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HomeMy WebLinkAbout2009-0223 PEC.. TOWNOFYAfI, ' MEMBERS PRESENT Site Visits: PLANNING AND ENVIRONMENTAL COMMISSION February 23, 2009 1:OOpm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS ABSENT 60 Minutes A request for a final recommendation to the Vail Town Council for proposed amendments to the Vail Village Master Plan, pursuant to Section VIII-C, Adoption, Extensions, and Amendments, Vail Village Master Plan, to amend Sub-area #4, Transportation Center, to allow for a mixed-use development on the south side of the Vail Village parking structure, located at 241 East Meadow Drive/Parts of Tracts B and C, Vail Village Filing 1(a complete description is available at the Community Development Department upon request), and setting forth details in regard thereto. (PEC080015) Applicant: Triumph Development, LLC, represented by Rick Pylman Planner: Nicole Peterson ACTION: MOTION: SECOND: VOTE: 60 Minutes 2. A request for a work session for a review of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two lots for the redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, and 1031 South Frontage Road West, and the South Frontage Road West right-of- way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC080062) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell/George Ruther ACTION: MOTION: SECOND: VOTE: 5 Minutes 3. A request for a work session to discuss the establishment of a new special development district, pursuant to Article 12-9A, Special Development (SDD) District, Vail Town Code, located at 303 Gore Creek Drive, Units 7 through14 (Vail Rowhouses)/Lots 7 through 13, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC080074) Applicant: Christopher Galvin, represented by K.H. Webb Architects Planner: Bill Gibson ACTION: Table to March 9, 2009 MOTION: SECOND: VOTE: 4. Approval of February 9, 2009 minutes MOTION: SECOND: 5. Information Update Page 1 VOTE: 6. Adjournment MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published February 20, 2009, in the Vail Daily. Page 2 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 23, 2009 SUBJECT: A request for a final recommendation to the Vail Town Council for proposed amendments to the Vail Village Master Plan, pursuant to Section VIII-C, Adoption, Extensions, and Amendments, Vail Village Master Plan, to amend Sub-area #4, Transportation Center, to allow for mixed-use development on the Vail Village Transportation Center site, located at 241 East Meadow Drive/Parts of Tracts B and C, Vail Village Filing 1(a complete description is available at the Community Development Department upon request), and setting forth details in regard thereto. (PEC080015) Applicant: Triumph Development, LLC, represented by Rick Pylman Planner: Nicole Peterson I. SUMMARY The Transportation Center site is currently owned by the Town of Vail. Any future development proposals on the site will require permission from the Town Council to proceed. This application is not for a specific development; instead the request is to amend the Vail Village Master Plan to allow future mixed-use development on the Vail Village Transportation Center site. Staff recommends that the Commission forwards a recommendation of approval to the Town Council for the proposed amendments based on criteria and findings stated in Section IV of this memorandum. II. DESCRIPTION OF THE REQUEST The proposed Vail Village Master Plan amendments are stated in the attached draft Resolution No. 6, Series of 2009 (Attachment B), which include, in summary: 1. Revised Section VI. Illustrative Plans — Additional language under the Land Use Plan, Public Facility/ Parking category that allows for mixed use development on the Vail Village Transportation Center site. 2. Revised Section VII. Vail Villaqe Sub-Areas — Updated description of sub-area and addition of development goals under Sub-Area #4, Transportation Center. Revised Exhibits that illustrate the Transportation Center site as one consistent development site that allows mixed use development. Exhibits include: A. Land Use Plan, Vail Village Plan (Include planted buffer in overall site) B. Open Space Plan, Vail Village Plan (Remove portions of the planted buffer) C. Conceptual Building Height Plan, Vail Village Plan (Change height from 3 to 3-4) D. Building Height Profile, Vail Village Plan (Add buildings to profile) III. BACKGROUND The Transportation Center site is approximately 5 acres (GIS) with approximately 900 linear feet (0.17 mile) of frontage on East Meadow Drive. Currently, the site consists of the Vail Village Transportation Center, parking structure and a planted buffer that provides visual screening and structural support to the south side of the parking structure. The site is across the street from the Tyrolean, Vail Mountain Lodge, Mountain Haus, Slifer Plaza, Austria Haus, Village Center and Solaris. On December 8, 2008, the Planning and Environmental Commission held a work session to discuss the proposed amendments. The PEC requested more information about the potential building bulk and mass. Winston Associates has prepared a 3D digital model that will illustrate possible bulk and mass of development on the Transportation site, which will be presented at the PEC meeting on February 23, 2009. IV. CRITERIA AND FINDINGS Staff believes the proposed Vail Village Master Plan amendments are consistent with the Town's goals, policies and objectives for the reasons listed below. 1. Consistency with other elements of the Vail Comprehensive Plan Lionshead Redevelopment Master Plan For comparison purposes, the Lionshead Redevelopment Master Plan, adopted in 1998, updated in 2006 and 2007, includes detailed plan recommendations (Section 5.2) that encourage mixed use on the Lionshead Parking Structure site for the following reasons: 1) To energize and visually upgrade the area by enhancing pedestrian activity; 2) Create potential for a stimulating retail environment; and 3) Presents the opportunity for employee housing conveniently located adjacent to the Lionshead pedestrian core. Staff has used the language from the Lionshead Redevelopment Master Plan as a source for the proposed amendments to the Vail Village Master Plan due to the similarity in the sites, and thus the relevance for future long-range planning strategy. Vail Villaqe Urban Desiqn Guide Plan The Vail Village Urban Design Guide Plan calls for the street edge to be designed to create an intimate pedestrian scale, where buildings jog to create activity pockets with planters, arcades, raised decks, etc (Street Edge). Furthermore, the Vail Village Urban Design Guide Plan states that the East Meadow Drive streetscape shall feature public plazas, planters, kiosks, benches and lighting (East Meadow Drive sub-area). The Vail Village Urban Design Guide Plan also addresses the street enclosure (building height to street width ratio) and calls for buildings to provide a comfortable enclosure for the street, with a suggested ratio of 1 to '/2 , meaning that the building walls are approximately'/2 as high as the width of the street (Street Enclosure). Streetscape Master Plan The Streetscape Master Plan states that the site shall include street enhancements, providing space for public nodes and seasonal vending opportunities to generate points of interest and pedestrian activity to the west of the parking structure's central access (Pg. 39, East Meadow Drive). 