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HomeMy WebLinkAboutPEC080069Planning and Environmental Commisson ACTIaN FORM ~'~t Department of Community Development ~~ Or TrA ]~ ~ 75 South Frontage Road, Vail, Colorado 81657 n11 r yhjj,~ tel: 970.474.2139 fax: 970.479.2452 c~+.r.,~~,~-r[cbcu]~~,c~; web: www.vailgov.com Project Name: GLOB AMENDMENT TO LRMP PEC Number: PEC080069 Project Description: Participants: APPROVAL OF RESOLUTION N0. 26, SERIES OF 2008, AN AMENDMENT TO THE LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE GLEN LYON OFFICE BUILDING OWNER GLEN LYON OFFICE BUILDING 11/10/2008 C/0 ANDREW D. NORRIS 1000 S FRONTAGE RD W STE 200 VAIL CO 81657 APPLICANT GLEN LYON OFFICE BUILDING 11/10/2008 C/0 ANDREW D. NORRIS 1000 S FRONTAGE RD W STE 200 VAIL CO 81657 Project Address: 1000 S FRONTAGE RD WEST VAIL Location: GLEN LYON OFFICE BUILDING Legal Description: Lot: 54 Block: Subdivision: GLEN LYON SUB. Parcel Number: 2103-121-0900-3 Comments: BOARD/STAFF ACTION Motion By: Daly Second By: Gordon Vote: 5-1-0 Conditions: Action: APPROVED Date of Approval: 02/03/2009 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: Nicole Peterson PEC Fee Paid: $1,300.00 VAIL TOWN COUNCIL EVENING SESSION AGENDA VAIL TOWN COUNCIL CHAMBERS 75 S. Frontage Road W. Vail, CO 81657 6:00 P.M., TUESDAY, FEBRUARY 3, 2009 NOTE: Times of items are approximate, subject to change, and cannot be relied upon to determine at what time Council will consider an item. 1. ITEM/TOPIC: Citizen Input. (10 min.) 2. Stan Zemler ITEM/TOPIC: Town Manager's Report. (30 min.) • Timber Ridge Update. • Revenue Update. • Parking Task Force Update. 3. ITEM/TOPIC: Consent Agenda. (10 min.) • Approval of 01.06.09 and 01.20.09 Town Council Minutes. 4. Dwight Henninger ITEM/TOPIC: Evacuation Plan update. (15 min.) 5. Bill Gibson ITEM/TOPIC: First reading of Ordinance No. 4, Series of 2009, an ordinance amending Chapter 5-1, Public Nuisances, to minimize the potential negative affects of construction work lighting, and setting forth details in regard thereto. (15 min.) ACTION REQUESTED OF_ COUNCIL: Approve, modify, or deny Ordinance No. 4, Series of 2009, on first reading. BACKGROUND RATIONALE: On October 21, 2008, the Town Council reviewed Ordinance No. 21, Series of 2008, an ordinance amending the Town's outdoor lighting regulations. During the public comment portion of the Council's hearing, concerns were raised about the impacts of construction lighting. In part, the ordinance addressed construction site lighting for access, egress, etc.; however, neither the Town's previous lighting regulations nor Ordinance No. 21, Series of 2008, specifically addressed lighting for construction work activities. The Council therefore instructed Staff to update their work plan to include proposing options for addressing the potential negative affects of construction work lighting. Staff prepared options for the Council to consider and on January 2, 2009, the Council directed Staff to draft amendments to the Town's nuisance regulations to minimize the potential negative affects of construction work lighting. The proposed amendments have been drafted to meet the goals of being understandable, enforceable, and to reduce the potential negative affects of construction lighting on neighboring properties. However, the proposed amendments are not intended to prohibit nighttime construction activities. Staff believes the proposed Ordinance No. 4, Series of 2009, accomplishes these goals by requiring construction work lighting to be directed away from neighboring properties and to be turned off once the related work activities have ended. STAFF RECOMMENDATION: Approve Ordinance No. 4, Series of 2009, on first reading. 6. Nicole Peterson ITEM/TOPIC: Final review of Resolution No. 26, Series of 2008, a resolution amending the LionsHead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building site into the LionsHead Redevelopment Master Plan Area and to adopt site specific recommendations for the future redevelopment of the Glen Lyon Office Building site, located at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and setting forth details in regard thereto. (20 min.) BACKGROUND: On December 8, 2008 the Town of Vail Planning and Environmental Commission voted 5-0-1 (Viele recused) to forward a recommendation of approval to the Vail Town Council for Resolution No. 26, Series of 2008. On January 6, 2009 the Vail Town Council discussed the proposed Resolution No. 26, Series of 2008, at the afternoon work session. Staff has incorporated the changes and additions requested by the Council at the work session. ACTION REQUESTED OF COUNCIL: Approve, approve with modifications, deny, or table Resolution No. 26, Series of 2008. STAFF RECOMMENDATION: Staff recommends that the Vail Town Council approves Resolution No. 26, Series of 2008. ITEM/TOPIC: Adjournment. (7:50 p.m.) (ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE) MEMORANDUM TO: Vail Town Council FROM: Community Development Department DATE: February 3, 2009 SUBJECT: Final review of Resolution No. 26, Series of 2008, a resolution amending the Lionshead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan Area and to adopt site specific recommendations for the future redevelopment of the Glen Lyon Office Building site located at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and setting forth details in regard thereto. Applicant: Glen Lyon Office Building, a Colorado General Partnership Planner: Nicole Peterson I. DESCRIPTION OF THE REQUEST The applicant is requesting to add the Glen Lyon Office Building site to the Lionshead Redevelopment Master Plan with site specific recommendations, through the attached Resolution No. 26, Series of 2008, which includes the following: 1. Additions to Chapter 2, Introduction, including: a. Addition of the Glen Lyon Office Building site into section 2.6 Master Plan Study Area 2. Additions to Chapter 4 Master Plan Recommendations -Overall Study Area, including: a. Addition of the Glen Lyon Office Building site into section 4.1.5, West Lionshead Residential/ Mixed-Use Hub. b. Addition of language that facilitates office uses on the first floor in section 4.1.5, West Lionshead -Residential/ Mixed-Use Hub. c. Addition of the Glen Lyon Office Building site into section 4.5.1, Connection to West Lionshead. d. Addition of the Glen Lyon Office Building site into section 4.9.4.3, West Lionshead. e. Clean-up item to separate North Day Lot housing recommendations from West Lionshead, with the addition of section heading in Section 4.9.4.6 North Day Lot. 3. Additions to Chapter 5 Detailed Plan Recommendations including: a. Strikethrough of entire section 5.17 to reformat with headings. The text remains in the plan, but was reformatted with additional text for clarification and readability. b. Addition of Glen Lyon Office Building site into section 5.17, West Lionshead. c. Addition of headings to section 5.17, West Lionshead including: i. South Frontage Road Improvements and Vehicular Access ii. Pedestrian and Bike Access iii. Preservation of Existing Office and Retail Space iv. Relationship to Red Sandstone Creek and Gore Creek v. Architecturallmprovements vi. Redevelopment Considerations for Glen Lyon Office Building site d. Addition of site specific recommendations for the Glen Lyon Office Building site in section 5.17.6: i. Limit on building height: 56 foot maximum ii. Language speaking to residential land use and density on-site iii. Increase of office space on site iv. 100% of the required employee housing mitigation on-site v. Landscape preservation and relationship to Red Sandstone and Gore Creeks 4. Inclusion of the Glen Lyon Office Building site in the following maps and figures: a. Map A -Lionshead Study Area b. Figure 4-9 -Existing West Lionshead Development Concept c. Figure 4-9A -Proposed West Lionshead Development Concept d. Figure 5-25 -West Lionshead Building Mass/ Height Limitations II. BACKGROUND On August 11, 2008, the Town of Vail Planning and Environmental Commission voted 4- 0-1 (Viele recused) to forward a recommendation of approval of Resolution No. 19, Series of 2008, for the Vail Land Use Plan map amendment to allow for a change in the land use designation from Community Office to LRMP for the Glen Lyon Office Building site. On September 2, 2008 the Vail Town Council approved Resolution No. 19, Series of 2008, described above. The motion passed 4-3-0, with Foley, Hitt and Rogers dissenting. On December 8, 2008 the Town of Vail Planning and Environmental Commission voted 5-0-1 (Viele recused) to forward a recommendation of approval to the Vail Town Council for Resolution 26, Series of 2008. On January 6, 2009 the Vail Town Council discussed the proposed Resolution No. 26, Series of 2008, at the afternoon work session. Staff has incorporated the changes and additions requested by the Council at the work session. Please find changes and additions highlighted in grey on pages 7,8,10 and 11 in the attached Resolution No. 26, Series of 2008. On January 20, 2008 the Vail Town Council tabled the proposed Resolution No. 26, Series of 2008. III. CRITERIA AND FINDINGS The Planning and Environmental Commission and Staff believe the proposed Lionshead Redevelopment Master Plan amendments, are consistent with the Town's goals, policies and objectives for the reasons listed below. 2 Physical location: The Glen Lyon Office Building site is situated in a location that lends itself to inclusion into the Lionshead Master Plan Study Area because it is a natural extension of the West Lionshead sub-area, as designated in the LRMP. The surrounding properties to the north and east are within the West Lionshead sub-area including the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, former gas station site and the Eagle River Water and Sanitation site. With the inclusion of the Glen Lyon Office Building site into the West Lionshead area, natural boundaries will clearly define and complete West Lionshead, including Gore Creek on the south and the intersection of the South Frontage Road with Gore Creek, as illustrated on the attached vicinity map. The inclusion of the Glen Lyon Office Building site consistent with the adjacent properties, will create a consistent framework for redevelopment of the West Lionshead neighborhood by bringing the Glen Lyon Office Building site under the standards and recommendations set forth in the LRMP. 2. Connectivity: The inclusion of the Glen Lyon Office Building site into the LRMP, consistent with the adjacent properties, will guide development in a pattern of harmony that will facilitate visual and physical connectivity between the properties. By creating a consistent pattern of land use in the neighborhood, the Town will have more latitude to encourage and facilitate connectivity in site design through the following recommendations set forth in the LRMP: 0 4.3.1 Visual Connections - As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find their way throught the core. Visual connection to the natural environment should be established utilizing the following techniques: 4.3.1.1 View Corridors and 4.3.1.2 North-South Orientation of Buildings. 