HomeMy WebLinkAbout2007-02-06 Support Documentation Town Council Work Session TOWN COUNCIL
WORK SESSION
VAIL TOWN COUNCIL CHAMBERS
75 S. Frontage Road W.
Vail, CO 81657
11:30 A.M., TUESDAY, FEBRUARY 6, 2007
NOTE: Times of items are approximate, subject to change, and
cannot be relied upon to determine at what time Council
will consider an item.
Town Council will be served lunch.
1. George Ruther ITEM/TOPIC: PEC/DRB Update. (15 min.)
2. Greg Hall ITEM/TOPIC: Transportation Plan Update. (60 min.)
ACTION REQUESTED OF COUNCIL: The Public Works
Department in conjunction with the Colorado Department of
Transportation( CDOT) has been reviewing transportation trends
as they relate to Vail and the recent development activity. We
have prepared cost estimates of the improvements recommended
to accommodate the growth we have projected. In addition we
have looked at the transit needs as well to meet the new demands
of the development.
BACKGROUND RATIONALE: The Town of Vail has undertaken
a revision of the Master Transportation Plan, specifically the need
to update the traffic operation characteristics anticipated from the
various development and master plan proposals currently being
discussed. The town, through previous studies, including the 1990
Mater Transportation Study, the Lionshead Transportation Study
and the 2002 Transportation Master Plan update, anticipated a
certain amount of additional development generated traffic. It
became obvious that the pervious projections would be eclipsed if
all the development we were discussing came to fruition. The town
and CDOT jointly undertook the study to update the traffic
projections, understand the impacts of the additional trips and
what measures may be necessary and acceptable to mitigate the
impacts.
STAFF RECOMMENDATION: Listen to the update, participate in
discussion, ask questions and provide input on what additional
information may be needed to continue the discussion. The plan
will be finalized as an end result of the Vail 2020 community
planning process. This includes adopting goals, objectives and
i
action steps. A formal conclusion will include final CDOT review
and direction and adoptions from the Town council and PEC.
3. Judy Camp ITEM/TOPIC: Tax Increment Financing (TIF) Overview. (30 min.)
ACTION REQUESTED OF COUNCIL: Provide comments on TIF
estimates provided in Council packets.
BACKGROUND RATIONALE: See separate memo.
STAFF RECOMMENDATION: None- information only.
4. Nina Timm ITEM/TOPIC: Commercial Linkage and Inclusionary Zoning for
Employee Housing Mitigation. (45 min.)
BACKGROUND: On January 16`" the Town Council received
feed back from the public on the proposed inclusionary and
linkage policies for housing. The Town Council has stated a goal
of housing 30% of the workforce in the Town of Vail. To achieve
this goal, these policies will ensure future development provides
housing for 30% of net new employees generated and that the
town takes other actions to provide locals/employee housing that
is currently being Post. To address the issue of future
development, the Town Council has outlined a policy of 30°l°
inclusionary zoning and 20% commercial linkage. Staff has rerun
the development models to determine where this would place the
town with respect to its goal of 30%. Staff would like to receive
direction on the following issues from the Town Council:
1) Provide an update on PEC input to date on the housing policy;
2) Update the Town Council on options to achieve the 30% goal;
and
3) Discuss options to exempt certain development types at this
time from the inclusionary zoning and commercial linkage
policy as proposed.
This input will then be used to forward an ordinance through the
Planning and Environmental Commission and then the Town
Council.
ACTION REQUESTED OF COUNCIL: Provide staff direction on
the above mentioned issues.
5. Warren Campbell ITEM/TOPIC: A request for permission to proceed forward with an
appraisal of the Town's right-of-way to the west of the Concert
Hall Plaza building located at 616 West Lionshead CircleNail
Lionshead Filing 4. The purpose of the appraisal would be to
determine value of the Town's right-of-way prior to reviewing a
request to proceed forward in the Town's development review
process for the redevelopment of the Concert Hall Plaza building
which would be requesting to develop within a portion of the
Towns right-of-way. (45 min.)
ACTION REQUESTED OF COUNCIL: Approve, approve with
modifications, or deny the applicant's request to proceed forward
with an appraisal of a portion of the Town's right-of-way along
West Lionshead Circle.
BACKGROUND RATIONALE: The owner of the Concert Hall
Plaza building, represented by Tambi Katieb, is proposing to
redevelop the property with a new structure consisting of a retail
and residential component. A component of the proposed
redevelopment would incorporate a portion of the Town's right-of-
way. At this time the redevelopment plans are only conceptual in
nature. Pending the outcome of this request, the applicant will
appear before the Town Council at a subsequent hearing to
request permission to proceed forward through the development
review process.
The Town Council, as the owner of the property, must grant staff
and the applicant permission to proceed forward with an appraisal
of the Town's right-of-way.
STAFF RECOMMENDATION: The Community Development
Department recommends that the Town Council grants staff
permission to proceed forward with an appraisal of the Town's
right-of-way at the applicant's cost.
6. Rachel Friede ITEM/TOPIC: Discussion of Resolution 3, Series of 2007, a resolution
to amend Chapter 7, Development Standards, Lionshead
Redevelopment Master Plan, pursuant to Section 2.8, Adoption and
Amendment of the Master Plan, Lionshead Redevelopment Master
Plan, to address conflicts with the Zoning Regulations, and setting
forth details in regard thereto. (5 min.)
ACTION REQUESTED OF COUNCIL: Approve, approve with
modifications, or deny Resolution 3, Series of 2007.
BACKGROUND RATIONALE:
On January 8, 2007, the Planning and Environmental Commission
forwarded a recommendation, with modifications, to the Vail Town
Council for amendments outlined in Resolution 3, Series of 2007.
The purpose of this amendment is to remove any confusion
between the Lionshead Redevelopment Master Plan and the
Zoning Regulations.
STAFF RECOMMENDATION: Staff recommends that the Vail
Town Council approve Resolution 3, Series of 2007.
7. Warren Campbell ITEM/TOPIC: Discuss Resolution 4, Series of 2007, a resolution to
amend Chapter 4, Recommendations -Overall Study Area and
i
Chapter 5, Detailed Plan Recommendations, Lionshead
Redevelopment Master Plan, pursuant to Section 2.8, Adoption and
Amendment of the Master Plan, Lionshead Redevelopment Master
Plan, to include two new parcels and amend the text of the Master
Plan for the area identified as "West Lionshead" and setting forth
details in regard thereto. (60 min.)
ACTION REQUESTED OF COUNCIL: Approve, approve with
modifications, or deny Resolution 4, Series of 2007.
BACKGROUND RATIONALE: On December 11, 2006, the
Planning and Environmental Commission forwarded a
recommendation of approval by a vote of 4-1-0 (Dewitt opposed),
to the Vail Town Council for amendments outlined in Resolution 4,
Series of 2007, The purpose of the amendment would establish
the basis by which West Lionshead could be redeveloped with a
skier gondola in the location of the old gas station site and the
development of mixed use areas, including housing, retail, and
office spaces, to create a new portal to the mountain with all the
typical skier services. Another aspect of the proposed
redevelopment includes the possible relocation of the South
Frontage Road.
~t January 2, 2007, hearing the Town Council directed staff to
~e Tract K and the other parcels proposed for inclusion within
.roc ~.ior ,head Redevelopment Master Plan by the Town from the
prc*~ 1 text amendments. Staff has made these changes to
,osed amendment.
..~,F'F RECOMMENDATION: Staff recommends that the Vail
:T~~~~ uncil approve Resolution 4, Series of 2007.
8. ~ ~MROPIC: Information Update. (15 min.)
• C ~'~08 Annual Community Meeting
The following dates are avai{able for the next Annual Community
Meeting at Donovan Pavilion:
Tuesday, January 8
Thursday, January 10
Thursday, January 17
• Ballot Update.
• Revenue Update.
• Recycling Contract.
Staff will update Council on TOV recycling operational changes
and RETT funds needed for a direct services contract with a
recycling waste hauling company. Please see memo in packet.
• Commission on Special Events Handbook.
Please see an enclosed memo that outlines direction from the
subcommittee convened in December to re-interview the
applicants who responded to the Request for Proposals (RFP).
This subcommittee's unanimous recommendation to Council is to
take this project in-house and to request '07 supplemental dollars
at such time as a better understanding of the cost is understood.
• Wendy's Update.
9. ITEM/TOPIC: Matters from Mayor & Council. (10 min.)
10. ITEMlTOPIC: Adjournment. (4:15 p.m.)
NOTE UPCOMING MEETING START TIMES BELOW:
(ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE)
THE NEXT VAIL TOWN COUNCIL REGULAR WORK SESSION
WILL BEGIN AT TBD, TUESDAY, FEBRUARY 20, 2007 IN THE VAIL TOWN COUNCIL
CHAMBERS.
Sign language interpretation available upon request with 48-hour notification. Please
call 479-2106 voice or 479-2356 TDD for information.
PLANNING AND ENVIRONMENTAL COMMISSION
PUBLIC MEETING
January 22, 2007
TOWN COUNCIL CHAMBERS /PUBLIC WELCOME
MEMBERS- PRESENT MEMBERS ABSENCE
Bill Pierce Rollie Kjesbo
Ann Gunion
Chas Bernhardt
Doug Cahill
Bill Jewitt
Dick Cleveland
NO Site Visits
Driver: George
1. A request for a worksession to discuss text amendments to Title 12, Zoning Regulations, Vail
Town Code, to add commercial linkage requirements and inclusionary zoning requirements to
the Zoning Regulations for the purpose of mitigating employee housing impacts resulting from
development in the Town of Vail, and setting forth details in regard thereto. (PEC06-0084)
Applicant: Town of Vail
Planner: Nina Timm
ACTION: Worksession, no vote
PEC Comments
• Ensure that there is consensus around the goal.
• Ensure that the policies achieve the intended goal.
• Ensure that the policies are fair and assess the correct proportion of responsibility to the
correct parties.
• Ensure that there is a reasonable plan to spend any money generated.
• Ensure that the long-term consequences are understood about proposed policies and the
outcomes are what Vail wants.
• April 15, 2007 is unrealistic based on number of outstanding questions/issues.
Public Input
• Reevaluate burden on local homeowner as proposed.
• Reevaluate the use of the RETT -already paid by the development community
• Consider the Conference Center funds
• Have a plan to spend the money before generating the money.
• Tax increase disperses the burden equally
• Be reasonable
• April 15, 2007 is unrealistic
• Commercial Linkage will decrease office space in the TOV
Page 1
2. A request for a final review of a major exterior alteration, pursuant to Section 12-7H-7, Major
Exterior Alterations or Modifications, Vail Town Code, to allow for additions to, and the
renovation of, the Landmark Condominiums; and a request for a final review of variances from
Sections 12-7H-10, Setbacks, 12-7H-14, Site Coverage, and 12-7H-15, Landscaping and Site
Development, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for an
underground parking structure and a staircase within the setbacks, and deviations from the
maximum site coverage and minimum landscape area requirements, located at 610 West
Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3, and setting forth details in regard
thereto. (PEC06-0074)
Applicant: Landmark Condominium Association, Inc., represented by Geoff Wright
Planner: Bill Gibson
ACTION: Tabled to February 12, 2007
MOTION: Cleveland SECOND: Dewitt VOTE: 6-0-0
3. A request for a variance from Chapter 14-3, Residential Access and Parking Standards, and
Section 14-6-7, Retaining Walls, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow
for the construction of a new driveway, located at 1325 Westhaven Circle/Lot 49, Glen Lyon
Subdivision, and setting forth details in regard thereto. (PEC06-0086)
Applicant: Marc Lessans, represented by William Restock
Planner: Warren Campbell
ACTION: WITHDRAWN
4. Approval of January 8, 2007 minutes
MOTION: Dewitt SECOND: Cleveland VOTE: 6-0-0
5. Information Update
6. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
. 479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published January 19, 2007, in the Vail Daily.
Page 2
1
DESIGN REVIEW BOARD AGENDA
PUBLIC MEETING
~ ~ ~ January 17, 2007
~~C)~t~'' 3:00 P.M.
INFORMATION UPDATE 2:OOpm
PROJECT ORIENTATION (LUNCH WILL NOT BE SERVED) -Council Chambers 2:30pm
MEMBERS PRESENT MEMBERS ABSENT
Mike Dantas Pete Dunning
Sherry Dorward
Lynne Fritzlen
Margaret Rogers
NO SITE VISITS
PUBLIC HEARING -TOWN COUNCIL CHAMBERS 3:OOpm
1. Arrigoni Residence DRB07-0003 / 15 minutes George
Final review of new construction (primary/secondary residence)
1722 Geneva Drive/Lot 11A, Matterhorn Village
Applicant: Balz and Christina Arrigoni, represented by Shepherd Resources, Inc.
ACTION: Approved with conditions
MOTION: Fritzlen SECOND: Dorward VOTE: 4-0-0
CONDITION(S):
1) The applicant shall submit a site specific geological hazard report for review and approval
prior to making an application for a building permit.
2) The applicant shall receive an approval of a public way permit and irrevocable right of way
permit prior to the issuance of a building permit.
2. The Willows DRB06-0489 / 15 minutes George
Final review of new construction (major exterior alteration)
74 Willow Road/Lot 8, Block 6, Vail Village Filing 1
Applicant: The Willows Condominium Association, Inc., represented by Triumph Development, LLC
ACTION: Tabled to February 7, 2007
MOTION: Dantas SECOND: Fritzlen VOTE: 4-0-0
3. Ryan Residence DRB06-0526 / 15 minutes Bill
Final review of new construction (secondary residence)
95 Forest Road/Lot 32, Block 7, Vail Village Filing 1
Applicant: Jack and Karen Ryan, represented by Michael Suman Architects
ACTION: Approved
MOTION: Dantas SECOND: Rogers VOTE: 2-1-1 (Fritzlen opposed)
(Dorward recused)
4. Gonzales Residence DRB07-0007 / 15 minutes Bill
Conceptual review of residential addition (exterior finishes)
1628 Vail Valley Drive/Lot 1, Warren Pulis Subdivision
Applicant: Sawatch Land Company, Inc., represented by Amy Birdsall
ACTION: Conceptual review, no vote (Fritzlen recused)
Page 1
Staff Approvals
Ritz Carlton Residences. DRB06-0556 Warren
Final review of change to approved plans (Ritz Carlton)
728 West Lionshead Circle/Lot 2, West Day Subdivision
Applicant: Vail Associates, represented by Jay Peterson
Vail's Front Door, Building E DRB06-0561 George
Final review~of change to approved plans (doors, hot tub}
151 Vail Lane/Lot A, Block 5C, Vail Village Filing 1
Applicant: Vail Resorts Development Company, represented by Hyder Construction
Vail Estates DRB06-0564 Bill
Final review of a sign
292 East Meadow Drive, Unit 101/Tract B, Vail Village Filing 1
Applicant: Paul Smith
Breakaway West DRB06-0566 Bill
Final review of a minor alteration (walkways)
963 Lionsridge Loop/Lot B3, Lion's Ridge Filing 1
Applicant: Breakaway West Homeowners Association, represented by Steve Burns
OML Investments, Inc. DRB06-0568 Warren
Final review of change to approved plans (windows)
996 Ptarmigan Road/Lot 2, Block 4, Vail Village Filing 7
Applicant: OML Investments, Inc., represented by Aker Architects
Stephanoff Residence DRB06-0573 Bill
Final review of a residential addition (resubmittal for expired DRB04-0615)
2339 Chamonix Lane/Lot 11, Block A, Vail das Schone Filing 1
Applicant: Robert Stephanoff
The Willows DRB07-0002 George
Final review of a sign (temporary site development)
74 Willow Road/Lot 8, Block 6, Vail Village Filing 1
Applicant: Triumph Development
Tytel Residence DRB07-0005 Warren
Final review of a residential addition (window, door, master bathroom)
174 East Gore Creek Drive/Lots A, B, C, Block 5C, Vail Village Filing 1
Applicant: Walker Building Company, represented by Sandra Tytel
Ruth Residence DRB07-0006 Warren
Final review of change to approved plans (reduce scope of work)
800B Potato Patch Drive/Lot 7, Block 1, Potato Patch Subdivision
Applicant: Chip and Lisa Ruth, represented by Kyle Webb Architects
The applications and information about the proposals are available for public inspection during regular office
hours in the project planner's office, located at the Town of Vail Community Development Department 75
South Frontage Road. Please call 479-2138 for information.
Sign language interpretation available upon request with 24 hour notification. Please call 479-2356,
Telephone for the Hearing Impaired, for information.
Page 2
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32 parking spaces 7900 sf gross area
20600 sf gross area 5100 sf ballroom + meeting rooms + prefunction
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elevation 8158' elevation 8169'
11500 sf gross area (nic west retail from plaza level) 13900 sf gross area
2500 sf tennant space (east) 11900 sf condominiums
4920 sf condominiums
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MEMORANDUM
TO: Vail Town Council
FROM: Public Works Department
DATE: February 6, 2007
SUBJECT: Transportation Master Plan Update
The Town of Vail, in conjunction with the Colorado Department of Transportation, is in
the process of updating Vail's transportation needs in response to projected increases in
development activity, along with results of the various master planning processes. In
August, we presented the findings with regard to transportation needs as it related to the
overall growth over the next twenty years. This update is intended to provide cost
estimates for transportation improvements and begin discussion of funding options.
Background
The Town has prepared a model taking into account the projected development that is
foreseen over the next twenty years. In addition to the development growth, a modest
background growth figure was added to represent general growth in the Vail Valley and
the Front Range. At this time, the Town has approved development of over 1,050 new
trips generated during P.M. peak hours. Projections of future development will add an
additional 1,750 P.M. peak hour trips. The trips can be approximately attributed to the
following percentages:
West Vail 25%
Remaining Lionshead 19%
West Lionshead 18%
Lionshead Parking Structure 20%
Vail Village 6%
Timber Ridge 12%
These growth figures were then translated into traffic trips and inserted into an overall
transportation model which identified where the existing transportation system needs
improvements to accommodate the future demand. Suggested improvements to meet
the future demand and maintain the level of services desired were then conceptually
developed. These improvements are discussed below and broken down into three
categories: 1. Roadways & Interchanges; 2. Parking; and 3. Transit. In addition we
have looked at the required distribution of parking to meet the future parking demand
and also studied what the potential impact new development will have on our transit
service in the future.
Preliminary cost estimates for these transportation improvement projects have also been
developed along with possible funding mechanisms. Improvements that are expected to
be funded by certain new developments have also been identified.
1
TRANSPORTATION SYSTEM IMPROVEMENTS
Roadways and Interchanges.
1. Roadway improvements can be divided into two categories: 1. Development
Impacted; and 2. Non-developmentlmpacted. The Developmentlmpacfed -
roads are those heavily affected by development and will require major capacity
improvements and are expected to be largely funded by development. The Non-
Development Impacted roads are those requiring safety, functional and
recreational improvements regardless if new development happens or not.
These roads require bike path improvements, wider shoulders, left turn lanes,
and drainage improvements.
2. The interchanges directly affected by new development growth include Main Vail
and West Vail interchanges. In order to relieve some of the pressure placed on
the function of these interchanges a new underpass, the Simba Run underpass,
is proposed, along with capacity improvements at the Main Vail and West Vail
Interchanges. The need for these improvements are a direct result of new
development and the funding should be proportionate to that impact.