2 2. Conditions have changed Vail Villaqe Improvements Since the Plan's adoption in 1990, and amendments in 1995 and 2005, there have been both private and public improvements to Vail Village. Specifically, improvements have been made to the Austria Haus (which replaced the Wedel Haus, a small 2-story lodge) and streetscape, the current construction of Solaris, and the Village wide upgrades to the streetscape and public plazas, which now exhibit the need to improve the pedestrian experience in this area. The existing East Meadow Drive streetscape from Village Center Road to Vail Valley Drive is a weak link and a poor edge to the Vail Village streetscape and ultimately is a deterrent to the pedestrian shopping and walking experience in Vail Village. The existing planted buffer is an in-active open space that deters from the active, vibrant character found on the south side of East Meadow Drive and throughout Vail Village. To facilitate improved pedestrian shopping and walking experience and to encourage activity and interest on East Meadow Drive, Staff believes this site is appropriate for mixed-use development including residential and commercial uses. Employee Housinq Employee housing has become a more critical issue since the adoption of the Plan. The Transportation Center site is large enough to accommodate a significant amount of employee housing that could include a variety of home sizes and price points. The amendment will allow residential uses on site and foster the opportunity to bring local working citizens back into Vail Village, which would bring much desired vitality into the Village in the shoulder seasons. 3. The plan is in error: While the current Vail Village Master Plan is not in error, Staff believes the plan would be more comprehensive with the proposed amendment. Currently the Vail Village Master Plan does not address future mixed-use development on the site nor does it address the potential redevelopment of the Transportation Center, which Staff believes should include a mixture of uses to encourage employee housing and commercial uses along East Meadow Drive to effectively extend the vibrant, active character of the Vail Village. 4. The amendment is in concert with the Vail Village Master Plan: The addition of mixed uses to the site including residential and commercial, will add activity and interest to the East Meadow Drive streetscape. Future infill development or redevelopment incorporating mixed uses will provide a sense of arrival as guests exit the parking structure. Today, upon exit from the parking structure main exit, guests tend to walk straight across the covered bridge instead of exploring East Meadow Drive, because there is no sense of arrival upon exit. Staff believes the proposed amendments will provide clear and specific guidance for any future infill development or redevelopment of the site. The proposed amendments will adopt recommendations that are in concert with the plan. The applicant has submitted a narrative that addresses each of the six major Vail Village Master Plan goals in context with the proposed amendment (Attachment C) for the Commission's review. V. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council for proposed amendments to the Vail Village Master Plan, to allow for mixed-use development on the Vail Village Transportation Center site. Should the PEC choose to forward a recommendation of approval, the Community Development Department recommends the Commission pass the following motion and findings: "The Planning and Environmental Commission forwards a recommendation of approval of the draft Resolution No. 6, Series of 2009, for amendments to the Vail Village Master Plan, with the following findings that are based upon criteria outlined in Section IV of Staff's February 23, 2009, memorandum and the evidence and testimony presented: (1) That conditions have changed since the Vail Village Master Plan was adopted (2) That the proposed amendments, to allow future mixed use on the Transportation Center site are in concert with the Vail Village Master Plan and Vail Comprehensive Plan. " IX. ATTACHMENTS A. Vicinity Map B. Draft Resolution No. 6, Series of 2009 C. Applicant narrative 4 ATTACHMENT A: VICINITY MAP '�' �!"7 t��� � . '7 f►� ' r� ��" :��. �! 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'�`�; �} � &�; ' a ` �� _ ` �a�liiil�� . } J DRAFT RESOLUTION NO. 6 Series 2009 A RESOLUTION APPROVING AN AMENDMENT TO THE VAIL VILLAGE MASTER PLAN, PURSUANT TO SECTION VIII-C, ADOPTION, EXTENSIONS, AND AMENDMENTS, VAIL VILLAGE MASTER PLAN, TO ALLOW FOR MIXED-USE DEVELOPMENT ON THE VAIL VILLAGE TRANSPORTATION CENTER SITE, LOCATED AT 241 EAST MEADOW DRNE/PARTS OF TRACTS B AND C, VAIL VILLAGE FILWG 1, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on January 5, 2005 the Vail Town Council adopted the updated Vail Village Master Plan; and WHEREAS, Section VIII-C of the Vail Village Master Plan outlines a procedure for amending the Plan; and WHEREAS, on February 23, 2009 the Planning and Environmental Commission forwarded a recommendation of to the Vail Town Council on Resolution No. 6, Series of 2009; and WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment is in keeping with the goals, objectives, and policies prescribed by the Plan; and WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment is in the best interest of the Town as it promotes the coordinated and harmonious development of the Town; and WHEREAS, the Vail Town Council finds that the Vail Village Master Plan amendment to allow for mixed-use development on the Vail Village Transportation Center site will improve the success and vitality of Vail Village by visually upgrading the area; enhancing pedestrian activity; creating potential for a stimulating retail environment; and presenting the opportunity for employee housing conveniently located in Vail Village. WHEREAS, the Vail Town Council finds that the amendment to allow for mixed-use development on the Vail Village Transportation Center site, facilitates the orderly and comprehensive development of the Vail Village. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Section I. Text Additions and Deletions The Vail Town Council hereby approves the Vail Village Master Plan amendments, as illustrated by text additions stated in bold italics and deletions in °+r��°�� Section II. Exhibits The Council hereby approves the Vail Village Master Plan amendments, as illustrated by the following maps and figures attached to this resolution as exhibits: A. Land Use Plan, Vail Village Plan B. Open Space Plan, Vail Village Plan C. Conceptual Building Height Plan, Vail Village Plan D. Building Height Profile, Vail Village Plan 6 Section III. Chapter VI, Illustrative Plans shall be amended to read as follows: Public Facilitv/Parkinq: The only property in this category is the Town-owned Transportation Center. . Existing uses include: public and charter bus parking, transportation facilities and a limited amount of office and retail activity. as�i����� �c�—a�—�=o���ee�ier�e�f�ns ee+�ier, etc. The primary purpose of the Transportation Center site is to provide public parking and to serve as a primary multi- modal transportation center for the community. Mixed use development, including residential, commercial and office uses shall be appropriate in accordance with the goals, objectives and action steps set forth in this Master Plan. Section IV. Chapter VII, Vail Villaqe Sub-Areas shall be amended to read as follows: TRANSPORTATION CENTER (#4) TD���Q���h�rt�nr#o#inn h��h nf #ho \/ill�lvo on�rl #h��#iro rnmm��ni#v Thoro ic r�n#on#iol The primary purpose of this sub-area is to provide public parking and to serve as a primary multi-modal transportation center for the community. e+�+;�y���� �po nr;,,r;+., „f �,,., The existing improvements on site include the Vail Village Transportation Center, parking structure and a planted buffer that provides visual screening and structural support to the south side of the parking structure. Any infill development on the southern portion of the site shall replace and address the structural support that the planted buffer provides. Any infill development on the site shall not interfere, restrict, hinder or alter current operations of the existing transportation center/ parking structure and/ or the redevelopment of said structure. Any infill development shall seamlessly integrate with the existing Vail Village Transportation Center. The goals for development in this sub-area are as follows: o Provide for a year-round, world-class guest experience at the vehicular entryway and transportation hub of the community o Improve the existing pedestrian ways with public spaces that add activity, interest and vitality o Encourage a wide variety of activities, events, and street life o Meet public parking demands and screen parking and transit from public view o Concentrate transit activity at the periphery of the Village to minimize vehicular traffic in pedestrian areas o Improve streetscape circulation corridors o Enhance new development and redevelopment through public improvements by private developers working in cooperation with the Town o Encourage a variety of new commercial activity o Encourage development of affordable housing INTRODUCED, READ, APPROVED AND ADOPTED this day of , 2009. Richard D. Cleveland, Mayor ATTEST: Lorelei Donaldson, Town Clerk l ;jil �'ill.