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HomeMy WebLinkAbout2004-1108 PECPLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING f• Monday, November 8, 2004 ~YNDFYAiII MEMBERS PRESENT Doug Cahill Chas Bernhardt George Lamb Rollie Kjesba David Viele Anne Gunion Bill Dewitt PROJECT QRIENTATION -Community De~etopment Dept. PUBLIC WELCOME 12:00 pm Site Visits: 1. Crossroads - 141 and 143 Meadow Drive MEMBERS ABSENT Driver: Warren NOTE: If the PEC hearing extends until 6:QQp.m., the Commission may break for dinner from fi:Ofl- f:30p.m. Public Hearing -Town Council Chambers 2:00 pm C A request far a recommendation to the Vail Town Council of proposed #ext amendments to Section 12-11-4, NPDES, Section 12-11-6, Erosion Control, and Section 12-14-17, Setback from Water-Course, Vail Town Code, and setting forth details in regard thereto. Applicant: Town of Vail Planner: Bill Carlson ACTION: Approved MOTION: Kjesbo SECOND: Viele VOTE: 7-0-0 Bill Carlson, Town of Vail Environmental Health Officer, presented an overview of the staff memorandum. He also withdrew the portion of the requested text amendments addressing stream setbacks {i.e. Section 12-14-17, Setback from Water-Course). Doug Cahill suggested that in addition to sites with disturbed areas of a y/~ acre or larger, that permits also be required of all projects located adjacent to Gore Creek. The other Commissioners voiced their support of the text amendments or had no additional comments. 2. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9{A}, Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bawling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice skating rink); a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-#amily dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow DrivelLot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, L.LC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Tabled to November 22, 200 MOTION: Viele SECOND: Kjesbo V©TE: 6-1-Q {Dewitt opposed Warren Campbell gave a presentation per the staff memorandum Jeff Winston, staff's consultant, provided a digital presentation of the design of the building and the relationship between the proposal and neighboring properties. Dominic Mauriello, the applicant's representative, commented that the project was designed with respect to the Town's goals and requirements for an SDD and master planning documents. He added that the types of benefits resulting from the proposal would far outweigh the deviations from the standards that were enumerated in Staff's memorandum. He then gave a lengthy presentation detailing the merits of the proposal and the changes that had occurred in the course of previous meetings with the Planning and Environmental Commission. Chris Coy, the project's lead architect from Barnes Coy Architects, followed with a presentation that detailed the architectural strategy of the proposal. He distributed a copy of a proposed change to the retail spaces which was being developed. Jeff Winston continued his presentation, challenging the PEC to decipher, from an initial observation, where the buildings being shown were located: were they typical of the types of architecture that one finds most often in Vaiil Village'? He reiterated that multiple opportunities existed for the buildings to step down in height in sensitive areas. Bob McNichols, the owner and developer of the Qne Willow Bridge Road project, communicated his surprise at the staff recommendation of denial. He mentioned that the comparisons between this and other highly-publicized projects within the Town were inappropriate due to the fact that many aspects of the proposal at hand were likely to be very beneficial to the community. Russ Forest, Director of Community Development, reminded the PEC that three options existed for them today. They could deny, approve, or table the application. Waldir Prado, the developer of the Vail Plaza ~6otel, seconded Mr. McNichols comments, adding that the Village's need for an entertainment center was obvious. Regarding bulk and mass, he hoped that the Planning and Environment Commission would consider the future and not always compare proposed projects to what existed today. He felt that this project exemplified what the Village should be, making the highest and best use of the site. He finished by saying that. the only thing that precluded him from proposing a similar plan was the constraints of the Vail Village Inn site, Ron Byrne, along-time developer in the Town, described some of the plans that had been previously drafted for the site. A great deal of thought and research had been devoted to deciphering what types of development projects are successful, this being one of them. He agreed that the bulk and mass were appropriate for the site and that the project would bring back a much-needed vitality to the Village. Jason Perez, a resident and business owner in the Valley, expressed pleasure at the thought ofi raising his children in an area with a center such as the ane proposed. Mark LaBonne, Vail Fine Art Gallery owner, reminded the PEC that the negative impacts upon the Town of the current structure, were substantial. Paul Verzacca, owner of La Tour Restaurant, expressed concern over the parking issue the Town faces each winter season. Thos project among other things would be beneficial to solving the parking problem, He stated that i# Vail was hesitant to build upward, there were few other options for much-needed expansion opportunities (referencing the need for additional parking levels on the Vail parking structure). Patrick Cassidy, an employee of Vail Fine Art Gallery, agreed that the project's merits warranted approval. Doug Cahill asked the public if there specific comments regarding bulk and mass. Jeanne Grissofi commented tha# the size of the project would help diminish some of the noise that is currently generated by f-70. Jonathan Staufer, resident and owner of property on adjacent parcel, spoke in favor of the need to re-development, yet agreed with the Staff's recommendation that there were many outstanding issues that remained to be addressed. Na ane in the Town has been give ten and one-half stories of height, he continued. The project was not sensitive to the surrounding areas, "`blotted out" the sun, and the comparisons made to terms describing the project, such as "alpine" and "bavarian" were not appropriate. He urged the Planning and Environmental Commission to strongly consider fallowing the Staff's recommendation. Joe Staufer, resident and owner of property on adjacent parcel, began by saying that his comments were likely against his personal and financial interests. Vail's status as a unique and charming place was due to its appeal as a small village. Though the developer may not like the "alpine architecture", Vail's guests come for that, among other, reasons. He added that the eighty-five condominiums would be occupied at Christmas and vacated by January 10`". Mr. Stauffer continued that economic viability was often promised as a result of a requested deviation from the Town's development standards. He felt that the building should not be approved, based on its size in comparison with surrounding structures, Gwen Scalpello mentioned that she is not personally ready to see "the city of Va'rl" and compared the project to 3(t Rockefeller Center in New York City. Robb Swimm, owner of Scotch on the Rockies, expressed concern over 6g,OQ0 square feet of retail being built within the Village. His concern was that large national retailers would locate in the new retail spaces and take away farm the charm of smaller local chaps. He was adamant that a project of this scale needed to work with the Community to intertwine and mesh with the unique existing retail spaces which interested visitors and locals alike. Dean Hall, president of Village Inn Plaza, Phase III, had many concerns about the scale of the project and urged the PEC to further study and refine the proposal. Andrew Carroll, with Alpine Bank in Crossroads, stated that the applicant had complied with the requests of staff. Therefore, the application was consistent with similar approvals and should be approved as well. Dan Leever, resident of Vail, stated that he respected Staff's recommendation. However, it was the Planning and Environmental Commission's job to make decisions and be bold, particularly in light of the overwhelming public support of the project. Tom Steinberg,. resident of Vail, did not agree with the comment regarding "overwhelming public support'. The bulk and mass typified what large developers usually request. He suggested that the Planning and Environmental Commission "sit back and relax", waiting to more thoroughly grasp how the project could metamorphose. Flo Steinberg, resident of Vail, agreed with her husband. She requested to see models of this and the surrounding buildings and stated that it was impossible to see how the building would interact with other uses until a model was constructed. Dan Barry, a business owner in the Town, was anxious to see something happen in the Crossroads location. The amenities to the Community seemed to overshadow the physical height, He requested that the Planning and Environmental Commission allow the project to break ground as quickly as possible. Jim Lamont, Vail Village Homeowners Association, reminded the Planning and Environmental Commission that his homeowners associations has consistently oppose Special Development District's. However, fair, consistent and equal treatment of ,properties in similar conditions must occur. He did not think that Staff accurately compared the proposal at hand with previous approvals within the Town. Russ Forrest pointed out to the Planning and Environmental Commission that comparisons had been made by Staff and were included for review in the back of the room. ~~ Kevin Deighan, president of the Vail Gateway Homeowners Association, mentioned that in his experience as Planning Commission member, he learned that not much was generally gained by the public as a result a Special Development District. However, he said that this project was a definite exception, bringing much needed entertainment options to the Village. He disagreed that additional retail square footage would be bad for the Village, but rather, would provide healthy competition, bringing retail rental rates down. Bill Ray, a local Gallery owner, would like to see something happen on the site, but felt that the scale was much too large. He felt the proposal would do a great lea! to homogenize Vail., as Avon has done. Vail could not cater to all types of visitors and argued that the project as proposed was "arrogant and irresponsible". Tom Braun, a local resident and primary participant in the drafting of the Vail Village Master Plan, stated that redevelopment was absolutely needed in this location. However, the proposal was nowhere close to Planning and Environmental Commission approval. The scale and massing of the building is significant. He commented that the Design Review Board and Planning and Environmenta! Commission needed to work on the compatibly on this project. The Town's embracing of "Bavarian style" architecture is a key part of the Town and has been a key since the Town's inception forty years ago. Chad Zigler, manager of Vail Mountain Lodge, commented that the shopping in Vail Village was in need of much improvement. He stated that many times he has sent guests and visitors to Aspen for shopping. Dominic Mauriello mentioned that areas down valley were currently outpacing Vail in sales tax revenues and maintained that the proposal would bring some of that business back to the Town. Anne Gunian commented that this was only the third time that the Planning and Environmental Commission had seen the project. She continued, saying that the bulk and mass was excessive. The Planning and Environmental Commission's responsibility was to evaluate a project based on the Town's development standards and the economic aspects of the project fall mare aptly under the Town Council's purview. !n her informal study of the Town, she was hard-pressed to find eight and nine story elevations. This building's opportunity to be a "crown jewel" within the Town, was amazing. Qavid Viele commented that Staff's overall support of the project was being overlooked. He mentioned that he thought the proposed structure was more in keeping with the Four Seasons. After seeing the graphic representations showing the two projects he found the scale of the building remained unacceptable. He remained in support of the project, but felt that much work remained to be done. Chas Bernhardt agreed w"rth N1r. Viele's comments that Staff was supportive of the project. He felt that the deviations from the Town`s standards would be necessary in order to make this proposal viable. He thought that the roofline was interesting ("light and airy") but still too high. The western neighbors would definitely be affected adversely if the building were not lowered on that corner. Other similar proposals within the Town granted the public much benefit: but this project did even more in terms of public benefits. He finished by stating that this project was ideal for this type of property, and would perhaps ad'd to the retail viability within the Town. Bill Jewitt began by reading some aspects of the Town's development guidelines and plans. He stated that this area was likely the only one within the Town that would be able to incorporate a public plaza. He expressed interest in not "losing the plaza" at the expense of adding a couple of trees and meeting a landscaping requirement. The area being discussed was in a unique mixed use sub area, and the guidelines that applied to the Village should not necessarily be applied to this. project. There was some merit to Keeping an open mind in regard to architecture: "bavarian" style was not the only option within the Town. Regarding retail viability, the bottom line was whether or not a critical mass existed for retail. He felt that this project would generate its own "critical mass". The height and bulk issue was mitigated by the fact that some public plaza space was being introduced. The public benefits from this proposal would be "unbelievable", providing excitement not seen for same time in Vail. Rollie Kjesbo stated that the biggest issue of the project remained the bulk and mass. In spite of the huge number of public benefits, the 50°!o increase in size of this building was enormous. The eighty five units that would be dark for most of the year was a concern and a concept that would insure the beds were warm needed to be intricately studied. George Lamb stated that Staff had done an incredible job in researching and presenting the project. He felt that the benefits would be extraordinary. The parking should be flexible, as should the retail. He encouraged the applicant to provide some family duplex-type units in purchasing units for the 22 employees generated by the project. Attention should be paid to flexibility within the dwelling unit design such as lock-offs. The plaza may be too symmetrical and excessive bulk and mass were a problem, but the project wasn't "too far off' from becoming a reality Doug Cahill agreed with the comments made about the overall viability and hopeful success of the project. The question that should be asked regarded the future: where are we moving? Where are there locations appropriate for this type of height? Currently, the projects bulk and mass was too dramatic considering local character. The project was moving in the right direction, as he hoped it would continue to do. Traffic impact fees deserved more discussion, as did parking, the rental plan, and several other issues. Dominic Mauriello stated that the Planning and Environmental Commission was helpful in giving instruction regarding the project. Peter Noble, the developer of the property, was initially interested in the area due to its potential as a project which would bring people back to Vail. However, he was not interested in pursuing the project far the next three years of his life. The economic viability of the project for the Community could be huge, he finished. 3. A request for final review of a major exterior alteration, pursuant to Section 12-7A-2, Exterior Alterations or Modifications, Vail Town Code, to allow for revisions to the previously approved development plan for Cne Willow Bridge Road (previously Swiss Chalet), located at 10Q Willow Bridge RoadlTracts K & L, Block 5E, Vail Village First Filing, and setting forth details in regard thereto. Applicant: one Willow Bridge Road, represented by Resort Design, Inc. Planner: George Ruther ACTION: Withdrawn 4. A request for final review of a variance from Section 1 ~-6H-6, Setbacks, Vail Town Code, to allow for a residential addition to encroach into the required side setback, located at 483 Gore Creek Drive (Texas Townhomes)/Lots 8 & 9, Texas Townhomes, Vail Village 4'h Filing, and setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Mike Suman Architect, LLC Planner: Elisabeth Eckel ACTION.: Withdrawn 5. A request for final review of a major subdivision, pursuant to Chapter 13-3, Subdivision Regulations, Vail Town Code, to allow for the creation of the Lionshead Sixth Filing subdivision, a resubdivision of Lot 4, Block 1, Tract D, Tract H, and a Part of Tract C, Vail/Lionshead First Filing and a resubdivision of Lot 2, Block 1, Tract H, Tract G, and a Part of Tract C, Vail/Lionshead Third Filing, Town of Vail, County of Eagle, State of Colorado, located at 675 Lionshead Place (a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company, represented by Braun and Associates Planner: George Ruther ACTION: Withdrawn 6. A request for a site coverage variance, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a variance from Section 12-6D-9, Site Coverage, Vail Town Code, to allow for site coverage in excess of 20% of the total site area, located at 1936 West Gore Creek Drive/Lot 46, Vail Village West Filing 2, and setting forth details in regard thereto. Applicant: Michael R. Dantas represented by Mauriello Planning Group, LLC Planner: Elisabeth Eckel ACTION: Withdrawn • 7. Approval of October 25, 2004 minutes MOTION: Viele SECOND: Kjesbo VQTE: 7-D-D 8. Information Update Appointment of PEC Representative to the Open Space Committee {Note: There will be a meeting of the span Space Committee on Tuesday, November 9, 2Dfl4 at 3:flfl) MOTION: SECOND: VOTE: 9. Adjournment MOTION: Viele SECOND; Kjesbo VOTE: 7-fl-fl 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 Goad. 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 far the Hearing Impaired, far information. 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Crossroads - 141 and 143 Meadow Drive Driver: Warren NOTE: If the PEC hearing extends until 6:OOp.m., the Commission may break for dinner from 6:00- 6:30p.m. Public Hearing -Town Council Chambers 2:00 pm 1. A request for a recommendation to the Vail Town Council of proposed text amendments to Section 12-11-4, NPDES, Section 12-11-6, Erosion Control, and Section 12-14-17, Setback from Water-Course, Vail Town Code, and setting forth details in regard thereto. Applicant: Town of Vait Planner: Bill Carlson ACTION: MOTION: SECOND: VOTE: 2. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-g(A}, SpeciaE Development District, Vail Town Gode, to allow for the redevelopment of Crossroads, a mixed use development; a request Mor a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Tawn Gode, located at 141 and 143 Meadow DrivelLot P, Black 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: 3. A request for final review of a major exterior alteration, pursuant to Section 12-7A-2, Exterior Alterations or Modifications, Vail Town Code, to allow for revisions to the previously approved development plan for One Willow Bridge Road (previously Swiss Chalet}, located at 10a Willow Bridge RoadlTracts K & L, Block 5E, Vail Village First Filing, and setting forth details in regard thereto. Applicant: One Willow Bridge Road, represented by Resort Design, Inc. Planner: George Ruther ACTION: Withdrawn 4. A request for final review of a variance from.Sectian 12-6H-6, Setbacks, Vail Town Cade, to allow for a residential addition to encroach into the required side sefback, located at 483 Gore Creek Drive (Texas Townhomes}flats 8 & 9, Texas l'ownhomes, Vail Village 4"' Filing, and setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Mike Suman Architect, LLC Planner: Elisabeth Eckel ACTION: Withdrawn 5. A request for final review of a major subdivision, pursuant to Chapter 13-3, Subdivision Regulatians, Vail Town Code, to allow for the creation of the Lionshead Sixth Filing subdivision, a resubdivision at Lot 4, Block 1, Tract D, Tract H, and a Part of Tract C, Vail/Lionshead First Filing and a resubdivision of Lot 2, Block 1, Tract H, Tract G, and a Part of Tract C, VaillLonshead Third Filing, Town of Vail, County of Eagle, State of Colorado, located at 675 Lionshead Place (a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Campany, represented by Braun and Associates Planner: George Ruther ACTION: Withdrawn • 6. A request for a site coverage variance, pursuant to Chapter 12-17, Variances, Vail Tawn Code, to allow far a variance from Section 12-6D-9, Site Coverage, Vail Town Code, to allaw for site coverage in excess of 20% of the total site area, located at 1936 West Gore Creek DrivelLot 46, Vail Village West Filing 2, and setting forth details in regard thereto. Applicant..: Michael R. Dantas represented by Mauriello Planning G'raup, Ltd. Planner: Elisabeth Eckel ACTION: Withdrawn 7. Approval of October 25, 2004 minutes MOTION; SECOND: VOTE: 8. Information Update Appointment of PEC Representative to the Qpen Space Committee (Note: There will be a meeting of the Open Space Committee do Tuesday, November 9, 2{f44 at 3:UQ} MOTION: SECOND; VOTE: g. 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 far 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, November 5, 2004 in the Vail Daily. • MEMQR~4NDUM TO: Planning and Environmental Commission FROM: Community 1evelopment Department DATE: November 8, 2804 SUBJECT: A request for a recommendation to the Vail Town Council of proposed text amendments to Section 12-11-4 NPDES, Section ~12-11-6 Erasion Control, and Section 12-14-17 Setback from Water-Course, Vail Town Code, and setting forth details in regard thereto, Applicant: Town of Vail Planner: Bill Carlson, Environmental Health Officer i. DESCRIPTION OF THE REQUEST The purpose of this memorandum is to 1) provide the Planning and l;nvironmental Commission with a summary of the Town of Vail's recommendatiorr to repeal and/or delete various Sections in Title 12; 2) propose an amendment through tl~e adoption of a new Section Six (6} Grading Standards of the Town of Vail Development Standards Handbook; and 3}adoption of a new Section 12-11-6 relating to erosion control and stormwater quality; and 4} propose a problem statement which articulates the need for updating, combining and revising the necessary elements of the construction site erosion . control requirements, II. BACKGROU)~fD The Federal Clean Water Act requires that stormwater discharge facilities be authorized under stormwater discharge permits {40 CFR 122.26}. The Baal of the stormwater permits is to reduce the amount of pollutants entering streams, lakes and rivers.as a result of runoff Pram residential, eo~nmercial and industrial areas. The original 199th regulation (Phase I) covered municipal storm sewer systems for municipalities over 1QO,OaO population. The regulation was expanded in 1999 to include smaller municipalities as well, referred to as Phase II. In Colorado, stormwater disehar~?e permits are issued by the Colorado Department of Public Health and Environment {CDPHL}, Water C~uality Control Division. Such permits are part of the Colorado Discharge Permit System. The Plzase II municipal separate stormwater sewer systems {MS4s) will be covered under a general permit for stormwater discharge from MS4s. The main requirement of this permit will be for MS4 operators to develop and implement six stormwater management programs, or minimum measures. These measures are described as follows: 1. Public education and outreach 2. Public participation involvement 3. Illicit discharge detection and elimination 4. Construction site stormwater runoff control 5. Past-construction stone water management b. Pollution preventionlgood housekeeping for municipal operations In short, the permittee (T[~V) must develop pro,~~rams that meet the requirements of the six minimum measures and protect the state waters froze pollution, contamination, and/or deg~radatian. CDPHE will notify all municipalities in Calarado that will be regulated as a Phase II MS4 operator. CDPHE has indicated the Town of Vail will be evaluated after the next census (20I0} for permitting purposes. At that time, the Town's Stormwater program description must 6e clear enough for the State to determine the Towns general strategy for complying with each of the six minimum measures. This should include an indication of which ofthe program elements the Town intends to utilize, and to what degree particular measures will be stressed. ]nor example, for the construction program minimum measures, the Town will require an extensive site inspection and permit program be utilized, relying heavily on inspections, education of contractors (outside of what occurs during inspections) will be minimum requirements. III. DESCRIPTION OF THE REQUEST 4n behalf of the Town of Vail through the Environmental Health Department, Community Development is requesting a text amendment to Section 12 of Town of Vail Code Zoning t~rdinance and Section Six {b) of the Development Standards Handbook for the following reasons: • Land development projects and associated increases in impervious cover alter the hydrologic response of local watersheds and increase Stormwater runoff rates and volumes, flooding, stream channel erosion, and sediment transport and deposition; and • Stormwater runoff contributes to increased quantities of water-borne pollutants, and Stormwater runoff, soil erosion and non point source pollutionz can be controlled and minimized through the regulation or erosion control and Stormwater quality associated with construction activities; and • The EPA has promulgated regulations pursuant to Phase II of the National Pollutant Discharge Elimination System as part.. of the Clean Water Act, and has required the implementation of a Stormwater quality ordinance in order to meet requirements of the Stormwater discharge permit issued by the State of Colorado; and + Soil erosion and stream channel erosion make necessary costly repairs to gullies, washed out fills, roads and embankments, and the. resulting sediment clods storm sewers and road ditches, leaves, deposits of silt in streams, and is considered a significant water pollutant associated with Stormwater runoff; and + Regulations limiting soil erosion and stream channel erosion are in the public interest and will prevent threats to public health and safety; and A public heating has heretofore been held before the Vail Tawn Council, and the Council has determined, subsequent to said public hearing that the implementation of the recommended policies and changes in the Town Code dealing with erosion control and stonnwater quality would be in the best interests of the~citizens of the Town of Vail. 2 IV. DISCUSSION ITEMS Staff is requesting that the Planning and Environmental Cornmiss%on evaluate the following proposed amendments to Section 12 of the Town Code and Development Standards ~lancibaak: The fol]owing is a summary of the Section 12 policy amendments recommended by staff: 12-14-17: SETBACK FROM WATERCOURSE The existing minimum setback from a creek ar stream is thirty feet (3Q') from the center of the established creek or stream channel as deEned by the town comprehensive plan base maps; provided, however, that the setback from Gare Creek shall by fifty feet (54'} from the center of il~e creek. Staff recommends amending the Town of Fail Development Standards Handbook and Section 12-14-17 of the Towvn Code with Section lII B{1} of the proposed ~~v'ater Quality Standards Ordinance which defines Stream Setback Zarae Regtrire~rraents as: The str-cam side cane will begin at the Ora'iizary High Water mark arad extend a rrainiraarrrra of 25 linear. feet away from the streurrzsirle zone. Irr areas where Cher°e are adjacent wvetland areas that are attached to the stream claararael, grad additional 10 linear feet, as rraea,surcdf°onz the outea~ edge of the r-ipariara/wetland area shall be included ira the stream side znrae. Where rao ordinary fligla Water Mark is di,rcerraahle, floe tap of the bank shall be used in its place. 12-11-6-E (3): EROSION CONTROL -.-.~,~ The Cade section addressing erosion central requires straw bales to be used for temporary control measures and jute netting used for permanent slope stabilization. The use of straw bales as a stormwater erosion and sediment control best management practice is ineffective in a steep sloped mountain environment. Staff recommends repealing this section of the Town Code. Section II E, in the proposed Water iQuality Standards Ordinance requires Storna~vater Managerraerat Plans. A Star-rn~~atEr Mrrnagerraent Plan (SW,'V1P) is required to fre subrraitted with the applicatiara arad shall be prc:pcrrccl uz crccardarace with all the regarir-ern.ents of the most recent SY'Y'~~IP guidarace> docurnerat prepared b}% the CDPHE arad goad engineering, hydrologic arad pollution control practices. Prior- to carnrnencetnent of corastr-uctiora activities, the SWMF shall be iraapleraae?nted for the construction site covered by the perraait. 12-11-4-J: NPDES PERMIT This code section requires an approved national pollutant discharge elimination system permit far stormwater discharges to surface waters fesulting from developments to surface waters resulting, from developments draining two (2) or mare acres. In lieu of such a permit, the section allow°s the developer of an area of two {2) or more acres to present a "no discharge" stormwater drainage plan, which may include such measures or detention ponds, high curbs, and int=xltration galleries, The section also requires the department of community development to establish and maintain a list of such "no discharge" measures. Section II (A);nf the proposed Dater Quality Stcurdards f]rdir7unce r~equires° ar7y persor7 c:onducti~~~g an activity reszalting ire a total tt'istul•bed area of at least % acre, to nbtairx ara~ stcrrnawater quality permit firom the Tvwra of Tfuil. Total distal°bed urea iJ~cludes any land within a project that meets the definition of "distw~bed area ", whethcr° or not such parcels care contiguous. The Toavn rawly also require a stormwater quality permit regur•dless of the .size crf the total disturbed area ire car junction with appa•nval of a final .subdivision plat, conditional use permit, or develnprrzerzt plan. It is unlativficl for arty person to fail to obtain a .storraz~vater quality per°anit. Issuance of a perraait by the Tnwn does not exempt the parties fiaom obtaining any permits required by flee State of Colorado or^ the Feder°al Gnvernn~ent. Section Six (6) Grading Standards of the Town of Vail Development Standards Handbook: This section of the current development standards under Erosion Control requires all sites with disturbances to provide contra] measures using best management practices for sites greater than one (1) acre or sites r~~ith total disturbance greater than %s acres must provide an erosion control plan prepared by a registered Colorado Professional Engineer. Sectiarr II (A) of the pr•opnsed Water Quality Standards ~rdirrance requires a stnrnawuter quality permit incnrpcrrating a SWMP in accor-dunce with CDPME best management practice guidance standards for any site distzrrbirag an area of at least %i acre. V. A"T'TACH1ViENTS ~ttaclunent: Proposed Water Quality Protection Standards Qrdinance Draft IV. ROLES OF REVIEWING BC71~lES Plannina and Environmental Commission: Action: The Planning and Environmental Commission is responsible for forwarding a recommendation of approvallapproval with canditionsldenial to the Town Council of a text amendment. The Planning & Environmental Commission shall consider the following factors with respect to the requested text amendment: ~ . The extent to which the text amendment furthers the general and specific purposes of the Zoning Regulations; and 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and 3. The extent to which the text amendment demonstrates how cond'otions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and 4 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and 5. Such other factors and criteria the Commission deems applicable to the proposed text amendment. Design Review Board: Action: The Design Review Board has ND review authority of a text amendment or conditional use permit, but must review any accompanying Design Review application. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Design Review Board or Planning and Environmental Commission erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. The Town Council is responsible for final approvallapproval with conditi©ns/denial of a text amendment. The Town Council shall consider the following factors with respect to the requested text amendment: 1. The extent to which the text amendment furthers the general and specific purposes t~f the Zoning Regulations; and 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and 3. The extent to which the text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate ar is inapplicable; and 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives. 5. Such other factors and criteria the Commission and/or Council deem applicable to the proposed text amendment. Staff: The staff is responsible fior ensuring that all submittal requirements are provided and plans conform to the technical requirements of the zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation an approval, approval with conditions, or denial. Staff also facilitates the review process. 5 vl. CRIT'ER1A AND FINDINGS The review criteria and factors for consideration for a request of a text amendment are established in accordance with the provisions of Section 12-11-4 NP®ES, Section 12-11-6 Erosion Cantral, and Section 12-14-17 Setback from Water-Course, Vail Town Code. A. Consideration of Factors Reaardina the Text Amendment: 1. The extent to which the text amendment furthers the general and specific purposes of the Zoning Regulations, and Staff believes the proposed text amendments are consistent with the general and specific purposes of the Zoning Regulations noted in Section V of this memorandum. Specifically related to Section 12-14-1?Setback from Water-Course, Section 12-11-4 Sec J, NPIaES Permits, and Section 12-11,{; Sec E (3), En~sion ControC, Vail Town Code. 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, 'and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and Since the current zoning regulations do not specifically address Federal Clean Water Act stormwater discharge management requirements, staff believes the proposed text amendments address an issue not contemplated with the initial adoption of the zoning regulations. Therefore, staff believe that the proposed text amendments better implement the goals, objectives, and policies of the Comprehensive Plan and are compatible with the development objectives of the Town. 3, The extent to which the text amendment demonstrates haw conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is na longer appropriate or is inapplicable; and Sinoe the current zoning regulations do not specifically define nor address the Federal Clean Water Act, Phase II municipal separate stormwater sewer system (MS4) requirements covered under a general permit for stormwater discharge from MS4s; Staff believes the proposed text amendments address an issue not contemplated with the initial adoption of the zoning regulations. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives. Staff believes the proposed text amendments will better regulate the discharge of sediment from construction site activities which may cause stormwater contamination to Gore Creek. • 5. Such other factors and criteria the Commission andlor Council deem applicable to the proposed text amendment. B. The Planning and Environmental Commission shall make the followino findings before fiorwardina a recommendation of approval for of a tent amendment: 1. That the amendment is consistent with the applicable elements of the adapted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; and 2. That the amendment furthers the general and specific purposes of the Zoning Regulations; and 3. That the amendment promotes.the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. VII. STAFF RECOMMENDATION The Community Development Department recommends thaf the Planning and Environmental Commission forwards a recommendafion of appro~a! to the Vail Town Council for the proposed text amendments to the following Zoning Regulations, Vail Town Cade, Section 12-14-17, Setback from Water-Course; Section 1 ~-11-4 Sec .J, NPDES Permit; Section 12-11-6 Sec E(3), Erasion Control, and setting forth details in regard thereto. . Staff's recommendation is based upon the review of the criteria in Section VI of this memorandum and the evidence and testimony presented, subject to the following findings: 1. That the amendment is consistent with the applicable elements of the adopted goals,. objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town, and 2. That the amendment furthers the genera! and specific purposes of the Zoning Regulations; and 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. ', 7 Town of Vail Water Quality Protection Standards (Final Draft) WHEREAS, land development projects and associated increases in impervious cover alter the hydrologic response of local watersheds and increase stormwater rzznoff rates and volumes, flooding, stream channel erosion, and sediment transport and deposition; and WHEREAS this stormwater runoff contributes to increased quantities of water-borne pollutants, and stormwater runoff, soil erosion and non point source pollution can be controlled and minimized through the regulation or erosion control and stormwater quality associated with construction activities;. and WHEREAS, the Environmental Protection Agency has promulgated reb~ulations pursuant to Phase II of the National Pollutant Discharge Elimination System as part of the Clean Water Act, and has required the implementation of a stormwater quality ordinance in order to meet requirements of t11e stormwater discharge permit issued by the State of Colorado; and WHEREAS, soil erasion and stream cl~zaz~zzzel erasion make necessary costly repairs to gullies, washed out fills, roads and embankments, and the resulting sediment clogs storm sewers and road ditches, leaves deposits of silt in streams, and is considered a significant water pollutant associated with storzxzwater runoff; and WHEREAS regulations limiting soil erosion and strearrz channel erosion are in the public interest and will prevent threats to public health and safety; and WHEREAS, public hearing has heretofore been held before the Vail Town Council, and the Council has determined, subsequent to said public hearing that the implementation of the recommended policies and changes in the Town Code dealing with erosion control and starmwater quality would be in the best interests of the citizens of the Torn of Vail. THEREF4AE, 'THE TOWN (}F VAIL ~IEREBY C)RllAINS: That Section Sic {6) Grading Standards of the Town of Vail DeveIapment Standards Handbook and Section 12-14-17: of the Town Cade of the Town of Vail is hereby. amended through the adoption ofa zaew Section Six {G) and Section 12-11-6 relating to erosion control and storznwater quality, which reads, in its entirely, as follows: I. C+DNTROL CAF ERASION AND SEDTMENTATI(JN A. PURPOSE, INTENT, AND L1AI3ILITY 1. Pz.tz~ase -The preservation of wetland and water areas, serves to prevent water quality degradation of Gore Creek and its tributaries and the several ponds in the Town of Vail. Protection of ecosystems, aquatic habitats, and wildlife habitats, especially habitats for state or fcderall_y designated 1~'ater Quality Pratcction Stundard5-.august 10, 2C]{l4 Dralt j Town of Vail Euvirotunental Health Ordin•ar} Eli~vh'r'~`ater.Army Core l:n~. 5e[bac:k 4'ersian threatened or endangered species, to preserve ground water recharge functions, and preserve natural flood plain control. 2. Intent -The intent of this chapter is to enhance the quality of water in the Town's drainage ways and subsequent receiving waters by establishing requirements far stormwater quality permits for construction and development, to prevent soil erasion and sedimentation from leaving construction activities within the Town in order to protect the vital, beneficial functions and values of wetlands, streams, and water bodies within the Town. 3. Liability -Any person who undertakes or causes to be undertaken any activity which involves disturbance of the land's surface shall ensure that soil erosion, sedimentation, increased pollutant loads and changed water flow characteristics resulting from the activity are controlled so as to minimize pollution of receiving waters. The requirements of this section are minimum standards and a person's coa~~pliallce with the same shall not relieve such person from the duty of enacting all measures necessary to minimize pollution of receiving waters. B. EROSION CONTROL DEFINITIONS The following definitions shall apply unless the context requires a different meaning. BEST MANAGEMENT PRACTICES {BMP's) Schedule of activities, prohibitions of practices, general good house keeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices to prevent or reduce the discharge of pollutants directly or indirectly to stormwater, receiving waters, or stormwater conveyance systems.. BMPs also include treatment practices, operating procedures, and practices to control site runoff, spillage or leaks, sludge or water disposal, or drainage from materials storage. BUFFER An area adjacent to a water bady where land development or disturbance is restricted. When land disturbing activities are permitted within this area, BMPs or other mitigation must be used to minimize adverse impacts to the water body. COLORADO DISCHARGE PERMIT SYSTEM (CDPSj State of Colorado regulation {5 CCR 1002-61) and as amended which covers discharges from specific types of industries including construction sites, and storm sewer systems for municipalities as part of the Water Quality Control Division (Division) under the Colorado Deparrtment of Public Health arad Environment (CDPHE.~. CONSTRUCTION ACTIVITY Construction activity iricludes clearing, grading and excavation activities. Construction daes not include routine maintenance performed by public 1. I~ I ~~ r • «'atc:r duality lrnxectipn Standards - Aueust 113, ?Ob4 Draft Z Towvn of Vail Environnacntal Health C)rdinary High water,finnyCore Eng. Setltack Versit~n - agencies, or their agents to t'naintain origit'xal line and grade, hydraulic capacity, or original purpose of the facility. CPESC Certified Professional in Erosion and Sediment Control DEVELQPMENT All activities involving earth disturbance and requiring a building or grading permit, including but not limited to, commercial or industrial developments, single or multi-family housing, construction of stnactures, road and driveways, and installation of utilities. DISTURBED AREA That area of the land's surface disturbed by any work or activity upon the property by means including but limited to grading, excavating; stockpilillb soil, fill, or otlxer materials; clearing; vegetation removal; removal or deposit of any rock, soil, or other materials; or other activities which expose soil. Disturbed area does not include the tillage of land that is zoned for agriculniral use. It also does not include Performance of emergency work necessary to prevent or ameliorate an immediate tlxreaf to life, property, or tlxe environment. Any person-performing such emergency work shall immediately notify the Town Engineer of the situation and the actions taken. The Town Engineer may, however, require such person to obtain a stormwater quality permit to implement remedial measures to minimize erosion resulting from the emergency. DRAINAGEWAY. Any natural or artificial stream, swale, creek, river, ditch, channel, canal or other open watercourse, ERQSI{)N The process by which the ground surface is worn away by action of wind, water, gravity, or a combination of thereof. EROSION AND SEDIIvIENT CaNTROL PLAN A plan to minimize erosion and on site sedimentation resulting from construction activities. The plan should include detailed information about the site; planned construction activities and best management practices (T3MPs} to implement that can minimize on-site erosion and transport of sediment ctff-site during construction. FINAL STABIL,IZATIQI`t When all soil disturbing activities at the site have been completed, and uniform vegetative cover has been established with a density of at least 70 percent of Pre- disturbance lever, or equivalent permanent, Physical erosion reduction methods have beetx employed. For purposes of this section, establishment of a vegetative 4vatcr [luaii[y Prntc~~irm ..5t<[[[daads August lb,?Q04llrafl ~ Toun of Vail Enviro[unental Health Ordinary Hsgh ~'~':~ter .~m~y t;orc F:no. Setback version cover capable of providing erosion control equivalent to pre-existing conditions at the site is considered final stabilization. LAND-DISTURBING ACTNITIES. Any mechanical activity which alters the surface of the earth and exposes the same to the elements ofwind, water, or gravity. Land-disturbing activities include grading, filling, excavating, and soil storage. Agricultural activities are exempt from this definition MUNICIPAL SEPARATE ST©RM SEWER SYSTEM (MS4) A system of conveyances owned and operated by the Town of Vail used in the collection, treatment or disposition of storm, flood or surface drainage waters,. including manmade structures and natural watercourses and/or floodplains for the conveyance of runoff, such as detention or retention areas, berms, swales, improved watercourses, channels, bridges, gulches, streams, rivers, gullies, flumes, culverts, gutters, pumping stations, pipes, ditches, siphons, catch basins, inlets, pumping plants and other equipment and appurtenances a.nd all extensions, improvements, remodeling, additions and alternations thereof; and any and all rights or interests in suc11 stormwater facilities, and which is not used far collecting or conveying sewage. OPERATOR The individual who has day to day supervision and control of activities occurring at the construction site. This can be the owner, the developer, the general contractor or the agent of one of these parties, in some circumstances. It is anticipated that at different phases of a construction project, different types of parties will satisfy the definition of an °`operator" and the pertinent portions of any applicable State of Colorado permit will be transferred as the roles change. PROPERTY OWNER The record owner of the property or properties, who is the responsible party for the Town of Vail stormwater quality permits. ORDINARY HIGH WATER MARK. The line between upland and bottomland which persists through successive changes in water levels, below which the presence and action of the water is so coininon or recurrent that the character of the land is marked distinctly from the upland and is apparent in the soil itself, the configuration of the surface of the soil and t11e vegetation. On an inland lake which has a level established by law, it means the high established level Where water returns to its natural levels as the result of tl~e permanent removal or abandonment of a dam, it means the natural ordinary high water mark. PER~VIANENT SAIL EROSION C©NTROL MEASURES ~~'ater Quality Protectii~n 5kandards-August la, 2404 Draft .~ Town of 4'ail I;nvironmcntal Health Ordinary High 'e'ater Army C:nrc Fang, Setback G'ersicrn Those control measures wlxich are installed or constructed to control soil erosioJa azxd which are maintained after completion of all grading azxd earth disturbance activities. POII~TT SOURCE Any discernible, confined azyd discrete conveyance from which pollutants are or may be discharged. Point source discharges of stolrm'~vater result tram structures, which increase imperviousness of the grouzxd which acts to collect runoff, with runoff beiixg conveyed along the resulting drainage or grading pattern. RECEIVING WATER Any water of the State of Colorado into which starmwater related to construction activities discharges.. B~~T ~'~+' ~ Riparian zone p1~~`a"~~ ~ The area located betweezxs the water's edge of aquatic ecosystems (rivers, streams, lakes, ponds, springs and seeps) and upland areas, wlxose soils allow far or tolerate a high water table, and provide sufficient moisture in excess of that atlxerwise available locally sa as to provide a more moist habitat than that of contiguous floodplains and uplands. Riparian areas are composed of interacting assemblages of plants, animals and aquatic communities whose~resence-is-either. directly or indirectly attributed to water-influenced or water-related factors. Riparian areas produce a diversity of vegetative forms, sizes and species and a density of vegetation that makes them among the mast productive habitats for wildlife. Areas exempt from this definition are manmade agricultural structures and devices such. as irrigation ditches, sprinklers, and artificial ponds. SPILL An unintentional release of solid ar liquid material which may cause pollution of the MS4 or waters of the State, STREAMSIDE SET BACK ZONE DELINEATION Field investigations to delineate the precise boundaries of wetlands on a development site slxall be the responsibility of the property owner and subject to all delineation requirements herein. STORMWATER Any surface flaw, riJnoff, and drainage consisting entirely of water from any form of natural precipitation, and resulting from such precipitation. STORMWATER MANAGEMENT PLAN {SWMP} A written plan to minimize pollutants in storJxJwater disclarged frozxx cc~J~struction sites as required under the Colorado Discharge Perzxzit System {CCDPS} Genera] PeJ-tnit for Starmwater Discharges Associated with Construction Activity. This plan iJ7cltJdes a site descrilati+3lx and map, identifies best management practices 'far iJ~~pleixxentation at the site and identifies maintenance b4'atcr (}utility' Proiectican Standards - Av~,usl 1Q 2Q04 Draft ~ `town of Vail I~nvironmen¢al Flealth 4rJinary [lieu Waler Army Cnrc Eng. 5ettrack Versinn - and inspection requirements for these best management practices. STORMWATER QUALITY CONTROL PLAN A plan to control pollutants transported in stormwater prior to pollutants entering waterbodies. Storrrzwater quality control plans in the context of these regulations refer to post-develaprnent stormwater flows, rather than stormwater flows under construction conditions. Starmwater Quality Control Plans should be based on best management practices (BMP's) such as avoiding direct discharge into waterbodies, minimizing directly connected impervious area, use of detention ponds, and other BMP's. TEMPORARY SOIL EROSION CONTROL MEASURES Interim. control measures which are installed or constructed and maintained whenever grading or other earth disturbance is to occur for the purpose of control soil erosion until permanent soil erosion control is effected. TOWN Town means the Town of Vail. _ TOWN ENGINEER The Town of Vail Public Works Director or designated representative. WETLAND 'Wetlands means those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support and that under normal. circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas. For purposes of these regulations wetlands do not include areas that are saturated solely by the application of agricultural irrigation water. Mannnade lakes and ponds built for the purpose of detaining runoff are not considered wetlands in the context of these regulations. TI. STORMWATER QUALITY PERMITS A. Per°mit required. It shall be unlawful for any person to conduct any activity resulting in a total disturbed area of at least % acre, without first obtaining a stormwater quality permit from the Town. Total disturbed area includes any land within a project that meets the definition of "disturbed area," whether or not such parcels are contiguous. The Town may also require a stormwater quality permit regardless of the site of the total dist~~rbed area in conjunction with approval of a. final subdivision plat, conditional use perz~z~it, or development plan. It shall be unlawful for any such persoz2 to fail to obtain a stormwater quality permit. lssuaz~ce of a permit by the Town of Vaii does not exempt the parties from obtaining any permits required by the State of Colorado or t13e Federal Government. B. Permit ap~rliecitl~n. Persons required to obtain a stormwater quality permit shall complete and f le with the Town an application on a form prescribed by the V4'ater Quality Protection standards-august 10 204 17raft ( Town of Vail Enviranmrntal Hcalth Ordinary i3igh w'Vatcr Army Care Eng. setback Version Town, in accordance with the requirements of this section with the building permit application prior to the beginning of construction activities. In support of the application, the applicant shall submit all information required on the Town's farm and any additional information requested by the Town. A separate application shall be required for each stormwater quality permit along with plans, specifications, and timing schedules for all earth disturbances. Where the permittee fails to submit any relevant facts in a permit application ar report to the Town, the pennittee shall promptly submit the relevant application information which was not submitted ar any additional information which was not submitted or any additional information needed to correct any erroneous information previously submitted. C. Procedure for Reuisw of Appliccxtlonr. Unless otherwise stated in this regulation, the submission of an application for, determination of the completeness of, staff review of, and notice and se3leduling of public hearings on all applications for storm water quality permits shall comply with the procedures this subsection. 