3. The East Vail interchange should also be improved in the future but not
necessarily as a direct impact of new development.
Parking
As was presented to the Town Council in October the number of required net new public
parking spaces above any development requirement is 400 spaces now and a total of
1000 spaces in the future. It is staff's recommendation to disperse the number of
available public spaces similarly to the uphill loading of the mountain. This loading is
expected to be a little less than 50 % from Golden Peak and Vail Village and slightly
more than 50 % from Lionshead and West Lionshead. The future commercial mix should
trend approximately 55 % Vail Village and 45 %Lionshead and West Lionshead. Added
into this mix is the activity hub of the Ford Amphitheatre and the desire of the Vail
Recreation District to program the fields into a major special event venue. Our thought is
the new dispersal be met in the following manner and priority:
• 400 net new spaces provided at West Lionshead as a first priority
• 300 net new public spaces at Lionshead Parking Structure as a second priority
• 300 net new spaces at Ford Park as a third priority
Depending on the final retail and office requirements at West Lionshead, constructing
too many spaces here would be detrimental to the overall parking balance. Year-round
managed paid parking should be seriously considered once the LH parking structure is
complete, since the cost to maintain the new structures will be more than today, and the
cost of transit service will increase without any increase in revenue. It is a goal to have
parking revenues and ski lift tax pay for the total cost of parking and transit. We will
provide a graphic presentation on our recommended dispersed approach to parking.
2
Transit
The increased demand from the new development will put tremendous pressure on the
routes serving areas west of the current Village Transportation Center (VTRC). The
current VRTC handles 750 bus arrivals and departures per day and is over capacity. The
-
demand for additional berths will require that we expand the transit center or add- an _ -
additional center. We have identified that Lionshead is the best location for a new
transportation center. Our analysis recommends that a rebuilt Lionshead Parking
structure would be the best location of the Lionshead Transit Center. If for some reason
this project does not come to fruition, the second choice is an enclosed transit center on
the North Day Lot.
Each of the other parking structures and major development centers are recommended
to have mini transit hubs. The West Lionhead mountain portal, West Vail Commercial
area and Ford Park location should be constructed to allow shuttle drop off, quick vehicle
drop off and convenient transit service.
Outlying demand for service will be greatest to the west with the following major
destinations; Ford Park, Village Transportation Center, Lionshead Transporation Center,
West Lionshead, Timber Ridge and West Vail Commercial seeing the greatest
riderships. These developments should be designed as transit oriented developments to
encourage transit use. To meet the demand, a West Vail line haul route can be provided
very efficiently once Simba Run Underpass is constructed, It is anticipated that hybrid
electric articulated buses would run this route with frequent headways (bus spacing).
The cost of the articulated buses would be an increase over what is currently budgeted
for future bus replacement. In addition there would need to be modifications at the bus
storage and maintenance area to accommodate the vehicles. We have looked at this
service using conventional buses verses the articulated buses and determined the
capital investment outperforms the increase in operational costs needed to meet the
same demand.
Other outlying routes and service levels will be reviewed for both winter and summer
and peak and non- peak hours to meet the demand for service increases of the
additional development. We will provide a graphic presentation at the meeting on the
bus routing, frequency, and capacity concepts.
Preliminary Costs
Reference Preliminary Cost Summary Tables
3
FUNDING SOURCES
To fund these transportation system improvements, the Town must rely on some of the
following mechanisms; Colorado Department of Transportation (CDOT), Federal
Agencies, Private Developers, Traffic Impact Fees, Tax Increment Financing (TIF), Real
Estate Transfer Tax (RETT), Town's Capital Budget, and Other Funding Sources.
These mechanisms are expanded upon below.
CDOT
All of the roadways & interchanges discussed in this memo are under the jurisdiction of
the Colorado Department of Transportation. The Vail Frontage Roads are the number -
five -priority of the Intermountain Transportation Planning area for Region 3; however,
the first four projects are the only projects funded between 2005-2030.
Simba Run is listed as a project in the I-70 PETS. In addition, interchange improvements
may be cleared independently of the overall project if there is no mainline roadway
improvements associated around them. The final draft of the 1-70 PETS is scheduled to
be released for public comment in the fall of 2007. Once the overall PETS record of
decision is released, individual projects may apply for funding. The cost of the PElS is
estimated in excess of $4 billion and to date only $1.8 billion is earmarked for the next
25 years.
CDOT schedules asphalt overlays for the frontage roads approximately every 10 years.
The next overlay is scheduled for 2009 (subject to change). It is advantageous to the
Town of Vail to widen shoulders and make frontage road improvements prior to these
overlays to take advantage of a CDOT funded uniform finish asphalt wearing surface.
Federal Agencies
The Town of Vail is in line to collect 80% of $ 7 million ($5.6 million) for the proposed
Lionshead transit center over a three year period, starting in Federal FY 2008. Mike
Rose, Transit Manager, is headed to Washington D.C. on Feb. 12-14 as part of the
Colorado Association Transit Agencies delegation to finalize the request.
Private Developers
it is anticipated that ail of the developer impacted roads will be constructed by a
consortium of developers over time. The main contributors will be the Lionshead Parking
Structure, West Lionshead development, North Day Lot, Arrabelle, and other properties
around the east leg of West Lionshead circle, Timber Ridge and West Vail. In addition,
the Timberline Lodge, Town recreation path projects, Vail Plaza Hotel, Solaris, and Four
Seasons, are committed to contribute.
4
r
Traffic Impact Fees
The Town to date has assessed traffic impact fees in excess of over $3.5 million. Many
developers have constructed improvements in lieu of providing the Town the fees. We
do have available $584,000 of unallocated fees for impact mitigation. If we continue to
_ _ follow the current approach, we will end up with few dollars to fund the cost of a Simba
Run or Main Vail interchange. Increasing the traffic impact fee would allow the Town to
collect additional dollars to offset the cost of the improvements. Relying on traffic impact
fees to offset the cost of the improvements is relative to timing. Both the Lionshead
Parking Structure and West LH developments are expected to create significant
transportation improvements. The value of the fee would be significantly less than the
value of the improvements. Additionally, these developments will greatly influence the
need for Simba Run and Main Vail. West Vail on the other hand would construct project
improvements of lesser value and could generate more impact fees to be used
elsewhere, yet would most likely be the last place we see significant development, again
causing a timing issue. It is our recommendation that a traffic fee Nexus study be
commissioned for two reasons: to determine if any adjustment should be made to the
current fee, and to officially codify the traffic impact fee requirements.
Tax Increment Financing (TIF)
Using tax increment financing to bond the cost of the projects meets the needs we have
addressed above and all of the projects fall under legitimate use of tax increment
financing. Again, timing is critical and there is a need to modify the boundaries of the
current Urban Renewal District. We may also decide to invest T1F dollars into the
Lionshead Parking Structure to cover the cost of some of the public improvement
benefits. We could then receive the equivalent General Fund dollars back from the
developers as a sales price of the parcel. There are also streetscape costs that may
need to be funded by a portion of TIF.
Finance Staff will go into details with regard to timing and dollar amounts of this source.
Real Estate Transfer Tax (RETT)
RETT has and will continue to be used to make improvements to the trail system along
the frontage roads. In addition, we have used RETT for landscaping medians of the
frontage roads. A large percentage of the cost of the work outside the development area
can be attributed to the cost of the recreational enhancement to the roadway. In addition,
the cost of providing parking for park and recreation uses is a use of RETT. RETT could
also be bonded against. A significant portion of streetscape is funded with RETT.
Capital Budget
Previous presentations have shown little or no ability to fund projects from the capital
account beyond the capital maintenance to extend the life of existing infrastructure.
5
r
Other Funding Sources
• Vail Resorts Inc. $4.3 million parking commitment
• Conference Center Fund of $8.5 million for reallocation
• Selling or leasing development rights on Town of Vail land identified in the
Lionshead Master Plan and the western south side of the Village Parking
Structure
• Tax Increase
• Improvement Districts
• Bonding or refinance the Town debt after 2012
NEXT STEPS
• Present a comprehensive fist of all the projected costs for all projects and begin
to compare this to a comprehensive list of funding sources
• Complete the Transportation Plan as part of the Vail 20120 Community Plan.
• Prepare a Nexus study for a traffic impact fee to codify the current practice and
adjust the fee if desired based on the new transportation need and cost
information
• Expand the Urban Renewal boundaries to allow tax increment financing to be
used from West Vail to Main Vail along the frontage roads, interchanges and the
location of Simba Run underpass
• Prepare a traffic trip accounting system with threshold triggers for the
interchanges, Simba Run improvements, as well as threshold triggers for
expanded transit service and Ford Park parking expansion
• Prepare a Simba. Run and Main Vail interchange feasibility study late 2007 into
2008.
• Lobby the Department of Transportation to participate in the funding of these
roadway improvements
• Install permanent traffic counters at the roundabout interchanges to monitor trip
trends
6
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Vail Parking/Retail/Access Distribution
_ 6' 12' 12' 6'
Shoulder Travel lane T2vel lane Shoulder
SECTION I,VI,XIU
6' 12' 12' 6' 2' 10'
]0' 2' 6' 12' 12' 6' Shoulder Travel lane Travel lane Shoulder I Walk
Walk Shoulder Travel lane Travel lane Shoulder
Retaining Wall
I~ ~ As Necessary
I
SECTION III, VIII SECTIONV
r
10' 2' - l2' 12' 16' 12' 6' 2' 6' 4' 12' 16' 12' l2' 2' 10'
Wa'k Travel lane Travel lane Landscaped Travel lane Shoulder Parking Shldr Travel lane Landscaped Travel lane Travel lane Walk
Median ~ Bike Lane Metlian
Retaining Wall
L ~ ~ 111 V?VV' I~ ~AS Necessary
SECTION II SECTION IV,
VII,X, XI, XII, XIII
Qa.
Sandstone
o
Sg~`V~~~ Pedastrian
/Overpass
West Vail
Red North ~ Vail exit
No11173 Q ~ ~ LL Np,~hF,o~a9e{Jd ~~~1.''i. - (E~
~4cslEntrence) + _ Vail ERit _
N .176 .
~0 ~ ~ ~ ~
n `r~p~~BRd• ~ , ~ ihalnF.nirBnre)
V a 1
~
~t~otth , J- ' : ~ sOUthFro4t 9e - ~ ~ 1 9 -J i . .
n e~~d' Cascade Lionshead ~ ` ! ' Bi horn Rd w •
~ ~ . ' • Fro tag p frontage ~d' Golf Course
~`~So~tri Village ~ lJ sour
~ _ EastUail
~~1°P<°~~ ~~GoreCreekOr, ~ ~ ~ ~
I ~~~'6 Fortl Park
WestUail Vail ~ ayo~~
Green South Village ~--1 pvalt ~ •
~a .~q~
J 9E
~ w
Intermountain Golden ~ Golf Course ~ ~ ~
Peak
TOWN OF VAIL
EXISTING BUS ROUTES
~,a•
o~~ Sandstone
• fib'
~aU`~ a~ PatlnsMan
~ /everpass
WestUail '
Red North ~ /r Vail Exit
Vai! Exit Q ~ _ ~ ~ NOr~iF J/ No. 180
No, 173 - x~ `0nfa9e/~d, v ~ ( (Fastrn4anca)
(WcstEntrence) ~ ~~«'~tXg; Vail EXIt
e Rd, n~ U No 476 ~ s
1 pta9 ~ ~D o (N~alnEnitance)
fry
0 - ~ e pd, d ~'~~~4lag~~d. ~ ~ _ ~ Bighorn R~
t29 Cascade ~ p d
w~ i , , f; =Fr°~ , ~ Uillage Lionshead ~ _ ~ ~ ~ Sod), Frontage H ' Golf Course
,dd"d'" ~ - ~ s ~~L _ ~ l J East Vail
a 4~0~~e O 1 ~ ~ ~ `~~~fjlY~~~ l
I ~ Ford Park
West Vail Vail ~ p~•
Green South ~ ~
Ir^'I Village VaI1Va"eel ,.f...~..
Intermountain ' ~ ~ `
Peaks Golf Course y
TOWN OF VAIL
PROPOSED BUS ROUTES
Outlying Bus Capacity
Winter Existing Peak
Capacity Frequency # Buses
East Vail 325/hr/dir 15 min 5
Golf Course 130/hr/dir 30 min 1/2
Ford Park 390/hr/dir 10 min 1/2
Sandstone 195/hr/dir 20 min. 2/3
Lion Ridge Loop 65/hr/dir 60 min 1/3
West Vail Green 195/hr/dir 20 min 11/2
West Vail Red 455/hr/dir 20 min 21/2
Total 11
Winter Future Peak `
Capacity Frequency # Buses
East Vail 440/hr/dir 15 min 4
Golf Course 195/min/dir 20 min 1
Ford Park 390/hr/dir 10 min 1
Sandstone 240/hr/dir 20 min 1
Lion Ridge Loop 130/hr/dir 30 min 1
West Vail Green 195/hr/dir 20 min 2
West Vail Express 660/hr/dir 10 min 3
Total 13
I
In Town Bus schedule frequency
Winter
Peak Capacity #Buses Non-Peak Capacity #Buses
7:45AM-10:45 PM 1200/hr/dir 7 6:30AM-7:45AM 800/hr/dir 4
10:45PM-1:50AM
5-7 min 8-12 min
Summer
9:30 AM-12:20AM 800/hr/dir 4 6:30 AM-9:30AM 500/hr/dir 2
12:20AM-1:35AM
8-12 min 10-15 min
Off season
8:30 AM-9:OOPM 600/hr/dir 2 6:30AM-8:30AM 300/hR/dir 1
9:OOPM-11:OOPM
10-15 min 20 min
Vail Frontaae Road Improvements
West Vail SECTION III
SECTION I Cost $ 3.3 Million
-
Cost $4.3 Million
Cost $0.8 Million Development West Vail Dev. /Roost /Timber
Development West Vail Dev. /Holiday Inn Funding Ridge
Development n/a
Funding Funding Improvement Turn Lanes/ Safety /Rec. Path
Improvement Capacity /Roundabout
Improvement Safety /Rec. Path Access/ Medians /Safety Timing Completion of Roost & Timber
Min Stds Ridge
Timing Completion of West Vail Dev.
Timing CDOT Overlay ~ Qa•
o~' Sands#one
2~1~,e'~ ~Gb PedesUiar.
J ~ Querpass
West Uail
Retl North Q Q ~
Vail Exit
~Wes1 Entrance) l„~,.,.+%t~;-°°
N° / ~ /
, " end.
' I ~ ~ + tn~rp°~a~ ~ Uillagee Lionsiieaq
s°U
'a n ct siy~.~~.,.,.,.a, O ~1
top'°~ C9rfGore CreekDr~ SECTION VII
i
Cost $4.5 Million
West Vail
Green Sou'~l; Development West LH /Ritz
r SECTION IV Funding
Intermountain Improvement Capacity /Medians
Cost $15.5Million
SECTION V & VI Development Indirectly through traffic impact Timing Completion of West
Lionshead and the Ritz
Cost $5.3 % 2.8 Million Funding fees and/or TIF
Development n/a Improvement Underpass /Capacity
Funding Timing Completion of 2 of the following:
Improvement Safety /Rec. Path (Traffic Trip Threshold in progress)
West Lionshead, Lionshead
Timing CDOT Overlay Parking Structure, Timber Ridge,
West Vail Dev.
SECTION VIII Vail Frontage Road Improvements
Main Vail
Cost $2.8 Million
SECTION XIV
Development n/a
Funding Cori 5 r,-, vIi~ii~'1,
Cost $3.6 Million
Improvements Safety /turn Lanes / Development n/a
Rec. path Development Indirectly through Funding
Funding traffic impact fees and
Timing CDOT Overlay or TIF Improvements Safety /Turn Lanes /Rec. Path /
Sandstone Improvemetns Capacity at Main Vail Interchange Improvements
Roundabout Timing 2009 CDOT Overlay
PetlesU;an
/Clvelpa~:
Timing Traffic Trip Threshold
_
/ f Vail Exit
w1- ~ N~rn~~ .~.1 l,~ No. i80
roi ~~JJ
t+a..'e ~~`y,lnc . ~ ~I`i9E fl~f - ~ - U ~ (Ca:l ~nlnnceJ
~.y~, ~ No. 776 f r .v
SQ ~ rte, w~lJ
urhFlairli9e ~ y;iT6"~ ~ ~ ~ ~ '+~"SMq~i' ,
d h'd ~ +,a,. ~:~,y ~ -~;,.K..,~~„:~~t'..~~"a~ l'~- ~ Bighorn Rd.~ ~ ~'y~,~5~*,„
~
ad 1__J _ gouts Fro. Goli Course
1 i ~ East Vail w:~~~~~`
~ - ~ ~ ter.
~ ~ 1 -I Ford Park
~ \inil ~ ey~i~ ~ \
Village ~~d~ao ~ SECTION XII
ate. I ION X
Golden ~ Golf Course Cost $ 2.8 Million ~ ~
Cost $2.90Million Peak
Development VPH / Solaris / VTRC
Development Antlers / LSL / N. ~ Funding
Funding Day /Landmark / SECTION XI
Concert Hall / LH Inn Cost $ 8.3 Million Improvements Safety Roundabout
access /Medians
Improvements Capacity /Safety Development LH Parking / Vail International Timing VPH / Soloris (-2009)
Funding /Evergreen /Four Seasons /
Timing LH Parking Structure Municipal Bldg.