�we ii:�titer F'ia�� � �II s 'JI�� � EXHIBITA: Land Use Plan, Vail Village Plan } ��, I '�� �,li''' � i ' ' �' I hi�l t� iii� i� ,i1 �i �ii � _ I � I ^I �� ,. , I' �I {�'� � � I I, : I �,^ � s� �, �j� � iil�,J,�� � 1+ �� :�, ` 4� � • j`' �., 1y \ r `1� iid` �M��.�y,� �\� . � ��`. ���� ,4 II � � � J � W V7 � � Z 4 � ' ��I i� t ` �— : r �; . r ` � � . , � `� i y g }� � _ , ��� �,', JI � , _ ,� , , - 1 � `.v.� , �.. ..:r -b.. 1 ; i ,_ 1 �1 �� ' ` :� � y 1 ;� � �'� , , ,. � + 4 � --'1 �}> � i , � f q e : , , _ t � i �- � - _ , � � 4` r � � �_ 4l� �'� '+ , p , _ � �I �r � � - . i :i �' � : r—R�..�.� . . . 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I �� �� ' r� I If �,i , .. � .:1� � � i �. �' , � r 4i ,, �, , : �; I , li � �•, f � .. , ; ``, a . ., � r���`� " ?�:', , :� r. i , �' fi` i . . 9 y ��..r^•. rc-� '�-�.� .yr r 1.'' : 1 i � � �II � � 4 i ul Ii'i ,� � �� lA� i �� t FG. � � � � � � �p L P � � x� '.�, � � , � � ��� EXHIBIT B: Open Space Plan, Vail Villaqe Plan ��Ji� �' I��:IL'l' ��:ih{t'F �°��d91 I , �� . � � �I . . . {�`'A�,�i, � ( � _ �Y +r�� ��r t r ; . {S � - ' ! � , , . , � . . � . .- ;-_ . , . .. — �" ! �� ; =':_� _ , k i � �' � � =L: _; ,� , ` � � � � �— 'i � f . �,,� �' r �t � � L/} W � �d - C� � � � � � i _ � � r� � � �r}' ;� r ; r.�' 1 �� � l � �� �' � - , _ �J1 ' �y;'�'.,; �. 7Y � ' . Y� �� M1 � ' �� � � _ �� �E � . .. i r'. ' . � S� ` `' I v- �'l` � �€ . � ��~ I � f� l t . ` � � !' 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I � I ,� .:.} I I i . �� �a'I�� �:/���1 i � ��� j � ^ {I ' � _�4 � .. t i � �� � ., G� '- 4i , } � , J � , . � �i� . , .r I � 4' ' f ( ' ��'. .. i � : �� . . � f . ' 4� -i., . i, �' a �� ;:I � � � ; , << �.; io .r"l�.y..� ,►. P ., .� �� r� � ��,,, Ar�! �J�;' '' ' •�, �: � 4J �� � � � a � [ � o oa EXHIBIT C: Conceptual Building Height Plan, Vail Village Plan 5 . ' ` y.� __ .7 It`��� , ��+•� 1 �4'�i � ��f� ���1i �I! g N`N +..I �+1 I I' 'C� .�1,�,,. , �����,��� , � � �.�: � G 5 ��` ;': � ! �, �' � �� �,11 ji' ,r 4 � I I :� � , � � SQ � � � 'i 1 �' � ' I ., �.� ;����� , i � �r� ! �� . � � ` ��, � 4 .3 � l� � Q \ `� � �,�� ti• � + , ., � ., .� � C�. ; �.',., � � � �, - . w = - � � �� � p�'� - , `; . �mi _. � � i�1 ti-. �; ,,��. i� ��,�, "' ��:��y�...��� ► - ���. , � I` � �,'� � � f. 4 i. , ' i'f�i '� , � f ; � i 4 �. i' �.�y � r `:�� �� � ' ,.- ` �:::: ` � � �. , � • � � r �1i � � ; � +^. � ! 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" ..z� -, '-; �,,- �. � �s' �E� ���'�. ��'. ��""�.��_�� ' .f . �� ' f( � ,� I ,{ r-. �i 1'� � .. . �� . � � . � :6 .. � � . � _ . ...� � i �`i-+ • . � 1 1 * � .� 4 � �� �� ����� �� � � ��� �� c � � ����' ���1 � }8_5� $ � °��� �¢� � _ ��a�R ��� p — c z : � _ 4� �� �� �fL � i ��5: �C� � �� � � �'ail Villa�c 41a�tcr f'lan � � s+� � ���I �� - I- � ��� `�1 i � � �i � ��. `L�� I I � �f ���� � a EXHIBIT D: Buildinq Heiqht Profile, Vail Villaqe Plan a � � W � a � z v � � � � � z O Q � W � W � [i O � � 4./ � W � i ,�s�{ 1 {� I �'� I � "s'3� �'- -!� �s' . -.� . J �6� `�s � f� f � 1G � � �� � � W � � = Li� 1 ��o _ � o�o�� - -" < z 0 � U W � w [� U W J J 7 � N � � a J � m ATTACHMENT C: Applicant Nai7ative VAIL VILLAG'E MASTER PLAN GOALS' This section of this application na�rative acldresses each of the sii major VVMP Goals in conteit ��ith the proposed a�nendment to the Vail Village Master Plan. Goal #L• To encourage high quality development while preserving unique architectural scale of the village in order to sustain its sense of community and identity. An infill development in this location ��i11 re-invigorate a tired parlcing sti�ucture and potentiall�- provide a vibrant ne�� landmarlc portal to Vail Village. The specific project a�chitecture could and should celebrate and enhance the established cha�acter that is embodied b�- Vail Village and solidif�- the a�chitectural and pedestrian connection bet«een the Village Parlcing Structure and Bridge Street. Creating an active edge on East Meaclo« Drive «i11 provide much needed and requested vibrancv and act as a linlc from Village Center Drive to Bridge Street and the core, reinforcing and eitending the Village. It ��i11 upgrade the appearance of an eiisting facilit5- and provide inuch needed additional housing, office and retail uses. This ��il1 be a public improvement ��ith the pa�-ticipation of a private sector catal�-st. Goal #2: To foster a strong tourist industiy and promote year-around economic health and viability for the Village and for the community as a whole. A design ��ith a inii-use philosoph5- that ��i11 infuse vital emplo5-ee housing, residential, retail and office space into the hea�t of Vail certainl�- meets the spirit and intent of this goal. A«ell designed and eiecuted building here ��i11 enhance a visitor's eiperience of the overall Vail Village area. This infill site ��il1 re-invent the a�rival and depa�ture eiperience at Bridge Street, one of the most unportant and memorable eiperiences in Vail. This plan ��i11 also establish an evei�-day population ��ith its attainable residential and off�ice components that ��ill provide an economic boost to the eiisting and future businesses. Goal #3: To recognize as a top priority the enhancement of the walking experience throughout the Village. By encouraging a variet�- of retail and office activities, ne�� street life along East Meaclo�� Drive «ill be generated. A��orn do«n berm and eiposed concrete structure «ould be transforined «ith a fa�nily- of streetscape eleinents, including storefronts, signage, lighting, stoops, side�� allcs, landscaping, furniture, urban ga�dens and intiinate plazas. In scale, massing, form, height and architectural design, the ne�v commercial construction ��ould take major design cues from traditional a�chitecture: long, continuous streetscapes of side-b�--side glass storefronts placed in a common setbacic; a livel�- vasiet�- of facacle design ��ith a«ide range of architectural elements; sepa�ation of facacles into discrete "storefront" units that reacl as pedestrian-scale multiple facacles; and building heights that support the perception of the district as an intimate pedestrian environment «hich is friendl�- and inviting. A primaiy goal of the building design �vould be to a�oid the "blanlc «alls" malce a streetscape considerabl�-less attractive as a pedestrian environlnent. In acldition, the design responds directl�- to the multi-level nature of the structure by providing retail and office on multiple levels «ith simple and eas�- connections throughout. 