0 4.3.2 Physical Connections - Physical connections to the natural environment are essential to the experiential quality of a mountain resort. There are several ways to achieve a physical connection in addition to creating north- south oriented streets (such as]: 4.3.2.1 Landscape and Green belt Corridors, 4.3.2.2 Skier Bridge, and 4.3.2.3 Access to the South Side of Gore Creek. 0 4.5 Public Transportation - An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead (in part) The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard. With a mixed use development in fhe area which integrates a ski portal, retail space, office space and residential development, transit service to Phis area and interconnections to the other portals will be critical to develop in the future. 3. Conditions have chanoed South Frontage Road Re-alignment: Recently, CDOT has stated that the proposed re-alignment of the South Frontage Road must be a configuration parallel to I-70, done in a single phase instead of 2 phases as previously considered. The proposed re-alignment along the northern property lines of the properties located at 1031 South Frontage Road "Vail Professional Building site" and 953 South Frontage Road, "Cascade Crossings" will facilitate a land swap between CDOT and the property owners of 1031 and 953 South Frontage Road. The land swap will place the Glen Lyon Office Building site directly adjacent to 1031 and 953 South Frontage Road, where the properties are today separated by the South Frontage Road Right-of-way. This re-alignment has great implications on the redevelopment of all the parcels mentioned above, and therefore, should be studied as one contiguous land mass and neighborhood. With the proposed redevelopment of 1031 and 953 South Frontage Road ("Ever Vail") abutting the Glen Lyon Office Building site, as a result of the road re-alignment, there is cause for the inclusion and addition of standards for the Glen Lyon Office Building site in the LRMP, which will facilitate consistent design and fluid development in the new planned neighborhood. The Planning and Environmental Commission and Staff believe the plan will be more comprehensive with the inclusion of the subject property as proposed by this amendment. Currently, the LRMP does not address specific recommendations for the Glen Lyon Office Building. The amendment would include the subject site in the West Lionshead area, and bring the subject site under the specific recommendations set forth in the LRMP. The inclusion of the subject site under the existing recommendations for West Lionshead and the proposed site specific recommendations for the Glen Lyon Office Building site are vital to the consistent neighborhood redevelopment of the overall West Lionshead Area. Land Use Amendment: On September 2, 2008, the Vail Town Council approved Resolution No. 19, Series of 2008, which amended the Vail Land Use Plan map to allow for a change in the land use designation, from Community Office to Lionshead Redevelopment Master Plan, for the Glen Lyon Office Building site, located at 1000 South Frontage Road West. 4. The addition of the Glen Lyon Office Building site is in concert with the LRMP: The Planning and Environmental Commission and Staff believe the proposed amendments will provide clear and specific guidance for the redevelopment of the site and will allow for the consistent redevelopment of the West Lionshead neighborhood. The proposed amendments will adopt site specific recommendations that are in concert with the plan. IV. PLANNING AND ENVIRONMENTAL COMMISSION RECOMMENDATION The Planning and Environmental Commission recommends that the Vail Town Council approve Resolution No. 26, Series of 2008, based on the criteria and findings in Section III of this memorandum. 4 Should the Vail Town Council choose to approve Resolution No. 26, Series of 2008, the Planning and Environmental Commission recommends the Council pass the following motion: "The Town Council approves, Resolution No. 26, Series of 2008, including amendments to the Lionshead Redevelopment Master Plan to incorporate the property known as Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, located at 1000 S Frontage Rd/Lot 54, Cascade Subdivision" Should the Vail Town Council choose to approve Resolution No. 26, Series of 2008, the Planning and Environmental Commission recommends the Council make the following findings: "(1) The Glen Lyon Office Building site is situated in a location that lends itself to inclusion into the Lionshead Redevelopment Master Plan (LRMP) Study Area because it is a natural extension of the West Lionshead sub-area, as designated in the LRMP; and (2) That the inclusion of the Glen Lyon Office Building site into the LRMP, consistent with the adjacent properties, will guide development in a pattern of harmony that will facilitate visual and physical connectivity between the properties in the West Lionshead neighborhood; and (3) That conditions have changed since the Lionshead Redevelopment Master Plan was adopted to facilitate the inclusion of the Glen Lyon Office Building site into the LRMP; and (4) That the addifion of the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Area is in concert with the Town of Vail Land Use Plan. " ATTACHMENTS A. Resolution No. 26, Series of 2008 B. Vicinity Map RESOLUTION NO. 26 Series 2008 A RESOLUTION APPROVING AN AMENDMENT TO THE LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE THE PROPERTY KNOWN AS GLEN LYON OFFICE BUILDING SITE INTO THE LIONSHEAD REDEVELOPMENT MASTER PLAN AREA AND ADOPTING SITE SPECIFIC RECOMMENDATIONS FOR THE GLEN LYON OFFICE BUILDING SITE, LOCATED AT 1000 SOUTH FRONTAGE ROAD WEST/ LOT 54, GLEN LYON SUBDIVISION, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on February 6, 2007 the Vail Town Council adopted the updated Lionshead Redevelopment Master Plan; and WHEREAS, Section 2.8 of the Lionshead Redevelopment Master Plan outlines a procedure for amending the Plan; and WHEREAS, on December 8, 2008 the Planning and Environmental Commission heard and gave recommendation to the Vail Town Council of approval of Resolution No. 26, Series of 2008; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in keeping with the goals, objectives, and policies prescribed by the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in the best interest of the Town as they promote the coordinated and harmonious development of the Town. WHEREAS, the Vail Town Council finds that the addition of the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan facilitates the orderly and comprehensive redevelopment of the West Lionshead neighborhood. 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 Lionshead Redevelopment Master Plan amendments, as illustrated by text additions stated in bold italics and deletions in s~gk~- Section II. Exhibits The Council hereby approves the Lionshead Redevelopment Master Plan amendments, as illustrated by the following maps and figures attached to this resolution as exhibits: A. Map A -Lionshead Study Area B. Figure 4-9 -Existing West Lionshead Development Concept C. Figure 4-9A -Proposed West Lionshead Development Concept D. Figure 5-25 -West Lionshead Building Mass/ Height Limitations Resolution No. 26, Series 2008, Page 1 of 15 Section III. Chapter 2 Introduction -shall be amended to read as follows: 2.6 Master Plan Study Area The boundaries of the Lionshead Master Plan study area (see Map A) were established by the Town Council at the outset of the master planning process. They are defined by the following features: On the north by I-70 On the east by Middle Creek (west of the Vail Valley Medical Center) On the south by the Town of Vail boundary (south of Forest Road, not including single- family lots) On the west by Qed Sans~srone~~eek~ea°+ ^{ +"° ~4~--L-ye where Tract K intersects the South Frontage Road, to the west of the Glen Lyon Office Building site. Section IV. Chapter 4 Master Plan recommendations -Overall Study Area shall be amended as follows: 4.1.5 West Lionshead -Residential/ Mixed-Use Hub !lsseEaa-teS~ervise~ard, th~~ail Sani4~#i^n ^~,^+, the +^,•,^ °"~;s~#~e~-gas statien~f~~Qil Pref~~ieaa~~a~lding, aa~-Cassa~'~-Sr~s+r-~, Wesf Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment shall reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. In order to facilitate this goal, it may be appropriate, in certain non-pedestrian corridors, to locate office uses on the first floor of buildings. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating ayear-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become aresidential/ mixed use area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment of West Lionshead in accordance with the Resolution No. 26, Series 2008, Page 2 of 15 Town's employee housing policies and regulations. To the extent possible, development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree of north-south building orientation may be difficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for a structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. 4.5 Public Transportation An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead West Lionshead consists of the , ,Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. Because it is an area of potentially significant growth, it is important that it be fully integrated into the Town of Vail transit system. The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard (1200 feet). With a mixed use development in the area which integrates a ski portal, retail space, office space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provide direction on the ultimate location of a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition of a ski lift in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance of a lift (1,200 feet). 4.9 Housing 4.9.4.3 \/ ~~ ~ t' ^~ +°c C n^° V•+n-1 I-I°I~i (`r C~ c \/nil Dr°f°ccinn~I R~iilrlin ~,--rzs.