HomeMy WebLinkAboutPEC080034
TOWN OF A2
000. VNfrY DEVELOPMENT
Punning and Environmental Commisson
ACTION FORM
Project Name: Solaris Tunnel Infill
Project Description:
Participants:
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel:970.479.2139 fax: 970.479.2452
web: www.vailgov.com
PEC Number: PECO80034
SDD AMENDMENT TO AMEND THE APPROVED PLAN TO ELIMINATE THE PEDESTRIAN TUNNEL
RUNNING FROM EAST TO WEST IN TEH WESTERNMOST WING OF THE PROJECT ADJACENT TO
VAIL VILLAGE INN.
OWNER CROSSROADS EAST ONE LLC 06/16/2008
329 MILL CREEK CIR
Vail
Co 81657
APPLICANT MAURIELLO PLANNING GROUP, LL 06/16/2008 Phone: 970-748-0920
PO BOX 1127
AVON
CO 81620
License: 0000001697
Project Address: 143 E MEADOW DR VAIL Location: SOLARIS
Legal Description: Lot: P Block: 5-D Subdivision: VAIL VILLAGE FILING 1
Parcel Number: 2101-082-0100-1
Comments:
BOARD/STAFF ACTION
Motion By: Action: WITHDRWN
Second By:
Vote: Date of Approval:
Conditions:
Cond: 8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Planner: Warren Campbell PEC Fee Paid: $6,000.00
Page 1 of 1
Warren Campbell - Solaris Tunnel Amendment
From: "Allison Kent"
To: "'Michael Suman"' , "'Warren Campbell"', "'Dominic Mauriello"'
Date: 09/02/2008 11:48 AM
Subject: Solaris Tunnel Amendment
Warren -
At this time, we would like to withdraw our application for the amendment to enclose the Solaris tunnel.
If you have any questions, please give me a call. Thanks.
Allison Kent, A I C P
Mauriello Planning Group
P O Box 1 127
Avon, CO 81620
PH: 970.748.0920
CELL: 970.390.8530
FAX: 970.748.0377
file://C:\Documents and Settings\AdministratorTocal Settings\Temp\XPgrpwise\48BD28... 09/02/2008
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: July 14, 2008
SUBJECT: A request for a recommendation to the Vail Town Council on a proposed major
amendment to Special Development District No. 39, Crossroads, pursuant to Article
12-9(A), Special Development District, Vail Town Code, to allow for the enclosure of
a pedestrian pathway through the southwest wing of the approved structure and
creation of commercial square footage; located at 141 and 143 Meadow Drive/Lot P,
Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
I. SUMMARY
The applicant, Solaris LLC, represented by Mauriello Planning Group, LLC, are requesting a
recommendation to the Vail Town Council on a proposed major amendment to Special
Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special Development
District, Vail Town Code, to allow for the enclosure of a pedestrian pathway through the
southwest wing of the approved structure and creation of commercial square footage;
located at 141 and 143 Meadow Drive.
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 forwards a recommendation of denial of the applicant's
request for a major amendment to Special development District (SDD) No. 39, Crossroads,
to the Vail Town Council. A complete summary of our review is provided in Section VIII of
this memorandum.
I1. DESCRIPTION OF THE REQUEST
The applicants, Solaris LLC, represented by Mauriello Planning Group, LLC, are requesting
a recommendation to the Vail Town Council on a proposed major amendment to Special
Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special Development
District, Vail Town Code, to allow for an increase in the amount of commercial/retail square
foot within the Solaris development by enclosing the tunnel which has been approved
through the southwest wing of the structure connecting the Solaris Plaza to the pedestrian
network within the Vail Village Inn.
Special Development District No. 39, Crossroads, was established by the Town Council on
the recommendation of the Planning and Environmental Commission on March 21, 2006 to
facilitate the redevelopment of the existing Crossroads site, located at 141 and 143 Meadow
Drive/Lot P, Block 5D, Vail Village Filing 1. 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 shall be governed by the regulations outlined
in Article 7E, Commercial Service Center (CSC) District, Title 12, Zoning Regulations, Vail
Town Code.
The key elements of the proposed major amendment to SDD No. 39, Crossroads, include:
• An increase in commercial space from 45,160 square feet to 45,893 square feet of
new retail and restaurant (does not include theater and bowling alley area) space at
the pedestrian level and one floor above surrounding the public plaza;
• An increase in the number of provided deed restricted employee housing units from
22 to 23 beds;
• An increase to the number of required parking spaces by 2 spaces to a total of 220
spaces leaving 81 remaining for the private parking club.
A reduced copy of the floor plans depicting the approved first floor retail plan and the
proposed plan with the tunnel converted to retail, have been attached for reference
(Attachment A). A copy of the text detailing the application entitled Application for an
Amendment to Special Development District No, 39, Crossroads, to Allow for the Enclosure,
of a Tunnel dated June 2008, is attached for reference (Attachment B). Staff has attached
correspondence received by neighboring properties owners regarding this application
(Attachment C).
III. BACKGROUND
• 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, both of which are Special Development Districts.
• On January 3, 2006, Staff went before the Town Council to discuss two options
regarding the review of the proposed Crossroads development. Staff recommended
that the option of looking at potential amendments and updates to the Commercial
Service Center zone district and Vail Village Master Plan was the appropriate course
of action. At that meeting the Town Council voted 5-2-0 (Logan and Slifer opposed)
to proceed forward with the Special Development District review process and to not
take a look at amending the Commercial Service Center zone district and Vail Village
Master Plan. In addition, they affirmed four assumptions staff has made in the
previous review of the project.
• On January 9, 2006, the Commission held a work session to discuss the need for
any additional material other than that submitted to aid in the review of the proposed
Crossroads redevelopment. The Planning Department Staff recommended that a
physical model which included adjacent properties to the Crossroads site be
submitted to aid in the review and understanding of the project. The Commission
found no physical model of adjacent properties and that no other additional
information was required in order to review the proposal. One member did suggest a
desire to have some demonstration of height of the proposed structure on site or in
the vicinity.
• On January 23, 2006, the Planning and Environmental Commission voted 5-2-0
(Viele and Lamb opposed) to forward a recommendation of approval of SDD No. 39,
Crossroads, to the Vail Town Council. The Planning and Environmental
Commission voted 7-0-0 to approve the conditional use permits for a major arcade; a
theater; meeting rooms, and convention facilities; multiple-family dwellings; a private
club (parking club); a bowling alley; and the outdoor operation of an accessory use
(ice skating rink).
On March 21, 2006, the Town Council on second reading of Ordinance 5, Series of
2006, voted 4-3-0 (Slifer, Foley, and Logan opposed) to approve the adoption of
SDD No. 39, Crossroads.
On February 26, 2007, the Planning and Environmental Commission recommended
approval of a major amendment to SDD No. 39, Crossroads, to increase the number
of dwelling units from 69 to 75. In addition an amendment to the Conditional Use
Permit to allow for an increase in the number of dwelling units from 69 to 75 and a
decrease in the number of parking spaces in the private parking club was decreased
to 84 spaces was approved. Town Council adopted these amendments through the
approval of Ordinance No. 10, Series of 2007.