Improvements Capacity /Safety Round _ SECTION XIII
about access Cost $2.9 Million
Timing LH Parking Structure Development East Village /Ford Park
Funding
Improvments Roundabout /Capacity /Medians
Timing Completion of Ford Park Parking
Structure
Preliminary Costs Summary
ovor>lzoo7
Roadways andlnterchanges FUNIDING SOURCES
r'ercent Locates
Estimated Total Rett RETT Capital Devicperwill Unspent Traffic within TIF Capltallzed
Section _ Cost CDOT Overlay Federal Eligilbe RETT Eligilble Budgeted 8udgeled const~rcl Fee boundary TIF Year Interest Year_ Notes
Section I N. Frontage-Arosa to WV Rdabt,~ $ 722,271 $ 131,673 0 % $ - $ $ -
Sec[ion II ~N. Frontage-WV Rdabt to Zermatt) $ 4,266,339 $ 341,203 19°/ $ 805,268 $ 4,268,339 $ -
Sec~ion III (.Frontage-Zermatt to Simba Run) $ 3,247,636 $ 383,166 $ 132,000 58% $ 1,895,577 $ 543,000 $ 1,918,544 $ -
Section IV Simba Run Underpass) $ 15,500,000 $ 247,046 33°/ $ 5,115,000 $ - $ -
Section V S Fron age-Igqtermouj~lain to WV Rdabq $ 5,224,941 $ 35,074 60°/ $ 3,134,965 $ - $ -
Section VI S. Fron~age-VJV ~dabt to Cascade) $ 2,723,036 $ 571,531 55% $ 1,489,646 $ 221,892 $ -
SectionVII S Fron(age-GLOB to Vail Spa $ 4,445,296 $ 196,184 20°/ $ 689,059 $ 4,445,296 $ 671,000
Section VIII N. Frontage-Simba Run to MV~dabq $ 2,746,079 $ 500,349 34 % $ 935,542 $ - $ -
$ection IX S. Frontage-Nall Spa to West WIndJ $ 2,900,000 $ 103,400 55% $ 1,605,000 $ 2,900,000
Section X S. Frontage-West Wind to MV Rdabl} $ 8,250,316 $ 294,199 55 % $ 4,571,365 $ 8,250,316 $ 72,000
Section XI Main Vail Rdabt) $ 3,600,000 $ 74,524 30 % $ 1,080,000 $ $ -
Section XII S. Frontage-MV Rdabt to Vail Valley Dr.) $ 2,735,719 $ 205,009 60 % $ 1,641,431 $ 570,000 $ 1,250,000 $ -
Section XIII S. Frontage-Vail Valley Dr. to W. Ford Park) $ 2,900,000 $ 101,725 75 % $ 2,175,000 $ 2,200,000 $ 500,000 $ -
Section XIV S. Frontage-W. Ford Park to East Vail Exitl $ 6,194,709 $ 1.215,846 50 % $ 3,071,227 $ 2,fi65,10D $ - $ 527,000
Total $ 65,456,341 $ 4,400,929 ~ $ 132,000 6 S 28,409,080 S 5,978,100 ~ S $ 23,752,387 S 1,270,000 E S S $ S
Parking FUNIDING SOURCES
Nercent Localetl
Estimated Tofal Rett RETT Capital Devlcper vdll within TIF Capitalized
Location _ Cost CDOT Federal Eligilbe RETT Eligilble Budgeted Budgeted const.irct Traffic Fee boundary TIF Year Interest Year Notes
Ford Park $35,OOQ000 50% $17,500,000 $ 4,300,000
Vail Village $0
Lions Head Parking $65,000,000 $ 65,000,000
West LionsHead Parking _ $32,000,000 _ $ 32,000,000 _ _ _
Total 5132,000,000 $17,500,000 S 4,300,000 $ 97,000,000
Transit FUNIDING SOURCES
Nercent Localetl
Estimated Total Rett RETT Capital Devicperwill within TIF Capitalized
Location_ Cost CDOT Federal Eligilbe RETTEIigilble Budgeted 8udgeled const.ircl Traffic Fee boundary TIF Year Interest Year Notes
Transit Cenfers
LH Transit Center $ 8,000,000 $ 5,600,000 $ 7,500,000
West LH head Transit $ 1,500,000 $ 1,500,000
West Vail Transit $ 500,000 $ 500,000
Villa e Transit $ 1,500,000
Ford~ark Transit $ 500,000 $ 500,000
Transit Vehicles
Upgreade $ 6,ODQ000 $ 1,200,000 $ 2,800,000
Expansion $ 700,000
Shop modifications for upgrade
Ma'mlenance $ 535,000
Storage $ 1,200,000
Bus Wash $ 350,000
Body Shop $ 225,000 _ _
Total 21,010,000 S 6,800,000 S 2,SOgODO S 10,000,000
Streetcape FUNIDING SOURCES
Nercent Located
Rett RETT Capllal Devlcper will within TIF Capltallzed
Location Estimated Cost CDOT Federal Eligilbe RETT Eligilble Budgeted Budgeted constircl Traffic Fee boundary TIF Year Interest Year Notes
E Lionshead Circle $ 2,000,000 50 % $ 1,000,000 $ 2,000,000
E Lions head Chute $ 1,500,000 50 % $ 750,000 $ 1,500,000
LipnShe d Entr~ $ 2,000,000 50% $ 1,000,000
W Lions~ead Cocle (East-West $ 1,067,904 50 % $ 533,952 $ 500,000
W Lionshead Circle (North-Bout ~ $ 815,256 50 % $ 407,628 $ 615,256
W Meadow Drive Cul-de-sac to Four Seasons $ 1,090,000 50°/ $ 545,000 Q0 0 $ 550,04Q
W Meadow Drive Four Seasons to Inlersection~ $ 1,875,000 50 % $ 937,500 $ 5~~gbg $ 600,000 $ 750,000
Library Plaza $ 1,980,000 50°/ $ 990,000
Lionshead Mall $ 2,090,000 _ 50% $ 1,045,000 $ 2,090,000
Total S 14,418,160 $ 7,209,060 $ 560,000 S 1,150,000 S 1,655,256
Budgeted, Comitted or In a TIF District
Anticipated, or in an Expanded TIF District
MEMORANDUM
TO: Town Council
FROM: Judy Camp
DATE: February 1, 2007
SUBJECT: Tax Increment Financing (TIF) Estimates
I am attaching estimates of potential bonding capacity from major projects in process or
under discussion. The estimates were prepared by our consultant, Steve Thompson, in
connection with the work he has done for us on the parking structure proposals and for
Vail Resorts Development Company (VRDC) on the Arrabelle at Vail Square and Gore
Creek Residences; Ritz-Carlton/VVest Day Lot; and West LionsHead. VRDC authorized
Steve to share the work he did on their projects with us.
Steve estimates TIF revenues could support public improvement projects ranging from
$57 million to $93 million if all projects go forward as currently proposed. Steve's
estimates are based on information provided by the developers regarding square
footages and use, e.g., residential, retail, office or restaurant. Annual revenue to be
generated by TIF property tax after each project is completed was then estimated based
upon discussions with the Eagle County Assessor concerning standard procedures and
statutory requirements for assessing property values and calculating tax increments.
Estimated first-year cash flow was then converted to bonding capacity based upon the
remaining life of the LionsHead TIF district, assuming interest at 6% and a 20%
coverage ratio. (Coverage ratio is the amount by which expected revenue must exceed
principal and interest payments to make bonds saleable.) The low end of the bonding
capacity estimate, $57 million, assumes tax revenue increases are limited to 5%
annually for all entities within the TIF district. This may be the case if assessment ratios
or mil levies are reduced in accordance with state statutes as discussed below. The
high end of the bonding capacity, $93 million, assumes there are no statutory restrictions
on the property tax revenues generated in the TIF and the present mil levies remain
constant.
Since there are many assumptions that go into estimating property tax TIF revenue,
these numbers should be considered preliminary and subject to change. The amount of
TIF revenue ultimately collected is dependent upon not only the final size and
configuration of the redevelopment project, but also the many variables in the
assessment process and the debt structure chosen.
Some of the complexities of estimating property tax TIF revenue and bonding capacity
are discussed below. For many items, we will have better information as we get closer
to issuing bonds. However, there will be continued uncertainty in several areas.
Issues Related to the Assessment Process and Tax Increment Calculation
- For residential property, the assessed value of new construction in the TIF district is
based upon the selling price of similar residential properties as of June 30th of the
year preceding the last reassessment. Some previous analyses and developer
projections may have been based on the expected selling price of the property when
F:\FINANCE\BUDGET~BUDGET 07\Town Council Memos & Analysis\070206 TIF.doc
sold. Since 2007 is a reassessment year, more information regarding comparable
values should be available from the assessor's office in late April.
- There is a potential for the assessment ratio on residential properties to change in
each reassessment year. This ratio is used to compute the assessed value of a
property. Colorado law requires the statewide assessment ratio on residential
property to be reduced if necessary to maintain the relationship of assessed
valuation between residential and commercial properties. The ratio has been
reduced from 21 % in 1982 to its current 7.96%. The assessment ratio for taxes to be
paid in 2008 and 2009 should be determined by August 2007.
- For commercial properties, market value may be determined by the cost, market, or
income method. For most retail properties, income is determined by dividing the
comparable rental rates by a standardized net income percentage, also called a
capitalization rate. The capitalization rate is based on comparisons to other
businesses and may change in any reassessment year. If the rate is reduced,
assessed valuations will increase. The capitalization rate for 2007 and 2008 will also
be known later this year.
- The amount of TIF revenue is determined by applying the mil levies assessed by all
entities to the increment created by new construction. There may be constraints on
the mil levies assessed by the school district, Eagle County, Colorado Mountain
College, Eagle River Water and Sanitation District and others because of
Amendment 23, which deals with school financing, and the Taxpayers' Bill of Rights
(TABOR). It is possible some entities may be required to reduce their base mil levy if
property values within their boundaries increase too much. We will do additional
research to determine which mil levies may be subject to future reduction; however,
the timing and amount of any reductions will not be known until mid-December of the
year prior to collection.
- Property owners have the right to appeal tax assessments. Appeals could result in
an assessment that is lower than our estimate and could also delay the collections of
TIF revenue.
- The timing of construction will have an impact on the calculation of the tax increment.
For example, demolition of one property within the district will offset the value of new
construction in the same year for purposes of the increment.
- West LionsHead is not currently part of the TIF district. The district may be amended
to include West LionsHead or a new district may be created. Each approach has
merits which will need to be evaluated to determine which is better.
Debt Structure
- Due to the relative uncertainty of TIF revenue from property tax, bonds repaid from
this source generally require some type of credit enhancement such as a bank letter
of credit, the town's moral obligation, bond insurance, and/or guarantees from the
developer. Use of sales tax either within the TIF or as an additional source to
supplement the cost of improvements or fund a potential moral obligation should also
be considered. The final structure of the debt will impact cost of issuance as well as
carrying costs.
- The number of bond financings and their timing also impacts the amount of proceeds
available. Cost of issuance may be lower if all four redevelopment projects are
bonded against at the same time. Bonding early may provide a longer term for the
bonds since we are constrained by the 25-year life of the TIF district. On the other
hand, bonding early may increase the cost of borrowing because funds would need
to be borrowed to pay interest before the TIF revenue stream begins. Also, bonding
F:\FINANCE\BUDGET~BUDGET 07\Town Council Memos & Analysis\070206 TIF.doc
cannot occur too early because there must be a reasonable expectation that 85% of
the bond proceeds will be spent on specified improvements within three years of
bonding. Bonding later also provides more assurance of the TIF revenue stream.
Again further analysis will be needed to maximize the bond proceeds.
- The attached projections are based on interest rates today, which will change as the
bond market changes.
Development Plans
- Since property tax assessments are different depending upon how the space is
used, any change of use in a development plan will result in a change in the amount
of TIF revenue available.
- Timing of the construction project will also impact the amount of TIF revenue
available within the 25-year life of the TIF.
Staff will continue to work with the Eagle County Assessor, our consultants (Steve
Thompson and EPS), bond counsel (Dee Wisor), VRA attorney (Malcolm Murray), and
investment bankers (Jonathan Heroux/Piper Jaffray) to further define the potential
bonding capacity of the four redevelopment projects with TIF potential and to make
recommendations on the issues outlined above.
F:\FINANCE\BUDGET~BUDGET 07\Town Council Memos & Analysis\070206 Tff.doc
Amount of Bonding Capacity from the Lionshead Development
Low Estimate
Summary of Revenues and Bonding Capacity
Est. Amt of Bonds
the Project will Support
Annual @ 20% Coverage Year Bonds Issued
Revenue Source Actual Value Assessed Value Mills Revenue 6% Interest Rate
Arrabelle & Gore Creek Place 228,065,800 $ 23,089,822 46.341 $1,070,005 $10,227,399 2008
West Day Lot -Ritz 205,009,200 16,720,428 46.341 $ 774,841 $7,204,808 2008
West Lionshead - 1st Phase 188,926,320 17,295,353 46.341 $ 801,484 $6,997,796 2011 - 2012
West Lionshead - 2nd Phase 383,577,680 35,114,807 46.341 $1,627,255 $12,604,426 2011 - 2012
Hillwood Parking Development 376,081,400 53,147,071 46.341 $ 2,462,888 $19,933,488 2011 - 2012
East West Parking Development 408,711,084 53,286,645 46.341 $ 2,469,356 $19,985,837 2011 - 2012
Total W/ Hillwood 1,381,660,400 145,367,481 6,736,474 56,967,918
Total W/ East West 1,414,290,084 145,507,055 6,742,942 57,020,267
Amount of Bonding Capacity from the Lionshead Development
Low Estimate
Property Tax Revenue on New Projects
Use of Space No. Of Value Value Actual Assessed
Units Sq Ft Per Unit Per Sq Ft Value Value
Arrabelle & Gore Creek Place
Condos -Arrabelle 67 196,036 $ 800 $ 156,828,800 $ 12,483,572
Hotel Rooms 36 $ 200,000 $ 7,200,000 $ 2,808,000
Commercial Space Core Site 33,000 $ 35 $ 389 $ 12,837,000 $ 3,722,730
Gore Creek Place 16 64,000 $ 800 $ 51,200,000 $ 4,075,520
$ 228,065,800 $ 23,089,822
West Day Lot -Ritz
Condos West Day ~ 71 161,327 $ 800 $ 129,061,600 $ 10,273,303
Fractional Fee -Units 92,548 $ 800 $ 74,038,400 $ 5,893,457
Commercial Space West Day 4,300 $ 40 $ 444 $ 1,909,200 $ 553,668
$ 205,009,200 ~ $ 16,720,428
West Lionshead
Residential ~ 350 600,000 $ 900 $ 540,000,000 $ 42,984,000
Commercial -Office 23,000 $ 43 $ 478 $ 10,994,000 $ 3,188,260
Commercial -Retail 45,000 $ 43 $ 478 $ 21,510,000 $ 6,237,900
$ 572,504,000 $ 52,410,160
East West Proposal
Condos 105 184,116 $ 1,000 $ 184,116,000 $ 14,655,634
Fractional Fee -Units 75 125,958 $ 1,000 $ 125,958,000 $ 10,026,257
Hotel Rooms 240 $ 270,000 $ 64,800,000 $ 18,792,000
Hotels Restaurant /Bar 10,500 $ 47 $ 522 $ 5,481,000 $ 1,589,490
Spa/Recreation 21,700 $ 47 $ 522 $ 11,327,400 $ 3,284,946
Retail 32,622 $ 47 $ 522 $ 17,028,684 $ 4,938,318
$ 408,711,084 $ 53,286,645
Hillwood Proposal
Condos 100 215,463 $ 1,000 $ 215,463,000 $ 17,150,855
Fractional Fee -Units 25 50,300 $ 1,000 $ 50,300,000 $ 4,003,880
Hotel W (7% Cap Rate) 120 $ 270,000 $ 32,400,000 $ 9,396,000
Hotel St Regis 120 $ 270,000 $ 32,400,000 $ 9,396,000
Hotels Restaurant /Bar 19,200 $ 47 $ 522 $ 10,022,400 $ 2,906,496
Spas 8,000 $ 47 $ 522 $ 4,176,000 $ 1,211,040
Retail 60,000 $ 47 $ 522 $ 31,320,000 $ 9,082,800
$ 376,081,400 ~ $ 53,147,071
Assumptions: Values per sq. ft. based on values assumed to be used by the county as of 6130/06 based upon the 2007 reappraisal plus 5% inflation. It
assumes that mill levies will have to be lowered as the assessments are going up.
Amount of Bonding Capacity from the Lionshead Development
High Estimate
Summary of Revenues and Bonding Capacity
Est. Amt of Bonds
the Project will Support
Annual @ 20% Coverage Year Bonds Issued
Revenue Source Actual Value Assessed Value Mills Revenue 20yrs @ 6.%
Arrabelle & Gore Creek Place 307,876,600 $ 30,001,482 46.341 $1,390,299 $13,288,847 2008
West Day Lot -Ritz 433,978,300 35,047,697 46.341 $1,624,145 $15,102,002 2008
West Lionshead - 1st Phase 348,484,620 30,239,900 46.341 $1,401,347 $12,235,232 2011 - 2012
West Lionshead - 2nd Phase 707,529,380 61,396,160 46.341 $2,845,159 $22,038,093 2011 - 2012
Hillwood Parking Development 652,009,200 77,249,598 46.341 $ 3,579,824 $28,973,448 2011 - 2012
East West Parking Development 728,189,032 80,695,680 46.341 $ 3,739,519 $30,265,946 2011 - 2012
Total W/ Hillwood 2,449,878,100 233,934,837 ~ 10,840,774 91,637,623
Total W/ East West 2,526,057,932 237,380,919 ~ 11,000,469 92,930,120
Amount of Bonding Capacity from the Lionshead Development
High Estimate .
Property Tax Revenue on New Projects
Use of Space ~ No. Of Value Value Actual Assessed
.Units Sq Ft Per Unit Per Sq Ft Value Value
Arrabelle & Gore Creek Place
Condos - Arrabelle 67 196,036 $ 1,100 $ 215,639,600 $ 17,164,912
Hotel Rooms 36 $ 250,000 $ 9,000,000 $ 3,510,000
Commercial Space Core Site 33,000 $ 35 $ 389. $ 12,837,000 $ 3,722,730
Gore Creek Place 16 64,000 $ 1,100 $ 70,400,000 $ 5,603,840
$ 307,876,600 $ 30,001,482
West Day Lot -Ritz
Condos West Day 71 161,327 $ 1,700 $ 274,255,900 $ 21,830,770
Fractional Fee- Units 92,548 $ 1,700 $ 157,331,600 $ 12,523,595
Commercial Space West Day 4,300 $ 50 $ 556 $ 2,390,800 $ 693,332
$ 433,978,300 ~ $ 35,047,697
West Lionshead
Residential 350 600,000 $ 1,700 $ 1,020,000,000 $ 81,192,000
Commercial -Office 23,000 $ 43 $ 478 $ 10,994,000 $ 3,188,260
Commercial -Retail 45,000 $ 50 $ 556 $ 25,020,000 $ 7,255,800
$ 1,056,014,000 $ 91,636,060
East West Proposal
Condos 105 184,116 $ 2,000 $ 368,232,000 $ 29,311,267
Fractional Fee -Units 75 125,958 $ 2,000 $ 251,916,000 $ 20,052,514
Hotel Rooms 240 $ 300,000 $ 72,000,000 $ 20,880,000
Hotels Restaurant /Bar 10,500 $ 50 $ 556 $ 5,838,000 $ 1,693,020
Spa/Recreation 21,700 $ 50 $ 556 $ 12,065,200 $ 3,498,908
Retail 32,622 $ 50 $ 556 $ 18,137,832 $ 5,259,971
$ 728,189,032 $ 80,695,680
Hillwood Proposal
Condos 100 215,463 $ 2,000 $ 430,926,000 $ 34,301,710
Fractional Fee -Units 25 50,300 $ 2,000 $ 100,600,000 $ 8,007,760
Hotel W (7% Cap Rate) 120 $ 300,000 $ 36,000,000 $ 10,440,000
Hotel St Regis 120 $ 300,000 $ 36,000,000 $ 10,440,000
Hotels Restaurant /Bar 19,200 $ 50 $ 556 $ 10,675,200 $ 3,095,808
Spas 8,000 $ 50 $ 556 $ 4,448,000 $ 1,289,920
Retail 60,000 $ 50 $ 556 $ 33,360,000 $ 9,674,400
$ 652,009,200 I $ 77,249,598
Assumptions: Values per sq. ft. based on values assumed to grow based upon current market and mill levies staying constant
i~
MEMORANDUM
TO: Town Council
FROM: Nina Timm and Russ Forrest
DATE: February 6, 2007
SUBJECT: Commercial Linkage and Inclusionary Zoning in West Lionshead, West
Vail, and Vail Village
I. Introduction
The Vail Town Council has set a goal of maintaining housing for at least 30% of
the workforce within the Town of Vail. Current focus has been on two tools that
will generate employee housing as demand is created - Inclusionary Zoning and
Commercial Linkage. At the January 2, 2007, Town Council meeting staff was
directed to revise the draft Ordinance to include a Commercial Linkage
requirement of 20% applied to commercial development and a 30% Inclusionary
Zoning requirement applied to residential development.