1. Initiation. Applications for a stormwater quality permit shall be submitted to the Catnmunity Development Director and Town Engineer by the owner, or any other person having a recognized interest in the land for which the development is proposed, or their authorized agent. a. Applicant is Not the Owner. If the applicant is not the owner of the land, or is a contract purchaser of the land, the applicant shall submit a letter signed 'by the owner consenting to the submission of the app~lieatian. b. Applicant if Not the Sole (?wrier, If the applicant is not the sole owner of the land, the applicant shall submit a letter signed by the other owners or an association representing the owners consenting to or joining in the application. for a stormwater quality permit.. 2. Minimum Contents of Application. The application. shall be submitted in a form established by the Town of Vail and made available to the public a. Determination of Completeness. The Community Development Director or Town Engineer shall determine if the application is complete and includes data in sufficient detail to evaluate the application to determine whether it complies with the appropriate substantive requirements a1' these Water Quality Protection Standards. Applicants' Identify. The applicant's name, mailing address, telephone and fax number. If the applicant is to be represented by an agent, a letter signed by the applicant granting power of attorney to the agent sl~all be submitted, authorizing the agent to represent the applicant and stating the representative's name, mailing address, teleplone and fax number. b. Legal Description. The legal description and street address, if such exists, of the parcel on which stormwater quality controls are proposed to occur. ~4'atcr Qtzality l'rotcctiuai Slundurcis-August 1 [I, 2(lU4 C1rtft ] Torun of Vail En>,~it'otuttental liealdt Ordinar}^ High ~4'ater Army Core Eng. 5ethack Versizrn c. Disclosure of Ownership. A disclosure of ownership of the praperty upon which the stormwater quality permit is proposed to actor, listing the names of all owners of the property, and all mortgages, judgments, liens, easement, contracts and agreements that run with the land. The disclosure of awnersl~ip znay be in the farm of a current certificate from a title insurance company, deed, ownership and encumbrance report, attorney's opinion or other docuznentatian acceptable to the Tawn Attoniey. d. Vicinity Map. An eight and one-half ($ %} inch by elevent {11) inch vicinity map, locating the subject parcel within the Town of Vail. e. $treamside zone setback delineation. A property which is shown to include a stream andlor wetland shall be required to provide a survey or dimensional site plan, drawn at an engineering scale of 1:20, showing property lines, buildings and any points of reference from the streamside zone setback to the Tawn of Vail. f. Written Description. A written description of the proposal and an explanation in written, I,~raphic ar model farm of low the proposed development complies with the storznwater quality standards regulation. g. Environmental Impact Report, when applicable. h. Adjacent Property Owners. A list of all praperty owners, ca~npiled by the applicant using the most recent Eagle County tax rolls, is required for ail applications and shall be submitted to the Community Development Director as part of the application for development. In addition to submitting a written list, the applicant shall also submit the addresses on adhesive labels ar in the form of pre-addressed envelopes. - i. Detemined Incomplete. If the Community Development Director or 7'owia Engineer determines the application is incomplete, a written notice shall be mailed to the applicant specifying the application's deficiencies. No further action shall be taken on the application until the defciencies are remedied. If the applicant fails to cozTect the deficiencies within sixty (60) calendar days, the application shall be considered withdrawn and returned to the applicant. The applicant zxzay appeal the Caznznunity Development Director's determination to the Planning and Environmental Commission (PEC) pursant to Section 1V (A) (! )of these Water Quality Protection Standard Regulations. D. Permit issuance/cle~~ial. The Town shall have up to ten (10} working days after receipt of the complete application to request additional informatiazi andior deny the permit. Upon receipt of the corrective information, the Town shall have an additional ten working days to issue ar deny the permit. • i Water Quality Protection Standards -August i 0, 2044 Draft ~ Towm nF Vail Envirnnmental !-leatth ordinary High 'Water Army Cnre h:ng. 5ctback Version - If a permit is denied, the applicant shall be notified of such in writing. The notification shall set forth the grounds for denial and inform the applicant of what corrective actions must be takezl to obtain a permit. An applicant may appeal the denial in writing to the PEC no later than thirty calendar days from the date of issuance denial. The appeal must set forth the grounds for the appeal and include any documents in support of tl~e applicant's appeal, The PEC shall within thirty (30) calendar days of receipt of an appeal rule on the matter based solely upon review of the application, denial, appeal, and all documents related thereto. T'he parties shall receive written notice of the PEC's decision. E. Storm~vater mana~,7eanent plans. A Stormwater Management Plan (SWMP) is required to be submitted with the application and shall be prepared in accordance with all of the requirements of the most recent SWMP guidance document prepared by the CDPHE and good engineering, hydrologic and pollution control practices. Prior to commencement of construction activities, the SWMP shall be implemented for the construction site covered by the permit. 1. Signatory Requirements. All plans shall be signed and certified for accuracy by the operator. 2. SWMP ReviewlChanges. The aperatar shall amend the plan whenever there is a significant change in design, construction, operation., or maintenance, which has a significant effect on the potential for discharge of pollutants to the MS4 or receiving waters, or if the SWMP pravides to be ineffective in achieving the general objectives of controlling pollutants in stormwater discharges associated with construction activit>es. F. Resporisil~ility of pernzittee. During construction activities the permittee shall be responsible far: 1. The prevention of damage to any public utilities or service within the limits or grading and along any routes of travel of the equipment; 2. The prevention of damage to adjacent property (Na person shall grade on land so close to the property line as to endanger any adjoining public street, sidewalk, alley, or any public or private property without supporting and protecting such property from settling, cracking, or other damage which might result); 3. Carrying out the proposed work in accordance with the approved SWMP and in compliance with all the requirements of the permit and this section; 4. The prompt removal of all soil, miscellaneous debris, materials applied, dumped, or othei-v~~ise deposited on public streets, highways, sidewalks, or other pubic thoroughfares or any other non-authorized offsite location, during transit to and from the construction site, or otherwise, where such spillage constitutes a public nuisance, trespass or hazard in the determination of the Tawn Engineer or a Court of competent jurisdiction; and 5. In addition to the actual construction activities, the following types of activities must be evaluated for the reasonable potential fc~r contributing pollutants to runoff loading and unloading operations, outdoor storage Water Quality PrC1ll'l:[IUn Standards-August I (l, ?D(Ia graft ~ 'town of Vail Environmental Hes3th Ordinary High 1~~atcr Army Care )rne. Setback ~~'ersion activities; vehicle and equipment maintenance and fueling; signipcant dust or particulate generatil7g processes;. and on-site waste disposal practices. G. Gener•tzl requaremer~ts: 1. Stormwater discharges from construction activities shall not cause or threaten to cause pollution, contamination or degradation of water of the State; 2. Based an an assessment of the potential of various sources at the site to contribute pollutants to stonxltwater, the SWMP shall include a description of reasonable and appropriate control measures that will be implemented at the site; 3. All temporary erosion control facilities intended to control erosion and sediment of any earth disturbance operation shall be installed before any construction activities take place; 4, The selection, design and installation of appropriate structural and nonstructural BMPs must be done in accordance with the latest version of the Urban Drainage and Flood Control District's Urban Storm Drainage Criteria Manuals (Vol. 3); 5. Any earth disturbance shall be conducted in such a manner so as to effectively reduce accelerated soil erosion and resulting sedimentation. 6. All earth disturbances shall be designed, constructed and completed ion such a manner so that the exposed area of any disturbed land shall be limited to the shortest possible period of time; 7. Sediment caused by accelerated soil erosion shall be mi.nirnized from runoff water before it leaves the site of the disinirbed area; S. Any temporary or permanent facility designed and constructed for the conveyance of water around, through, or from the earth disturbance area shall be designed to limit the water flow to anon-erosive velocity; 9. Construction site operators shall eontrpl waste such as but not limited to discarded building materials, concrete truck washout, chemicals, litter, and sanitary waste at the construction site that may cause adverse impacts to water quality. 10. All discharges authorized by the Town shall be composed entirely of stormwater and discharges of material other than starmwater must be addressed in a separate permit issued by the State of Colorado for that discharge: l 1. Discharges exempt from discharge prohibitions [this area refers to an Illicit Discharge Ordinance] that are combined with stormwater discharges associated with construction activity are authorized; a. Landscaping irrigation b. Lawn watering c. Diverted stream paws d. Irrigation retun~ flaw e. Rising ground waters f. Uncontaminated ground water infiltration {as defined in 40 CFR 35.2005(20);• WatcrC~uulily Protection Standards-August I(), 2444 Draft (Q Totiw~n of Vail )rnvirumnenial I[e<tlih Ordinary High Water Army Core Eng. Setback Version I • • • g. Uncontaminated pumped ground water h. Natural Springs i. Flow from riparian habitats and wetlands j. Water line flushing k. Discharges from potable water sources 1. Foundation drains rr~, Air conditioning condensation n. Water from crawl space pumps o. Footing drains p. Individual residential car washing' q, Dechlorinated swimming pool discharges r. Street wash water 12. Concrete wash water shall not be discharged to the MS4 or waters of the State; 13. ~4ff--site, vehicle tracking of sediments shall be minimized. Vehicle tracking on Town streets shall not be allowed to enter the MS4 ar waters of the State; all streets shall be scrapped and cleaned by the end of each day; 14. The bypass of treatment facilities is generally prohibited; 15. Bulk storage structures for petroleum products and other chemicals shall have protection so as to contain alI spills and prevent any spilled material from entering the MS4 or waters of the State; 16. No chemicals are to be added to the discharge unless the State of Colorado grants permissions for the use of a specific chemical and documentation of which is presented to the Town; i 7. Solids, sludges or other pollutants removed in the course of treatment or control of wastewaters shall be properly disposed of in a manner such as to prevent any pollutant from such materials from entering waters of the States; 18. All wastes composed of building materials must be removed from the site for disposal in licensed disposal facilities. No building material wastes or unused building materials shall be buried, dumped, or discharged at the site; 19. All discharges must comply wiih the lawful requirements of the Town of Vail, and other agencies regarding any discharges of stormwater to the MS4 or waters of the State under their jurisdiction, including applicable requirements; 2{}. Temporary sail erasion control facilities shall be removed upon completion ofall construction activities final stabilization, and earth disturbance areas graded and stabilized with permanent soil erosion control. measures pursuant to the standards and specifications prescribed in the latest revision of the stonnwater management plan guidance document prepared by the CDPHE and in accordance with the permanent erosion control features shown on thty SWMP approved by the Town. y Prolcction Standards- nueust JD, 2Q(I~ l]rafl 1 1 ;h Rrater An~jy Lore ~.n~. SetLiack Version ~'p 44'n of 'fl'ail Hnvirtinmenlal I-[ealth. H. Site ir2speetions. Inspections shall be completed on a firm prescribed by the Town. [e.g., CI)OT's inspection form as a template]. 1. Active Sites -For sites where construction has not been completed, the perxnittee and/or operator shall make a thorough inspection of their SWMP at least every 14 days and after any precipitation or snowmelt event that causes 5~~1-face erosion. a. The construction site perimeter, disturbed areas and areas used for material storage that are exposed to precipitation shall be inspected for evidence of, or the potential for, pollutants entez~ing tl~e drainage system. erosion and sediment control measures identified in the SWMP shall be observed to ensure that they are operating correctly. b. used on the results of the inspection, the description of potential pollutant sources, and the pollution prevention and control measures that are idenntified in the site's SWMP shall be revised and modified as appropriate as soon as practicable after such inspection. Maintenance and/or modifications to control measures shall be completed in timely manner, but in no case more than 7 calendar days after the inspection. c. The permittee and/or operator shall keep a record of inspections an the project site at all times. Aziy incidence ofnon-compliance, such as uncontrolled releases of mud or muddy water or measurable quantities of sediment found off the site, shall be recorded with a brief explanation as to the measures taken to prevent future violations, as well as any measures taken to clean up the sediment that has left the site. .After adequate measures have been taken to correct any problems, or where a report does not identify any incidents of non-compliance, the report shall contain a signed certification indicating the site is in compliance. This record shall be made available to the Town of Vail or State of Colorado upon request. Z. Completed Sites -Far sites where all construction activities are completed but final stabilization has not been achieved due to a vegetative cover that has been planted but has not become established, the pcrmittee and/or operator shall make a thorough inspection of the SWMP at least once every month. When site conditions make this schedule impractical, the permittee and/or operator may petition the T"o~,~~z to grant an alternate inspection schedule. These inspections must be conducted in accordance with subparagraphs a, b, and c of subparagraph (1) above.. 3. Winter Conditions -Inspections, as described above in subparagraphs a, and b., are not required at sites where snow cover exists over the entire site for azz extended period, and melting conditions do liot exist. Tl~e r exemption is applicable only during the period where melting conditions do not exist. Regular inspections, as described above, are required at all otller tunes. 4C'ar~r Quality Protection Standards--August 10, 2044 Draft j2 Tut+'n of Vail Environmental Health U~'rlinary Ifigh Cuter Army (:orc Eng. Setback Version L Reporting. Na regular reporting requirements are included in this section; however, the Town reserves the right to request that a copy of these inspection report be submitted. J. Final stabilazation. 1. Final stabilization is reached when all soil disturbing activities at the site have been completed, and. uniform vegetation cover has been established with a density of at least 70 percent ofpre-disturbance levels, ar equivalent permanent, physical erosion reduction methods have been employed. For purposes of this requirement, establishment of a vegetative cover capable of providing erasion control equivalent to pre-existing conditions at the site can be considered final stabilization. The Town may, after consultation with the permittee andlor operator and upon goad cause, amend the final stabilization criteria for specific operations: 2, Permanent soil erasion control measures for all slopes, channels, ditches, or any disturbed Iand area shall be completed within fourteen {14} calendar days after final grading or the final earth disturbance has been completed. When it is not possible to permanently stabilize a disturbed area after an earth disturbance has been completed or where significant earth disturbance activity ceases, temporary soil erosion control measures shall be implemented within fourteen {14) calendar days. All temporary soil erosion control measures shall be maintained until permanent soil erosion measures are implemented. K. Retention of records. l . The pernittee shall retain copies of the SWMF and all reports required by this permit and records of all data used to complete the application to be ~" covered by this permit, for a period of at least three years from the date that the site is finally stabilized; 2. The pernittee shall retain a copy of the SWMP required by this permit at the construction site from the date of project initiation to the date of final stabilization, unless the Town approves anatlzer location, specified by the permittee. L. Change in dischcrrgc. The pem~kittee shall inform the Town Engineer within two weeks in tivriting of any intent to significantly change the activities from those indicated in the permit application {this does not include changes to the SWMP). Upon request, the pernittee shall furnish the Town tivith such plans and specification, which the Town deems reasonable necessary to evaluate the effect on the discharge and receiving water. The SWMP shall be updated within 30 days of the changes. Any discharge to the waters of the State from a point source ether than specifically authorized in this section is prohibited. M. O,~eration arad naaitttenance recluirernents. The owner shall be responsible for the maintenance of all permanent quality measures enacted pursuant to this chapter. All telr>porary stormwater quality control measures shall be removed after work Water Quality Protection Standards-.~ti~,~ust lU, 2UU4 Drafl ~ 3 Tsawn of ti'aiI Ens-ironntental Ilealtkt C]rdinary Hio}t Water/'.ratty Core Eng. Setback Version on the site has been completed and tlxe measures are longer needed. Should any property owner fail to adequately maintain the permanent stormwater quality measures or remove the temporary measures, the Town may, after notifying the owner of the required maintenance and/or removal and the owner failing to perform such maintenance and/or removal, enter the affected property and perform or cause to be performed the required work and assess the charge for ~ such work against the property owner, in accordance with the procedure set forth in Section P., 1., 2., 3., and 4., remedies for noncompliance. N. Transfer of permit. When the responsibility far stornxwater discharges at a construction site changes from one owner to another, tl~e pertxlittee shall submit a completed Notice of Transfer and Acceptance of Terms of a Starmwater Quality Fernlit Certification on a form prescribed by the Town that is signed in accordance with subsection (E), (1) of this section. If the new responsible party will not cazxzplete the transfer form tlxe permit nxay be inactivated and the new awner shall obtain permit coverage separately. O. Inspections and right of entry. The permittee shall allow the Town Engineer and/or an authorized representative: 1. To enter upon tlae permittee's premises where a regulated facility or activity is located or in which any records are required to be kept under the terms and conditions of the pernxit; 2. At reasonable times to lxave access to and copy any records required to be kept under the terms and conditions of this permit and to inspect any monitoring equipment or monitoring method required in the permit; and 3. To enter upon the permittee's premises to investigate, within reason, any actual suspected, or potential source of water pollution, or any violation of the Colorado Water Quality Control Act. The investigation may include, but is not limited to the followizxg: sampling of any discharge andlor process waters, the taking of photographs, interviewing permittee staff on alleged violations, and access to any and all facilities ar areas within the permttee's premises that may have any effect on the discharge, permit or alleged violation. P. Rernedies,for ~aonc©ra;•plinnce. 1. Compliance orders. Wlxenever the Town determines that any activity is occurring which is not in compliance with a stormwater quality permit and/or the requirements of this ordinance, the Town may issue a uFritten noncompliance oz-der to such person or permittee. The person or perzxxittee shall submit a written compliance schedule to the Town Engineer ~,vith in five (5) days. The schedule shall contain specif c actions the pernlitteefoperata~- must complete, including dates for the completion of the actions. It shall be unlawful for any person to fail to conxply with any compliance order requiren7ent. 1~'aler Quaility 1'rntLCttinn Standards--tku~ust 1{1, 2(lU1 Qraft 14 Town of Vail Lnvirnnnzentni Hea9th f)rdirr~ry 61igh W~~terllnnyCnre I-:ng. Sett_iack Version • 2. Suspension and revocation of permit. The Town may suspend ar revoke a stormwater quality permit far violation of any provision of this section., violation of the penxxit, and/ar misrepresentations by the permittee or the pennittee's agents, employees, or independent contractors. 3. Stop work orders. Whenever the Town dctenxxines ilxai any activity is occurring wlxich is not in compliance with. an approved permit and/or the requirements of this ordinance, tlxe Town may order such activity stopped upon service of written notice upon the permittee and/or operator responsible for or conducting such activity. Suclx permittee and/or operator shall immediately stop all activity until authorized in writing by the Town to proceed. if the appropriate permittee and/or operator cannot be located, the notice to stop sha11 be posted in a conspicuous place upon the area where the activity is occurring. The notice shall state the nature of the violation. The notice shall not be removed until the violation has been cured or authorization to remove the notice has been issued by the Tawn. It shall be unlawful for any permittee and/or operator to fail to comply with a stop wark order.. 4. Civil proceedings. In case of any violation of any provision of this ordinance, or any amendment. thereof, the Town of Vail may, at its discretion, initiate civil proceedings, including injunction, mandamus, abatement, declaratory judgment or other appropriate actions-or _._ .~ _ _ proceedings, to prevent, enjoin, abate, remove, or otlxerwise correct any such unlawful condition. Civil remedies provided for under this section are not exclusive and shall not preclude prosecution for criminal violations under the provisions of this section. Q. S`eeurlty rec~uif-ements. As a condition for the issuance of a stormwater quality permit, applicants shall be required to provide security in the form of cash escrow ar an irrevocable letter of credit. The amount of the security shall be based upon the estimated cost of the work required to ensure compliance with the terms and conditions of the permit and requirements of this section. In determining the cost of work, an administrative fee of 15°l0 of the escrow amount shall be included. R. Release of security. The security slxall be released when the permit has been inactivated. upon the Town's determination that the permittee has successfully completed all required work and met ail other requirements ofthis section. S. Ass~ssrnerat. If the permittee does not successfully complete all required work or violates any requirement of the permit or this section, the Town may take coiTective measures a.nd charge tlxc cost of such to tlxe permittee, Such costs shall include the actual cost of any work deemed necessary by the Town.. If the total of such casts exceeds tlxe security, the permittee shall be responsible for payment of the remaininb balance within thirty (30) calendar days of receipt of an accounting of such from the Town. l-t`ater Qualily Prutecti~n Standards-Augus! 10, 20f14 [)raft 1 j ordinary Hi~kt water .1nny Core Eng. setback Vcrsi~n To~wt oFb'ail Environmental fieahia T. Establislimerzt of fees. The Town Council shall, by resolution, establish all fees and charges deemed necessary by the Town to implement the requirements of this section. U. T~arr'ances cirzd exceptions. No permits shall be required for the following: 1. Agricultural use of land zoned rural residential. ~. Grading or an excavation below finished grade for basezments, footings, retaining walls, ar other structures on plots of less than half (lf2} acre in size unless required otherwise under Section I1 (A} above. If groundwater is encountered, the owner must contact the Town engineer and obtain a graundvvatcr discharge permit. 3. Sites smaller than one half (112} acre which are not part of a larger common plan of development or sate and which constitute an infill of an established older development within the Town. 4. Where the applicant's engineer ar CPl/SC professional certif es in writing that the planned work and the final structures or topographical changes will not result in or contribute to sail erasion ar sedimentation and will not interfere with any existing drainage course in such a manner as to cause damage to any adjacent property ar result in the deposition of debris or sediment on arty nubii.c way. will not present any hazard to any persons _. or property and will have no detrimental influence upon the public welfare _ ar upon the total development of tl~e watershed. 5. Even though permits are not required under subsections U. 1., 2., 3., and 4. of this section, those operations and construction activities which are exempted from obtaining permits must comply with the rules and regulations canceming grading and erosion specified in this section, and shall provide appropriate controls to retain sail erosion on the construction site. 'V. New development and t-edevelapment storrnwater quality requirements. New development and redevelopment projects that disturb at least %2 acre of land, including projects less tlxan Y acre that are part of a larger common plan of development ar sale, or are within the riparian zone must address stormwater runoff quality through the use of nonstructural anal structural BMPs, Criteria for new development and redeveloptx>ent plaru~ing, water quality protection and the selection and design of which BMPs arc adequate for specific developments can generally be determined using the latest revisian of the Urban Drainage and Flood Control District's Urban Storm Drainage Criteria Manuals. BMPs selected must be desilnled and implemented according to specifications. l~or purposes of design atad selection of BMPs, the following additions and changes are made to tl~e latest revisian of tl}e Urban Di°ainage and Flood Control District's Urban Storm Drainage Criteria Manuals: 1. Structural BMPs shall be located on private property. When so located, the BMP shall be owned and operated by tl~e o«1ner of the property on which tl~e facility is located. As a condition of approval of the BMP, the property owner shall agree to operate and mai~ltain the BMP to its design 1Vater Quality Pr~rtection Stanaurds-August 10, 2004 Draft ~,~ Toxvn of Vail E:nvir©ntncntal Hea#th ardittary High Vdaler 11rmy Cnre F.ng. Setback Version capacity unless or until the Town shall relieve the property owner of that responsibility in writing. The obligation to maintain the BMP shall be memorialized on the subdivision or annexation plat or in a form acceptable to zlie Town and shall be recorded in the Office of the Eagle County Clerk and Recorder. 2. Manufactured devices such as stormwater quality vaults are acceptable under the following conditions: a. The paved area served by the device shall be no greater than three acres, b. There shad be paved access to such devices at a minimum of five feet in distance between the pavement and the maintenance hatch to the vault. The paved access shall be designed for large vehicles as approved by the Town engineer. c. Salts, metals, pesticides, organic solvents, fertilizers and other water-soluble materials shall be stored in areas served by the water quality vaults. III. STREAMSIDE SETBACK ZONE A_ Purpose and Applicability 1. The purpose of the streamside setback zone is to protect the physical, chemical, biological and ecological integrity of the stream ecosystem from adverse water quality quantity impacts. Preservation. of riparian corridors along stream side and water bodies will help promote stream bank stability and prevent increased stream temperature, accelerated loading of nutrients, sediments and other pollutants. Native vegetation in the riparian corridor plays a critical role in the food chain of aquatic organisms, provides cover and reduces stream temperatures. B. Streamsde Setback Zone Requirements 1. The stream. side zone will begin at the Ordinary High Water Mark and extend a minimum of 25 linear feet away from the from the streamside zone. In areas ~,vhere there are adjacent wetland areas that are attached to the stream channel, an additional 10 linear feet, as measured from the outer edge of the riparianlwetland area shall be included iai the stream side zone. Where no Ordinary High Water Mark is discernable, the top of the bank shall be used in its place. 2. Allowable uses within this zone are: i. Flood control stnlctures ii. Utility rights of way iii. Water diversion facilities iv. Recreational water structures v, Footpaths vi. Road crossings, and where per>nittcd Waiter Qualify 1'rufection Standards- Atagns~t 10, 2004 prat! ]'J Tuwn cif Vail Envirorvnr:ntal I[eallh Ordinary I liah 44'atcr Ari~1y Core Cn~. 5vfbach VCi51S1I1 vii. The vegetative target far the streamside zone undisturbed ~, native vegetation 3. The following items are examples of actions that are not allowed within. the restrictive inner buffer zone: i. Placement of material, including without limitation any soil, sand, gravel, mineral, aggregate, organic material, or snow plowed from raadways and parking areas; ii. Construction, installation, or placement of any obstruction or the erection of a building or structure; iii. Removal, excavation, or dredging of solid material, including without limitation any soil, gravel, rnineraI, aggregate, or organic material; iv. Removal of any existing live vegetation or conducting any activity which will cause any loss of vegetation, unless it involves the approved removal of noxious weeds, non- native species, dead or diseased trees, and safety issues relating t4 stopping sight distances as determined by the 's'own engineer. v. Lowering the water level ar water table by any means,_ including draining, ditching, trencl~.ing, impounding, pumping or comparable means; and vi. Disturbance of existing natural surface drainage characteristics, sedimentation patterns, flow patterns, or flood retention characteristics by any means including without limitation grading and alteration of existing topography. Measures taken to restore existing topography to improve drainage, flow patterns, flood control, etc. must be approved by the Town of Vail Public Works ar Planning Departments. vii. .An existing nonconforming structure, which does not conform to the stream side setback zone requirement, shall be exempted from the setback requirement. viii. A structure, which is remodeled or substantially demolished or reconstnicted, as defined by "demolrebuild" in the zaning regulations, shall be required to adhere to the stream side setback zone requirements. 4. Site plan submittal shall include delineation the stream side setback zone. This baundary must also be shown on all clearing, grading and erosion control plans. Because the stream side setback zone is site specific, tlxe applicaa~t is required to identify proposed mitigation measures to be used at the site. Water Quality Protectinn Standards -August i 0, 20{)q Draft ] $ Town of Vail )rnvirutunenlal 1Ieallh Ordinary Higlt V~r'ater Aster}• Care Eno. Setback Version IV, VARIANCES This section sets forth the procedures and conditions for a Variance Permit from certain standards of these regulations. Variances Permits are deviations from the terms of these Water Quality Standards that would not be contrary to the public interest when owning to special circumstances ar conditions like exceptional topographic conditions, narrowness, shallowness, or the shape of a specific piece of property, the literal enforcement of the provisions of these standards would result in peculiar and exceptional practical difficulties to, or exceptional and undue hard ship upon, the owners of the property, A. Procedure l . Irzitiation. Applications for a Variance Permit maybe submitted at any time to the Community Development Director by the owner, or any other person having a recognizable interest in the land for which the variance is proposed, or their authorized agent. The application. shall contain materials in t11e materials specif ed in Section lI-C.2., Ivlinimum Contents of Application, and shall also contain. a drawing of the site, showing existing and proposed features and those limitations - of the riparian zone that are relevant to the review of the proposed Variance Permit. 2. Review ©fApplzcations. The submission of an application for a Variance Fermit, determination of its sufficiency, staff review of, and scheduling of a public hearing for an application far a variance shall comply with tl}e procedures established in Section II. C., Common Procedure for Review of Applications. 3. Decision of Planning and Erzvirorzrnerztal Corrznzission. The Planning and Environmental Commission shall conduct a public hearing an an application for a Variance Permit. At the public hearing, the PEC shall consider the application, the relevant support materials, the Staff Report, and the public testimony given at the public hearing. After the public hearing, the PEC shall render a decision either to approve, approve with conditions, or disapprove a Variance Permit. B. Effect of Issuance of a Variance Permit i. General. Issuance of a Variance Permit shall be deemed to authorize only the particular development for which it is issued. A Variance Permit shall run with the land. 2. 7'inze limitations. All Variance Permits shall expire three (3~ years from the date of issuance if no Building Permit leas been issued to establish the use authorized in the variance, or if the use does not require a l~uilciing Permit, the use is established, ongoing, and in operation. Permitted time frai-ues da not change with successive owners. Upon written. request, one (1}extension of time may be ga•autcd by the PEC far a period not to exceed six (6) months for goad cause shown. No request far an extension shall be considered unless a 1b'aFer Quality 1~701L"CtiUn Standardti-:'ltigust 1{l, 2UU4 rJraFt ~ ~ Tc~~vn oCVail ~nvircnmiental Health Urdinar}' ]Iigli 1b'ater Amu Cprc I~ng. scllntck V6rsiun written application requesting the extension is submitted to the Community Development Director no later than thirty (30) days prior to the date the variance is to expire. Failure to submit an application for an extension within the time limits established by this Section shall, render the Variance Permit null and void.. V. APPEALS OF STAFF DEGISIONIINTERPRETATIONS An appeal may be taken to the Town Council by any person ag,~nieved by a final decision or interpretation of the Planning and Environmental Committee andlor Caznmunity Development Director under these Water duality Protection Standards. 1. Procedure. a. Initiation. The appeal shall be filed with the Town Manager within thirty (30) calendar days of the date of the written notice of the decisionlinterpretation of the Community Development Director or Town Engineer, b. Contents of Appeal. The appeal shall include a statement of the error or improper decisionr'interpretation made by the Community Development Director or Town Engineer, the date of that decision, and the grounds far the appeal, including any materials or evidence to support the appeal. c. Scheduling of Hearing. The Town Council shall hold a hearing on the appeal within thirty (30) days of the date the appeal was received, d. Action by Town Council. At the hearing on the appeal, the appellant or the appellant's agent shall state the grounds for the appeal, and include any rrzaterials or evidence to support the appeal. The Community Development Director or any other Town of Vail ezxaployee shall be provided the opportunity to respond, as well as any other persons the Tawn Council deem necessary. After the conclusion of the hearing, the Town Council shall either affirm with modifications, or reverse the decision of the Conununity Development Director based on these Water Quality Protection Standards. 2. Stay. An appeal shall stay all proceedings in furtherance of the action appealed, unless tl~ze Town Attorney certifies that by reason of facts stated in the certificate, a stay would cause imminent peril to life or property. • • !1^a[er Quality Protection standards llusust P0, 2(704 Draft 20 Town of tiail Gnti~ironmental Health f)rd~nan~ High Water !lrrny Core Enc. sctbaek Version MEMORANDUM TO; Planning and Environmental Gommission FRAM: Community Development Department DATE: November 8, 21104 SUBJECT: A request for a recarnmendation to the Vail Town Council an a proposal to establish Special Development District No. 39, pursuant to Article 12-9(A}, Special Development District, Vaii Town Code, to allow forthe redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2~2, Definitions,. Vail Town Code, pursuant to Section 12-3-7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Gonditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a far sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow Drive/Lot P, Black 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLG, represented by Mauriello Planning Group, LLG Planner: Warren Campbell SUMMARY The applicant, Grossroads East ilne, LLC, represented by Mauriello Planning Group, LLC, is requesting a recommendation from the Planning and Environments[ Gommission to the Town Council regarding a development application to establish Special Development District No. 39, Crossroads, to allow for the redevelopment of the Grossroads building. Upon review of the applicable elements of the Town's planning documents and adopted criteria for review, the Community Development Department is recommending the Planning and Environmental Commission forward a recommendation of denial of the applicant's request. A complete summary of our review is provided in Section VIII of this memorandum. DESCRIPTION QF THE REQUEST The applicant, Crossroads East One, LLC, represented by Mauriello Planning Group, LLC, is requesting a recommendation from the Town of Vail Planning and Environmental Camrnission to the Vail Tawn Council of a development application to establish Special Development District No. 39; Crossroads, to allow far the redevelopment of the Crossroads building. The establishment of Special Development District No. 39, Crossroads, is intended to facilitate the redevelopment of Crossroads, located at 141. and 143 Meadow Drive/Lot P, Block SD, Vail Village Filing 1. A vicinity reap has been attached far reference (Attachment A), The applicant is proposing to remove the existing improvements on the site and l~I construct a new structure. According to the Official Town of Vail Zoning Map, the proposed development site is located in the Commercial Service Center (CSC) zone district. As such, development on the site shal9 be governed by the regulations outlined in Article 7E, Commercial Service Genter {CSC) District, Title 12, Zoning Regulations, Vail Town Code. The key elements of the Grossroads proposal include; • The construction of a total of $5 residential. dwelling units. A proposed deviation from the allowable number of dwelling units {+38 additional units over zoning); • A proposed deviation from the allowable amount of Grass Residential Floor Area {+189,448 square feet. additional or 411 % more than zoning); • A proposed deviation from the allowable building height up to 113 feet. The development of structures which are between 2 and 9 stories of structure above grade; • Provision for employee housing units locoted aff-site to accommodate the net increase in employees generated by this redevelopment; • The location of the buildings within setbacks in several locations above grade. Two subterranean levels of the building extend out into the Village Center Road and East Meadow Drive right-of-ways; • The establishment of the extension of the Town of Vail Streetscape Master Plan by creating a plan and installing streetscape improvements far the intersections of Meadow Drive and Village Center Road and Meadow Drive and Willow Bridge Road and the South Frontage Rand; • 514 subsurface parking spaces (147 in excess of Town Gode); • A 4-screen movie theater with stadium seafing; • A 1 D-lane bawling alley and sports barJnight club; • A family arcade which includes a restaurant facility; • An indoor climbing wall of 24` in height; • An outdoor ice skating rink for public skating in winter/water-recreation feature in the spring and summer months; • A public plaza of approximately 24,000 square feet at the intersection of Willow Bridge Road and Meadow Drive for public gatherings and events; • Public accessible restrooms at the pedestrian level; • 55,796 square feet of new retail, office, and restaurant space at the pedestrian level and one floor above surrounding the public plaza; • Potential reduction of skier parking from South Frontage Road on busy days by allowing use of Crossroads parking facility; and • Establishment of a 5 bay loading and delivery facility with access off of the South Frontage Road which will be made available to adjacent properties. In conjunction with the requested establishment of a new SDD, the applicant will be requesting a text amendment to the zoning regulations and multiple conditional use permits. The specifics of those requests are identified below; • A request for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add a definition for "bowling alley". • A request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use. • Requests for conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 {ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting. Booms, and convention facilities, multiple-family dwellings and ledges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code. In the following Sections of this memorandum staff identifies several concerns- Those concerns include: • The proposed deviations from the underlying zoning do not outweigh the public benefit. • T'he height of the structure in the southwest corner of the site at zero setback. • The effects of the encroachments into the right-of-way on utilities. • The proximity of the exhaust for the parking structure to the residential in Vail Village Inn Phase III. • The. lack of IandscapingJexcess of pavement in front of the port-cochere along the South Frontage Road. • The lack of greenspace in the proposed plaza. such as low flower beds.. • The conflict between private parking being claimed as a public benefit. • The potential that the traffic study is inaccurate due to assumptions made in its creation. • The arc design of the retail levels above grade. • .The need to develop a plan for insuring that the proposed plaza will be available and will function for public events. • The overall architecture of the building is not harmonious with Vail Village a fails to break up the mass of the proposed building. • The fact that the project is 65 condominiums and nor fractional fees units or accommodation units. Concern that there needs to be a program established which encourages owners to include their units in a rental pool for the project. A copy of the Crossroads Redevelopment report from the applicant has been attached for reference {Attachment B). A reduced copy of the floor plans and elevations have been attachet# for reference (Attachment C). Pursuant to Section 12-9A-9, Qevelopment Standards, Vail Town Code, the applicant is requesting deviations from the prescribed development standards for building height, density {number of units), Grass Residential Floor Area {GRFA), additional bulk and mass in required setbacks, site coverage, landscape area, and subterranean improvements within the Town right-of-way. III. BACKGR©EJND. • This property was annexed into the Town of Vail by Court order on August 26, 1966, as a part of the Original Town of Vail. • The existing Crossroads was developed in the 1970's as a mixed use development ~ which has changed little since. • ~ The Crossroads property is one of three properties zoned Commercial Service Center. The other two properties are the Gateway Building and the WestStar Bank Building, bath of which are Special Qevelopment districts. • On September 7, 2004, the Town Council granted unanimous approval for the applicant to proceed through the review process. Several members expressed concern over the extent of the encroachments into the right-of-way. • On September 13, 2004, the Plannsng and Environmental Commission held a public work session with the applicant. At that meeting the applicant gave a presentation which generally discussed the project goals and objectives. The Commission generally expressed support. However, it was identified that there were some issues to be resolved. The meeting minutes are attached for reference Attachment D) • On October 6 and 20, 2004, the Design Review Board held a conceptual public m~:eting with the applicant. At that meeting the applicant gave a presentation which generally discussed the project goals and objectives. The Board generally expressed support. However, it was identified that there were some issues and concerns to be addressed. • On October 25, 2004, the Planning and Environmental Commission held a public work session with the applicant. At that meeting the applicant gave a presentation which generally discussed the project goals and objectives.. The Commission generally expressed support. However, it was identified by tree Planning ar~d Environmental Commission that there were some issues to be resolved such as the height of the building along the western property line. Staff identified height in the southwest corner, landscaping, setback encroachments, right-of-way encroachments, mechanical venting, and concerns with the retail design as concerns. The draft meeting minutes are attached for reference (Attachment E} IV. ROLES OF REVIEWING BOARDS A. Special Development District Order of Review: Generally, applications will be reviewed first by the PEC for impacts of use/level©pment, then by the DRB for compliance of proposed buildings and site planning, and final approval by the Town Council. Planninca and Environmental Commission: Action: The PEC is advisory to the Town Council. The PEG shall review the proposal for and make a recommendation to the Town Council on the following: • Permitted, accessory, and conditional uses • Evaluation. of design criteria as follows (as applicable}: A. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. B. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. C. Parking And Loading: Compliance with parking and loading requirements as outlined in Chapter 10 of this Title_ D. Comprehensive .Plan: Conformi#y with applicable elements of the Vail Comprehensive Plan, Town policies and urban design plans. E, Natural and/ar Geologic Hazard: Identification and mitigation of natural andlor geologic hazards that affect the property on which the special development district is proposed. F. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to naturai features, vegetation and overall aesthetic quality of the community. G. Traffic: A circulation system designed for bath vehicles and pedestrians addressing on and off-site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation„ views and function. [. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. Design Review Board: Action: The DRB has Na review authority on a SDD oraoosaL but must review env accompanvina DRB aonlication The DRB review of an SDD_ r~riorto Town Council aooroval is purely advisory in nature. The DRB is responsible for evaluating the DRB proposal: • Architectural compatibility with other structures, the fend and surroundings • Fitting buildings into landscape • Configuration of building and grading of a site which respects the topography • Removal/Preservation of trees and native vegetation • Adequate provision for snow storage on-site • Acceptability of building materiais and colors • Acceptability of roof elements, eaves, overhangs, and other building forms • Provision of landscape and drainage • Provision of fencing, walls, and accessory structures • Circulation and access to a site including parking, and site distances • Location and design of satellite dishes • Provision of outdoor fighting • Compliance with the architectural design guidelines of applicable master plans. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial Staff also facilitates the review process. Town Council: Action: The Town Council is responsible for final aonroval/denial of an SDD. The Town Council shall review the proposal far the following: Permitted, accessory, and conditional uses Evaluation of design criteria as follows {as applicable): A. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architec#ural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. B. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. C. Parking and Loading: Compliance with parking and loading requirements as outlined in Chapter 10 of this Tft1e. D. Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive Plan, Town policies and urban design plans. E. Natural and/or Geologic Hazard: Identification and mitigation of natural andfor geologic hazards that affect the property on which the special development district is proposed. F. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. B. Canditionat Use Permit ©rder of Revlew.' generally, appllcatlans wil! be reviewed first by the PEC for acceptabi!!fy of use and then by fhe aRe for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The PEC !s responsible for flea! appr©va!/denial of Cf1P. The PEC is responsible for evaluating a proposal far: 1. Relationship and impact of the use on development objectives of the Town. r 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. I 7 i ~~ i • s 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the stree#s and parking areas. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. 5. Such other factors and criteria as the Commission deems applicable to the proposed use. 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by Chapter 12 of this Title. Conformance with development standards of zone district Lot area Setbacks Building Height density GRFA Site coverage Landscape area Parking and loading Mitigation of development impacts Design Review Board: Action.' The DRB has NO review authority on a CUP but must review any accompanying QRB applr`cation. Town Council: Actions of DRB or PEC maybe appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the PEC or DRB erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. C, Text Amendment Qrder of Review. Generally, applications uvili be reviewed first by the PEC for acceptabilify of use and then by the DRB for compliance of proposed buildings and site planning Planning and Environmental Commission: Action: The PEC is advisory to the Town Council. V. The PEC shall review the proposal far and make a recommendation to the Town Council on the compatibility of the proposed text changes for consistency with the Vaii Comprehensive Plans and impact on the general welfare of the community. Desian Review Board: Action: The QRB has NC) review authority an code amendments.. Staff: The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the Zoning Regulations. Staff provides analyses and recommendations to the PEC and Town Council on any text proposal. Town Council: _ Action: The Town Council is resoonsible for final abnrovalldenial on code amendments. The Town Council shall review and approve the proposal based on the compatibility of the proposed text changes for consistency with the Vaif Comprehensive Plans and impact on the general welfare of the community. APPLICABLE PLANNING DOCUMENTS Vail Land Use Plan The Vail Land Use Plan was adopted by the Vail Tawn Council on November 18, 1986. The plan is intended to serve as a basis from which future decisions may be made regarding land use within the valley. The primary focus of the Vail Land Use Plan is to address the long-term needs and desires of the Tawn as it matures. The Town of Vail has evolved from a small ski resort founded in 1962 with approximately 190,OfJ0 annual skier visits and virtually no permanent residents to a community with 4,509 permanent residents. The Town is faced with the challenge of creatively accommodating the increase in permanent residency as well as the increase in skier visits, while preserving the important qualities that have made Vail successful This is a considerable challenge, given the fact that land within the Valley is swell-defined finite resource, with much of the land already developed at this juncture. The Vail Land Use Plan was undertaken with the goal of addressing this challenge in mind. A secondary purpose of the Vail Land Use Plan was to analyze a series of properties owned by the Town of Vail, to determine their suitability for various types of community facilities. The goals articulated in the plan reflect the desires of the citizenry. The goal statements that were developed reflect a general consensus of the comments shared at public meetings. The goals contained in the Vail Land Use Flan are to be used as the Town's adopted policy guidelines in the review process for new development proposals. Staff has reviewed the Vail Land Use Plan and believes the following policies are relevant to the review of this proposal: 1.D General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining . a balance between residentiaC, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2.4 Skier/Tourist Concerns 2 1 The community should emphasize its role as a des#ination resort while accommodating day skiers. 2.2 The ski area owner, the business community and the Town leaders should work together closely to make existing facilities and the Town function more efficiently. 2.3 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers. 2.4 The community should improve summer recreational and cultural opportunities to encourage summer tourism. 4.0 Village Core 1 Lionshead 4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Core areas is acceptable so long as the existing characterofeach area is preserved thorough implementation of the Urban Design Guide Plan. 4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. (scale, alpine character, small town feeling, mountains, natural setting, intimate size, cosmopolitan feeling, environments! quality.} 5.0 Residential 5.1 Additional residential growth should continue t^ occur primarily in i existing, platted areas and as appropriate in new areas where high hazards do not exist. s 5.3 Affordable employee housing should be made available through private efforts,. assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.4 f~esidential growth should keep pace with the marketplace demands for a full range of housing types. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. According to the Official Town of Vail Land Use Plan map, the applicant's proposed redevelopment site is located with the "Vail Village Master Plan"land use category. Pursuant to the Plan, the `°Vail Village Master Plan"land use category description, "Wail Village has been designated separately as a mixed use area and accounts for 77 acres or about 2%0 of the Plan area. This area has not bee, analyzed in this Plan document because the Vail Village Master Plan study addressed this area specifically in more defail." Town of Vail Streetscape Master Plan The Town of Vail is in the process of preparing a revision to the adopted Town of Vail Streetscape Master Plan. The original Master Plan is an outgrowth of the Vail Village Urban resign Guide Plan. The Guide Plan was created in 1982 to give guidance to the overall physical development for the Village. In addition to providing broad. design guidelines, the Guide Plan suggested specific physical improvements forthe Village. [mprovements such as new plazas, new landscape area, etc. ACong with the construction of these public improvements included proposals to complete numerous private sector improvements. Improvements such as building additions outdoor deck expansions, and farrade improvements. The Streetscape Master Plan was written in part to provide clear design direction for coordinated publiclprivate improvements. According to the Master Plan, the purpose of the plan is to provide a comprehensive and coordinated conceptual design for Streetscape improvements that: 1, is supported by the community; 2. enriches the aesthetic appearance of the Town; and 3. emphasizes the importance of craftsmanship and creative design in order to create an excellent pedestrian experience. Vail Villaae Master Plan The Vail Village Master Plan is based an the premise that the Village can be planned and designed as a whole. It is intended to guide the Town in developing land use laws and policies for coordinating development by the public and private sectors in Vail Village and in implementing community goals for public improvements- It is intended to result in ordinances and policies that will preserve and improve the unified and attractive appearance ~~ of Vail Village. Most importantly, this Master Plan shall serve as a guide to the staff, review boards, and Town Council in analyzing future proposals for development in Vail Village and 10 in legislating effective ordinances to deal with such development. Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. The Vail Village Master-Plan is intended to be consistent with the Vail Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment grad public spaces. Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village and the community as a whale. The goal statements are designed to establish a framework, or direction, for the future growth of the Village. A series of objectives outline specific steps that can be taken toward achieving each stated goal. Policy statements have been developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals or in implementing capital improvement projects. The Vail Village Master Plan's objectives and policy statements address key issues relative to growth and development. These statements establish much of the context within which future development proposals are evaluated. In implementing the Plan, the objectives and policies are used in conjunction with a number of graphic planning elements that together comprise this Plan. While the objectives and policies establish a general framework, the graphic plans provide more specific direction regarding public improvements or development potential on a particular piece of property. The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and Town Council in analyzing future proposals for development in Vail Village and in legislating effective ordinances to deal with such development. The most significant elements of the Master Plan are the goals, objectives, policies and action steps. They are the working tools of the Master Plan. They establish the broad framework and vision; but also layout the specific policies and action steps that will be used to implement the Plan. As noted on page 35 of the Master Plan, `It is in7par#ant ta• note that the likelihood of project approval will be greatest for those proposals that can fully comply with the Vail Village Master Plan. Staff believes this statement re-emphasizes that the Master Plan is a general document providing adwisory guidelines to aid the Town in analyzing development proposals and that full compliance is not required in order for a project to be approved. The stated goals of the Vail Village Master Plan are: Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. Objective 1.3: Enhance new development and redeve6oprnent through public ~9 Goal #2 Goal #3 Goal #4 Goal #5 Goal #6 improvements done by private developers working in cooperation with the Town. To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. Objective 2,3: Increase the number of residential units available for short term overnight accommodations. Objective 2,4: Encourage the development of a variety of new commercial activity where compatible with existing land uses. Objective 2.~: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Objective 2.6: Encourage the development of affordable housing units through :"e efforts of the private sector. To recognize as a tap priority the enhancement of the walking experience throughout the Village. Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements. Objective 3.2: Minimize the amount of vehicular traffic in the Village to the greatest extent passible. Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access. To preserve existing open space areas and expand green space opportunities. Objective ~_~: Improve existing open space areas and create new plazas with greenspaces and pocket parks. Recognize the different roles of each type pf open space in forming fhe overall fabric of the Village. Increase and improve the capacity, efficiency and aesthetics of the transportation and circulation system throughout the Village. Objective ~.1: Meet parking demands with public and private parking facilities. To insure the continued improvement of the vital operational elements of the Village. Objective 6.1: Provide service and delivery facilities for existing and new development. Objective 6.2: Provide for the safe and efficient functions of fire, police and i ~' • • 92 public utilities within the context of an aesthetically pleasing resort setting. Specific Sub- Area Details found in the Vail Village Master Plan Mixed Use Sub Area (#7} The Mixed-Use sub-area is a prominent activity center for Vai! Village_ If is distinguished from the Village core by the larger scale buildings and by the limited auto traffic along East Meadow Drive, Comprised of five major development projects, this sub-area is characterized by a mixture of residentialllodging and commercial activity. There is a great deal ofpotential for improvemenfs to both public and private facilities in the area. Among these Is the opportunity to develop gateway entries to the Village at the 4-way stop and of the intersection of Vai! Road and Meadow Drive. 1t is also a long term goal to strengthen fhe connection between thr's area and the Village core area by reinforcing the established pedestrian linkages. Pedestrianization in this area may benefit from the development of retail infill with associated pedestrian improvements along East Meadow Drive and the development of public access to Gore Creek. A significant increase in the Village's overnight bed base will occur in this sub-area with the development of the final phase of the Vail Village !nn project. !n addition, commercial and residenfial/lodging development potential is idenfi~ed in sub-area concepts 3, 4, 6, and 8. The completion of these projects will essentially leave the sub-area "built out". #1-6 Crossroads lnfill Commercial infill over new underground parking lot in conjunction with a large public plaza with greenspace area (existing and new parking demand to be provided an site}. While confr`gurafion of infill may be done a numberof ways, it is the overall intent to replace exisfing surface parking with pedestrian corridors into a commercial area, as well as to provide a strong building edge on Meadow Drive and streetscape improvements. Improvements of the planted buffer adjacent to the Frontage Road is also important. Relocation of fhe loading and delivery funcfions and entry fo parking structure is strongly encouraged to reduce traffic on Meadow Drive. Potential to improve frre access also exists in the redevelopment scheme. Special emphasis of 2.4, 2.5, 2.6, 3.1, 4, 9, 5.9, 6.1, and 6.2. Vail Village Design Considerations The Town of Vail adopted the Vail Village Design Considerations in 1980. The Design Considerations were revised in 1993. The Design Considerations are considered an integral part of the Vail Village Urban DesignPlan. The Design Considerations are intended to: guide growth and change in ways that will enhance and preserve the essential dualities of the Village; and • serve as design guidelines instead of rigid rules of development; and • help influence the farm and design of buildings. 13 The Vail Village Design Considerations are divided into two categories (urban design considerations and architecturalllandscape considerations): 1. URBAN DESIGN CONSILERATIONS These cansideratians relate to general, forge-scale land use planking issues, as well as farm considerations which affect mare than one property or even whole areas.. These considerations are primarily the purview of the Planning and Environmental Commission. A. PEDESTRIANIZATION A major objective for Vail Village is to encourage pedestrian circulation through an interconnected network of safe, pleasant pedestrian ways. Many of the improvements recognized in the Urban Design Guide PEans, and accompanying Design cansideratians, are to reinforce and expand the qua@ity of pedestrian walkways throughout the Village. Since vehicular traffic cannot be removed from certain streets (bus routes, delivery access), a totally care-free pedestrian system is not achievable throughout the entire Village. Therefore, several levels of pedestrianization have been identified. B. VEHICLE PENETRATION Ta maximize to the extent possible, all non-resident traffic should be routed along the Frontage Road to Vail VillagelLionshead Parking Structures. In conjunction with pedestrianization objectives, major emphasis is focused upon reducing auto penetration into the center of the Village. Vail Road and Vail Valley Drive will continue to serve as major routes for service and resident access to the Village. Road constrictions, traffic circles, signage, and other measures are indicated in the Guide Pions to visually and physically discourage all but essential vehicle penetration upon the Frontage Raad. Alternative access points and private parking relocation, where feasible, should be considered to further reduce traffic conflicts in the Village. C. STREETSCAPE FRAMEWORK To improve the quality of the walking experience and give continuity to the pedestrian ways, as a continuous system, two general types of improvements adjacent to the walkways are considered: 1. Open space and landscaping, berms, grass, flowers and tree planting as a soft, colorful framework linkage along pedestrian routes; and plazas and park greenspaces as open nodes and focal points along those routes. 2. In1'lll commercial storefronts, expansion of existing buildings, or new infill development to create new commercial activity generators to give streetlife and visual interest, as attractions at key locations along pedestrian `. routes. 14 It is not intended to enclose all Village streets with buildings as in the core areas. Nor is it desirable to leave pedestrian streets in the open in somewhat undefined condition evident in many other areas of Vail, Rather, it is desired to have a variety of open and enclosed spaces, bath built and landscaped, which create a strong framework for pedestrian walks, as well as visual interest and activity, D. STREET ENCLOSURE While building facade heights should not be uniform from building to building, they should provide a "comfortable" enclosure for the street. Pedestrian streets are outdoor rooms, whose walls are formed by the buildings. The shape and feel of these "rooms" are created by the variety of heights and massing (3-dimensional variations), which give much of the visual interest and pedestrian scale unique to Vail. Very general rules, about the perception of exterior spaces have been developed by designers, based an the characteristics of human vision. They suggest that: "an external enclosure is most comfortable when its walls are approximately 112 as high as the width of the space enclosed; if the ratio falls to 114 or less, the space seems unenclosed; and if the height is greater than the width it comes to resemble a canyon". In actual application, facades are seldom uniform in height on both sides of the street, nor is this desired. Thus, some latitude is appropriate in the application of this 1!2 to 1 ratio. Using the average facade height on both sides will generally still be a guide to the comfartableness of the enclosure being created. In some instances, the "canyon" effect is acceptable and even desirable. For example, as a chart connecting linkage between larger spaces, to give variety to the walking experience. Far sunlshade reasons it is often advantageous to orient any longer segments in anorth/south direction. Long canyon streets in an eastJwest direction should generally be discouraged. 'When exceptions to the general height criteria occur, special consideration should be given to create swell-defined ground floor pedestrian emphasis to overcame the "canyon" effect. Canopies, awnings, arcades and building extensions can all create a pedestrian focus and. divert attention from the upper building heights and "canyon" effect. E. STREET EE]GE Buildings in the Village core should form a strong but irregular edge to the street. Unlike many American towns, there are no standard setback requirements for buildings in Vail Village. Cpnsistent with the desire for intimate pedestrian scale, placement of portions'of a building at or near the proper#y line is allowed and encouraged to give strong definition to the pedestrian streets. 15 This is not to imply continuous building frontage along the property line. A strong street edge is important for continuity, but perfectly aligned facades over too long a distance tends to be monotonous. With only a few exceptions in the Village, slightly irregular facade lines, building jogs, and landscaped areas, give the life to the street and visual interest far pedestrian travel. Where buildings jog to create activity pockets, other elements can be used to continue the street edge: low planter walls, tree planting, raised sidewalks, texture changes in ground surface, arcades, raised decks. Plazas, patios, and green areas are important focal points for gathering, resting, orienting and should be distributed throughout the Village with due consideration to spacing, sun access, opportunities for views and pedestrian activity. F. BUILQING HEIGHT Vail Village is perceived as a mix of two and three story facades, although there are also four and five story buildings. The mix of building heights gives variety to the street, which is desirable. The height criteria are intended to encourage height in massing variety and to discourage uniform bu"riding heights along the street. G. VIEWS AND FOCAL POINTS Vail"s mountainAvalley setting is a fundamental ,part of its identity. Views of the mountains, ski slopes; creeks and other natural features are reminders to our visitors of the mountain environment and, by repeated visibility, are orientation reference points. Certain building features also provide important orientation references and visual focal points. The most significant view corridors in the Village have been adopted as part of Chapter 18,73 of the Vail Municipal Code. The view corridors adapted should not be considered exhausted. When evaluating a development proposal, priority should be given to an analysis of the impacted project on public views. Views that should be preserved originate from either major pedestrian areas or public ~space~and include views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and other important man-made anal natural elements that contribute to the sense of place associated with Vail. These views, which have been adopted by ordinance, were chosen due to their significance, not only from an aesthetic standpoint,. but also as orientation reference points for pedestrians. Development in Vail Village shall not encroach into any adopted view corridor, unless approved under Chapter 18.73. Adopted corridors are listed in Chapter 18.73 of the Vail Municipal Code. Whether affecting adopted view corridors or not, the impact of proposed development on views from public ways and public spaces must be identified and considered where appropriate. H. SERVICE AND DELIVERY rAny building expansion should preserve the functions of existing service alleys. The few service alleys that exist in the Village are extremely important to minimizing vehicle congestion on pedestrian ways. The use of, and 16 vehicular access to, those alleys should not be eliminated except where func#ional alternatives are not provided. In all new and remodeled construction, delivery which avoids or reduces impacts on pedestrian ways should be explored; and adopted whenever practical, for immediate or future use. Rear access, basement and below ground delivery corridors reduce congestion. Weather protection increases delivery efficiency substantially. Below grade delivery corridors are found in a few buildings in Vail Village (SitzmarklGore Creek Plaza, Village Center, Vail Village Inn}. Consideration should be given to extending these corridors, where feasible, and the creation of new ones, As buildings are constructed or remodeled, the opportunity may exist to develop segments of a future system. I. SUN 1 SHADE Due to Vail's alpine climate, sun is an important comfort factor, especially in winter, fall and spring. Shade areas have ambient temperatures substantially below those of adjacent direct sunlight areas. On all but the warmest of summer days, shade can easily lower temperatures below comfortable levels and thereby, negatively impact use of those areas. All new or expanded buildings should not substantially increase the spring and fall shadow line (March 2'I -September 23~ on adjacent properties ar the public right-of-way. In all building construction, shade steal! be considered in massing and overall height consideration. Notwithstanding, sunlshade considerations are not intended to restrict building height allowances, but rather to influence the massing of buildings. Limited height exceptions may be granted to meet this criteria. Lionshead Redevelopment Master Plan Although the Lionshead Redevelopment Master Plan does not specifically coverVail Village there are portion of the plan which clearly identify the goals of creating comfortable pedestrian areas and addressing building form and massing. Staff believed the follow portion of the Plan may be beneficial in reviewing the proposed Crossroads development. 8.4.2.2 Building Form and Massing Building form and' massing~as design deferminants-are especially crifical to The success of Lionshead as an interesting, inviting resort. ~°he forms of buildings ar7d the ways in which They are massed offer opportunities fo present a comfortable, pedestrian scale fa the Lionshead Traveler, and to sfrengthen the continuity of the streefscape throughouf_ Other vital corridors within Lionshead which are not along primary pedestrian/retail routes-such as the Gore Creek Corridor-can also benefit from well-designed massing which relates to the scale of Those corridors. Farm and massing act to marry a building to its site, whether the site is part ofa paved plaza or 97 .~~ . .~ sits within natural topography, and serve to "break down"the scale of the village fabric when viewed from fhe ski hill. The overall design strategy of building form and massing shall relate to the horizontal organizafion found within Lionshead (such as ; shopfront heights, important tloorlines, and critical save IinesJ, and fo the planning considerations outlined in fhe Lionshead Master Plan (such as build-to lines, sun packets, and view corridors,?. The intent of this section is fo guide the creation of a village which is appropriately scaled through the use of segmented forms and masses. The underlying fabric shall be constructed of structures which rise out of the ground gradually, rather than being vertical blocks set on fhe ground plane. Af the pedestrian scale, the street level should be dynamic and interesting, by varying forms and masses at fhe bases of buildings. These building "skirtsU should riot ~ be uniform one- or two-story masses, but rather fragmented forms which offer interest and diversify. Town of Dail ZanlnQ Reaulations Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We believe the following cads sections are relevant to the review of the applicant's request: Article ~. Commercial Service Center (CSG) District I ~2-7E-1: Purpose: The Commercial Service Center District is intended to provide sites for general shopping and commercia! facilities serving fhe Tawn, together with limifedmultiple-family dwelling and lodge uses as may be appropriate without inferfering with fhe basic commercial funcfior~s of fhe District. The Commercial Service Centerdistrictisinfended to ensure adequate light, air, open space, and other amenities appropriate to permitted types of buildings and uses, and to maintain a convenient shopping center environment for permitted commercial uses. 72-7E-2: F?equirements For Establishment For Establishment; Development Plan: A. f?evr'ew Required: Prior fo the establishment of any commercial service center district or enlargement of district boundaries, the town council shall by resolution adopt a general development plat? for the proposed district. The development plan maybe prepared by an applicant for the establishment of fhe district or may be prepared by the town. The development plan shall be submitted to the planning and environmental commission for review, and the planning and environmental commission shall submit its findings and recommendations on fhe plan to fhe town council, B. Plan Content: The adminisfrafor shall establish the submiffal requirements for a development plan application. A complete list of fhe submittal requirements shall be maintained by fhe adminisfrafor and filed in fhe department of community development. i Certain submiffal requirerrients maybe waived and/or modified by the administrator at~d/or w the reviewing body if it is demonstrated by fhe applicant that the information and materials ~ required are not relevant to the proposed development or applicable f© the planning documents that comprise the Vail comprehensive plan. The administrator and/ar the r~ ~a reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary fo properly evaluate the proposal. C. Plan To Be Guide: The development plan shall be used as a guide for the subsequent development of sites and the design and location of buildings and grounds within the district. All plans subsequently approved by the design reviewbaard in accordance with chapter 7 7 of this title shall substantially conform with the development plan adopted by the fawn council. 72-7E-3e Permitted Uses: The fallowing uses shall be permitted in the CSC District: Banks and financial instifutions. Eating and drinking establishments, including the fallowing: Bakeries and delicatessens with food service. Cocktail lounges, taverns, and bars. Gaffes shops. Fountains and sandwich shops. Restaurants. Personal services and repair shops, including the following: Barbershops. Beauty shops. Business and office services. Cleaning and laundry pick up agencies without bulk cleaning or dyeing. Coin operated or self service laundries. Small appliance repair shops, excluding furniture repair. _ Tailors and dressmakers. Travel and Picket agencies. Professional offices, business offices, and studios. Recall stores and establishments without limit as to floor area including the following: Apparel stores. Art supply stores and galleries. Bakeries and confectioneries, including preparation of products for sale an the premises. Bookstores. Building materials stores without outdoor storage. Camera stores and photographic studios. Candy stares. Chinaware and glassware stores. Delicatessens and specialty food stores. Department and general merchandise stares. Drugstores and pharmacies. `. Florists. 19 Food stores. Furniture stores. Gift stores. Hardware stores. Hobby stares. Household appliance stores. Jewelry stares, Leafher goods stores.. Liquor sfores. Luggage stores. Music and record sfores. Newssfands and tobacco sfores. Pef shops. Photographic sfudios. Radio and felevision broadcasting studr'os_ Radio and felevision stores and repair shops. Sporting goods stores. Stationery stores. Supermarkefs, Toy stares. Variety stores. ~ . Yardage and dry goods stores, Addifional offices, businesses, orservices defermined to be similarto permiffed uses in accordance wifh the provisions of section 12-7E-2 of this article. 12-7E-4: Conditional Uses: The following conditional uses shall be permitted in the CSC district, subject to issuance ofa conditi©nal use permit in accordance with fhe provisions of chapfer 16 of fhis title: Any use permitted by section 12-7F-3 of this article, which is not conducted entirely within a building. Bed and breakfast as further regulated by section 12-14-1 ~ of this title. Brew pubs. Child daycare center Commercial laundry and cleaning services. Dog kennel. Major arcade. Multiple-family dwellings and lodges. Outdoor operatidn of the accessory uses as set forth in section 12-7E-5 of fhis article- ~D Private clubs. Public buildings, grounds and facilities. Public park and recreation facilities. Public utility and public service uses. Ski lifts and taws. Theaters, meetings rooms, and convention facilities. Type !11 employee housing units (EFIU) as provided in chapter 13 of this title. 12-7E-5: Accessory Uses: The folbwing accessory uses shall be permitted in the CSC district: Home occupations, subject to issuance ofa home occupation permit in accordance with the provisions of section 12-14-12 of this title. Minor arcade. Swimming pools, tennis courts, patids, or other recreation facilifies cusfomarily incidental fo conditional residential or lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary far the operation thereof. 12-7E-6: Lot-Area and Site Dimensions: The minimum lot or site area shall be twenty thousand (20, 0700) square feet of buildable area, and each site shall lave a minimum frontage of one hundred feet (100'). 12-7E-7.° Setbacks: !n the CSC district, the minimum fronf setback shall be twenty feet (20}, the minimum side setback shall be twenty feet {20;x, and the minimum rear setback shall be twenty feet (20). 12-7E-8. Heighf.~ For a flat or mansard roof, the height of buildings steal! not exceed thirty five feet (35). Fora sloping roof, the height of buildings shall not exceed thirty eight feet {38). 12-7E-9: Density Control; Not more than forty {40) square feet of gross residenfial floorarea {GRFA) shall be permitted for each one hundred (100) square feef of buildable site area, ar~d gross residential floor area sha!! not exceed fifty percent {50%) of total building floor area on any site. Total density shall not exceed eighteen {18) dwelling units per acre of buildable life area. • 21 A dwelling unit in amultiple-family br~ilding may include one attached accommodate°on unit na i~ larger than one-third (1/3) of the total floor area of the dwelling. 12-7E-70.' Site Coverage: , Site coverage shalt not exceed seventy five percent (75%) of the tofal sife area. 92-7E-71: Lar7dscaping and Sife Development: At least twenty percenf (20%) of the total sife shall be landscaped, The minimum width and length of any area qualifying as landscaping shall 6e fifteen feet (95) with a minimum area Trot less than three hundred (300) square feef. 72-7'E-12: Parking and Loading: Off-street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (9/2) of the required parking shall be located within the main. building ar buildings. lVa parking or loading area shall be located in any required front setback area. 9 ~-7E-13: Location of Business Actrivify: A. Limitations; Exception: AI! permitted and conditional uses by sections 72-TE-3 and 12- 7E-4 of this article, shall be operated and conducted entirely within a building except far permitted parking and loading areas and such activities as may be specifically authorized to be unenclased by a conditional use permit and the outdoor display of goads. B. Outdoor Display. The area fo be used for outdoor display must be located directly in front of the establishment displaying the goads and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets steal! not be obstructed by outdoor display. j Article 12-9A: Special l7~evelapment (SDC1) District (in part) Secfr'on 12-9A-1: Purpose: The purpose of the special development district is to encourage flexibility and creativity in the development of land in order fo promote its most appropriate use; to improve the design character and quality of the new development with the town; to facilifate the adequafe and economical provision of streets and utilities,' to preserve the natural and scenic features of open space areas; and fo further the overall goals of the community as stated in the Vail comprehensive plan. An approved development plan for a special development district, in can1unction with the property's underlying zone district, shall establish the requiremenfs for guiding development and uses of property included in the special development district. The special development district does not apply to and is not available in the following zone districts: Hillside residential, single-family, duplex, primaryJsecandary. The elements offhe development plan shall be as outlined in section 72-gA-6 of Phis article. Chapter 12-16: Conditional Uses Permits (in part) Section 12-16-1: Purpose; Limitations In order to provide the flexibility necessary to achieve fhe ob}ectives of this title, specified uses are permitted in certain districfs subject to the granting of a conditional use permit. I 22 I Because of their unusual or special characteristics, conditional uses require review so that fhey may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the location and operation of the conditionaf uses will be in accordance wifh the development objectives of the Town and will not be detrimental to other uses or properties. Where conditions cannot be devised, to achieve these objectives, applications far conditional use permits shall be denied. VI. Z4]NING ANALYSIS According to the application information. provided by the applicant, staff has performed an analysis of the proposal in relation to the requirements of the Vail Code. The deviations to the prescribed development standards are shown in bold text in the table below. Zoning: Commercial Service Center Land Use Plan Designation: Vail Village Master Plan Study Area Current Land Use: Mixed UselResidential Development Standard Lot Area: • Buildable Area: Setbacks: Front: Sides: Rear: ,~, E3ulding Height: Allowed 20,000 sq. ft. 20' 20' 20' .~ 3S, Density: 18 units/acre 32.2 units !acre 47.5 D-1.1.s 85 D.U.s (3RFA: 4f,051.6 sq. ft. 235,500 sq. ft. {40°fa} (205°{°) - Site Coverage: Landscape Area: Parking; r~ 8f,346,8 sq. ft, (75°io} 23,02x.8 sq. ft. (20% minimum} 367 spaces Proposed 115,129 sq. ft. {2.64 acres} 115,129 sq. ft. 0' 0' 0' 113' 114,971 sq. ft. (Without improvements in ROW} (99.7%) 141,268 sq. ft. {$.9%} 514 spaces {147 surplus spaces private parking club} proposed to be in t BOLD indicates deviations from the prescribed deuelopment standards. 23 V11. SURROUNDING LAND USES AND ZONING Land Use Zaninq North: CDOT ROW None South: Mixed Use Commercial Care II DistricUPublic Accommodation East: Public Parking General Use District West: Mixed Use SDD No. 6 VIII. THE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENTAND REVIEW PROCESS Chapter 12-9 of the Town Cvde provides for the establishment ¢f special development districts in the Town of Vail. According to Section 12-9A-1, the purpose of a special development district is, "To encourage flexi6ilify and creativity in the development of land, in order to promote its most appropriate use; to improve the design character and quality of the new development within the Town; to facilitate the adequate and economical provision of streets and Utilities; to preserve the natural and scenic features of open space areas; and to further the overall goals of the community as stated in the Vail Comprehensive Plan. An approved development plan for a Special C?evelopment Districf, in conjunction~with the property`s underlying zone district; shall establish the" requirements for guiding development and uses of properly included in fhe Special Development district." An approved development plan is the principal document in guiding the development, uses, and activities of the special development district. The development plan shall contain all relevant material and information necessary to establish the parameters to which the special development district shall adhere. The development plan may consist vf, but not be limited j ta: the approved site plan; floor plans, building sections, and elevations: vicinity plan; parking plan; preliminary open space/landscape plan; densities; and permitted, conditional, and accessory uses. The determination of permitted, conditional and accessary uses shall be made by the Planning and Environmental Commission and Town Council as part of the formal review of the proposed development plan. Unless further restricted through the review of the prapased special development district, permitted, canditianal and accessory uses shall be limited to those permitted, conditional and accessory uses in the property's underlying zone district. The Town Cade provides nine design criteria which shall be used as the principal criteria in evaluating the merits of the prapased special development district. It shall be the burden of the applicant to demonstrate that submittal material and the prapased development plan comply with each of the fallowing standards, yr demonstrate that one or mare of them is not applicable, or that a practical solution consistent with the public interest has been achieved. The following is a staff analysis of the project's compliance with the nine SDD review criteria: A. Consideration of Factors ReQardina SAecia6 Development Districts: __._.. A. Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building 24 height, Ibuffer zones, identity, character, visual integrity and orientation. The Crossroads development site is located along the north side of East Meadow Drive across from Village Center An a##ached vicinity map has been provided far reference tAttachment A). The development site is adjoined on the north by the South Frontage Road, on the east by Village Center Road and the Vail Village Parking Structure, on the south by East Meadow Drive and Village Center, and to the west by Vail Village Inn Phase III. All of these surrounding properties have different zoning designations and thus must Damply with differing development standards. Although the neighboring properties must adhere to different zoning requirements, the buildings constructed on the neighboring properties are all two to six story tall buildings. According to research of Town files, the surrounding properties have varying building heights. For instance, the new One Willow Bridge project (Swiss Chalet) will be 48 feet tall, and the Vail Village Inn Phase Ila varies in height from 68 feet along the Frontage Road to 25 feet along East Meadow Drive. The applicant is proposing heights of 113 feet slang the Frontage Road and 79.5 feet on the portion of the building located in the southwest corner of the property along East Meadow Drive. This has been reduced from 92 feet previously. The heights listed previously are from historic grade as that is the worst case scenario versus the finished grades. The proposed heights of the structure along the western property line range from 1 fly to 70.5 feet. Staff believes that the height of the structure should be reduced further along East Meadow Drive and along the western property line in order for the building to relate better to surrounding structuees. an regard to setbacks the One Willow Bridge project varies between 5 and 2fl feet. Setbacks along the east property line for Vail Village lnn Phase 111 vary between 15 and 55 feet- The proposed Crossroads development has zero setbacks along most of the north and east property lines. Along East Meadow Drive the setbacks vary from 140 feet along the plaza to zero setback in the southeast and southwest corners. Staff has concerns with the setback of the building along East Meadaw Drive and the structure located in the southwest corner. Staff believes that it may be appropriate to have zeta setback along East Meadow Drive for two stories not including a roof and then the structure would step back 15 to 28 feet before continuing up. Staff also has a concern with the minimal setback of the exhaust louvers for the subterranean parking structure and the neighboring Vail Village Phase all residential units. There is potential for conflict in terms of noise generated from the exhaust fans and the residential units. The applicant has included a report from Greystone Environmental Consultants entitled Noise and Air Quality Imaact Assessment of Crossroads Garage Ventilation Svstem which addresses the concerns expressed by the staff and neighbors (Attachment F). In addition the plans now contain an exhibit identifying all the locations of air intakes and exhausts for the garage and mechanicals. The architectural design of the Crossroads development, like it's neighbors, is governed by the design guidelines prescribed in Chapter 11, Design Review, of the Vail Town Code and by fhe recommendations Vail Village Master Paan. As such, the architectural design of the proposed development is intended to be compatible with the unique European alpine village character prescribed for Vail Village. The exterior design of the development is a mixture of stone, metal and woad. Many of the finer details have not been resolved in the two presentations made to the Design Review Board. The consultant assisting the various review boards and staff has identified concerns with the proposed architecture and the architectural character and theme of the Village not being compatible. Please see the memorandum from Jeff Winston dated October 6, 2804 (Attachment ~G). Staff will also 25 address this project's conformance with the Urban Design Guidelines in Cri#eria D of this section- Staff believes the architecture of the structure should incorporate further "Bavarian" elements so as to fit in more harmoniously with the community. The Vail Village Master Plan addresses the Crossroads development site throughout the Plan. In regard to building height, the Plan includes a conceptual map identifying potential heights of existing and future structures and sta#es: "The building heights expressed on this illustrative Plan are intended to provide general guidelines. Additi©nal sfudy should be made during specific pr©ject review relative fo a building's her"ght impact on the streetscape ar~d relationship fo surrounding structures." The Plan identifies the northern portion of the Crossroads development site along the Frontage Raad as being 5 to 6 stories in height and the southern portion as being 3 to 4 stories in height (The Plan identifies a story as being 9 feet in height and the Plan does not include roof structure}..A copy of Conceptual Building I~eight Plan is attached for reference (Attachment H}. Mast recently the Tivoli Lodge, identified as being 3 to 4 stories tall in the Plan, established SDD #37 in order to achieve a 56-foot height limitation. Although the Tivoli Lodge is not zoned Commercial Service Center, it is addressed within the Vail Village Master Plan. The Tivoli Lodge contended that the 48-font limitation did not adequately address current hotel accommodation building trends. A 48-foot height limitation permits 9-foot floor to floor sections with an additional 12 feet far sloping roofs as recommended in the vari~aus town master plans (9' X 4 floors +12' ~ 48'}. According. to the applicants, the proposal has achieved the heights of 113 feet atrts highest point, dawn to 79.5 feet along East Meadow Drive as the floor plates they are proposing are 12 feet from hoar to floor. The exception to this is the first floor of condominium units, which have a 16-foot floor plate to accommodate the loading and delivery facility necessary heights and the lobby entrance desire to have higher ceilings. The consistent fit-foot flour plates, with one exception, are due to the need to provide the air conditioning duct work and other mechanical equipment, Unce the units are dry-wailed, the ceiling heights in the units will be 9 feet. The height of the floor plates and the steep pitch roofs explain the proposed heights an the building. S#aff believes the height of the building in the southwest structure needs to come down and step back from the property line as floors are added to the building. Staff further believes that there are design options which could reduce the height of the building around the site if these areas not needing 16 feet of clearance on the first condominium float could be reduced to be 12 feet or [ess from floor plate to floor plate. The applicant is proposing 5 stories slang the South Frontage Road with an additional 2 stories located within the roof for a total of 7 stories including the roof. Frain the intersection of Willow Bridge Road and East Meadow Drive, the opposite side of the portion of building facing the South Frontage Road, has a total of 7 stories with an additional 2 stories located in the roof structure far a total of 9 stories including the roof. This is the portion of the sight identified as have 5-6 stories acceptable not including a roof structure. On the south portion of the sight identified for 3-4 s#ories of structure the applicant is proposing between 5 and 6 stories with an additional story in the roof structure for totals of 6-~ stories. Staff has generally accepted an 11-foot floor-to-floor building plate on previous projects such as the Tivoli Lodge and the Manor Vail Lodge- in addition, it has been previously determined that a roof structure is at an appropriate size when it is 12 feet form cave tv ridge, as identified above, This particular project because of its proximity to the interstate and large window areas (heat gain} will need to have climate control equipment which the two previous projects did not. If a floor-to-floor plate of 12 feet and a 12-foot tall roof structure is acceptable the maximum height of structure, according to 2~ I the Vail Village Master Pian should be 84 feet along the northern portion of the site and 64 feet along the southern portion of the site. Within the Town there are three properties zoned Commercial Service Center. Those properties are Crossroads, the Gateway building, and the Weststar Bank building. All of the properties zoned Cammercial Service Center except Crossroads have utilized the special development district process in order to redevelop. Staff feels that the requested deviations in terms of increased bulk and mass within setbacks and height would be uncharacteristic of neighboring properties such as the One Willow Bridge project and Vail Vllage Inn Phase III. It is possible that a future development such as one far, Vail Village Inn Phase 118 could propose a major amendment to their special development district and propose taller structures which encroach into setbacks like the Crossroads development is proposing today. Staff does not feel the proposal complies with this criterion. B. Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. The uses, activities and densities for the Crossroads development site are prescribed by the underlying zoning. According to the Official Town of Vail Zoning Map, the underlying zoning for the proposed special development district is Commercial Service Center zone district. The Commercial Service Center zone district encourages the development of commercial facilities serving the Town with limited multiple-family dwellings at a density of eighteen (18) dwelling units per acre. The applicant's proposal is #o construct permitted uses such retail shops, restaurants and bars, offices, an-site accessory uses such as the ice skating rink, and conditional uses such as a major arcade, bowling alley, movie theaters, 85 multiple- family dwelling units, and a private parking club. The applicant has requested the appropriate conditional use permits which will be addressed in Eater sections of this memorandum. The proposed application has two levels of at-grade orabove-grade retail surrounding the proposed plaza, Staff has concerns regarding the continuous arc shaped frontage of the retail. Staffs concerns are two-fold; first, does such a design allure visitors and locals to shop in the environment and; second, the geometric properties of an arc will not allow for material changes to the fapade's of the individual tenant spaces. Jeff Winston addresses these concerns in his memorandum, dated October 6, 2044, In response to Jeff Winston's memorandum the applicant had a retail study/analysis of the retail performed by The Related Companies, l_. P. (Attachment I). In general, the report states that the retail design should be successful in the current market place. The Design Review Board has also expressed a concern about the [invited ability to individualize a tenant space store front. In response to the concern expressed by staff, the Design Review Board, and the Planning and ~nviranmental Commission, staff contacted tan Thomas, a retail specialist, to have a review of the proposed retail performed so that we could have greater input. That report states that the current market place for retail demands the ability to have individualized retail storefront. The complete rep©rt is attached for reference (Attachment J). The above criterion specifically identifies the proposed density of a project as needing to be compatible with surrounding properties. This property is restricted to 18 dwelling units/acre per the underlying zoning. The applicant is proposing a density of 32.2 dwelling units/acre at 235,540 square feet of GRFA. The neighboring property to the south, the One V~Iillow Bridge development, is limited to 25 dwelling unitslacre, which the new developmentproposed 8 dwelling units for a density of 2.9 dwelling unitslacre with 135,184 square feet of GRFA will 27 be in compliance with in terms of density and GRFA. One Willow Bridge was substantially accommodation units {123 units) and fractional fee units {14 units) which do not count towards density. The adjacent property to the west, Vail Village Inn Phase III, is limited to 23 dwelling units/acre with the underlying zoning. Vail Village Inn Phase II I is a part of Special Development District #6. In the Ordinance adopting SDD #6 is not clear on the number of dwelling units allowed, however, it identifies a minimum of 148 accommodation units and 64,267 square feet of GRFA shall be located in the Phase IV of the project. The total GRFA for all phases of Vail Village Inn was limited to 124,527 square feet. As can be seen the proposed Crossroads project has a greater density than neighboring properties and substantially more GRFA. There have been comparisons made between the recently approved Four Seasons hotel and the proposed Crossroads redevelopment. The Four Seasons hotel is located on a 2.73 acre site and the Crossroads development is on a 2.64 acre site. The Four Seasons encroached into setbacks below grade and meets the 20-foot setbacks above grade except along the shared property line of 9 Vail Road where the structure encroaches 2 feet. Thee proposed Crossroads encroaches into the setbacks below grade and into the right-of-way under East Meadow Drive and Village Center Road. Above grade the proposed Crossroads encroaches into the 20-foot setbacfc along all property lines. There is a large portion of the building which is framing the public plaza which is set substantially back from the road. Along the western property fine the proposed Crossroads encroaches slightly in the southwest corner and to a greater extent in the norkhwest corner. The Four Seasons was allowed a maximum of 6$ dwelling units by zoning and has been approved to construct 18 while Crossroads is allowed 47,5 dwelling units by zoning and is proposing to construct 85. In addition, the Four Seasons is approved to construct 118 accommodation units, 22 fractional fee units, and 34 employee housing units. The total square footage of the dwelling units, fractional fee units, accommodation units,. and employee housing units is 188,193 square feet and the total square footage of the Crossroads proposed dwelling units is 235,50D square feet. The approved maximum height of the Faur Seasons was 89 feet and the proposed maximum height of Crossroads is 113 feet. In conclusion the Four Seasons motel was granted increased sight coverage, increased height, and a 2-foot encroachment into the setback along one property line. Crossroads has requested encroachments into the setbacks along all property lines, increased GRFA and density, increased site coverage, reduced landscaping area, increased height, and encroachments into the right-of-way. With the exception of requested deviations from the maximum allowable building height, encroachments into required setbacks, encroachments into the right-af-way, minimum landscaped area, maximum amount of site coverage, maximum allowable GRFA, and maximum amount of dwelling units, the proposed development conforms to the development standards prescribed for the development site and the surrounding properties. Like all other Commercial Service Center zoned properties, the applicant is proposing to utilize the special development district process to facilitate the successful redevelopment of Crossroads_ Staff does not believe the proposed Crossroads redevelopment complies with this criteria. Employee Housing R~:auirements As indicated in a number of the goals and objectives of the Town's Master Plans, providing affordable housing for employees is a critical issue which should be addressed through the planning process far special development district proposals. In reviewing the proposal for employee housing needs, staff relied on the Town of Vail t=mployee Housing Report. This 28 report has been used by the staff in the past to evaluate employee housing needs. The guidelines contained within the report were used most recently in the review of the Austria Haus, Marriott, Four Season, Manor Vail Lodge, and Special Development District No. 6 Vail Village Inn development proposals, • • The Employee Housing Report was prepared for the Town by the consulting firm Rosafl, Remmers and Cares. The report provides the recommended ranges of employee housing units needed based on the type of use and the amount of floor area dedicated to each use. Utilizing the guidelines prescribed in the Employee Housing Report, staff analyzed the incremental increase of employees {square footage per Use} that results from the redevelopment. The figures identified in the report are based on surveys of the commercial-use employment needs of the Town of Vail and other mountain resort communities. As of the drafting of the report, Telluride, Aspen and Whistler, S.C. had °'employment generation" ordinances requiring developers to provide affordable housing for a percentage of the new employees resulting from commercial development. "New" employees are defined as the incremental increase in employment needs resulting from commercial redevelopment. Each of the communities assesses a different percentage of affordable housing a developer must provide far the new employees. For example, Telluride requires developers to provide housing for 40% {0.40} of the new employees, Aspen requires that 60% {0.60) of the new employees are provided housing, and Whistler requires that 100% (1.00) of the new employees be provided housing by the developer. In comparison, Vail has conservatively determined that developers shall provide housing for 15% (0.15) or 30% (0.30) of the new employees resulting from commercial development. When a project is proposed to exceed the density allowed by the underlying zone district, the 30% {0.30) figure is used in the calculation. If a project is proposed at, or below, the density allowed by the underlying zone district, the 15% {0.15} figure is used, The Crossroads special development district does exceed the density permitted by the underlying zone district in both number of dwelling units and GRFA. Proposed Project IRmnlovee Generation Calculations -Middle of Range a) Multi-Family (Dwelling Units} 85 new units proposed @ {0.4lunit) b) Retail and Service Commercial 13,314 sq. ft. @ {6.511000 sq. ft.) = 34.0 employees i 66.54 employees c) {7ffice: ProfessionallDther 30,787 sq. ft- @ (6.4/1000 sq. ft.) d) L3arlRestaurant 27,888 sq. ft. ~ {6.511000 sq. ft.) - 197.04 employees = 181.27 employees 498.85 new employees 29 Existing Crossroads Project ~~ Emnlovee Generation Galculations -Middle of Ranae a} Multi-Familiy (Dwelling Units} 22 units existing (0.4lunit} = 8.8 employees b} Retail and Service Commercial 29,356 sq. ft. @ (6.511000 sq. ft.} = 190.81 employees c} Office: ProfessionallOther 22,748 sq. ft. @ (6.411000 sq. ft.} = 145.59 employees d} BarlRestaurant 12,549 sq. ft. @ (6.511000 sq. ft.) = 81.57 employees 426.77 new employees 498.85 new employees - 426.77 exisitina employees 7'2.Q~8 net new employees x.30 21.62 new employees According to the calculations above, the applicant must establish 22 new deed-restricted employee beds. The applieant's submittal calculated the number of new employee beds to be required by this project to be 22. The applicants are proposing to provide the required Type 111 deed-restricted employee housing units off-site through the purchase of units throughout Town prior to requesting a Temporary Certificate of occupancy. C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail Town Code. As indicated in the Zoning Analysis outlined in Section Vl of this memorandum, the total number of required parking spaces for the Crossroads project is 367 spaces. The applicants are proposing to provide a total of 514 spaces, all of which are to be prodded in the underground parking structure. The 147 additional parking spaces proposed to be constructed above and beyond that which is required are proposed to be placed in a private parking club. The proposed subterranean parking structure permits a public plaza on the surface which contains a proposed ice skating rink. In order to establish a private parking club offering for-sale parking spaces, the Town Code requires the review and approval of a conditional use permit by the Commission. The ~ applicant is proposing to establish a 147 stall private parking club. Staff addresses the j criteria for the establishment of a private parking club later in this section. Staff will address j the conflict in establishing a private parking club when you desire to utilize the same spaces for public benefit to alleviate parking on the Frontage Road. The applicant is proposing to utilize all of the 147 surplus parking space in a private parking 30 club in which participants would lease a space. The applicant does not intend to sell any of the parking spaces through condominiumization. The proposal is to create a pass system similar to the Town's pass system. Much of this parking would be made available to skiers which the applicant believes will help to alleviate the amount of parking on the Frontage Road. The applicant desires to maintain ownership of the parking spaces to avoid not having enough parking far his retail, restaurant, and office uses if the project becomes as successful as anticipa#ed. The applicant is suggesting that the excess parking is a public benefit as it will alleviate parking on the Frontage Road. Staff has concerns that parking spaces proposed to be leased for private use may not always be available to the general skiing public and may have minimal public benefit value. Staff does not disagree that the subterranean parking lot of 514 spaces will alleviate parking needs in general, however, it is difficult to evaluate the parking proposal as a public benefit, The applicant has proposed a five bay loading and delivery facility which is the maximum required for this project. The proposed facility has will be accessed off of the Frontage Road and made available to neighboring properties for their loading and delivery needs as well. The proposed loading and delivery facility is entirely enclosed and large vehicles can make all turning movements inside the structure. Staff believes that the application complies with this criterion. D. Conformity with the applicable elements of the Vaii Comprehensive Plan, Town policies and lJrban Design Plan. The goals contained in the Vail Land Use Plan are to be used as the Town's policy guidelines during the review process fior the establishment of a special developmen# district. Staff has reviewed the Vail Land Use Plan and believes the following policies are relevant to the review of this proposal: 1.g General GrowthlDevelopment 1.1 Vail should continue to grow in a con#rolled environment,. maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areasj. 2.Q SkierfTourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. • 31 2.2 The ski area owner, the business community and the Town leaders should work together closely to make exis#ing facilities and the Town function more efficiently. 2.3 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers. 2.4 The community should improve summer recreational and cultural opportunities to encourage summer tourism. 3.0 Commercial 3.1 The hotel bed base should be preserved and used more efficiently. 3.2 The Village and Lionshead areas are the best location far hotels to serve the future needs of the destination skiers, 3.3 ..Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged. 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 4.0 Village Core 1 Lionshead 4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Care areas is acceptable so long as the existing character of each area is preserved thorough implementation of the Urban Design Guide Plan. 4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. {scale, alpine character, small town feeling, mountains, natural setting, intimate size, cosmopolitan feeling, environmental quality.) 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platEed areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee hauling should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.4 Residential growth should keep pace with the marketplace demands far a full range of housing types. 32 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. According to the Official Town of Vail Land Use Plan map, the applicant`s proposed redevelopment site is located with the "Vail Village Master Plan"'land use category. Pursuant to the Plan, the "Vail Village Master Plan" land use category description, "Vail Village has beery designated separately as a mixed use area and accounts f©r 77 acres ar about 2°l of the Plan area. This area has nQt been analyzed in this Plan document because the Vail Village MasterPlan study addressed this area specifically in more detail." Staff believes that the application complies with many of the goals and objectives identified above, with the exception. of Objectives 4.2 and ~.3. Vail Village Master Plan Staff believes that the following stated goals of the Vail Village Master Plan are applicable to this application: Goal #1 Encaurage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. Objective 1.3: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town. Goal #2 To foster a strong tourist industry and promote year-round economic health and viabiCity far the Village and for the community as a whole. Objective 2.3: 6ncrease the number of residential units available far short term overnight accommodations. Objective 2.5: Encaurage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Objective 2.fi: Encourage the development of affordable housing units through the efforts of the private sector. Goal #3 Ta recognize as a top priority the enhancement of the walking experience throughout the Village. Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements.. • 33 Objective 3.2: Minimize the amount of vehicular traffic in the Village to the greatest extent possible. Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access. Goal #4 To preserve existing open space areas and expand green space opportunities. Objective 4.1: Improve existing open space areas and create new plazas with greenspaces and pocket parks. Recognize the different roles of each type pf open space in forming the overall fabric of the Village. Goal #~ Increase and improve the capacity, efficiency and aesthetics ofi the transportation and circulation system throughout the Village. Objective 5.1: Meet parking demands with public and private parking facilities.. . Goal #6 To insure the continued improvement of the vital operational elements of the Village. Objective 6.1: Provide service and delivery facilities far existing and new development. Objective 6.2: Provide for the safe and efficient functions of fire, police and public u#ilities within the context of an aesthetically pleasing resort setting, Staff believes that the application complies with many of the goals and objectives identified -~-""- - above, with the exception of Goal #1 and Objective 2.3. Staff believes the architecture of the building needs to be in greater conformance with the architectural character of the Village and a program established to encourage the inclusion of units in a rental pool. Town of Vaif Streetscape Master Plan The Town's Streetscape Master Plan does identify East Meadow Drive and Village Center Road within the East Meadow Drive --Willow Bridge Road to Vail Valley Drive portion of the Town of Vail Streetscape Master Plan. The Plan identifies the following problems with the existing conditions within this sub-area: • The need to separate buses from pedestrians; • The need to provide a mare comfortable shopping experience; • The need to restrict unnecessary vehicular traffic; • The need to maintain access to existing lodge units; and • The need to screen parking and accommodate loading and delivery vehic The Plan also identifies several key elements, landscaping, and site amenities for the E Meadow Drive -Willow Bridge Road to Vail Valley Drive sub-area which include: 7"lae asphalt road surface would ~e replaced by concrete unit pavers in rr areas where pedestrians share the street with vehicles. IN the restric 34 access zone south of the Village parking structure, the pedestrian path would be paved with concrete unit pavers. I•!'owever, the bus large would remain asphalt. Additionally, the Willow Bridge Road street surface, from the north side of Willow Bridge to the intersection of East Meadow Drive, would also remain asphalt • Replacing the triangular planteraf the intersection of Easf Meadow Drive and Willow Bridge Road with a larger circular planter that is centered in the intersection. In addition, the intersection will be accented with a special paving treatment and will act as a focal point. • Village Center Road would be narrowed to a minimum width of 28' (curb-fo- curb) to discourage unnecessary fraffic. Fix fo six foot wide concrete sidewalks on each side of the street are planned fo connect East Meadow Drive to the Frontage Road. • The railroad-tie planters along the parking lots for Grossroads and the Sonnenalp-Swiss House should be replaced with at-grade planting beds, similar to the planting beds aiong fire south side of East Meadow Drive near the Vail Village lnn, • Landscaping is needed along Village Center Road, especially near the Frontage Road, so as to furtherinhibit vehiculartrafficinfo the pedestrianized areas. • Landscaping, benches and a trash receptacle should be placed" at the Crossroad's bus stop as shown on the Master Plan graphic. • ,Expanding the planter on the south side of the intersection of Vrllage Center Road and East Meadow Drive has been suggested. This would provide better definition to the roadway as well as increasing the landscaped area. Staff believes the proposal meets the requirements of the Streetscape Master Plan with the exception of the "at-grade planting beds" identified by the Plan to replace the railroad-tie beds. The applicant has stated that through the Design Review process the inclusion of additional low planting beds will be incorpora#ed, however, none are shown on the plans. The applicant has also proposed a small cul-de-sac feature at the intersection of Village Center Road and East Meadow Drive. This feature provides an opportunity for a lost vehicle to turn around and head back up Village Center Road in the event they realiae that they are in a vehicular restricted area. However, this feature has created the elimination of the landscaping area along the south edge of the Village Center Road and East Meadow Drive intersection identified in the last bullet above. Vail Village Urban Design Guide Plan and Design Considerations 1. URBAN DESIGN CONSIDERATIONS These considerations relate to general, large-scale land use planning issues, as well as form considerations which affect more than one property or even whole areas. , These considerations are ,primarily the purview of the Planning and Environmental Commission. ~~ A_ PEDESTRIANISATION A major objective for Vail Village is to encourage pedestrian circulation through an interconnected network of safe, pleasant pedestrian ways. Many of the improvements recognized in the Urban Design Guide Plans, and accompanying Design Considerations, are to reinforce and expand the quality of pedestrian walkways throughout the Village. Since vehicular traffic cannot be removed from certain streets (bus routes, delivery access), a totally care-free pedestrian system is not achievable throughout the entire Village. Therefore, several levels. of pedestrianization have been identified. Staff ResQQnse: The Crossroads development site is bordered by East Meadow Drive an the south and Village Center Road to the east. Bo#h East Meadow Drive and Village Center Road Ranch Road are designated as streets intended to accommodate pedestrian and vehicle traffic, East Meadow Drive is also a designated Town of Vaii bus route. The applicants are proposing to implement the recommendations of the Town of Vail Streetscape Master Plan. According to the Plan, the Crossroads development site is located in the East Meadow Drive -Willow Bridge Road to Vail Valley Drive Sub Area. The details of the goals in this sub area are identified earlier in this section. The primary goal of the East Meadow Drive -Willow Bridge Road to Vail Valley Drive Sub Area is to provide an effective and safe pedestrian system, while accommodating vehicle and bicycle traffic. The applicant has proposed install pavers and heat tubing in the right-of-way of Village Center Road and East Meadow Drive. The proposed heat tubing could eventually be connected to the Town's boilers in the parking structure. The applicant has proposed the narrowing of Village Center Road as the Streetscape Master Plan identified to discourage vehicular traffic and make the pedestrian more pleasant and safer. In addition, the applicant has proposed a large plaza with an ice skating ring located within it which would be coordinated in design with the intersection of East Meadow Drive and Widow Bridge Road. The proposed plaza would be heated as well and connected to boilers in the Crossroads development. As identified earlier in this section the applicant has proposed a portion of the building in the southwest corner to be at a zero setback with a height of 79.5 feet. Staff believes this bulk and mass at zero setback is acceptable as long as the height is in the neighborhood of 5Q feet. Staff believes that a structure measuring 79.5 feet directly adjacent to the pedestrianway creates an uncomfortable pedestrian environment. Staff believes that the proposed application does not `comply with this criterion. 36 B. VEHICLE PENETRATION To maximize to the extent possible, all non-resident traffic should be routed along the Frontage Road to Vaii ViClagelLionshead Parking Structures. In conjunction with pedestrianization objectives, major emphasis is focused upon reducing auto penetration into the center of the Village. Vail Road and Vail Valley Drive will continue to serve as major routes for service and residen# access to the Village. Road constrictions, traffic circles, signage, and other measures are indicated in the Guide Plans to visually and physically discourage all but essential vehicle penetration upon tF-e Frontage Road. Alternative access paints and private parking relocation, where feasible, should be considered to further reduce traffic conflicts in the Village. Staff Response: The Crossroads development has proposed a 5-bay loading and delivery facility with access off of the South Frontage Road. The applicant has stated that they are willing to participate in the overall loading and delivery scheme of the Village. All vehicles utilizing the Crossroads development will parkin a subterranean s#ructure which has access of the narrowed Village Center Road. The proposal includes several items which will help make East Meadow Drive and Willow Bridge Road more pedestrian friendly such as paver colors and treatments and narrowed roads. Neither street is intended to be pedestrian-only. Staff believes that the proposed application complies with this criterion. C, STREETSCAPE FRAMEWORK To improve the quality of the walking experience and give continuity to the pedestrian ways, as a continuous system, tw^ general types of improvements adjacent to the walkways are considered: 1. Open space and landscaping, berms, grass, flowers and tree planting as a soft, colorful framework linkage along pedestrian routes.; and plazas and park greenspaces as open nodes and focal points along those routes: 2. Infil! commercial storefronts, expansion of existing buildings, or new infill development to create new commercial activity generators to give streetllfe and visua6 interest, as attractions at key locations along pedestrian routes. It is not intended to enclose all Village streets with buildings as in the core areas. Nor is it desirable to leave pedestrian streets in the open in somewhat undefined condition evident in many other areas of Vail. Rather, it is desired to have a variety of open and enclosed spaces, both built and landscaped,. which create a strong framework for pedestrian walks, as well as visual interest and activity. Staff Resppnse: s 37 The applicants are proposing to improve and enhance the streetscape framework along Village Renter Road and East Meadow Drive. To this end, ~~ a plan has been proposed that incorporates narrowed streets, pavers with - differing colors and patterns and a large plaza within the proposed development. Staff believes the proposed plaza could be very positive for the community. However, staff believes that a lot of work needs to be done to insure that the plaza is active and does not become a vast open space ' with no activity. The applicant as also prosed to install heated sidewalks along the perimeter of the site. Staff believes that the proposed application generally complies with this criterion. The addition of low planting beds l throughout the site should be incorporated to bring the proposal into greater conformance with this criterion. D. STREET ENCLaSURE While building facade heights should not be uniform from building to building, they should provide a "comfortable" enclosure for the street. Pedestrian streets are outdoor rooms, whose walls are formed by the buildings. The shape and feel of these "`roams" are created by the variety of heights and massing (3-dimensional variations), which. give much of the visual interest and pedestrian scale unique to Vail. Very general rules, about the perception of exterior spaces have been developed by designers, based on the characteristics of human vision. They suggest that: "an external enclosure is most comfortable when its wails are approximately 912 as high as the width of the space enclosed; if the ratio falls to 114 or less, the space seems unenclosed; and if the height is greater than the width it comes to resemble a canyon". In actual application, facades are seldom uniform in height on both sides of the street, nor is this desired. Thus, some latitude is appropriate in the application of this 112 to 1 ratio. Using the average facade height on both sides will generally still be a guide to the comfortableness of the enclosure being created. I n some instances, the "canyon" effect is acceptable and even desirable. For example, as a short connecting linkage between larger spaces, to give variety to the walking experience- Far sun/shade reasons it is often advantageous to orient any longer segments in a narthlsouth direction. Long canyon streets in an eastlwest direction should generally be discouraged. When exceptions to the general height criteria occur, special consideration should be given to create swell-defined ground floor pedestrian emphasis to overcome the "canyon" effect. Canopies, awnings, arcades and building extensions can all create a pedestrian focus and divert attention from the upper building heights and "canyon" effect. Staff Resaonse: i 38 The configuration of the Crossroads development site and the desire to create a large plaza in the interior largely dictates the orientation of the building and the impacts that result regarding street enclosure. The two street facades of the lodge are articulated and varied, horizpntally and vertically, along the lengths of the building. The applicant has chosen to utilize a very steeply pitched roof which is able to contain two levels of units {typically the upper floor of the lower unit). The net effect of this is that the building is taller. Staff believes that the building should step down as the wings on the east and west sides of the properties approach East Meadow Drive. Currently the building in the southwest corner is 79.5 feet tall. Staff believes that the building in #his area should be more in the neighborhood of 50 feet tall to better relate to neighboring properties and to pat create a "canyon effect" along East Meadow Drive. While it is true that this portion of building has approximately 35 feet of frontage on East Meadow Drive staff is concerned that the structured rises straight up for 79.5 feet. Staff believes more stepping in the height of the building needs to occur along the eastern and western property lines, similar to what was required of the Four Seasons building. The stepping along the eastern property fine could occur at a lesser degree as the neighboring property is the parking structure. Staff believes that the application needs to be revised to comply with this criterion. E. STREET EDGE Buildings in the Village core should form a strong but irregular edge to the street. Unlike many American towns, there are na standard setback requirements '~ for buildings in Vail Village. Consistent with the desire for intimate pedestrian scale, placement of portions of a building at or near the property line is allowed and encouraged to give strong definition to the pedestrian streets. This is not to imply continuous building frontage along the property line. A strong street edge is important for continuity, but perfectly aligned facades over too tong a distance tends to be monotonous. With only a few exceptions in the Village, slightly irregular facade lines„ building jogs, and landscaped areas, give the life to the street and visual interest for pedestrian travel. Where buildings jog to create activity packets, other elements can be used to continue the street edge: low planter walls, tree planting, raised sidewalks, texture changes in ground surface, arcades, raised decks. Rlazas, patios, and green areas are important focal points for gathering, resting, orienting and should be distributed throughout the Village with due consideration to spacing, sun access, opportunities for views and pedestrian activity. Staff Response: The Crossroads proposal, as stated previously, includes a large plaza which opens up the pedestrian area at the intersection of Willow Bridge Road and East Meadow Drive. It has been stated by the applicant #ha# it is the intention 39 to make the plaza available t© the public and Town for events such as "Street Beat" concerts, Staff believes that the plaza is a great idea. However, staff would like to see a public easement recorded for the space and agreements on the Town's rights to schedule events in the space. The proposed plaza would compliment the eventual construction of the public venue space associated with the construction of the Veil's Front Door project. i F. BUILDING HEIGF9T Vail Village is perceived as a mix of two and three story facades, although there are also four and five story buildings. The mix of building heights gives variety to the street, which is desirable. The height. criteria are intended to encourage height in massing variety and to discourage uniform building heights along the street.. Staff Resnanse: The applicant is proposing to construct a five to nine story tall structure. As stated previously in this section staff believes the building should be redesigned to step the building down along the eastern and western property lines. A redesigned structure which included steps in the mass of the building would articulate the building's form both vertically and horizontally and would be a positive change. Staff believes that the application does not comply with this criterion. G. VIEWS AND FQCAL POINTS Veil's mountainlvalley setting is a fundamental part of its identity. Views of the mountains, ski slopes, creeks and other natural features are reminders to our visitors of the mountain environment and, by repeated visibility, are orientation reference paints. Certain building features also provide important orientation references and visual face! points. The most significant view ,_ corridors in the Village have been adopted as part of Chapter 18.73 of the Vail Municipal Code. The view corridors adopted should not be considered exhausted, .When evaluating a development proposal, priority should be given to an analysis of the impacted project on public views. Views that should be preserved originate from either major pedestrian areas or public spaces, and include views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and ether important man-made and natural elements that contribute to the sense of place associated with Vail. These views, which have been adopted by ordinance, were chosen due to their significance, not only from an aesthetic standpoint, but also as orientation reference points far pedestrians. Development in Vail Village shall not encroach into any adapted view corridor, unless approved under Chapter 18,73. Adopted corridors are listed in Chapter 18.73 of the Vail Municipal Code. Whether affecting adopted view corridors or not, the impact of proposed development on views from public ways and public spaces must be identified and considered where appropriate. Staff Response: r The Crossroads deve[opment site is not located within any of the Town of Vail adopted view corridors. The projects location adjacent to the South 40 Frontage Road lends the project to potentially affecting only the views of residential unit owners in Phase 111 of the Vail Village Inn towards the Gare Range, not an adopted view corridor. It is important to note, however, that many of the units in Phase III of the Vaii V11Iage Inn currently do not have views of the Gore Range except for potentially the top two floors. The applicant has included a page in the reduced set of plans which depicts the views that they believe the units have today. The primary views of both the Crossroads development site and Vail Village Inn Phase III is to the south towards Vail Mountain. Staff believes that the application complies with this criterion. H. SERVICE AND DELIVERY Any building expansion should preserve the functions of existing service alleys, The few service alleys that exist in the Village are extremely important to minimizing vehicle congestion on pedestrian ways. The use of, and vehicular access to, those alleys should not be eliminated except where functional alternatives are not provided. In all new and remodeled construction, delivery which avoids or reduces impacts on pedestrian ways should be explored; and adopted whenever practical, for immediate or future use. Rear access, basement and below ground delivery corridors reduce congestion. Weather protection increases delivery efficiency substantially. Below grade delivery corridors are found in a few buildings in Vail Village {SitzmarkfGore Creek Plaza, Village Center, Vail Village Inn). Consideration ~~ should be given to extending these corridors, where feasible, and the creation of new ones. As buildings are constructed or remodeled, the opportunity may exist to develop segments of a future system- Staff Resoonse: The applicant has designed a service and delivery system which will avoid and reduce the negative impacts on the pedestrian ways adjacent to the lodge. As stated previously the applicant has proposed an enclosed 5-bay loading and delivery system which has access off of the South Frontage Road. The proposed design allows for neighboring properties to utilize the facility and eliminates truck traffic on Village Center Road and on East Meadow Drive. The applicant shall be required to participate in the overall loading and delivery plan for Vail Village in a similar fashion as the Willow Bridge project and the Vail's Front Door project. Staff believes that the application complies with this criterion. I. SUNdSHADE Due to Vail's alpine climate, sun is an important comfort factor, especially in winter, fall and spring. Shade areas have ambient temperatures substantially below those of adjacent direct sunlight areas. On all but the warmest of summer days, shade can easily lowertemperatures below comfortable levels and thereby, negatively impact use of those areas. All new or expanded buildings should not substantially increase the spring 41 and fall shadow line (March 21 -September 23} on adjacent properties or the public right-of-way. In all building construction, shade shall be considered in massing and overall height consideration. Notwithstanding, sunlshade considerations are not intended to restrict building height allowances, but rather to influence the massing of buildings. Limited height exceptions may be granted #o meet this criteria, Staff Response: The proposed does shade the South Frontage Road to a great extent and for short periods of the late morning it shades Vail Village Inn Phase III. In order to eliminate the shading of Vail Village Inn Phase 111 the project would have to be pulled much further back from the property line than even just the setback. Staff believes that the extent of the shading and the duration of shade on Vail Village Inn Phase III is minimal and acceptable. A copy of the Sunlshade study has been attached fcr reference (Attachment C}. Staff believes that the application complies with this criterion. As previously discussed in this section of the memorandum, staff believes that the application complies with the majority of the goals and objections of the Vaii Comprehensive plan, with the exceptions noted. E. Identification and mitigation of natural andlor geologic hazards that affect the property on which the special developanent district is proposed. According to the Official Town of Vail Geologic Hazard Maps, the Crossroads development site is not located in any geologically sensitive areas. Staff believes that the application complies with this criterion. F. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. The proposed site plan shows the building encroaching into the setbacks surrounding the property. The primary reason for this is the proposed creation of a large plaza which wiN have an ice skating rink during the winter and a shallow water feature in the summer. Staff believes the design will function well, but does have concerns regarding fhe "forward looking expression of European alpine herifage and more canfemporary forms" (taken from the applicant's proposal document}. The Design Review Board has reviewed this project on two occasions and has identified that there are elements of the proposal which tie it to the existing architecture in the Village. However, they have identified that there will need to be some continued work on the building elevations. Previously in this Section; staff identified concerns regarding the height of the structure on the southwest corner of the site and its proximity to the property line. Staff believes that framing the street is anticipated by the Vail Comprehensive Plan, but heights of 79.5 feet straight up are extraordinary. In previously approved developments, the applicant has been required to step development backfrom property lines and setbacks as a structure increases in height. 42 ~~i I Staff would like to also identify an area which may cause a conflict with the adjacent residential portion of Vail Village Phase Ill. The exhaust for the subterranean parking structure is located in close proximity to the property line on the northwest corner of the property. The applicant has designed the exhaust system to minimize the noise in this location. The applicant has submitted a report which is attached for reference (Attachment F). Staff's concems have been alleviated by the report and the plan included in Attachment C which displays that the exhaust and intakes for the structures mechanical systems are located all around the building. In general staff believes the proposal complies with this criterion, with the exception of the height of the structure in relation to neighboring properties along the western and eastern property lines. G. A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. The Town of Vail Public Works Department has reviewed the proposed plans for circulation to ensure that it is designed well for both vehicles and pedestrians on anti off the site. Following the review of the plans, the Public Works Department forwarded their written final comments in a memorandum, dated October 13, 2004. Many of the final comments are time sensitive actions that can only be accomplished at a later date or are only necessary to address if the applicants receive approval of this request. Ta require full compliance at this time would thus be inappropriate. In the memorandum from Public Works there are concerns expressed about the accuracy of the traffic study and the assumptions made within the document. The applicant is working with staff to verify the information within the report. A copy of the memorandum with the final written comments from the Public Works Department has been attached for reference (Attachment K}. The traffic report submitted by the applicant depicts a drop in the Cevel of service created by the #raffic the proposed uses generate. Staff believes that it will be imperative to assess the applicant a fee of ~5,Ch00 per additional peak PM trip generated by this project should it be granted approval, Currently, staff believes there is a net increase of 170 ;peak trips generated which would require a fee of $80,000. Staff is still working on resolving several discrepancies in the traffic report and the number of peak trips generated may change depending on the outcome of those discussions. To address the concerns of circulation of pedestrians and vehicles and the conflicts that are present between the two, the applicant has proposed improvements to Village Center Road and East Meadow Drive which make the area feel more pedestrian oriented and restricts errant vehicular traffic from finding its way into the pedestrian area by narrowing the roads. The proposal will also improve loading and delivery traffic in the area. The proposal also includes a fully enclosed ~-bay leading and delivery facility with access off of the Frontage Road. Currently, there is a fairly high volume of loading and delivery vehicles on Village Center Road and East Meadow Drive. The applicant has expressed that they are willing to be a member of the overall loading and delivery system which currently has participation from the eventual Vail's Front Door facility and the One Willow Bridge project facility. H. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions. • 43 The applicant has proposed a large plaza along East Meadow Drive which contains an ice skating rink in the winter end a shallow water feature in the warmer months. The proposed plaza has minimal landscaping as the applicant believes that in order far the retail to be successfuC there must be highly visible retail shopping opportunities. Staff believes there may be opportunities far low landscaping beds in which shrubs and perennials could be plan#ed as identified in the Streetscape Master Plan. The applicant has increased width of the landscaping bed along the South Frontage Road at the entry of the port-cochere. Staff believes that was an improvement, however, #here are still concerns over the amount of paving in the right-of-way. I. Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. The applicant is proposing to construct the project in one phase and a subdivision of the property will be necessary to facilitate the development of the Crossroads project.. B. Consideration of Factors Reaardina Text Amendments __ Before acting on an application for an amendment to the regulations prescribed in this title, the Planning and Environmental Commission and Town Council shall consider the following factors with respect to the requested text amendments: 1. The extent to which the text amendments further the general and specific purposes of the zoning regulations; and The proposal to add "bowling alley" as a definition within Section 12-2, Definitions, Vail Town Code, and as a conditional use within the Commercial Service Center zone district furthers the general and specific purposes of the zoning regulations by providing a restricted opportunity to introduce a land use which, when appropriate, makes Vail a more vibrant location for visitors and guests. The applicant is proposing the following language be included as the definition of bowling alley: BAWLING ALLEY: A recreation and entertainment facility where the sport of bowling takes place. A bowling alley also includes accessory entertainment facilities and uses such as eating and drinking facilities, retail shops, night dubs, arcade facilities, billiards, ping pang, darts, meeth~g rooms, and similar uses. Staff suggests the definition be modified to state: BC?WLIIVG ALLEY: A recreation and entertainment facility where the sport of bawling takes place. A bawling alley may also include accessory entertainment facilities and uses such as: eating and drinking facilities, retai! shops, night clubs, arcade facilities, billiards, ping gong, darts, meeting rooms, and similar uses. 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and 44 Staff believes that the proposed text amendments to Section 12-2, Uefinitians, and Section i 2-7E-4, Conditional Uses, Vail Town Code, will further the goals and objectives outlined in the Vail Comprehensive Plan which are found in Seetian V of this memorandum. 3. The extent to which the text amendment demonstrates how conditions have substan#ially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and The proposed amendments demonstrate that the code has many uses which are not defined nor identified as being permitted or conditional uses. Staff believes that a bowling alley is a use which is becoming more popular and one in which makes Vail a more year-round, active place far locals and tourists. 4. The extent to which the text. amendment provides a harmonious, convenient, workable relationship amorfg land use regulatiions consistent with municipal development objectives; and Tlie proposed text amendments to the Code allow the proposed development to include a land use which could bring year round activity to the Village which will be a draw for both locals and visitors. The addition of "bowling alley" a5 a conditional use will allow applicants to propose the use as part of a coordinated mixed-use development which will relate more harmoniously with adjacent properties and land uses. Staff believes that the proposed text amendments give the Planning and Environmental Commission the control necessary to regulate a use which could potentially be negative if not properly regulated. 