On January 11, 2008, the Planning and Environmental Commission upheld the staff
approval of a minor amendment to SDD No. 39, Crossroads, to allow for the
relocation of the loading and delivery entrance door approximately 15 feet to the
west of its approved location.
IV. ROLES OF REVIEWING BOARDS
Major Amendment to a Special Development District
Order of Review: Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for compliance of proposed buildings and site planning,
and final approval by the Town Council.
Plannina and Environmental Commission:
The PEC shall review the proposal for and make a recommendation to the Town Council
based upon the findings made on the criteria located in Chapter 12-9A, Special
Development District, Vail Town Code.
Design Review Board:
The DRB has no review authority on a SDD proposal, but mustreview any accompanying
DRB application. The DRB review of an SDD prior to Town Council approval is purely
advisory in nature.
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:
The Town Council takes into consideration the PEC's recommendation when reviewing an
application for a special development district and is responsible for final approval/denial of
an SDD. The Town Council shall review the proposal and approve/approve with
conditions/deny the application based upon the findings made on the criteria located in
Chapter 12-9A, Special Development District, Vail Town Code.
V. APPLICABLE PLANNING DOCUMENTS
Vail Villaae Master Plan
The Vail Village Master Plan is based on 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
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.
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 whole. 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 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.
Specific Sub- Area Details found in the Vail Village Master Plan which apply to the Solaris
development site.
Mixed Use Sub Area (#9)
The Mixed-Use sub-area is a prominent activity center for Vail Village. It 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 residential/lodging and
commercial activity.
There is a great deal of potential for improvements 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 at the intersection of Vail Road and Meadow Drive. It is also a
long term goal to strengthen the connection between this 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 Inn project. In addition,
commercial and residential/lodging development potential is identified 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 Infill
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 on site). While configuration of infill maybe done a number of
ways, it is the overall intent to replace existing 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 the loading and delivery functions and entry to
parking structure is strongly encouraged to reduce traffic on Meadow Drive.
Potential to improve fire access also exists in the redevelopment scheme.
Special emphasis on 2.4, 2.5, 2.6, 3.1, 4.1, 5.1, 6. 1, and 6.2.
Town of Vail Zonina Reaulations
Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We
believe the following code sections are relevant to the review of the applicant§ request:
Article E. Commercial Service Center (CSC) District(in part)
12-7E-1: Purpose:
The Commercial Service Center District is intended to provide sites for general shopping
and commercial facilities serving the Town, together with limited multiple-family dwelling and
lodge uses as maybe appropriate without interfering with the basic commercial functions of
the District. The Commercial Service Center District is intended 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.
Article 12-9A: Special Development (SDD) District (in part)
Section 12-9A-1: Purpose:
The purpose of the special development district is to encourage flexibility and creativity in
the development of land in order to promote its most appropriate use: to improve the design
character and aualitv of the new development with 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 cioals of the communitv as stated in the Vail
comprehensive clan. An approved development plan for a special development district, in
conjunction with the property's underlying zone district, shall establish the requirements 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, primary/secondary. The elements of the
development plan shall be as outlined in section 12-9A-6 of this article.
VI. ZONING 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.
The following is the zoning analysis of the currently approved development parameters for
SDD No. 39, Crossroads. The deviations to the prescribed development standards are
shown in bold text in the table below.
Development Standard
Lot Area:
Buildable Area:
Setbacks:
Front (Frontage Road):
West Side:
East Side:
Front (Meadow Drive):
Building Height:
Density:
GRFA:
Allowed Proposed
20,000 sq. ft. 115,129 sq. ft. (2.643 acres)
115,129 sq. ft.
20' 0' to 19'
20' 2' (loading dock) to 25'
20' 0' to 25'
20' 0' to 150'
38' 99.9 ft.
18 units/acre
47.5 D.U.s
46,051.6 sq. ft.
(40%)
28.4 units /acre
75 D.U.s
198,859 sq. ft.
(172.7%)
Site Coverage: 86,346.8 sq. ft. 107,772 sq. ft.
(75%) (93.6%)
Landscape Area: Total 23,025.8 sq. ft. 43,316 sq. ft.
(20% total site) (37.6% total site)
Minimum Softscape of total permitted
18,420.6 sq. ft. 13,433 sq. ft.
(80%) (31.0%)
Maximum Hardscape of total permitted
4,605.1 sq. ft. 29,078 sq. ft.
(20%) (67.1%)
Parking: 220 spaces 301 spaces
(81 surplus spaces
private parking club)
proposed to be in
VII. SURRi
North:
South:
East:
West:
OUNDING LAND USE
Land Use
CDOT ROW
Mixed Use
Public Parking
Mixed Use
5 AND ZONING
Zoninq
None
Commercial Core II District/Public
Accommodation
General Use District
SDD No. 6
VIII. THE SPECIAL DEVELOPMENT DISTRICT MAJOR AMENDMENT REVIEW PROCESS
Chapter 12-9 of the Town Code provides for the review of a major amendment to an
established special development districts in the Town of Vail. According to Section 12-9A-1,
the purpose of a special development district is,
"To encourage flexibility 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 Development
District, in conjunction with the property's underlying zone district, shall establish the
requirements for guiding development and uses of property included in the Special
Development District."
An approved development plan is the principal document in guiding the development, uses,
and activities of the Special Development District (SDD). 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 of, but not
be limited to: 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 Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of a major amendment to an established SDD. It shall be the burden
of the applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more 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 Reaardino Special Development Districts;
A. 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.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the architectural design, scale, bulk, building height, buffer zones,
identity, character, visual integrity and orientation in great detail. As this proposal for a major
amendment to SDD No. 39, Crossroads, does not include any changes to the architectural
design, scale, bulk, building height, buffer zones, identity, character, visual integrity and
orientation of the approved structure staff has not included the discussion on these review
points. As stated previously the major amendment proposes to increase the amount of
commercial/retail space by 733 square feet and eliminate the approved pedestrian tunnel
connecting the Solaris public plaza to the Vail Village Inn. This change is accomplished
within the approved bulk, mass, and height of the structure. Staff believes the proposed
Solaris development complies with this criterion.
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the uses, activity, and density of the redeveloped Crossroads site
and its compatibility to surrounding uses and activities. The primary purpose of the
Commercial Service Center district is to provide for commercial uses. Staff believes that an
increase in the amount of commercial square footage is in keeping with the underlying
zoning of SDD No. 39, Crossroads.
EmDlovee Housina Reauirements
In adopting amendments to SDD No. 39, Crossroads, through the approval of Ordinance No.