>e~~~er~;~~, ss~it~a,r-r,~~~,a,~-oa„a«~g, West Lionshead West Lionshead includes the Vai! Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. Resolution No. 26, Series 2008, Page 3 of 15 All redevelopment in West Lionshead will need to conform to the Town's housing policies and requirements. In order to create activity and vibrancy in West Lionshead it is appropriate to include some dispersed employee housing opportunities for permanent local residents in proposed developments in the area consistent with these policies. Perhaps the most promising locations to replace the Sunbird affordable housing project and to conform to the Town's housing policies and requirements for new employee housing generation in Lionshead are the North Day Lot, Vail Associates service yard, and Holy Cross site. However, housing is not the only use these three properties will need to support. 4.9.4.6. North Day Lot The North Day lot is considered to be the preferred location for a significant housing project in Lionshead to replace the Sunbird affordable housing project and provide housing for new employee generation. The North Day Lot may also need to accommodate a transit center on the ground level of the development site. Additionally, it may be necessary to develop a higher revenue-generating product on a portion of the Vail Associates service yard, Holy Cross, Vail Professional Building site, and Cascade Crossing sites in order to defray the cost of road and infrastructure improvements. Section V. Chapter 5, Detailed Plan Recommendations shall be amended as follows: T/hil ~e~ t lif+ ~oni i~_ I J ~ii r of +~~G'rnn~ uvie-•r~~ ' a rn T ~ ~ FtFic F clYa , u F~~olnnm~+ o f +hoco n~~ ~n ~ h ~- ~~ ci +~ic_c nni-1 hi ~ilrJinn hpy~F~i~ h c ^~ C. . ~ i ~ J ~ n "~J~~ ' rhe- feater L~enshe e ac~area I+~~er f r n ^°~~fi it i+ is i ° r2a + v v~ ~^ mnnr+~+n+ +n g . a -`r ~ -- . wc roc+ of I innchcor+ Resolution No. 26, Series 2008, Page 4 of 15 ~e-~e~e~ ,~ Ro4on ~inn of Cvic4inn Crnn 4~nc Rn~rl 4linnmonf i of 4Fiic roi-7ovo lnnmonf Arco Resolution No. 26, Series 2008, Page 5 of 15 e~~ i3S~~~~ief}-S~e-~~ ' ca°cfr r ' ve~° n' ro~° ~ ~ v ~ `~' c~ ' ~ ~- c~~ ~ z c-p n c ~ cvrrirn -- ivv. iii ~-cv-- r rc hrin~" ~~ ~n ~~~~ ~W ~~~~ ~ ~i~~~r! of }ho 1-lnlci iuccw= re{~ ~ ~ r ~ Pc v tly ~ tlF~ }hic ~roo nn~-l }ho roc} of I inns hood 5.17 West Lionshead West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. 5.17.1 South Frontage Road Improvements and Vehicular Access Planning for West Lionshead must consider two different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 49a, and 4-9b for the Frontage Road realignment alternatives. Notwithstanding these different Frontage Road scenarios, there should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Furthermore, service and delivery for West Lionshead shall occur underground or be hidden from public view. Service and delivery truck turning maneuvers should not negatively impact traffic flow on the South Frontage Road. With a realignment of vehicular access points, attention should be given to the location of service and parking areas. a. Retention of Existing Frontage Road Alignment If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Building site, and /Cascade Crossing and the Glen Lyon Office Building site all remain viable development sites. The most viable site for a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas station site is a viable Resolution No. 26, Series 2008, Page 6 of 15 location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building site and Cascade Crossing could be developed as a contiguous parcel. In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the sites. Possible opportunities for improvements may include, an improved mass transit stop, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, greater sight distances, dedicated turning lanes, landscaped medians and skier;drop-off. In the redevelopment of Cascade Crossing and the Glen Lyon Office Building site under the current configuration of the Frontage Road, the bus stops in front of said properties shall be enhanced with, for example, shelters, benches, and landscaping. Pedestrian connections shall be improved from the bus shelters, across the South Frontage Road and to and from the surrounding buildings to provide safe and attractive pedestrian crossing and connections. Improvements may include crosswalks, walkways, pedestrian crossing warning lights, medians, and signage. b. Frontage Road Realignment The greatest benefit of this realignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this alternative the most viable site for a public parking facility would still be the Maintenance Yard/Holy Cross parcels. With the re-location of the Frontage Road lift access out of the old gas station site would not require a grade separated pedestrian crossing to the Maintenance Yard/Ho/y Cross parcels. However, a grade separated crossing over the Red Sandstone Creek would be needed to link the Holy Cross site with the Vail Professional Building site. This alternative would also present the opportunity for enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. Enhancements might include; streambank stabilization/ beautification, natural stream drop structures, interactive low flow areas and general improvements for wetlands and wildlife habitiat. Any modification or enhancement to the creek corridor would be subject to U.S. Army Corp of Engineers approval. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Resolution No. 26, Series 2008, Page 7 of 15 In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the Frontage Road and interior roads within the redevelopment of the West Lionshead sites. Possible opportunities for improvements may include improved mass transit stops, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, roundabouts at major intersections, greater sight distances, dedicated turning lanes, landscaped medians and skier drop-off. 5.17.2 Pedestrian and Bike Access As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. Streetscape improvements including bike lanes or trails and sidewalks should be incorporated in any redevelopment along West Lionshead Circle and the South Frontage Road to improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, trails, seating areas and public art that facilitate safe and attractive pedestrian and bike movement are strongly encouraged. Said improvements may necessitate the need for access easements through the sites. In the redevelopment of West Lionshead, pedestrian and bike There is an existing recreation path that runs across the southwest corner of the Glen Lyon Office Building site. if the site redevelops the recreation path shall be enhanced to meet town recreational path standards and to provide a safe and attractive pedestrian and bike experience. The improvements shall include a public easement over the path where necessary. 5.17.3 Preservation of Existing Office and Retail Space There shall be an increase in office space and no net loss of retail space in West Lionshead. Opportunities for increasing the square footage of office and retail beyond the existing conditions in West Lionshead shall be evaluated during the development review process. Currently, West Lionshead offices and businesses offer a variety of local services and amenities, which is important to preserve with the redevelopment of West Lionshead. During the winter months, the proposed ski lift in West Lionshead and the associated parking will generate significant pedestrian traffic and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. One way this can be accomplished is the reinforcement of awell-crafted program of specialty retailers, offices, and restaurants that attract both tourists and local residents. Also, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. An active program of public art, residential units that are used for "artists in residence" or a culinary school are examples of uses that could create a catalyst for activity. In conjunction with any application to develop a new ski lift, a market study which Resolution No. 26, Series 2008, Page 8 of 15 analyzes the appropriate amounf of office/retail square footage shall be included in The redevelopment of West Lionshead. 5.17.4 Relationship to Red Sandstone Creek and Gore Creek Red Sandstone Creek and Gore Creek abut the Glen Lyon Office Building site, former gas station site, Holy Cross site and the Vail Professional Building site. Any redevelopment of these parcels should consider how the creeks can be enhanced and made an amenity of this redevelopment area. A substantial stand of mature trees exists on the banks of the two creeks, with low lying brush on the shores. Every effort shall be taken to preserve the substantial trees and natural steep slopes along the banks of both creeks. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened. Improved public access and utilization of Gore Creek and Red Sandstone Creek for fishing and other recreational purposes is sfrongly encouraged to create a catalyst for activity and enjoyment of the streams. 5.17.5 Architecturallmprovements The architectural design guidelines (Chapter 8) discuss several transition tools that can be used to adapt an existing building to the new character and architectural quality desired for Lionshead. Given the high visibility of the buildings in West Lionshead and the extent to which they influence the quality of the experience of passers-by, all future development of the sites should be closely scrutinized for compliance with the applicable architectural design guidelines. For properties that are east of Red Sandstone Creek, in West Lionshead, higher densities and building heights may be appropriate, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of this master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. Notwithstanding the height allowances of the underlying zone districts, building height and massing shall be responsive to the Gore Creek and Red Sandstone Creek corridors, in that buildings shall gradually "step down" at the creek sides. Building height and massing shall also "step down" Towards the Interstate, and at the western end of Lionshead. Figure 5-25 provides a general depiction of how building height shall gradually lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Notwithstanding the height allowances depicted on Figure 5-25, which depicts building height in an east/ west orientation, building height and massing shall also "step down" in a north/ south orientation. Notwithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area, Resolution No. 26, Series 2008, Page 9 of 15 building design shall be articulated to avoid large expanses of shear/unbroken wall planes. 