5. Such other factors and criteria the commission andlor council deem applicable to the proposed text amendment. Before recommending and/or granting an approval of an application for a text amendment, the Planning and Environmental Commission and the Town Council shall make the fallowing findings with respect to the requested amendment: (1) That the amendments are consistent with the applicable elemen#s of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and (2} That the amendments further the general and specific purposes of the zoning regulations; and (3) That the amendments promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. C. Consideration of Factors Reaardina Conditional Use Permits: 1. Relationship and impact of the use on the development objectives of the Touvn. Multi-family Dwelling Units: r The proposed project has seven levels of condominiums comprising a total of 85 dwelling units. It is the number of levels which give this project its large bulk and mass. 45 Within Section 12-7E-1, Purpose, Vail Town Code, states: The Commercial Service Center Districf is intended fo provide sites for general shopping and commercial facilities serving the Town, together wifft limited multiple- family dwelling and lodge uses as may be appropriate without interfering with the basic commercial functions of the District. The Commercial Service CenterQistrict is intended to ensure adequate light, air, open space, and otheramenities appropriate . to permitted Types of buildings and uses, and to maintain a convenient shappirrg center environment for permitted commercial uses. The purpose statement anticipates that multiple-family uses. could be located on properties zoned Commercial Service Center zone district as long as they do not interfere with the primary cor-nmercial functions of the district. Staff believes the proposed dwelling units do not. affect the commercial function of the proposal and address many of the goals of the Vail Comprehensive Plan as identified in Section V of this memorandum in regard to increased activity and lodging in the Village. A plan strategy needs to be developed which encourages owners of condominiums to be involved in the rental pool. Private Parking Club: Staff believes that the proposal to establish a private parking club will address several of the goals and objectives established in the Vail Village Master Plan. Those goals are Goal #5 and Objective 5.1 as identified in Section V of this memorandum. Staff believes the parking club could have a very positive effect on the parking issues the Town faces through out the year. Staff would suggest that the panting be made availa'bke for lease not condominiumization and sale. Meeting Rooms, Movie Theaters, Major Arcade, outdoor operation of an accessory use {ice skating rink),and 13owiing Alley: The Vail Comprehensive Pfan identifies the need make the Village a more vibrant and economically viable location. Goal #~ of the Vail Village Master Plan, which is detailed in Section V of this memorandum, is positively addressed by these requested uses. ~ 2. The effect of the use on light and air, distribution of population, transportation. facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Multi-family Dwelling Units: A great majority of the bulk, mass, and height of the proposed structure is generated by the seven floors of condominium units. Staff believes that there could be some negative impacts on the neighboring residential portion of Vail Village Inn Phase 111 in terms of light and air. The height and minimal setback of the structure on the western property line places the Vail Village Inn Phase II I in the shade and reduces the buffer between the properties. Private Parking Club: Staff believes that the proposal to establish a private parking club wi4 address several of ~ the goals established in the Vail Village Master Plan. Those goals are Goal #5 and Objective 5.1 as identified in Section V of this memorandum. The private parking club, which is subterranean, will not have any negative impacts on the above listed criteria. as Meeting Rooms, Movie Theaters, Major Arcade, outdoor operation of an accessory use (ice skating rink}, and Bowling Alley: The proposed uses will add to the recreation choices of {Deals and guests alike. The uses will also provide year entertainment chaises. All of the uses proposed will be located in the subterranean portions of the structure except for the ice skating rink. The surface ice skating rink and the associated plaza is identified by the applicant as one reason why the building encroaches into the setbacks on a majority of the site. Reducing the size of the ice skating rink would potentially allow the building to pull in from the property Sines which could improve the impacts on light and air of the current structure. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow #rom the street and parking areas. Multi-family Dwelling Units: .The proposed 85 dwelling units wi11 generate increased vehicular traffic. Staff believes that those impacts will be addressed by the applicant's improvements to the South Frontage Road and Village Center Road. Staff has identified that there may need to be some adjustments to the submitted traffic study which will assist staff in addressing this criterion more directly. Private Parking Club: The proposed X47 space parking club will generate additional vehicular traffic in the area. Staff believes that those impacts will be addressed by the applicant's improvements to the South Frontage Road and Village Center Road. Staff has identified that there may need to be some adjustments to the submitted traffic study which will assist staff in addressing this criterion more directly.. Meeting Roams, Movie Theaters, Major Arcade, outdoor operation of an accessory use {ice skating rink}, and Bowling Alley: These proposed uses will generate increased vehicular traffic. However, staff believes that those impacts will be addressed by the applicant's improvements to the South Frontage Road and Village Center Road. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk. of the proposed use in relation to surrounding uses. Multi-family Dwelling Units: The Purpose statement of the Commercial Service Center zone district identifies multiple-family dwelling units as a canditianal use because the primary function of the district is commercial. It is primarily the impact of seven floors of residential which give this project its bulk, mass, and height. Staff believes there are some negative impacts to surrounding uses created by this structure. The Vail Village Master Plan identified that the northern portion of the site would be conceptually 5-6 stories tall. Staff has identified the need to reduce the height of the structure along East Meadow Drive to come in greater conformance with the Vail Village Master Plan conceptual plan for building heights and to respect and relate to neighboring properties to a greater extent. Private Parking Club: 47 The proposed parking club is located within a completely subterranean structure. The subterranean nature of the parking club has na negative impacts on neighboring uses. Meeting Rooms, Movie Theaters, Major Arcade, outdoor operation of an accessory use (ice skating rink), and Bowling Alley: These proposed uses are located in the subterranean, except for the ice skating rink, portions of the structure and have little impact on the visible portions of the upper portions of the structure. Staff does have one concern with the portion of the subterranean level becoming exposed in the southwest corner approximately 4 feet. Staff would like the applicant to explore options for reworking this corner of the subterranean levels so that grade can flow more gently through the pedestrian areas versus having walls and stairs. The surface ice skating rink and the associated plaza is identified by the applicant as one reason why khe building encroaches into the setbacks on a majority of the site. Reducing the size of the ice skating rink would potentially allow the building to pull in from the property lines. B, The Planning and Environmental Commission shall make the followiinp findings __ before prantinQ a conditional use permit: That the proposed location of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes. of the Commercial Service Center Zone District. 2. That the proposed location of the use and the conditions under which it will be operated or maintained will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use will comply with each ofi the applicable provisions of the conditional use permit section of the zoning code. IX. STAFF REC©MMENDATION The Community Development Deparkment recommends that the Planning and Environmental Commission forward a recommendation of denial to the Vail Town Council of the development application. to establish Special Development District No. 39, Crossroads, located at 141 and 143 Meadow Drivell_ot P, Block 5D, Vaii Village Filing 1, Staffs recommendation is based upon a review of the triter%a and findings as outlined in this memorandum and from the evidence and testimony presented. Should the Planning and Environmental Commission choose to forward a recommendativr~ of denial of the applicants' request, staff recommends that the following findings be made as park of the motion: Special Development District No. 39. Crossroads "Thal the proposal to establish Special ©evelopment Qistrct No. 39, Crossroads, does not comply with the nine design criteria outlined in Section 72-gA-$ of the Vail Town Cade. Furthermore, the applicant has not demonstrated fo the satisfaction of the Commission, based upon the testimony and e~ridence presented during the r 1 as public hearing, that any adverse effects of fhe requested deviations from fhe development standards of the underlying zoning are outweighed by the public benefits provided. Lastly, the Commission finds that the request is not consr`stenf with the development goals and objectives of the Town. With regards to proposed building setbacks, that.' a. Proposed building setbacks do not provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. b. Proposed building setbacks do not comply with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations. c. Proposed building setbacks will not provide adequate availability of lighf, airand open space. d. Proposed building setbacks will not provide a compatible relationship with buildings and uses on adjacent properties. e. Proposed ,building setbacks will not resulf in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. With regards to proposed building height, that.' a. Proposed building heights do not comply with applicable elemenfs of the Vail Village Masfer Plan. b. Proposed building heighf will not provide adequafely preserve views of the Gore Range from Vail Valley Drive. c. Proposed building heighf will not provide a compatible relationship with buildings and uses an adjacent properties. d. Proposed building height will not result in creative design solufions or other pcrblic benefits that could not otherwise be achieved by conformance with prescribed setback standards. That the proposed gross residential floor area of 59 7 %, additional thirty-eight dwelling units over allowable, site coverage of 99.7°0, and landscape area of 8.9% in the Commercial Service Center zone district is not in conformance with applicable elements of the Vail Comprehensive Master Plan. That the developmenf is not in compliance with the purposes of the Commercial Service Center zone district, fhaf the proposal is not consistent with applicable elements of the Vail Village Master Plan, the Vail Land Use Plan, and the Vail Streefscape Master Plan, and that the proposal does have a significant negative effect on fhe character of the neighborhood, and that fhe proposal substantially does not complies with other applicable elements of the VaJI Comprehensive Plan." Should the Planning and Environmental Commission choose to forward a recommendation of approval witf~ conditions of the appCicants' request, staff recommends that the following findings be made as part of the motion: Special Development District No. 39. Grossroads "That the proposal to establish Special Development District Na. 39, Crossroads, a9 complies with the nine design criteria outlined in Section 72-9A-8 of the Vail Town Code. Furthermore, the applicant has demonstrated to the satisfaction of the Commission, based upon the testimony and evidence presented during the public hearing, that any adverse effects of the requested deviafions from the development standards of the underlying zoning are oufweighed by the public benefits provided. Lastly, the Commission finds that the request is consistent with the development goals and objectives of the Town. With regards to proposed building setbacks, that: f. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. g. Proposed building setbacks comply with applicable elenrrents of the Vail Village Urban Design Guide Plan and Design Considerations. h. Proposed building setbacks will provide adequate availability of light, air and open space. i. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. j. Proposed building setbacks wi11 result in creative design solutions orother public benefits that could not otherwise be achieved by conformance wifh prescribed setback standards. With regards to proposed building height, that.' a. Proposed building heights comply with applicable elements of the Vail Village Master Plan. b. Proposed building height will provide adequately preserve views of the Gore flange from Vail Valley Drive. c. Proposed building height will provide a compatible relationship with buildings and uses on adjacent properties. d. Proposed building height will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. That the proposed gross residential floor area of 517°fo, additional Thirty-eight dwelling units over allowable, site coverage of 99.7/, and landscape area of 8.9f in the Commercial Service Cenferzone district is in conformance wifh applicable elements of the Vail Comprehensive Master Plan. That the development is in compliance with the purposes of fhe Commercial Service Center zone district, that the proposal is consistent with applicable elements of the Vaif Village Master Plan, the Vail Land Use Plan, and the Vail Streetscape Master Plan, and that the proposal does not otherwise have a significant negative effect on the characfer of the neighborhood, and that the proposal substantially complies with other applicable elerraerrts ofthe Vail Comprehensive Plan." Staff's recgmmends the following conditions: { r 1. That the developer meets with the Town staff and prepares a memorandum of understanding outlining the responsibilities and requirernen#s of the required off-si#e so improvements, prior to second reading of the ordinance approving the establishment of Special Development District No 39, Crossroads. This memorandum of understanding shall include, but not be limited to, all streetscape improvements along Village Center Raad and east Meadow Drive, details far the operation of the plaza for public use and the establishment of a public easement over the plaza area, inclusion of the loading and delivery facility in the overall loading and delivery system, payment of traffic impact fees, establishment of an easement for the encroachments into the right-of-way, and details far funding public art. 2. That the developer submits a final exterior building materials list, typical wall section, architectural specifications,. and a complete color rendering for review and approval of the Design Review Board, prior to submittal of an application for a building permit. 3. That the developer submits a rooftop mechanical equipment plan for review and approval by the Design Review Board prior to the issuance of a building permit. All rooftop mechanical equipment shall be incorporated into the overall design of the lodge and enclosed and visually screened from public view. 4. That the developer posts a band to provide financial security far the 125% of the total cost of the required off-site public improvements. The bond shall be in place with the. Town prior to the issuance of a temporary certificate of occupancy. This includes but is not limited to the proposed streetscape improvements. 5. That the developer shall be assessed an impact fee of $5,000 for the net increase in p.m. traffic generation as determined by the Town of Vail Public Works Department, as addressed in Attachment K of this memorandum. The public Works department has calculated the fee to be X850,000 for the additional 170 trips generated by the project due to the impact on the level of service an the adjacent road network. This impact fee shal6 be applied to South Frontage Raad improvements and shall not be offset by other public improvements. 6. That the developer shall provide detailed civil plans, profiles, details, limits of disturbance and construction fence for review and civil approval by the Department of Public Works, prior to submittal of a building permit. 7. That the approval of the conditional use permits and text amendments are not valid unless an ordinance approving the associated special development district amendment request is approved on second reading. 8. That the developer shall commence initial construction of the Crossroads improvements within three years from the time of its final approval at second reading of the ordinance establishing Special Development District !loo. 39, and continue diligently toward the completion of the project. If the developer does not begin and diligently work toward the carnpletion of the special development district or any stage of the special development district within the time limits imposed. the approval of said special development district shall be void. The Planning and Environmental Commission and Town Council shall review the special development district upon submittal of an application to reestablish the special development district following the procedures outlined in Section 12-9A-4, Vail Town Code. 9. That the developer addresses the written final comments of the Town of Vail Public 51 Works Department outlined in the memorandum from the Town of Vasl Public Works Department, dated October 13, 2004, prior to submitting an application to the Town of Vail Community Department for the issuance of a building permit for this project, 10. That the developer receives an easement team the Town for those improvements which would be located within Town of Vail property along l=ast Meadow Drive an Village Center Road. 11. That the developer provides a public easement and plan for the usage of the plaza for public events to the Town. 12. That the developer participates in the overall loading and delivery system with theie 5-bay loading an delivery system, 13. That the developer provides deed-restricted housing that complies with the Town of Vail Employee Housing requirements {Chapter 12-13} for a minimum of twenty-two {22) employees generated by the redevelopment of Crossroads, and that said deed- restricted employee housing shawl be made available for occupancy, and that the deed restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to issuance of a Temporary Certificate of Occupancy for the Tivoli t.odge. The required Type ll or II Ideed-restricted employee housing units and regulated be with the Town of Vail Employee Housing requirements {Chapter i2-13). The applicant shall purchase and deed restrict the employee housing beds prior to requesting a temporary certificate of occupancy. The units purchased must be approved as acceptable by Town staff and deed restricted as Type II or I EI units depending on the zone district in which they are located and by the appropriate rewiew process. Tent Amendments: The Community Development Department recommends that the Planning and --- Environmental Commissior forwards a recommendation of approval for the tent amendments to Town Council based upon the criteria in Section Vlll of this memorandum and the findings below. 1. That the amendments are consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the towns and 2. That the amendments further the general and specific purposes of the zoning regulations; and 3. That the amendments promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. Conditional 'Use Permits The Community Development Department recommends that the Planning and Environmental Commission approves with conditions the applicant's requests for a conditional use permit to allow for the construction of an outdoor operation of the accessary uses as set forth in Section 12-7E-5 (ice skating rink), a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings 52 and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow Drive/Lot P, Flack 5D, Vail Village Filing 1. Staff's recommendation of approval is based upon the review of the criteria described in Section VIII of this memo and the evidence and testimony ' presented. Should the Planning and Environmental Commission choose to approve the applicant's requests, staff recommends that the following conditions: That the parking club be limited to 147 spaces and that the parking spaces within the club shall be leased not sold fee simple. The applicant shall return through the appropriate review process if it is desired to condominiumize the parking and sell the excess spaces. Should the Planning and Environmental Commission choose to approve the applicant's request, staff recommends that the following findings be made as part of a motion: Tha# the proposed locations of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the district in which the site is located. 2. That the proposed locations of the use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use would comply with each of the applicable provisions of the conditional use permit section of the zoning code. X. ATTACHMENTS A, Vicinity Map B. Brinaina People Back To Vail: Crossroads Redevelopment Dated October 25, 2004 C. Reduce plans of the proposal dated October 18, 2004 D. Planning and Environmental Commission Minutes September 13, 2004 E. Planning and Environmental Commission Minutes October 25, 2004 F. Noise and Air Quality Impact Assessment of Crossroads Garaoe Ventilation Svstem -_ - - _ - Dated November 2004 G. Memorandum from Jeff Winston dated October 6, 2004 H. Vail Village Master Plan: Conceptual Building Height Plan I. Report on retail form The Related Companies, L.P. dated October 18, 2004 J. Retail Report from Thomas Consultants Dated November 3, 2004 K. Public Works memo dated November 4, 2004 L. Public Notification r 53 • Navenlber 3, 204 Mr. Russ Fcan-est Town of Vail 75 South Frontage Road Vail, Colorado 51657 Dear Mr. Forrest, Re: Review - Crossroads Redevelopmen# Vail, Colorado Tlaomcas Consultants frcc. 5urte 1 ~5©, ~QQ 7iaan-~rrel 31r•eet t~ncorrt~er I3ritash GUIunrUaa CE{r7acta v6C 3.~G 7"eiepl~one: r,"GQ¢;rGS?277Q Facsitrri7e: ~G041688-1 iS8 -:~'~E72~' tC"r ~t~7U177f..'YC!i~7tifff~t"!7, is.ca ~U'dt "iC'. f~7(,~i't ±:i 5:.,, : a t i1 f e7,i775.CCf At your request, I have briefly re~~iewed the plans of the proposed redevelapn~ent of Crossroads. t7ur cammenis are surnnlarized as follows and deal primarily with the retail component and its econan~ic viability. LJNDERL~rTNG I'HIL(~SO;'I-IY Crossroads is strategically located ul one of the mast important confluence points in Vail Village/Lionshead. Its impact and acceptance in the rn,arkc-tplace will have a direct ripple effect on the entire ~ari~n,«nity. Accordingly it is vital that Crossroads embrace anal exploit this critical. nodal point. F~indamental changes are noun occuring in the way people behave. Said the Harvard $usiness Review recently. "Shopping is melling into everything, everything is melting into shopping". • Attachment: J People do not ga to a resort with a shopping list but if without they want to buy. But it is the magic and sensuality if a place that gets people to congregate and linger longer. Already entertaimnent, recreation, leisure, eating and drinking are becoming integral pursuits of the shopping experience and vice versa. People, whether they are locals or tourists, inherently want social gathering melting places -the Town Square, the Village Square. This is how you bring back the customers by creating organic, multi-puipose enviramnents. See photo 1) The catalysts to such places can be a skating rink such as t11at proposed. However, the challenge is how the separate individual uses blend seamlessly together to create a single experience. The overriding objective becomes one of creating a great place that people will feel imminently comfortable, See photo ~) The cornerstone of such places is retail. Retail is the glue that ties everything together, Nevertheless, it is that deft orchestration of uses, amenities, attraction and placement of public spaces that cumulatively to create the framework. Furthermore, it is not just the buildings and their juxtapositions but rather the spaces between t1~e buildings that become the backbone of public spaces. As such, it is people that make great places. (See photo 3j lei Crossroads, you have the fundamentals to create such a great place because of the on-site critical mass which starts. to create its own captive (albeit small} n--arket. - 85 condominiums - 60,flflfl square feet-retail - 5,645 square feet-family entertainment - 7,.711 square feet-4 plea cinema - Bowling alley Crossroads will have a far greater sphere of influence than what its size and uses dictate. Therefore, how it is planned and accepted in the ~r~arketplace is of crucial importance. INFLUENCE OF RESORTS ON BEHAVIORAL PATTERNS The average person no longer takes the traditional 2 or 3 week vacation at a beach or mountain resort. Rather they take 5 or 6 mini vacations throughout the year. And what is the single biggest pastime on vacation...sl--opping! Such in the rate of change and influence of resort shopping that the world's mast successful mall, South Coast Plaza in Los A~igcles had just trade-marked the title "Th'e Ultimate Shopping Resort". ~ ~; x ~~ ~ Probably as the forerunner of New Urbanism today, modem resorts like Whistler, Vail and Beaver Creek personify this vertical mixed-use format, again, with retail at grade and residentiallllotel above. (See photo 4) Wllat is so interesting is that these mega resorts have become mini cities with their overt downtowns -their Main Street -their own Village Squares - their own Town Centers. It is the alllbience, the alfresco dining, the street entertainment that slaws people dawn and they quicckly want to participate. Whether it is a cappuccino, lunch or dinner with the family, people suddenly feel the magic and romance of the place. As the dwell time extends, «~llat do people do ~- shop. (See photo 5) Many of the famous stores know this and have established locations in resorts. Such is the success of resort retailing. Resorts like Aspen, Vail, Whistler, and Las Vegas command some of the highest retail rents nationally that major developers are capitalizing on this trend. Another reason why resorts are so successful is the intense layering of uses both Vertically aIld 110r1ZOIltally. SUCH layering is both 5eamles5 Gild COlltlnualis. 1,_TseS blend effortlessly together. {See photo G) As you walk down Main Street and see the Town Square, the urbanity, the diversity of uses, the richness of the building textures and most importantly, the busyness ofthe place -all strike you. (See photo 7) This is what is so exciting ill retail development today. Retail no longer leas to survive solely on its merits with all the risk exposure but rather it can be parasitic to other an-site lISeS. The result is that you end up with development configurations that are more responsive and appealing to the consumer -they are the new Town Squares, the Village Square, the true social gather meeting place -the essence and backbone of a Tawn Center. (See photo 8) SPECIFIC COMMEI~~TS (~N RETAIL PLAN We have resel~~ations on the plan itself, • ~«~* ~ 'i `~ r~ N `~Y TY~~'GNF TW+d LEV>/L CC}NFIGURATIQN Multi level retailing is always a challenge, particularly in resorts. Gravity is the problem -people whenever possible want to remain at the ground level. Idow you get people to move up is an intricate procedure. Staircases are both physical and psyeliological barriers. This can be offset by escalators and elevators, but often this is seen to be too urban. The placement of the vertical means of circulation are not readily shown on the plans, APPEARANCE Current plans call for a standardized semi-circular approach with stores fronting the skating rink. From the video, all the stores seem to have the same look with the same maroon colored canopies. All the store heights, bulkheads and store sizes all look the sarrze, In other words, the retail component is totally homogeneous. While it has the desirable mass, because of its homogeneity and thus ubiquity today, it looks sterile and antiseptic. Respectfully, their plan %s the antithesis of what retailers and retail en~Pironments demand today, (See photos 9 and 10) Instead of homogeneity and ubiquity, individuality is the key word. Such individuality is achieved by the following: different storefronts for each stare, including o texture o color o canopies, awnings o signage o window height sometimes extending over 2 levels The whole purpose is to give the impression that the development happened over time and not built in a single time capsule by a merchant developer. (See photos 11 auld 12) if you consider why Main Street is experiencing such a revival and why "Lifestyle Centers" are taking the industry by storm, it is this response of what people want today in teens of the craftsmanship, sense of place and store individuality. (See photo 13) IDl particular, Vail has the opportunity to finally attract some luxury brands. These stores make a point of individualizing their appearance with flagship staternenf of arrival. and tl-zus curb appeal attributes. ~~ ~ ~ ,y s~ ,. Cv ~ ~k y,~aT~ ~.. qtr"1 p ICE RINK/SAILING P©C)L morn the video; the ice rinnk/sailing pool seems to float within the space and does not seem to be properly anchored to the project. As previously stated, this use it is a great catalyst to create the meeting place objective and in so doing focus activity on Crossroads. (See photo 14) Accordingly, the rink needs to be snore animated with much more activity, seamlessly integrated between it and the retail. In so doing, it will become the desirable multi pu2Tose integrated experience rather than a more free standing destination attraction with ilo commensurate synergy. (see photos 15, 1 G and 17) FAMILY ENTERTAINMENT CENTER Being belo~~v grade and with little identity and their exposure, this space will always be a challenge. Granted, it will be assisted by tl~e destination theater traffic but will that be enough? At'J~'histler, they built a similar facility, albeit larger at approximately 25,x00 square feet. Located at alan~ost ground zero, with national retailers surrounding it including Starbucks, Eddie Bauer, Guess, Footlocker, Hard Roek Cafe (now Earls) but below grade, it operated for only 18 months at considerably loss to the developer, Swiss Air. The facility vas called Alpen Rook House and consisted of all the facilities proposed at Crossroads including: - bowling alley - billiards roam - video game arcade - brew pub - bar - nightclub - TeStaLlrant Partly the reason for its demise was the fairly utilitarian design which was not in keeping with the more affluent, discriminating ski crowd. Alpen Rock House has been converted into a I0 plea theater. (Sec photo l ~) • C~7NCLUSIflN Crossroads has the opportunity to rcdcfine "New Urbanism" in Vail Village. It has the opportunity as its name and location so aptly implies to be THE CI~OSSKQAL7S, As such, it can become a multi purpose Town Square. (See photo 19) However, more planning is require from a place nicking standpoint to ensure Crossroads ingratiates itself to tl}e minds and wallets of the savvy Vail market. By doing so it will meet with greater success and financial bcncfits to the Town. Thank you for the opportunity to prepare this opinion. I look forward to discussing the findings with you. As requested, niy C.V, is also attached. IZESI?EGTFULLY SUBMITTED Yours very truly, THO AS CONSULTANTS INC. r Ian F. Thon~tas Cllair~r:~u~ • • • ®~ ~ ~ ~ i w ~° ~! ~# ~;~ M F`~y'~ f x«., ~e.~ f W s i, -. (///`~ ~ / __ r~ -, ,~' . L - AW` r ~~~~l ~. t R e f -l: i 1 ~. 7 a„ ° ~ x ~ ~' - " 1 ~. ~L ~- " k . .:e~~- ` '[` • •~ f I i • • ~J W ~~ 1.1.1 V r~ tV V~ • • iw•~ C7 J C.) ~ ~ a z 0 0 v .~ _... . _. _ ry.{ ~. . 4 1 i .J ~zC r~ ~.: ~,a )~~ rye. ~ r~, t ., lhf~``~ i.7' L ~~ k, , ~ ~ r ~,rj'?f~*'' r ,'+~`~ ". St ,i.~- i. r~' ~ F 1 'f', ~ • ~" 4., ,: _ ~ S.f,#~ 1+~4•-e'j~~ i+ .'PPP'. - i ~~ ~~ W .; Y+i ~' ~ t. ~ :; Fr. j I l , ~ ~ ..t it W ~ j !~ 1 ~ ~s_ - 7 { {'. ~i ~ ~ ~~ ~ ~ ~ ~ ... ~y..' F ~. ~ ~+. ~l ~M ». ~ ~ * ~ ~~};,, ~ ~ ~ ~ ~ {{ ~~ ~~ s~r~ ~ y ~~ ~ 4 ~~ ~ ~ ~ t: . V ~ . ~ }~~ i t F' ~ ~, • i v~ 0 p T ._..~_ ~~a~H~~; ~,~ 1~ +,S yj_ - - 1'' ~~'f ~ ~ T C~`q~ "[. ~~ ~ i ~~ tl w"~.:. ~x.z;}.° f ~? -, 1 _..~r~y . $ _ ~ ~. 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F ~~ r '" $ a ~^-, %_l : _ ~ ~ e _~ ~, a < Iw - ~ K ~'e -.~ -~~ ~~ '~~` ~ '~ Attachment: A ~. ~r~r -T~~.; ,~ ~~ B~INGWG PEOPLE BACK 10 VAIL Crossroads Kedevelopment Applicat~on~ for ~,peaai Development Dist~~~ct and Conditional l~~e Permit 4otober 25, 2444 AttacY~ment: B [~vvnet' a~icl Consultant: L~rectc~ry C)v~-ner/Ay~plicarit; Peter Knohel Crossroads East One, LLC 143 East I1~leadow Driv=e Vail,, CCU 81620 Civil F,n~ineer JIB Engineering 2620 l~:ast Praspect Raad, Suit.c: 19Q Fart Collins, CC} $0525 97a-491-9$$$ Plann.in~ ~'lauriello Planning GE-aup, LLC PC? Bax 1127 Avon, CO 81620 970-74&G920 Design Architect Barnes Coyr Arellitec:ts PC' I3ax 763 Bridgehamptoz~, I`vTY 11932 631-337-35.35 Prodz~ction Architect Da`-is Partnership 0225 i'vlain Street, F1nit 01.01 Edwards, CO 81632 97C-92b-3060 Traffic Consultant f-~ox• 1 fig~;ins 'I'ra6lsportation PD Boy, 1.`)763 Boulder, CO $030$-2768 303-5$9-9011 Revcnuc: Consultant Stcvc Thompson Innovative Financial Strategies 342I5 I~igl~way 6, Suite 205 I~.du-ards, Colorado $1b31 970-926-031$ Canstructiaiz 1Vlaiia~cmc:nt English & Associates, Inc, 12 Vail 1Zaad, Suite 700 Vail, CO $1657 970-479-750© ~ .~_ • • Chapter Table of C©ntents Pale T. Intr©duction 1 TT. F,xistin~ Conditions ~, III. Detailed Project Description and Ioitin~ Analysis IV. Public T~enefits of Project 2G V. Special Development District -Standards and Criteria ZS VI. Conditional Use Permit - Review Criteria 33 VII. Text Amendment for I3o~vling Alley - Revi.etiv Criteria 36 VIII. Conrzprel2ensive Plan Goals ,end Directitan 38 Appendix: Revenue Analysis 52 Introduction A. 5rcr~iir7ctr°y of Regrtest "Bringing people back to Vail" is a slogan the project team developed early during the brainstorming of the program anal design of the Crossroads redevelopment pl.{n. That statement tnllyT reflects ~~~hat this plan gill achie~-e for ehe Town of ~~'ail. In considering the numerous development scenarios for this site, the o~-ner envisiolze~~l a project that gives back to the community by- providing uses, spaces, and facilities that are needed to spark the econom}' of the TotiVn and which might not othel-~ti-ise ever be developed unless funded by the Town government. 'I'bis exceptional project will act as an anchor within the Vail Village and will attract locals and guests year-round resulting i.n a vibrant retail experience throughout the Last Meadow Drive area and the village as a whole. The proposed project will generate millions of dollars in property and sales rax revenues for the Towvn coffers. ~~4'e bt~lieve tl-ze old saying "if y°ou build it they tivill come" describes exactlyr what this project will do for Vail. This proposed reinvestment in the Vail Village Fill also help Vail compete 4vith other loeal and regio~xal resorts that are speeding tens of millions of dollars to update and redevelop. These significant improvements to the econom}- and infrastructure of Vail will Help Vail and the ski area maintain its #~1 ranking as a slit destination. The Crossroads redevelopment project is being submitted as a Special DeveIoplrleltt District (SDD) to implement "creativity and flexibility-" as stated in the purpose of an SDD. The proposal removes one of the To~~n's largest eyesores and replaces it with world-class architecture and a list of public amenities and benefits that is not rivaled 'by any other project in the Town. 1'lle public amenities and benefits include: • ~1n increase in annual sales anc{ property tax. revenue front the current of $180,~G00 to the proposed figure of $2.1 Inl11lon (not to mention RE`I"I' tax cantributions of $2.3 million plus)(see revenue report in appendix}; • 511 subsurface parking spaces 125 in excess of Town Code); Underground Entertainment Complex including: 0 4-Screen movie theater 'with staditan-! seatinglargest capacity and highest quality on ~'~Iestern Slope); 0 10- lane boti~°ling ~~lle}' and sports bar/night club; c~ I~-amly arcade of 2C,QuC sq- ft. including a restaurant facility-; o Indoor climbing walls of 2~+' in height; ~J ~utdoar Ice Skating Rialk for public slcating in `vinter/water-recreation feature in the spring and summer manths; Crossroads Rcdevelopanen€ ~'taurie]jo Planning Group, LLC * ~Ie~v public plaza of r/z-acre. (Z4,~OQ sq. ft.} in the heart of Town for public gatherings and events that ~ceupies approximately 20~%, of the property; • Public accessible restroozns at the pedestrian level; • f~1,00~ sq. ft. of ne~.l high quality retail and restaurant space at the pedestrian. level and one floor above; • Theaters, entertainr7zent complex, and condominiurtys ~-i11 be marketed. to large corporations for retreats, senunars, and cc~rpoz-ate outings; • £~emoval of skier parking froze South Frontage Road on busy days by allowing use of Crossroads parking facility (surplus cyf 125 parking spaces); Relocated loading .reel delivery dacl~s (Frontage Road access) available to adjacent properties; • Ne~v streetscape and pedestrian improvements on all. sides of site including landscape mediarts in the South Frontage P~o~;d; • Buffering; of I-70 higll~v,ty ztoise frozti tlr~ pedestrian areas south of the project. The project also includes the construction of $5 residential dwelliatg units in a ~,vorld- class structure ~~ ltere the building mass and height is concentrated along the South Fror-atage Load in ~y°hat appears as a series of buildings. This project is giving the Town the opportunity to reverse the downvalley trend and Lring locals and guests back to Vail. This can be achieved without the Town spending a dirrze. 'I'llis is the first project in Fail that trul}' gives back to the camznunity more Haan it takes. r Crossroads Reclev~lopincnt ~,iauricllo I'Iannin Crroup, L1.C r1 U • Cr©ssraads Recleuelapment Maurizllo Planning C,;rnuj~, LLC • • ,,;; ,.~ _ -_ - '' E~ 1 Crossroads ~~edr;~~elc~E:rm~nt 4 hrl~ui ieIlo P1aar7in~ Gruup, L.I,C • a J .' ..~ ~~,' ...h x .; .x ~ iii __ ...> ~, _ - ~'. Crossroads Reci~velopment 't-~auriPll.o Planninb Grc>uF7, LLC S II. Fxistin~ Go~nditions .~. "Lame Dista-icL The Cl-r~ssroads property is zoned Comn3ereial Sc~r~°ice Center (CSC}. The Crossroads property is the oaal~> site in To«•n tl3at. ~~-as clriginallt- zoned CSC. in 1969 (later the G~ateti~-a~• Building and the Vest Star Sanl~ Building ~ ere re;coned CSC, both are SDL?'s). `>'13e CSC zone district u-as created in 196 Ordinance No. 7) and «~as amended in 173 to read as it does today. Tl3c zone district, as with the propert~r itself, has not been updated in over 30 ~,-ears. The. proposed project n~:aintains the unclc:rly-ir3g zoning but utilizes the creativity and flexil~ilt• vested in.the Special Developlnent District to encourage and permit deviations fron3 the underlying district in light of the public benefits being proposed. B. E.x~islirag Devela~t~naent rxaac~ Uses The Crossroads property was originally developed in the 197C}'s as a mixed use commercial grad residential development. The current uses ora the site generate a total of ~l$O,QOC in annual property tax anal sales t=ax compared to the conservative estimate by Steve Thcsmpson of approxiaraately S1 to 57.5 million in Town revenues ~-ith the proposed retleveloptnent. 1'he follo4ving is breal~do~ru of th current uses n13-site: Retail and I~.estaurant • `Theater • Office • Storage + Condorniniutns • Surface Parking • Structured Parking X3,650 sq. ft. 6,300 sq. ft. 13,500 sq, ft. 7,OOG sq. ft. 72 l1nICS 1u6 spaces ~)? Spaces r • Cr-ossro.~cLs I~re$c~ elopmenr {~ 1•!tauriellu Planning Group, LLC . - -; ~' - S.. `~ • • Cro~srpads ~,edevelopment 7 Mauriello i'la3~ning Grou~r, '~.I.C Existing West Building Fronting Meadow Drive f Existing 1\orth Euilding and Parking Lnt I • i Crossroads Redevelopment Mauriello 1'lannin~ Grc~u~,, IZC b~ Lxistin~ Fro~lta~e Road rIevation Loe.al deiivery trucks that caz~ Ue removed fi~oni street ~i III. Detailed Project Descripkioii and 7'c~nit~g Analysis A. I'r-oject Sate rznr~ Q7e~nershi~r The Crossroads prUpez-ty, located at 1~~~ East hlcadc~w Drive, contains 2.6=13 acres of land. `1'1te site is bounded on the north by the Sc,utla Frontage Road and I-70, on the east b~,= Village Center road, on the south by East TVleado~v Drive, and nn the west ley the ~~ail Pillage Inn. Tl~e site is notiv o~vnec{ Ley two LLC's z7~aza.aged by Peter Knobel. All of tl~e condonliniunzs are either owned by the applicant or are under contract for sale to the applicant. B. Proposed Uses The Crossroads redevelopn-zent project ~~-ill more than double the amouz3t of retail and entertainment uses orz the property. The pl~ln u=as developed as a package that provides substantial benefits and revenues to the Town, needed outdoor plaza and gathering spaces, and entertainment uses that create e~:citement and ache-ity within floe. village. The fc~11U~~,-ing is a breal~do~,vn of uses by location iii the property: • S11 below grade parkittb spaces. 'I'l~ere. are 125 parking spaces provided in excess of Town. requirements for the uses prr~posed on-site and which may be `"" used by the public- A parking club is also being proposed for some portion of the excess parking spaces. • Level rzlinus 2 (below grade) - 4-screen movie theater with stadium seating. The largest of the four is t~~=ice the size of the largest theater in Ed~~rards and the szrzallest is ?t7 seats less than the largest ocle iz~. Ede=arils. • Level rrrinus 2 (below grade) -Entertainment cornplex ~•itlh billiards, vic{eo games, restaurant/bar, meeting roUms, ete. similar in concept to a Dave and Easter's facility-. • Crossroads Redeti~clopment i~~Sauriell~, Planning Group, LLC Family ~rcacj~ Facilit~T 1~1 e~~usshor,~s C 4Q4;G ti~luvie Theater Con~~le~ T~4°47 Stciry .o-~trPLl1T1 has]~4f'Rl~.:~2~1f4:3W l4:AN ~N'Ea-:i'>a'E4'RY!RA l~~11 C~ J 3 ~: ~--~ «r '~ L©~~ est Lc~~c:l of Praject 4~'~ l~elo~~~ S. Frc~nta~e l~c~a~~ r • Crossroads: Re~lei el~pment A~Iauriello Planning Group, LLC 1 • LRUSSRG.~GS 10-La~sc. I3o~vling Alley ._ ...~.. , r.~._~.a.t~ ,.~ . -.xz~ 5',.k ~ COY ,...Y m P32C]i FfFCTS ~~ ~ '~'..~ faj --'~ Le~~el ~-lia~us 3 Belo`v Grade • Level minus 1 (belor;~ grade) - 10-lane bowling alley and large sports liar. The ' sports bar becomes a night club later in tlac et-ening and includes a dance floor and stage for a band. r • ~;ressroa4~s Reciev~lopment 11 lv'lauriello Pl~ini~r~g Ga-oup, LLC Sports Barl~ti~ht Cltab ~- -_ _ _ ,... ~~ a~~ r _ _ .r. -, E; i' j .: ~ Retarl ~llo S L ". ,_ ~~:s~ '_ "_,- ~ ~ .. .. .: I p ~ ' .~~__•~ ~~ . _,.~ Pta6lic Rcstroo~x]s 1I]Cl pietitcltirllliS _ _ - ~ ~~ ~ _ _ F ~ }a ~ ~--~ -Y- k I _ _._ z~~ _ . _ °~ ~.,+ ~=. ~,4.1 - .. -.. -.e ~y} ~ . ~ - v= ,. ~ - = ` `~ ~ ~', ~ _ ,,. -~ ice Rink ~ ~ ~ {.,. x •. I i -~' ~'~ ~a~+ - s =-F--.~ {{ ~ LLL yo ~ •_' ~_--- ~ - ,~~' C)pen Plaza of ;~~-Acre I ~ .- i ,~ ` D ~ 'a ~ _-.~- err "f __ ~.:_ c~ossRaws - - _...---- - -:- :.`- m~~~s>..~„u,..~«~-~, :.,:~:~~.,..= ea~rESCav Akc~rECrs ~. ~ •~ _ ; Plaza Level - l~Ic7da~v Drive Level • Street Level (~~Seacio~,v Drive -26,320 scl, ft. «f higl] quality retail and restaurant space facing south to a new plaza with great solar access including space far a grocery stare, • Street Level (1+~•leada~,v .Drive) -New ice riaxlc/sunxrxxer ~vatcr fcatrrrc/fountain ~,vithin a new 112-acre plaza, "Phis plaza has been designed to ~=ork together with the Totivn's right-of-wa}r to fern] a neti~T large gatherirxg place far events. A. new bus stop is proposed an the west end of the plaza beln~v the cantilevered portion of building. r • Crossroads Redevelopment 1? hSaur;ellc~ Planr.in~ Grcrt~p, LI.C • Level ? (one level abo.•e 1!,~Ieado~v llrive) - 34,644 sq. ft. of retail, restaurant, at~d office space. This space is connected by a ride exterior ~-alkway u-it11 a series of stairs to lnd from the street Ievel. • Level 3 (?"~ level ahave :bleadotiv Drive and Ott Frantaye I~c~ad elevation) - Concloininiu»~ units, lahhy area., l:lzldscaped reside~ltial terraces, and pool. Alpine Bank is also located on this level and ~y°ithin the parkins structure on the level k~elow. • Level 4 anti move - C:orli~iUnliniuxn Units ... I ~; f t •~~ { W~~' I ~.. "; ._. CftQ~~ftDADS f Escal~ltor Access to Irtlterta~nlnent CC)lllpleX C;rossa°t~ads tedevelopn~en~ ~4lauriello P~~z~ning Group, ~_LC ~~~°~ ~~, l Revlsecl Access to Site One level above Pr~Seado~sr Drive ~, The following is the list of uses as characterized by the CSC zone district: • Ret'ail5hops • Restaur:znts • Bars ,ind Nightclubs • Professional Jffices • I'inancialInstitution • C?utd~oor Sf:ating Rinh • Trxdoor Entertainment ~l~~iajor 1°~.rcade) • Bowlic~g Alley- (text amendment) • ~~lovie 'I'hexters • t~v'Ieeting Rooxns • ivlultiple Family Residential • Private Barking Club C. 13rarlclrxzg I~esz~rt LTsc by Right Use by Right Use by I~iglxt Use by flight Use by Right Accessory Use Conditional Use Conditional Use Conditional Use Conditional Usc Conditional Use Conditional Use The proposed building design anal njateria]s tivere developed 1z~ith careful ec~nsideration of the alpine mountain environment, location of the property on the periphery of the ~.~illage and bordering Interstate 7C, and the high r~uality of architectura] treatment tlxat the town staves for. 'I'l~e design is characterized as a forward looking expression of European alpine heritage and more contemporary farms. Images of lodges, ski chalets and village centers of Austria and S~vitzerlaz}d-th~at-lr'old such ti.rnel.ess beauty and charm, gave inspiration to the appearance of the project. The vernacular of the project reflects features of cr-aftsrn~in revival style. Architectural details yield the look. of handcraftsnYanship; expasccl beams, rafter tails, log columns, and braces turn Construction details into built-in ornament.at.ian that tie the design back to the earth and to the history of the log and timber architecture of the ~=est. Cane irrrportant aspect of this building includes simple roof forms that are oriented north south, thus breaking the overall massing into a collection of smaller forms. The continuous movement and undulations cif the ground plane and facade create visual appeal and are s}-zztpathetic to the scale of a rnauntain village. r • C:resssa'c~ads Redevedopmenr }.} R-l~uriello Planni~~~ Group; L.LC T'he bLrildirlg is cornpased of a rich mixture of liigll quality building materials including: • Stacked stone base; • CLrt Sa[ldstt~ne 5ldlllg; • \1~'o©d siding (nc~n-flammable rnatec-ial); • Steel and ~~-nod bracing; • Large turned to elelnerlts; • IDark zinc accent siding,; • Generous glazing; and • Standing sea~~1 zinc roof. c Crossroads R~c~ei`e~optnent g 5 ~~i~uricllo Planning G:-aup, LLC: I~. Coxnrnerei~xl Floor Are~r.s The cmm~iercial flour area can be divided into s.ix categories: retail, restaurant, service, office, cntez-tainment (including bowliltg~, and theater. ~'e have placed the restaurant, office, :raid retail. floor area together because until the final leasilzg is col~~plete, we are unsure of the final mix.. IIt the parking section tine made an assumption as to the potential mix. The grass flr~or areas are appro:~ilnatel}-: Retail%C?ffice (abo~-e grade, pr©merlade~: 31,39=E sq. fc. iZetail/I~.estaurant/office {above grade, pl~tza~: ?x,319 sq. ft. Service bank, promenadel: 3,250 sq. ft. Stih-total 60,{~b3 sc1. ft. Theaters (including concessie}its, restrooms, 13UI-I~: 13,149 sq. ft, Retail (below- grade w/theaters): 1,209 sq. ft. Entertai~ament {below grade tiv/Atriun7}: 42,44b sq. ft. Sub-total 56,~4fi sr1. ft. Total Grass Ploc~r Area (exclttclit~g circulations) 117,511 sq. ft. 1;. ResidcntialFloorArcczs "1'lie gross residential floor area of the site which dues not include common aI-cas such as circulation, parking, and pool areas is approximately 235,500 sq. 1`t. Residential floor area is an area of deviation from the t:uulerlying z~ning_ F. I'~xrki rz,~ Below is a table documenting the parl~ing requirements for the proposed Crossroads redevelopment. The total number of parkil~g spaces required for all of the uses on-site is 3~b parking spaces. `I"he propasecl development plan inchtdes a total of X11 parking spaces wlticli is 125 parltlIlg spaces in excess of the Totirn Cade requirements. The Barking lot «-ill be operated with a fee structure that will aIlo~- the public to park oEi-site. This private parlting f.~.ciIity ~viil essentiall~r free up parking within the municipal parking structures tklus i~t~pro~-ing the Town's ability to accommodate skier and Vail ~v'illage parl~ing. The owner tivill work ti~~ith the To~,vn to renic~ve skier 17arking rfrom the South Frontage 1~aad on busy- days by allowing skier parking on- site. It should be noted that several p:trkilxg spaces were eliminated in order to accosl~modate public restraoln facilities on-site. Crossra:ids Recl~velop~~zene 1G Mauriello I'l:utrting Grnup, LLC ~ Use Theaters Family Arcade Bgvvlinq .Alley BarliVight Club Restaurants Retail Bank Gr®cery Residential Sub Total RequirE Crossroads Parking Analysis Met Sq. F#. (]r Seating I T'QV Code Gross Sq. Ft. Area* Requirement 13,149 19, 774 10,000 8.290 ~ 10,238 55,649 3,250 3.275 d Total Required Parking . 8,425 1 per 165 s.f. 14,000 2.3 per 1,000 s.f. 10 lams 5 per lane 6.000 1 per 250 s.f. 7,167 1 per 250 s.f. 47,302 2.3 per 1,000 s.f. 2;500 3.7 per 1,000 s.f. _ 2,293_ ----- - - _ 2.3 per 1,000 s.f 85 1.4 per unit Parking Rate -- 0.006 0.002 PEC 0.004 0.004 c~.ao2 0.004 ()-002 1.400 Mixed-r,Jse Discount ~ 10% Spaces Required 51.1 32.2 50.0 24.0 28.7 1oa.8 9.3 5.3 119.0 428.2 -42.8 385.4 Note: 1~7et floor area was detertitincd using an assumed and very consen%ative 1S% of gross area for back of house and storage. Seating area for restaurants and bars vas assumed at a very conservative 7~°f~~of the gross area. i~Tet floor area for the grocery store tivas assumed at a ~-ery conservative 7'04~r, of the gross area. Net floor area for the bank ~t~as per plan. Parking, generation for the bowling alle}= is proposed at 5 spaces per lute per comparison With other communities (not tal~iz~g into account ehe pedestrianized nature of Vail), No parking is proposed for the ice rink due to its location and character as a public amenity. G. Parking Clrab Overview: 1'he owner of Crossroads ~vi11 utilize the surplus parking spaces provided on-site as parr. of a parking club, .fps currently planned the parking club will utilize. up to 119 parking spaces for its club members. Club Concept: The club ~t-ill be operated as a naerrabersliip club `with all of the parking spaces remainiplg in the ownership of Crossroads. No parking spaces «ithin the club rill be sold. The parking club rill be rraanaged and operated byr the owner/applicant or owner's designee. The o1~-ner may deline=ate specific spaces for club use as necessary to manage tl~e club. The owner may designate space in the building for locker rooms or other facilities for club members. Use of Club Spaces: Cn order to allow successful operation of the parking facilities at Crossroads and to also benefit the To~~-n's o~t=erall parking supply, club parking spaces when not in use • • Crossroads Redevc;lc~pment 17 l~f~ur%ello Pl,tnnin; Group, L.LC by the club members may be used by cust+~mers of and visitors to Crossroads. Therefore, the oti*~~ner ~,vill Le able to nta~inTi~e the use of the parking facilities on the ~~ropert~- and avoid large numbers of tinus4ahle parking spaces. • H. rlccccs er7Tt2~ Ci~-clrl~~tin~t The primary vehicular access point for the project is loc~~ted along Village Center Road near the current curb-ctlt, '1'l~e street alignea~ent, grates, and stackin space are drast.icall' improved over the exisr.ing canditioir. Them is ~~ pane cochere for the residenti~-~l candomirziums accessed from the South montage Road for dropping off ~lnd picking up of guests. According to the traFfic report pr-ovid~.d, the. adjacent roads w<i~-s will still oper~~te within ar.ceptable. levels of service. Fire; Truelti Sta~.