10, Series of 2007, the Town Council required the applicant to provide twenty-two (22)
employee beds. This requirement was put in place prior to the adoption of Chapter 23,
Commercial Linkage, and Chapter 24, Inclusionary Zoning, Vail Town Code, which clearly
defines the mitigation required of each project with regard to deed restricted employee
housing. As this amendment is occurring now the current regulations shall apply to this
amendment. Within the applicant's attached document (Attachment B) on Page 11 there is
a calculation of the required housing mitigation generated by the proposed amendment. The
increase in additional employee housing is less than a one. However; the applicant is
proposing to increase the number of deed restricted employee housing that will be provide
from 22 to 23 beds off-site.
Staff believes that the proposal does comply with thiscriterion.
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 VI of this memorandum, the total
number of required parking spaces for the Crossroads project is 220 spaces. The
applicants are proposing to provide a total of 301 spaces, all of which are to be provided in
the proposed underground parking structure. The 81 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 an ice skating rink.
The applicant has not proposed any changes to the compliant parking spaces or the loading
and delivery facility associated with the project.
Staff believes that the application complies with this criterion.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan and how they applied to the Crossroads redevelopment. As
this proposal for a major amendment will affect the only the requirements and
recommendations of the Vail Comprehensive Plan, Town Policies, and Urban Design Plan
with regarding to pedestrian circulation Staff will focus on those aspects.
Vail Village Master Plan
As noted on page 35 of the Master Plan,
"It is important to 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 the following goals specifically apply tothis amendment request. Staff has
included the following excerpts of the Vail Village Master Plan to aid in the Planning and
Environmental Commission's review of the project.
"V. GOALS, OBJECTIVES, POLICIES AND ACTION STEPS
Goals for Vail Village are summarized in six majorgoal 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 whole. 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. Finally, action steps are suggested as immediate follow-up actions
necessary to implement the goals of this Plan.
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."
"GOAL #3: TO RECOGNIZE AS A TOP PRIOTITY THE ENHANCEMENT OF
THE WALKING EXPERIENCE THROUGHOUT THE VILLAGE (in part)
3.1 Obiective:
Physically improve the existing pedestrian ways by landscaping
and other improvements.
3.2 Obiective.
Minimize the amount of vehicular traffic in the Villageto the greatest extent
possible.
3.3 Obiective:
Encourage a wide variety of activities, events., and street life along
pedestrian ways and plazas.
3.4 Obiective:
Develop additional sidewalks, pedestrian-only walkways and accessible
green space areas, including pocket parks and stream access."
The following text and image from the Vail Village Master Plan applies to the Solaris
development regarding pedestrian circulation throughout the Village. Staff has attached the
Parking and Circulation Plan map from the plan (Attachment D)
"PARKING AND CIRCULATION PLAN
The Parking and Circulation Plan recognizes the established pattern of parking and
circulation throughout Vail Village. The parking and circulation system is an
important element in maintaining the pedestrianized character of the Village. This is
accomplished by limiting vehicular access at strategic points, while allowing for
necessary operations such as bus service, loading/delivery and emergency vehicle
access.
The Town's bus system is crucial to controlling and limiting vehicular access to Vail
Village. The bus system greatly reduces the reliance on private automobiles,
resulting in a ,reduction of vehicular traffic in the Village's pedestrianized areas.
Aesthetic, as well as functional considerations are important to the Village's
circulation system. A long standing goal for the Village has been to improve the
pedestrian experience through the development of a continuous network of
paths and walkways. As a result, the irregularstreet pattern in the Village has
been enhanced with, numerous pedestrian connections linking "plazas with
greenspace" and other forms of open space. Located in and along this network
are most of the Village's retail and entertainment activities. While the majority of the
circulation system within the Village is in place, a number of major improvements are
proposed to reinforce and increase existing pedestrian connections, facilitate access
to public land along stream tracts, and further reduce vehicular activity in the core
area. "
When the Vail Village Master Plan was adopted there was great attention given to the need
to continue the successes of Vail Village and to improve on the downfalls. One of those
areas of success in need of strengthening as the Town moved forward was the continuation
of the linkage of the pedestrian network. The Vail Village Master Plan discusses and
illustrates that there is a need to include an intricate system of pedestrian connections
between properties. The reason for the intricate pedestrian network is to turn a guest's visit
to Vail from an event to an experience. The interconnected network of pedestrian paths
allows for guests and locals to navigate as freely as possible with no single development
being an "island" unto itself.
The applicant has stated to Staff that their desire to close the pedestrian path stems from
multiple constraints and desires. Several of those being as follows:
10
• To establish and create a certain experience and emotion for pedestrians
when approaching the Solaris retail experience.
• To address requirements of the International Building Code for use
separation flanking the tunnel.
• To address the desired experience of the tunnel from what was envision and
that which the Building Code is requiring.
• To increase the revenue generating square footage of the project thus
contributing to the tax base for the Town.
• A change in the location to the entrance of the theaters, thus removing the
primary activity generator for the theater.
• Belief that the tunnel will be underutilized by pedestrians due to the route and
destination of the tunnel.
Staff has had an extensive conversation with Building Department representatives regarding
the requirements of the Building Code with regard to this tunnel. The applicant had
expressed to Staff that the Building Code was significantly constraining the original desire to
have the tunnel be an active and vibrant pass through. The conversation Staff has had with
the Building Department representatives concluded that there are numerous opportunities to
include large areas of glass penetrations within the tunnel and therefore not precluding the
use of substantial amounts of glass to allow visual penetrations into the retail and theater
that flank the tunnel. The applicant had identified that the Building Code was requiring the
amount of penetrations to be limited to such an extent that the tunnel would become a dark
and unpleasant experience. Staff does not believe this to be the case. Apparently with the
tunnel width being in excess of 10 feet wide the Building Code provides for a great amount
of flexibility with regard to the use of unrated window assemblies and if rated window
assemblies where utilized the options increase as too what can be done within the tunnel.
In response to Staff's concerns the applicant has suggested that they would agree to the
establishment and recording of legal documents whichwould require the tunnel infill to be
put back into the project in the event the Vail Village Inn redeveloped. Staff believes that
while this solution would work if the intent was solely to prepare for the future redevelopment
of Vail Village Inn; however, there is a need for the connection in the present, not just in the
future. There are multiple commercial establishments located within Vail Village Inn not
fronting East Meadow Drive.
While staff can appreciate the reasons for why the applicant would like to remove the tunnel
from the project, Staff does not believe the reasons suggested for removal outweigh the
reasons to keep the tunnel. Staff believes those reasons include:
• Continuation of the connectivity of the pedestrian network in the Villagq
• Betterment of the pedestrian experience in navigating through the Village;
• The creation of a fabric between projects eliminating "islands";
• Increased circulation opportunities during special events in the Solaris plaza; and
• Creation of additional retail opportunities and successes between Vail Village Inn
and Solaris.
As discussed in this section of the memorandum, staff does not believe that the application
complies with all the goals and objectives of the Vail Village Master Plan.
11
E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district isproposed.