5.17.6 Redevelopment Considerations for Glen Lyon Office Building site Consistent with its location at the western edge of West Lionshead and with respect to the extensive frontage along Gore Creek, it is appropriate to recognize certain development limitations and opportunities regardless of the underlying zone district. 5.17.6.1 Height Building heights shall be consistent with Figure 5-25, West Lionshead B Massing and Height Limitations. Notwithstanding the height limitations se in Figure 5-25, the maximum height for buildings on the Glen Lvon Office B Fisting physical improvements on the Glen Lyon Office Building site include ree-story building with 10,829 square feet of general office space and a surfs irking lot. Because of the site's physical location along Gore Creek, i ~cessibility to Lionshead Village, and the adjacent potential redevelopme eluding a ski-lift and activity center, it maybe appropriate to introduce a mix .es on site. -f residential uses are proposed, the use shall be consistent with t aster Plan goal to increase the number of `Live Beds' in Lionshead. Resident ansity on the site should be studied and proposed in a manner that is compatil nth the character and scale of adjacent uses and Gore Creek. ~sidential uses should be located on the basement or garden level and seco. nor and above in buildings on-site. if residential uses are proposed on the stre vel or first floor, the vitality of the pedestrian and bike experience shall ~nsidered along with the function and character of the adjacent uses a, ructure design. The mixture of land uses on the Glen Lyon Office Building s call maintain a balance between residential, office/ commercial and recreation 5.17.6.3 Office Land Use Consistent with the Master Plan requirement for an increase of office space, the existing 10,829 square feet of office space shall be replaced and increased on-site. Generally, office uses should be located on the basement or garden level and second floor and above in buildings that are part of a vital commercial core area, such as Lionshead and Vail Village. However, due to the physical location of the Glen Lyon Office Building site at .the end of West Lionshead and along Gore Creek, there may be an opportunity to provide office uses on the first floor or street level of buildings. If office uses are proposed on the street level or first floor, the vitality of the pedestrian and bike experience shall be considered along with the function and character of the adjacent uses and structure design. Other considerations include whether or not the office use is open to the public and receives clients or visitors on a regular basis and. how the location and design of the office facade relates fo the pedestrian and/or bike traffic. Resolution No. 26, Series 2008, Page 10 of 15 5.17.6.4 Employee Housin_q All (100%) of the employee housing requirements associated with the Glen Lyon Office Building site, as required by fhe Vail Town Code, shall be met on-site. 7. The Glen Lyon Office Building site borders on the Red Sandstone Creek along east property line and the Gore Creek along the south property line. redevelopment of the Glen Lyon Dffice Building site should consider how creeks can be enhanced and made an amenity of the area. substantial sfand of mature trees exists on the banks of the two creeks, with ing brush on the shores. Every effort shall be taken to preserve the subsfa~ 'es and natural steep slopes along the banks of both creeks. While the nai Marian corridor of these sfreams needs to remain protected and preserved, iysical and visual relationships and references between adjacent develops td the stream tract should be strengthened. Improved public access ilization of Gore Creek and Red Sandstone Creek for fishing and o INTRODUCED, READ, APPROVED AND ADOPTED this 20th day of January, 2009. Richard D. Cleveland, Mayor ATTEST: Lorelei Donaldson, Town Clerk Resolution No. 26, Series 2008, Page 11 of 15 EXHIBIT A } / `. ~ L~~ ~k , *` 1' ~ `'°;~~~ ~4 z $ ' ~ p, '~ ~ .' ~.>. f ~ r ~ '~ ~ "r; }' C/3 ; { ~ 'i~ 1 ~ ~, ~-. }}x~~ .. ~ ~~~ h ~ f. ~•> ~ ~ t ~ ~ ~l W ~~~~ R ~5 q N €~~ Oy i ~ N eYepp ~ °` C [ C7 O ,, j u, ,.~ Q %' i '. '. h O W d ~ H~ Z ~ ate,, N ~ ~ ^ - u ~ : ~ : ~ ~ m _.. ~~ ~a oa at' >~ ,`~ ~ ~ z z ~ ~ C'~ ~ :- 4 _'-' ~ ~,. Q gv S 1 ~. °i I ~. ~~ ~ i q ,FS ~ ~ 1 ~ ' , i .`~ t ~ ~ ~ ~ r4 v ~ ~ ~ 1 C"i ~ ~ ~ 6 .mss - ~ 3~ )`1 ~ ~ ~ ~ i ~' '~i ~' ~ ti ~.. z ~~ o ~ ~ ~ '` s~ '_ ~ .~ i W ~l .ta ~ S J~ gq k F j ~ C S i i.s ~ i ~ Y v ~Z' j , ~ <~; -~ ~, ~ ~ ~ ~ z i r ; _~ p r / p :~ ~ ~^ i 3 7~ ~ } LLJ [ ~ t 1~ x t•~-p 7 J`~ y ~ H t ~ :I ~~ ~ ti ~ t~( ~` r I ~ ll? ~ l ~ r. J` ~' mm1 r r , s~l I,r i,, J ~ ~ ~ i I t=~ K i 7 f Jt ~~i~}tt Z t ~; ~_ f s7 r Resolution No. 26, Series 2008, Page 12 of 15 EXHIBIT B CHAPTER 4 MASTER PLAN RECOMMENDATIONS r OVERALL STUDY AREA :...i ~' ~'`: ~~,1~~ a W Q v a Z ~ ~ ~n h m N W Z IA C F- 6 v1 X_ CC W N Z ~ a +- 0 O ~ a n :: 1 -` ~ ' ~~,~ PAGE4-24 LIONSHEAD REDEVELOPMENT MASTER PLAN Resolution No. 26, Series 2008, Page 13 of 15 EXHIBIT C CHAPTER 4 MASTER PLAN RECOMIvTENDATIONS -OVERALL STUDY AREA ~R ~n ~r. ~~ Q C Q U n Z 0 0 r y r m N W Z N K Q W a x_ m ~ < ~ w Vl z a W n O ~ a n ~« t~ a LTONSHEAD REDEVELOPMENT MASTER PLAN P,4GE 4-25 Resolution No. 26, Series 2008, Page 14 of 15 EXHIBIT D CHAPTER ~ DETAILED PLAN RECOMMENDATIONS ~ ~ ~ _--~- s ,~~~~- ~ E ~ % '~- 1 ~ Vic, ~~a`_ ~~~ V~ z O a ~_ J H S U_ W H 4 V Z O J m Q W T. N Z Q J r W 3 ~, N h W Q' U_ LL LIUNSHEAD REDEVELOPMENT MASTER PLAN PAGE ~-~3 Resolution No. 26, Series 2008, Page 15 of 15 ATTACHMENT B Vicinity Map TOWN COUNCIL AGENDA REQUEST (Request form must be given to the Secretary to the Town Manager by 4:00 p.m. Wednesday.) MEETING DATE: January 20, 2009 (Prepare a separate Agenda Request for each agenda item. If the agenda item will be discussed at both a Work Session and an Evening Meeting, be certain to check both boxes in this section and indicate time needed during each meeting.) Work Session TIME NEEDED : 15 minutes Evening Meeting TIME NEEDED : 20 minutes Site Visit TIME NEEDED WILL THERE BE A PRESENTATION ON THIS AGENDA ITEM BY NON-TOV STAFF? _ NO X YES. Specifics: The applicant's representative, Jay Peterson WILL THE PRESENTATION OF THIS AGENDA ITEM REQUIRE ANY SPECIAL EQUIPMENT, i.e. overhead projector, etc.? X NO. Yes, Specifics: WILL THERE BE MATERIAL TO BE INCLUDED IN COUNCIL PACKET FOR THIS ITEM? _ NO. X YES. If yes, is the material also for public distribution? X Yes. No. ITEM/TOPIC: Final review of Resolution No. 26, Series of 2008, a resolution amending the Lionshead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan Area and to adopt site specific recommendations for the future redevelopment of the Glen Lyon Office Building site, located at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and setting forth details in regard thereto. BACKGROUND: On December 8, 2008 the Town of Vail Planning and Environmental Commission voted 5-0-1 (Viele recused) to forward a recommendation of approval to the Vail Town Council for Resolution No. 26, Series of 2008. On January 6, 2009 the Vail Town Council discussed the proposed Resolution No. 26, Series of 2008, at the afternoon work session. Staff has incorporated the changes and additions requested by the Council at the work session. ACTION REQUESTED OF COUNCIL: Approve, approve with modifications, deny, or table Resolution No. 26, Series of 2008. STAFF RECOMMENDATION: Staff recommends that the Vail Town Council approves Resolution No. 26, Series of 2008. Nicole Peterson, Community Development T10WN OF YAIL V Department of Community Development 75 South Frontage Road Uail, Colorado 81657 970-479-2138 FLY 970-479-2452 www. vailgov. com January 21, 2009 Glen Lyon Office Building, General Partnership C/O Jay Peterson 1000 South Frontage Road Vail, CO 81657 RE: Glen Lyon Office Building, Application to Amend the Lionshead Redevelopment Master Plan Dear Members of the Glen Lyon Office Building Partnership: We, at the Community Development Department, would like to express our deepest apologies for the delay in your application to amend the Lionshead Redevelopment Master Plan. Rest assured, this will not happen again. We have the item on the February 3, 2009 agenda and all supporting documentation will be delivered to the Town Council on schedule. Again, we sincerely apologize and greatly appreciate your patience. If you have any questions or comments, feel free to contact me directly at (970) 479-2145. Thank you for your time and consideration. Most Sincerely, George Ruther, AICP Director of Community Development Town of Vail • RECYCLED PAPER MEMORANDUM TO: Vail Town Council FROM: Community Development Department DATE: January 20, 2009 SUBJECT: Final review of Resolution No. 26, Series of 2008, a resolution amending the Lionshead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan Area and to adopt site specific recommendations for the future redevelopment of the Glen Lyon Office Building site located at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and setting forth details in regard thereto. Applicant: Glen Lyon Office Building, a Colorado General Partnership Planner: Nicole Peterson I. DESCRIPTION OF THE REQUEST The applicant is requesting to add the Glen Lyon Office Building site to the Lionshead Redevelopment Master Plan with site specific recommendations, through the attached Resolution No. 26, Series of 2008, which includes the following: 1. Additions to Chapter 2, Introduction, including: a. Addition of the Glen Lyon Office Building site into section 2.6 Master Plan Study Area 2. Additions to Chapter 4, Master Plan Recommendations -Overall Study Area including: a. Addition of the Glen Lyon Office Building site into section 4.1.5, West Lionshead Residential/ Mixed-Use Hub. b. Addition of language that facilitates office uses on the first floor in section 4.1.5, West Lionshead -Residential/ Mixed-Use Hub. c. Addition of the Glen Lyon Office Building site into section 4.5.1, Connection to West Lionshead. d. Addition of the Glen Lyon Office Building site into section 4.9.4.3, West Lionshead. e. Clean-up item to separate North Day Lot housing recommendations from West Lionshead, with the addition of section heading in Section 4.9.4.6 North Day Lot. 3. Additions to Chapter 