With specific policy direction from Town Council local community members
have become concerned about the burden increase the policy direction puts on
residential development. To help facilitate more meaningful dialogue with the
Town Council tonight, the Community Development Department held an "open
house" on January 10, 2007. The purpose of the open house was to provide a
brief overview of the background information and facts that Town Council has
had to guide the policy direction.
Town staff had a work session with the Planning and Environmental Commission
(PEC) on January 22, 2007. At that meeting the PEC expressed concern at the
lack of information they had received to date regarding the employee housing
issues facing the Town of Vail. They also expressed concern regarding the
direction of the housing policy placing a disproportionate burden for providing
employee housing on a sector of the market that was not directly responsible for
generating the need.
It is important to remember that the Town Council is considering two specific
policy tools at this time to deal with employee housing demand as it is created in
the future. Inclusionary Zoning includes focus on not just the primary job
generation of development and Commercial Linkage focuses exclusively on the
primary job generation of specific commercial uses. To ground the discussion in
the purpose of these two tools that provide employee housing as new demand is
generated the following definitions are critical:
1
Inclusionarv Zoning: requires a minimum percentage of residential development
be provided at below-market rates to serve lower income households as part of
new residential developments. Inclusionary Zoning is a housing production
obligation based on the Community's need for affordable housing as related to
many factors, including a scarcer supply of land, rising home values, insufficient
provision of housing affordable to residents by the market, etc., in addition to any
direct employee generation impacts.
Commercial Linkage: Requires that a development provide housing for a
specified percentage of new employees generated by the development. Linkage
programs focus only on the development's impacts as related to employee
generation and do not take into account other impacts.
Residential Linkage: Requires that a development provide housing for a specified
percentage of new employees generated by the residential development. Linkage
programs focus only on the development's impacts as related to employee
ger ion and do not take into account other impacts.
II. West Lionshead, West Vail, and Anticipated Redevelopment in Vail Village
(Projected development model)
-~~tential for net new growth exists in West Lionshead, West Vail, and Vail
ill~~ .Staff has created a model which estimates potential new commercial and
:x~idential development in these three areas. They include West Lionshead, West
'ail, and anticipated redevelopment projects in Vail Village. It is anticipated that
areas will all have mixed use redevelopment occur in them. As proposed,
nmercial redevelopment would be subject to Commercial Linkage
i., .uirements and the residential development would be subject to Inclusionary
Zoning.
A. The following information is based on this model.
B. Assumptions for calculating employee generation
Conversion Factors from 2006 Nexus Studv
1.2 jobs per employee
1.5 employees per household
2.9 jobs per 1,000 square feet of commercial development (overall
average)
.11 employees per new residential unit (residential linkage)
C. Actual Employees Generated By Use
In these three areas of proposed redevelopment there will be significant
increase in the net new residential floor area. Currently there is
2
approximately 639,027 square feet of residential and it is expected to
increase to 3,163,029 (an increase of 2,524,002 square feet).
Residential Floor Area
Existing Today 173,426
Potential Redevelopment 1,484,328
Potential Net New 1,310,902
1,310,902 x .11 / 1,500 / 1.2 = 79
New Employees Generated 79
Commercial Floor Area
Existing Today 289,260
Potential Redevelopment 742,977
Potential Net New 453,717
453,717 x 2.9 / 1,000 / 1.2 = 1,096
New Employees Generated 1,096
Of this potential net new floor area the commercial development will generate the
need for 1,096 new employees while utilizing only 18% of the total
redevelopment floor area.
The goal of providing housing for 30% of the community's net new workforce
needs as created by anticipated redevelopment in West Lionshead, West Vail, and
Vail Village requires 353 new employee beds.
D. Actual Employees Housed by Use Through Application of Proposed Tools
a. 30% Inclusionary Zoning and 20% Commercial Linkage
Actual Emps 30% of Application of Policy
By Use Total
Residential 79 24 537 (30% Inclusionary Zoning)
Commercial 1,096 329 219 (20% Commercial Linkage)
1,175 353 756 or over 60%
1. Using the redevelopment model for West Lionshead,
West Vail, and Vail Village the proposed policy
3
including 30% Inclusionary Zoning and 20%
Commercial Linkage achieves employee housing for
over 60% of the anticipated net new workforce.
2. This proposal meets the Town Council objective of
moving a disproportionate share of the employee
housing burden to residential development. Residential
development will directly generate the need for 79 new
employees, but through Inclusionary Zoning provide
housing for 537 new employees.
III. Revised Policy to Achieve the Goal of housing at Least 30% of the Net New
Workforce
A. 10% Inclusionary Zoning and 20% Commercial Linkage
Actual Emps 30% of Application of Policy
By Use Total
Residential 79 24 179 (10% Inclusionary Zoning)
Commercial 1,096 329 219 (20% Commercial Linkage)
1,175 353 398 or 34%
1. Using the redevelopment model for West Lionshead,
West Vail, and Vail Village a proposed policy
including 10% Inclusionary Zoning and 20%
Commercial Linkage achieves employee housing for
30% of the anticipated net new workforce.
2. This proposal meets the Town Council objective of
moving a disproportionate share of the employee
housing burden to residential development. Residential
development will directly generate the need for 79 new
employees, but through Inclusionary Zoning will
provide housing for 179 employees.
B. Application of the 10% Inclusionary Zoning and 20% Commercial Linkage
policy to specific multi-use zone districts.
C. Staff is recommending applying Commercial Linkage mitigation at 20% of
net new employees and Inclusionary Zoning of 10% in the following zone
districts: High density multiple-family (HDMF) district, Public
accommodation (PA) district, Commercial core 1 (CC1) district, Commercial
4
core 2 (CC2) district, Commercial core 3 (CC3) district, Commercial service
center (CSC) district, Arterial business (ABD) district, Heavy service (HS)
district, Lionshead mixed use 1 (LMU-1) district, Lionshead mixed use 2
(LMU-2) district, Ski base/recreation (SBR) district, Ski base/recreation 2
(SBR2) district, Special development (SOD) district.
D. This will achieve Town Council's goal of have new development mitigate for
30% of the net new employees generated by that development.
E. This will provide a disproportionate share of responsibility for the 30% to
residential development -meeting stated policy objectives.
F. By applying these two s pecific policy tools by zone district staff does not
recommend providing an exemption to the requirements.
G. An Alternative for Residential Zone Districts -Proposed Residential Linkage
Only.
a. Staff is recommending excluding the following zone districts from
Commercial Linkage mitigation and Inclusionary Z oning: Hillside
residential (HR) district, Single-family residential (SFR) district, Two-
family residential (R) district, Two-family primary/secondary
residential (PS) district, Residential cluster (RC) district, Low density
multiple-family (COME) district, Medium density multiple-family
(NOME) district, Housing Zone District, Agricultural and open space
(A) district.
b. Town Council began looking at policy tools specifically to address
anticipated major redevelopment in three core areas in Vail. The
model that has been talked about to date has not specifically looked at
redevelopment in residential only zone districts.
H. Acknowledging that all residential development adds to the community's need
for additional employee housing, staff is recommending establishment of
Residential Linkage based on the information contained in the Rational Nexus
Report presented in September, 2006.
I. As staff acknowledged in the early policy discussions (September, 2006) the
number of employees directly attributed to residential development in the
Rational Nexus is not significant, but does exist. Application of Residential
Linkage to all net new residential floor area would create a proportionate
employee housing mitigation requirement to the employee housing demand
being generated by the specific development.
a. Staff is recommending Residential Linkage apply to the following
residential zone districts: Hillside residential (HR) district, Single-
s
family residential (SFR) district, Two-family residential (R) district,
Two-family primary/secondary residential (PS) district, Residential
cluster (RC) district, Low density multiple-family (COME) district,
Medium density multiple-family (NOME) district.
i. Example of Demo Rebuild
1. Existing home of 1,800 sq ft = .09 emps
2. Demo Rebuild of 3,800 sq ft = .14 emps
3. Difference of 2,000 sq ft = .OS emps
4. Fee in Lieu of $178,500 x .OS = $8,925
ii. Example of Vacant Lot
1. Existing home of zero sq ft = 00 emps
2. Build home of 5,999 sq ft = .20 emps
3. Difference of 5,999 sq ft = .20 emps
4. Fee in Lieu of $178,5000 x.20 = $35,700
iii..Example of Vacant Lot
1 Existing home of zero sq ft =00 emps
2. Build home of 7,000 plus sq ft =.36 emps
3. Difference of 7,000 plus sq ft =.36 emps
4. Fee in Lieu of $178,500 x .36 =$64,260
IV . ir~ducsted of Town Council
° c aff with policy direction on Commercial Linkage and Inclusionary
a. The current proposed direction of 30% Inclusionary Zoning and 20%
Commercial Linkage exceeds the stated goal of housing 30% of the
net new workforce.
b. A policy of 10% Inclusionary Zoning and 20% Commercial Linkage
achieve the 30% goal.
B. Provide staff with policy direction on applying Commercial Linkage and
Inclusionary Zoning to the following zone districts: High density multiple-
family (HOME) district, Public accommodation (PA) district, Commercial
core 1 (CC 1) district, Commercial core 2 (CC2) district, Commercial core 3
(CC3) district, Commercial service center (CSC) district, Arterial business
(ABD) district, Heavy service (HS) district, Lionshead mixed use 1 (LMU-1)
district, Lionshead mixed use 2 (LMU-2) district, Ski base/recreation (SBR)
district, Ski base/recreation 2 (SBR2) district, Special development (SOD)
district.
6
V. Future Considerations for Town Council
A. The proposed housing policies discussed in this memo address future
employee housing demand only.
B. Staff is proposing to restart the policy discussion on applying Residential
Linkage at 100% to the following zone districts: Hillside residential (HR)
district, Single-family residential (SFR) district, Two-family residential (R)
district, Two-family primary/secondary residential (PS) district, Residential
cluster (RC) district, Low density multiple-family (LDMF) district, Medium
density multiple-family (MDMF) district.
a. This will allow the Town to achieve its stated goal of providing
housing for at least 30% of the net new workforce as demand is
created.
C. The Town of Vail will need to consider funding and development for
additional deed restricted employee housing units to maintain housing for
30% of the community's workforce. Estimated non-deed restricted units
account for 1,314 current employee beds and a shortfall of 128 beds by
approved projects.
a. Current market forces are eroding the existing non-deed restricted
employee housing base in the Town of Vail
b. This could include a dedication of a portion of the expansion of deed
restricted units at Timber Ridge, purchasing deed restrictions on
existing units in Town, building on Town owned lands, zoning
incentives, etc.
D. The Town of Vail will need to consider funding and development of deed
restricted employee housing outside of the Town of Vail for at least a portion
of the remaining 70% of the community's workforce needs.
a. This will require regional planning.
7
r
MEMORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: February 6, 2007
SUBJECT: A request for permission to proceed forward with an appraisal of the
Town's West Lionshead Circle right-of-way adjacent to the west property
line of the Concert Hall Plaza building located at 616 West Lionshead
Circle/Vail Lionshead Filing 4.
I. PURPOSE
A request for permission to proceed forward with an appraisal of the Town's
West Lionshead Circle right-of-way adjacent to the west property line of the
Concert Hall Plaza building located at 616 West Lionshead CircleNail Lionshead
Filing 4. The purpose of the appraisal would be to determine value of the Town's
right-of-way prior to reviewing a request to proceed forward in the Town's
development review process for the redevelopment of the Concert Hall Plaza
building which would be requesting to develop within a portion of the Towns right-
of-way.
II. DESCRIPTION OF THE REQUEST
The owner of the Concert Hall Plaza building Kim Hughes, represented by Tambi
Katieb and Terry Willis, is proposing to redevelop the property with a new
structure consisting of a retail, hotel, and residential components. The current
conceptual redevelopment plans propose to incorporate a portion of the Town's
West Lionshead Circle right-of-way. Pending the outcome of this request, the
applicant will appear before the Town Council at a subsequent hearing to request
permission to proceed forward through the development review process. The
applicant would like to obtain general feedback on the conceptual redevelopment
of the site, prior to taking further steps.
The Town Council, as the owner of the property, must grant staff and the
applicant permission to proceed forward with an appraisal of the Town's right-of-
way.
A copy of the conceptual redevelopment plans for the Concert Hall Plaza building
is attached for reference (Attachment A). The attached plans show two areas
totaling 7,863 square feet of West Lionshead Circle right-of-way be utilized in the
redevelopment of the Concert Hall Plaza. The structure located within the
Town's right-of-way would be four floors below grade and six floors above grade.
In addition, a copy of a letter from Kim Hughes, the property owner, describing
the conceptual project has been attached (Attachment B).
1
T
III. APPLICABLE DOCUMENTS
The following are portions of the Lionshead Redevelopment Master Plan which
make reference to the Concert Hall Plaza site and its redevelopment.
Lionshead Redevelopment Master Plan
Chapter 4: Master Plan Recommendations -Overall study Area (in part)
4.5 Public Transportation
An efficient transit system is critical to the character and
environmental quality of any pedestrian-oriented resort. Goals
identified by the master plan regarding transit include:
4.5.2.2 Eliminate the Concert Hall Plaza Stop
The existing bus stop at Concert Hall Plaza is
underutilized and is too close to the transit stop at
the Marriott. The elimination of the Concert Hall
stop will free up space needed to implement a
meaningful redevelopment of Concert Hall Plaza
and create a better western portal to the Lionshead
core.
4.5.3.4 Concert Hall Plaza
It is recommended that the existing Concert Hall
Plaza transit stop be eliminated.
Chapter 5: Detailed Plan Recommendations (in part)
5.8 Lionshead Retail Core
The Lionshead retail core (see figure 5-8) is comprised of the Vail
Associates core site, the surrounding pedestrian mall
environment, and the retail faces of adjacent buildings. This
central area is the heart and soul of Lionshead and constitutes the
most critical area for public and private improvements. The Vail
Associates core site represents the most likely near-term
redevelopment project, but it is essential that the Town of Vail take
all available steps to encourage and facilitate other efforts to
enhance and redevelop the retail core. Specific recommendations
are as follows:
5.8.9 Build-To Lines
A significant problem in the retail mall today is the
excessive distance between opposing retail faces, which
causes pedestrians to interact with only one side of the
street. To remedy this, build-to lines are recommended
(see Map S) to create a continuous, well-defined retail
experience in which all ground floor spaces directly
2
address the pedestrian street. Of special note, the corridor
defined by the build-to lines between the existing
Landmark retail and Sunbird Lodge is centered on Tract C.
!n other words, the build-to lines in this east-west corridor
will impact both the Vail Associates property and the
Landmark Retail property equally.
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5.8.2 Ground Level Retail Expansion Opportunities
Ground floor retail expansion should be encouraged on
existing structures that do not currently extend to their
designated build-to lines and are not likely to be
completely redeveloped. The most significant places for
ground floor retail expansion are the east face of the Vail
21 building and the south and west faces of the Lionshead
Arcade building.
3
5.8.3 Pedestrian Connections Through the Core Site
There is a critical north-south pedestrian connection
between the ski yard and the proposed transit center on
the north day lot. This connection will require at least one
north-south penetration through the Vail Associates core
site, and there is an opportunity to create a second one, as
shown in figure 5-9. The east-west pedestrian corridor
originating at the east Lionshead pedestrian portal should
also be extended into the Vail Associates core site,
connecting with the north-south corridors. These
connections should be part of the "primary retail mall" (see
site design guidelines, chapter 6) to reinforce the village
character of the core. It is not necessary that flanking
architectural forms be completely separated in order to
define pedestrian corridors. Instead, opportunities to
create significant architectural portals are encouraged to
highlight the transition from one public space into another.
5.8.4 Hierarchy of Pedestrian Space
The Lionshead retail core is composed of a hierarchy of
primary and secondary pedestrian corridors and spaces
(see site design guidelines, chapter 6), shown in figure 5-9.
While both are important to the total retail environment, the
primary should read as the dominant pedestrian flow
paftern. Transitions between these different domains
should be well defined.
5.8.5 Retail Space Allocation
A primary goal of the Lionshead Master plan is to increase
both the amount and fhe quality of retail space in the
pedestrian core. The sunny south-facing sides of buildings
(for example, at the Lifthouse Lodge and the creek side of
the VA core site) are ideal for restaurants. The shadier
north-facing sides are more appropriate for retail uses that
do not benefit as much from a direct relationship with the
outdoors. Use of ground floor commercial space for offices
is not recommended on the primary pedestrian mall; these
businesses should be located instead on the second story
or outside the main pedestrian corridor.
4
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5.8.6 Plazas and Nodes
Dynamic pedestrian plazas and nodes are encouraged at
each significant intersection in the retail core. Successful
plazas are those that have good sun exposure, that are
located on primary pedestrian corridors, and that are
properly proportioned to encourage seating, eating,
gathering and events. Successful nodes are
concentrations of activities, landmarks and spaces where
people want to congregate. Focal elements such as
fountains, landscaping, and public art help to give each
node a unique identify and serve as visual reference
points. A fundamental objective of the master plan is to
introduce these qualities in the Lionshead core.
5
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The central Lionshead public plaza, for example (shown in
figure 5-10), presents an opportunity to create a vibrant
center of activity surrounded by active retail and restaurant
spaces and animated with an ice rink. The development of
a small infill building at the north edge of the plaza is
recommended to define the space and introduce additional
retail opportunities. The building could incorporate an
underground service and delivery corridor to the north day
lot transportation center. A food and beverage operation
on a rooftop deck over this structure could provide a
unique vantage point marking the new north Lionshead
pedestrian portal and opening views into the central
Lionshead plaza and up to the mountain.
6
Because the Lionshead pedestrian mall is also an
emergency vehicle access corridor, its proportions and the
design of the elemenfs within it must accommodate the
turning movements and clearance requirements of fire
trucks and other large vehicles.
5.8.7 The Core Site as a Priority Location for a Resort Hotel
The Vail Associates core site has been identified as a
priority location for ahigh-end resort hotel, Although the
hotel would be a private development, the Town of Vail
should take all reasonable measures to encourage and
facilitate this goal. The benefits of a hotel in the Lionshead
core, discussed throughout this document, include a
significant increase in the Lionshead "live" bed base, an
increase in the number of visitors in the retail core, and a
stronger identity as a resort destination.
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7
5.8.8 Pedestrian/Retail Connection to West Lionshead Circle
The mosf important missing link in the Lionshead retail
mall is a direct connection between the east end of the
Montaneros condominiums and the intersection of West
Lionshead Circle and Lionshead Place. This connection
would connect the Lionshead mall to West Lionshead
Circle and would remove the awkward grade transition at
Concert Hall Plaza. Figure 5-11 suggests that, at the least,
a connection could occur between the north side of the
Montaneros and the south side of a redeveloped Concert
Hall Plaza. The optimum solution would entail the
redevelopment of Montaneros, enabling a direct
connection with retail frontage on both sides (see figure 5-
12).
5.10 Montaneros, Concert Hall Plaza, Landmark Tower and
Townhomes
These three properties form the wall that separates the pedestrian
retail mall from west Lionshead lodges and residential properties.