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.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the site plan, building design and location and open space
provisions in great detail. As this proposal for a major amendment to SDD No. 39,
Crossroads, does not include any changes to the site plan, building design and location and
open space provisions of the approved structure staff has not included the discussion on
these review points.
Staff believes the proposal complies with this criterion
G. A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the vehicular and pedestrian on and off-site circulation. To address
the impacts of off-site vehicular trips the Solaris development will be assessed $6,500 for
each additional trip generated in the peak hour.
Previously the Town has identified that the Solaris development was in compliance with all
the recommendations for pedestrian circulation both on and off-site. Staff believes that the
proposed amendment to infill the pedestrian tunnel negatively affects the pedestrian
circulation both on and off-site.
Staff does not believe the proposed amendments comply fully with all elements of this
criterion.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the aesthetic landscaping and open space to optimize and preserve
natural features, recreation, views and function in great detail. As this proposal for a major
amendment to SDD No. 39, Crossroads, does not include any changes to the site plan,
building design and location and open space provisions of the approved structure staff has
not included the discussion on these review points.
Staff believes the proposal complies with this criterion
1. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district.
12
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 theCrossroads project.
IX. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of denial to the Vail Town
Council on a proposed major amendment to Special Development District No. 39,
Crossroads, pursuant to Article 12-9(A), Special Development District, Vail Town Code, , to
allow for the enclosure of a pedestrian pathway through the southwest wing of the approved
structure and creation of commercial square footage; located at 141 and 143 Meadow
Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
Staff's recommendation is based upon a review of the criteria and findings as outlined in this
memorandum and from the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a recommendation
of denial, staff recommends that the following findings be made as part of the motion:
Special Develooment District No. 39. Crossroads
"That the proposal to amend Special Development District No. 39, Crossroads, does
not comply with all the nine design criteria outlined in Section 12-9A-8 of the Vail
Town Code. Furthermore, the applicant has not demonstrated to the satisfaction of
the Commission, based upon the testimony and evidence presented during the
public hearing, that the deviation requested from the Vail Comprehensive Plan are
outweighed by the public benefits provided. Lastly, the Commission finds that the
request is not consistent with the development goals and objectives of the Town"
X. ATTACHMENTS
A. Reduce plans of the currently approved first floor of retail and the proposed tunnel
infill
B. Application for a Maior Amendment to Special Development District No. 391
Crossroads, and an amendment to the Conditional Use Permit for the Private Parkinq
Club Dated February 15, 2007
C. Letters from adjacent property owners
D. Copy of the Parking and Circulation exhibit found in the Vail Village Master Plan
E. Public Notification
13
/lay 23 08 09:05a Ann Reilly Bishop (970)476-4490 p.1
ANN REILLY BISHOP
ATTO R N EY AT LAW
May 23, 2008
Mr.Warren Campbell, AICP
Chief of Planning -Town f Vai
75 South Frontage Road
Vail, Colorado 81657
Proposed Amendment to Solaris 5DD
Dear Mr. Campbell,
On behalf of the Vail Village Inn Phase Three Condominium Association with regard to the proposed
amendment to eliminate the tunnel/passageway through the Solaris building on the west side of the site
permit me to write and say we support Mr. Knobel's amendment. As you are aware the Association
played a significant role in the public process and review of the Solaris project due to its impact on the
Association's property. We are continuing to work with Mr. Knobel to ensure the best possible outcome
for all parties-
The Association has always held the position that we were opposed to the proposed passageway
through the building. We believe the proximity of the movie theaters to the passageway could provide
teens and young adults a place to congregate. This and other negative impacts had always been
envisioned by our Association. jRecently, Deanne Hall met with the architects about these issues. Due
to tl?e building codes it appear this passageway would be nothing more than a 95' long tunnel with no
retail activity. We are concerned about the function of this passageway and believe it would be better
to have pedestrians and shoppers circulating along the store fronts on the west and south side of the
building rather than through a long and narrow tunnel through the building spilling out onto the
Associations' property.
We understand that the Vail Village Master Plan shows a recommended walkway in this area but we
believe that Master Plan did not anticipate the type and scale of the Solaris project. The proposed
amendment u ill allow tF?is project to be more pedestrian and retail friendly and reduce potential
negative impacts to our property. We support this amendment
We encourage you and the Planning and Environmental Commission to approve the amendment
proposed by the applicant and allow this area to be in-filled with retail/commercial floor area. Please
contact if you wish any other questions answered regarding this issue. 22 rr?? ??II77
?
very be a E C9 v
4 nn Reilly Bishop, Attorney MAY 2 2008
1
Cc; ?ea0e Hall, Peter Knobel
i Attachment C TOWN OF VAIL
POST OFFICE BOX 820 ¦ VAIL, COLORADO 81658
-RE: Crossroads/Solaris proposal to remove pathway connections
Page 1 of 1
Warren Campbell - RE: Crossroads/Solaris proposal to remove pathway
connections
From: Claire Thayer
To:
Date: 06/26/2008 10:22 AM
Subject: RE: Crossroads/Solaris proposal to remove pathway connections
Everyday I sit at my desk (in the VVI plaza) looking out the window watching a stream of people head East
towards crossroads into a dead end which is the Solaris construction project. These visitors then need to turn
around and back track out to East Meadow Drive. While this is tolerable during construction it is something
that we are looking forward to putting an end to once the Solaris project is finished!
Recently we have learned that Solaris has submitted a proposal to do away with the pathway connections. I
think this is a terrible idea. This Solaris project was approved under the premise that there would be a
walkway that connects through to the Vail village in Plaza. When Crossroads was still around the walkway
was used frequently and allowed people to move from one area to the other with ease.
If you close off this walkway it will not only send all pedestrians out onto East Meadow Drive (into the path of
the buses) but it will restrict easy pedestrian friendly access to all the businesses up in the Vail Village in
Plaza. The only one benefiting from this closure will be the increased Commercial/retail space for Solaris
which is increased revenue for Solaris.
Please deny this request from Solaris and keep the plan in it's original state.
Thank you,
Claire Thayer
Claire Thayer
Lougheed Studio
At Claggett Rey Gallery
100 East Meadow Drive
Unit 7A
Vail. CO 81657
800-252-4438
P 970 476 9350
F 970 476 0495
in f'o@hrobertlough eed. corn
www.roberllougheed. com
file://CADocuments and Settings\Administrator\Local Settings\Temp\XPgrpwise\48636D... 07/02/2008
Telephone:
970.476.0300
970.476.6500
Telecopier:
970.476.4765
E-mail: Art.Abplanalp
@earthlink.net
Law Office of
Arthur A. Abplanalp, Jr.
L.L.C.