~in~~ lu,; f q.4 n-.rw i~ r' f ~,,,,~ti~.~ Access to All ~. Parking • ,. ~ ..._a N+ r-4 - ~ - ~ ~'~~ ~ ~~ ~~ .. § ~ J PAS ` . - ~r 1 ~ .P ~~~, Porte Cochere Residential Use only ,'I.ai!, w.ns.F,~€wvr E3A32fJES CDY ARCFiITEC~S t! w~ ~Crc~ssro~cis Redevelop.~~ene 1$ Nlauriello Flanninb C7roup, LLC Ck4S5fzDaC~S `M WCft~ >~~... -,.~ - ,, ~~10 -~;1~ . E :. ~ `~n ~ ._ ~:- Pc,rte Cocl~crc ~~ ~ _ .~~. ~ ~ ,, ~ ...= ._ ~ i .. ~ ~ ~ i .. ,arc AEtiM - E siF~ +~~ I 1 L ~. ~ ~ r~ ~ ~.:° I .. i w. _ .. .~ . - „ ~__ ~ ,- Lc~ad~n~ az7d e ` 1=)eliver}~ Facility ~ . ~ `~`~r`,`1'~~~ :i ~-, ., ~--~~~: ., eaar;Fs C.QY A?C}IiTE~TS The Zoning Regulations require a certain number of loading berths he pro~.-ided Based on the uses being proposed. For z ~ni~ed-use facilit}J such as the Crossroads redevelopal~ent project, the ma~imun~ nuniLzer of loading spaces that the regulations require is five loading berths. The proposed plan provides five formal loading berths and opportunity for ladditional UPS style loading spaces within the poste cochere. All of the loadu1~; for the site is accessed directl}-from the South Frontage Load per the Vail Village Ivlaster Plan direction. Tl~e entire loading facility is enclosed thus reducing the noise of trt~clts being unloaded and eliminating any visual ecancerns. The desire to encIase the loading facilit}' has generated n~t~cla cif the need tc~ encroach upon setbacks in this area of the site. The loading and delivery facility will operate as part of the overall Vail Village dispersed loading program. .~ =~, ~• r'_ - ~~ _ ~ I ... ~-'~ fi,. ~ F.. ~_. ~ lb ~____J ~~ i Crossroads ~'.edevelapmenL ly Ivlauriella I'l~nnin~ Group, ~..LC J. Der1.5iG~, Density is expressed as the number t)f residential d~-elling units per acre of land. T'he proposed development plan includes 85 residential units. That results in a proposed density of 32.1 d4veliing units/acre. 'I~he CSC zone as currently codified district alloti~.-s 1~ dtivelling units/were. Sy ~vayr of can]parison, the CC2 zone district (across the street at Village Curter) allows 25 dwelling units per acre, the PA zc)ne district (Sonnenalpl allo~~s 23 dwelling units per acre, and the clensit;v allo~~-ed il] Liollshead is 33 dwellinb units/acre. 'T'lle Vail Village blaster Plan indicates the Crossrcaac{s site as being suitable for high density whereas areas such as flee Sonnenalp and the Village Center ar-e indicated as medium density-. This is all area where the proposed plan deviates from the underlying zoning. K Btrzlclzrrg Ilei~~L7t The Crossroads redevelopment plan was de~-eloped around the idea of creating a large urban plaza in the center of East Meadotiv Drive. The Co11CE:pt was to extend flee intersection of Last ~-leado~v Drive and ~~~illorv Fridge Road into the Crossroads site in order- tc) provide a venue for con]n]trnity events and gatheru]g spaces for the general public. additionally-, the project vas conceived as a retail center and a family I entertainment complex. These community aspects of the project have required that the mass of the buildings be forced to the edges of the property- on the north, east, and west. The result of creating this large urban plaza is the buildings are taller an the edges of the property. The proposed Crossroads building varies in heiglrt on the la~-er end fron-l ?3'I35' and art the upper end from 82'/1G5' in 1-reigllt from historic grade. Since the proposed building have roof ridges that run north s©uth, the top 20' in building height is within the roof and therefore sloes not foray a continuous ridge at a COIIt111L1oL15 helgl]t. The Vail Village Pvlaster 1'l.an supports the concept of allowing. taller buildings along the periphery of the Village adjacent tc.y the South Frontage Road. The Town has implemented this concept with its approval of the Vail Flaza Hotel and the Four Season's project with buildings in the '~9' to ~J9' height range. 'illis is an area v4°here the proposed plan deviates from the Llnderly-i~rg zonilrg. L. .Sctlicrc•ks The building setbacks, as proposed, vary greatly over the site. Setbacl~.s range front 1-I0' along IVlcado,~;~- Drive to (?' in other areas. In order to develop a creatiti-e design for this site than responds to the top~~graphy and to the adjacent uses and to implement. the Vail Village l~~Iaster Plan policies, the standard ?0' was used as a guideline. ~~'Irat emerged from the design is a multi-faceted huildiny without C:r~rssraads Itedeti°eloprnent ?p ~'tauri~llo Plarrr~ing Group, )eLC I continuous flat or straight ~x-"alls along any property line. The only portion of tl~e site ~~ ti~-here there is an adjacent property owner is along the z~°est property line. Great care ~~~as taken in this area to provide generous setbacks where adjacent buildings exist especially at upper levels of the Buildings,. The other approach that ~t-as used on dais project ~.s-as to vary setbacks as the building moves up in height similar to the step- i bacl~s found in the Lionshead guidelines. In the underground portions of the building, the proposed building is being constructed near or over the property line in order to maximize parking and proposed comrnuzlit~- uses. "1'lie subsurface portions of the building that encroach on the Tot~-rr's right-of-~,vay are located along East Meado~z- L~riG~e and ~~`illage Center Road. The proposed encrnachrnerrts have no impact on the actual paved street. ~y'e believe drat given the need for [he encroachments (parking and community uses) these encroachnlen.ts can be allo«-ed by the 'I"own by casement or other legal instrument. Setbacks are an area of deviation-from the underlying zoning. ~~. Site Cry veruge Site coverage is a measure of building footprint t© total lot area. A strict interpretation crf the definition of site coverage tivould also include improvements located below grade sucl-r as stnictured parking. Under the strut interpretation of site coverage the proposed plan is at 1GOnlo building coverage due to the subsurface improvements. If subsurface improvements are excluded and the site is looked at from the pedestrian's perspective the site development is proposed at G5°Io. The CSC zone district limits site coverage to 75`70 of the total site area so the project is well below the standard (clue to the extensive plaza space provided onsite). N. i',c~nrt'ccrrpe ~lrecr/Streetscczpe The Crossroads redevelopment project is located ~~-ithin the urbanized area of the Town. I'he site toc{ay contains only a rninir:~tal level of landscape treatment. The proposed plan w'as developed with the To~~-n's pedestrianized character in mind and the Totivrr's desire for a large public plaza as expressed in the Streetscape Master flan and the Vail y'illage iviaster Plan. As such the btdk of the open areas ozt the site are high quality hardscape areas ratl-rer than landscaped areas- The proposed plan meets the requiremetat for total landscape area but varies from the percentage required to be softscape. The plan includes strategically locates planters and pots with trees and other vegetation to create a soft fell u-ithin the plaza area. Crossroads Recler-elo~ment ?I Rfauriello Planning Gaup, LLC - ~n , ~ a _ .... y .. ~ ~` ~ ~ n ,~ .., jr ]`~ • 8 ~ w ~ f., ~ ~ it ( ~ ~~,~ r fI ~ ~~,~rp~1Y ,r Y~` ~ ~ r t ~ ~ l w ~k". ..l"-^`~- e .~..i?~~ `r !-'mil 7 ~ ~ ~,~~~~~ ~i ~ ~7:.~~ 4~~:~$%~ ~~ .. Y~ ~ ! r JA's-.cY`n'sa ...~ -_ ... ~,s_ ~,, - -- Streetscape ~E~ ~ ~- 711 Tc)VE~t71e17t5 ~leti~~ Pedestr~aig ,. ~~ 1~ ,treet °~ •~~ rC,l r , ~' ~ j ~- -xis "S~' ~'~ ~ ~ ~, R I y ~___~ ~x t t~ ~ - uvas:-ire ~:n k~~' ~~, Y, ~ 1 ... ~s SARNrS COY !t. " ,A ~•:d4 6~ ,~`~1}~ ~ ~1 ~~•~y r1RCHfT~CTS .art oxs ..st.; L£~11C~5C1E)C l~t~l[] f • Crossroads Re~e~'el~~pment ?? .'~~tauriello Planning Group, LLC C). Ern~loyee Hoarsi~z~ `l~'l~e Town of Vail has required tl~e o~-tters of neu- and redeveloped projects to provide etr~ployee housing for the incremental increase in tl~e number of e~nployecs generated by a project. q'he To~~-n, to-date, has never codified this requirement or the formula used b}• staff to determine the requirement. ~~;'e have applied the formula traditionally uses! by the: To~~.-n staff to this project tivhile taping a credit for the existing uses lc~eated on the property. The fc~rrnula below generates the need for 22 employee beds. The applicant r~:•ill proti-ide deed restrictions for dwelling units located ~~ithin the ~1'o~vn of Vail reflecting the required number of beds prior to the issuance of a 'I'CC~ on tl7e project. Employee Housing Analysis er TOV Formula Existing Crossroads I]evelopment - _ _- Sq. Ft. or Units Formula Gross 1=mployee5 RetaillService Commercial 22116 I 0.0050 110.58 Grocery .. 6240 I 0.0015 9.36 Restaurant 5549 I 0-0050 27.75 Night Club 7000 0.0015 10.50.. Professionalf0€fice 20000 O.OQ50 100.00 - -- - Bank 274$ 0.0025 6.87 Multiple-Family Units 22 0.1000 2.20 Theater' - -- 1000 0.0050 - -- 5.00 Total I - I ~ --- I 272.26 Proposed Crossroads Development Sg. Ft. or ~ Units Formula Gross Employees RetaillService Commerciall0ffice 48,684 ~ O.OD5D 243-42 Grocery 3,275 ~ - 0.0015 4.91 Restaurant 10,238 I 0.0050 51.19 Night Clubll3ar 8,290 I 0.0015 12.44 Sank 3.250I~ 0.00251 8.13 Multiple-Family Units I I 85 0.10D0 8.50 Arcade 1 D00 I I O.fl050 5.D0 _ Theater'` 1000 I I 0.0050 I 5.00 Bowling' - 1000 I ~ 0.005D 5.00 Total I 343.58 Net Increase in Gross Employees 7'1.33 3t)% Reduction FactorlTotal to provide housing for 29.4 1~iUll': "Due to the extensive f7nur ;rreas rcyuired far the l~o~~rling alletY, arcade, acid movie [heaters, the area tksed for tl~e generrtion of empluyee housing u~as reduced zo :x,000 sq. Ft. total {1,C~fJC} sq. ft. per use). "t'lrese numbers were verified in discussions with potential e~peratcrrs. _. Crossroads Redevelopment ?3 ~,lauriello Plan~astig Group, t.L~C P. Text Arnertdrnc att fot• Bvt~rlin~, Alley The zoning code dues not rur~-ently define a bo«-ling alle}~ or list it as a permitted or canciitic~n~rl use in an}- zorre district, The proposal inch~des an amendment to the Zoning Regulations to prtn-ide a definition of a b~n~cTling alle}~ and list a bowling alley as a conditional use in the CS(~ rc>>Ze district. The proposed definition is as follows; Q. I~~ahlic .Irn,~r•o ~crne~aL Pl~rt In addition tc~ the public benefits presented in the fo11c~R-ing section, a public impro`-e~x~cnt plan has been pro~-idcd. 7'l~is plarx cIearl}~ delineates the offsite impro`-enaents being proposed by the applicant anti the financial responsibility for each area sltoi~rn on the plan. ~~ w. _ r ~` ~~ 1 • LA05`R;?.aDS 13C74~'LII~1G f1LLLY: z'~ recreation ara.d cr~tertaizrrnent facility ~~~here the sport of bc~~.~-1ing tales place. A bn~~rling alley also includes accessory entertai.ninent facilities anti uses such as eating and drinl~ialg facilities, retail shops, night clubs, arcade facilities, billiards, ping pang, darts, meeting rooms, anti similar uses. RcauiaF s recirera-ioN `~ rr~+. i , 1 1 1 I 1 i r f~ ~~- ___,,~7 F 1.6 i(ri~~ ~ ` ... . ._, J-~r ~"~....~. "`rte ~.. +~ S s,ytw,w~ rLv:k:e sr r`~ k€C.lIH€5 P.*J06'G.iVT:pN rr~ rrr_ n,~~ac~i r rr+t ~-.- ~.YI€urn• wuce ,M ~ f i ~ - ,~ i Pu1-~lic. lmprot•ement Plan Crossrt~ads P.ede~-~lnpinen~ 1`S<uuiella Planning C~rc~up, LLC: ,;t ~~ A~~~ ~~ ..w •_ •~ A.?.CHCf~.~ S i Purpose and Intent: In addition to all of the other public benefits (i.e., theater, bowling. alley, parl~ing, loading azxd delivery, ice rink, public plaza, restrooms, iznproi-ed TC~V revenues, eu.,l resulting from the redevelopment of the Crossroads property, this document. idea~tifies all. of the physical public improvements and if finaztcial contributions being proposed with the project in its proposed form. Proposed Tn7provements: Frontage Load I47edians -The applicant proposes to design, construct, print, and install irrigation in the proposed South Frontage lZoad medians as shown on the proposed Public Improvement l'l;t~~, subject to CI~C~T approval. C)nce campletecl and accepted by the Town of Vail, the To~v~n of V=id wi11 be responsible for maintaining; the medians and supplying water for irrigation. 2. Roadway Imprawen~ents - '1 he applicant proposes to remove the existing turn- lane to Village Center Raad and provide curb and gutter alazlg the Crossroads frontage of S. Frontage Raad. Additional)}T, the applicant proposes to narrow Village Center Road, install curb and gutter along the entire Crossroads frontage, provide streetscape pavers, and snowrnelt the entire street as shown. on the public improvement plan. The lae:zting system v~'ill be installed by the applicant but the Toy;-n of Vail t~ ill provide the heat source and fund the operation of this snawrnelt system. See plan for details. 3. Sidewalks -The applicant proposes to design and construct side~~alks (~-ith sna~vmelt} along the Crossroads frontage of Village Center Road_and S. Frontage Road as shown on the proposed plan. The applicant will assume the operating cost of snca~v melting these sidewalks. All sidewalk maintenance ti~ iil be the responsibility of the Town. ~. Streetscape Imprawe»ietYts -The applicant proposes to design and construct the streetscape inrpravements located outside of the Crossroads property as shown on the priblic improvement plan. The applicant also proposes to design and install the snawn~elt system within the public right-af-way. The To~,vn of Vail will be responsible for the ongoing operation of the sno~vmelt s}-stem and shall provide its own heat source for the system. A portion of the streetscape izxaprovements arc within an area of respc7nsibility of the Stiviss Chalet/C~ne ~~'illo~v Pl.zce project- "I'he C}ne ~~'illo~v Place project shall be responsible for pa}ping its required share of these streetscape improvements. Some areas of streetscape improvements encroach upon adjacent properties. If the 'I'a~vn obtains permission for these streetscape improvements an these prape.rties, ~, Crossroads will fund and construct these irnpravements as indicated in the plan. S. Crossroads Plaza -The applicant will construct all of the plaza and streetscape improvements sho,.vn ot~ the Crossroads property. This plaza will contain a Crossroads Redeti-elc~prnent ?5 \~Iauriello Planninb Group, LLC snotivtnelt system operated and maintained by the applicant. The plaza and ice rink will be open to public access. r'1rt In Public Places - LTpan approval of the Crossroads project b}• the Town of Vail, the applicant ~~Till l~,narl: ~-t.h the VII'I' board to establish a public art priz ;rani for the Crossroads project. Sarno of the public art inaproventents nay be i~zr the form of other streetscape impravements already indicated in the public improve~~rent plan (i-e., paver materi~ll and c~esigzl, beztches, w:ztcr features, light fi:~tures, etc.}. Tlac applicant proposes to fund at least $?~G,C}Oa in public art improvements. 7. Traffic Impact Fee -The applicant proposes that all of the iriaprovernents proposed herein offset any- other requirement for traffic mitigation as proposed by the Public ~.~arl;s Department as na traffic mitigation is necessary to accommodate the. proposed imprcn-etnents. IV. Public Benefits of Project As stated in the introduction, the list of public benefits being proposed b}~ this project is extensive. Not c~nlyr are the direct community benefits such as the ice rink acid the entez-tainrnent complex included in the list, but also the more indirect benefits of redevelopment in and of itself. The list belo~~- includes all of the direct and indirect public and community- benefits this projr=ct 11~as to offer the Tcr~yn of Vail: • r'1n increase in annual sales and property tax revenue from the current eollection S1$0,~00 to the proposed figure of X2,1 million (nc~t to mention I~E`l'7' tax contributions of $2. i million plus); • 5I1 subsurface parking spaces (X?j in e:~cess of Town Cade); • Rerno~'al of skier parking frown South Frontage Road on busy days by allo~vizrg use of Crossroads parking facility (surplus of 12~ parking spaces}; • Underground Entertainment Caznplex including. o ~-Screen. movie theater with stadium seating (largest capacity and highest quality on ti~`~estez-n Slope); 0 10- lane bowling alley and sports barfnight club; © ran~ily arcade of ~t~,00fl sq. ft. including a restaurant facility; a Indoor climbing walls of 24' in height; . t~tztdoor Ice Skating Rink for public skating in winter/water-recreation feature rn the spring arrd summer z~ioritlis; Crossroads Rtdevelopmerzt ?F, Mauriello Planning C~r~~ti~p, LLC - * ~'e~v 1/'2-acre public plaza space in the heart of Town $ar public gatherings and events that occupies approximatel}- ?D"/~ of the property ; • Public accessible restraoms at the pedestrian level; + C~1,fl~Q sek, ft. of new high duality retail and restaurant space at the pedestrian lei'el anti one Hoar above `with reasonable rents; • Theaters, c~itertainment complex, and candaxr~iniuins vs ill be m,~.rketed to large corporations for retreats, seminars, and corporate atjtings; • Relocated backing and deliver~l docks (Frontage Road access) available to adjacent properties; • Ne~~= st.reetscape anal pedestrian iinpravenlenrs on all sides of site anti within the ptibIic right-of-wad- includidig landscape medians in the South Frontage Road; • Buffering of 7-7Q highw°ay noise front tl~e pedestrian areas south of the project; • Spin-off economic in7pacts from visitors of the entertainment complex spending dollars at area restaurants and shops; • Ne~v and inlpraved architecture raises property values in surrounding area; + The creation of a new "attraction" within the heart of the village that ca~npleinents skiizi~ anck summer outdoor actin-hies ~vithaut tampering with these activities; • Avenue that will compliment the proposed conference center in Lianshead by providing accommodations and aQi~enities far conference goers. P r ~~ Cros~r~a~is Redeveloprncnt 7 iV'I.~.uriello Planning Gro~.ip, LLC V. Special.. Development District -Standards and Criteria. "The purpose of tl~e special developn7ent district is to encourage fle~ibilit}r anal cre.ttivity in the devcloprnent of land in order to promote its ~Yiost appropriate use; to improve the design character and qualit}' of the ne~v developz-raezat 4vith the To~ti:n; to facilitate the adccluate and econc~ct~ic.al provision of streets azld utilities; to preserve the natural anal scenic features cif upcri space areas; and to further the o~-era11 goals of the community as stated in the Vail comprehensive pIan." The follow°ing design criteria are used b}- the Town in the evaluation of a Special Development District. The proposed Crossroads re:develop~nent plan adequately addresses each cif these criteria. ~3elo~~- is a summary of hoer the project implements each of these criteria. Please note that the entire application and submittal materials for the Crossroads Redevelopment address tl~e criteria below in addition to the sumznar}T provided. A. C:orz~patibility: Design compatibility and sensitivity to the immediate en~t7ironment, iieigltborhood and adjacent properties relative to architectural design, scale, bulb, building height, buffer zt7rtes, identity, character, visual %ntegrity and orientation. Cur t~.nalysis: 'I`he proposed Crossroads redevelopment plan was designed to be compatible w°ith the mountain environment aE1d the netiv trends alpine architecture. 1~;1hi.le the site is not located in the area regulated b}` the Vail Village Urban Resign Guide Plan, most of the reconunevtdattions and goals of that plan are implezreented by the proposed. development plan. The site is located on the pcriphez~-- of the village adjacent to the South Frontage Road. Tlie Vail Village 1'v~~aster 1'la~l recomn-zends taller builc~iizzgs be concentrated along the Frontage 1Zoad and step down toward the village core. The proposed structures follow- this guideline. The site is also being redeveloped in the eontc~t of recent approvals made by the To1~-n on adjacent sites. The Vail Plaza I-Total and the Four Season projects have bath been approved follo~~-ing the same general concept of taller buildings along the Frontage Road. Ho~,vever, the Crossroads project, unlike the other t~vo, focuses more of the building bulk and mass along the Frontage Road in order to ~tlaintain a large public plaza (1!2-acre in ~treaj along the south side of the site. The proposed plan provides get~terous setbacks to adjacent developziezrt located to the ,oast of the site and r.lte L~uildings are oriented to help maintain views in the area. The building ~~ as also designed to appear as several building forms. The roof ridges ~~vere turned nartlt south tt~ prevent a long continuous roof ridge runn~~Ig Crossroads Redevelerpinene ~~ lti'iauriello Punning Croup„ LLC - east west across the site which has been fairly camnxon on other a-edevelapment projects. There are na flat roofs proposed an this structure. The materials are of the highest quality and include stacked stone, limestone panels, ~vt~tad-like siding, dark zinc roof and siding clezxzents, rolled lobs, and bezie.rotds glazing. It slxould be noted that stucco is nc:>t being used an this building. The proposed materials are such hibh quality that maintenance is lninirually required. The building u-as designed to stand. the test of time and to respond. to the Itacky Ii-Ic~untain climate and harsh conditions. A stacenxerxt fron-r the Liollshead lti-Taster Plan sums up our belief about new Vail architecture: "the arclxitectural lan uage...shouId strive to reizxterprct its lxeritabe and look to the future, insteld of S117xp1v 11111I11Ck1I1~ the past." The design of the building also creates an identity to stimulate visual interest and help anchor the East Meadow Drive area of Vail as a sought after destination. The design will ltc~Ip draw people to back to Vail and Last Meadow Drive in particular. The proposed development plan is collxpatil~le with. the area. The site is located across the street froze the So.rlncnalp rcdevelaplrzent project and adjacent to the Vail Plaza I-Iatel redevelopment project. ti~/hile the proposed building will not be rile salve scale as the existing trti-o-story structures that make up the remainder of the Vail Village Inn (VVIj, the plan recognizes the long-terra need to rede~~elap the remaining portions a the VVI to a scale and quality reflective of current trends. B. Relationship: Uses, activity and density ~vlxiclx provide a compatible, efficient alid tuorkable relationship with stlrroundinb uses and activity. Our Azxalvsis: The East Meadow Drive area is characterized by residential, lodging, and commercial development. The V.xil ti'illage ivlaster flan recognizes this area of Town as mixed-use commercial and high density residential- The proposed redevelapnient plan responds to the uses already developed in the neighborhood and also provides <t lxigh quality nnix of uses along East li~'Seadotiv Drive. The proposed project provides an irlerease in retail alxd restaurant space, a ne~v entertainlxxent and recreation colxlplex which does eat e?cist in Vail, new public plaza spaces and amenities, and. high quality residential development. `T'he proposed uses will anchor tlxis portion of the Vail Village and generate Fctivty that u-il1 rant only benefit the owner of Crossroads but all of the business in the surrounding area. The parking provided an this site will genel-ate pedestrian traffic to all areas of Fast R,Seada~v Drive and the village care. Crossroads Redevelopneeni 29 14~Iauriello Planning Grcaup, LLC - 'rhe. proposed project cI-eates a compatible, efficient, and ~vorl~able relationship ~~~ith sLlrrounciin~; usLas and activities. C. Parl~ing and Loading: Cozxapliancc ti~Fitli parking and loading requirements as outlined in Chapter 10 oC this Title. OuI- ~n~}1 ~'SES; The proposed redevelopr~YC.r~t plan meets or c.xeecds all of the parking and loading st~uiclarcls found in Chapter 1C3 of the lanin~; Regulations. Please refer to other sections of this r°eport and the propr~sed devclopme.nt plan fvr details on parking and loading. ~. C©n~prehcnsive Plan: Confortx~ity tivitl~ applicable elenxents of the Vail Comprehensive Plan, Town policies and urban desigix plans. Our Analysis: The proposed Crossroads redevelopn7ent plan complies u-ith all relevant rrlaster planning documents and Town policies. The plan also complies with relevant sections of the Urban. Uesign wide Plan; hog;-ever, this plan is pat applicable to this site. Please refer to section VII of this report for a comprehepsive review of the To~-n's rxrxster planning dc~curnents and policies that are implenaented by this plan. E. Natural anti/or Geologic Hazard: Idezxtification aztd rni;tigatian of natural and/or geologic hazards that affect the property orx ti~-hicl7 the special development district is proposed. Our Analysis: There are no natural or ger~logic ha-r.ards existing or mapped by the Town on the Crossroads site. F. Design Features; Site plan, building design and locatiorx and open space provisiozis designed to produce a ftEnctiarxal development responsive and sensitive to natural features, vegetatiolx alxd overall aesthetic quality of the eomnlunity. Our Analysis: The Crossroads site has been devclop~:d fc~r nrore than 30 years and therefore there are no natural features orr the site and little in terms of vegetation. The proposed project tivas designed to rl~flect I-r~ountaira alpine architecture, the alpine climate, and quality dcl~randed by the To~~n. The project vvas also developed around the. r~isaster plan ciirectic}n aI-Id the corzlmunity desire to extend a public plaza into the site. The proposed plan includes a large ripen plaza {pearl;,- 2fl°,~~ of the area of the entire site). This 1/2-acre plaza will Crossroads Redevelupsnent ;,~ ~Iauriello Planning Group, LLC improve the Town's ability to accommodate outdoor gatlxerizxgs and events. `1"he proposed landscape plan introduces additional trees and vegetation in rneaningftll locations throughout tlxe site to improve the aesthetics of tlxe site and the surrounding area. G. Traffic: !~ circialatinn system designed fear both vehicles grad pedestrians addressing can and off-szte traffle clrculatlolz. Our ~Ixal~-sis: The Crossroads project has been des%gned to address three major isslres within the 'Co~vlx: availaFiility and adequac}~ of parking; pedestrian circulation and gathering; and loading and delivery. A 1olxg-standing goal of the Town is to remove loading and delivery c.zaterizag the Crossroads site thrcaugh E, Meadow Drive and require access directly t.o the South Frontage Road. Tlxe proposed plan inchldes a ne~v, enclosed loading dock facility that is accessed directly from the youth frontage Road. The loading facility includes five loading berths, the Inaximum required by the Totivn Code for a mixed~use facility. The loading dcack also includes a trash facility fear the project. The loading dock provides access to grade on the Evert side of the site to allow for use by merchants on adjacent sites_ .Ptill of the parl~ing for the site is accessed fronx ~~illage Center Road. All of the parlLing is located below grade with 511 total parking spaces. I'he control gate for the site is located deep wvithin the garage to prevent cars front stacking into Village Center Road. Cars exiting tlxc facility cue within the parkin;; structure, thus preventing an}T Mocking of traffic. on Village Center Road. Additionally, there is a poste coclxere along the South Frontage Road for residential guests °~~ arriving at the site, The poste e.ochere will provide temporar}~ pick-up for glsests and valet parl~il-Ig_ A traffic report is included in the Era.virorxzxxc.ntstl f nxpact Report (F.LR) for this project. This report indicates that all roadways adjacent to the site have excess capaeit}r upon completion of this redevelopment project_ There is nn need for major roadway improveaxaents due to the traffic generated for the proposed uses on-site. There is no vehicular access proposed to the East ~leadoly Drive frontage of the site_ The pedestrian improvements associated with this site are extensit°e. Pedestrian access is provided on all adjacent road~.vays and betti~-een the VVI project and the Crossroads site. The applicant is proposing a significant public plaza on the site that will allow for pedestrian traffic and public gatherings_ iGrossroads RedeveYca~+rnes~t 31 hfiauriello I'larrning Group, LLC - I-I. Landscaping: Functional and aesthetic landscaping and open space in ©rcler to optimize and preserve natural features, recreation, vie~~~s and fttnct%an. Our :~na1~:-sis: The Crossroads project is currently developed with buildings, str~rctured parking, and surface parl;it~g. 'T`here is very little existing landscallii~~; on the property. The sire is located ~-ithin an urhatt setting which presents challenges in t~rrns of proviclu7g Iar~dscape areas and materials. Retail, plaza areas and gathering places, and pedestt-ian t~-alks all cot~~pete v,-ith landscape improvements. Ho~~-ever, the proposed. rede.~elopment plan for- Crossroads provides significant landscape materials in strategic locations which do not interfere tivith retail store fronts or needed gatl-rerirlg spaces. The proposed hardscape areas of the site provide ate aesthetic duality not curt-~ntly existing in the area. Tlie pt-oposed developtnc.nt plan and landscape plan t~ptitttize the site as r gathering space, a recreation complex, and as a place to sit ar~d vit:~w the surt-ounding urban fabric. ~~rarkable Plan: Phasing }clan or subdivision plan that will rrraintain a ~,vorl:able, functional ar1[l efficient relationship throughout the development of tl~e special development district.. Out- Anal~-sis: The project is proposed to be de~`elcrped in one phase. Permits for demolition .end excavation will be pursued prior to a full building permit being issued .for the: project. A condnminum plat will be required prior to C:C? of the project. P Crossroac{s Rede~•eSopmezit >2 Rlauriel~o Planning Group, LLC VZ. Conditional Use Permit - Revier~r Criteria Before acting an a conditional ttse permit application, the Planning and Environmental Commission {PI:C} shall consider the factors with respect to the proposed conditional uses of 'k a major arcade {family entertainment and bo~~-ling alley), movie theaters, meeting roazrts, and muhiple-family dwellings: A. The effect of the use on light and air, distribution of pal~ulation, transportation facilities, L1t111tleS, schools, parks and recreation facilities, and other public facilities needs. tour Analysis: The proposed conditional uses ~~-t11 have. little, if any, negative impact an the abl~ve referenced issues, The proposed redevelopment plan gravities residential density within the urban core of Vail ,tdjacerzt to the Tawn's transportation center, ~ilang the in-town skttlttl~ r~~ttte, and adjacent to the South Frc~tztage Raad (tlze major ~~ehicular traffic route through the to~.~-n). Adequate parking is being prot~icled on the site to serve the uses proposed and help relie~•e the Town's parking storage at key times of the rear. Gig°en the types of uses being proposed there is no impact on the r-reed for schools and parks within the 'Town. The proposed site far which the conc~litional uses are being proposed provides extensive recreational amenities including a large public plaza, an outdoor ice rink, a bowling alley, and a recreation and entertainment complex. All of the necessary public facilities are already in place to serve the proposed project as the project is a redevelopment of an urban in-fi11 site. Any_ mathfications to public utilities ar facilities are bung accommadatcd in the proposed development plan. B. li;ffect trpan traffic with particular reference to catlgestian, auta~native and pedestrian safety and convenience, traffic flog,- and control, access, manetrveral~ilit~~, and removal of snow from the street at~rd parlcijig areas. fur- Anal~~sis: Th~c proposed rte-kevelaplrrerat plan 4vi11 improve the overall trail-ir: ~tnd circulation around and orl ehe site. Loading and delivery is being locat+~ld along the 5autli Frontage Road ~~~here it will have the bast impact to the pedesu-iaraized areas surraunc~ing the site- Pedestrian safety is being; inipro~-ed with the adt-titian of sidc:~vall~s and publie plaza spaces. All parkin? is being locatr'.d uncl`ergraund and all pedestrian areas are being heated so there is no need tar traditional snow rernaval from the site. The parking areas and access Crusss-oads Re~Ievel~pzttenr 33 MatrrieIl~ Planning ~ra>tp, .LLC - ~z~ays are all being deti-eIaped within the Town's standards to allow for sufficient flour and maneuverability. C. Effect upon the character of the area in wlxicla the proposccl use is to he located, includitxg the scale and bulls of the proposed use in relatio^ to surrounding uses. Chir Analysis: The praposed Crossroads reties-elapxrrezat plan r~-as designed to bc. corxxpatible with the mountain environment arxd the ne+v trends in alpine architecture. ~~v'hile tl-te site is rtat located in thi: area regulated b}= the Vail Village Urban llesigal Guide Plan, most of the recorxxrxrendations and goals of that plan are irnplenrented by the praposed development plan. The site is located on the periphery of the village adjacent to the Sacrtla Frontage Raad. The Vail Village Master Plan recommends t;zller Liuililings be concentrated along, the I~ront~tge Road and step down toward the villae care. The proposed structures falla~v this guideline. Tlxe site is ztlso being redeveloped in the context of recent approvals made by the Tav,;~n an adjacent sites. The Vail Plata f-Iotel and the Pour Season projects have bath been approved follo~~-ing the same general concept of taller buildings alc7ny the Frontage Road- Ha4vever, the Crossroads project, unlike the other two, foczrses more of the building bulk and mass along the Frontage Raad Ieavn~; a large public plaza {1/2-acre along the south side of the site. •1'lte proposed plan pr-ati-ides generous setbacks to adjacent development heated to the west of the site and the buildings are oriented to help maintain views in the area. Tlxe building u~as also designed to appear as se~~eral building farms. `The roof ridges were turned north south as to prevent a long continuous roof ridge running east west across the site which has been fairly cozxxrxxon on other redevelopment projects. The materials are of the highest quality and include stacked stone, limestone panels, u=ood-like siding, dark zinc roof and s.idizag elements, rolled lags, and generous g1~tz.irrg. It sltould be noted that stucco is not being used on this building. The proposed materials are of such 1-rigl-r duality that maintenance is minimally required. The building was designed to stazad the test of tirZ,e and to respond to the Rocky lti'ZountAiin climate and harsh conditions- The design of the building also creates an identity to stimulate visual interest anti help anchor the East Meadow Drive area of Vail- ~1'he design will help drays- people to back to Fail and specificall~° East Nleado~~e Drive. Crossrar3ds Redevelopment 34 iblauri~llo PlanniF}g Group, LLC The pre>p~scd developtnetxt plan is coinpatihle Frith the area. The site is located across the street frarza the Sonnenalp redevelc~prnent project and adjacent to the Nail Plata I`Ic~tcl redevelopment pr©ject. ~~'hile the proposed l~uilditxg will not be the same scale as the euisting t~ti'o-stot-y- structures that txxc;ke up the rei3x~xinder of the ~~ail Village Inn (VVI), the plan recognizes the long grin need to redevelop the remtaining portions of the V~rI tc~ a scale and cl~~ality~ that reflects current trends. -. Crassrc~ads ~edc~-elopn~ent ~~ ~~Iaurie~Ip i'lannin~ Group, LT.C V)[I. Test Amendment for Sor~lict~ Alley - Review Criteria P,eEore acting on a text attxendment to the Zorring P4e~ulatic~ns, the Planning and Environen_ent~~l Cosnn~zissiran shall evaluate the following criteria: 1. The extent to a-Bich the text ar3~~zidment furthers the generrzl and specific purposes of the zc3»ing regulatiotZ~. C)ur .At~alvsis; The proposed ryn~~czldr~~ent will allow bowWling alleys to exist u~itf~in the Town of Vail. ~or~.=lina alleys are c~zlamo~: withiz3 most con~tnuniti~s and shottld be accon~n~odated ~~~ithin the Tow~'n of 4~'ail. 2. The e:~tent tai which the te:~t aniezzdz-uent tivauld better implement and better achieve tl~e applic:ahle elements of the adopted foals, objectives, and policies outlined in tale Vail eon7prehensive plan and is campati'1}le with the development objectives of tli~ ttz~vn. C)ur Analysis: The proposed amendment u-il1 allow b©wling alleys tee be considered. subject to a conditional use pcrzttzt within the CSC zone distrrct. The Vail Land Use plan specifically recomzrrends the establishment of "entertainnlezit facilities" within tlae Vail Village co pron-rote ever7ing activities. The proposed aztzendrttent is consistent. and compatible with the Zoning Regulations and the Land Use Plan. ~. The extent to urhich the text amendment demonstrates how conditions leave substantially changed since tlae adaption of the subject regulation acid lac~w the existiz~g regulation is no longer apprapriate csr is inappl`zcable. Ocrr Analysis: This criterion is not applicable to tltc g~ropusecl arnendtnent. -~. The extent to which the teat an~endz~~ent provides a harmonious, convenient, workable relationship az~iong land use regulations consistent urith n~uz~icipal development objectives. (7ur Analysis: Tile propc~se.d arnendznent ~,~-ill allo~~.r bowling alleys to be cci~~sidered subject to a conditional use permit. The text aznendznent wi11 allou* the PEC to evaluate the relationship of the proposed l~~u=lin alley ~~-ith respect to adjacent uses and the Crossroads Rede~-eic~pmesit ~~' I~4auriella PIannin~ Gruta~a, LLC - T'ca~%n's deti-elopment standards. The proposed amendment ti~~ill allow for a 1larinc~nious, convenient, and ~~orkable relationship among land use regulations. Crassr~7a~s ~~eLlrvelopnienL ~7 A~taurieilo I'1.tnnin Grnup, ivLC VIII, Con~~reh~nsi~e Plan Goals arxd Dit•ertion The Town's roaster planning docuztaents haze been analyzed v~~ith respect to the proposed redevelo~~zzrent project. Below is a list of the '1'o~~n's guiding documents follo~z-ed by a list c7f goals and c~hjectis-es that are consistent with the proposed rede`-elopn,ent flan. 1tCn~s listed in it~rlics are of particular irrzportance to the proposed redevelopr~acnt. prin. !'~. Va`r1 Laud Use Plan General Gro~i~thlDevelopnlerxt 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the perrzaarzt.nt resident. 1.2 The c~u.zlity of the environment including air, welter and other natural r-esourcc~s should he protected as the `l"o~vn grows. 1.3 Tl.~c~ riualit~P o}~de~~elopment shoarld lae maintained arad r~Pgracled Ee.~hc*rrever fa~ssible. 1.~ Tlae original tllerrre Qf tlae old 1/illa~e Core shoarld be car?°ied into nezv plc*velaptnerr.t i in the village Ccjre throzsgh con.tini~cd in~plernerct:ztic~n Uf floe C,'rban 1~esign G~icie Plan. 1.5 Conznaer-cial strip developzt~erlt of the Valley should be avoided. i.1? vail should accorrarrzodate roost of the additinraal ~~r-ow1th in existirtg deueln~ed areas i%rrf ll ure~rs~. z. Sltiier/Tourist Concerns 2.1 The comrnunitti* should erYjphasir.e its role as a destination resort tivhile accortirnodating day visitors. 2.2 '11ae shi ar-e~z o~w~n.er, the business cor~rtrt.etniCy and the Tu~;m leaders shU~sld ~~.7ork tngetlaer closely to name ex istin~~ f~.c-il~:ties ytnd floe Ta-~:~n fitnctiorz rrzcrre effectively. 2.3 The sl:i area owner, t11e business contrrrunity and the Town lealders should w~orl~ together to irxlprove facilities for day shiers. ~,4 TI_~e canrnunity should irn~rove sur~rarrter rc~crEa~tion~al arad cultarr-al opportunities to t~ncoTtrv~ge strrrarrae~~' t~~urisFrr. Crossroads I~zd~~relopm~nr ?~ h[auri~llo Plan:tir,g Grc,~up; LLC 2.5 The cvararnl~nity should iaraprnve non-skier recreatioaa.,~l options to ianprove year- 7"plfrdLl tDL6a"ZSrrd. ~. CC)11Z1111;1-C1a! ~.4 Carrar-raerciral growth slav~~ld be concentrated an. existang comanercial areas to accvanrn.odxte bvt.la lnc~al and visitor needs. 3.5 ~ntertainaazent oa-iented l~ccsinesscs uncl crsltar.ral acti ~=ities slaozcld be encorrruged in the care aareczs to create di ~ersity. ,Ylare night time bassinesses, vn-wing events and sunc•tioned street l~ajapenirtgs"shvaeld lie encvura,Pd. 4. 'Villzge Core/I.,ionsllead 4.1 1'rftrfre c~oaaarraercial developanent slaotalcl continue to vccatr priaaaurily l:n. e~;istirag cvrnanercial areas. 1-'aat~rre corraarrercial de~r.~elo~rraent in tlae Core areas needs to be carefully eoratrolled to fae~ilitate access an-d delivery. ~.2 Irlcreasec! densit;~ in the Core areas is acceptable so long as the existing character of each area is pl-eser~.-ed through inlplenlentation of the Urban Design Guide Pl:ln and the Vail Village vlaster Plan. 4.3 'nc~ Ellnbiance of the Village is important to the identit}' of Vail and should be preserved. (Scale, alpine character, small to~,vn feeling, mountains, natural setting, intimate size, cosmopolitan feeling, environlrlental duality}. J, Rl:tildt'.11t1;11 5.1 Adclitioncal residenti~d growth slao~rlcl c•vntintre to occur p'rirraarily in existing, plotted areas and as appropriate in new are:xs where high hazards do not exist. 5.3 Affordable employee pausing should he made available through private efforts, assisted b~- limited incentives, provided by the Torun of Vail, v;ith appropriate reStPlCtlollS. 5.4 IZesderlticzl groz~tl~ shop+ld keeJa pace ~=ith the araarket place demands fnr a frll range of •laoarsing types. 5.5 1'he existing employ°ee-housitly lease should be preserved and upgraded. Additional elnplo~•ee housing neec}s should be accommodated at varied sites throughout. the community. Crossroads Redcvclapme=rt ~]~ -lauriello Pl:artnin (~roul~, t,LC 6. Cr~t~tin-~ut~ity° Ser~'icrs 6.1 Services sh©t~ld beep pace ~vitlt i~i~:reased ~;ro~'th, 6.2 The .~"own of Vail should play a role in future deveIopiz~e~it tlsrou~h b.ilancing ~rowtl~ u-ith services, b.3 Ser~'ices should be adjusted to I~cep pace: ~;-ith the ncccis of pc~zk periods. • a Crossroauis Recielrel~pmenc ~~ h'fauritllU I'lanrtin Group, L.I.C; Ps. Urban Design Guide Plan -Limited Applicability The VV14~11' designates these areas that are subject to the Urban Design C,itlide Plan' As sho«-n ozl the snap below-, only- the irr~ntag,e (first 1C' or so~ of thc. Crassroacls property is subject t~ the L1rbEin Design Cyuide Plan policies. -_~ -__--- ,...xwee~Y311 `~~~_~~# Area. lt~cia~cfeci in Url~atl ~- ,",~ I?esign CJe~idc Plan , Master Pl~az~ Tezza~s r Crossroads Rederelo~menz 4I Maurielic~ Pl.lnnino Gro~i~, T.)•~C - C. Va.iI Villa ~ ~'Iaster Plaza (VVMI') The Vail Village i'~laster Plan «-as adopted itx ~`~`~0. The plaz7 is i.nteztcled to guide the Towrz in developirxg land use re;;ulations and policies for coordinating development by the public and private sectors. The Master 1.'laz7 taken as a tivhole is a general guide for development and rcdevelopn~e«t activities in the Vail area. ] . Land Use flan The Lazzd Use Plaza found in the VVI`-IP z-eeczn~rrrez~ds mired-use commercial and medium/high density residential uses for the C_:rossroads site. The high density residezz.tial development is r~•cozramE:ndecl along the South Frontage Road, along a portion the Village Center Road, and adjacene to the Vail Village Inn project. I'he proposed Crossroads redevelopment plaza z3~atches this recozl~rt~ended developmcrrt pattern. The proposed plan is consistent with these design:ztions. See znap bzloty. • • -_ -__ . _1 ._ - ~5 - t - 4. d~~~ ~~ T.,__. --_ - - ._ ., - ~ z.~oc - _- - ~ - ~ _.. _-..,~..-.,._..a - . _ _. , ~ _. Crossroads Rede~-elopsnen[ 42 s~faurzello r'lannan~ Grr~up, LLC f VVI~-IP -Land Use Plan I 2. Open Space Plazz The Opcn Space Plan rccomrxxe~xds that a plaza space be created in the current parking lot of the Crossroads site. The proposed redevelapmesxt includes a plaza that is larger than that proposed b}: the VV\~IP. See neap below. -.. ;: . ~-~- ...... _ :..._ . .-_.rrr ..-_..-._._.w . .. t I~ecotr3nxetxdecl PlaL~i Space 1~'Vi1,~'IP _ C)pcn Spaee Flan 3. Parking and Circulation Plan The Parl;,ing and Circulation Plan indicates the need for a pedestrian connection to the VVI project and to the Town's parking structure. r'Ldditicznally, the plan recoazxsx~sends a sidewalk along the Crossroads frontage of the South Frontage road. The proposed Crossroads reclevelc~pment pl;zsi provides for all of these pedestrian connections as well as pedestrian iszzprovements to L. Meadow Drive and Village Center Road. T'he proposed redevelopnxent plan is`tzplenlents this plan. ~. F;tzilciiyzg Height Plan ~I The 13uilc-iirzg I`Ieight Plan recommends taller buildings along the South Frontage Read and lo~rer buildings along 1:ast .Meada~,v Drive. The lauilding height plan is a guiding plan and does not co.sxstinue a zoning lisnitatie~n. The proposed plan concentrates the taller portions of tlxe builc-lings along the South Frontage Road and has linxited building mass elsewhere orz the site due to the proposed pedestrian plaza vrlxich takes up nearly 4CS% of the site. "Che proposed building heights are consistent with the approvals granted to the Vail Plaza Hotel and the Four Season Hotel site. 1"he pr©posed redevelopnzerzt plan is consistent «-ith the interxt and guidance provided by the building height plan. Crossroad-s l~e~~e~~elogment :t3 t~~tauriello Planning Group, I.LC 5. Action flan Polk`' 1-6 states that the Crossroads property should be improved •~s-ith the addition of a ne~v pedestrian plaza ~,vhcre the current parking area is located today. The policy- also requires that all parking requirements be met on-site and loading and delivery to the site be accessed from the South Frontage Road. The policy reconazz~ends a strong building edge on East lw~leado~;v Drive with the necessaa-y- and customary- streetscape improvements. 7'he proposed Crossroads .redevelopment plan itnple.snents this policy to tfae fullest catent. All of the required parl~ing is located below grade, a ne`v pedestrian pla;~a is being created, the loading and delivery functions are accessed from the SoutEa Frontage Road, :and the streetscape around the entire pr©ject is being ita~proved. Policy i-7 states that Village Center Road should be redeveloped in order to help prevent cars front accessing the pc:destriaza areas of ~~'ail. The polizvy also requires that pedestrian access improvements be made to this road. '1"la.e proposed redevelopment plan for Crossroads izaaplezaaezats c{ais plaza. by narrotiving the roadway and providing sidc~vall~s for pedestrians. A significant landscape buffer is also being provided. 6. Goals Csoals for the Vail Village area are summarized in sip major goal statements. 'T'13e goal statements are designed to establish a frametivork, or dircctioza, for future developziYent of the Village. The goals, along with the. est<tblislted objectives and policies art: to be used in evaluating; a proposal during the develcptnent review process. 'l'lae fol.losving goals, objectives, and policies are cozasistent with the proposed redevelopment plan: Goal T1 Encourage high quality redevelopta-zent 4vhile preserving the unique architectural scale of the ~7illage in order to sustain its sense of con-zmunity and identit~f. 1.1,1 Policy: Ue~relopment and improvement projects approved ita the Village shall l?e cozasistent ~~=ith the go:xls, objectives, policies and design considerations as otztlne.d in the Vaii Village Master Plan and 1-Jrban Design Guide Plan. 1.2 C)bjective: Encourage the upgrading and redevelopment of residential and conuaaercial facilities. 1.2.1 Policy: Additional development may be allov-ed as identified by the action plan as is consistent with the Vail Village Iblaster PIata and Urban,I~esign Guide ['lan. • Crossroads Redev~l~~:,nicnt ~4 '~4aurielln I'l.zrzraing Croup, )rLC i 1.3 C3bjc:ctive: linhance new development and redevelopment through public ~~ improvements done by private developers vc~orking in cooperation with the ~ To-cvn. 1-3.1 Policy; Public impravenxents shall be developed with the participation of the private sector working with the Torn. Goal ,~2 1'a foster a strong tourist industry and promote year-round ec®nonZic I~caltlx and viability for Che 'Vi.llage and for the eoz~xzntuiity as a wlxale. 2.1 Objective: Recognize the variety of land uses found in the 1~ sub-areas throughout the Village and a11ow far development that is compatible tivith these estahlislied land use patterns. 2.1.1 Policy: The zoning code and developnent revieti~~ criteria shall be consistent with the overall. goals and objectives of the Vail Village Master Plan. 2.3 Objective: Increase the number of residential units available for short-term, ovet-nigltt accommodations. 2.3.1 Polio;-: -I'he development of short-term accommodation units is strongly encouraged. Residential units that are clevelaped above existing density levels are required to be designed or managed in a :Wanner that makes them available fnr short-terns overnight rental. 2.4 Objective; Encourage the development of a variety of ne~v com~Wercial activity wFherc compatible u-ith existing land uses. 2.x.1 Police: Comnxercial infill development consistent with established horizontal-zoning regulations sl~all be encouraged to provide activity generators, accessible gxeen spaces, public plazas, and streetscape improvements to the pedestrian network thraughorit the Village. 2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serti-e the needs of our guests.. 2.7.1 Policy: Recreation amenities, common areas, meeting facilities and other amenities shall be preserved and enhanced as a part of any redevelopment of lodging propel-ties. tt Crc~ssi°o~ds Rrdzvel~pmenx q5 -lauri~lln Planning Group, LLC - 2.52 Policy: The To~~-n ~~=ill use the maximum f]exibilit}' possible in the znterpretatzon cif building and fire codes in order t© facilitate building renol-ations «-itltout compromising life, health and safety considerations. 2.6 Objective: Encourage the devtlopnzent of affordable housing units through the efforts of the private sector. 2.(~-2 Policy: F~zxaplc3yee ho~zsing shall be developed ~vitla appropriate r-esu-ictiozts so as ti) insure their- availability and affordabilit}' to the local work force. Goal ~3 T'o rcco~nize as a tt~p priority the enl~aucezi~ent of the rvallting esperiez~ce throughout the Village. 3.1 Objective: Physically improve the existing pedestrian rays by landscaping and other iznproven-rents. 3.1.1 Polie~T: Private developznent projects shall incorporate streetscape -- iraxprovenaents (such as paver treatments, landscaping, lighting and seating areas}, along adjacent pedestrian r~fays. 3.1? f'olicv: Public art shall be enco>.zraged at appropriate locations throughout the Town. -~, ~~ Policy: Flowers, trees,. water features and other landscaping shall be encouraged throughout the Town in locations adjacent tca, or visible frorrx, public areas. 3.2 Objective: 1VTinimize the azzzount of vehicular traffic. in tlxe Tillage to the greatest. e.:~tent pczssil~lc. 3.2.1 Policy: Vehicular traffic ~ti~ilI bc: eliminated or reduced to absolutely z~izxintal necessar-}r levels in the pedestrianized areas of the Village. 33 Objective: Encourage a ti;'ide variety of activities, events and street life along pedestrian 4vays and plazas. 