Although each property has particular issues and redevelopment
potential, they are discussed together because of their proximity
and common relationship to the pedestrian mall. The potential
that these three properties could work together in a joint
redevelopment effort is limited because the Landmark
Townhomes and Montaneros are condominium associations. The
conceptual master plan for this area (see figure 5-14) assumes
that each property redevelops independently. However, the best
planning scenarios for these properties (and for the west
pedestrian/ retail mall) involve joint efforts and the possible
realignment of existing property lines. If redevelopment pressures
build for these properties, the Town of Vail should take all
reasonable measures to encourage and facilitate cooperation
among the owners.
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5.10.2 Concert Hall Plaza/ Montaneros
Concert Hall Plaza was intended to be the western
portal into the Lionshead pedestrian core, but
pedestrians can't see where it leads and don't use
it. When this property is redeveloped, a priority will
be to create a connection as direct as possible
between the western terminus of the pedestrian
core and the intersection of West Lionshead Circle
and Lionshead Place. The concept illustrated in
figure 5-11 would require cooperation with the
Town of Vail to remove the existing bus drop-off, as
well as Montaneros and the Landmark
Townhomes. (The scenario in figure 5-11 would
require a small property acquisition from the
Landmark in the northeast corner of the
redeveloped structure.) The redeveloped structure
could accommodate a vertical residential
10
r
component as well. This is the most feasible
solution for a strong pedestrian connection, but the
best solution would entail a cooperative
redevelopment effort with the Montaneros. The
Town of Vail should make all reasonable efforts to
encourage and facilitate this redevelopment.
IV. COMMENTS FROM TOWN DEPARTMENTS
Prior to this hearing with Town Council the various Town departments were given
a copy of the conceptual plans and asked to identify any concerns that the
applicant and Council should be aware of as this projects continues forward. The
following are staff's initial and general comments based of the set of conceptual
plans dated January 2007.
Planning Department
• The Lionshead Redevelopment Master Plan does identify the need to
redevelop the Concert Hall Plaza building in order to obtain a better
pedestrian connection between the Lionshead Core and West Lionshead.
The proposed design conceptual shows an at-grade pedestrian corridor
between Montaneros an the new structure.
• The construction of the conceptual design will require a great deal of
cooperation between the ownership of the Concert Hall Plaza and
Montaneros and the Landmark. From the need for excavation and
shoring to the location of the structure on the property.
• The proposed project will need to comply with the Lionshead Mixed Use 1
district and the Lionshead Redevelopment Master plan. Staff was unable
to verify compliance with the LMU-1 district except for setbacks. It
appears that the conceptual design encroaches into the 10-foot required
setbacks along the north and west property lines. A "build to line" is only
identified within the Master Plan on the east property line abutting the
Lionshead pedestrian plaza.
• If this project were to move forward digital model imaging would be
required.
• The legal details of how to transfer Town owned right-of--way will need to
be explored by the Town Attorney. Options regarding the long term
leasing or sale will need to be discussed.
Building and Fire Departments
• The location of the conceptual structure at what appears to be a zero
setback along the north property line adjacent to the Landmark would
greatly restrict the facade's design. The number and sizes of
penetrations (windows, balconies, etc.) would not be permitted under the
Town's Building Code. A minimum setback of three feet is required in
order to begin having wall penetrations.
• The location of roof eaves to the property line would be of concern as
well.
• The applicant has identified the possibility of gaining emergency vehicle
access across the Concert Hall Plaza site on the proposed at-grade
pedestrian path between the Montaneros and the new structure. While
staff believes that an additional emergency vehicle access would be
beneficial, the subterranean parking structural will need to be designed to
11
withstand the loads of emergency vehicles, which would greatly increase
the cost of design and construction of the parking levels. In addition, the
above grade area will need to meet the clearance requirements for the
emergency vehicles which will impact the conceptual design of the
structure and the retail facades.
Public Works Deoartment
• Comments from the Public Works Department are attached in a
memorandum dated January 24, 2007 (Attachment C).
V. ACTION REQUESTED OF COUNCIL
Town Council shall direct staff to proceed forward or not to proceed forward with
the commissioning of an appraisal of the Town's West Lionshead Circle right-of-
way.
Staff and the applicant are seeking feedback from the Vail Town Council
regarding whether the proposed redevelopment of the Concert Hall Plaza
building and use of a portion of the Town's West Lionshead Circle right-of-way, in
accordance with the Lionshead Redevelopment Master Plan, are consistent with
the Council's and Town's expectations for this area, prior to requesting
permission to proceed forward through the design review process.
VI. NEXT STEPS
It is anticipated that the following steps would be taken when it has been
determined that the staff can proceed forward with obtaining an appraisal of a
portion of the Town's West Lionshead Circle right-of-way.
• Staff would contact an appraiser to conduct an assessment of the value
of the portion of right-of-way proposed to be incorporated into the
redevelopment of the Concert Hall Plaza redevelopment. The cost of
conducting the appraisal would be reimbursed by the owner of the
Concert Hall Plaza.
• Upon completion of the appraisal staff would return to the Town Council
and present the findings of the appraisal. At this hearing the applicant
would be requesting permission to proceed forward through the
development review process
VII. STAFF RECOMMENDATION
The Community Development Department recommends that the Town Council
grants staff permission to proceed forward with an appraisal of the Town's right-
of-way at the applicant's cost.
VIII. ATTACHMENTS
A. Copy of reduced conceptual plans for the redevelopment
B. Copy of a letter from the applicant dated January 11, 2007
C. Copy of a memorandum from Public Works dated January 24, 2007
D. Aerial photo of Concert Hall Plaza and adjacent properties
12
SANTA BARBARA REAL ESTATE & INVESTMENT CORPORATION
January 11, 2007
Town of Vail
75 South Frontage Road
Vail, CO. 81657
Re: Concert Hall Plaza Redevelopment
616 West Lionshead Circle
Dear Mr Warren Campbell,
In the revitalization of Lionshead, this property is a standout as arguably the most. underutilized and unattractive in
the area. Our redevelopment vision is a refined version of a plan that was very well received in the past, and is based
on the recommendations in the Town master plan. What the original plan lacked was crucial support from some of
the neighbors to create the western portal into the mall. Now that the ArraBelle is going up, the neighbors appear
more willing and eager to work together.
What we believe makes this such a vital project is the lack of clear current access from the west into the Lionshead
core. It is not very visible, circuitous, if you are maneuvering down West Lionshead Circle and into the narrow lanes
between Montaneros and the AtraBelle and, in the case of our existing walkway, quite arduous, hiking up the many
steps on the street side of our building, then even more stairs as you descend down into the mall.
This project becomes more crucial when you consider the Landmarks' proposal to further eliminate the corridor to
our north, between the Concert Hall Plaza and their proposed redevelopment, leaving a serious lack of convenient
pedestrian and emergency vehicle flow.
Our project requests a land swap with the Town of the current bus stop and passenger drop off area v~~est of our
property in return for the creation of an at-grade easement connecting West Lionshead Circle with the Lionshead
Mall, in perpetuity, between our building and the Montaneros building. This would create an obvious gateway from
the west into the mall, with a minimum width of 20 ft. at a gentle slope (without stairs) wide enough for emergency
vehicle access and pedestrian ingress egress into the heart of the mall. The project will be designed by 4240
Architecture Inc., to an exceptional architectural standard, with a design that will further enhance Lionshead's
rebirth.
The goal is to create a unique and stylish 4-star boutique hotel with a condominium component. The first floor
would be retail, incorporating the successful businesses we currently have in the building, and other creative new
businesses that would tend to attract both visitors and locals during the off season. The plan incorporates two
employee-housing units for use of Charlies Tees', to be located on the second floor.
Please see the attached Project Description for further explanation of our proposal. We look forward to the
opportunity to discuss this with the Town Council on February 6, 2007.
Since , ly,
9
1
Kim ughes
Hughe Land Holding Trust
1~ttachment B
1826 State Street, Santa Barbara, CA 93101 (805) 569-2321 Fax - (805) 569-0520
` 424(': ~ireltiie~tare in: chiccr~o tic~rn~er
Concert mall Plaza Redevelopment
21010.00
11 January 2007
PROJECT DESCRIl'TION
Kim Hughes of the Hughes Land Holding Trust, a Lionshead Arcade resident, and
Declarant Owner of the Concert Hall Plaza (CHP) building on West Lionshead Circle
intends to redevelop the site into amixed-use property of Residential uses (Hotel and
Condo) over Retail uses, with below grade parking. It is intended that the redevelopment
would follow the recommendations of the Lionshead Redevel~y~ent Masterplan.
Specifically, those recommendations include:
1. Devel~~,~ent of the ground currently used for temporary parking/skier drop-off
and bus pull-out/transit stop.
2. Direct pedestrian Connection from West Lionshead Circle to the Lionshead
Pedestrian Core.
3. Creation of a landmark and pedestrian portal at West Lionshead Circle between
Montaneros and ,the redevelopment of Concert Hall Plaza.
4. Replacement of the emergency vehicle access to the pedestrian core currently
between CHP and Landmark Townhbmes with amore direct route between CHP
and 1Vlontaneros.
5. Redevelop building following architectural guidelines concerning height,
massing, character, and build-to lines.
The current redevelopment plan envisions approximately 40,000sf+ of residential hotel
and condo use over 14,400 of retail function. The residential hoteUcondo functions
would generally stack along the North property line of the site. The retail functions
would line a new pedestrian pathway leading to the Lionshead Pedestrian Core. Due to
site slope along West Lionshead Circle, some retail storefronts and the main hoteUcondo
entrance will be located on the second level and accessed at,grade from West Lionshead
=Circle. fihree levels ofparking accommodating 108 cars and a small x,000 sf conference
facility would be located below grade.
The -Owner's objective is to retain for the :community the current home-grown retail
establishments 1vloe's Barbeque, DJ's Cafe, the Vail. Ski Valet, and of course Charlie's T
-shirts, while adding some intriguing new retail establishments....all within the environs
of a fabulous boutique hotel. Meeting the goal of creating a new identity for the properly
1621 Eighteenth Street Suite 200 Denver, Colorado 80202 T 303 292 3388 'F 303 292 3113 w 4240architecture.com
E.:t~ Redevelap~rlent - ?'RO3E`'~ DESCt.L~';,IO?v
22 November 2006
will require are exceptional architectura' design with rich elevations, promoting great
vitality and accessibility° io the Lionshead pedestrian core.
Redevel..Y~ent issues to be addressed include:
Transit Stop
Charlies Tees
Residential Use
Employee Housing
Height Restrictions
Parking Requirements
Pedestrian Portal and Access
Emergency Vehicle Access (ambulance)
Cooperative Development with Montaneros
Cooperative Development with Landmark
Transit Stop
It is understood that due to a new transit center to be established in the East Lionshead
parking structure, the Vail Public Works department has recommended that the transit
stop along West Lionshead Circle at CHP be discontinued. In order to develop a project
with sufficient size and floorplate area, it is imperative that the right-of--way (ROW) site
area currently occupied by the transit stop/bus pull-out be combined with the CHP site.
Approximately 2000sf of the 7,800 sf within the ROW would remain pedestrian access to
the Lionshead pedestrian core. A additional 9,745 sf of land currently within the CHP
-and Montaneros properties would be devoted to the pedestrian and emergency vehicle
access to the mall.
Charlies Tees
The current Charlies Tees retail outlet and production shop are located such that they
straddle the property line between Montaneros and Concert Hall Plaza. i.e. Charlies Tees
occupies commercial condominium units in both buildings. Kim Hughes and Charlies
Tees have signed a Memorandum of Understanding.(MOU) dated 18 May 2006, that
would permit Charlies to occupy a storefront retail -space facing the Lionshead Pedestrian
Core, plus a basement production shop and 2,500 sf second floor facilities in the
redevelopment project.
Residential Density and GFA
The current design indicates 29 units on a site of approximately 1/2 acre. 35 dwelling
units per acre are permitted (16-18 units). Hotel, timeshares and fractional ownership
club units would not count toward this total. Hotel units would account for the difference
between the designed area and the allowable dwelling unit area. The ownership
arrangement iscritical to .achieving maximum site developmentpotential.lhe Crross
Residential door Area (GFA) :allowed is 2.5 times the area of the site. The residential
area will not exceed 2.3 times site coverage. Depending on the eventual total site area.
secured, somewhere between 21,000 sf Cincluding the transit stop) and 27,500 sf
(including the transit stop and a portion of the Montaneros property devoted to pedestrian
access), the yield is approximately 40,000 to 68,000 sf of residential (hateUcondo) floor
C:\DOCUME--1Wlen\LOCALS~I\Temp\20061122 Project Descripfion-v.5.doc
C~ Reele~~elesprnent - pp
~ ~CT DESCP.~~'1'l:~?
November 2006
area. It must be aete~ined if circulation areas are to be included i.n. tine Gross P.esidential
Floor Area. Some employee housing is included on ftze second floor.
1~eight Restrictions
It is intended that the building height be under the average maximum height of 71 ft, and
the absolute maxunum height of 82.E ft established in the Lionshead Redevelopment
Masterplan. A building of this height meets the Masterplan guidelines, but nonetheless,
will impair the views of Vail Mountain from existing Landmark Townhomes.
Parking Requirements
The site is zoned Lionshead Mixed Use 1 District and the East edge of the site is
along the commercial core area defined by Map S in the masterplan. Parking
requirements are less stringent for sites in the pedestrian commercial core, but there is a
strong argument that this project should fall within this classification since 1) one edge
falls along this area, and 2) the new pedestrian plaza created by this project would be an
extension of--and the West portal would effectively define the western end of--the
pedestrian/commercial core. The on-site parking will be accessed off of West Lionshead
Circle, and descend through a series of speed ramps to 3-below grade parking levels,
potentially extending beneath West Lionshead Circle. The tabulated parking figures,
below, are based on zoning requirements.
Residential: 29 dwelling units x 1.4 spaces/unit = 40.6 spaces
Retail: 14,400 sf x 2.3 spaces/1000 sf = 33.1 spaces
Conference: 3530 sf (total mtg. rm. floor area) x 1 spaceJ165 sf = 21.4 spaces
Total: 96 spaces required
Another way to look at parking requirements is market-driven:
Retail + Conference (req. by zoning, listed above) = 54.5 spaces
1-br units: 10 units x 1 space = 10 spaces
2-br units: 19 units x 2 spaces = 38 spaces
Total: 103 spaces
Note: The original developer paid into the Town of Vail Parking Fund for one to two
spaces. Additionally, the developer entered into a joint parking agreement with Vail
Associates for the conditional use of 37 parking spaces for the Concert Hall.
Pedestrian Portal and Access
The Lionshead Redevelopment Masterplan calls for a landmark and pedestrian portal on
the West side of the CHP project, with continuing pedestrian access through the site to
the Lionshead pedestrian core. The project as designed accomplishes this objective.
emergency Yehicle Access (ambulance)
The current design envisions the replacement of the emergency vehicle access to the
pedestrian core, with amore direct route through the pedestrian access path between
CHP and Montaneros.
C:\DOCUME~-1\allen\LOCALS--1\Temp\20061122 Project Description-v.5.doc
Cooperative Development wits 1?ontaneros
The pedestrian access through the site wili straddle `~tle property line between I\Zontaneros
and C'_~', and eliminate the steep and deep enhance. sequence to the ~ontaneros lobby.
I\~ontaneros must be a partner iri the redevel.,~„uent at best, or at minimum a cooperative
neighbor for the redevelopment to succeed.
Cooperative Development witji Landmark
The existing CHP building is built directly on the Northern property line. To achieve the
_ required separation between buildings and from a real or assumed property, it is
advantageous to acquire from Landmark an approximate l Oft wide strip of land along the
Northern property line, to allow protected window openings. Alternatively, the north-
sidewindows would have to be recessed from the fagade by the required depth of a
balcony or terrace to satisfy building code concerns. Additionally, the service entry is
currently indicated off of the drive between Landmark and CHP. An agreement for the
use of this drive must be negotiated between both parties. Another opportunity for
cooperative devel~y~ent is parking access to Landmark via the CHP redevel.,y~ent
project, potentially providing regular and/or emergency access to the Landmark garage
without the use of vehicle elevators.
C:\DOCUME~l\allenUACALS~l\Temp\20061122 Pmject_Description-v.5.doc
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Department of Public Works & Transportation
1309 Elkhorn Drive
fail, CO 81657
970-479-2158
Fax: 970-479-2166
www. vailgov. com
MEMO
To: Warren Campbell, Senior Planner
From: Tom Kassmel, Town Engineer
Re: Concert Hall Plaza Conceptual Plan Review
Date: O1 /24/07
The Town of Vail Public Works Department has received the Concert Hall Plaza conceptual redevelopment
plans. Based on the conceptual plans the following are comments that may affect the design of the project. We
reserve the right to provide additional comment during the DRB Process, civil engineering submittal process
and the Building Permit review process.
1. Per the masterplan a large portion of Town Right of Way maybe developed in order to facilitate an
enhanced pedestrian corridor and provide a redevelopment incentive, however in light of current needs a
portion of this Right of Way should be reserved to provide an ultimate roadway section. This section
should accommodate the following; (looking North along West Lionshead Circle) (See attached Plan
view sketch/section~'. - w ~~~,~h~.\ bvQrlr,ec~c~
D~~~.In~P,~,Q?-,fi
11Va.1k LAn2 ~ ~ L.ar~ r
~ ~
This section may or may not include a covered bus pullout to provide additional overhead development
potential.
Our current transit needs are still being evaluated and there may be other feasible options; however, it
would be prudent to reserve a width of ROW for the above section at this time.
2. The plan shows Area 8 as property of Concert Hall Plaza, this area is part of Tract C, owned by the
Town of Vail.
3. The true developable property by right is 11,000 SF, this may make this property undesirable to
redevelop if additional property rights are not granted. One feasible option would be to have the Town
acquire this property and provide service oriented facilities on this small lot with an improved skier
drop-off/bus stop.
4. The proposed pedestrian connection thru the site will be very beneficial for pedestrian access and as a
new inviting connection continuation to the future Ritz and West Lionshead redevelopment.
5. The current parking structure shows limited loading/delivery area. This will be an inconvenient delivery
area if it is served by the Arrabelle loading/delivery facility since the loading/delivery handtruck access
Attachment C
is at the south east corner of the Arrabelle project. This site would be an ideal location for secondary
loading facilities to serve the development itself and the Northwest corner of Lionshead. A minimum of
3 loading berths (1-trash, 1-SU30, 1 WB-40) should be required if ROW is provided for development.
6. The rendering shows an access via the "landmark alley" as well as off W. Lionshead Circle, this does
not match the plan, and would also require Landmark's approval. What is the intent? Currently
landmark is in the process for a major remodel. The current conceptual plans for Landmark do not take
into account the redevelopment of Concert Hall Plaza.
7. The ideal access off of West Lionshead Circle would be a joint access with Landmark that does not
conflict with a bus pull out. Concert Hall Plaza should be encouraged to work with Landmark to find a
beneficial access solution for both properties.
8. This proposed development requires substantial improvements on the Montanerros property. Is the
Montanerros property on board with this concept? How does the new grading work with the existing
accesses on the north side of the Montanerros property?
9. This project is proposing to build out to property lines in most locations. How will the construction be
shored? Where will the project stage during construction? Staging and shoring have become big issues
when properties are approved to build to property line.