5 Detailed Plan Recommendations including: a. Strikethrough of entire section 5.17 to reformat with headings. The text remains in the plan, but was reformatted with additional text for clarification and readability. b. Addition of Glen Lyon Office Building site into section 5.17, West Lionshead. c. Addition of headings to section 5.17, West Lionshead including: i. South Frontage Road Improvements and Vehicular Access ii. Pedestrian and Bike Access iii. Preservation of Existing Office and Retail Space iv. Relationship to Red Sandstone Creek and Gore Creek v. Architecturallmprovements vi. Redevelopment Considerations for Glen Lyon Office Building site d. Addition of site specific recommendations for the Glen Lyon Office Building site in section 5.17.6: i. Limit on building height: 56 foot maximum ii. Language speaking to residential land use and density on-site iii. Increase of office space on site iv. 100% of the required employee housing mitigation on-site v. Landscape preservation and relationship to Red Sandstone and Gore Creeks 4. Inclusion of the Glen Lvon Office Building site in the following maps and figures: a. Map A -Lionshead Study Area b. Figure 4-9 -Existing West Lionshead Development Concept c. Figure 4-9A -Proposed West Lionshead Development Concept d. Figure 5-25 -West Lionshead Building Mass/ Height Limitations II. BACKGROUND On August 11, 2008, the Town of Vail Planning and Environmental Commission voted 4- 0-1 (Viele recused) to forward a recommendation of approval of Resolution No. 19, Series of 2008, for the Vail Land Use Plan map amendment to allow for a change in the land use designation from Community Office to LRMP for the Glen Lyon Office Building site. On September 2, 2008 the Vail Town Council approved Resolution No. 19, Series of 2008, described above. The motion passed 4-3-0, with Foley, Hitt and Rogers dissenting. On December 8, 2008 the Town of Vail Planning and Environmental Commission voted 5-0-1 (Viele recused) to forward a recommendation of approval to the Vail Town Council for Resolution 26, Series of 2008. On January 6, 2009 the Vail Town Council discussed the proposed Resolution No. 26, Series of 2008, at the afternoon work session. Staff has incorporated the changes and additions requested by the Council at the work session. Please find changes and additions highlighted in grey on pages 7,8,10 and 11 in the attached Resolution No. 26, Series of 2008. III. CRITERIA AND FINDINGS The Planning and Environmental Commission and Staff believe the proposed Lionshead Redevelopment Master Plan amendments, are consistent with the Town's goals, policies and objectives for the reasons listed below. Physical location: The Glen Lyon Office Building site is situated in a location that lends itself to inclusion into the Lionshead Master Plan Study Area because it is a natural extension of the West Lionshead sub-area, as designated in the LRMP. The surrounding properties to the 2 north and east are within the West Lionshead sub-area including the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, former gas station site and the Eagle River Water and Sanitation site. With the inclusion of the Glen Lyon Office Building site into the West Lionshead area, natural boundaries will clearly define and complete West Lionshead, including Gore Creek on the south and the intersection of the South Frontage Road with Gore Creek, as illustrated on the attached vicinity map. The inclusion of the Glen Lyon Office Building site consistent with the adjacent properties, will create a consistent framework for redevelopment of the West Lionshead neighborhood by bringing the Glen Lyon Office Building site under the standards and recommendations set forth in the LRMP. 2. Connectivity: The inclusion of the Glen Lyon Office Building site into the LRMP, consistent with the adjacent properties, will guide development in a pattern of harmony that will facilitate visual and physical connectivity between the properties. By creating a consistent pattern of land use in the neighborhood, the Town will have more latitude to encourage and facilitate connectivity in site design through the following recommendations set forth in the LRMP: 0 4.3.1 Visual Connections - As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find their way throught the core. Visual connection to the natural environment should be established utilizing the following techniques: 4.3.1.1 View Corridors and 4.3.1.2 North-South Orientation of Buildings. 0 4.3.2 Physical Connections - Physical connections to the natural environment are essential to the experiential quality of a mountain resort. There are several ways to achieve a physical connection in addition to creating north- south oriented streets (such asJ: 4.3.2.1 Landscape and Green belt Corridors, 4.3.2.2 Skier Bridge, and 4.3.2.3 Access to the South Side of Gore Creek. 0 4.5 Public Transportation - An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include:. 4.5.1 Connection to West Lionshead (in part) The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard. With a mixed use development in the area which integrates a ski portal, retail space, office space and residential development, transit service to this area and interconnections to the other portals will be critical to develop in the future. 3. Conditions have changed: South Frontage Road Re-alignment: Recently, CDOT has stated that the proposed re-alignment of the South Frontage Road must be a configuration parallel to I-70, done in a single phase instead of 2 phases as 3 previously considered. The proposed re-alignment along the northern property lines of the properties located at 1031 South Frontage Road "Vail Professional Building site" and 953 South Frontage Road, "Cascade Crossings" will facilitate a land swap between CDOT and the property owners of 1031 and 953 South Frontage Road. The land swap will place the Glen Lyon Office Building site directly adjacent to 1031 and 953 South Frontage Road, where the properties are today separated by the South Frontage Road Right-of-way. This re-alignment has great implications on the redevelopment of all the parcels mentioned above, and therefore, should be studied as one contiguous land mass and neighborhood. With the proposed redevelopment of 1031 and 953 South Frontage Road ("Ever Vail") abutting the Glen Lyon Office Building site, as a result of the road re-alignment, there is cause for the inclusion and addition of standards for the Glen Lyon Office Building site in the LRMP, which will facilitate consistent design and fluid development in the new planned neighborhood. The Planning and Environmental Commission and Staff believe the plan will be more comprehensive with the inclusion of the subject property as proposed by this amendment. Currently, the LRMP does not address specific recommendations for the GIen~Lyon Office Building. The amendment would include the subject site in the West Lionshead area, and bring the subject site under the specific recommendations set forth in the LRMP. The inclusion of the subject site under the existing recommendations for West Lionshead and the proposed site specific recommendations for the Glen Lyon Office Building site are vital to the consistent neighborhood redevelopment of the overall West Lionshead Area. Land Use Amendment: On September 2, 2008, the Vail Town Council approved Resolution No. 19, Series of 2008, which amended the Vail Land Use Plan map to allow for a change in the land use designation, from Community Office to Lionshead Redevelopment Master Plan, for the Glen Lyon Office Building site, located at 1000 South Frontage Road West. 4. The addition of the Glen Lyon Office Building site is in concert with the LRMP: The Planning and Environmental Commission and Staff believe the proposed amendments will provide clear and specific guidance for the redevelopment of the site and will allow for the consistent redevelopment of the West Lionshead neighborhood. The proposed amendments will adopt site specific recommendations that are in concert with the plan. IV. PLANNING AND ENVIRONMENTAL COMMISSION RECOMMENDATION The Planning and Environmental Commission recommends that the Vail Town Council approve Resolution No. 26, Series of 2008, based on the criteria and findings in Section III of this memorandum. Should the Vail Town Council choose to approve Resolution No. 26, Series of 2008, the Planning and Environmental Commission recommends the Council pass the following motion: "The Town Council approves, Resolution No. 26, Series of 2008, including amendments to the Lionshead Redevelopment Master Plan to incorporate the 4 property known as Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, located at 1000 S Frontage Rd/Lot 54, Cascade Subdivision" Should the Vail Town Council choose to approve Resolution No. 26, Series of 2008, the Planning and Environmental Commission recommends the Council make the following findings: "(1) The Glen Lyon Office Building site is situated in a location that lends itself to inclusion into the Lionshead Redevelopment Master Plan (LRMP) Study Area because if is a natural extension of the West Lionshead sub-area, as designated in the LRMP; and (2) That the inclusion of the Glen Lyon Office Building site into the LRMP, consistent with the adjacent properties, will guide development in a pattern of harmony that will facilitate visual and physical connectivity between the properties in the West Lionshead neighborhood, and (3) That conditions have changed since the Lionshead Redevelopment Master Plan was adopted to facilitate the inclusion of the Glen Lyon Office Building site into the LRMP; and (4) That the addition of the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Area is in concert with the Town of Vail Land Use Plan. " ATTACHMENTS A. Resolution No. 26, Series of 2008 B. Vicinity Map RESOLUTION NO. 26 Series 2008 A RESOLUTION APPROVING AN AMENDMENT TO THE LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE THE PROPERTY KNOWN AS GLEN LYON OFFICE BUILDING SITE INTO THE LIONSHEAD REDEVELOPMENT MASTER PLAN AREA AND ADOPTING SITE SPECIFIC RECOMMENDATIONS FOR THE GLEN LYON OFFICE BUILDING SITE, LOCATED AT 1000 SOUTH FRONTAGE ROAD WEST/ LOT 54, GLEN LYON SUBDIVISION, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on February 6, 2007 the Vail Town Council adopted the updated Lionshead Redevelopment Master Plan; and WHEREAS, Section 2.8 of the Lionshead Redevelopment Master Plan outlines a procedure for amending the Plan; and WHEREAS, on December 8, 2008 the Planning and Environmental Commission heard and gave recommendation to the Vail Town Council of approval of Resolution No. 26, Series of 2008; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in keeping with the goals, objectives, and policies prescribed by the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in the best interest of the Town as they promote the coordinated and harmonious development of the Town. WHEREAS, the Vail Town Council finds that the addition of the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan facilitates the orderly and comprehensive redevelopment of the West Lionshead neighborhood. 