3.3.1 Polio-; The To~u; n encourages a regulated program of outdoor street actieit}` in predetertxtined Icaeations throughout the Village. ~~ ~.3-? Policy: Outdoor dining is an important streetscape feature and shall be encouraged irk comznercial infill or redevelopment projects. C:russroacis R~devclopment ~~' Alaurirllo Plaznin~ Group, LLC 3.4 Objective: lleti-elnp additirnal sidewalks, pedestrian-only ~valkti~-ay-s and accessible gre~rz space areas, including pocket parks and strum access. 3.4.2 I'olic~-: Private development projects shall be required to incorporate rze«- sidei~-alks along streets adjacent to the project as designated in the Vad ~?illage I.~Iaster I']a.n andlor Recreation 'trails Master Plan. Goal #4 To preserve existing open space areas and expand green Space 4I?p()rtuIlltiCS. 4.1 Objecti~,-e: Improve existill;; open space areas and create ne~v plazas with green space and pocl~et parl;.s. I'.ecognize the different roles of each type of open. space in foI-nling the overall fabric of the Village. 4.1.1 I'olicv: Active rr:creatian facilities shall be preserved {or relocated to accessible locations elsewhere in the Village} in any development or redevelopzxlent of propert;~• in Vail Village. 4.1? Police: The development of ne«~ public plazas, and improvements to _.~___ , existing plazas (public art, su-eetscape features, seating areas, etc.), shall be strongly ezlcaz.Iraged tea reinforce their roles as attractive people places. 4.1-4 Polic}-: Open .space improvements including the addition of accessible ----- -_ green space as described ar graphically shown in the Vail Village Iw~laster Plan -- ___.--- " and/or Urban Design Guide Plan, will be required in conjunction ~-ith private infill or redevelopment projects. _ 4.? Objective: Improve and expand the opportunity far active and passive recreational activity throughout the Village. Goal #5 Increase and in111rc~ve floe c:~1?acity, efficiency and aesthetics of the transportatinll and circulation systetl~ throughout the Village. 5.1 C7bjcctive: Meet parking derz-zands tivith public and private parking facilities. 5.1.1 I'olicti For nett' development that is located outside of the CorllrnerciEil Core 1 Zone District, on-site parking shall be provided (rather than paying into the parkin; fzrnd) t© meet any additional parking demand. as required by the Coning Cade. 5.1.3 PolicZ': Seep locations for additional structured public and private parking spaces, (~ rc~ssrc~ads Redevek~pmez~t 47 NlauurielIsa Planning Gr~ut7, LLC 5.1.5 Policy: Redevelopnxent projects shall he strongly encouraged t© provide uixderground or vrsually concealed parking. 52 Objecti~°e: F,ncourage the usr. of pul.}lie transportation to nxirrimize tlx~ use of pri~-ate automobiles througlxout Vail. 5.2-~? Policv: The To«-n shall facilitate and encourage the operation of private shuttle ~•ans outside of tlxe pedestrianized care area.. 5-4 Objective- Improve the streetseape of circulation corridors tltroughaut the Village. 5.4.1 Policv_ Tl~e Toti~=n shall ~~.-«rk ~°ith the Colc~racla Division of Higl~~vays toward the irnplc~ment;xtic~n of .i lElrirlscaped boulevard and parl~l~-zxy along the South Frontage Road. Goal ~b Ta insure the continued irxxproveinent of the vital operational clcyarents of tlxe Village. 6.1 tbjective: Pra~~ide ser~rice and deliverti° facilities for existing and new clevelcap~xxetlt. 6.2 C~bjecti~c-e: Provide fc~r the safe and efficient functions of fire, police anc{ public utilities ~~,-ithin the cante?~t of an aesthetically pleasing resort settimig. 6.2.1 Palic~=: Development projects and other improvements in Vail Village shall be revietived i~}- respective '!'c~tivn departments to identify both the uxp.~et.s of the proposal and potential nxiti~;ating measures. 6.?.? Policy: I~~lirror inxprt~vernenes {landscaping, decarativ~ paving, open dining decks, etc.} may be pt~rrxxitted on Tou-n of Vail land ar right-of-way (tip:=ith rep,°ie;~~ and approti-~tl by the Totivn Catrncil and Planning a~xd En~'iranmental Commission when applicable} provided that Tat~~n operations such as snow rema~-a1, street maintenance and fire department access and ape:rataan are able to be maintained at current Ievels. Special design (i,e. heated pavement}, maintenance fees, or other considerations may be required to offset inxpacts on Town services. r C:rossrc~ads Redeti~elopment ~~ R'laua~iello Pl:rnnin~ Group, LI.C - J, D. Vail '~ zlla~e Urban D~,sitTn Guide Plan anti Design Considerations (UDGP) .F~.s discussed in "I3" above, only the extreme periphery of the Crossroads project is located ~r,-ithin the. area covered bti• the UDGP. Therefore, and}- the edges of tlae project along East i~'Ieado~v Drive and Village Center Road are to be considered. laelo~v is the list of Urban Design Considerations found in the Vail Village Urban Design Guide Plan- Each of these criteria is being iznplentezated in some form by the proposed redevelopment plan. 1. PeciestrianizationlVehicIe Penetration The Design Considerations recommend differing levels of pedestrianization ~vitllin the V•~til Village. The goal of the plan is to create a pedestrian circulation s}rstem that is intercozrnected and pleasaart for the pedestrianz. The design plan recognizes that "vehicular traffic cannot be removed from certain streets" and therefore a "totally car-free pedestrian svstezn is not achievable throughout the entire Village." ;Many streets ~z-ithin the Village Have. car, delivery, and bus traffic. 1=or instance, Gore Creek Drive is used for access to the Gasthoff Gramshammer .and the Sitzmark Ledge by deliver vehicles atld guest vehicles and Bridge Street and 1-~ansc7n Ranch Road are used for access by delivery vehicles and guest cars to the 13ridgE. Strut Lodge and other residential properties. I All of the guest or visitor parking for the Crossroads project enters the site from Village Center Road at a location ~vh%eh does not interfere vritll t1iE rnoverrzent of pedestrians along East ll~~leadow Drive. All. of t.hc: loadizag and delivery for the project is accessed directly from the South Frontage Road as suggested by the VVMP. The redevelopzxaent of this site allows for ni'tiv pedestrian access and }alaz,as that will help to improve the life and energy along this important retail corridor. 2. Streetscape Franae~~~orl. The design plan recornxnends that streets be framed by buildings, storefronts, and landscape/open space improvenaextts. The proposed redevelopment plan provides for a street frame~•ork Frith a mixture of arcades, pedestrian tic>all~s, plazas, and storefronts. The proposed plan implements many of the goals of the proposed and adopted Streetscape I1~laster Plan and the Vail Village Master Plan including the redevelopment of the intersection of East I4'leadow Drive and ~k~illo~v Bridge Road. 3. Street Lnclasure The Urban Design Plan recommends that streets in the Vail Village be framed by buildings to create a comfartabl.e atacl safe experience for pedestrians and shoppers. Enclosing street u-ith buildings, as with Bridge Street, creates visual interest and stimulates the retail experience. '1"he proposed redevelopment plan for Crossroads Crossroads Redevelopment -{9 l~fauriella Planning Group, LLC balances the needs for encIasure ~vitlt the Tot{-n's desire for a large plaza area for events. 4. Street Edge 'I"17e Design Plan recommends that buildings ~-ithiu the ~.°illaoe forth a strong but irre,ular edge to the street. The plat3 ezicattrages buildings to be located at or near property lines in order to give strong; definition to the pedestrian cc5r-ridors. The plan also recomrziends breal~s in buildings along a street to create visual interest. The prapased rede~-elapment plan provides an irregular edge to the street and creates a neti~.' pedestrian plaza and gathering place. The proposed buildings are set back in certain areas to create new plaza spaces and essentially expand tl~e pedestrian corridor. 5. Vie~~~s Nca adopted vies- carridors exist in the area on or adjacent to the Crossroads propert}`. [,. Service attd Delivery The de.sigtl plan recamn~ends that service and delivery- areas be locared in areas where they have the least impact on pedestrian «'ays. The plan also recommends that these service areas be located urtdcrgroutid ~•here feasible. "Thy proposed rede~~elopment plan provides loading and delivery areas within the building with direct access to the South Frontage Rand as recam.trrended by the Fail Tillage ~1~Iaster Plan. 7. Sun/Shade 11 sun/shade analysis has been provided u-ith the application materials. The parameters and standar-ds found in r.13e design plan are genera113~ applicable to the Village Core area (areas zoned CC1} and is less applicable to other areas, such as areas zoned CSG, Given tl-re location of the Crossroads property an the north side of East Meadow Drive, the impacts of shade are minimal to the neighborhood. The proposed plan vas laid out to capture sun and therefore the prapased retail and restaurant areas are located ~,~-itli gnat solar access. E. Streetsca~e 1Viaster Plan The adapted Tolvn of Vail Streetscape 1Vlaster• flan recommends the development of pedestrian improvements along the nar-th side of East ~feada~~ Drive and to the intersection with ~~'illo~v Bridge Raad. r'~dditianally, the plan rccrrmmends changes to Village Center Road to reduce traffic from ~vandcring into the. pedcstriar~ized areas of _ .. -..-- Crossroads I`eci~velopi~~cnr. 5p i~~lauritllo f'l~lnnin~ C;rnYi~, 1.LC town. The prin~ar~r re~carnn7endation cif the plan is to create a "special events venue" at ~I t.lxe intersection of ~~iillou=Bridge Rand and Meadow Dri~.,e. The proposed Carossraads redevelopment plan implements the recotijtt~et~datians of the newly adapted changes to the streetsc4tpe plan. In support of the T'a~x%n'S recart7txtendatian to create a special e~,Fent venrie, the Crossroads project prapases to pearl}r triple the size of the plaza ~~=ith the development of a pedestrian plaza on the Crossroad property. 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I ~~ __ ~n li ~ ~ ~ `f yl ~ ' I ~ ~~~ s ~ /IJ]/) YN ' ! •. ~• I ~1 I - ~. _ - ~ uy t „~__ ~ ~ R~ 39 ~iI i ~4 a ~~j` ~~ ~1/ .~ f,~'~ ~~ ,~ ~ ~•_ ~~ 0 U~ _ w~ Z 2 Q m Q ` 4 ~ ~~ ~~ ~\~1• ~ ~ ~ _~~ Q ,t ~~~ ~ A `~ 2' q~_ ~ ~ ~ ~w~ 1`' ~ ~ ~~ 4~ ffjjilIt ~. II~ r+ 1 ~~ Cf} Q Q o ~ 9 a ~_ U ., i ,~_ ~~ X53 a I a a ~,e '~ _. ~ -~ ~ ~. -:~~ s ~~ ~~J° ~ ~ g g .„ m In~ ~` - ---.~ -A _ - _ S J ~~ \ ~. ~ Y c In~~ x J _ y ' .~I'e, i ® [~(~Pj / _ f~ /,~ z ~ I' ~ ll = - ~_- -- _ Erg '_ W G- tJ R - L~ r,1+~' ,~ ~;, ~ ,~~~ ~ ~.. -- ~ , ~ ~._ a "~) r~ ~ R ~~ ~ ~ ~~"+1 '~'G ''' h i I ~ ~ P ~~ ~ ~~_ g ^ _- ~I _ C i ~n -` - I J' I l f ~ ~J ~' ~ -'' i ~ ~ --- ~~ - '~ 1, _ ~-+ ~~`, 1 F ~1 ~_; ~ ~. ~, , v i /~~'\ ~: I~,~~ } }~~', O w N ~ W r-. ;. ~ 2 ' m ¢ Y L' c M ~~~~ +, \.\ o: ~~~,~; ~~ ~. '~ ~. ~~~\\ '` ~r z ~~~4~ '` 4 V' ~~ 1 r. V ` \' ~,. 1 \` \ ~~ ,'•~L `1 . ~ . . 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' `' ~ " ! ~\ I yC 1 is ~ n C 8 ~ ~ ~ I ~^ ~~, ia'~0 ,~`k ~N~ ~ J a ~ R ~ -~~. - -- _ n P I i~i ~ ~ ~ _ ~ p R ~ ~ I t ~ ~.R"~ ~,`~~ _ .~ --ir "`_ ~ ~ _t ~~ `l ^ 1411• '~ 4~~ ~ ~ _ 4 g r pp t a I c? d.~ z V~ fj _ _ ' ^ ,' ^` EI ~~,, I ,L } r f~ ~ _ \ ) R _ 3 _ / ~.~. i J ~~^'1,d~~ I ~ 'L~f i a ~ + 4 r. -~. ° ~ '~ \`.5., ~~ .. ~ f_: it _ I ~ ~ ~ ~' ., ., ~ ~ • .. _ I ~ ~ i --s -g - a fox-- ~ a'ilY ~ i ~ ~~` ~ :; - -_- - g,~f ~y r. .I_ -- - _.- ~- EE !~ ~~ 4+ F- 4 yi ~a _ __ w c~ -- _ ~~~ ~ _ - ~~~,~~ 'texas -:~: .~ ~;.~ 5~ a~ ~W ~~ 4¢ ~I ~ ~ ~ ~ v, ~ ??~6ygay ~iYY~"3 Sa in C] ~~ yr ©~ ~1 U • • ~~~ • fry: ~~, r r' ~ ,,a ~~ ~ ~~ ;,~ -~ .~ '~ ,~~~w a . -;~~~- -, ~, 0 w~ __ . ' ~'g 1I J I11I . ~ ~ .. ., J L a 1 r I I l ; I ' C1C'._~~'' 1 ~ ~,' V ~ ! ++ r Y zz ,I F ~ Y W i ~ ~ III ~ ~ j~ ~~ y ~, 1 J ~1 - ! ~ , . - ~ VVr } ~ -~ _-___ ~ {, f l! _ __ 1~, ~7°I 11 ,, '"` ~ ~ ~ `~ fit ~o ~ yI-_~ ~ ~ ~~~~~!" . '~['~` ~`'_- - ' r ~l ! ~ f ~ ~ ~ ~- ~ f I ~ . r ' ! - ' i i ~ _ 111 ((/{~~~~ 7"1 • , F , '` ' '~ ' n _ ~_ _ _ ? ~. 1 I n --- ~'i ~/ i 1 ,fir ~ i ~ i f / _~~ ~. L~ ~ d ~ ~ ,, ~ ~y"r ' - ~ ~ ~° ~ J ! ~ . i i ~ ~~~ ~;,~ r ~r }v ~j;~ I1 I~ fir; ~ _ ~_~ _I ~ ~ ~_ E ~ '"_ / i is L 3 _. ~ J, _ / // I ~ S° ~ '-- ~ _I 1 ~•,~~ ~ ~T_ 'fig ____ " * e} ~ _ 3 77 • _ ~_ 1 .. -1 ~ ~ .. ~ .. .. .. '_ r -.. -~. € O ~ ~* i ~ _ ~ ~ ~ ~ ~ ~ ~ ~ _.r ,- ~ e:^'i r ~pDW ~" ,~. r'" ~' `.~ 3 - F ~ f ~ 'f '` ~' - ~ o ~ o ~ ~ $ d 9 .. .- .- .- r _ _ L - .. .. ~ k _ r w .. X a r~ o - a .. _ e M ,~ i a ~~ W da a~ F ~ ~ ~ s~ ~~& . g ~ a~ a, $a a =3- C(`/~1 Q k ~- ~ q f~ s ~ ; p i - ~ ~ ~ ~~ $ ~ ~ ~ ~~ fr~.~~f ax s~ s'~a~ y e~ ,+ ~€, L3 ' ~~ ~ ~ 5~ 5 ~-.. ~gi ~ ~~ '; D I ~ ~ ~ s E~~ a L~ ~ ~ ,~9?s ~ 6 u a8 ~~3~ Y ~ Y ~ am., , ~ ~ ~ ~ . ~ x ~ ~ ~ I ~ €,.s ~r s Uy ~ N Q PD Q C ToT~. _ °aji I~.- , ~ ~ i~ !r ~ - ~~ i I - rl~ ~I f ~ ~ ~i +~ i !~ ~h if ~ 1~ - 1 ~f ~ ,. 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D IS7 r o f]i o 0 ~vuac7 fV r-- N tt7 OD C'r1 [''7 Lf7 ~ (+? fV o r- N. o ~ fSJ C1 GEJ []J O O C33 r fly (n a--~ 4n [fa (6 fr,S q7 QJ ~ ~ ~ _ t~ O C7 r ~7' ~ ~ (J r ~ f*> nl LrJ (D ~ L .~ .~ ,~ ~ ~ f # [7 07 V O lt) CO ~ CV S~ ~ ~ f,Q O O d' 6l O Li J N~ !~ O N 1~ O N r (O ~f? of ti CQ N fti 1~- N Lll z ~I ~ +--' L (]y `n fl.} v/ ~ r° Q7 ~ ,- fl's ~ N oc3 N N ~ (~? ~ ~ ~ N ~ CJl ~_ N .-- 'p C ~ S4 m CT] L ~ ~ ~ ~ ~ ~ Ql ~ U ~ ~ ~ ~ O ~ ~ U ~ ~ ~ ~ L [4) ~ fn Q L1J ~ ~~~ o~a~ o ~~~.~ o ~ ~ as ~ ~ ~ c v ~c~~om~mc~~~~Q I {,() J I~ ~V~tJ l~l „~ W Q) ~ .~ ~ N c+~ a~ U m •.~ a~ ~ C L[S ~ L ~ CJ c O U N N ~ ~ O '~ ~ ~ O ~ ~ ~ ~ .T O Q ~ ~ ~ O U C N L r-- r e. r rn 0 olr m v c r~ o c~ 0 0 0 [fl C•°? oN aocv rNOO~-~': t- ~r co c~ c^ 5- co c'a c+7 Ln r- ~n en G~ r~ o N ~ ~ r r ooooc~ rooo;- .- co cYa o 0 t7~ V CV (D N Ln F- Iti CD I 40 C`~! Ca oc~ 0 00000 0 0 0 0 0 0 0 0 O C3 O O V CO C7 N ~ Lf7 o N Cp C'`7 C7 f~ ~ CD u7 oD ~; L~ Gri N f r (V 3' o r N o c o 0 0 0 0 - 0 00 .0 c~00o o c~a 0 r~ c~ co a'~? o Lri Lr] O p c~ N c.0 N h N f~[ M ,- rn cn a] O ~ op ~ ~ ct~ o ~ t[a N o cY3 cO ~ 00 ~ ~ 06 O C3? O LV N r- C'J r- ~C7 r X ~1 ~ RS ~ -- 'p X "~ J ~ Q '' ( L C s Q L C p -.. A S..L m r n ~ yy ^x "'l L C .~ i 4 e Q7 CG ~ ,,J( ~ ~ o2S lU ~ -~ '~ O -_ ~ . ~ - D U7 ~ F-- ~ ~ .~ ~ ~`- ~ f~U ~ ~~.~JO' ~ x ~ F-° Ql ~ N ~ D ~ ~ G7 ~I +Orher Commerc~al .1,menirics The prcaposecl dcvelcapment includes a ne~~- theatre con-zplex with 4 screens «~itiz G40 seats and ~t bowlizzg alle} and arcade. This projection sloes not try to project the fnancial o~~portZZnities these atl~enities nay bring to the "i'o~vu. These amenities should help to support the other cc~mn~ercial activities, and build syzroergy ~-ithin the areKz. ite~t[ >Csrarc 'Tr~u~sf`cr "I'ax ~. Qthcr ~tcr enQ~es "I~ze other revenues that drill be generated from the rede~~e]opment of cross roads include Real ~statc Trzznsfer "fax and building revenues, The amount of one tithe transfer tax genet°atcd froze the sale of the condominiums. r~.zzages f~-otai ~1,~11,C1{)p to ~2,3~~,(~OCI. There will be ongoing transfer tax rer~ezzzre when units are sold. • ', • T13e restaurant and bar;`ni~~ht clubs in crossroads m~rke trp 12,49 sq. ft. in the present development and generate ~=#(~,OUO in Sales tax. There are 1 b~ seats in the t~~~o crossroads restaurants. °1"lrc nc~v clevelopn~~nt would include 3 restaurants ~~~itl~ a total of SOU seats, a bar and restaurant associated with the arcade ~<<~ith ] 3~ s~:ats land tz bar serving tl~e nib>htclub and bowling alley ~~•ith 11 U seats. The estimated antnral sales tax revenue from restaurants anti bars irr the new clc;~ clopment is estimated to be bc:tGVCen 5223,~UU - 529~.4{lU or 53UU - .`"h4UU per seat'. Tl~e ~30U - S40U per seat in sales tax revenue is bascci upon tt survey of4vh~ft similar restaurants ttnd bars ~vitlr a liclttor license are currently generating its Vail ~'illtrge. The 22 condominiums that exist today are oGVned individually. if a condo o~~~ner in the past rented out their unit it vas not part of a formal on-site. rental program. The cn~~ners o#'the propos4d ~=1 condoorinitmts sti~ill have an opportut~it;• tc~ rent ottt their units ot1 a short-term basis. A fi-orrt desk will Lie pt-ovided to accommodate this function. Therefore, eve estimate tlt<rt there ~~~ill Lac sales tax g(:neratecl fi~tr the 'Town from the rental of the c.(rndomirriur~rs. Tl7c assun~rptions used to estimate sales tax generated has been adapted crvcr time fr(rtt7 the: Lionshe;aci l~cdcvcEapment l'latr done in ZC)00. "I'he assutxrptiorls are as follows: average daily rental rate o#~SRUU, occupancy rate ofbch~~cen 15'r;~ and 25'?ru (generates bet~.vccn 4;3~U ~tnd 7,3UU room nightsj, and a 7.4°4, sales tax on lod~irtg revenue:. l3asecl on these asstua~ptions this generates sales tax fi-otn lodging rar-tging fr(?m 5272, 4U[) - 4j,ti[jU. The guests staying in the 54 corrcios will generate sales t;tx frorr~ retail purchases gild restaurant acrd bar use. The assumptions used to estimate the arnout~t of sales tax s~encrated from. the condos inclttcle: trveragc spending pear person a clay, 51U{) -S1~-U (excluding lexlgirrg), ~# people per room at a 30% occupant}' (generates 35,U4U visitt~r nrLhts), a 4.7°~o sales tax rate, 2U"i~ of rrcm-lir(igrn<.~ expenses are spent out o#-tlre Ta~~•n of Vail. Rased upon the above assumptions annual sales tax s~cncratccl Ii-(rm guests in the condos generates between ~ 132,~Q0 ruticl 1 i;~,40U using ~ l OU and ~ 1=1U per day spending, respectively. Tc} account for possible duplication in our estimates this ntunbe:r has been cut in half since these revenues may be c:trunted twice, in the estimate of what specific retail and restaurants may generate arrd in ~~~lrat the guests staying in the condos may f~cne:ratc. fi-otn retail and restaurant spending. Thi, guest-spending rate of $ l OU a day on all but lodging is made up of ~ ] 25 in winter and 574 in summer. Approximately, 7U`%n ofthc Ta4~~ns sales tax is generated in the winter, n~anths of Noven~bi,r througlr April. The ~i~inter rate includes the value (}f a ]i#t ticket, t~=hich the Town gets 4'?/° on all sales of lift tickets used on Vail mowitain. The Vail Valley Touris-n and convention bureau estin}ates that the average guest spends 5171 in winter and 5~2 in summer per day on non-lodging expe:nscs, this averages out to be 5147 per day. RRC .4s::ociates estimates that ~ 127 in winter anei 5~C6 in sun~tmer is spent per day, per person, averagin`= 5 l UO a day. RRC:'s winter e:;titnate is made ttp of 541 spent on retail, 526 on food ~~. bevcra~~c, and SGCI for a lift ticl.et. The 7'c~w~t uf'v'ail Sales taY clepurtn~ent cateeilafcs ~vltat restaeirants a~ui bars yield i~t sales fax pct` 4cal. 1'roper>ry° T~}x I~evt~nue #~rc~n~ Resicl~nti~! anti. C:~rnmerci~il Il~evt?l~~rnent Tl~e current develapnaent is tnatle tap of 22 individually u~~~ned candorniniums ~vitla a tutu] square footage oi'approxitaaatcly 27,071 and assessed value of 71 ~,?40. Property tax revenue currently paid to the Ta~vn of wail, rasing the base assessment rate of 4.fi7 mills is $4,283. The assessment rate used for residential property is 7.67"io of actual valttc. The proposed development will bz made up of ~~ condominiums with a total square footage of235,SU0. Using an average sales price of $7G7 - $1,OfJU a square foot the proposed condos tivauld generate ita the range of SG5,300 - $85;000 in To1vt~ oftiail property tax revenue. `1'he commercial portion of crossroads is currently 65,[172 square feet and generates $24,()8. in property tax far Vail. Comt~aercal space is assessed by Eagle County based upon the value ol` the ]ivase with the tenant. The ne~v dc~~elaptnent will include 123,625 square feet of cnma7aercial space. The estimated property tax revenue for Vail fiom this space is estimated to be bcriveen $35,000 and $G5,000, which is based upon. a n-aixec~ use ]tray rate of $10 per sq_ ft. for underground space atad bet~.veen $30 and $GO per sq. 1~`t. for above ground space. The a~-eraQe rate per square foot assessed by Eagle County in 2004 far al] Crossroads properties ~d~a-ti $27 per square foot. Sales Tax )[revenue [ram Rctai~, Food and Be~~erage, anti $.ocliin Tl~f, cw`rent retail cstrtblislazraents in crossroads generate approximately $111,.000 in sales tax revenue f'c~,r the Totivn of'v`ail. Total existing retail square footage is approxirnatcly 2_S,~i 1~ square feet including 6,240 for the market. The balance of tlae retail square tentage is trade up of 3,712 vacutit space, 11,7[12 is leased to galleries and the balance, 4,160 to other ~typcs of sl3ops. T11e press-nt retail establishments in crossroads is generating an average $4.14 per square fi7ot in sales tax for the Ta~vn. CJallcries of the type ul crossroads generally du not generate ranch sales tax far the Town of Vail since most of the art sold is shipped out of 1'o~~~n, thus ati~oiding application of the local sales tax. Tltc proposed development ~vauld include appraxirnately 2 [ retail stores totaling 55,647 square feet and a 3,275 square foot convenience grocery market. Based upon to survey (using sales tax data tram the To~~•n of 4'ail) of «•hat 1%'ail ti'illage retail stores currently generate in solos tax per sq. ft., ~•e estimated that stores in the ne~v development could generate 'between $13 ~ and $20 in sales tax per scl. f't. There must be a good n~tix of retail stores to gcnerttte the estimated sales tax. The estitzzated sales tax from the 21 retail stares, the market and conces5ian sales at the theaters are between $?70,000 sand $1,182,000. I C:rossruacis is cun-e~7tfy generating ~ l3 goer 4c1. t1. in Sales tax rro1~Z retail stores excluclin~ the present enlieries. Iru~ovative Fit}ancial Strategies 34~ 15 Highway 6, Suite 205 Ld~vards, Colorado ~ 1631 fl4ailing Address: I'ti Bnx G3U (Jetober 19, 200 il~laurielln 1'lannira~ Group, LLC fC Bnx 1127 ~~~c~ra. Cog 1 t'a20 Dear: L~oiaainic 1 h~t4•e estimated the an~nunt of sales tax, property tax and other revemtcs that naay be gcrterE~ted frown redev~elopin~ Crossrctacis. .[ have used inforrnatinn frnrn tltc Tow7t nf' Vail s.iles tFtx c1e:p~Grtrraent, Lagle Ce?ulxty p.rnpcrty tax records and other Studies that have been done. Iti'[y projectinr~s assume filll occup~~tncy ttnci cornpletinn of prciject unless.. stetted tather-~~~ise in the asstullptinns. The pt.u-ptase of these prnjectinris is to ~iti-e wit estimate of ~vlaat the financial opportunities are. for the. Tot~~n nF Vail alter redevelnpn~ent. Sineerc;ly Steve Thnmpsoaa CPA CFP C] A.ppen~iix: Revenue Analysis • ............. . Crossroads Re'cievclopment ~Z l•lauri4l19 Planning Gmu~, LLC _ ~ ~~ ~. s -~ K 1 ~j 1 ~j,t , ~;. . __, ,. ,. ~ . r.: ~, V" zy ~' !; r r, .r ~.t. r~*. ~'.' 7 ~~ F, .~ 3 ..r ~ "' ,~ ,~" ~' r ~ - ~~ ~, "w . .... •. .. 1~ _ ,-. 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Q' ~' r ~,n _°-- kJ tY_ c+ D [„~ } ~~~ i ~t '~y:~x r~ o~ ~ U ~ LFZ ~ LJ..I ~ F 4 ~ m Q O ~, a a~ u z ~~ d ?^ ~~ w O 4 Q ~z 4J :n Q '" S- Z Q u ~ 3 ~~ V7 Q l!1 ~ -~ ~:: V> ~I _~ ~~, ~. r~ ~ ~' ~ ~~ z= rt U d fY C? 4 O: v~• K ~` b U [J ~ ~~ a' ~~ s J: ~ J W b ~r k _ ~' G .,. i dL .n ~ ]f Q u ~f^ IL ~n i d © n (f~ s (f} = o~ U y {~~, ~ I i 1 ~. 2 N U _~_ - - `7 w z~ I~ ~~ j~ °z ~i I 111; r1o ~r`r! ~~ ,~ ~~ ,.~.-~_ i ` "~t6~ ~,~ -; I~ ~~ 'I ~ ~ ~ r cn II ~ ~~ z ~~ a~` ¢ ~ _ ~ `~ m a ,~ ~I I ~, _ Q /~ 4~ ~ -:r ~~~~ z ~M1 ~_~= t.. ,, dL 7~ 1 ~ \{ ~~ ---`~` ,.I } ~~,y,. ,.~ ~,.. t ©.~ ~ :~ u~ o fl~ ~` • • PLANNING AND ENVIRONMENTAL COMMISSfON `. PUBLIC MEETING T~i~'Dr ~'~~' Manday, September 13, 2004 PROJECT ORIENTATION - Comrnunity Development Dept. PUBLIC WELCOME 12:U0 pm MEMBERS PRESENT Chas Bernhardt Daug GallZill Anne Gunion Bil! Jewitt Railie Kjesbo George Lamb David Vieie MEMBERS ABSENT Site Visits 1. Vista Bahn Building - 333 Hanson Ranch Road 2. Sitzmark Building - 183 Core Creek Drive 3. Sonnenalp Resort of Vail - 20 Vail Road 4. Cascade Village - 1325 Westhaven Drive 5. Crossroads East - 141 and 143 Meadow Drive 6. Forstl Residence - 2714 Larkspur Lane 7. Manor Vail Ladge - 595 Vail Valley Drive 8. Briar Patch - 1390 Buffehr Greek Road Driver: George NOTE:: If the PEC hearing extends until 6.00 p.m., the Commission may break for dinner from 6.00 - 6;30 p.m. Public Hearing -Town Council Chambers 2:00 pm 5. A request for a recommendation to the Vail Tawn Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9(A), Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bawling alley, a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Gode, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice skating rink); a major arcade to include indoor entertainment: a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLG, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Tabled to October 11, 2004 MOTION: Viele SECOND: Kjesbo VOTE: 7-0 Staff gave a presentation per the memorandum. Peter linabel, the owner and applicant stated he was excited to get the process started and that he looks forward to going through the process. Dominic Mauriello, representing the applicant, gave a presentation providing an Attachment: D I overview of the project. Chris Coy, the architect, gave a presentation on the architecture. I Ann Bishop, representing bean Hai! from Vail Village Inn Phase III, voiced concerns about several of the uses, such as barslnightclubs and bowling alleys that would affect the neighborhood, which would eventually have to be addressed. Gwen Scalpello, a resident of Vail, mentioned the problems related to approving developments which encroach into setbacks I and Town awned right-of-way. She continued that once approved they would become permanent. E Waidir I'rado expressed his strong support of the project, commen#ing that the proposal would help contribute to "the new Vail". Luc Meyer, a Vail resident, expressed support for the project, saying that the proposed uses would help to draw and keep the younger generation in Vail. Kevin Engstrom, a resident of Vail, overwhelmingly agreed with the proposal. Johannes Faeslier, owner of the Sannenalp, offered unqualified support of the project and expressed the hope that the PEC could evaluate the project based upon its future contribution to the Town of Vail. Rick Almous, owner of Haagen-Dazs ice cream shop, stated concern over the recent drop in tourism and hoped that a project like the one proposed would bring much-needed visitors back to the Village. Flick Scalpello, a resident of Vail, communicated vast support from the business owners on Meadow Qrive. He expressed particular excitement in the inviting fapade of the proposal, as compared to the parking lot that currently exists in the center of Crossroads, and the increases in sales tax revenue for the Tawn of Vail which would come with redevelopment. Kaye Ferry, resident of Vail, communicated strong support of the proposal, stating that this project would be the one to bring the excitement back to the Village. Jim Lamont, representing the Vail Village Homeowner's Association, equated this project's beneft to the Village as the Core Site's benefit to Lionshead. Paul Ferzacca, from La Tour. stated that the level of quality, security, and fun, could be the highest of any ski industry in the world, and encouraged the PEC to aid in its expedition. Steve Lindsrom, movie theater owner, mentioned that this was nonce-in-a-lifetime opportunity to develop some ailing parts of the Tawn. The Commission was generally very favorable towards the project. Severn[ of the Commissioners expressed that there were some issues to work through. PLANNING AND ENVIRONMENTAL COMMISSION i `. PUBLIC MEETING _ . ,~ Monday, October 25, 2044 ~~ i4'~ OF 1'~, ' PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME MEMBERS PRESENT Bill Dewitt David Viele Chas 13emhardt Rollie Kjesba George Lamb Doug Cahill MEMBERS ABSENT Ann Gunion Site Visits: 1. Crossroads East One, LLC - 141 and 143 Meadow Drive 2. Vail Parking, LLC - 1440 South l=rontage Road, #3 Driver: George ~RAF~ 12:00 prrti NOTE: If the PEC hearing extends until 4:40p.m., the Commission may break for dinner from 6;00- 6:34p.m. Public Hearing -Town Council Chambers 2:00 pm 2. A request far a recommendation to the Vail Town Council an a proposal to establish Special Development District No. 39, pursuant to Article 12-9{A}, Special Development District, Vail Town Code, to allow far the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bowling alley; a request far a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests far conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-~ (ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow DrivelLot P, Block ~D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLC., represented by Mauriello Planning Group Planner; Warren Campbell ACTION: Tabled to November 8, 2004 MOTION: Dewitt SECOND: Kjesbo VOTE: 6-0-0 Staff gave a presentation per the memorandum and reviewed the primary staff concerns. Dominic Mauriello, representing the applicant, reviewed changes made since the last meeting„ proposed deviations, and responded to staff concerns. Chris Coy, the applicant's architect, then reviewed the elevations and architecture for the project. Jeff Winston, staff's consultant on the project, reviewed his comrnen#s and powerpoint presentation with the PEC. Kaye Ferry; resident and former business owner, stated that the retail design is exactly what is needed and the Town should nat require the retail area to be broken up into nooks and crannies. ~~ Attachment: E s .,,~ ~~~eT Qi2AFT She believes the height is fine as it will act as a noise barrier. She continued by referencing the Town of Aspen retail reporE and thought this retail design would be successful. She concluded that the amenities of the proposal would be very beneficial. Johannes Faessler, owner of the Sonnenalp Hotel, believes that this project is a bold statement and a large building, but that is appropriate for the site. He asked the Town and the Planning and Environmental Commission to have the "guts" to approve the building. Dan Lever, Lourdes Verzacca, and John Rymers, residents of Vail, spoke in favor of the project in regards to having activities in Town t© which they could take their families. Dean Hall, President of the Vail Vi6lage Phase III homeowners association, stated that Peter Knobel has worked constructively with the homeowners. Mr. Hall stated that Jeff Winston made some pertinent points regarding the bulk and mass on the west side of the building. He was also concerned about the exhaust system of the building for the garage and its proximity to the residential units in Phase III. He was concerned about the noise of the exhaust system at night. He was also concerned about the loading and delivery system of the building and its proximity to their building and the noise generated by loading and delivery. He also asked about where trucks would wait to load. He was also concerned about views being impacted. He wondered whether this building looked too much like Manhattan. He clearly supports many aspects of the project and believes the property needs to be redeveloped, Linn Schor, Eagle River Water and Sanitation District, thanked the developer for coming to the district early in the process. She was concerned about encroachments in the public right-of-way and the impacts those encroachments have on future repair and replacement of utilities, The result of encroachments in the right-of-way increases costs of utility projects and extends the time of utility projects, Linn believed we may be able to mitigate the impacts with this project but she is concerned about building into the right-of-way in general. Gwen Scapello, resident of Vail, believes the amenities are needed in the Town and it is an exciting project. It's a project that will be very comfortable with our guests from urban areas. She then reviewed the deviations the applicant was requesting. She believes that we are creating Manhattan in Vail Village. She went on to say that we should throw out zoning if we approve of this. The size is too big for the site. Jim Lamont asked that the project be shown in context with other projects around the site. He wondered if a Grand Plaza could be appropriate for the site. He stated that the Town desperately needs a place for big events. He expressed generally his concerns regarding guaranteeing the plaza could function as a public venue location. Expressed support far the loading and delivery facility and noted that it is important to further explore how these loading and delivery facilities interrelate to each other and operate with each other. Mr. Lamont made the point that developers and the Town should work on the Frontage Road and the creation of a grand entry. Mr. Lamont believes we are turning into the city and as a city needs a grand boulevard, i,e. the Frontage Raad. Rick Scalpello, representing the merchants on. Meadow Drive, believes that this project will be extremely positive and the uses proposed by the applicant are critical. He continued that the architecture is well done and this project will become an icon. He believes the deviations are appropriate and that the similarity of the retail spaces is positive based an his experience working with the Farmers Market. Chad Taylor of the Vail Mountain Lodge believes that this is a very positive project and agreed with all the positive comments made previously. He concluded that the Town needs to mbve forward with the times and approve this project. gill Jewitt hoped that the applicant could do something with a vault and make the utilities work within the right-of-way. Mr. Jewitt liked the way the applicant had addressed the height of the building in the southwest corner and was fine with the height on Meadow Drive. He sees a ~~~~T ~; benefit to the parking club and likes the retail design. Mr. Jewitt stated that this is a big building. However, the benefit of the project and its unique uses make this project worth the deviations. He agreed with Jim Lamont that this building works with the other approved buildings on the Frontage Road, Mr. Jewitt concluded by stating that he believes that the architecture of the proposed building works in that this is not Bridge Street. Rollie Kjesbo agrees with the concerns expressed by the Vail Village Inn Phase III residents. He felt additional stepping back of the building along the west property fine is important and requested to see the scale of the proposed Crossroads compared to the approved projects along the Frontage Road, Mr. Kjesbo expressed the importance of establishing an agreement on the plaza and its use for public events as was created for the Front Door project. He continued by stating that the proposed streetscape design looks great. Mr. Kjesbo concluded that an agreement with the utility companies is important. George Lamb mirrors comments made by Bill Jewitt and Rollie Kjesbo. He believes the proposal will add vitality for the area, He continued, that the design of the commercial area has been created by commercial experts. Wowever, he was concerned about the symmetry of each storefront and some additional variation is needed. He agreed that the building along the west property line should step dawn to better relate to the neighboring property. Mr. Lamb concluded that the project is very much needed and believes the benefits outweigh the deviations- David Viele stated that there is a precedent set with other projects such as the Core Site and the Four Seasons and that this is by far the best design he has seen. He believes the bulk and mass is appropriate given what has been approved. Mr. Vie[e concluded that tha bulk and mass is big and he encouraged the applicant to continue to work with the Vail Village Inn Phase 111 owners. Ghas Bernhardt stated that the applicant"s visioning team has done a very good job. Jeff Winston had some very good. comments. This is a 'big building, not a cute and tacky project.. He continued by mentioning that the Sonnenalp is also a modern building and this project will work well with that project, Mr. Bernhardt stated that he does not believe the sun-shade analysis wil[ change significantly unless bulk and mass was locafed on the eastern side of the property. Mr. Bernhardt concluded that benefits of the overall project out weigh the deviations and he encouraged the applicant to work with the utility companies. DougCahill believes that the applicant needs to work on the scale of the building along the western property line. He continued by stating that this is a huge building. From the peak of the ridge over the entry it is 126 feet tall from the elevation of the ice rink. He liked the way the applicant separated the building's mass with ma#erials and building shape. He believes the size is appropriate for the site and we need to look at bulk and mass of other projects. Mr. Cahill stated he would like to see mare landscaping on the site and asked haw the applicant could make the first floor of the retail "warmer". Mr, Cahill agrees that the retail should not be nooks and crannies and believes the proposed retail will be an amenity of the project. Mr. Cahill concluded that the public plaza was a large benefit and Jim Lamont had some good comments on the need for the Frontage Road to become a grand boulevard. ~~ r REPQRT ' NC~I~E AND AIR QUALITY` III~IPACT ASSESSI'~Et~T CAF ~R~SSR+C~-ADS GARAGE VEI~TILATIQ~I ~YSTEI~I Addendum to the Air, Noise, and Qd+~r Impact Assessment Vaii Crossroads Redevelopment Project Vail, Colorado ~nvirvnmental Impact Report • Pr~~~~r~°ecl j~rr-: 4lauriello 1'lannng Group., LLC Pty Box 1127 ~~~on, Cc~Iorado 31G2~ I'f-~-pcrrecl b~~: C1r~;ystc~ne Ln~rironinental C«nsultanls 5231 South ()uG'oec St-e~t Grecz~~voad V'it4a~e, C:'olorad0 8~3 l 1 ~~ ~~rnb~~~ ZUU-~ • Attachment: F \ois~~ ar:ci :fir (~uatil}• ln~pacl r~sse55nl~stl cx{'Crossroaas Ga~a~e; Venlilalic~n Systzsn Introduction This report is an addendum to the :4ir, \oise, anc~ Cedar Irrt act,~ssessmcnt `n'ail .r~ p C c ssroads l~cdc;vclopm~.~nt Prajlct, Fail, Colorado far tt~e Environn~i;ntal ln~pact Report submitted by C;r~vstane F~nvit~onmr:tatal C'c~nsltltants, Ine. (Clreystotte) to 1l-la€trie[lo I'lannin~ CJrou}~, L~,C. in May ? tJi~~. Thu focus of this report is to addra~ss noise and air duality impacts rotated to the ;ara~e r~cntilcttiolt system for Veil Crossroads sEtoppin~ center rl:derrelaprnent project. 4 The C'rcyssroacis ~arat~e ventilation svsicnt rr ill be designed to reduce noise arui r4~ill use ntiti~ation n~easures to minimize noise intljacts. "[~he clesianed vcntil~ition noise should be within the limits set b~f flit l'arr~n oi~~i~:il, Ir~xpacts to air quality fi-orrr thL operation please oCair intake and exhaust equipment are c,xpl:ctc;d to be ittsi~rtifrcan; relative to air }}ollutant coninbulions from nearby sources that include Interstate 70 (1-U) and the Frc~nt;i~e Road, ra coolitlg tower roil] vent at t11e rr°c.st side of flee buildirr~, but the only air en~issi~n front t}tis vent u'olild he steam with a small arrtc~urrt o['dissolr•~d materials, Ventilation DeSl+grl Tl,c 't'ail Crossroads reclcvelnpn-rer~t project involves the installt3tion of ventilation cxltaust vents on ti7e nar:hwe5t :end northeast comers of the stntctw•e. The fans for the ventilation system are located heIorr= ~radc and }soused in t}te structure. The: garage r~~rttilation system f'or thy: C'rossrl~,ads praject is still in the design phase. CurYent cicsipl consid::rations include. • Titl< ~~ara;~e ventilation systl;t7~ to use the garage entry point for cars as t'.~1~, air intake, and this should venerate r.e~ili<~ib1~ noise • "fhc exhaust from this system r~-i11 be vent~ci on the northwest l~rtd northeast sides of the building, moving as much air as passible attt of the structure towards itle Frontage E~oali side. of the building. • The fans rr-oulci be ~tctiv~tted ley carbon dioxide (C:C7r) detectors, therefore the garage exhaust ~vot~Id be tiirccil~~ r~:iated to the level of car traffic ant[ exhaust. The fans would not rl1r: tf7ni1r1UOtlSiv. + C~et~triftrgal fans rvi11 l}~ used. rattier than prop tans because these arc Iess distltrbing and loss audible. • To ftrrthe~~ corrtro[ the sound, the fans rvottld be Iota ted a ter e1 below and array frol~l the area oCllischarge. • Tbe: ll~uvers at Ilt~ area c~l'clischarge rr~oulci be acoustical lauve;rs to also minin7ire rtoise and It tr_m. Assessment of Eloise impact PaE;r l =c~ise a~1d .Air Qria;;ty Irnpacr Assessment nt' Crvssac~ads Garage Veaatiiation System lsisting lti`oise Bxckgrou~td Scotian ~ of the .Air, wise, and odor hnptrct Assessment, Vail Crossroads Reder~clapn~ent Prajoct, ~"iscuss2s existing back=ground naise for° the project area, regulations control of Boise, and Izatc~ntial noisy: impacts from the construction and operation of the project, T`hc groject evil] b~ lcacated apl7ro:~imately 2C1~ fLet south of I-7[~. An analysis of noise in the Vai] area {Washington ?OOI} ~:stimated existing ~znd (inure noise levels thrutr~haut tlrc Vail Valley. Assurlting that the prin~ard~~ sovrrce of noise in this ir-ea is I-7th., tLis any;4~sis4cstin~ated that the tnixin~ur~~ 1-hour av~ra4e rruis~ le~~cl near tyre proposed lo~:ation is curt-cntly (,l ,} dBA ar7d is exgected to increase to 6?.'.) di3A b}° tl~c y~~~r ?,s?~i. \c>i:se Regulations Title ~, Public. Health and Safety, Chapfcr 1 (5-I-7, \roise i"'ra}ribittd} of the Vail `l~o4vn Code (Vail ?[}E~~) rc:~ulatas sources of naise. "I~he Crossroads Redavelopnrent grojact is paned as C;urnn~crcial Serti°ice Ctntcr. The regulated noisy level far sources located on private propetrty is cstablishLd at tl~e Irormdary c~,f tl~t property. Sourc~.s in cun~nrcrcial and high density tnuitiplt-f;~r7~ily (}r~DvIF} zoiics are limited to a maxirz3um of-C~> decibels frarn 7;(~() a.r~~. to 1 ] ;G~ p.n~. and ~f) decibels from I 1 ~l.lU g.r~i. to 7~()[~ a.m. 5~~stcrrt ]]esigtt Rervnunendations .\oise ~=crtc:ration within an air distribution svstam is caused ley aerodynamic turbtalcnec generated by fans, airflat~• within ducts, and inlet ar~d outlet structures. To improve aerodynamic and acoustic cfficierlcii.s; enginoering desi~~n focuses un those areas where turbulence is like]}~. lt7 <uanertrl, ventilation noise 4vi11 depend an the overall design of tllc systet7~. The naise energy' `~enc.ratecl by a fan will be propagated into the duct systcrn, fiarced to pass along ifs length, and a proportion evil; enter the, ar~rya being= screed by the systc;rn, Tl7e balance of original noise energy nut reirching the ventilated :area will be absorbed by the. syst~tn, If the sourul po'•~~er of a fan is too large:, and na other selection is possible, attenuation. tnust foe itroduced in~meditttely after the fan to prevent unaccGptab[e. noise passing along the system. Attenuation can be pro~-idcd by lining the ducts with ahscrrptivc material or byrnsertivc proprietary attenuator units. Duct li~~in;, cst.~ccially at bonds, is cxtrrrmely satisfactory providing sufficient lengtl; ofduct is available and thicl~ enuu~=h lining is used., naise will also be generated by the airt~orv as it is ol3strtrcted and turned in its passage along the dt:ct system. Sound energy will be introduced into the system at bonds, expansions, and dampers, ]n addition, naise will be produced as the airflow passes through the termini! devices themselves. 41'he.r thL airf7o~,~-generated naise is hi~~h, engineers should a]«~ays first attempt to reduce the air velocities. Ir, practice, airllu~~r gcnerat~:ci naise car? lye ignored when valaciti~s era bala~v 7.~ meters per second (no`s} ir; the rl~ain duct and 3 refs ir1 branch ducts. If this is trot possibly then sucancary a:tenuatUrs, ir3ser-tcd as near to t}~e outlet ~as possibly, can be used to absorb the unaccelat:able noise, • l~ ice. ~Ttr i '4oi~c and ,fir Quvist}' ttzz~acr Asscssm~rtt of'C'ro5sr~5ads Garage Vecttatatior~ System enc:r~~-. I~issipati~~e silencers can Uc applied to t}le fan intakes and outlets, and vibration isolators and flexible duct connectors can reduce motor vibration and provides©und insulation. Recotzznzended e~;haust ~-elocities at tcrnzinal devices should no[ be exceeded because even small excesses aver the rcconnnenilecl 1LVels can cause appre:eialile increases in noisy, The selection of the c~zt~ect outlwa itself can avoid ncaise generation at a point where it cannot be subsequently Cl~l"~.7i11c1t4Ct, Ass~ssrner>~t of Air ~rnp~ct ln;pacts to air quality from the operation phase of tlz~ r~aragc ventilation exhaust are expected to be ins~4~~•~ificant. `l'Ize exhaust wi[1 be vented at both thv northwest corner and northeast corner ofthe buildinb, tivith the €€~ajoritz, of these emissions being. vented towards the l~ronta~~ Road. vehicle traffic. tivithin the garage is expeclt.d to be insignificant relative to trafftc on sua'roundirzg struts aazd 1-7C1, thus the air qu;llity impacts frotzz the 7ara~e vGt:tilatiorz system arc expected to be insignitiGant relative tc~ existing :lrz~bient air quality in ilze vicinity of the development. The cooling towers will ht ve enzssions of steam that r>-tay include an itlsigniflcant atrtount of parti;,u~:ato rzzatt~r for~zzed from dissolved solids within the cooling tower vz~~ater. CC}C1C~uS~c~n The garage v`lztilation s}stem can kze c9esigned to limit noise impacts.. Lzlet noise wilt bE mitigated using the gara~~e entrance as the inlet, Tlzc ventilation .xhaust ~~'ild bL file prinzztry noise emission point that tivould impact ambient tzoise outsid4 the_de'.°eloplneait. i\TOise impact front exhaust vents ca:7 be succe.ssfttly nzitigatcd. Severn[ measures irl the: existing design will reduce noise impacts to receptors on the west side of the building, including tz~oving as much air as possible out of the str~rctttre to the tsontage road side on the north side of the: buildtng near the loading dock area. The fans avt~trld not nrn continuously. i`~oist; generation ~~~ould be proportional to garage. traffic. C'entritu~tial fans tivould b~; used rat}ter than prczp fans because thr.y are less disturUing and less attdiblc atzd tlzc fans ~~~ould h~ locatocl a lcv~:l below and av~ay froth the area ofdischarge, The lczu~-ers at tkze area caf disch~trgc ~~~csuld he acoustical ]outi~•ers to nzinitltire noise. At ni~~ht the air intake and exhaust equipment ~voul~{ only operate `v}zen carbon clic7xide levels drop below ~tcccpiabe lc~ els, Iirzzitirzg the noise. l~:vels t:t ni~~•ht, [t is ~tnticip~ttcd that the system desigiz, 3IlG1LldIri~.', nziti~~ation measures will effcs:ti~=e.ly limit noise €o meet ttze Town of ~'ai1 noise criteria. It is Iikel}~ that this noise will not be noticeable Above thy. existing t€oise generated from 1.7t} and sur`rauntiinb streets, The Crossroads develnpmer:t itsclfr~vill auras a sound bal~-ier 1'or noise oeneratecl from l-7Cl and the ti•ontage road iraflic. , Pa~c; 3 i~;oise end rlir Quali[y 1[ripact rtsscssme[.t of Crossroads Gara~c Vei~tilatinn Sysaetl~ Garage e~hausa ctT~isSior~s ~~°i}1 be tiiftusec} by ex}uaustin~~ the etaaissions l~rotn t~rultiple locations. Tlie majority of these et~~issions ~;'il] be ~=entec} tots°at't}s t}}e 1~ronta~e Road. I[~ addition, h~,cause of ttie limited <ttnount o#-traffic within t}~e ~ara~?ir, these enrissiot~s should be insi~nifii:an[ relatiue to existing v~:}~ii;le traffic errri5sions orr I-74 and surrottndirt~ streets. Refer~n~es Vail 'To~z~n Code Nail). ?~?~)~. Title 5, Public 1~~lealtPr and Safety. Chapter l (5-I-7, ;'tiroisc Pro}aibiteCf}, 'fl'ail Colorado. [~~'eb paae~. l..oeated at: ttttpJfti6.113.19.~.Z3~1CC71Vai1linc3cx.Yrzrn. !~(;C<;SSed: ~1arC~7 ZE), ?(?~4, i~rashi~z~ton infrastructatre (~1'asl~in~tonj. 2C~Ol. 2~(}1 ~'oise Scarily. Prepared. for the Town of Vail. ~e~ort P"re~paratian This ropor; re~as pre~arecl 1~}~: „- ,~- , - - ~ - Gordir.7 ~risl~ie'~Setaic~r~taff, Greystone ~ ~ .~'~/~ Date ~! Ya:;e ~ DirS{GN REVIEW M>=MORANQUIV! _r;;~ d lii~`.~ i;,2{f i~~.ii ~~ To: George Ruttier Date: October 6, 2004 ;`;l ti_r.• From: ]cff Winston :•; y..;'1' Re: Proposed Crossroads Redevelopment `•= ;s ~ ~::~t{~;,a~rt •~ 'i~.; Pursuant to our brief work session with you and Warren, the following are my preliminary thoughts about the proposed design for Crossroads: The program for the building is extraordinary and will bring an exceptional range of activities to the; core area of the Village. All in all a quantum jump in the type and size afactivities that wil€ add to the life of the Village. _ in general form and mass. the building tends to follow many of the recommendations in the Vail Village Master Plan (taller element near the frontage road, steppin~t down toward the south, etc.). The architectural design is quite accamp€€shed---it has elegant forms, a rich palate of materials and a striking appearance. Having said all that, the building does not appear to comply with, or even acknowledge, the architectural character, and urban design directions ofthe Vail Village Design Guidelines. I understand that the property is actually zoned Commercial Service Center and is technically not subject to the CC1 guidelines, except for-the portion s~the:properry that fz•ozats on East Meadow l7rrve (per the diagram in VV Master Plan). Is it important that the building have a `Vail' character? I feel it is. Let me explain. In 1982, the Town was experiencing one of its first growth pressures and faced a crossroads (no pun intended) _whether to try to freeze development as it was then (create aquasi-historic district), to allow change, if it avas going to allow change, how much? Should it allow modern vernacular architectural styles in the fledging Bavarian. style of the Village? After extensive deliberation the Tawn the Town reached several important conclusions: a} the whole was greater than the sum of its parts. There really wasn't a single piece of `great' architecture, but. sameho4v the Town as a 4+°hale had a unique character that vas memorable and distinct in the world of North American mountain resorts. b) that the individual buildings should be allowed to grow and upgrade, but in a way that still preserved the essentia€ character of the Village. Out of this came tJze Vail Village Design Guidelines. Today, even with virtually every building in Town having been redeveloped, the whole is still greater than the sum of its pans, There are no architectural monuments-every building has subordinated itself to the overall fabric of the community. Attachment: G • Vail Village's unique character, which consists of both the architectural style and the cumulative urban design frametivork, continues to be unique, is part of its appeal and identity, and is at least part of what has helped make Vait the ~l ski resort in North America fur many years. The proposed Crossroads design breaks from this pattern and tradition, and in my opinion, sets a precedent that will have far reaching effects on the future character of the Village, One could argue that one departure isn't the end of the world. This would be true, if it were relatively small. This is not a small project. it will be a dominant project, visible From many areas ofthe Village as well as front the l~rontage Road. In addition to the general character of the building, there are a number of other concerns. 