Post Office Box 2800
Vail, Colorado
81658-2800
9 July 2008
Mr. Warren Campbell
Department of Community Development
Town of Vail
111 South Frontage Road West
Vail CO 81657
Re: Proposed Amendment to Solaris Project
Dear Warren:
Physical Address:
Suite 301
Vail 21 Building
472 East Lionshead Circle
Vail, Colorado
81657
As you are aware, this Office represents the Vail Village Plaza Condominium Association,
which is the governing association for the project directly to the west of the Solaris project and
adjacent to East Meadow Drive. It is the Association's understanding that there is pending before
the Town an application on the part of the Solaris project to close a passageway which would serve
to permit pedestrian traffic on an east-west basis through the Solaris project, consistent with historic
practice and the master plan of the Town of Vail for the area. The Vail Village Plaza Condominium
Association must object to this proposed modification of the Solaris project.
The reasons for the position of the Vail Village Plaza Condominium Association include the
following:
1. You have indicated that the Vail Village Master Plan designates an east-west
pedestrian route through the Solaris property at the location which the application proposes to close.
At the time of the development of the Vail Village Plaza that corridor was respected and, consistent
with the Town's Master Plan and direction, businesses have been located on that corridor. Closing
that route would be inconsistent with the Town's Master Plan for this area.
2. If the corridor through the Solaris property were eliminated, the businesses located
in the Vail Village Plaza along that corridor, which would then be a dead-end, would no longer have
a viable reliance on pedestrian traffic along the route intended by the Town and relied upon by the
developers of Vail Village Plaza.
3. The developer of the Vail Village Plaza Condominium Association, and the business
which have located there, having relied on and respected the Town's identification of a pedestrian
corridor extending through what is to be the Solaris property, it would be counterproductive and
create question regarding the Town's determination to respect it's own master plan if, following such
reliance, the Town were to effectively abandon the plan upon which development has been based.
It should be noted that at least one member of the Board of the Vail Village Plaza
Condominium Association recalls that, at some time during the consideration of the Solaris project,
provision was made for a seamless transition between the Solaris project and the corridor with which
we are concerned through the Vail Village Plaza, using a route with relatively little change in grade.
The current plan, even without the proposed amendment, no longer provides for that transition, but
rather makes the connection using stairs. The Association has considerable concern that this feature
of the Solaris project may violate the American with Disabilities Act and related regulations, but,
at the very least, it would seem to defeat both the purposes of that Act and the intention of the Town
to provide for a functional corridor connecting and through these properties. For this reason, the
Association requests that the Town investigate whether the lack of access for the physically
challenged violates applicable standards and, whether or not that is the case, that the Town require
that this area of the Solaris project be modified in such manner as to provide for the seamless
transition which is implied, if not expressly required, in the designation of this route as a pedestrian
corridor through the Vail Village Master Plan.
As always, I thank you for working with us toward resolution of the concerns of the parties
interested in this property and who may be affected by the Town's position in and action on this
matter.
If you wish to contact me by telephone, I may be reached at 970.476.0300.
Vpfy truly
Arthur A. Abplanalp, Jr.
xc: Vail Village Plaza Condominium Association
TOWN OF MILOy
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on July 14, 2008, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a recommendation to the Vail Town Council to review the Vail Land Use
Plan map, pursuant to Section 8-3, Vail Land use Plan to allow for a change in the land
use designation from Community Office to Lionshead Redevelopment Master Plan for
properties known as "Cascade Crossing" and "Vail Professional Building" (Future "Ever
Vail'), located at 953 and 1031 South Frontage Road West/unplatted (A complete legal
description is available for inspection at the Town of Vail Community Development
Department), and setting forth details in regard thereto. (PEC080036)
Applicant: Town of Vail
Planner: Nicole Peterson
A request for a recommendation to the Vail Town Council on a proposed major
amendment to Special Development District No. 39, Crossroads, pursuant to Article 12-
9(A), Special Development District, Vail Town Code, to allow for the enclosure of a
pedestrian pathway through the southwest wing of the approved structure and creation
of commercial square footage; located at 141 and 143 Meadow Drive/Lot P, Block 5D,
Vail Village Filing 1, and setting forth details in regard thereto. (PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for a final review of a conditional use permit, pursuant to Section 12-9C-3,
Conditional Uses, Vail Town Code, to allow for public utilities installations, located at 145
North Frontage Road West, Lot 1, Middle Creek Subdivision and setting forth details in
regard thereto. (PEC080031)
Applicant: Cricket Communications Inc., represented by Mike Sharlow
Planner: Nicole Peterson
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend 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.
Published June 27, 2008, in the Vail Daily.
Attachment: E
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SOLARIS
Application for an Amendment to
Special Development District
No. 39, Crossroads, to Allow for the
Enclosure of a Tunnel
June 2008
SOLARIS
Application for an Amendment to
Special Development District
No. 39, Crossroads, to Allow for the
Enclosure of a Tunnel
June 2008
SOLARIS
Application for an Amendment to
Special Development District
No. 39, Crossroads, to Allow for the
Enclosure of a Tunnel
June 2008
Submitted by
Mauriello Planning Group
Attachment B
Owner and Consultant Directory
Owner/Applicant:
Peter Knobel
Solaris
2211 North Frontage Road
Suite A
Vail, Colorado 81657
Planning
Mauriello Planning Group, LLC
PO Box 1 12 7
Avon, CO 81620
970-748-0920
Design Architect
Barnes Coy Architects
PO Box 763
Bridgehampton, NY 1 1932
631-537-3555
Production Architect
Davis Partnership
0225 Main Street, Unit Cl 01
Edwards, CO 81632
970-926-8960
I. Description of Request
Ordinance No. 5, Series of 2006, approved Special Development District No. 39, Crossroads
(Solaris), to facilitate the redevelopment of Crossroads. Solaris was approved for 69 dwelling units
and 5 attached accommodation units, totaling 199,830 sq. ft. of GRFA. Ordinance No. 10, Series
of 2007, approved an increase from 69 dwelling units to 75 dwelling units and increased the
employee housing requirement from 12 beds to 22 beds. Ordinance No. 21, Series of 2007,
again amended the Special Development District No. 39 to allow for 2 additional dwelling units.
At this time, the applicant is requesting an amendment to SDD 39 to allow for the enclosure of the
tunnel that leads through the Crossroads property to the Vail Village Inn property. This tunnel is
adjacent to the movie theaters and was previously designed as the entry into the theaters. However,
as the design for the movie theaters has been refined to incorporate the restaurant, the program
combination will be more successful with maximium exposure to the public plaza. In addition,
building code requirements have limited the potential to design the tunnel to be an open and inviting
space, instead forcing the design to be a 90 ft. long corridor with limited windows. There is still
direct and functional access along the west and south areas of the property along the retail frontage.
We are concerned that the approved tunnel will be more of a detriment to both Solaris and the Vail
Village Inn by being a cold and dark area. Enclosing this area allows for an additional 733 sq.-ft.
of retail uses, which we believe will be a benefit to the project and the Town by creating the
opportunity for more sales tax revenues. It allows for the retail adjacent to incorporate this area,
making it a more viable retail space. The neighbors are also in support of the proposal and have
written a letter to the Town in support (see attached).