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 Lionshead Redevelopment Master Plan amendments, as illustrated by text additions stated in bold italics and deletions in c4riLo4{~rrn inh Section I1. Exhibits The Council hereby approves the Lionshead Redevelopment Master Plan amendments, as illustrated by the following maps and figures attached to this resolution as exhibits: A. Map A -Lionshead Study Area B. Figure 4-9 -Existing West Lionshead Development Concept C. Figure 4-9A -Proposed West Lionshead Development Concept D. Figure 5-25 -West Lionshead Building Mass/ Height Limitations Resolution No. 26, Series 2008, Page 1 of 15 Section III. Chapter 2 Introduction -shall be amended to read as follows: 2.6 Master Plan Study Area The boundaries of the Lionshead Master Plan study area (see Map A) were established by the Town Council at the outset of the master planning process. They are defined by the following features: On the north by I-70 On the east by Middle Creek (west of the Vail Valley Medical Center) On the south by the Town of Vail boundary (south of Forest Road, not including single- family lots) On the west by Rc~-~aadstoae-r~eek~ea~+ „f +ho ~~ ~ „n., n+}i,.o R„i~,~inn~ where Tract K intersects the South Frontage Road, to the west of the Glen Lyon Office Building site. Section IV. Chapter 4 Master Plan recommendations -Overall Study Area shall be amended as follows: 4.1.5 West Lionshead -Residential/ Mixed-Use Hub ~ ~ c+~+}ii+.+ +hr~ ~il Drnfo C~ n~+l Ri ~ilr~inn .,I (~~cn~,-1o /~rnccinn West Lionshead Wiz,,... „--r,-~r~s aaa--tea includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment shall reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. In order to facilitate Phis goal, it may be appropriate, in certain non-pedestrian corridors, to locate office uses on the first floor of buildings. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating ayear-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become aresidential/ mixed use area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment of West Lionshead in accordance with the Resolution No. 26, Series 2008, Page 2 of 15 Town's employee housing policies and regulations. To the extent possible, development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree of north-south building orientation may be difficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for a structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. 4.5 Public Transportation An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead West Lionshead consists of the `^~°`^~°Q~TLA+~the-Va„-°~~^w:gtes service-center;-the ,Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. Because it is an area of potentially significant growth, it is important that it be fully integrated into the Town of Vail transit system. The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard (1200 feet). With a mixed use development in the area which integrates a ski portal, retail space, office space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provide direction on the ultimate location of a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition of a ski lift in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance of a lift (1,200 feet). 4.9 Housing 4.9.4.3 `~^~-u„- °~~^^w:ut°u-~~ ~~^° y^~r~ 4-I„~„ r.,,~~ c~+° y~i~ Drnf°ccinnnl C2~,~~,^lin^ Saccade--Sress~ ~^~+h n-,., Lo+ ^.~~~r~Gr gas~fafien site-West Lionshead West Lionshead includes fhe Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. Resolution No. 26, Series 2008, Page 3 of 15 All redevelopment in West Lionshead will need to conform to the Town's housing policies and requirements. In order to create activity and vibrancy in West Lionshead it is appropriate to include some dispersed employee housing opportunities for permanent local residents in proposed developments in the area consistent with these policies. Perhaps the most promising locations to replace the Sunbird affordable housing project and to conform to the Town's housing policies and requirements for new employee housing generation in Lionshead are the North Day Lot, Vail Associates service yard, and Holy Cross site. However, housing is not the only use these three properties will need to support. 4.9.4.6. North Day Lot The North Day lot is considered to be the preferred location for a significant housing project in Lionshead to replace the Sunbird affordable housing project and provide housing for new employee generation. The North Day Lot may also need to accommodate a transit center on the ground level of the development site. Additionally, it may be necessary to develop a higher revenue-generating product on a portion of the Vail Associates service yard, Holy Cross, Vail Professional Building site, and Cascade Crossing sites in order to defray the cost of road and infrastructure improvements. Section V. Chapter 5, Detailed Plan Recommendations shall be amended as follows: ~ h;~ in+rn.-!i ~r+inn of lif+ ~~ ,in ~ ~ "i °r 9f +hes° Crn ° L7n•~,-t ~in ° it fl ta • uvl - . _ v ~r i lY r ~rrv gc~va v c c + ~ n ~C°° Cini it°c A_ ~n n nr~ A_~h fnr +h° Grn n+~n° C?n~rl r°olirrnm°n+ ~I+°rn ~+i~m ~a rif~} c n r , r°c+ of I innc h°~rl Resolution No. 26, Series 2008, Page 4 of 15 ~~ of Fhi rorl c~iolnnmon4 ~rp~ Resolution No. 26, Series 2008, Page 5 of 15 ~~~e~ie~+ nnr~ra-vc°vii nh~~~oc~ri~n nnnn~~n 4n rho roc4 of I~ivR~~~n+m--im'a ~~~~ Crnnf~no Qnni-! ~~~ni ~IrJ ho rtc~~ 4n ~lin4 fho Iii (`r ~~~~ih fh~n~~l n }hic ~ro~ ~nr• +ho rock of I inncho~rJ 5.17 West Lionshead West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. 5.17.1 South Frontage Road Improvements and Vehicular Access Planning for West Lionshead must consider two different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 4-9a, and 49b for the Frontage Road realignment alternatives. Notwithstanding these different Frontage Road scenarios, there should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Furthermore, service and delivery for West Lionshead shall occur underground or be hidden from public view. Service and delivery truck turning maneuvers should not negatively impact traffic flow on the South Frontage Road. With a realignment of vehicular access points, attention should be given to the location of service and parking areas. a. Retention of Existing Frontage Road Alignment If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Building site, and /Cascade Crossing and the Glen Lyon Office Building site all remain viable development sites. The most viable site for a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas station site is a viable Resolution No. 26, Series 2008, Page 6 of 15 location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building site and Cascade Crossing could be developed as a contiguous parcel. In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the sites. Possible opportunities for improvements may include, an improved mass transit stop, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, greater sight distances, dedicated turning lanes, landscaped medians and skier drop.-off. In the redevelopment of Cascade Crossing and the Glen Lyon Office Building site under the current configuration of the Frontage Road, the bus stops in front of said properties shall be enhanced with, for example, shelters, benches, and landscaping. Pedestrian connections shall be improved from the bus shelters, across the South Frontage Road and to and from the surrounding buildings to provide safe and attractive pedestrian crossing and connections. Improvements may include crosswalks, walkways, pedestrian crossing warning lights, medians, and signage. b. Frontage Road Realignment The greatest benefit of this realignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this alternative the most viable site for a public parking facility would still be the Maintenance Yard/Ho/y Cross parcels. With the re-location of the Frontage Road lift access out of the old gas station site would not require a grade separated pedestrian crossing to the Maintenance Yard/Ho/y Cross parcels. However, a grade separated crossing over the Red Sandstone Creek would be needed to link the Holy Cross site with the Vail Professional Building site. This alternative would also present the opportunity for enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. Enhancements might include; streambank stabilization/ beautification, natural stream drop structures, interactive low flow areas and general improvements for wetlands and wildlife habitiat. Any modification or enhancement to the creek corridor would be subject to U.S. Army Corp of Engineers approval. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Resolution No. 26, Series 2008, Page 7 of 15 In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the Frontage Road and interior roads within the redevelopment of the West Lionshead sites. Possible opportunities for improvements may include improved mass transit stops, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, roundabouts at major intersections, greater sight distances, dedicated turning lanes, landscaped medians and skier drop-off. 5.17.2 Pedestrian and Bike Access As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. Streetscape improvements including bike lanes or trails and sidewalks should be incorporated in any redevelopment along West Lionshead Circle and the South Frontage Road to improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, trails, seating areas and public art that facilitate safe and attractive pedestrian and bike movement are strongly encouraged. Said improvements may necessitate the need for access easements through the sites. In the redevelopment of West Lionshead, pedestrian and bike There is an existing recreation path that runs across the southwest corner of the Glen Lyon Office Building site. If the site redevelops the recreation path shall be enhanced to meet town recreational path standards and to provide a safe and attractive pedestrian and bike experience. The improvements shall include a public easement over the path where necessary. 