13 The conceptual design proposal envisioned for the site employs a traclitional approach to design in its residential components. The placement of residential units on upper floors or in `bro«nstone' scaled buildings is a standard tradition in urban a�eas large and small to create ro«s of modestl�- scaled attached residential units. Goal #4: To preserve existing open space areas and expand green space opportunities. The Southeast, West and North sides of the parlcing structure ��ould be maintained and enhanced ��ith organic landscaping elements to transition smoothl�- into the Vail Village core a�ea. Open plazas should be maintained as urban gardens, entertainment squa�es, and outdoor dining patios. This area is cuirently designated as a"planted buffer area" in the current version of the Vail Village Master Plan and is not recognized b5- the document as an important open space. Goal #5: Increase and improve the capacity, efficiency, and aesthetics of the transportation and circulation system throughout the village. An infill development in this area should be accomplished ��ithout major closures of the parlcing sti�ucture and ma�- in actuality fiz man�- of the ezisting sti�uctural problems currentl�- ezisting. Any infill building here should remain independent of the parlcing sti�ucture, ��hich ��ould allo�� for future eipansion of the parlcing structure. Locating miied use progra�n eleinents in the core of to��n and acljacent to public transportation encourages maiimum pedestrian circulation and minimal vehicular traffic. The eipansion of private pa�lung for the project can potentiall�- occur via access through the ezisting parlcing sti�ucture and underground of the ne�� buildings. Goal #6: To ensure the continued improvement of the vital operational elements of the Village. This amendment «ould allo« for a proj ect that «i11 acldress important communit�- needs and Master Plan considerations «ithout precluding future options for the Village Parlcing Sti�ucture. It «i11 allo�� for the continued operation of the eiisting facility and allo�� for future developinent «ith the potential of aclditional seivice and delivei�- facilities. In acldition, the gate«a�- created «i11 enhance and unprove the guest eiperience and circulation. 14 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 23, 2009 SUBJECT: A request for a work session for a review of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two lots for the redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, and 1031 South Frontage Road West, and the South Frontage Road West right- of-way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC080062) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell I. SUMMARY The applicant, Vail Resorts Development Company, represented by Thomas Miller, is requesting final approval of limited elements of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the establishment of the width of the Colorado Department of Transportation (CDOT) right-of-way containing the relocated South Frontage Road, the location of the 20-foot Town of Vail right-of-way, and a the location of a 3-foot signage, lighting, and sidewalk easement for the eventual development of a final plat for Ever Vail, located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South Frontage Road West right-of-way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department). Furthermore, in conjunction with approving the listed elements of the preliminary plan the Planning and Environmental Commission is being asked to approve the design and configuration of the relocated South Frontage Road. Staff is recommending that the Planning and Environmental Commission approves, with conditions, these parameters of the preliminary plan and the proposed relocated South Frontage Road design and configuration subject to the findings and conditions outlined in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The applicant, Vail Resorts Development Company, represented by Thomas Miller, has participated in several work session meetings with the Town of Vail Planning and Environmental Commission to discuss the relocation of the South Frontage Road with regard to numerous aspects. The relocation of the South Frontage Road is an importance first step in the review of the Ever Vail project. Through the work sessions many aspects of the proposed relocation of the South Frontage Road were discussed such as retaining walls, snow storage, landscaping, right-of-way width, easements, roundabout design and capacity, etc. The Planning and Environmental Commission is solely being asked to respond to a limited scope with regard to the proposed preliminary plat at this hearing. This portion of the preliminary plan, if approved would result in the establishment of the width of the CDOT right-of-way containing the relocated South Frontage Road, the location of the 20-foot Town of Vail right-of-way, and a the location of a 3-foot signage, lighting, and sidewalk easement for the eventual development of a final plat for Ever Vail. Furthermore, in conjunction with approving the listed elements of the preliminary plan the Planning and Environmental Commission is being asked to approve the design and configuration of the relocated South Frontage Road. A vicinity map of the development site and surrounding area has been attached for reference. (Attachment A). A copy of the proposed preliminary plan (Attachment B), the proposed relocated South Frontage Road Option 10 with Simba Run(Attachment C), and a set of cross-sections (Attachment D) are attached for reference. III. BACKGROUND On February 6, 2007, the Vail Town Council adopted Resolution No. 4, Series of 2007, which implemented the changes to the Lionshead Redevelopment Master Plan regarding West Lionshead and the area now called Ever Vail. On January 26, 2009, the Planning and Environmental Commission held a work session at which a revised Frontage Road option was presented to both staff and the Commission which had not been previously shown. The general consensus was that the Frontage Road was moving in the direction of addressing the concerns of the Commission. On February 17, 2009, the Town Council directed staff and the applicant to proceed forward with the design of the South Frontage Road which contained certain improvements within a 20-foot Town of vail right-of-way. On February 18, 2009, the Design Review Board conceptually reviewed the proposed South Frontage Road and found the concepts presented for the proposed retaining wall and landscaping associated with the relocated South Frontage Road to be aesthetically acceptable with further review at a latter date. IV. ROLES OF REVIEWING BOARDS Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval, approval with conditions, or denial of a preliminary plan for a major subdivision. Town Council: The Town Council is the final decision making authority for a major subdivision and the adoption of easements between a private property owner and the Town. Final actions of Design Review Board or Planning and Environmental Commission maybe appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. V. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoninq Code: Title 13: Subdivision Regulations (partial) 13-2-2 Definitions PRELIMINARY PLAN: The preliminary drawings described in these regulations indicating the proposed manner or layout of the subdivision to be submitted to the planning and environmental commission for approval. SUBDIVISION OR SUBDIVIDED LAND: A. Meaning: 1. A tract of land which is divided into two (2) or more lots, tracts, parcels, sites, separate interests (including leasehold interests), interests in common, or other division for the purpose, whether immediate or future, of transfer of ownership, or for building or other development, or for street use by reference to such subdivision or recorded plat thereof,� or 2. A tract of land including land to be used for condominiums, timeshare units, or fractional fee club units; or 3. A house, condominium, apartment or other dwelling unit which is divided into two (2) or more separate interests through division of the fee or title thereto, whether by conveyance, license, lease, contract for sale or any other method of disposition. 13-3 Major Subdivisions (in part) 13-3-3, Preliminary Plan A. Preliminary Presentation To Planning And Environmental Commission: Consideration of a major subdivision proposal shall be formally considered with a preliminary plan presentation by the subdivider and/or his/her representative(s) to the planning and environmental commission at a regularly scheduled meeting. This preliminary presentation shall be a public hearing according to section 12-3-6 of this code. The presentation shall reflect the proposed development for an entire same ownership and shall indicate all adjacent lands owned or under option to the subdivider at the time of subdivision. 