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TOWN OF VAIL ; i
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CONCERT HALL PLAZA ~i ih ; ~'i ° ~
~ AREA~6: 2,551 SQ FT ~ , j~ ,
AREAj7: 8,424 SQ FT WE ~
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616 West Lionshead Circle
Vail Town Council -February 6, 2007 - ~N
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I ~ Feet This map was created by the Town of Vail GIS workgroup. Use of this map shoultl be for general purposes only.
The Town of Vail does not warrant the accuracy of the information contained herein
0 50 100 200 (where shown, parcel line work is approximate)
MEMORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: February 6, 2007
SUBJECT: Resolution 3, Series of 2007, a resolution to amend Chapter 7,
Development Standards, Lionshead Redevelopment Master Plan,
pursuant to Section 2.8, Adoption and Amendment of the Master Plan,
Lionshead Redevelopment Master Plan, to address conflicts with the
Zoning Regulations, and setting forth details in regard thereto.
Applicant: Town of Vail
Planner: Rachel Friede
I. PURPOSE
The purpose of this agenda item is to review and vote on Resolution 3, Series of
2007.
II. BACKGROUND
The Lionshead Redevelopment Master Plan was adopted on December 15, 1998
by the Vail Town Council. On April 6, 1999, the Vail Town Council adopted
Ordinance No. 3, Series of 1999, which amended the Zoning Regulations and
created the Lionshead Mixed Use 1 and Lionshead Mixed Use 2 Districts. The
development standards in the Zoning Regulations are legally binding, whereas
the Lionshead Redevelopment Master Plan is a planning document for reference
and is not codified.
Recently, applications for redevelopment in the Lionshead Redevelopment
Master Plan study area have referred to development standards outlined in
Chapter 7 as the basis for redevelopment.
On January 8, 2007, the Planning and Environmental Commission forwarded a
recommendation, with modifications, to the Vail Town Council for amendments
outlined in Resolution No. 3, Series of 2007. The PEC preferred that a majority
of the text in Chapter 7 remain in the Lionshead Redevelopment Master Plan and
only to strike one sentence related to underground site coverage. Staff proposes
to add proposed text to provide clarity to applicants, strike the text suggested by
the PEC, and change the remainder of the text to italics and grey color text.
III. ATTACHMENTS
A. PEC memo dated January 8, 2007
B. Resolution No. 3, Series of 2007
Attachment A
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 8, 2007
SUBJECT: A request for a final recommendation to the Vail Town Council, pursuant
to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead
Redevelopment Master Plan, for proposed text amendments to the
Lionshead Redevelopment Master Plan to delete Chapter 7,
Development Standards, and setting forth details in regard thereto.
(PEC06-0089)
Applicant: Town of Vail
Planner: Rachel Friede
I. DESCRIPTION OF THE REQUEST
The applicant, the Town of Vail, is requesting a final recommendation to the Vail
Town Council, of proposed text amendments to delete the content of Chapter 7,
Development Standards, Lionshead Redevelopment Master Plan and add an
explanation of the deletion in its place. The purpose of this amendment is to
remove all confusion of conflicting information in the Lionshead Redevelopment
Master Plan and the Zoning Regulations. The amendment is NOT to amend or
otherwise alter the overall goals, objectives and policies as stated in the Master
Plan.
This amendment is being proposed and shall be considered in accordance with
Section 2.8. Adoption and Amendment of the Master Plan. Lionshead
Redevelopment Master Plan.
Staff recommends that the Planning and Environmental Commission forwards a
recommendation of approval to the Vail Town Council for the proposed text
amendments to the Lionshead Redevelopment Master Plan.
II. BACKGROUND
The Lionshead Redevelopment Master Plan was adopted on December 15, 1998
by the Vail Town Council. The purpose of Chapter 7 is to outline recommended
development standards for private property in the Lionshead study area.
On April 6, 1999, the Vail Town Council adopted Ordinance 3, Series of 1999,
which amended the Zoning Regulations and created the Lionshead Mixed Use 1
and Lionshead Mixed Use 2 Districts. These districts were established to
implement the Lionshead Redevelopment Master Plan and were based on the
1
recommendations made in the Lionshead Redevelopment Master Plan.
However, the recommendations for development standards in Chapter 7 of the
Lionshead Redevelopment Master Plan were not all implemented in the LMU-1
and LMU-2 Districts.
Since the Lionshead Redevelopment Master Plan was adopted, the Zoning
Regulations have been amended to include development parameters for the
Lionshead Mixed Use 1 and Lionshead Mixed Use 2 Districts. The development
standards in the Zoning Regulations are legally binding, whereas the Lionshead
Redevelopment Master Plan is a planning document for reference and is not
codified.
Recently, applications for redevelopment in the Lionshead Redevelopment
Master Plan study area have referred to development standards outlined in
Chapter 7 as the basis for redevelopment. However, these development
standards are not legally binding and are subject to the more stringent criteria
outlined in the Zoning Regulations, which are legally binding.
III. PROPOSED MASTER PLAN AMENDMENT
Additions are in bold, and deletions are in ~+r'Lo}hrn,,,,h.
Chapter 7: Development Standards
The intent of this Chapter was to outline recommended development
standards for zoning in the Lionshead Redevelopment Master Plan study
area. Since the inception of this plan, the Lionshead Mixed Use 1 and 2
Districts have been established in the Zoning Regulations, which outline
development standards for these districts. Therefore, this Chapter has
been deleted to remove any confusion regarding conflicting information,
yet has been retailed for historical references only.
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IV. Criteria For Review
Amendments to the Lionshead Redevelopment Master Plan require a public
hearing review process as outlined in Section 12-3-6 of the Town Code. If
approved, amendments are adopted by resolution by the Vail Town Council.
According to the Lionshead Redevelopment Master Plan, amendments to the
Master Plan must address the following review criteria:
How conditions have changed since the plan was adopted:
The Lionshead Redevelopment Master Plan was adopted in December of 1998.
Since the adoption, the Zoning Regulations were amended to add Lionshead
Mixed Use 1 and 2 Districts, and included development parameters for these
districts. Since there are some conflicts between the development standards in
the Zoning Regulations and the Lionshead Redevelopment Master Plan, the
more stringent and legally binding document, the Zoning Regulations, apply.
4
How the plan is in error:
Chapter 7 of the Lionshead Redevelopment Master Plan outlines
recommendations for development standards. Some of those recommendations
were codified in the Zoning Regulations, while others were changes due to
various circumstances. While the recommendations are not in error, they are not
the actual standards that have been adopted.
How the addition, deletion or change to the plan is in concert with the plan
in general:
The Lionshead Redevelopment Master Plan serves as a guide for the Lionshead
area, and when Chapter 7 is consulted, it can be confusing for applicants who
have not referenced the Zoning Regulations. Not all of the recommendations
were taken into consideration, and the deletion of this chapter will eliminate
confusion and allow the rest of the document to gain credibility. Adding a
paragraph on the intent of the Chapter and reasons for deletion will allow for a
historic documentation of this amendment.
V. STAFF RECOMMENDATION
The Community Development Department recommends that the Town of Vail
Planning & Environmental Commission forward a recommendation of approval to
the Vail Town Council, pursuant to Section 2.8, Lionshead Redevelopment
Master Plan, for proposed text amendments to delete Chapter 7, Development
Standards, Lionshead Redevelopment Master Plan, and setting forth details in
regard thereto.
Should the Commission choose to forward a recommendation of approval to the
Vail Town Council, the Community Development Department recommends that
the Commission makes the following finding,
"The Commission finds that the proposed text amendments to the
Lionshead Redevelopment Master Plan comply with the review criteria
outlined in Section 111 of the memorandum to the Planning and
Environmental Commission, dated August 22, 2005, and that the
amendments, as proposed, further the goals, objectives and policies, as
stated in Chapter 2 of the Lionshead Redevelopment Master Plan."
5
Attachment B
RESOLUTION NO. 3
Series of 2007
RESOLUTION 3, SERIES OF 2007, A RESOLUTION TO AMEND CHAPTER 7,
DEVELOPMENT STANDARDS, LIONSHEAD REDEVELOPMENT MASTER PLAN,
PURSUANT TO SECTION 2.8, ADOPTION AND AMENDMENT OF THE MASTER
PLAN, LIONSHEAD REDEVELOPMENT MASTER PLAN, TO ADDRESS CONFLICTS
WITH THE ZONING REGULATIONS, AND SETTING FORTH DETAILS IN REGARD
THERETO.
WHEREAS, on December 15, 1998, the Vail Town Council adopted the
Lionshead Redevelopment Master Plan; and
WHEREAS, on April 6, 1999, the Vail Town Council adopted Ordinance 3, Series
of 1999, which amended the Zoning Regulations and created Lionshead Mixed Use 1
and Lionshead Mixed Use 2 Districts; and
WHEREAS, Section 2.8 of Master Plan outlines a procedure for amending the
Master Plan; and
WHEREAS, the Town of Vail Planning and Environmental Commission has held
a public hearing on the proposed amendment on January 8, 2007, and has forwarded a
recommendation of approval, with modifications, of the amendment to the Town Council;
and
WHEREAS, the purpose of this amendment is to remove any confusion between
the Lionshead Redevelopment Master Plan and the Zoning Regulations; and
WHEREAS, the Town Council finds that the proposed amendment improves and
enhances the effectiveness of the Master Plan without negatively affecting the goals,
objectives, and policies prescribed by the Master Plan.
NOW, THEREFORE, 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 (additions), (deletions), and italics (change to grey
text). However, all insertions, deletions and text color changes will remain in the
Lionshead Redevelopment Master Plan as shown below (with 6oid and
strikethrough) in order to track the history of the changes.
1
Chapter 7: Development Standards
The intent of this Chapter was to outline recommended development
standards for zoning in the Lionshead Redevelopment Master Plan study
area. Since the inception of this plan, the Lionshead Mixed Use 1 and 2
Districts have been established in the Zoning Regulations, which outline
development standards for these districts. Therefore, this Chapter remains
for historical reference purposes only.
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INTRODUCED, READ, APPROVED AND ADOPTED this 16th day of January,
2007.
Rodney Slifer, Mayor, Town of Vail
ATTEST:
Lorelei Donaldson, Town Clerk
4
r
MEMORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: February 6, 2007
SUBJECT: Resolution 4, Series of 2007, a resolution to amend Chapter 4,
Recommendations -Overall Study Area and Chapter 5, Detailed Plan
Recommendations, Lionshead Redevelopment Master Plan, pursuant to
Section 2.8, Adoption and Amendment of the Master Plan, Lionshead
Redevelopment Master Plan, to include two new parcels and amend the
text of the Master Plan for the area identified as "West Lionshead" and
setting forth details in regard thereto.
I. PURPOSE
The purpose of this agenda item is to review and vote on Resolution 4, Series of
2007. Resolution 4, Series of 2007, is a resolution to amend Chapter 4,
Recommendations - Overall Study Area and Chapter 5, Detailed Plan
Recommendations, Lionshead Redevelopment Master Plan, pursuant to Section
2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment
Master Plan, to include two new parcels and amend the text of the Master Plan
for the area identified as "West Lionshead" and setting forth details in regard
thereto.
On December 11, 2006, the Planning and Environmental Commission forwarded
a recommendation of approval of the proposed amendments by a vote of 4-1-0
(Dewitt opposed). The initial concepts include, the addition of a skier gondola in
the location of the old gas station site, the development of mixed use areas,
including housing, retail, and office spaces, to create a new portal to the
mountain with all the typical skier services, and the possible relocation of the
South Frontage Road.
On January 2, 2007, the Town Council directed staff to remove Tract K and the
other parcels proposed for inclusion within the Lionshead Redevelopment Master
Plan by the Town staff from the proposed text amendments. In addition, at this
hearing direction was given to staff and Vail Resorts regarding employee
housing, traffic generation and mitigation, and a transit center.
II. DESCRIPTION OF THE REQUEST
The proposed amendments involve changing the boundaries of the study area of
the Plan to include the two parcels to the west of the existing study area
commonly known as "West Lionshead", generally located at 953 and 1031 South
Frontage Road Wesfi/unplatted. A map of the area to be added to the Lionshead
Redevelopment Master Plan study boundary, "West Lionshead" (Attachment A)
has been attached for reference.
1
i
In addition to amending the study area boundary to include West Lionshead
there are proposed amendments to the Plan within Chapter 4, Master Plan
Recommendations, and Chapter 5, Detailed Plan Recommendations, which
include more detailed recommendations for the subject parcels. The proposed
amendments to the text are included at the end of this section of the
memorandum.
The proposed amendments have been prompted by recent changes to the
existing conditions within the West Lionshead area. Vail Resorts has purchased
three parcels of land which together have created opportunities for
redevelopment that were not possible during the preparation of the Lionshead
Redevelopment Master Plan. The primary opportunity is the creation of a new
portal to Vail Mountain from West Lionshead via a new gondola.
Several of the parcels included in the West Lionshead area are currently within
the existing study area boundary. Those properties include Vail Resort's
Maintenance site, the Holy Cross site, the Eagle River Water and Sanitation
District site, and the former BP/Amoco gas station site. The properties not
currently included in the existing study area are the Vail Professional Building site
and the Cascade Crossing site.
The purpose of the proposed amendments is to include the referenced West
Lionshead area into the study area prescribed by the Lionshead Redevelopment
Master Plan and to adopt detail plan recommendations for the properties. The
purpose of the amendment is NOT to amend or otherwise alter the overall goals,
objectives and policies stated in the Master Plan.
The proposed text to be amended is included within the attached Resolution
(Attachment B).
III. APPLICABLE PLANNING DOCUMENTS
This section of the memorandum contains portion of the Lionshead
Redevelopment Master which are pertinent to the application and proposed to be
amended.
Lionshead Redevelopment Master Plan (in part)
Chapter 2, Introduction
2.1 Purpose of the Master Plan
"This master plan was initiated by the Town of Vail to encourage
redevelopment and new development initiatives in the Lionshead
study area. Both public and private interests have recognized that
Lionshead today lacks the economic vitality of Vail and fails to
offer a world class resort experience. Lionshead's economic
potential has been inhibited by a number of recurrent themes:
• Lack of growth in accommodation units ("hot beds';
2
• Poor retail quality;
• Deterioration of existing buildings;
• Uninteresting and disconnected pedestrian environment;
• Mediocre architectural character; and the
• Absence of incentives for redevelopment.
This master is a comprehensive guide for property owners
proposing to undertake development or redevelopment of their
properties and the municipal officials responsible for planning
public improvements. The plan outlines the Town's objectives and
goals for the enhancement of Lionshead and proposes
recommendation, incentives, and requirements for redevelopment
and new development."
2.2 Definition of a Master Plan
In the development of the Lionshead Master Plan, the following
definition has been used as the basis for this work:
A master plan is a guide, a flexible framework for future action. It
articulates a community's fundamental land use policies,
principles, and goals in a broad and general way. It plans for the
future physical development or redevelopment of an area of the
community, including its functional and circulation systems and its
public facilities.
The land use policies in a master plan are generally implemented
through zoning ordinances. Existing zoning and land use codes
maybe modified and new provisions enacted in order to conform
to the master plan and carry out the plan's objectives.
A master plan does not convey approval for particular
development proposals or concepts, nor can it be implemented in
a short time frame. After adoption of the Lionshead Master Plan,
every development proposal will have to go through the applicable
development review and approval process, with its attendant
public notices and public hearings. A proposal's adherence to the
policies contained in the adopted master plan will be one of the
factors analyzed by staff, the Planning and Environmental
Commission (PEC), the Design Review Board (DRB), and the
Town Council (as applicable) in determining whether to approve or
disapprove the specific proposal.
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4,
1996 to outline the important issues to be addressed in the master
plan and to provide a policy framework for the master planning
process.
3
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to
become a warmer, more vibrant environment for guests
and residents. Lionshead needs an appealing and
coherent identity, a sense of place, a personality, a
purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest
experience and community interaction through expanded
and additional activifies and amenities such as performing
arts venues, conference facilities, ice rinks, streetscape,
parks and other recreational improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal
and redevelopment in Lionshead must promote improved
occupancy rates and the creation of additional bed base
("live beds" or "warm beds' through new lodging products.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit
traffic must be improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways,
transportation systems, parking, utilities, loading and
delivery systems, snow removal and storage capacity) and
its. public and private services must be upgraded to support
redevelopment and revitalization efforts and to meet the
service expectations of our guests and residents.
3.3.6 Creative Financing for Enhanced Private Profits and Public
Revenues
Financially creative and fiscally realistic strategies must be
identified so that adequate capital maybe raised from all
possible sources to fund desired private and public
improvements.
4
IV. LAND USE ANALYSIS
Zoning and Land Use Designation Analysis
Existing Potential New Existing Potential New Master
Parcel Zoning Zoning Land Use Land Use Plan Study
Designation Designation Area Status
Vail Resorts Lionshead Community Lionshead
Maintenance Mixed Use-2 LMU-1 or 2 Redevelopment Included
Facility (LMU-2) Office Master Plan
Community Lionshead
Holy Cross Site LMU-2 LMU-1 or 2 Office Redevelopment Included
Master Plan
Community Lionshead
Gas Station Site LMU-2 LMU-1 or 2 .Office Redevelopment Included
Master Plan
Eagle River Water General Use Community Lionshead
and Sanitation General Use or LMU-1 or 2 Office Redevelopment Included
District Master Plan
Vail Professional Arterial Community Lionshead
Building Business LMU-1 or 2 Office Redevelopment Proposed
Master Plan
Arterial Community Lionshead
Cascade Crossing gusiness LMU-1 or 2 Office Redevelopment Proposed
Master Plan
Development Statistics
Existing Existing Existing Potential Potential Potential
Parcel/Size height Maximum New height Maximum
Zoning limits Density Zoning limits Density
Vail Resorts 124 DUs,
Maintenance Max 82.5' No No No
Facility/3.55 LMU-2 Avg 71' 386,595 sf Change Change Change
acres GRFA
35 DUs,
Holy Cross Max 82.5' No No No
Site/1.24 acres LMU-2 Avg. 71' 108,900 sf Change Change Change
GRFA
32 DUs,
Gas Station LMU-2 Max 82.5' 54,450 sf No No No
Site/0.94 acres Avg. 71' GRFA Change Change Change
Eagle River
Water and Prescribed Prescribed by LMU-1 or Max 65 DUs,
Sanitation General Use by the PEC the PEC LMU-2 82.5' 163,350 sf
District/1.88 Avg. 71' GRFA
acres
5
Vail Professional Max 40' Type III EHUs Max 31 DUs,
Building/0.89 Arterial 70% at 32' Conditional LMU-1 or 82.5' 96,921 sf
acres Business or less Use, 23,261 sf LMU-2 Avg. 71' GRFA
GRFA
Type III EHUs
Cascade Arterial Max 40' Conditional LMU-1 or Max 35 DUs,
Crossing/1.02 70% at 32' 82.5 98,010 sf
acres Business or less Use, 23,261 sf LMU-2 Avg. 71' GRFA
GRFA
V. CRITERIA FOR REVIEW OF PROPOSED MASTER PLAN AMENDMENTS
The applicant is proposing to amend both the Lionshead Redevelopment Master
Plan maps (Maps A-W), Chapter 4, Recommendations Overall Study Area, and
Chapter 5, Detailed Plan Recommendations of the Plan, to include detailed
recommendations for development within the "West Lionshead" area.