5.17.3 Preservation of Existin_q Office and Retail Space There shall be an increase in office space and no net loss of retail space in Wesf Lionshead. Opportunities for increasing the square footage of office and retail beyond the existing conditions in West Lionshead shall be evaluated during the development review process. Currently, West Lionshead offices and businesses offer a variety of local services and amenities, which is important to preserve with the redevelopment of West Lionshead. During the winter months, the proposed ski lift in West Lionshead and the associated parking will generate significant pedestrian traffic and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. One way this can be accomplished is the reinforcement of awell-crafted program of specialty retailers, offices, and restaurants that attract both Tourists and local residents. Also, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. An active program of public art, residential units that are used for "artists in residence" or a culinary school are examples of uses that could create a catalyst for activity. In conjunction with any application to develop a new ski lift, a market study which Resolution No. 26, Series 2008, Page 8 of 15 analyzes the appropriate amount of office/retail square footage shall be included in the redevelopment of West Lionshead. 5 17.4 Relationship to Red Sandstone Creek and Gore Creek Red Sandstone Creek and Gore Creek abut the Glen Lyon Office Building site, former gas station site, Holy Cross site and the Vail Professional Building site. Any redevelopment of these parcels should consider how the creeks can be enhanced and made an amenity of this redevelopment area. A substantial stand of mature trees exists on the banks of the two creeks, with low lying brush on the shores. Every effort shall be taken to preserve the substantial trees and natural steep slopes along the banks of both creeks. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened. Improved public access and utilization of Gore Creek and Red Sandstone Creek for fishing and other recreational purposes is strongly encouraged to create a catalyst for activity and enjoyment of the streams. 5.17.5 ArchitecturalImprovements The architectural design guidelines (Chapter 8) discuss several transition tools that can be used to adapt an existing building to the new character and architectural quality desired for Lionshead. Given the high visibility of the buildings in West Lionshead and the extent to which they influence the quality of the experience of passers-by, all future development of the sites should be closely scrutinized for compliance with the applicable architectural design guidelines. For properties that are east of Red Sandstone Creek, in West Lionshead, higher densities and building heights may be appropriate, particularly fo encourage the development of employee housing. However, any development must meet the overall character and visual intent of this master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. Notwithstanding the height allowances of the underlying zone districts, building height and massing shall be responsive to the Gore Creek and Red Sandstone Creek corridors, in that buildings shall gradually "step down" at the creek sides. Building height and massing shall also "step down" towards the Interstate, and at the western end of Lionshead. Figure 5-25 provides a general depiction of how building height shall gradually lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Notwithstanding the height allowances depicted on Figure 5-25, which depicts building height in an east/ west orientation, building height and massing shall also "step down" in a north/ south orientation. Notwithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area, Resolution No. 26, Series 2008, Page 9 of 15 building design shall be articulated to avoid large expanses of shear/unbroken wall planes. 5.17.6 Redevelopment Considerations for Glen Lyon Office Buildin_q site Consistent with its location at the western edge of West Lionshead and with respect to the extensive frontage along Gore Creek, it is appropriate to recognize certain development limitations and opportunities regardless of the underlying zone district. Building heights shall be consistent with Figure 5-25, West Lionshead Building Massing and Height Limitations. Notwithstanding the height limitations set forth in Figure 5-25, the maximum height for buildings on the Glen Lyon Office Building site shall not exceed 56 feet. fisting physical improvements on the Glen Lyon Office Building site includE ~ee-story building with 10,829 square feet of general office space and a surfs eking lot. Because of the site's physical location along Gore Creek, i :essibility to Lionshead Village, and the adjacent potential redevelopmt eluding a ski-lift and activity center, it may be appropriate to introduce a mix es on site. if residential uses are proposed, the use shall be consistent with i ~ster Plan goal to increase the number of `Live Beds' in Lionshead. Residenl nsity on the site should be studied and proposed in a manner that is compatil lential uses should be located on the basement or garden level and secs and above in buildings on-site. if residential uses are proposed on the sti or first floor, the vitality of the pedestrian and bike experience shall ~dered along with the function and character of the adjacent uses , tune design. The mixture of land uses on the Glen Lyon Office Building maintain a balance between residential, office/ commercial and recreatic Consistent with the Master Plan requirement for an increase of office space, the existing 10,829 square feet of office space shall be replaced and increased on-site. Generally, office uses should be located on the basement or garden Level and second floor and above in buildings that are part of a vital commercial core area, such as Lionshead and Vail Village. However, due to the physical location of the Glen Lyon Office Building site at the end of Wesf Lionshead and along Gore Creek, there may be an opportunity to provide office uses on the first floor or street level of buildings. If office uses are proposed on the street level or first floor, the vitality of the pedestrian and bike experience shall be considered along with the function and character of the adjacent uses and structure design, Other considerations include whether or not the office use is open to the public and receives clients or visitors on a regular basis and how the location and design of Resolution No. 26, Series 2008, Page 10 of 15 All (100%) of the employee housing requirements associated with the Glen Lyon Office Building site, as required by the Vail Town Code, shall be met on-site. line and the vGore Creek along the south property line. of the Glen Lyon Office Building site should consider how A substantial stand of mature trees exists on the banks of the two creeks, with low lying brush on the shores. Every effort shall be taken to preserve the substantial trees and natural steep slopes along the banks of both creeks. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream Tract should be strengthened. Improved public access and utilization of Gore Creek and Red Sandstone Creek for fishing and other recreational purposes is strongly encouraged to create a catalyst for activity and enjoyment of the streams. INTRODUCED, READ, APPROVED AND ADOPTED this 20th day of January, 2009. Richard D. Cleveland, Mayor ATTEST: Lorelei Donaldson, Town Clerk Resolution No. 26, Series 2008, Page 11 of 15 EXHIBIT A ~, ~t ~ ~ ~~ ~~..~ ~. /~+'~< .~+~e .Y _ ~ i i ~ } ! ~ y ~" I~ i ~~~1 a ^ ~ a ~ ~ S S~~\'4. ~ ~. ~' I '~W ~ 4 - Z!\ ~ U V O `~ L} ; `~y`sy ~ ~ a. I 6 ~ a- on ~ ~' G4 ~ E `~ J N Ill ~% W J x ~ .. , ~ ~ t _. z Or C.? ~ ~',`t F` ~_ Y J Vl ~ '~ ~ i ~ W 2 Z }~ 'UQ ~ S t s4 '_ )x< ~ ..,.f 4 to . ~ I ~ ~ r i y i V - ~ ~ j'~ \ K ~ ;,I ., ~ t 1= i ~l t~ ~;S n g ~, ~ {~ ,;r ; } ~ r ~ u~ :1 ~' r 3 t "'Z t'~ y~"^w Y ~ E A g ~ ~~~ ~ ~ s ! ~ ~~? W ~ ,; r~ S v~3; ~ '~ I ~~ . ~ ~ ~ ,. . ~~ - 3~ o ~` ~, ~`' ~' ~ x ~_ r ~' a I ~ d ~~ ~ ~ I ~,., ~ r ~~ I ~,- ~ ~ ~- 1 ~ 3 ~ +' ~' ~ ~ j1 ~ '~ ~~ ~ ~,.t t~ alr7 li ~~~~, {~ ~ :` j fjj'' ~ j~~ l~j i~~ `Lt~ 3;. ~ f ~~ ""^~~ j~ ~ i t oy o _ .., .r.,.~. ~ y,.~" ~ F Resolution No. 26, Series 2008, Page 12 of 15 EXHIBIT B CHAP7~ER ~ MASTER PLAN RECOIL-fh4F,NDATIONS r OVERALL STL'D1' AREA F ~f, a W Q Q U Z a a ~ N ~ ~ t_ m Z ~n 4 ~ z H ~ y ccX_ Cil C Q ~ N 2 Q d 0 ~ d d j Fz: __ ,Y~"" _.,.~i_-_~. ~.. v., ~~ --~,' t ~'' ; - 's . fr. xr: r7 t,1 P.aGE4-2~ LIONSHEAD RF..DEVELOP'vfENT MASTER PLAN Resolution No. 26, Series 2008, Page 13 of 15 EXHIBIT C CHAPTER 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA '. ~~ rr .. ,, z W d ~- m 2 W < a ~ ~ ~ W ¢ ° x ~ ° U ~n ~ ~ m ~ m t/~l ~ "' Q ,~ ~ ~ ~ ~ w ~ ~ ~ ~ x G a ~ a ~ m ~ ~ ~ ~ J a It t/7 < V1 '~ a a v H Z W p Z 2 a O Q Z d Y a a V yr J a ~E~ LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 4-25 r- Resolution No. 26, Series 2008, Page 14 of 15 EXHIBIT D CHAPTER ~ DETAILED PLAN RECOMMENDATIONS r ~. ~• ~J N Z f a ~_ f J F S U_ W h V1 4 V Z O J m 0 Q Z O 3 ~, N K 7 v LIONSHEAD REDEVELOPMENT MASTER PLAN ..` ~ .i <~ S1 ~ ~~ '; ~ N ~~ '~ PAGE J-J3 Resolution No. 26, Series 2008, Page 15 of 15 ATTACHMENT B Vicinity Map VAIL TOWN COUNCIL WORK SESSION AGENDA VAIL TOWN COUNCIL CHAMBERS 75 S. Frontage Road W. Vail, CO 81657 12:30 P.M., TUESDAY, JANUARY 6, 2009 NOTE: Times of items are approximate, subject to change, and cannot be relied upon to determine at what time Council will consider an item. No public comment will be taken. 1. Warren Campbell ITEM/TOPIC: PEC/DRB Update. (15 min.) 2. Stan Zemler ITEM/TOPIC: Hanson Ranch Road proposed skier drop-off transition update. (15 min.) 3. Rachel Friede ITEM/TOPIC: Work Session to Discuss 2009 Code Revision Project. (15 min.) ACTION REQUESTED OF COUNCIL: Staff requests the Vail Town Council listens to the Staff presentation, asks any pertinent questions, and provides input on the scope of work, the project process and next steps. BACKGROUND RATIONALE: The Vail Town Code was established in 1966 and has been repealed, reenacted and amended many times since then. Specifically, amendments to Titles 10 (Building Regulations), 11 (Sign Regulations), 12 (Zoning Regulations), 13 (Subdivision Regulations) and 14 (Development Standards), all of which address development, have been reactive to current issues, and have lacked coordination and strategic focus. After many years of amendments, the Town needs to conduct a comprehensive review and revision of the Titles mentioned above to provide a clear, concise development code that is supported by the community at large. The 2009 Code Revision Project will provide a proactive, coordinated effort and strategic focus that is necessary to address a multitude of issues, further discussed in the Staff memorandum. 