. Ever Vail is an appropriate site for employee housing due o its proximity to jobs, Vail Mountain, transit and the commercial cores. Community commer ial uses, such as the grocery store, should be included in Ever Vail to accommodate the needs if employees living on site. Ever Vail shall meet the a opted Commercial Linkage and Inclusionary Zoning regulations to mitigate the development i pact of employee generation. The provision of on -site employee housing must be coordinate with the Ever Vail construction phasing plan. 5.17.12 Development 5.17.12,1 Building Buildings in Ever District. Notwiths down" as they app 25a and 5 -25b). shall comply with the height limits of the Lionshead Mixed Use 2 ng the height allowances of zoning, buildings shall generally "step h Gore Creek and the western end of Ever Vail (see figures 5 -25, 5- iings along Gore Creek and the western end of Ever Vail shall 21 express no more than two to three stories before "stepping back" to taller building mass. All buildings shall be articulated to avoid large expanses of shear /unbroken wall planes, as per section 8.4.2.3 The pedestrian area connecting the transit facility on the north end of Ever Vail to the gondola on the sout j end of Ever Vail shall be considered a Primary Retail Pedestrian Frontage for the purl ose of measuring building height and "step backs" as described in section 8.4.2.3 of the Yesign guidelines. Figure 5 -25 t t i r •• 1m ;. _" Figure 5 -25a: Maximum verage Height Plan 5.17.12.2 Setbacks Setbacks are neces ary to provide a buffer between Ever Vail and adjacent properties. Setbacks provide ar as for landscaping, public art and other improvements that help reduce the scale of uildings and further connect the urban and natural environments. Along the South Fro tage Road, the above -grade setbacks should be significant enough to accommodate ma re trees to buffer Ever Vail from the South Frontage Road and 1 -70. Trees and other Ian scaping must be integrated into the Ever Vail setbacks rather than only in adjacent stre t right -of -ways in order to ensure landscaping remains should the fight-of-way be utiliz d for roads or utilities. To facilitate subterra can parking structures, below -grade setbacks could approach the Ever Vail property I ioundaries. Shoring may need to occur on adjacent properties. However, footings ar d foundations, etc. should be located within the Ever Vail property boundaries. Because Ever Vail is one development site, zoning only dictates the setbacks around the perimeter of Ever Vail and does not regulate the separation of buildings internal to the site. Special attention should be paid to the sun shade analysis to ensure that buildings have adequate separation and allow sunlight to penetrate public outdoor spaces such as walkways and plazas. Figure 5 -25c depicts the spatial relationships between buildings, setbacks and landsci ping. Figure 5 -25c: Conceputal Landcaping Plan 5.17.12.3 Landscaping serves many purposes, including the provision of shade, aesthetic enhancement, storm water management and a connection to the natural environment. Landscaped areas also provide snow storage, seating areas and visual variation. It is recognized that ver Vail may include extensive below -grade building site coverage. Landscaping installei I over underground structures may be calculated as landscape area when it is permanef it and provides adequate soil depth to allow vegetation maturity. 24 However, landscapit ig over underground structures does not contribute adequately to stormwater managet 7ent and additional measures will need to be taken to address this issue. Non- permane t landscaping such as potted plants have proven to be ineffective in achieving the intei it of the Town's landscaping requirements and are strongly discouraged. Mature trees mitigate the visual impacts of buildings. Large trees should be planted on the north end of E er Vail to provide a buffer along the South Frontage Road. It is understood that in order to relocate the South Frontage Road and to develop Ever Vail, existing trees will need to be removed. Where possible, existing trees should be relocated rather than removed.! K_ Figure 5 -25d: Con 5.17.12.4 Site Redevelopment in subterranean parF below -grade struc include two belom coverage on the s. 5 -25e. Landscape Plan 7shead has commonly included below -grade structures to facilitate storage and loading and delivery. Often, the footprint of these s is larger than the buildings constructed above. Ever Vail may de parking structures that will constitute the majority of the site The anticipated Ever Vail site coverage is further depicted in figure 25 ti u Figure 5-25e: Conceptual Si a Coverage 5.17.13 54;7 Architectural The architectural design guide Ines (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 Lienshea Ever Vail 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. The