Amendments to the Lionshead Redevelopment Master Plan require a public
hearing review process as outlined in Section 12-3-6 of the Town Code. if
approved, amendments are adopted by resolution by the Vail Town Council.
According to the Lionshead Redevelopment Master Plan, amendments to the
Master Plan must address the following review criteria:
How have conditions changed since the plan was adopted?
The Lionshead Redevelopment Master Plan was adopted in December of 1998.
The study area, as currently defined in the Master Plan is generally defined by
the following features:
• On the north by I-70
• On the east by Middle Creek (west of the Vail Valley Medical Center)
• On the south by the Town of Vail boundary (south of Forest Road, not
including single-family lots)
• On the west by Red Sandstone Creek (east of the Glen Lyon Office Building.)
The conditions of properties currently within the Lionshead study boundaries and
those proposed for inclusion have changed quite substantially since the adoption
of the Lionshead Redevelopment Master Plan. Changes in ownership have
occurred as a result of Vail Resorts Development Company's purchase of the
gas station site, the Vail Professional Building, and the Cascade Crossing. This
change of property ownership has increased the opportunities for coordinated
redevelopment of the area.
The possibility of a ski lift, the construction of a bridge substantial enough to
support the weight of snow cats adjacent to the Eagle River Sanitation Plant, and
the possibility for a greater realignment of the South Frontage Road behind the
Vail Professional Building and Cascade Crossing are a few of the examples of
changes that have occurred in the area since the original draft of the plan
occurred.
6
How is the plan in error?
The Lionshead Redevelopment Master Plan may be in error in this situation. The
error results from omission of the Vail Professional Building, Cascade Crossing,
Tract K, and the Town owned unplatted parcels from the initial study boundary.
The parcels proposed for inclusion into the study boundary adjoin the west side
of the western boundary of the Lionshead Redevelopment Master Plan study
area, and are a logical continuation of the Master Plan to the extent that no
further development occurs before Cascade Village. The existing boundary is
the physical boundary of Red Sandstone Creek. In addition, the Master Plan
identifies as a goal the removal of snow-cats from West Forrest Road and the
gaining of access across Tract K of the Glen Lyon Subdivision, however, Tract K
and the stream tract were not included within the boundaries of the Master Plan.
The logic of comprehensive Master Planning dictates that the study area to the
west should include the remaining parcels.
How would an addition, deletion, or change to the plan be in concert with
the plan in general?
The Vail Land Use Plan designates the Vail Professional Building and Cascade
Crossing as "Community Office" which is consistent with the designation for the
gas station site, Holy Cross site, and Vail Maintenance site prior to inclusion in
the Lionshead Redevelopment Master Plan. The Vail Land Use Plan defines
"Community Office" as:
"This area is designed to meet consumer demands from community
residents. Primary uses would include supermarkets, dry cleaning
establishments, hardware stores, service stations, financial institutions,
and medical offices. The design of these facilities would be oriented to
vehicular access and parking."
As this designation is consistent with the Vail Land Use Plan designations for the
western portion of Lionshead, staff believes that the addition of the new parcels
previously identified site within the Lionshead Redevelopment Plan is compatible
with the Vail Land Use Plan.
The Lionshead Redevelopment Master Plan has identified the following policy
objectives which staff believes are applicable to this application:
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to
become a warmer, more vibrant environment for guests
and residents. Lionshead needs an appealing and
coherent identity, a sense of place, a personality, a
purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest
experience and community interaction through expanded
7
and additional activities and amenities such as performing
arts venues, conference facilities, ice rinks, streetscape,
parks and other recreational improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal
and redevelopment in Lionshead must promote improved
occupancy rates and the creation of additional bed base
("live beds" or "warm beds') through new lodging products.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit
traffic must be improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways,
transportation systems, parking, utilities, loading and
delivery systems, snow removal and storage capacity) and
its public and private services must be upgraded to support
redevelopment and revitalization efforts and to meet the
service expectations of our guests and residents.
2.3.5 Creative Financing for Enhanced Private Profits and
Public Revenues
Financially creative and fiscally realistic strategies must be
identified so that adequate capital maybe raised from all
possible sources to fund desired private and public
improvements.
Staff believes that amending the boundaries of the Lionshead Redevelopment
Master Plan study area to include the Vail Professional Building, Cascade
Crossing, Tract K, and the Town owned unplatted parcels into the Lionshead
Redevelopment Master Plan is in concert with the policy objectives of the Plan.
VI. ACTION REQUESTED OF COUNCIL
The Town Council shall approve, approve with modifications, or deny Resolution
3, Series of 2007.
VII. NEXT STEPS
It is anticipated that the following steps would be taken if Resolution 4, Series of
2007, were approved.
• Subsequent to adoption of a Resolution it is anticipated that a conditional
use permit would be submitted by Vail Resorts to develop a ski lift on the
former gas station site. It would be expected that in conjunction with the
8
request for a conditional use permit aretail/commercial and office study
would be provided which would analyze the .ideal quantity and suitability
of these land uses in West Lionshead in conjunction with a new lift and
residential development. It is also expected that a preliminary design and
location for the parking structure necessary to accompany the proposed
ski lift would be provided and approved, with greater levels of detail on
the parking structure to be a conditional of approval of the conditional
use.
• At some point in the future a request for a rezoning of the Cascade
Crossing and Vail Professional Building sites would be submitted
requesting a rezoning to Lionshead Mixed-Use 1 or 2 District.
VIII. STAFF RECOMMENDATION
Staff recommends that the Vail Town Council approve Resolution 4, Series of
2007.
IX. ATTACHMENTS
A. A. Map of parcels proposed for inclusion into the Lionshead Redevelopment
Master Plan
B. Resolution 4, Series of 2007
9
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~ ~ AMENDMENT STUDY AREA ~
4 4 - ~ •
D ~ ~ PARCELS CURRENTLY WITHIN
~ ~ i1, ~ ' j ~ ~ EXISTING LIONSHEAD STUDY AREA
F~ ~ PARCELS PROPOSED FOR INCLUSION ~ ~ _ , ~ I r. ~ ~ = r
° IN LIONSHEAD STUDY AREA _ ••~rj4.. • w r ~ ~ \ s
-PARCELS TO BE REDEVELOPED ~ ~ ` r~ ~ ~ \ r
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Thrs map was crcaicd by the Town of VaJ GIS D~~I>,u in,eni- ~ ui ~t~i:, ~~~.~N , „ _
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The Town of Vail does not vrarrant the accuracy or the in (orrnabon contained h r~ in. 0 200 400 +t~' ~ '
(parcel line work Is approximate) 7"rti 547L:
RESOLUTION N0.4
Series of 2007
RESOLUTION 4, SERIES OF 2007, A RESOLUTION TO AMEND CHAPTER 4,
RECOMMENDATIONS -OVERALL STUDY AREA AND CHAPTER 5, DETAILED PLAN
RECOMMENDATIONS, LIONSHEAD REDEVELOPMENT AMSTER PLAN, PUSUANT
TO SECTION 2.8, ADOPTION AND AMENDMENT OF THE MASTER PLAN,
' LIONSHEAD REDEVELOPMENT MASTER PLAN, TO INCLUDE TWO NEW PARCELS
AND AMEND THE TEXT OF THE MASTER PLAN FOR THE AREA IDENTIFIED AS
"WEST LIONSHEAD", AND SETTING FORTH DETAILS IN REGARD THERETO.
WHEREAS, on December 15, 1998, the Vail Town Council adopted the
Lionshead Redevelopment Master Plan; and
WHEREAS, on April 6, 1999, the Vail Town Council adopted Ordinance 3, Series
of 1999, which amended the Zoning Regulations and created Lionshead Mixed Use 1
and Lionshead Mixed Use 2 Districts; and
WHEREAS, Section 2.8 of Master Plan outlines a procedure for amending the
Master Plan; and
WHEREAS, the Town of Vail Planning and Environmental Commission has held
a public hearing on the proposed amendment on December 11, 2006, and has
forwarded a recommendation of approval, with modifications, of the amendment to the
Town Council by a vote of 4-1-0 (Dewitt opposed); and
WHEREAS, the purpose of this amendment is to include two new parcels and
amend the text of the Master Plan for the area identified as "West Lionshead" to facilitate
the redevelopment of the area and creation of a new portal to the mountain; and
WHEREAS, the Town Council finds that the proposed amendment improves and
enhances the effectiveness of the Master Plan without negatively affecting the goals,
objectives, and policies prescribed by the Master Plan.
NOW, THEREFORE, 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 s;t-~il~e#~e~r~-italiss(defetions).
1 Attachment B
(in part)
CHAPTER 4
Recommendations -Overall Study Area
This section of the master plan addresses issues that affect Lionshead as a whole.
These issues -and recommendations to address them -should be considered in all
planning and policy decisions as Lionshead redevelops.
4.1 Underlying Physical Framework of Lionshead
The Lionshead resort area (that portion of the study area north of Gore
Creek) is a mixed-use urban environment with several discernible land-
use sub-areas, or "hubs" (see Map N). Although the hubs overlap
somewhat, there is no consistent and comprehensive pedestrian
connection between them. The primary goal of the master plan is to
create a visually interesting and functionally efficient pedestrian
environment that connects the hubs to create a cohesive and memorable
resort environment.
4.1.5 West Lionshead -Residential/Mixed-Use Hub
The western end of Lionshead, currently undeveloped, is home to
parking lots, the Vail Associates service yard, the Vail sanitation
plant, the old town shops, a former gas station, the Vail
Professional Building, and Cascade Crossing. This area of
Lionshead is generally under utilized and from an aesthetic
standpoint is not in keeping with what the Town would like to
see Lionshead become as it redevelops in the coming years.
The Town of Vail does place a high value on maintaining the
office and retail areas in West Lionshead and any
redevelopment should not diminish the square footage of
existing office and retail square footage in West Lionshead.
With (heir recent acquisition of additional properties in this
area, Vail Resorts has the opportunity to bring lift service to
this part of Lionshead. Lift service brings with it great
potential for the re-development of this area and in doing so
expand all of Lionshead to the west with improved pedestrian
connections, new retail and office activity and other
improvements. While lift access will certainly energize this
area during the winter months, attention should be given to
creating ayear--round attraction within this area of Lionshead
(see detailed plan recommendations in Chapter 5) t-lses
nrnnnoor/ h~i fhe ~if~i pn_~ro in +he no~f innl~~r/
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The master plan recommends that this hub become aresidential/
mixed use area with an emphasis on meeting the needs of both
the local community and our guests. Appropriate uses could
2
include high density r°~',~ °~e residential development, lodging,
community and visitor based office and retail space, employee
housing and parking, bus or transit functions and a ski lift
connection to Vail Mountain. The catalyst for Phis mixed use
hub is ski lift access to Vail Mountain.
#er a s"
area: Consideration should be given to integrating employee
housing into the redevelopment of West Lionshead in
accordance with the Town's employee housing policies and
regulations. To the extent possible development patterns in this
area should reflect north-south orientation of buildings, visual
penetrations to the mountain, and a pedestrian oriented
environment. The degree of north-south building orientation
may be difficult given the relatively narrow east-west
orientation of this area. In addition, the introduction of ski lift
access in this location creates a t"cr~~r-tha eppeity
catalyst for an a~lexe! structured public parking facility. All
service and delivery demands created by development in this area
shall be accommodated on-site.
The site will continue to accommodate the existing and potentially
expanded functions of the Vail sanitation plant. The mountain
service yard wiN could be reduced in size, as some functions can
be moved to less central locations. It may also be possible to
relocate the entire mountain service yard to a new location in
the West Lionshead area which would allow for greafer
flexibility in the redevelopment of this site. However as the
area develops it is critical that new uses be connected to the
primary pedestrian corridors and that they be served by the Town
of Vail in-town transit system.
4.5 Public Transportation
An efficient transit system is critical to the character and environmental
quality of any pedestrian-oriented resort. Goals identified by the master
plan regarding transit include:
4.5.1 Connection to West Lionshead
West Lionshead consists of the West Day Lot, the Vail Associates
service center, the sanitation plant, ar?d the Holy Cross lot, the
former gas station site, the Vail Professional Building, and
Cascade Crossing. Because it is an area of potentially
significant growth, it is important that it be fully integrated into the
Town of Vail ira-tewFx~ transit system. The West Lionshead
properties are at the outside edge of the acceptable walking
distance to the ski yard (1200 feet). " ,
#~e~si~r--site;
?s
te--this~ea: With a mixed use development in the area which
integrates a ski portal, retail space, office space and
residential development, transit service to this area and
3
interconnections to other portals will be critical to develop in
the future. In addition, the update of the Vail Transportation
Master Plan shall provide direction on the ultimate location of
a Lionshead Transit Facility along with needed
interconnections between ski portals, regional transit stops,
and other transportation modes. The addition of a ski ?ift in
this area would make this area more viable to redevelopment
as it would be within the acceptable walking distance of a lift
(1,200 feet).
4.5.2 Maximum Efficiency and Utilization
The following recommendations are made to enhance the
efficiency and functionality of the Lionshead transit connections in
anticipation of future redevelopment in the area:
4.5.2.1 Relocate the Regional Transit Stop
It is recommended that the Lionshead regional transit stop,
currently located at the Lionshead Place cul-de-sac, be relocated
to the proposed north day lot transportation center. This will
provide a Lionshead connection between the regional transit
system and the Town of Vail transit system. In addition, visitors
and employees coming to Lionshead by regional bus will arrive at
a defined portal instead of the current "back door" on Lionshead
Place. Finally, this will remove the large regional buses from West
Lionshead Circle and Lionshead Place. It may be possible to
locate elements of a regional transit stop in the West
Lionshead area in conjunction with a new ski lift and parking
facility. However, given its location on the periphery of
Lionshead, this area may not be the most viable location for a
regional transit stop. Notwithstanding the above, facilities for
skier drop-off, private shuttle vans and Town of Vail in-town
buses should be included in the design of the ski lift and
parking facility. In 2006, the Town of Vail initiated an update
of the Vail Transportation Master Plan. In addition, the Town
initiated a development competition for the Lionshead
Parking Structure redevelopment, which would include a
transit facility. It is anticipated that the Transportation Master
Plan update along with the conclusion of the Lionshead
Parking Structure redevelopment process will provide
direction on the ultimate location for a Lionshead Transit
Facility and/or the type of transit facilities that may be
necessary in West Lionshead.
4.6 Vehicular and Pedestrian Circulation
4.6.1 Interstate Highway 70
1-70 is the primary vehicular circulation corridor for the Vail Valley
and is critically important to the economic health of the Vail
community. It does, however, create both a visual and physical
4
division between the south and north sides of Vail, as well as
consuming a significant amount of land. As Vail continues to grow
over time it is strongly recommended that the ideas of potentially
burying or bridging 1-70 through the Town of Vail be studied and
the potential benefits and impacts considered. Specifically,
consideration should be given to securing the air-rights over I-70
so that future development and circulation scenarios are not
precluded.
4.6.2 South Frontage Road
Recommendations outlined below address potential re-alignment
of portions of the frontage road, ingress and egress
improvements, bicycle/ pedestrian improvements, and visual
improvements. For a detailed discussion of capacity and the
impacts of future development on the frontage road, see the traffic
impact study contained in appendix A. Figure 4-9 depicts
potential redevelopment without the realignment of the
Frontage Road while Figure 4-9a depicts redevelopment with
a partial realignment of the Frontage Road.
4.6.2.1 Potential Realignment
The concept of realigning the South Frontage Road at
the western end of the study area grew out of public
discussions about land development and traffic flow in
West Lionshead. Relative to traffic flow, realignment will
remove the conflict that now exists between through-
traffic and mountain service vehicles (snow-cats and
snowmobiles) entering and exiting the Vail Associates
service yard. Realignment will position the road to the
north of most new development, thus reducing the
potential for conflicting turning movements.
Regarding future land use, the realignment of South
Frontage Road will allow the west day lot and the service
yard to be combined into a contiguous development
parcel. This is an important consideration for the
development conceptually depicted in figure 4-9a, and it
would be necessary if the service yard property is used
for a secondary "public parking s~s#-ure
facility or other uses. Any existing parking on the West
Day Lot must be replaced within the Lionshead study
area. Through the Transportation Master Plan update
it is anticipated that a significant traffic control
device will need to be installed in the West
Lionshead area. Such a device may include a round
about.
5
Specific considerations regarding realignment are.
a. Proposed Alignment
The proposed realignment of the South Frontage
Road is depicted in figure 4-9a. Critical design issues
include the width of the road and the radius of the
curves. Both of these factors will be important in
reducing the speed of vehicles entering the Lionshead
area and the amount of land consumed by the two
curved road sections. Cooperation between
property owners, developers, the Town of Vail,.
and the Colorado Department of Transportation
will be necessary to implement the realignment of
the Frontage Road.
b. West Lionshead Circle Connection
It is proposed that West Lionshead Circle connect
back to the frontage road at the west side of the Vail
Spa. The alignment depicted in figure 4-9a terminates
perpendicular to the frontage road and does not
require the acquisition of private property. Anew
parcel of developable land, suitable for offices or non-
resort retail, would be created on the southeast corner
of this intersection.
c. Forest Road Connection
Forest Road could be realigned to cross through the
newly created development parcel, providing access
to that site and connecting at right angles to the
frontage road. Another alternative that should be
considered is to connect Forest Road to West
Lionshead Circle via the existing Frontage Road
right-of-way.
d. Transit and Emergency Vehicle Corridor
A transit and emergency vehicle corridor should
remain in the existing alignment of the frontage road.
This connection is necessary to provide athrough-
transit route to the west end of Lionshead and also
keeps in place the existing utility corridor.
e. Feasibility of Realignment
The ability to realign the frontage road will be heavily
influenced by costs, CDOT (Colorado Department of
Transportation), and the Federal highway
administration. Future west Lionshead developments
will require significant upgrades and widening of
South Frontage Road, potentially including the
widening or reconstruction of the bridge over Red
Sandstone Creek. The cost of realigning the frontage
6
road is in addition to the mandatory costs of
improving the road.
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f. Future Frontage Road Re-alignment
The opportunity may exist to re-locate the
Frontage Road the full length of the West
Lionshead planning area. The benefit of this
alternative would be to eliminate the "Frontage
Road barrier" befinreen the Holy Cross site and
the Vail Professional Building. While this
alternative would require coordination with other
surrounding land owners, it could warrant further
study and evaluation in the future.
4.6.7 Simba Run Underpass
Currently the Town of Vail has only fwo north/south access
points between the North Frontage Road and South Frontage
Road between Main Vail and West Vail. It has been
contemplated that an additional north/south connection be
established west of Cascade Crossing. The potential need
for this underpass may be accelerated as a result of the
Town's redevelopment plans for Timber Ridge, West Vail and
West Lionshead. The redevelopment of the West Lionshead
area should be done in a manner that encourages this new
connection to be established in the future. It is
recommended that the proposed amendments to the Vail
Transportation Master Plan provide direction on when public
improvements on the Frontage Road need to occur and how
they are paid for between public and private funds. The
current boundaries of the Lionshead Urban Renewal
7
Authority should be amended to include the location of the
Simba Run underpass.