The additional commercial area generates a requirement for .35185 employees, based on the
commercial linkage requirements outlined in Chapter 23 of the Vail Town Code. The applicant is
proposing to increase the current housing requirement from the 22 beds required previously, to 23
beds.
There is no increase in GRFA with this application. No other changes to the project are being
proposed.
2
Approved by
Ordinance 21,
Series of 2007
Tunnel as appro
Current Proposal
Removal of tunnel
with additional retc
Solaris Amendment
June 2008
II. Application Process
The process for review of this application is a minor amendment, as indicated by the definitions of a
major amendment vs. a minor amendment below:
MAJOR AMENDMENT (PEC AND/OR COUNCIL REVIEW): Any proposal to change uses;
increase gross residential floor area; change the number of dwelling or accommodation units;
modify, enlarge or expand any approved special development district (other than 'minor
amendments" as defined in this section), except as provided under section 12-15-4, 'Interior
Conversions; or 12-15-51 'Additional Gross Residential Floor Area (250 Ordinance); of this
title.
MINOR AMENDMENT (STAFF REVIEW): Modifications to building plans, site or landscape
plans that do not alter the basic intent and character of the approved special development
district, and are consistent with the design criteria of this article. Minor amendments may
include, but not be limited to, variations of not more than five feet (5) to approved setbacks
and/or building footprints; changes to landscape or site plans that do not adversely impact
pedestrian or vehicular circulation throughout the special development district; or changes to
gross floor area (excluding residential uses) of not more than five percent (5%) of the approved
square footage of retail, office, common areas and other nonresidential floor area, except as
provided under section 12-15-41 "Interior Conversions" or 12-75-51 IAdditional Gross
Residential Floor Area (250 Ordinance); of this title.
However, staff has determined that due to their concerns with compliance with the Vail Village
Master Plan (adopted in 1990), they are more comfortable with having the Planning and
Environmental Commission and Town Council review this application, and have instead declared it
to be a major amendment.
4
III. Submittal Requirements
The following is a list of the submittal requirements for a major SDD amendment. We have indicated
the items that we have submitted with this amendment, and referenced the original submittal for items
that are not affected by the major amendment.
l Fee
Stamped, addressed envelopes and a list of the property owners
adjacent to the subject property
Title Report
Written approval
A written statement addressing the following:
a. Describe the nature of the project to include information on
proposed uses, densities, nature of the development proposed,
contemplated ownership patterns and phasing plans.
b. A statement outlining how and where the proposed development
deviates from the development standards prescribed in the property's
underlying zone district.
A complete zoning analysis
Stamped Topographic Survey
Existing and Proposed Site and Grading Plans
A Vicinity Plan
A Landscape Plan
A Roof Height Plan
Existing and Proposed Architectural Elevations
Existing and Proposed Architectural Floor Plans
Sun/shade analysis
All plans must also be submitted in 8.5. x 1 1 . reduced format
An Architectural or massing model
Photo overlays
Parking needs assessment and vehicular circulation analysis
An Environmental Impact Report
Submitted
Submitted
Refer to the original submittal - no change
Submitted
Submitted
Refer to the original submittal - no change
Refer to the original submittal - no change
Refer to the original submittal - no chanae
Refer to the original submittal - no change
Refer to the original submittal - no change
Refer to the original submittal - no change
Refer to the original submittal - no change
Submitted
Refer to the original submittal - no change
Submitted
Refer to the original submittal - no chanae
Refer to the original submittal - no change
Submitted
Refer to the original submittal - no change
5
IV. Special Development District - Standards and Criteria
"The purpose of the special development district is to encourage flexibility 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 with 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 flail comprehensive plan. "
The following design criteria are used by the Town in the evaluation of a Special Development
District. The proposed Solaris redevelopment plan adequately addresses each of these criteria.
Below is a summary of how the project implements each of these criteria.
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.
Our Analvsis:
The proposed Solaris redevelopment plan was designed to be compatible with the
mountain environment and the new trends in alpine architecture, and the Town of Vail
has found that the design is compatible and sensitive to the immediate environment,
neighborhood and adjacent properties. This proposed major amendment to enclose
the 90 ft. long tunnel leads to a
design that is more sensitive to the
Vail Village Inn Phase III
Condominiums, who have
expressed concern about the
passageway previousiy. i ne
attorney representing the
Association has submitted a letter in
support of this application. They
believe that enclosing the
passageway will reduce possible
negative impacts from the Solaris
development and are requesting
that the Town approve this
application as submitted.
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
6
Solaris Amendment
June 2008
Our Analysis:
This application does not change the approved uses, activities, or uses for the site.
However, we believe that the proposal improves the pedestrian experience and
maximizes the retail exposure. In addition, the adjacent property owner believes that
the proposal is an improvement over the previous design.
C
Parking and Loading: Compliance with parking and loading requirements as outlined
in Chapter 10 of this Title.
Our Analysis:
The proposed plan meets or exceeds all of the parking and loading standards found in
Chapter 10 of the Zoning Regulations. Below is a table documenting the parking
requirements for the proposed Solaris redevelopment. The proposed development plan
includes a total of 301 parking spaces to meet the parking requirements of the project
including the 81 space private parking club. This is an increase of 2 parking spaces
from the previous approval. As the garage design has been further refined, a total of
301 spaces have been provided, meeting the parking requirements of the uses on-site
and maintaining the conditional use permit approval of 81 parking spaces.
Amendment Proposed:
Use
Dwellinq Units
Retail
Theater seating
Restaurant seating
Bowlinq
Total
5% reduction
Net Required Parkinq
Parkinq Provided
Parkinq Club Parking
D
# of Units/Sq. Ft.
77
34,583
3,059
5,611
1,170
Code Ratios Total
1.4 107.8
0.0023 79.54
0.006060606 18.539
0.004 22.444
0.0023 2.691
231.014
11.55
219.46
(220)
301
81.54
(81)
Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive
Plan, Town policies and urban design plans.
Our Analysis:
The Vail Village Master Plan was adopted by the Town of Vail on January 16, 1990.
The plan states that the illustrative plans were a depiction of the existing conditions and
that "Only minor changes to established land use patterns are proposed. "
7
Area in question
.4 r
Parking and Circulation Plan, Vail Village Master plan
As a result, a large portion of the Vail Village Master Plan is based on what was at the
time the current development patterns with certain in-fill locations and development sites
identified. This is important to note, as the Parking and Circulation Plan (above) of the
Vail Village Master Plan is based on the circulation patterns in existence at the time (or
based on the original Vail Plaza Hotel approval) and does not reflect the pedestrian
circulation that exists today. This is further reflected in the sub-area plan for the Vail
Village Inn, which states:
Final phase of Vail Village Inn project to be completed as established by the
development plan for SDD 0'6. Commercial development at ground level to
frame interior plaza with green space. Mass of buildings shall step up from
existing pedestrian scale along Meadow Drive to 4-5 stories along the
frontage Road. Design must be sensitive to maintaining view corridor from 4-
way stop to Vail Mountain... Mpg 37).
