HomeMy WebLinkAboutEver Vail Work Session First Floor Land Uses 012510MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 25, 2010
SUBJECT: A request for a work session on a major exterior alterations, pursuant to Section 12-7I-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment
of the area known as “Ever Vail” (West Lionshead), with multiple mixed-use structures including but not limited to, multiple-family dwelling units, fractional fee units, accommodation
units, employee housing units, office, and commercial/retail uses, 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. (PEC080064)
Applicant: Vail Resorts Development Company, represented by Thomas Miller
Planner: Warren Campbell
Summary
The applicant, Vail Resorts Development Company, represented by the Mauriello Planning Group, LLC, is requesting a work session with the Planning and Environmental Commission to answer
several questions raised during the circulation presentation on January 11, 2010, and begin discussion on public spaces, plazas, and venues. The applicant will also cover the proposed
improvements to the Red Sandstone Creek and the at-grade land uses and programming. The work session will conclude with a presentation on the commercial Market Study prepared by Ford
Frick of BBC Research and Consulting. This work session is the continuance in what is planned to be a series of work sessions regarding various aspects and topics with regard to the
Ever Vail project. The Ever Vail project is the proposed creation of a new portal to Vail Mountain on approximately 12.2 acres. Developments of this extent warrant a complete understanding
of many interconnected aspects. Staff and the applicant hope that through a series of work sessions that a greater understanding of the project and its impacts, both positive and negative
will be ascertained, thus aiding in the review of the various applications and their associated criteria and findings. As this is a work session and the Planning and Environmental Commission
is not being asked to reach any conclusions, Staff has not provided any recommendations at this time. Staff and the applicant request that the Planning and Environmental Commission
participates in the presentation and tables this application to the February 8, 2010, public hearing.
II. DESCRIPTION OF REQUEST
The applicant, Vail Resorts Development Company, represented by the Mauriello Planning Group, LLC, has submitted seven development review applications which will be reviewed and acted
upon by the Planning and Environmental Commission prior to the conclusion of the review process. Those applications include:
A major subdivision to establish new lot configurations, rights-of-way, easements, etc;
An amendment to Special Development District (SDD) No. 4, Cascade, to remove the GLOB from the SDD;
A rezoning of the parcels created by the major subdivision to Lionshead Mixed Use-2;
An amendment to the Town Zoning Regulations to include the project within the “commercial core” zone for calculating parking requirements (recommendation of approval with a condition
forwarded by the PEC on January 11, 2010);
A variance for site coverage for the below grade structure;
Several conditional use permits to allow for a new gondola, below grade parking structure, and below grade mountain operations service facility; and
A major exterior alteration to allow for multiple structures to be constructed.
The work session will include a presentation by the Ever Vail Team addressing several of the questions made at the previous with regard to circulation. The presentation will additionally
begin to cover:
A review of public spaces, plazas, and venues;
Creek corridor
Amphitheater
Width to height ratios
Environmental presentation on Red Sandstone and Gore Creeks;
Ground level (at-grade) land uses and programming; and
Approach to restaurants and retail
Vail Recreation District (VRD) space
Ski School (DEVO)
Bar/music venue
Hotel and conference facilities
Spa
Grocery market
A commercial Market Study prepared by Ford Frick of BBC Research and Consutrling
On December 14, 2009, the Commission members were provided a binder of information entitled Ever Vail: Applications for a Major Subdivision, Rezoning, Text Amendment, Conditional Use
Permits, Major Exterior Alteration, SDD Amendment & Variance to allow for the redevelopment of the West Lionshead Area and a set of 11”X17” plans depicting to the project. Within the
binder the market study report can be found behind the tab entitled Market Study. These documents will be pertinent to the discussion regarding the scheduled presentation. Additionally,
the applicant has prepared additional documents which speak directly to the topics identified above (Attachment A).
Staff created a list of questions to aid in the topics to be discussed at the hearing. These questions are provided to aid in the thought process and discussion of the proposal. It
is anticipated that as staff hears the presentation that additional questions will arise. Staff has not completed their analysis of the questions nor reached any conclusions. There
are questions that Staff will be studying and developing positions on prior to asking the Planning and Environmental Commission to take action.
What is the square footage of commercial that is necessary to support a new portal that includes the residential and programming uses proposed?
Is there a minimum number of square footage for particular of land uses (office, retail, restaurant, etc.) which results increased success in a mixed-use portal?
Is there a minimum of number of tenant spaces for the proposed commercial which is necessary for success?
What are the impacts of Market Street containing vehicular traffic to the commercial experience?
What is the “Wow” or “Surprise” factor that distinguishes this proposed portal from the existing portals to draw people to this portal year round?
Where are the grade changes in the public plazas, spaces, and venues and how to pedestrians overcome these grade changes?
What measures will be put in place to insure that special events can occur in the public plazas, spaces, and venues?
Where are the pockets of sunlight and shade throughout the project and do these coordinate with where the public is encouraged to congregate?
Are the proposed improvements and programming of activities adjacent to the Red Sandstone and Gore Creeks appropriate?
At the northern end of the western side of the Red Sandstone Creek frontage there is proposed to be a spa facility. How does this land use impact pedestrian circulation and does it
create a “dead end” tot eh pedestrian experience of exploring around the next corner?
What size of conference groups can the proposal accommodate? Is this appropriate, should it be fewer or greater?
How do deliveries arrive and circulate to the commercial land uses from the loading bays in the parking garage?
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 October 27, 2008, Staff presented and over view of the roles and responsibilities to the Planning and Environmental Commission with regard to the Ever Vail development.
On November 24, 2008, Staff presented an overview of the Lionshead Redevelopment Master Plan to the Planning and Environmental Commission and its applicability to the Ever Vail project.
On December 8, 2008, the Planning and Environmental Commission held a public hearing at which a presentation and discussion occurred on the topics of vehicular, mass transit, pedestrian,
and bicycle circulation occurred. A list of question and comments was generated as a part of this discussion.
On December 22, 2008, the Planning and Environmental Commission held a public hearing at which the presentation and discussion focused on the proposed design for the Frontage Road realignment.
Discussion included the Simba Run underpass, retaining walls, median planter design, etc.
On January 7, 2009, the Design Review Board held a public hearing at which the presentation and discussion focused on the proposed design for the Frontage Road realignment. Discussion
focused on the retaining walls, bridge verse culvert crossing of the creek, and roadway design.
On March 23, 2009, the Planning and Environmental Commission unanimously approved with condition(s) a partial preliminary plan to establish the right-of-way to be allocated for the relocated
South Frontage Road adjacent to the interstate.
On April 21, 2009, the Town Council endorsed the submittal of the proposed South Frontage Road relocation to the Colorado Department of Transportation by a vote of 3-1-1 (Foley opposed
and Gordon abstained)
On January 11, 2010, the Planning and Environmental Commission unanimously forwarded a recommendation of approval with a condition on the inclusion of Ever Vail within the commercial
core area designation maps.
IV. Staff Recommendation
The Community Development Department requests that the Planning and Environmental Commission listen to the presentation, ask questions, provide and pertinent feedback. The Commission
is not being requested to take and final action at this work session. The applicant and Staff request that the Commission tables this application to its February 8, 2010, public hearing.
V. ATTACHMENTS
A. Memorandum addressing public spaces, plazas, venues, and ground level land uses and programming dated January 25, 2010
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