4.8 Parking
4.8.3 Public Parking
4.8.3.3 Potential New Parking Sites
To respond to the projected parking demand increase
discussed in the traffic study, it is strongly recommended
that all town-wide parking opportunities be examined or
re-examined prior to any final planning or parking
construction. Specific public parking opportunities in
Lionshead include:
a. Lionshead Parking Structure
The existing Lionshead parking structure is a logical
location for expanded public parking because it is
already owned by the Town of Vail. Also, the structure is
conveniently located between the proposed civic center
on the east and the main portal to the Lionshead
pedestrian mall on the west. No other location offers
visitors such ease of access.
A self-ventilating split deck structure, the garage has six
half decks, each holding approximately 200 vehicles
(1,200 spaces in total). The addition of one complete
level would increase the structure by 400 spaces, two
complete new levels by 800 spaces.
Snow removal is an issue in the addition of new decks.
The top deck of the structure is cleared manually with
front-end loaders. Additional decks will make it
impossible to continue this method, as the internal
dimensions of the structure will not accommodate front-
end loaders. In addition, the construction of a new
delivery staging area on the west end of the structure will
remove the snow storage area presently used.
Alternatives include heating the upper deck, providing for
an alternate snow removal access road to the upper
deck, and construction of a roof over the entire structure.
Public input during the master plan process has indicated
the importance of the eastward view, across the top of
the parking structure, toward the Vail Village as motorists
travel east along the South Frontage Road and 1-70.
Future expansion plans of the Lionshead parking
structure should consider the potential impacts
expansion could have on this view plane.
8
Also an issue is the necessary structural reinforcement of
the existing facility to support the weight of additional
decks.
b. West Lionshead
The construction of a sesenel new public parking
str-us#~'e facility at the west end of Lionshead has been
a planning consideration since the completion of the Vail
Transportation Master plan in 1991. This site is currently
undeveloped (except for the Vail Associates
maintenance yard) and is large enough to meet projected
parking demand. It is well located in relation to the
potential new eastbound 1-70 access ramps. The
viability of a new public parking facility in this
location would be enhanced by bringing lift service
to this area. The construction of a new public
parking facility would address the existing deficiency
of off-street parking on peak days and the shifting
demand of parking created by the introduction of a
new ski lift in West Lionshead. It is anticipated that
the new public parking structure would contain a
approximately 400 public parking spaces, which
would be in excess of any parking requirements
generated by proposed development. The update of
the Vail Transportation Plan should provide final
direction on the location and quantity of additional
public parking spaces in the Town of Vail. The
location of additional public parking should consider
where parking is most optimal for both guests and
employees, year round utilization, mountain
operations, and overall traffic circulation. ~etential
~s £ellews:
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9
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~ T-fH9FR'~.
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~}AFaSF~:y ,t~Afe6~-666u:~S .F~rnf~ :nh iS e
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h~~~+nni-I fiminn in~~,~~ ~p nntn~n~fin~o
{f~t~t+ a# Thin Innnfinn. Dhnninir ifnnininnc
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E a ~e
• Given the phis location for a this
r parking strust-ure facility, it had been
assumed that m~rsf-have regular transit or shuttle
service would be necessary because of its
distance from the retail core area and the ski yard
(greater than a 1200-foot walking radius).
However, the location of the parking structure
would be proximate to the new lift and as such
the need for regular shuftle service would be
minimized. However, some provisions for bus
stops and/or a transit facility should be
considered for the parking structure.
4.9 Housing
4.9.4 Potential Housing Sites
Following are specific sites that have been identified as suitable
for locals and employee housing (see Map VV).
10
4.9.4.3 Vail Associates Service Yard aae?--tf~e Holy Cross Site,
Vail Professional Building, Cascade Crossing and
the former gas station site
Any redevelopment of West Lionshead will need to conform
to the Town's housing policies and requirements. In order to
create activity and vibrancy in West Lionshead it may be
appropriate to include some dispersed employee housing
opportunities for permanent local residents in proposed
developments in the area consistent with these policies.
The North Day lot is considered to be the preferred location
for a significant housing project in Lionshead to replace the
Sunbird affordable housing project and provide housing for
new employee generation.
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b. Density
The site offers a unique opportunity to achieve
significant density. While it is important that buildings
here be visually consistent with the overall character of
Lionshead, the desire to maximize the housing
potential may make appropriate the following
deviations from standard development parameters.
First, it maybe appropriate to allow for a greater overall
building height than is otherwise allowed under the
11
Lionshead Architectural Design Guidelines. Any
increase in building height will need to be reviewed on
a case by case basis by the Town of Vail, and any
eventual building height will still need to be visually
appropriate for this location. Second, it is
recommended that the standards for density (units per
acre) be increased at this location to allow for a greater
number of employee housing units. Third, it may be
appropriate to reduce the parking requirements for
employee housing at this location.
4.9.4.4 Red Sandstone Parkina Area
The parking lot and Town of Vail transit stop at the
base of the Red Sandstone Elementary school were
identified as a potential site for employee or locals
housing because of its proximity to the elementary
school, the 1-70 pedestrian overpass and the transit
stop. However, the access (vehicular and pedestrian),
safety and functional programming needs of the
elementary school must take priority in any potential
housing development scenario.
4.9.4.5 Old Town Shops
The Old Town Shops, located just west of the Vail
sanitation plant, were identified as potential employee
housing locations during the master planning process.
There are, however, other significant demands on this
site, including potential expansion of the sanitation
plant and the need for a new snowcat mountain access
route from the Vail Associates service yard. In
addition, the presence of the sanitation plant on one
side and the existing gas station on the other reduces
the desirability of this location for employee or locals
housing.
(in part)
CHAPTER 5
Detailed Plan Recommendations
This section of the Lionshead 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 Phis chapter -and the Master plan 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 intend to limit or eliminate ideas relating to specific parcels; any
proposals consistent with this framework should be considered even if they are not
12
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.
5.9 North Day Lot
The north day lot should be developed as a community transportation
center to consolidate skier drop-off, local and regional transit, local and
regional private shuttles, and charter bus drop-off and pick-up (see figure
5-13). A below-grade service and delivery facility could be constructed
underneath the transit facility. By relocating these functions from their
existing locations to one easily accessible location, this would improve the
quality of vehicular and pedestrian circulation in Lionshead and create a
significant new pedestrian portal into the center of the Lionshead retail
mall. Based upon the results of the traffic study (see appendix A), the
conceptual program for this facility is as follows:
a. Skier drop-off.' Nine spaces are recommended at a minimum,
but more should be built if possible to accommodate other
program elements.
b. Town of Vail transit: Two bus spaces are recommended to
accommodate the West Vail transit loop and the possibility for
an eastbound in-town shuttle stop.
c. Regional transit: One bus .space is recommended
d. Charter buses: Three to four bus spaces are recommended.
e. Local and regional shuttles: Four shuttle van spaces are
recommended at a minimum.
A critical consideration in the planning and design of this facility will be its
impact on the adjacent Landmark Tower and Townhomes and the
Westwind. Depicted in figure 5-13a, a linear building is recommended at
the southern edge of the site to screen the lower levels of the Landmark
Tower from the transit center. This facility could house a bus shelter and
waiting area, an information center, public restrooms, a small food and
beverage operation, and an elevator core to the pedestrian mall level for
ADA access needs. To the east, earthwork, landscaping, and/ or other
screening measures should be considered to buffer the Westwind. A
more comprehensive solution is to cover the facility with another level or
two of development -perhaps for offices or employee housing - or with a
roof. (Memorable European antecedents exist for grand, covered
transportation centers.) Specifically, the design of the transportation
center should address all impacts: visual, security, sound, and smell that
may affect adjacent properties. Both the Westwind and the Landmark
should be closely involved in the transit center planning and design
process.
Since the adoption of the Lionshead Master Redevelopment Plan,
plans were developed to locate a Transit Center at the North Day
Lot. Integrating the number of uses mentioned above and
addressing the neighborhood concerns regarding a transit center
promp#ed the Town of Vail to evaluate alternative locations for a
transit center. Alternative locations include:
13
• West Lionshead
• Lionshead Parking Structure
• North Day Lot
In 2006, the Town of Vail initiated an update of the Vail
Transportation Master Plan. In addition, the Town initiated a
development competition for the Lionshead Parking Structure which
would include a transit facility. It is recommended that the update
Transportation Master Plan update along with the conclusion of the
Lionshead Parking Structure RFP process provide direction on the
ultimate location for a Lionshead Transit Facility.
5.17 West Day Lot/ Vail Associates Service Yard/ Holy Cross Site/Gas Station
Site /Nail Professional Building/ Cascade Crossing
Planning for the western end of Lionshead must consider two different
scenarios: the realignment of South Frontage Road and its retention in
the existing alignment.
While the introduction of lift service is viable in either of these
Frontage Road alternatives, site design will vary depending upon
what happens to the Frontage Road alignment. See Figures 4-9a,
and 4-9b for the Frontage Road realignment alternatives.
Notwithstanding these different Frontage Road scenarios there
should be "no net loss" of existing retail or office square footage as
a result of the redevelopment of these parcels. Higher densities and
building heights maybe appropriate in this area, particularly to encourage
the development of employee housing. However, any development must
meet the overall character and visual intent of the master plan and be
compatible with the adjacent existing development of the Marriott and the
Vail Spa.
As compared to a separate, free-standing portal, West Lionshead 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. A strong connection along
the Gore Creek corridor already exists. Streetscape improvements
along West Lionshead Circle between Concert Hall Plaza (currently
the western end of Lionshead retail influence) and the Rifz-Carlton
Residences will strengthen existing conditions, and in doing so,
improve the viability of mixed uses in West Lionshead.
Improvements to street lighting, walking surfaces, seating areas and
public art are just some examples of what could strengthen this
corridor and in doing so further integrate this area with the rest of
Lionshead.
The development of a strong pedestrian connection between the
Lionshead Core area and the western side of Lionshead will
encourage pedestrian activity in this area and in doing so will
14
energize all of West Lionshead. During the winter months the ski lift
and associated parking will generate significant pedestrian traffic
and activity. However, consideration should be given to how West
Lionshead can be an active and vibrant place year-round. This
could be accomplished in any number of ways. For example, quality
architecture and fhe creation of appealing outdoor spaces in and of
itself will encourage people to visit this area. This could be
reinforced by awell-crafted program of specialty retailers, offices,
and restaurants. An active program of public art, residential units
that are used for "artists in residence'; a culinary school, improved
access to and utilization of Gore Creek or Red Sandstone Creek for
fishing or other purposes or specific recreation features such as a
climbing wall are just some examples of design elements or land
uses that could create a catalyst for activity. In conjunction with any
application to development a new ski lift, aretail/commercial market
study which analyzes the area for the appropriate amount of square
footage of retail/commercial that should be included in the
redevelopment of West Lionshead shall be provided.
It is assumed that the development standards of Lionshead Mixed
Use 1 or 2 will guide the design of redevelopment in this area.
Notwithstanding the height allowances of these zone districts,
building height and massing shall be responsive to the Gore Creek
corridor, the Interstate, and how building massing transitions at the
western end of Lionshead. Buildings at the westernmost end of
West Lionshead shall gradually "step down" from the maximum
allowable height limits of the Lionshead Mixed Use zone districts.
Figure 5-25 provides a general depiction of how building height shall
gradually lower at the western end of this study area. The intent of
these height standards is that building height reduces by entire floor
levels in the locations as generally depicted on Figure 5-25.
Notwithstanding the height allowances depicted on Figure 5-25,
buildings fronting directly along Gore Creek and the western end of
Lionshead shall express no more than three to four levels before
"stepping back" to taller building mass. On the Interstate side of
this area building design shall be articulated to avoid large
expanses of shear/unbroken wall planes.
a. Retention of Existing Frontage Road Alignment
If the Frontage Road remains in its current location the
Maintenance Yard/Holy Cross parcels, the Vail Professional
Building and /Cascade Crossing all remain viable
development sites. The most viable site for a public parking
facility would be the Maintenance Yard/Holy Cross parcels.
While other lift locations are feasible, the old gas station site
is a viable location for a base terminal, This location would
require a grade separated pedestrian crossing over the
Frontage Road to the Maintenance Yard/Holy Cross parcels.
A strong east-west oriented pedestrian corridor with ground
floor retail uses would be necessary to create a strong
connection between this area and fhe rest of Lionshead.
15
Under this Frontage Road scenario the Vail Professional
Building and Cascade Crossing could be developed as a
contiguous parcel. It is assumed that these parcels would be
re-zoned to Lionshead Mixed Use 1. The Holy Cross site and
the Vail Professional Building both abut Red Sandstone
Creek. Any redevelopment of these parcels should consider
how the Creek can be enhanced and made an asset or
amenity of this redevelopment area.
b. Frontage Road Realignment behind the Maintenance Yard
and Holv Cross site
The greatest benefit of this realignment alternative is that it
results in one very large and contiguous development parcel
and in doing so integrates the Maintenance Yard/Holy Cross
site with the West Day Lot by removal of the barrier created
by the existing Frontage Road alignment. It also creates the
best pedestrian environment in creating an extension of the
Lionshead Retail area in that it provides the potential to
establish a convenient and desirable pedestrian connection
to the rest of Lionshead. With this alternative the most viable
site for a public parking facility would still be the Maintenance
Yard/Holy Cross parcels. With the re-location of the Frontage
Road lift access out of the old gas station site would not
require a grade separated pedestrian crossing to the
Maintenance Yard/Holy Cross parcels. However, a grade
separated crossing over the re-located Frontage Road would
be needed to link the Holy Cross site with the Vail
Professional Building. This alternative would also present
the opportunity for relocating and/or enhancing Red
Sandstone Creek to make it more accessible to the
community and an aesthetically pleasing water feature. One
possibility may be to pond the creek just south of fhe 1-70
corridor and diverting all or a portion of the flow underneath
the new Frontage Road in order to bring "live water" through
the western end of the Holy Cross site. Any modification or
enhancement to the creek corridor would be subject to U.S.
Army Corp of Engineers approval. A strong east-west
oriented pedestrian corridor with ground floor retail uses
would be necessary to create a strong connection between
this area and the rest of Lionshead.
/1 n rlnr~in4erl in {iir~ ~r~~ ~ 7~~ ~ 77
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16
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5.18 Old Town Shops
The old town shops site #as had been targeted for a variety of uses
throughout the master planning process, including employee housing,
expansion of the Vail sanitation plant, and Vail Associates mountain
services. These uses ~?,ay-,fie were thought to be appropriate for the
site, but it was recognized they were all are not compatible. h~
fh^ C~irl^ Oiv^r IA/~f^r ~n,J Q~
.E JE, .
&@FlH6@-yaf~ a~
. In
2003 the Eagle River Water and Sanitation District purchased the old
town shops site. The site was redeveloped with a surface parking
lot. Additionally, in 2004 Vail Resorts constructed a bridge across
the Gore Creek from this site to provide possible future mountain
operations access to Vail Mountain.
5.20 Eagle River Water and Sanitation District
While this parcel would certainly be a viable development site, the
costs to relocate uses at this site, particularly the treatment
facilities, are very significant. For this reason it is assumed that the
treatment facilities will remain in their existing location. A viable
alternative to relocating the entire building would be to relocate the
District's offices and construct "air-rights" development above and
around the treatment facility.
17
POTENTIAL BUS~TRANSIT STOP
PROPOSED MIXED USE BUILDING AREA ~ ~ ~
GROUND FLOOR RETAIL ~ MIXED USE ABOVE ~ ;i %F
i / `
SKI AREA SUPPORT W~ SUB-GRADE MAINTENANCE r -:~`.`~r / .:~,PE~/ S~RIAn~
i i t_ i;.
GON DOLA ~ ~
/ `«w° v..
PARKING STRUCTURE j ~,i' %
i
' ~ i
~i
; ~ / /
,.r" ~ ,i ~ j
r.ll..~f I'~ / '~Ft ~ J
~ ~ ~~l~'E1NT ~
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.ice _ _ -~-"'"'`OVER ASS NI t}
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FIGURE 4-9 -EXISTING FRONTAGE ROAD ALIGNMENT ~ WEST LIONSHEAD DEVELOPMENT CONCEPT ~ . ~
_ r. _ ; .
~ ~ i i it ~ ? ~ ~ ~ • - ~ ~ • •
y I I
~ - os.
18
" POTENTIAL BUS/TRANSIT STOP
_ !
PROPOSED MIXED USE BUILDING AREA
r/
r '
GROUND FLOOR RETAIL ~ MIXED USE ABOVE
SKI AREA SUPPORT W~ SUB-GRADE MAINTENANCE oyt~~oi' PEDEFTRI ~
~ os'O O R,~A L
i too
GON DO LA / - -
K
PARKING STRUCTURE , .r
s~~` ' c
~ ~ ~
s
~i l i 11
i e``
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4, ~
~ E D E K "`I ?
I ~ ~EASENf€~NT ~ r
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p 1 7
I 1 1 I
n
i ~ f 1 1
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FIGURE 4-9A - RE-ALIGNED FRONTAGE ROAD ~ WEST LIONSHEAD DEVELOPMENT CONCEPT . ~
_ _
a'
• -
• ~ •
I I ~ • ~ _ _
1 9
i
82.5' M~.x
A4'
71.5' MAX ~
6O' AVG '
60.5' MAX
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49' Avc ~
~ i.
FIGURE 5-25 -WEST LIONSHEAD BUILDING MASS ~ HEIGHT LIMITATIONS ~ f~
~Q
~
8
i
cnscADG LwT CASCADE VILLAGE
~ ~~ii
1/~n
SOUTH FRONTAGE ROAD ~ ~nr
CONNECTION TO WEST VAIL ~~~III
AND CASCADE VILLAGE ~ ~ I
I~~
GONDOLA LIFT 1~ ~ ~
~ PARCELS CURRENTLY WITHIN ~ ~ i u
~ EXISTING LIONSHEAD STUDY AREA i ~ ~
~
I r
? T.O.V. USFS GOUNDARY LINfi
~ d ~ o ~ ~ O _-~pC}zl d~Q° Q ~
II A ~C
7 ~ 0 Ih „~~~„i
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a
a - ~ o~ /
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I ^ ~f(`~ .0 QQ ®45 POSSIBLE FIXTURE
~n ~ ~ V~ ~ \ O~, ~ ~ J ~ s.~ ~APPRO%MATE OCATION~ J
~ I O ~
_ ~
_
CAP _ ',,/,~~J ~ ~ y--~ '~/}I
D ~I~ ' ~j ~ L~ W S~ Q ~ ~ ` ~.S ~ a ~ ~ /'e"~ ( PARCELS PROPOSED FOR INCLUSION 1
~"'[Y ,-sue-S LS ~ ~ I IN LIONSHEAD STUDY AREA I
~ ~ ~ 111 111
~ ~ _ a
~
8 ~ ~^'V 0 P11R MO ~ ~ % / ~f~p I ~1\ RED SANDSTONE CREER
O tTIIUOTURE III~''JS~L~w,I
VAIL ROUNDABOUT I ~ - WEST LIONSHEAD
- f STUDY AREA
C I i0 R.O.W.
YEIDL4 CRGGR 1N OVGRPASS
LIONSHEAD STUDY AREA 1
MAP A
STUDY AREA
LIONSHEAD
keu~,v~LOiIMt~ I
'IIAIWOFV,~,?
- 'I
21
INTRODUCED, READ, APPROVED AND ADOPTED this 6th day of February, 2007.
Rodney Slifer, Mayor, Town of Vail
ATTEST:
Lorelei Donaldson, Town Clerk
22