The pedestrian pat or the Vail
Plaza project as constructed does ' `=-g - -
not correspond to the path as
-, '
indicated in the Parking and F°,' .«
Circulation Plan, as the following ?..:•?-?? r` ' - `y ""'"??""'•,r,"'
graphic indicates. The path, as it 3 C > ,".'
was originally shown in the master
plan, does not follow the path .4: 4
indicated and therefore indicates •` ?" ?`• ?"?
that strict adherence to the Master
Plan graphic was not intended.
.t rt
Below, the yellow indicates the ¦ Pedestrian Circulation as proposed
area of the path that was intended
but has already been eliminated Pedestrian links eliminated by previous approvals
based on current buildings or
approvals. No link through the Pedestrian /ink relocated with this application
8
Solaris Amendment
June 2008
Vail Plaza Hotel was constructed. There is a sidewalk that runs behind La Bottega,
which then either joins East Meadow Drive, or travels up a stairway to join the plaza
area of the Vail Village Inn, adjacent to the pool at the Vail Plaza Hotel. This area is
an interesting mix of private and public uses, and there are limited commercial uses on
this plaza. The Parking and Circulation plan path then continues through the VVI
plaza, and through the old Crossroads building. This was not a connection that was
used by most pedestrians. It required walking through the back parking lot of
Crossroads, through the relatively short passageway adjacent to the bank, across the
middle of the parking lot, up the stairs, through another short passageway, around
some shops, back down a set of stairs, and arriving at the intersection of Village
Center Road and East Meadow Drive. The connection was mediocre at best.
We believe that the passageway, largely due to the inability to have real retail
openings and windows, does not create an open and inviting passage through the
site and will complicate the pedestrian circulation pattern and short circuits the retail
experience. Instead, we believe that funneling pedestrians to the south, along the
vibrant plaza of shops, restaurants, and services, will be a more successful pedestrian
circulation pattern, in accordance with the intent of the Vail Village Master Plan. The
design of Solaris captures the most important idea of the Vail Village Master Plan - the
idea of a large public plaza. The Vail Village Master Plan states the following in the
description of the Crossroad sub-area:
117-6 Crossroads Infi"ll
Commercial infill over new underground parking lot in conjunction with a large
public plaza with greenspoce area (existing and new parking demand to be
provided on site. While configuration of infill may be done in a variety of
ways, it Is the overall intention to replace existing surface parking with
pedestrian corridors in a commercial area, as well as to provide a strong
building edge on Meadow Drive and streetscape improvements. Improvement
of the planted buffer adacent to the frontage Road is also important...
As proposed, the design of Solaris meets the intent of the Vail Village Master Plan.
E. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or
geologic hazards that affect the property on which the special development district is
proposed.
Our Analysis:
There are no natural or geologic hazards existing or mapped by the Town on the
Crossroads site.
9
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.
Our Analvsis:
This amendment application does not affect the above-mentioned criteria.
G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
Our Analvsis:
The pedestrian improvements associated with this site are extensive. Pedestrian access
is provided on all adjacent roadways and between the WI project and the Solaris site,
as described above. The applicant is proposing a significant public plaza on the site
that will allow for pedestrian traffic and public gatherings. The proposed revision
maintains the character of existing pedestrian circulation and aligns with recent
approved modifications to the Master Plan suggested routes.
H. Landscaping: Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and function.
Our Analysis:
The proposed amendment does not impact the above-mentioned criteria.
Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
Our Analysis:
There is no change to the phasing plan with the proposed amendment.
10
V. Employee Housing Plan
Solaris was approved prior to the newly adopted employee housing regulations. However,
the Town of Vail required a total of 22 employee beds to be provided with the project.
Because this current application falls under the new regulations, an employee housing plan is
provided for this amendment:
Commercial Linkage requirement = 20% of net new employees generated
Increase in Retail sq ft from 33,850 to 34,583
= 733 sq ft increase
733 sq ft / 1,000 x 2.4 employees = 1.7592
1.7592 x 20% mitigation = .35184
= .35184 employees to be provided deed restricted employee housing
Section 12-23-6 provides the methods of mitigation for the commercial linkage requirements.
If a project is required to mitigate for more than 1 .25 employees, half of the requirement must
be met on-site. As this amendment only requires mitigation for .35184 employees, there is no
on-site requirement for employee housing. As a result, the method of mitigation is at the sole
discretion of the applicant. In this case, the applicant has chosen to provide the requirement
off-site, in the same manner as the previous 22 beds that have been required. The applicant
is proposing to now provide 23 beds of employee housing. This clearly exceeds the .35 that
is required.
1I
VI. Adjacent Property Owners
VILLAGE INN PLAZA CONDOMINIUM ASSOCIATION
JOSEF STAUFER
100 E MEADOW DR #31
VAIL, CO 81657
VILLAGE INN PLAZA-PHASE V CONDOMINIUM
ASSOCIATION
100 EAST MEADOW DRIVE STE 31
VAIL, CO 81657
VILLAGE INN PLAZA CONDOMINIUM
ASSOCIATION
COLORADO REGISTRATION, INC.
880 HOMESTEAD DRIVE, NO. 25
EDWARDS, CO 81632
VILLAGE INN PLAZA-PHASE V CONDOMINIUM
ASSOCIATION
COLORADO REGISTRATION, INC
880 HOMESTEAD DRIVE NO. 25
EDWARDS, CO 81632
VILLAGE INN PLAZA-PHASE V CONDOMINIUM
ASSOCIATION
COLORADO REGISTRATION, INC
PO BOX 666
VAIL, CO 81658
JOSEF STAUFER
P O BOX 666
VAIL, CO 81658
VAIL VILLAGE PLAZA CONDOMINIUM ASSOCIATION
143 E. MEADOW DRIVE NO. 360
C/O SLIFER MANAGEMENT CO
VAIL, CO 81657
VAIL VILLAGE PLAZA CONDOMINIUM ASSOCIATION
C/O ABPLANALP LAW OFFICE LLC
POST OFFICE BOX 2800
VAIL, CO 81658
VAIL VILLAGE PLAZA CONDOMINIUM ASSOCIATION
SALLY HANLON
385 GORE CREEK DRIVE- NO. R-2
VAIL, CO 81657
VAIL DOVER ASSOCIATES LLC
4148 N ARCADIA DR
PHOENIX, AZ 85018
VAIL CORE CONDOMINIUM ASSOCIATION, INC
HELEN E. BIRD
P O BOX 5940
AVON, CO 81620
AUSTRIA HAUS CONDO ASSOC INC
20 VAIL RD
VAIL, CO 81657
AUSTRIA HAUS CONDOMINIUM ASSOCIATION,
INC.