8. Submittal Requirements: At least thirty (30) days prior to the preliminary plan presentation to the planning and environmental commission, the subdivider shall submit at a scale of one inch equals one hundred feet (1 " = 100) or larger, twelve (12) copies of each of the following (exceptions can be granted on individual items by the director of public works or the administrator) to the department of community development: 1. The environmental impact report required. 2. A topographic survey with a north arrow, graphic scale, dimensioned to nearest foot prepared by a Colorado registered land surveyor, shall be submitted including the following information: a. Boundary lines. b. Preliminary proposed lots and blocks with numbers and sizes. c. Easements: location, width and purpose. d. Proposed streets, their widths of right of way and pavement, approximate grades in percentage and center line radii of curves; areas with cuts and fills exceeding six feet (6) and extent thereof. e. Utilities on and adjacent to the tract, including their type, location, size and invert elevations of sanitary sewers, storm drainage facilities and water mains. If utilities are not found on the tract, distance to, direction of, and size and elevations of the nearest utilities should be indicated. f. Contour intervals of no less than two feet (2 ) if the site is two (2) acres or less; contour intervals of five feet (5') or less if the tract is more than two (2) acres, elevations to be based on USGS datum. g. Drainage conditions on and adjacent to the tract including location and extent of watercourses, areas of 100-year floodplain (verified by a registered professional engineer in state of Colorado), perpetual drainage easements and location of natural springs and ground water. h. Existing conditions on adjacent land: The area within two hundred feet (200') from each subdivision boundary should be included in the preliminary plan to show its land slope percentage, zoning, location of physical improvements and land uses, owners of said property, division of property into lots or tracts including subdivision names and any significant natural features. The objective of showing how the preliminary plan interfaces with all adjoining properties and uses thereof should be met. i. Existing zoning. j. All areas of forty percent (40%) slope or greater, and avalanche areas indicated as shaded areas. k. Letters from all applicable utility agencies verifying service. 1. Indications showing that access to the subdivision is via a maintained public road. VI. VII. m. Soil stability analysis. SUROUNDING LAND USES AND ZONING Land Use North: Interstate 70 East: Mixed-use West: Mixed-use South: Open Space SITE ANALYSIS Zoninq No zoning Lionshead Mixed Use 1 SDD No. 4, Cascade Village Natural Area Preservation As the purpose of this request for approval is limited to a portion of the preliminary plan, which would result in the establishment of the width of the CDOT right-of-way containing the relocated South Frontage Road, the location of the 20-foot Town of Vail right-of-way, and a the location of a 3-foot signage, lighting, and sidewalk easement for the eventual development of a final plat for Ever Vail, staff has not performed a Code analysis of the potential properties to be created. VIII. APPLICATION CRITERIA AND FINDWGS Before recommending approval, approval with conditions, or disapproval of the limited elements proposed for the preliminary plan at this hearing, the Planning and Environmental Commission shall consider the following criteria with respect to the proposed subdivision: 1. The extent to which the proposed subdivision is consistent with all 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 Staff Response: The redevelopment of the properties incorporating the Ever Vail project began in early 2006, with the start of public meetings and hearings to discuss incorporation of several parcels into the Lionshead Redevelopment Master Plan. In early 2007, Town Council adopted, through resolution, the amendments to the Master Plan that evolved over a year of public process. The proposed Ever Vail Preliminary Plan is one of the steps in effecting the change in Ever Vail that was anticipated through the adoption of the amendments to the Master Plan. Staff has reviewed the proposed limited preliminary plan and found it to be in compliance with the multiple elements of the Vail Comprehensive Plan. This portion of the preliminary plan, if approved would result in the establishment of the width of the CDOT right-of-way containing the relocated South Frontage Road, the location of the 20-foot Town of Vail right-of-way, and a the location of a 3-foot signage, lighting, and sidewalk easement for the eventual development of a final plat for Ever Vail. The request at this hearing is solely for the elements identified above. There will be many other elements of the preliminary plan reviewed at later dates. Those elements include creation of lots, redevelopment and improvement of the Vail Resorts service yards, to the enhancement of the Red Sandstone Creek, and to the incorporation of a new mixed-use portal to access the mountain, the proposed preliminary plan will allow these and other elements to be achieved. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 2. The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, title 12, "Zoning Regulations° of this code, and other pertinent regulations that the planning and environmental commission deems applicable; and Staff Response: The Town Staff, especially the Planning and Public Works Departments have been working extensively on the proposed limited elements of the Ever Vail Preliminary Plan being reviewed with this requested action. Staff has ensured that the requirements of Chapter 13-3, Major Subdivisions, Vail Town Code, have been adhered to on these elements. Staff has been working diligently with the applicant on several issues, the largest being the plans for the relocation of the South Frontage Road to the north to parallel the interstate and the generation of traffic reports which attempt to anticipate the traffic generation of the proposed uses within Ever Vail. Staff believes the proposed preliminary plan depicts a layout of new rights-of-way for the South Frontage Road and West Forest Road which will service predicted needs in the future. Staff further believes that the proposed roundabout at the eastern end of the site and the Simba Run underpass roundabout are adequate to handle the anticipated traffic generated by current uses in the Town and those proposed within Ever Vail. However, as the project moves forward the Federal Highway Administration (FHWA) and CDOT will be reviewing the plans proposed for the relocation of the South Frontage Road and the roundabouts and may require changes to be made to the design. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and Staff Response: The proposed limited elements of the preliminary plan are the first step in the review of the overall preliminary plan which will establish the lots and other parameters regarding the Ever Vail redevelopment. From the development and review of the amendments to the Lionshead Redevelopment Master Plan and the review of the proposed limited element preliminary plan staff believes that the proposed subdivision will result in a harmonious, convenient, and workable relationship among adjacent land uses. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 4. The extent of the effects on the future development of the surrounding area; and Staff Response: They redevelopment of the area know as Ever Vail will be of a large scale and will have significant effects on the area. However, this development is located on the western edge of the developed Lionshead Core which contains multiple projects of a large scale and to the east of the proposed project is a large distance of no development until the eastern edge of the Cascade Village development. Staff believes that the effects of the proposed Ever Vail redevelopment will be positive to the surrounding areas as it will be a continuation of Lionshead and will provide a great deal of mixed-uses which will serve the new portal created in Ever Vail and the larger Lionshead area. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development; and Staff Response: The proposed limited elements of the preliminary plan being reviewed as a part of this request will result in the planned subdivision of land to accomplish multiple goals found within the Vail Comprehensive Plan. The incorporation of the properties found within Ever Vail into the Lionshead Redevelopment Master Plan will result in planned redevelopment with the ability to anticipate impacts. The proposed preliminary plan will not result in a in a"leapfrog" pattern or spatial patterns that cause inefficiencies. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 6. The extent to which the population of the service undersized lines; and Staff Response: utility lines are sized to serve the planned ultimate area to avoid future land disruption to upgrade Per the requirements of the 13-3-3C, Preliminary Plan, Vail Town Code, staff sent a cover letter and attached plans for the proposed Ever Vail Preliminary Plan to all the reviewing agencies identified within the Code. It has be more than 15 days since that letter was sent and per the Code, the agencies have 15 days to make recommendations or comment. Written responses were received from several of the agencies, which were provided to the Planning and Environmental Commission on December 22, 2008. There will undoubtedly need to be relocation of utility and service lines for most if not all of the utilities. In fact most services will need to be upgraded and resized to accommodate the growth proposed within Ever Vail. Staff has been working closely with several of the utility companies throughout the adoption of the amendments to the Lionshead Redevelopment Master Plan and through this process and the availability of services does not appear to be of concern for the utility companies. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole; and Staff Response: The proposed limited elements of this preliminary plan will result in the growth of an orderly viable community that serves the best interests of the community as it will accomplish multiple goals found within the Vail Comprehensive Plan. The incorporation of the properties found within Ever Vail into the Lionshead Redevelopment Master Plan will result in planned redevelopment with the ability to anticipate impacts and serve the interests of the community. The Vail Public Works Department is comfortable with the geometric layout of the design and although the roadway will cause additional maintenance costs we feel this is a roadway that can be maintained to an adequate level, if the funds and equipment are incorporated into future operating budgets. The roadway design is consistent with the Vail Transportation Master Plan regarding the various modes of travel. The design accommodates the future Simba Run Underpass and provides flexibility in the final location of the actual underpass. The east roundabout configuration has been designed to handle additional capacity improvements if needed in the future. There may still be tweaks to address the ultimate optimal solution but this would have minor impacts to the overall concepts proposed. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Staff Response: The proposed limited elements of the Ever Vail Preliminary Plan and the possible redevelopment of the area will result in improvement and protection for Red Sandstone Creek and the incorporation of green building techniques within the project. The possible redevelopment is proposed to incorporate LEED design standards and other green building techniques. Staff believes the proposed limited elements of the preliminary plan being reviewed under this action comply with this criterion. 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. Before recommending and/or granting an approval of an application for a major subdivision, the planning and environmental commission shall make the following findings with respect to the proposed major subdivision: 1. That the subdivision is in compliance with the criteria listed in subsection A of this section. 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town. 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas. 4. That the subdivision 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. IX. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission approves with conditions the limited element preliminary plan for the Ever Vail Subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the establishment of the width of the Colorado Department of Transportation (CDOT) right-of-way containing the relocated South Frontage Road, the location of the 20-foot Town of Vail right-of-way, the location of a 3-foot signage, lighting, and sidewalk easement and the relocated South Frontage Road associated with the redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South Frontage Road West right-of-way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to approve this limited portion of the preliminary plan and the configuration and design of the relcoated South Frontage Road, the Community Development Department recommends the Commission makes the following motion: The Planning and Environmental Commission approves, with conditions, the limited element preliminary plan for the Ever Vail Subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the establishment of the width of the Colorado Department of Transportation (CDOT) right-of-way containing the relocated South Frontage Road, the location of the 20-foot Town of Vail right-of-way, the location of a 3-foot signage, lighting, and sidewalk easement and the relocated South Frontage Road associated with the redevelopment of the properties known as "Ever VaiP' (West Lionshead), located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South Frontage Road West right-of- way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to approve this preliminary plan, the Community Development Department recommends the Commission make the following findings: Pursuant to Section 13-3-4, Commission Review of Application: Criteria, Vail Town Code, the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission that the limited elements of the preliminary plan are in compliance with the criteria listed in Subsection A of this section; that the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; that the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and that the subdivision 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. Should the Planning and Environmental Commission choose to approve this preliminary plan, the Community Development Department recommends the Commission apply the following conditions: That this approval is solely for the establishment of the width of the Colorado Department of Transportation (CDOT) right-of-way containing the relocated South Frontage Road, the location of the 20-foot Town of Vail right-of-way, and a the location of a 3-foot signage, lighting, and sidewalk easement. 