architectural design gui elines identify the architectural qualities desired in Lionshead. Ever Vail should have a unique architectural character that may be a contemporary expression of alpine architecture. It should nevertheless compliment the materials, forms and style of more traditional Vail architecture. For properties that are east o I Red Sandstone Creek, in West Lionshead, higher densities and building heights may be appropriate, rticularly to encourage the development of employee housing. However, any development must meet t ie overall character and visual intent of this master plan and be compatible with the adjacent existing development of the MaA49 Ritz- Carlton Residences and the Vail Spa. 26 • west e4entation, b0ding he ON and massing sha# a�se �� down" in pedhz a South . baGk" to tager- by#ding n4ass. On the Interstate side of this aFea, bu#Gyng design be i4dialdated to Shall Environmental Strategic Plan that outlines goals, objectives and uilding. Ever Vail shall incorporate green building principles and ld be designed, constructed and operated to achieve green design reen building, it may be necessary to provide flexibility from Chapter elines. For example, flat roof areas may be incorporated more than pace for solar energy devices. eFa ns for- Glen Lyon OffiGe gu#ding s#e the $ten; edge 9f 1 44W I h9qRhI9Qd QPd 144t FeSpeGt tO the 9Xten6A�O 5.17.14 Green Building The Town has adopted an policies to promote green techniques. Ever Vail sho principles. To accomplish 8: Architectural Design Gui typically permitted to allow 1.7.46 Re Gigna.' -5. ve�Fnent COPWORPt With U Or-RUOP 9 5.17.6.1 h he�ght for- b0dings the Glen Lyon Offi6e -R-W g site shall not exrWeed- -5-6 feet Genter-, it may be apprep;iate to ink-p-d-u-ne -a the use be GGn6j6t9nt 144th the Mdmdaff ishag Re-R.Wential uses she, . a G.P. the I=Ygn OffiG9 .- ____ 547.5:- 4- -€mpl 0 • 27 5.20 Eagle River Water and Sanitation District (ERWSD) While this parcel would certainly be a viable development site, the costs to relocate current uses at this site, particularly the treatme t facilities, are significant. For this reason it is assumed that the waste water treatment facilities will emain in their existing location. ERWSD property is located within West Lionshead adjacent to Ever Vail. Legal and physical ac ess to the ERWSD site shall be provided by the Ever Vail property owners through Ever Vail to accommodate current uses and future development of the ERWSD property. Future redevelop went should consider the preservation of the view from the Ever Vail gondola plaza east across t ie ERWSD site to the Gore Range. 28 a E'DtznuANrrKANSn CURRIDUK r IIr � t A N a -- VUL SANITPATION PIAW L6 - ALIGNED FOREST Rt ©�A�I�7,rC OW ECMN �; REDU SCOPE VAIL ASSUCUTES SF.7tv7 'nRa1 EMPLC Y`EE HOUSIN0 U PMEN`T PARCEL VA AS..gWIATF_°S CFR%ICF YARnIWVF' ,OPMFNT PAR( F't WEST DAY f?T DEVELOPNIEN'T PARCEL FiSum 3 -2! -Wew Covul anc" Mips hvt '.4' - South tronogs NNW MrAlignamw Figure 5 -21 to tie deleted. W PUMSTUAM17ANSM d r _ r. e r 1 r � � t arm J 5 e . L R'2.All WP! 5-2. -Weir tA ` .'�.. ♦A, rr 4AINTAIN EXISTING FOREST ROAD CONNECTION VAR. SANTTA710 ! PLAIT -- PO TEN71 L MOUWAIN SERVICE ACCESS RO A / /./�, A te" r r , EMPLOYEE L v; N C - k. .J r� ✓" tF.- Al .I(iNFD.WITH ` FRONTAGE. ROAD CE.D SCOPE VAL' AS.tOCC IAM VIDE YARD HOUS . DEVELOPMENT PXRCEL VAIL ASSOC IA7ES SERVICE VW DEVELOPMENT PARCEL Y U T MVFI QPMF.NT PAR( "I`1. C UONSHEAD CIRCIE Cirrni nam Altereat w W -Smoth Fmmsagr Roai Re -A11VW rrdt Figure 5 -22 to lie deleted. 30 4b 4 /— EXISTING FOREST LOAD ALIGNMENT VALL SAM 1. 11UN PLANT f L 41A L V-Xb I zy f Fjpm 5-23 -Wext POTENMAL MOUNTAIN SERVICE' ACCESS ROUT', r l5 to A % % V V 4 do amjrF SERVICE Y EwIloytE I IOUS.ING Dcv VAIL ASSOCIATES SERVICE YARD ? HDFSTKJAN CROMINU ACROSS M)UTH V N EXISTING SOU M FRONTAGE ROAD ALI I DEVELOPMENT PARCEL SHEAD CIRCLE AIJUNMEN"T VAR, AqSW-IAI'P.S T PARCEL WENT PARCEL XUAL) Cmuka" AlAvxati�c 'A - -1/ 40"n E=Ung rrarw PaXffw Figure 5-23 to Oe deleted. 31 4w W;o OAP �: or A 6..e f L 41A L V-Xb I zy f Fjpm 5-23 -Wext POTENMAL MOUNTAIN SERVICE' ACCESS ROUT', r l5 to A % % V V 4 do amjrF SERVICE Y EwIloytE I IOUS.ING Dcv VAIL ASSOCIATES SERVICE YARD ? HDFSTKJAN CROMINU ACROSS M)UTH V N EXISTING SOU M FRONTAGE ROAD ALI I DEVELOPMENT PARCEL SHEAD CIRCLE AIJUNMEN"T VAR, AqSW-IAI'P.S T PARCEL WENT PARCEL XUAL) Cmuka" AlAvxati�c 'A - -1/ 40"n E=Ung rrarw PaXffw Figure 5-23 to Oe deleted. 31 a r 7 FOREST ROAD Figure 5 -24 to deleted. $1 I f r +M- b � IIY Itl�NS 1 1 2 ; � J NP i 'fie C m r O LA N tl+ x I V 00 ... r W N �$ z x N O LIN Uj < > W V J U x ` > 1 _u ` 4 l2 It Figure 5-25 to be deleted. 33 IV • INTRODUCED, PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Vail held this 18' day of October, 2011. Richard D. Clevela Mayor of the Town of Vail, Colorado pF 0. y 'S i2 �. 34