'tTVltile I appreciate the dramatic sweep of the conunercia] levels, the store fronts knave a repetitive, ma]]-like quality. Because they face intr'ard to the curve, the}' knave relatively snrail facade exposure relative to the volume of interior space. In my observation, the Vail Village con~nercial experience is about discovery, about landing unexpected shops around the earner, down an alley. The Crossroads commercial is all visible from afar, with relatively little discovery or intrigue to draw one into it, especially on tits second level. True, the overlook from the walk'•~,=ay dory°n onto the pond will be dramatic, but the stairs appear to be a barrier. I don't claim to be a marketing expert, but the Crossroads commercial design seems to be contrary to the what we've heard over the years from many that are experts. Ft might be interesting to get second and third opinions on this aspect of the design. The 3`d level, (first residential level) strikes me as having a number of characteristics that would maEce it appropriate for a commercial level-the higher ceiling heights, the irregular footprint that provides _ extensive facade exposure, the litrtle courtyards for discovery and variety, the transparency. Ifthe third. level were brought down to, and combined with, the broad. corvine walkway of the second level it would he an extraordinary commercial area that would be very much in keeping with the Village Lrban Design Guidelines ("irre~*ular street edge", etc.. As mentioned above, the stairs to the second level strike rate as a barrier to easy access. If some, more gradual transition could be found, similar to the gradual climb at the VVI, it might be mare inviting. The VVI does not appear in die elevations, only in the small sunshade diagrams. However, Y suspect that the west wing of the proposed Crossroads will be higher than the existing, and has the potential to overpower the scale of adjacent VVI near East h4eadow Drive. In surn, the program and ,~enej•al form. of the building strike the as being appropriate, with soma i exceptions here and there as mentioned above. The space created at ground level, the pool, tl>e i activities below ground-all portend to make a valuable contribution to the Village. As much as the: I proposed design is of hitih quality, it is really not Vail, as Cm sure the architects would acres. But jusC because its possible to import materials and styles from anytivlrere, is not a reason to do it the heart of Vail Village. 1 suggest that there is an overriding consideration ofthe content that is important, to preserve the character and setting that have made this an attractive, valuable property to develop. I think the character of the building could be made consistent with the Vrtlage Guidelines and much would be gamed, and little lost. -.t' -~x ~ .." ., 'W.~~v ~ ~ IIllc ~~ r1. i` _ _ ~'`o 4^ 5 u ~~ 9~ aw ~i i~ p~ ~W P - SOS c~ g~ E~ cn~< a= ~q co= T1ae Related Companies, L..P. 625 Madison Avenue I h'ew Yark, New York 1(k?22-1f3D1 212~t21-5333 Fax 212-593-5734 October 18, Z~J04 1'v1r. V~rarren Campbell, AICP Senior Planner Town of Vail 75 South Frontaue Road West Vail, Colorado S I G57 1lartin S. Burger Executive Vice President Re: Retail Analysis for Crossroads Shappi~~g and Entertain$nent, Vail, CaloradU Dear Mr. Campbell: I have been asked by Peter Knobel to prepare this repo~~t on the viability of the proposed retail and restaurant uses and spaces being proposed on the plans for the Crossroads Redevelopment. We have been consulting with Iv2r. Knobel an the Crossroads project over the last year and are very familiar with tl~e proposed project and its context in Vail along Fast iWleado~,v Drive. Vt'e have extensive experience in the piaruiing and layout of retail spaces in urban, suburban, and resort settings. The Related Companies, L.P. has been involved with the development of many mixed-use projects where the "engine" of the overall project is the retail at the base. It is the rctailfrestauratit component that becomes the public experience and draws people to the development. This format has been accomplished bath in urban ~°ertical projects such as our Time Warner Center building in ltiTew York City, and in more suburban and resort locations such as our CityPlace project in West Palm Beach, Fiarida. We have again reviewed the revised plans that have been submitted for review to the Town and have rcvie~ved the memorandum submitted to the Town by Jeff Winston of Winston Associates. In the planning and development of retail areas and town centers, there are several very important factors to be considered: visibility of retail spaces to potential shoppers; accessibility of retail spaces to shoppers; the adequacy of retail spaces and storefronts for potential retailers; the activity and flow going on around the retail shops; and the right tenant mix. ~ Retail shops and restaurants need visibility from the primary flow of pedestrian traffic. In tlae case of the Crossroads project, visibility from the main flaw of pedestrian traffic • • Attachment: l along East Meador~v Drive is very itaapoatsu~t. Tlae retail and restaurant areas shown on the proposed Crossroads plans are laid out on an arc arotmd the proposed plaza space and ice skating facility. This is appropriate as all of the retail spaces are visible to the street and to the plar.a space therefore eliminating or preventing hidden retail storefronts. The nt,cnaorandutn from ~r~rinton Associates suggests that the retail shops should be discovered and that there should be intrigue to draw one in. Successful retail facilities in malls and Town Centers have one thing in comnaota; visibility to potential customers. In our view, the Crossroads project 4vill be one retail experience within a greater retail experience of Fail '~%illage. Tlie existing sheets of Vail Village act as a mall where potential slaappers meander 4and discover tivhat '4'ai1 leas to offer. We believe the retail approach eta Crossroads Iles been well planned to maximize the retail success of the project. As we have experienced ita ottr CityPlace project, retail stores.. that are not in the mainstream Ele'ct'" of the project and need to be discovered experience tlae Io~vest sales volwaae and the lat~~la(:st tttI'nOVeI' rate. .Accessibility of retail shops is e~:treinely important in any shopping envirotunetat, The easier the approach for a pedestrian, the more successful the conunercial space. That said, commercial projects have spaces that will he more successi'u] than otl}ers. The second retail level of this project is obviottsly not as accessible as tlae frst level. and therefore will IikeIy result in lower rents, The second level retail eta this project has several qualities that twill allow it to perform wvcll. The spaces are located on an arc and 4°isiblc to the: ;3ublie street and the plaza. V4'ith al] ot`the excitement being created within the project (e,g., the public playa, the ice skating rink, the movie theaters, the bowling alleys, and the other recreational opportunities} pedestrians ttrill take notice of the second love] of retail and etagage it. Given t11c wide walkway on the second level, the believe this level will be sought after as a viewing spot to the activities below and thus resulting its more exposure f©r the retail spaces. An}~ retail space that is not on the grot.tnd level taceds to have an anchor or draw to gei people up in the project, and needs to ho easily accessible, As planned, the visibility atad view twill draw people up, and its various points cif entry will allottr for oast' access. It has been suggested in the menaoratadutn from Winston Associates that if the second level retail were laid out nacre like the lobby level of the building, it uTould be a more stteccssfitl approach to retail dtte to the irregular footprint and facade, little courtyards for discovery and vat-iety, and better transparency. W e disagree with this concept. By creating these "coot-tyard" spaces and by fi•aaaaing the retail facade, dead spaces are being created. Only those spaces that tvottld be "out in front" would be successful and the retlaaitaing hidden storefronts ~~°ould be at eta extreme disadti~antage and not operate as well. This idea would also naot~•e the retail Front furtlae~r away from tlae activity and excitement of the plaza. area which will again reduce its appeal to the consumer. Tf you think about the last time you were in a well planned shopping mall, how much attention did you pay to those retail spaces located in the nooks and cratataies of the mall'? The oxpcricnc.e nationwide in the design oCnaalls anti town centers is that those spaces should be rniniinized or avoided whenever possible. Like our Time Wanner Center retai.] component acid ottr CityPlace;aroject, we are not trying to emulate the mall experience in 'l~"ai 1 -but the need the retail tenants to be viable. Civets the context of the second level, its. exposure to the plaza and street, and multiple points o{• access we believe the project as planned will be highly successful. 13outi~,ue retailers as }rou would find in Vai] are typically looking for a space that is roughly 1,200 sq. ft. {20' storefront and 60' internal depth}. That was the advice given by us to the developer and designers of the Crossroads project in order to maximize storefront exposure and ri~axin~ize the number of potentia] retail store fronts. Restaurant spaces require more frontage due to the increased area required to operate a quality restaurant and to maximize the "table ~vi:th a view" opportttnitics. Given tl}e "retail on an arc" layout of the Crossroads project, many of the retail spaces are somewhat deeper than fi0'. This additional space evil] likely not generate the same rents as the Erse GO' but «rill provide additional storage opportunities to retailers. 'We believe the proposed size of storefronts at3d the transparency ofthe storefronts to be well planned on this project. As stated previously, one of the other key factors in the success of retail shops is the . _ , ,....~,.. activity that is going oil around it. The Crossroads project includes public plaza space that is energized ~~~ith an ice rink or fountains in the summer and tl~e entertatnnlent facilities being provided below grade which will act as attractors to the site and the vicinity. Any time there. is an attraction lvithin a shopping area, retailers adjacent to that activity will b~:nefit ealortnously. The tenant mix and location within a project is extremely important to the overall. success of the r-etai9 enviroturrent. The de~~~eloper plans to control all of the retail space under one oti~~i7ersllip in order to provide the type of tenant mix necessary to create a s~z-iergstic envirotunent an both the grourxd level and second level of the project. We tivill continue to work tvitil the developer to create the best possible retail mix for this project. t~G'e understand that there has. been some criticistrt of the "consistent facade" of the retail and that it should be more individualized. We like the consistent nature of the retail fa~~tde in this project. One must remember the scale in which we are operating. This is acre commercial facade within the greater context of the Vail Village shopping experience. ~'a~e believe the consistent fa~acle will create an identity for the project and a notion of duality to the consumer. The actual glazing and storefronts can be individualized within the stone fair.ade of the building much the way it has been approached with architecturally significant structures in large cities or in historic European towns. ~~'e hope that you will find this inCannation useful. Since • lv, i I --- _ I i_ tarty Burger -, ~~ Crossroads Rederjeioprnent Public Works Conditions of PFC. Approval 1114~14~ After a review of ills most current Crossroad redevelopment plans, the Public Works Departments finds the follourinb issues that will need to be addressed prior to final approval. if the PEC grants approval for this project we request the following be added as conditions of the approval. 1. Civil Engineering drawing must be approved prior to Building permit submittal and inset all Town codes and standards. 2. Most of the previous comments (14113/4=~) have not been addressed and all shall Have to be addressed and resolved prior to approval. 3. Any deviations from tl~e current submitted plans shall be reviewed and may generate additional comments/requirements. =1. The "fraff c impact lee of X5444 per additional pm peak trip generation shall be assessed and put forward directly to mitigate traffic impacts. These fees may not be deferred to indirect public improvements (i.e. streetscape, landscape} that are otherwise required for approval. 5. The Current civil plans will need to be updated to reflect the most recent Architectural drawings submitted and must match to the pending approved civil improvement plans of the Clue Willow Bridge Road Development and the East 11~leadow~• Drive Streetscape plan. G. All necessary easements and agreements must be in place prior to building permit submittal. (i.e. construction easements on adjacent properties, utility easements, pedestrian easements. drainage easements, access easements, etc...) 7. 11n excavation shoring, plan shall be required to be approved prior to Building permit submittal. S. CDOT access permit shalt be approved prior to building permit submittal. 9. Public Works also requests that if the Crossroads redevelopaxaent is approved as proposed, that the developer be responsibfe for mitigating any additional casts incurred by the FRW`SD due to the substantial ROW encroaehnzent with regards to the replacement of their water and sanitary se~~~er lines. 14. Developer shall r~Zitigate and eliminate any rooftop snow from sliding and falling into any part of the public I{C~W. 11. 'I~e developer shall be responsible to construct all necessary storm water imprtn•e~nents, as Shawn on the civil improvement plans, to convey al] contributing on~site and adjacent olf site drainage to gore creek. 12. The open plaza should he dedicated, similar to the Lionshead Core Site Pedestrian Plaza as a public access easement. 13. The developer should incorporate Art in Public Places. 14. "I'he proposed limits of public improvements should be expanded as follows: .South Fro~tta,~~~ Rd. -expand limits west to tl-~e western most property line, to include a heated ~~alk matching the proposed Vail plaza llotel heated walk, Attachment: K 1~. 16 East Merrdoti~~ Drive ~ expand limits east t© include the western parking structure portal. and crossing as shorn on the Public Improvements plan. Also expand the limits west along East Meadow to match the public improvements (heat aa~d streeiscape} being completed by the One Willow Bridge Rd. Redevelc~prnent, YT'illo~a~ f3rid~e Rd, -Expand the limits to include the entire Willow Bridge corridor r,tiithinthe ROV4', matching the improvements being completed by One Willow Bridge Rd. Redevelopment. 1'he leading and delivery facility should be made available to provide capacity to other sites. This r~iIl require easy access from the delivery facility, down a sen~ice elevator, then direct access to the plar..a level. During construction the de~~cloper ~~rill be rsquired to maintain. a mitlimun~ of a ~ 20' clear improved surface roadway along Fast Meadow Drive for ttvo vvay bus traiT~c durins~ peak months (lVov thru April, and July and Auk}. A minimum of 14° clear shall be required during shoulder seaso~~ (May, June, Sept, Oct} to maintain delivery, emergency and residential access. Adequate Fla~bers and Traliic Control wi11 be required at all times during construction. • Crossroads Redevelopmealt Public'~~'orks Conlnlellts 1Qi1 x/04 1. Civ°il dra~.vin~s will need to bc: rap}~rovecl prior to building permit submittal. 2. Shoe curb camp locations and details. 3- Grrldirtti~ plan still needs to be resolved for ~~.~eadow Drive and coordinated with tine 1 4~'illo~v Bride (S1~-iss Cll~let) project. =~. Louver the garage so that it is not forcing MeadElw Dr to be raised in elevation. .~. The y~radin~ p]an for i~~leado~v Dr at STA l 5-00 L 11 ` shotz-s a low point {~ 1 C~4.8 . FL) while the in1_et elevation is sho~~•Il as 81G5.37. Please correct. G. Lengthen the taper ofVilfage Center Dr to provide a smoother transition froth the 2 latlc to 3 lane section- . 7. :Add an inlet along the Frontage Rd at approximately STA 1(1-8() and tie into pro}?osecl stot-tn line to the east. 8- Match tile. median design (paver skil-t, trees shrubs, lighting) to tlle. Illeclians at the ~~lain Vai] roundabout. ~. 1`he }?rofile for the Pronta~c Rd calls Drat "Existing--round c~~; CL" is the supposed to be "ed e of asphalt"? 1 [l. The }lroposed ~~rade lines for the I'rocltage 1Zd does not match brick to existing gI•ade lines., please correct. I 1. ~`hange. the lane assi~rLnletlt of'northbaund Village Center Drive back to the left 4 only, right only. 12. Put a normal cl-o~vn orl Village Cetltec ~~r. 13. The planter island located ern the west side of Village Center Dr betty°een the garage 4rccess and :'ti!lcado~~~ Dr should be d~5igned and landscaped (~6" nlax ll~;ight} sous Ilol to impact sight distance of vehicles exititin;-~ the ~ara~e. 14. ~-Dt~ 1 rtet;e55 perI113t ]S rL'L1UlrE;d ll7i- roll ~ GL3C'17 CUts along the ~ 1'rOllt~lr",l' Rd 15. ~II1C poste-CUCllel'e shoulcl be CoI1tl3It]ed orl 51te and not 111 the publlc 1"l~~llt-of-way. 1~. Show the StI-L1CtLIral cOlUn111S In the loading~delro%ery area 017 the tLlrnlllg i71(jVe111eI1t sheets. It appears that they are in the way of the W1~-50. 17. UI~ paI•king level ~, tivllat are the lines shown across the center aisle? Are they a ~~atc`' 1~. l~uildin4~ Ilei~ht Plan 1, shoves the roof lines encrorlehinL into the ri~~h#-of-~~~ay along; Village Center Dr and ?~-leadotiv Dr. These need to be located out of the right- of way. 19. to traffic inlpac:t tee of S5,[}Clfl per not plll peak increase is reL}uired. L0. Developer to incorporate strcetscape imprnvetnents along entire frontage plus tie in beyz~nld. Strcctscape to match Town ol•Vail plan, improvements to include all work, clr•aina~~e ilnprovemcnts, planter walls, lighting, street furniture, vvalls, pavements and snoti~°melt system 21. A l'L designed Erosiol~ and sediment coattrcll plan will be rectuired along ti~~itll a Storm water discharge per3nit filed ,with the CDPHE. ?~. Please sllo~v additional finished elevation shots and grades (x-slope and ' inl~ ~~radin~. longitudinal) on side~~ alks to conl Attachment: K 2 ~. Please sho~y all prapo;ed draina~~e, gradui~u includin~~ landscape drains, roof drains etc. these should be tied into the storm sewer. Showpraposed inlet elc~°atians as ~~,%ell as inverts ?~-, lleveloper to incorporate Publie :'1rt needs to coordinate with !~IPP 25. sandloil separator will be required ltr the structure. 2F~. Slao~~~ littlits of distrarbance line and provide canstruction fencing 27. Building face is taa close to the Frontage Itid 25. Public restraoms at°e hidden and appear to be too small and too far a~~~av l.iom tl~e pla2a area. 29. 11rci~itectttra]I~° provide an ican to be seen fram Slifer Plaza, the Covcrcd Bridge and Vai- RdliVleadow Dr intersection. Traf'lic Study I. The 1°and use square footages for the proposed developn7ent don't add up to ~~~hat is presented itr the overview of the. praject in the environnicntal impact report. Please verify these nutt3bers. 2. The report clairi~s the. ~~eekday trip estimates are canservativra when it is also mentioned that the proposed uses' trip estimates peak during the weekend. The Saturday trip generation rates per ITF., peak haur are greater than the weekeday PR~I peak hour v~eneratian for ~ of tlae 5 proposed uses (only t11e ho~~°lin~~ alley ~~•as less during the tivr:ekend), The conservative approach would be to use the Saturday peak hour generation far each use and then assume that the peal: hour I~tr each use occurs at the same time. 3. Backgrr~ttnd peak hour turning movements used in the study were correctly e~u•acted fiam the: G~'ashint~ton Group transportation plan report. however, These numbers are signiitcanily less than the February ?000 taunts collected lay Felsbttr•g Holt ~. Ullevig. The Va'ashington turning movements ideniiiied 100 vehicles par hour appraachin~~ file Frontage. IZd alan~~ Village Center Dr, whereas the February 20()0 tube counts indicated bet~~~een 200 and X00 vehicles. ~. The report presents an overall LOS it~r the intersections which include the .flee Mowing trallic passing through the intersection (~vhici~ experience zero delay). Tyre critical movement at the Frontage RdlVilla~e Center Dr intersection is the left out movement onto the Frontage Rd. Given the traffic valuri7es used, the left ottt operation is at a LGS I~ during the winter PIvI peak hour. I'rajccted traffic °alumes result in the left out operating.? at a l;,C~S B. Using the FHU cotinis may result ire a poorer LCS. The report claw not take into account for the possibility of a ttivo-stage lei't turn movement ~vltieh would take ad4•antage of a center accelerati.n~ ``harbor" lane. Same fallow--up relative to the numbers anal the LDS with tt harbor lino shauld be dour;.. '~ ~. The report states that tlxe multi-usr: factor is consistent with Ta~vn data, the study should specifically state the Town data sources far the reduction factors. "1'ltere should be na Multi-use factor used for the Cando-recreation home. 6. The 1TE duality aestaurant category tivas used to estimate trip far the restaurant with arcade and entertainment. Abetter ['I'l; laud use c~~te{~oa•v ~~auld be a drinking place ~;ivea~ the entertainment aspect, 7. The multi-use factors far the ~yuality° restaurant,l3otivling alley and movie theater are too lame. These uses are mare likely to have anore of a regional drativ t12an the retail uses, ~. The study ass~uzies That the ice. rink would not attract any ne~v trips to the area. rather, al] ice rin4: patrons would already be in the area far other reasons. The aiaajority of the ice rink. users ~vauld pral~ahly he in the area, but one can expect that the facility will attract same zaew trips. Tlae trip estimate should take this into account. 9. Tl~e rcpart states that tl~e laadingldelive:'~-° ~~-i11 not have art impact on the peals traffic conditions, more than likely' there t~~il] be deliveries occurring dua'ing the can peak. 10. The location of tlic loadingiclzlivery access tiviih the adjacent Vail Village Inn (V'I'I) access is a~cor~cer3~ dueto the close spacing, T11is access for VVI is the only foil mati~ement access for this parcel. "1'he access to the ~~~est is a right iati'otat only. l 1. The additiaa3al parltiing provided by the project for private/public/far sale use is not ii~~ured in the report. 1']case add and update the. report to reflect these additio~~al trips. 12. The trip generation i'ar the movie theater should include matinee. It locks like there is a matinee an Saturdays. r PUB11S;':ED THIS 17`EM MAY AFFECT YaUF~ PROPERTY PUBLIC NOTICE ~•~, r~.~~~~ NOTICE IS HEREBY GIVEN that the Punning and Environmental Commission of the Tawn of Vail will hold a public hearing in accordance with Section 12-3-6, Vail Town Code, on September 13, 2i}04, at 2:00 PM in the Town of Vail Municipal Building, in consideratic=n of: A request far final review of a sign variance, pursuant to Section 11-10-1, Variances; Vat! Town Code, to allow far a variance from Section ~ 1-6-3(1 a) far a new business identification sign, located at 1{Jd~ East Meadow DrivelLot C, Black 8a, Vail Village Filing 1, and setting forth aetails in regard thereto. Applicant: Robert Aikens and Barbara Ruh (Verbatim Booksellers) Planner: Matt Gennett A request #or final reviev~~ of a conditional use permit, pursuant to Section 12-78-~, Permitted and Conditional Uses; Second Floor, Vail Town Code, to allow for an outdoor patio, located at 333 Hanson Ranch Road (Vista Bahn Building)/Lot C, Block 2, Vail Village Piling 1, and settir:9 forth details in regard thereto. Applicant: Remonov & Company, lnc., represented by Terrill Knight Planner: Bill Gibson A request for final review of a variance, pursuant to Chapter 12- 17, Variances, Vail Torn Cede, to allow for a variance from Section 12-78-~ 2, Height, Vail Town Cade, and a request for a major exterior alteration, pursuant to Section 12-TB-7, Exterior Alterations or Modifica*.ions, Vail Town Code, to allow far a new residential addition, located at 183 Core Creek Drive (Sit mark Building)/Lot A, Block 5B, Vaii Village Filing 1, and setting forth details in regard thereto. Applicant: Bob Fritch, represented by Fritzlen Pierce Architects Planner: Bif! Gibson A request for final review of a major exterior alteration, pursuant to Section 12-7A-12, Exterior Alterations or Modifications, and a request for a conditional use permit, pursuant to Secti~,n 12- 7A-3, Conditional Use Permits, Vail Town Code, to allow for a Lodge, including accessory eating, drinking ar retail establishments located within the principal use and occupying between tyn percent (10°1°) and fifteen percent (15°~°) of the total gross residential floor are of the main structure or structures an the site, located at 2a Vail Road (Sonnenalp Resort of Vail)!Lots K and L, Block 5E, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Sonnenalp Resort of Vail, represented by Resort Design Associates Planner: Elisabeth Eckel A request for a work session to discuss a major amendment to Special Development GaJ,riGt No. ~, Cascade Village, pursuant to Section 12-9A-10, Vail Tawn Code. to allow an amendad approved development plan, located at 1328 Westhaven Drive/Qevelapment Area A, Cascade Village, and setting faith details in regard theret©. Applicant: Wright & Company/PIA Land Planning Planner: Russ Forrest A reques# far a recommendation to the Vail Town Council on a proposal to establish 'Spacial Development District No. 39, pursuant to Article 12-9(A}, Special Development District, Vail. Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request .;_ for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bo~rrling alley; a request for a text amendment to Section 12-7E-A~, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, Ea add l bowling alleys as a conditional use, and requests for conditional use permits to allow for the r.~__~_.__-_~. construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice skating rink); a major arcade to include indoor entertainment; a theater, meeting roams, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for tl~°e establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow DriveiLot P, Block 5D, Vail Village Filing 1, and setting forth details in ree~ard thereto. Applicant: Crossroads Fast ~Dne, LLC, represented by Maurielia Planning Group Planner; Warren Campbell A request for a final review of a variance, pursuant to Chapter 12- 1 r, Variances, Vail Trye~n Code, to allow for a variance from Section 12-6H-6, Setbacks ,Vail Tov~~n Code, to allow for a residential addition to encroach into the side setback, located at 303 Gore Creek DriveCLot 8, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Erickson S. Shirley Planner: Bill Gibson A request far final review of a variance, pursuant to Chapter 12- 17, Variances, Vail Town Code, to allow for a variance from Section 12-6D-6, Setbacks, Section 12D-~, Site Coverage, and Section 12-6D-10, Landscaping and Site Development, Vaii Town Code, to allow for a residential addition, located at 2714 Larkspur Lane/Lot 4, Bloch 3, Vail Intermountain, setting forth details in regard thereto. Applicant. Andrew and Margaret Forstl Planner: Bill Gibson An appeal of staff interpretation, pursuant to Section 12-3-3, Administration and Enforcement, Vail Town Code, of an administrative interpretation of Section 12-11-4, Materials to tae Submitted, Procedures, located at 144$A Vail Valley Drive/Lot i $, Vail Valley Filing 1; Arid setting forth details in regard thereto. Applicant: Robert Kossman Planner: Russ Forrest Tile 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 quad. The public is invited to attend project orientation and the site visits that precede the public he~~rir,g ir7 the Town. of Vail Community Development Department. Please calf (979) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone far the Hearing Impaired, for information. Published, August 27, 2004, in the Vail Daily. -YF~ ~~ r M~~~i~ll~a I~lanniri~ ~~Q~Ia Adjacent Property ~Qwner ~ES1; Cra~Sroads Redevefoprnen~t August 2004 TOWN C)F VAIL FINANCE DEPARTI~4ENT 7~ S, FRONTAGE ROAD VAIL, CO 81657 CROSSRf~ADS OF ~rAIL CONDOMINrIUM ASSOCIATION 143 EAST MEADOW DR STE 360 VAIL, CO 81657 c VILLAGE NN PLAZA CONDON1I1tirIUM .gSSQCIATION COL©RADO REGISTRATIOi~11NC. PO BOX 666 VAIL, CO 81658 SONNENALP PROPERTIES INC 20 VAIL RD VAIL, CO 81657 VAIL DOVER ASSOCIATES LLC 4148 N ARCADIA DR PHOENIX, AZ 55018 VILLAGE CENTER ASSOCIATION HELM CAREY GUNK 353 S FRONTAGE RD Vv' STE 223 VAIL, COS 1 657 AUSTRIA HAUS CONDO ASSOC IIvTC 20 VAIL RD VAIL, CO 81657 ~. COLORADO DEPT' OF TRA~rSPORTATION 4201 E ARI{ANSAS AVE DENVER, CD 80222 . MAURIELLO PLAT ~ ING GROUP, LLC PO BOX 1127 AVON, CO 81620 . ~~ ..~ ~. . ~, I ~~ .~ ,. • Crt~ssrc~nds ~tedevei~~prnent ~S~ Tent Am~enc~m~ut :~dditi~n~i Prap~erty ~~vners fist {C~~=~w~~ ~3uildingC~~eststnr ~anl~ $uilding) St7~ AR NOTCH LP Cr~O _° USSELL ST.~NDARD CARP PQ 130 479 I3Z3~i.~GEVILLE PA 1 SOI ~ 1tJI~:i'TE R[VER ACQUISITION C©RP Ci~~ iViANUEL M.ARTINE2 1~~~ ~'NSLTNG GRP 9G5 BI~.ICK~.T r, BAY DIc SUITE 23a ?~~IAI~PII FL 33131 LIPL°.C`~I~d, CHARLES R. c~ IFLMGARD -JT ~3~ ~ MASHTA DR IS ~'Y BISCAYNE FL 33149 SEF30LD, DAVID L. & C~c'~`ri TTI-IIA L. -3T F(1 ~1~ ?KTI-~ ST CH A~v'~IASSEN ~1~, 55317 5i5i~~I LLC I ~ S ~] ;VINE a.FIELD LN S~,R ATOGA SFRIh'GS I4"Y' 12Q66 Gt}t:; I.LC PO F3+D~ 59b3 ~~~~L CO 81658 I~AL:~:'?C;S, LEO 2775 IRIS AVE I3()U' I~ER CO 8034 LEE P' SPRING LI' l 3~ i r REEPQRT RD PiTTS$U'R.GI-I PA 15235 VrlI~1GALIS, ANTHONY' - PE~EPLES, PATRICIA E_ -JT Pfl BG~ 3J07 FAIL CO 81b58 t-xSL IN`~~'LSTMEi~1T PAL?TNERS LLC I ~ `MAIL RI-~ STE SOG V,~I?; C:Cf 81657 ~, '. ~- ~. ~ • TIMBERLINE COMMERCIAL HOLDINGS LLC 12 VAIL RD 6CI4 VAIL CO s ~ 657 WAIL PBK LLC 392 MILL CREED CIR VAIL CO 81657 KILMUR LLC PO BOA 2879 AVON CO 8Ib20 VAIL GATEIVAY PLAZA 12 VAIL RD STE 6(74 VAIL CO 81657 CENTRAL ROCKIES SPECIALISTS LLC PO BOx 4254 FRISCO CO 8D4~3 VAIL CLINIC, INC. --- ~~© STAN ANDERSON _..._ I 181 WEST MrADOW DRIVE VAIL CO 81657 MEMORANDUM T©: Planning and Environmental Commission FRDM: Department of Community Developmen# DATE: November 8, 2004 SUBJECT`: Information Update -GRFA Planner. Bill Gibson I. UPDATE The Town of Vail Community Development Department has recently received correspondence from John Schal=leld, former Planning and Environmental Commissioner, concerning the GRFA (gross residential floor area) amendments adopted by the Town Council earlier this year. A copy of Mr. Schofields fetter has been attached for reference (Attachment A}. Mr. Schofield has expressed concerns about four points: 1. When a garage is the lowest level of a structure will the cede allow a GRFA deduction far the garage plus the basement? ... 2. When a garage is the lowest level of a structure, which also has other GRFA at a higher level, which also meets the definition of basement, will bath be allowed as deductions to fatal GRFA? ... 3. ... (for two-family and primary_secondary structures with different floor elevations} Bath units could possibly have GRFA which meets with the intent of "basement'; but a strict and literal interpretation would only allow "the lowest level of a structure" to qualify fora GRFA deduction even though the lowest levels of each side of a two-family orprimary-secondary structure could meet the intent of `basemenf"and should 6e allowed the GRFA deduction. 4. Thr's same situation will actor with "basements" with steps in the lowest level floor. (These steps are often one or two risers,P. During its deliberation of the GRFA amendments, the Town Council was very specific in the implementation of the GRFA amendments in regard to Mr. Schofield's #1 and #2 comments. When calculating the GRFA for the lowesf level of a structure, the total floor area of that level is calculated first. Then deductions are subtracted from this total floor area for qualifying crawlspaces (less than five-foot head height, access no larger than twelve sq. ft.}, garages (up to 300 sq.ft. per parking spaces, max of two spaces), employee housing units, and other deductions such as common areas (multiple-family districts only}, etc. Once these deductions are subtracted from the total floor area, the basement percentage deduction is applied to the remaining floor area. For example, asingle-family house with a 1,20(} sq.ft'..lowest level, 50% below-grade, including atwo-car garage and modest crawlspace shall be calculated as follows: Actual floor area lowest level Garage deduction Crawlspace deduction Sub-total GRFA calculation Basement deduction Tina! GRFA calculation = 1,200 sq. ft. - -600 sq. ft. _ -~ 00 sq.ft. = 500 sq. ft. -- -250 sq.ft. {50% of 500) - 250 sq.ft. With this GRFA calculation methodology, a garage is not counted as both a "garage deduction'° and a "basement deduction". In this example, the +a00 sq,ft. garage is equal to 0 sq.ft. of GRFA by applying the "garage deduction". This same 600 sq.ft. space does not count as -900 GRFA sq.ft., by applying both a "garage deduction" and "basement deduction" to the same area. During its deliberation of the GRFA amendments, the Council was adamant that the "basement deduction" Only applies to the lowest level of a structure. If the lowest level of a structure only includes a garage, and that garage is equivalent to 0 sq.ft. of GRFA by applying the "garage deduction", then na other {GRFA deductions are granted to that level. Any level above the garage in this scenario is not the lowest level of the structure, and therefore not eligible fora "basement deduction". In response to Mr. Schofields #3 and #4 comments, Staff has recognized that minor differences may occur between the lowest level finished floor elevations of two or more dwelling units within a single structure. Staff has also recognized that minor finished floor elevation differences may occur within the lowest level of a single dwelling unit (example: split-level basement layouts). Therefore., Staff has determined that minor finished floor elevation differences between dwelling units or within a single unit do not inherently disqualify a space for eligibility far the "basement deduction". This question has arisen on several recent projects; however, in each situation it was mutually agreed. by Staff and the applicants which floor areas are truly on the lowest level and which areas are not on the lowest level of the structure. In these scenarios, the finished floor elevation differences have only ranged from inches to two or three feet. Staff has also examined the ceiling elevations of these areas when determining the lowest level of a structure- Staff has considered areas with minor finished floor elevations differences, but consistent ceiling elevations (examples: split level rooms or rooms with adjacent crawlspaces) to be on the same level of a structure. The Staff has recognized since the beginning of the GRFA amendment review process that once an ordinance was adopted, future interpretations and amendments to that ordinance would be necessary. Therefore, as questions or issues related to the Town's GRFA regulations arise, the Staff will compose formal interpretations or possible text amendments for review by the Planning and Environmental Commission and Town Council to clarify these regulations. ATTACHMENTS A. Schofield letter dated ;October 15, 2004 • 2 Attachment: A October 15, 2004 Mr. John B. Schofield 144$ Vail Valley Drive Vail, C(a $165'7 11~1r. Russell Forrest 1Vlr. Bill Gibson Town of Vail Community Development 75 South frontage Road Vail, CO 51657 Re: C?rdinance No. 14, Series of 2004 (GRFA) Dear Russ and Bill, In accordance with our meeting last month, I would like to reiterate the discrepancies we discussed regarding the above referenced ordinance and same of the many situations, which either need PEC interpretation or possibly a clarification of or change to the language ofthe ordinance. As you both will recall, the PEC's over ridding philosophy was that the GRFA regulations w+~re specifically intended to control bulk and mass. Further the PEC's unanimous feeling was that if GRFA was below grade that it did not contribute to bulls and mass and should therefore be excluded from GRFA totals. Both the PEC and the Town Council debated how to precisely define "basement". 1~Iow that the final ordinance has been passed, it has been brought to my attention that there are instances, which certainly comply with the intent of the PEC, and the Council, yet may net comply with the strict and literal interpretation of the code changes. Specific instances are: 1. When a garage is the lowest level ofa structure will the code allow a GRFA deduction for the garage plus the basement? Section 12-15-3 Par. 1,a.i and Par.l .a.b suggest that a deduction for each is allowed. 2. When a garage is the lowest level of a structure, which also has other GRFA at a higher level, which also meets ih~e definition afbasement, will both be allowed as a deduction to total GRFA? This would meet the intent of the PEC and the Cf1uTlcll. 3. The strict and literal interpretation of basement as "the lowest level of a structure" possibly conflicts with the DRB guidelines, which call far two- farrtily residential and primary-secondary structures to not be mirror images. This in many cases is accomplished by having slightly different floor elevations to cause design variation. Bath units could possibly have GRFA which meets with the intent of "baserrjent", but a strict and literal int~~Y.etation would only allow "the lowest level of a structure" to qualify for a GRFA deduction even though the lowest levels of each side of atwo-family or primary-secondary structure could meet the intent of "basement" and should be allowed the GRl~'A deduction 4. This same situation will occur with "basements" with steps in the lowest level lloax. (These steps are often one or two risers) As you are aware, there are many variations of the above situations. 1 would strongly urge the staff to present these situations to the Pl?C for interpretation anrd paficy direction regarding the administration ofthe new ordinance. l would urge both the staff and the PEC to provide far the most liberal interpretation of "lowest level ofa structure", and to further clarify that if a garage is the absolute lowest level of a structure which would otherwise have other qualifying "lowest levels" that a dual deduction be allowed.. Many people are now trying to use the new code section. I would urge you to bring these matters to the PEC as soon as possible.. 1<f you have any questions please feel free to contact me. Please keep me informed as to your progress. Sincerely, f John B. Schofield CC: PEC Town Council Jim Lamont • PLANNING AND ENVIRONMENTAL COMMISSION ,~'```','` PUBLIC MEETING Monday, October 25, 2004 ~~I'.1`Of I'."~~. PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME 72:00 pm MEMBERS PRESENT Bill Jewitt David Viele Chas Bernhardt Rollie Kjesbo George Lamb Doug Cahill MEMBERS ABSENT Ann Gunion Site Visits: 1. Crossroads East C?ne, LLC _ 141 and. 143 Meadow Drive 2, Vail Parking, LLC - 1000 South Frontage Road, #3 Driver: George NOTE: If the PEG hearing extends until 6:OOp.m., the Commission may break for dinner from fi:00- 6:30p.m. Public Hearing -Town Council Chambers 2:00 pm 1. A request far a site coverage variance, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a variance from Section 12-6D-9, Site Coverage, Vail Town Code, to allow for site coverage in excess of 20% of the total site area, located at 1936 West Gore Creek DrivelLot 46, Vail Village West Filing 2, and setting forth details in regard thereto. Applicant: Michael R. Dantas represented by Mauriello Planning Group, Ltd. Planner: Elisabeth Eckel ACTION: Tabled to November 8, 2004 MOTION: Kjesbo SECOND: Viele VOTE: fi-0-0 2. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9(A}, Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request far a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice skating rink); a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow DrivelLot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Tabled to November 8, 2004 MOTION: Jewitt SECOND: Kjesbo VOTE: 6-0-0 Staff gave a presentation per the memorandum and reviewed the primary staff concerns. Dominic Mauriello, representing the applicant, reviewed changes made since the last meeting, proposed deviations, and responded to staff concerns. Chris Coy, the applicant's architect, then reviewed the elevations and architecture for the project. Jeff Winston, staff's consultant on the project, reviewed his comments and powerpoint presentation with the PEC, Kaye Ferry, resident and former business owner, stated ghat the retail design is exactly what is needed and the Town should not require the retail area to be broken up into nooks and crannies. She believes the height is fine as it will act as a noise barrier. She continued by referencing the Town of Aspen retail report and thought this retail design would be successful. She concluded that the amenities of the proposal would be very beneficial, Johannes Faessler, owner of the Sonnenalp Hotel, believes that this project is a bold statement and a large building, but that is appropriate for the site. He asked the Town and the Planning and Environmental Commission to have the "guts" to approve the building. l:]an Lever, Lourdes Verzacca, and Jahn Rymers, residents of Vail, spoke in favor of the project in regards to having activities in Town to which they could take their families. Dean Hall, President of the Vail Village Phase III homeowners association, stated that Peter ~ Knobel has worked constructively with the homeowners. Mr. Hall stated that Jeff Winston made ~ some pertinent points regarding the bulk and mass on the west side of the building. He was also concerned about the exhaust system of the building for the garage and its proximity to the residential units in Phase III. He was concerned about the noise of the exhaust system at night He was also concerned about the loading and delivery system of the building and its proximity to their building and the noise generated by loading and delivery. He also asked about where trucks would wait to load. He was also concerned about views being impacted. He wondered whether this building looked too much like Manhattan. He clearly supports many aspects of the project and believes the property needs to be redeveloped. Linn Schor, Eagle River Water and Sanitation District, thanked the developer for coming to the District early in the process. She was concerned about encroachments in the public right-of-way and the impacts those encroachments have on future repair and replacement of utilities. The result of encroachments in the right-of-way increases costs of utility projects and extends the time of utility projects. Linn believed we may be able to mitigate the impacts with this project but she is concerned about building into the right-of~way in general, Gwen Scapello, resident of Vail, believes the amenities are needed in the Town and it is an exciting project. It's a project that will be very comfortable with our guests from urban areas. She then reviewed the deviations the applicant was requesting. She believes that we are creating Manhattan in Vail Village. She went on to say that we should throw out zoning if we approve of this. The size is too big far the site. Jim Lamont asked that the project. be shown in context with other projects around the site. He wondered if a Grand PVaza could be appropriate for the site. He stated that the Town desperately needs a place far big events. He expressed generally his concerns regarding guaranteeing the plaza could function as a public venue location. Expressed support for the loading and delivery facility and noted that it is important to further explore haw these loading and delivery facilities interrelate to each other and operate with each other. Mr. Lamont made the point that developers and the,Town should work on the Frontage Road and the creation of a grand entry. Mr. Lamont believes we are turning into the city and as a city needs a grand boulevard, i.e. the Frontage Road. Rick Scalpello, representing the merchants on Meadow f~rive, believes that this project will be extremely positive and the uses proposed by the applicant are critical.. He continued that the architecture is well done and this project will become an icon. He believes the deviations are appropriate and that the similarity of the retail spaces is positive based on his experience working with the Farmers Market. Chad Taylor of the Vail Mountain Lodge believes that this is a very positive project and agreed with ail the positive comments made previously. He concluded that the Town needs to move forward with the times and approve this project. Bill Jewitt hoped that the applicant could da something with a vault and make the utilities work within the right-of-way. Mr. Jewitt liked the way the applicant had addressed the height of the building in the southwest corner and was fine with the height on Meadow Drive. He sees a benefit to the parking club and likes the retail design, Mr. Jewitt stated that this is a big building. However, the benefit of the project and its unique uses make this project worth the deviations. He agreed with Jim Lamaist that this building works with the other approved buildings on the Frontage Road. Mr. Jewitt concluded by stating that he believes that the architecture of the proposed building works in that this is not Bridge Street. Rollie Kjesbo agrees with the concerns expressed by the Vail Village fnn Phase lil residents, He felt additional stepping back of the building along the west. property line is important and requested to see the scale of the proposed Crossroads compared to the approved projects along the Frontage Road. Mr. Kjesbo expressed the importance of establishing an agreement on the plaza and its use for public events as was created for the Front Door project- He continued by stating that the proposed streetscape design looks great. Mr. Kjesbo concluded that an agreement with the utility companies is important. George Lamb mirrors comments made by Bill Jewitt and Rollie Kjesbo. He believes the proposal will add vitality for the area. He continued, that the design of the commercial area has been created by commercial experts. However, he was concerned about the symmetry of each storefront and some additional variation is needed. He agreed that the building along the west property line should step down to better relate to the neighboring property. Mr. Lamb concluded that the project is very much needed and believes the benefits outweigh the deviations. David Viele stated that. there is a precedent set with other projects such as the Core Site and the Four Seasons and that this is by far the best design he has seen. He believes the bulk and mass is appropriate given what has been approved. Mr. Viele concluded that the bulk and mass is big and he encouraged the applicant to continue to work with the Vail Village Inn Phase III owners. Chas Bernhardt stated that the applicant's visioning team has done a very good job. Jeff Winston had some very goad comments. This is a big building, not a cute and tacky project. He continued by mentioning that the Sonnenalp is also a modern building and this project will work well with that project, Mr. Bernhardt stated that he does not believe the sun-shade analysis will change significantly unless bulk and mass was Nocated on the eastern side of the property. Mr. Bernhardt concluded that benefits of the overall project out weigh the deviations and he encouraged the applicant to work with the utility companies. DougCahill believes that the applicant needs to work on the scale of the building along the western property line. He continued by stating that this is a huge building, From the peak of the ridge over the entry it is 126 feet tall from the elevation of the ice rink. He liked the way the applicant separated the building's mass with materials and building shape- He believes the size is appropriate for the site and we need to look at bulk and mass of other projects. Mr, Cahill stated he would like to see more landscaping on the site and asked haw the applicant could make the first floor of the retail "warmer". Mr. Cahill agrees that the retail should not be nooks, and crannies and believes the proposed retail will be an amenity of the project. Mr. Cahill concluded that the public plaza was a large benefit and Jim Lamont had same good comments on the need far the Frontage Road to become a grand boulevard. 3. An appeal of an administrative action denying a request to "sell skr`er parking passes"on Level 3, Cascade Village Parking Structure, Development Area A, Special Development District No. 4, pursuant to the parking provisions prescribed in Ordinance No. 41, Series of 1991, located at 1 DOD South Frontage Road, #31Vail Cascade Village, and setting forth details in regard thereto. Applicant: Vail Parking LLC, represented by Robert W. Oliva Planner: George Ruther ACTION: Uphold MOTION: ~Cjesbo SEGOND: Viele VOTE: fi-0 Staff made a presentation per the staff memorandum dated October 25, 2DD4. Based upon the facts of the appeal, staff recommended that the Commission upholds the decision of the Community Development Department. Amy Durfee-West made a presentation to the Commission on behalf of the appellant, Robert Oliva. Ms. West explained' that a significant misunderstanding had occurred and that the appellant was no longer requesting to operate a private parking club. The Commission affirmed the staffs decision and directed Mrs. West and her client to submit a written proposal of the appellant's plans for Level 3 of the Cascade Parking structure to the Gommunity Development Department for review and approval. 4, A request for final review of a major subdivision, pursuant to Chapter 13-3, Subdivision Regulations, Vail Tawn Code, to allow for the creation of the Lionshead Sixth Filing subdivision, a resubdivision of Lot 4, Block 1, Tract D, Tract H, and a Part of Tract C, Vail/Lionshead First Filing and a resubdivision of Lot 2, Black 1, Tract H, Tract G, and a Part of Tract C, VaiilLionshead Third Filing, Town of Vail, Gounty of Eagle, State of Colorado, located at 675 Lionshead Place (a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Planner: George Ruther ACTION: Tabled to November 8, 2004 MOTION: SECOND: VOTE: 5. A request for a recommendation to the Vail Town Council of proposed text amendments to Section 12-11-4, NPDES, Section 12-11-6, Erosion Control, and Section 12-14-17, Setback from Water-Course, Vaii Tawn Code, and setting forth details in regard thereto. Applicant: Town of Vail Planner: Bill Carlson ACTION: Tabled to November S, 2004 MOTION: SECOND: VOTE: 6. A request for final review of a major exterior alteration, pursuant to Section 12-7A-2, Exterior Alterations or Modifications, Vail Town Code, to allow for revisions to the previously approved development plan for One Willow Bridge Road {previously Swiss Chalet), located at 1 DO Willow Bridge Road/Tracts IC & L, Block 5E, Vail Village First Filing, and setting forth details in regard thereto. Applicant: One Willow Bridge Road, represented by Resort Design, Inc.. Planner: George Ruther ACTION: Tabled to November 8, 2004 MOT10N: SECOND: VOTE: 7. Approval of Minutes AGTtON: MOTION: SECOND: VOTE: 8. Information Update: nothing to report 9. Adjournment MOTION: SECOND: VOTE: The applications and information about the ro owls are available for ublic ins ection Burin re ular P P p p g g office hours at the Tawn of Vail Community Development Department, 75 Sauth Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Tawn 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, October 22, 2094 in the Vaii Daily. • a