2. The design submitted is preliminary in nature and to this point there is still significant further design and review which may modify the overall final design of the roadway. This includes the proposed development uses, access points and traffic operations of the development accesses, drainage design, structural design, as well as review by the Vail Town Council, Town of Vail Design Review Board, Planning and Environmental Commission, Town Staff, Colorado Department of Transportation and Federal Highway Administration and their consultants. There will also be a review for environmental clearances by outside agencies and subsequent referral agencies such as the Corps of Engineers and Division of Wildlife. Furthermore, the two roundabouts will be reviewed by a third party roundabout expert and optimized for traffic operations. This may cause adjustments in the geometrics of the roundabout designs. The applicant shall return before the appropriate Town reviewing authority(s) for review and approval of any changes required by any of the reviewing parties listed above that affect the elements approved within this request for the preliminary plan. X. 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Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Bill Pierce Susie Tjossem David Viele Scott Proper Michael Kurz Sarah Robinson-Paladino arrived at 1 Site Visits: No site visits 10 pm MEMBERS ABSENT Rollie Kjesbo 60 Minutes A request for a final recommendation to the Vail Town Council for proposed amendments to the Vail Village Master Plan, pursuant to Section VIII-C, Adoption, Extensions, and Amendments, Vail Village Master Plan, to amend Sub-area #4, Transportation Center, to allow for a mixed-use development on the south side of the Vail Village parking structure, located at 241 East Meadow Drive/Parts of Tracts B and C, Vail Village Filing 1(a complete description is available at the Community Development Department upon request), and setting forth details in regard thereto. (PEC080015) Applicant: Triumph Development, LLC, represented by Rick Pylman Planner: Nicole Peterson ACTION: Recommendation of approval MOTION: Proper SECOND: Tjossem VOTE: 3-2-1 (Kurz and Viele opposed, Pierce recused) Commissioner Pierce identified a conflict of interest with regard to the project and his need to recuse. Commissioner Kurz was acting Chair in Commissioner Pierce's stead. Nicole Peterson gave a power point presentation describing in detail the proposal. Rick Pylman, of Pylman and Associates, representing the applicant gave a presentation which focused on the process and what step in the process was being requested at this point. He further responded point by point to comments made at the December 8, 2008, Commission public hearing. Jeff Winston, Winston and Associates, representing the Town of Vail, gave a presentation regarding the competing interests involved with this proposal. Those being the retention of green open space or creation of Master Plan language allowing for a more urban street design. He clarified that in the digital model that would be presented there was some level of detail added to the model verse doing a general bulk and mass in order to give a better sense of what might occur. However, what will be shown in no way depicts the only design which could be proposed. Specifically referenced in the presentation was the question of whether or not a "canyon effecY' was created on East Meadow Drive by allowing for structures to be constructed opposite of existing development. It was described how the width of a street and the height of the structures can create a comfortable pedestrian experience as anticipated in the Vail Village Urban Design Guidelines. He added that the pedestrian fabric of Vail Village has changed since Page 1 the original planted buffer was designed. And infill development on the south side would draw people through the Village and create a figure eight pattern for better pedestrian circulation in this area. Matt Drummond, resident of Edwards employed in Vail, said he has doubts that the proposed retail space would create jobs. He is concerned about the cost of the proposed employee housing and its attainability and the viability of the proposed retail and office. Steve Lindstrom, representing the Vail Housing Authority, stated that the Authority supports using spaces like the south side of the parking structure for employee housing. He went on to explain that there is a broad range of housing needs; that include several different price points and amenities. As a resident of Vail, he supports the location of retail and office in this location. Matt Morgan, owner of Sweet Basil, having been in business for 32 years, stated his concern with the seasonal viability of Vail. He believes that regardless of the economic climate the Town needs to have vision and foresight. He is in favor of taking a good look at the proposal. Steve Hawkins, manager of the Mountain Haus, representing the Mountain Haus, expressed his shock at seeing the model and the enclosure it would create. He does not believe that guests will want to come from the city and stay in this neighborhood. He does not believe that this proposal is good for Vail or the neighborhood in which the Mountain Haus is located. He is asking for the Commission to unanimously vote to protect open space. Dave Gorsuch, business owner and resident in Vail, gave his insight on the current state of the economy and retail in the Town. He appreciates the foresight of the proposal and believes it is good for the long term success of Vail. Having retail, office, and employee housing would be good for Vail. If the Town is going to develop this parcel it should be developed in the best way possible. He stated that he understood the comments about "canyon effecY'; however, a more charming streetscape would be beneficial. He stated that this end of the valley is stagnant and could use more creative retail to bring year round activity. Tim Hargreaves, General Manager of the Willows in Vail, spoke to the need for families in Town. He said it makes sense to add the mixed use on the site. He's excited about the opportunity to have affordable housing that will bring locals back to Vail. Having families back in Town would be great for businesses and the community. Ted Wenninger, resident of Eagle, said that it is difficult to find affordable housing. He would love to live in Vail if he could. He encouraged the Commission to allow the opportunity for the project to move forward. He believes that having a mix of retail, office, and affordable housing would be a good on the site. Mike Glass, President of Alpine Bank in Vail, wanted to lend his support to this application. He has been looking for viable professional office space, and believes this is a good location to provide office use. Paul Gaudfelt, business owner in Vail, stated his support of the project. Larry Dolmont, owner of a residence in Mountain Haus, expressed that he was not in support of the proposal. He is in support of keeping the open space. However, he understands the opportunity to develop the site, and if the project moves forward he would like to see less density and lower height. Page 2 Stan Cope, manager of Vail Mountain Lodge and Spa, is concerned about the model he saw and its impacts. He is concerned about the green space buffer and the fact that they put 18 hotel rooms looking to the north, of which 2 floors look at the trees and top floor looks over the parking structure. He asked that the open space remains. He was concerned about how his hotel would survive with construction 35 feet from the Mountain Lodge and Spa. He believes that a canyon is created by this proposal. Rich Selph, owner of a residence in the Mountain Haus, is confused about the model he saw and the request today. It appears a project is driving this request. He is fearful that the Master Plan amendment will lead to development. He added that the Master Plan identifies the preservation of open space as a priority. He is concerned about the creation of a canyon. He is concerned about the impacts on the future infrastructure needs of the parking structure and transit. Jim Lamont, Vail Homeowners Association, asked several questions about the Vail Village Urban Design Guidelines and their application to various projects in this area of the Village. He further spoke to the covenants that are recorded on the property and getting in the mindset of what the covenants stated. The covenants speak to transit, parking, and open space