JOHN MILLS C/O SONNENALP HOTEL
20 VAIL ROAD
VAIL, CO 81657
HIBBERD, FRED, JR
400 NW RIDGE RD
JACKSON, WY 83001
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
VILLAGE CENTER ASSOC
124 WILLOW BRIDGE RD
VAIL, CO 81657
SONNENALP PROPERTIES INC
20 VAIL RD
VAIL, CO 81657
CDOT
4201 E. ARKANSAS AVENUE
DENVER, CO 80222
MAURIELLO PLANNING GROUP, LLC
POST OFFICE BOX 1 127
AVON, CO 81620
SOLARIS
2211 NORTH FRONTAGE ROAD, SUITE A
VAIL, CO 81657
ANN BISHOP
VAIL VILLAGE INN PHASE III ASSOC
PO BOX 820
VAIL, CO 81658
KNOBEL CHILDRENS INVESTMENT TRUST 1996
392 MILL CREEK CIR
VAIL, CO 81657
12
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Sam
Special Development District (SDD)
"V?XL Planning and Environmental Commission
General Information:
All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a
building permit application. Please refer to the submittal requirements for the particular approval that is requested.
An application for Planning and Environmental Commission review cannot be accepted until all required information
is received by the Community Development Department. The project may also need to be reviewed by the Town
Council and/or the Design Review Board.
Type of Application and Fee:
? Rezoning $1300 El Conditional Use Permit $650
? Major Subdivision $1500 ? Floodplain Modification $400
? Minor Subdivision $650 ? Minor Exterior Alteration $650
? Exemption Plat $650 ? Major Exterior Alteration $800
? Minor Amendment to an SDD $1000 El Development Plan $1500
? New Special Development District $6000 ? Amendment to a Development Plan $250
? Major Amendment to an SDD $6000 ? Zoning Code Amendment $1300
El Major Amendment to an SDD $1250 El Variance $500
(no exterior modifications) ? Sign Variance $200
Description of the Request:
A major amendment to SDD #39, Crossroads, to allow for the enclosure of the
Dassaqewav
Location of the Proposal: Lot: P Block: 5D Subdivision: Vail Villaqe Filinq 1
Physical Address: 143 E. Meadow Drive
Parcel No.: 210108201001 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
Zoning: Special Development District #39 (underlying zoning of CSC)
Name(s) of Owner(s): Solaris
Mailing Address: 2211 North Frontage Road, Suite A
• Vail, CO 81657 Phone: /970-479-7566
Owner(s) Signature(s): /?
U ?
Mauriello Planning Group
Name of Applicant:
Mailing Address: PO Box 1127
Avon. CO 81620 Phone: 970-748-0920
E-mail Address: dominic@mpgvail.com Fax 970-748-0377
Application for Review by the
? Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
te1:970.479.2128 fax: 970.479.2452
web: www.vailgov.com
For Office Use Only: CC
Fee Paid: J1256.W E6? By:
Meeting Date: PEC No.:
Planner: / Project No.:
F:\cdev\FORMS\Permits\Planning\P EC\S D D10-18-2006.doc
r_
PEC,O5 0034'
Page 1of7
I N JUN", 2008
Awsoex 0 C?A5 ?1? TOWN OF VAIL
********************************************************************************************
TOWN OF VAIL, COLORADO Statement
********************************************************************************************
Statement Number: R080000957 Amount: $1,250.00 06/16/200811:36 AM
Payment Method:Credit Crd Init: JLE
Notation: MAURIELLO
PLANNING/ALLISON
-----------------------------------------------------------------------------
Permit No: PECO80034 Type: PEC -Major SDD Amendment
Parcel No: 2101-082-0100-1
Site Address: 143 E MEADOW DR VAIL
Location: SOLARIS
Total Fees: $1,250.00
This Payment: $1,250.00 Total ALL Pmts: $1,250.00
Balance: $0.00
********************************************************************************************
ACCOUNT ITEM LIST:
Account Code Description Current Pmts
-------------------- ------------------------------ ------------
PV 00100003112500 PEC APPLICATION FEES 1,250.00
/.
Allison Kent
From: Warren Campbell [WCampbell@vailgov.com]
Sent: Wednesday, May 14, 2008 3:42 PM
To: allison@mpgvail.com; dominic@mpgvaii.com; Michael Suman
Subject: Solaris Tunnel
Michael, Dominic, and Allison,
After some critical thought, this is the process I believe we need to follow with regard to the proposed Solaris tunnel infill.
I believe we need to follow the Major Amendment process as I cannot administratively approve something that conflicts with the Vail
Village Master Plan. In my memo I will explain that the actual increase in commercial square footage would be categorized as a minor
amendment; however, the focus of the conversation will be on the infiill of the tunnel.
In addition we will only assess the $1,250 fee not the $6,000 fee for this application.
Hope this helps in pulling together your application.
Thanks
Warren
D ?Z I E odE D
JUN 16 2008
TOWN OF VEIL
(07/15/2008) Warren Campbell - RE: Proposed Solaris Amendment Page 1
s ,
From: "Steve Stafford" <sstafford@centurytel.net>
To: <wcampbell@vailgov.com>
Date: 07/10/2008 2:21 PM
Subject: RE: Proposed Solaris Amendment
CC: Arthur A. Abplanalp, Jr."' <art.abplanalp@earthlink. net>
Warren,
For what it's worth, one of the Board Members of the Vail Village Plaza Condominium Association, Hugh
Sullivan, has a wife that is handicapped and has to use a wheelchair to get around. Hugh is very aware of
ADA regulations and issues. He has raised those issues several times in the past within the Vail Village
Plaza Condominium Association. It wouldn't surprise me at all if he were to raise those issues in the
future if the Town of Vail doesn't provide handicap access between Vail Village Plaza and Solaris. I'm
sure that you're much more aware of ADA regulations and issues than I am so I don't know if this is an
issue that the Town of Vail should worry about. However, I thought that I'd at least bring it to your attention
so that you'd be prepared if and when Mr. Sullivan approaches the Town about this matter.
Sincerely,
Steve Stafford
Slifer Management Company, Inc.
P.O. Box 2264
0105 Edwards Village Blvd., Suite G-206
Edwards, CO 81632
Phone: 970-926-7911 ext. 4
Fax: 970-926-7914
-----Original Message-----
From: Arthur A. Abplanalp, Jr. [mailto:art.abplanalp@earthlink.net]
Sent: Thursday, July 10, 2008 1:37 PM
To: wcampbell@vailgov.com
Subject: Proposed Solaris Amendment
Warren:
I will be traveling on Monday and unable to attend the PEC meeting, but I hope that you find the letter
which I dropped off yesterday to be supportive of what I understand to be the staffs position regarding the
proposed closure of the Solaris corridor to the east of the Vail Village Plaza. If there is anything else
which we can provide short of a personal appearance, we would be pleased to try to work with you on that.
If this proposal actually goes to Council, I'll do what I can to make a personal appearance, if that would be
helpful.
Thank you for the time which you spent with me last week and for the explanation of the proposal which
you provided. If there's anything staff can do to provide for a level grade transition between Solaris and
VVPCA, we would be pleased to work with you in that effort, as well.
Thank you for your attention to this matter
Regards,
Art Abplanalp