and that any changes to those uses would need to go through a scrutinizing process to be changed. He believes every property owner in Vail Village Filing 1 has a financial claim attached to the covenants. While the Town has the right to condemn the covenants, the Town is required to provide compensation to those property owners. This issue is about the Village not just the Town and the owners across the street. He does not believe the Master Plan needs to be amended at this point in time. Open space is an integral part of the complexion of the Village. The amendments remove all language from the Master Plan referencing the preservation of open space. Planning in the Town has been opportunistic verses proactive and protective. There are impacts to the Vail Village Parking Structure of the Council's decision not to pursue mass transit on the North Day Lot. We have no concept of what is needed at the Town's sole transit site. Critics are saying we are becoming to urban. He questioned the loading and delivery that occurs in front of the Mountain Haus and Vail Mountain Lodge and Spa. He does not believe the necessary studies have been perFormed to determine that the retail can be absorbed and loading and delivery can occur. Open space is not a disposable commodity it is what it was intended to be. Commissioner Proper asked several questions about the technical aspects regarding Triumph's and the Town's abilities to adopt amendments to the Master Plan. This step today is not about the sale of the site, the development of the site, and the Commission is not approving a specific development on the property. He believes the text amendment allows for a greater range of discussion of uses on the site in the future, and is in support of the amendment. Commissioner Viele stated his support of Jim LamonYs comments. He remains unsatisfied that Triumph Development has the right to be assigned the Town's right of ownership. He is concerned about the steps in the process and the validity of the process. He does not believe that the uses are appropriate for the site. Commissioner Tjossem stated that today's request is to allow for future discussions on the site. Recently while on a trip to Winter Park, she saw a parking structure wrapped with a commercial buffer and believes it may be appropriate in Vail. She is in support of the amendment. Commissioner Paladino stated that she was not voting on a particular development and that she supports the Master Plan amendments. Page 3 Commissioner Kurz believes Jim Lamont made several good points. He believes there is a public trust, involved in the development, which needs to be protected. He said the development project is too dense and does not maintain the character of Vail Village. 60 Minutes 2. A request for a work session for a review of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two lots for the redevelopment of the properties known as "Ever Vail" (West Lionshead), located at 862, 923, 934, 953, and 1031 South Frontage Road West, and the South Frontage Road West right-of- way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC080062) Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC Planner: Warren Campbell/George Ruther ACTION: Tabled to March 9, 2009 MOTION: Viele SECOND: Kurz VOTE: 6-0-0 Warren Campbell gave a presentation based on the Staff memorandum. He asked that the Commission apply an additional condition to the application should they choose to approve the application. The proposed additional condition read: 3) The applicant shall revise the Preliminary Plan, prior to proceeding to the Town Council, to remove the text identifying the 20-foot Town of Vail right-of-way as including a "Shoring EasemenY'. Dominic Mauriello, of the Mauriello Planning Group, representing the applicant, requested that the Commission discuss the condition as proposed by Staff prior to the start of any presentation. If the Commission thought the condition was appropriate the applicant was going to request a tabling in order to resolve the issue with Staff. He added that Vail Resorts only agreed to a Town of Vail right-of-way with the understanding that shoring would be permitted within the right- of-way by establishment of a shoring easement. The shoring is important because of the 3 levels of underground parking. Commissioner Viele inquired as to what the Town Council had directed in regards to this right-of- way. Warren Campbell explained that the Town Council directed Staff and the applicant to move forward with the South Frontage Road relocation design with a Town of Vail right-of-way and not an easement. While shoring was briefly mentioned there was no discussion on the establishment of a shoring easement or the details of said easement. By asking the Commission to include the proposed condition, Staff was attempting to avoid any misleading regarding elements on the preliminary plan which might be interpreted as Town, Staff, or Commission approval of a shoring easement. Dominic Mauriello stated that the applicant is looking for a Commission recommendation that shoring take place within the 20 foot easement. If the proposed additional condition is made a condition, the applicant does not want to proceed and will request a tabling. Tom Miller, Vail Resort Development Company, explained the importance of having the shoring easement identified on the preliminary plan and if Staff had concerns he would ask for a tabling so the issue could be discussed outside of the hearing. George Ruther, Director of Community Development, stated that Staff's concern was that he could not recommend that the Town agree to a"shoring easemenY' until such time as the Page 4 Council had discussed the issue and terms were established. An easement could be granted, however, we do not want to obligate the Town before the terms have been decided. Commissioner Proper asked where the condition Staff was proposed should be added came from? Warren Campbell stated that earlier in the morning he and George Ruther had identified that a revised preliminary plan submitted late on Thursday included the shoring easement language and was not caught by staff prior to the memorandum going out to members. Greg Hall, Public Works Director stated that the Town does not typically have any easements over rights-of-way in the Town. He stated that typically improvements in the right-of-way such as shoring would be done by license agreement. Tom Miller asked if Staff would agree to changing the language that to a license agreement for shoring on the plan? George Ruther stated that a license agreement would need to be reviewed by Town Council and the changing of the language at the hearing was not the solution. 5 Minutes 3. A request for a work session to discuss the establishment of a new special development district, pursuant to Article 12-9A, Special Development (SDD) District, Vail Town Code, located at 303 Gore Creek Drive, Units 7 through14 (Vail Rowhouses)/Lots 7 through 13, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC080074) Applicant: Christopher Galvin, represented by K.H. Webb Architects Planner: Bill Gibson ACTION: Table to March 9, 2009 MOTION: Veile SECOND: Tjossem VOTE: 6-0-0 4. Approval of February 9, 2009 minutes MOTION: Viele SECOND: Kurz VOTE: 6-0-0 5. Information Update Commissioner Kurz asked Staff to look into the possibility that Commissioner Kjesbo could provide his comments regarding the proposed Vail Village Master plan amendments in writing to the Council since the vote was so close. George Ruther responded that Staff would look into the issue and get back with the Commission. Warren Campbell made a general reminder about the need for letters from Commission members if they would like to be reappointed. 6. Adjournment MOTION: Kurz SECOND: Paladino VOTE: 6-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Page 5 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 February 20, 2009, in the Vail Daily. 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