4. Bill Gibson ITEM/TOPIC: A work session to discuss the unintended effects of construction work lighting, and how the Town may choose to proceed with mitigation of the impacts. (30 min.) ACTION REQUESTED OF COUNCIL: Provide Staff with policy direction concerning the mitigation of construction work lighting's unintended affects. BACKGROUND RATIONALE: On October 21, 2008, during the review of Ordinance No. 21, Series of 2008, an ordinance amending the Town's outdoor lighting regulations, the Council instructed Staff to propose options for addressing the unintended affects construction work lighting. Staff has prepared options for the Council to consider. STAFF RECOMMENDATION: Provide Staff with policy direction concerning the mitigation of construction work lighting's unintended affects. 5. Judy Camp ITEM/TOPIC: Discussion of Ordinance No. 1, Series of 2009, an emergency ordinance making special amendments to Town of Vail Debt Services Fund's 2008 budget. (5 min.) ACTION REQUESTED OF COUNCIL: Approve a special amendment to the Debt Services Fund budget for 2008, reflecting the issuance of Sales Tax Revenue Refunding Bonds, Series 2008. BACKGROUND RATIONALE: On December 16, 2008 Town Council approved Ordinance No. 32 amending a definition contained in Ordinance No. 20, which authorized the refinancing of the town's outstanding 1998 Sales Tax Revenue Refunding Bonds. Since the closing on the new bonds took place on December 30, 2008, it is necessary make a special amendment to the 2008 budget of the Debt Services Fund so the transaction may be recorded in the appropriate fiscal year. An emergency ordinance is requested so that costs of the bond issuance may be paid on a timely basis. STAFF RECOMMENDATION: Staff recommends that the Town Council approves Ordinance No., Series of 2008, this evening. 6. Kristen Bertuglia ITEM/TOPIC: Discussion of Resolution No. 1, Series of 2009 - a Resolution adopting the Vail Environmental Sustainability Strategic Plan. (15 min.) ACTION REQUESTED OF COUNCIL: Approve, approve with changes, or deny Resolution 1, Series of 2009 -adopting the Vail Environmental Sustainability Strategic Plan. BACKGROUND RATIONALE: The Vail Town Council will review the draft Vail Environmental Sustainability Strategic Plan, and the associated goals, objectives, action steps and priorities identified to ensure that the Town of Vail is a leader in environmental sustainability through community and regional partnerships. ACTION REQUESTED BY TOWN COUNCIL: It is the intention of the Town of Vail Environmental Team to work with the Town Council to begin work immediately on projects identified as priorities and adopted through the Vail Environmental sustainability Plan. The Plan will lead the actions of staff and the Community Development Department. 7. Nina Timm ITEM/TOPIC: Discussion of Resolution No. 2, Series of 2009, A George Ruther resolution adopting a new Chamonix Master Plan, to facilitate the development of employee housing and a new fire station and amending the Vail Land Use Plan, to designate the Chamonix Master Plan Area; and setting forth details in regards thereto. (20 min.) BACKGROUND: The Town of Vail purchased the "Chamonix Parcel" and the "Wendy's Parcel" for the purpose of constructing employee housing and a new fire station. Through an extensive public process a preferred master plan option was developed and endorsed by the Vail Town Council on August 5, 2008, and the Planning and Environmental Commission on December 22, 2008. Adoption of the Chamonix Master Plan by the Vail Town Council is the next step in the development of the proposed employee housing and fire station. ACTION REQUESTED OF COUNCIL: Approve, approve with modifications, or deny Resolution 2, Series of 2009. STAFF RECOMMENDATION: Staff recommends that the Vail Town Council approves Resolution 2, Series of 2009. 8. Greg Hall ITEM/TOPIC: Discussion of Resolution No. 4, Series 2009, a Matt Mire Resolution Approving an Intergovernmental Agreement between Judy Camp the Town of Vail and the Vail Park and Recreation District Regarding the Golf Course Irrigation System Cost Sharing and Funding; and Setting Forth Details in Regard Thereto. (10 min.) ACTION REQUESTED OF COUNCIL: Approve the IGA, and authorize the Town Manager to sign and enter into the IGA with VRD in a form approved by the Town Attorney. BACKGROUND RATIONALE: Town and Vail Park and Recreation District (the "VRD") entered into an intergovernmental lease agreement dated July 18, 2008 pursuant to which the VRD will occupy and operate the Town's Vail Municipal Golf Course (the "Golf Course") and in which the Town and the VRD set forth their intentions to make financial contributions toward the maintenance and repair of the Golf Course improvements. The replacement of the Golf Course's 40 year-old irrigation system with a new system (the "Project") is expected to deliver improved irrigation coverage, water efficiency, and reliability. The Town will pay for half the cost of the Project and loan funds to the VRD for payment of the other half of the Project costs. The Town's financing of the VRD's contribution pursuant to the Intergovernmental Agreement ("IGA") regarding the cost sharing and funding for the golf course irrigation system will provide substantial savings to the taxpayers, including the avoidance of bond underwriting fees and other bond issuance and administrative costs STAFF RECOMMENDATION: Approve the IGA, and direct the Town Manager to sign and enter into the IGA with VRD in a form approved by the Town Attorney. 9. Nicole Peterson ITEM/TOPIC: A work session to review and discuss Resolution No. 26, Series of 2008, a resolution amending the LionsHead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building site into the LionsHead Redevelopment Master Plan Area and to adopt site specific recommendations for the future redevelopment of the Glen Lyon Office Building site located at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and setting forth details in regard thereto. (30 min.) BACKGROUND: On December 8, 2008 the Town of Vail Planning and Environmental Commission voted 5-0-1 (Viele recused) to forward a recommendation of approval to the Vail Town Council for Resolution 5, Series of 2009 (this request) to amend the LRMP to incorporate the property known as the Glen Lyon Office Building site and to adopt site specific recommendations for the redevelopment of the property. ACTION REQUESTED OF COUNCIL: Provide staff with any input Council may have at this time. STAFF RECOMMENDATION: None. 10. ITEM/TOPIC: Information Update. (15 min.) • Paperless Council Packets. • Recreation Path Maintenance. 11. ITEM/TOPIC: Matters from Mayor ~ Council. (15 min.) 12. Matt Mire ITEM/TOPIC: Executive Session, pursuant to 1) C.R.S. §24-6- 402(4)(a)(b)(e) - to discuss the purchase, acquisition, lease, transfer, or sale of property interests; to receive legal advice on 4 specific legal questions; and to determine positions, develop a strategy matters, Re: Town owned property. (15 min.) 13. ITEM/TOPIC: Adjournment. (3:50 p.m.) NOTE UPCOMING MEETING START TIMES BELOW: (ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE) THE NEXT VAIL TOWN COUNCIL REGULAR WORK SESSION WILL BEGIN AT TBD, TUESDAY, JANUARY 20, 2009 IN THE VAIL TOWN COUNCIL CHAMBERS. MEMORANDUM TO: Vail Town Council FROM: Community Development Department DATE: January 6, 2009 SUBJECT: A worksession to review and discuss Resolution No. 26, Series of 2008, a resolution amending the Lionshead Redevelopment Master Plan to incorporate the property known as the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan Area and to adopt site specific recommendations for the future redevelopment of the Glen Lyon Office Building site located at 1000 South Frontage Road West/ Lot 54, Glen Lyon Subdivision, and setting forth details in regard thereto. Applicant: Glen Lyon Office Building, a Colorado General Partnership Planner: Nicole Peterson SUMMARY The purpose of this work session is to: 1. Forward to the Vail Town Council the recommendation of the Town of Vail Planning and Environmental Commission of the applicant's request to amend the Lionshead Redevelopment Master Plan (LRMP), and to 2. Review and discuss the proposed site specific recommendations proposed for the Glen Lyon Office Building site identified in the attached Resolution No. 26, Series of 2008. The applicant and Staff are requesting feedback on the following discussion items, described further in Section V of this memo: 1. Is it appropriate to include the Glen Lyon Office Building site into the Lionshead Master Plan Study Area? 2. Are the proposed site specific recommendations for future allowable building height, allowable density, possible residential square footage, 100% employee housing requirement on-site and the amount and location of office space appropriate for the Glen Lyon Office Building site? 3. What additional site specific recommendations, if any, should be included in the amendment (i.e. allowable uses, increased setbacks from Gore Creek, stream bank preservation, etc.)? 4. What outstanding issues shall be considered in the future redevelopment of the Glen Lyon Office Building site? Following discussion, the applicant requests that the Vail Town Council tables the final review of Resolution No. 26, Series of 2008, to the January 20, 2009 Town Council meeting. II. DESCRIPTION OF THE REQUEST The applicant is requesting to add the Glen Lyon Office Building site to the LRMP with site specific recommendations, through the attached Resolution No. 26, Series of 2008, which includes the following: 1. Additions to Chapter 2, Introduction, including: a. Addition of the Glen Lyon Office Building site into section 2.6 Master Plan Study Area 2. Additions to Chapter 4, Master Plan Recommendations -Overall Study Area, including: a. Addition of the Glen Lyon Office Building site into section 4.1.5, West Lionshead -Residential/ Mixed-Use Hub. b. Addition of language that facilitates office uses on the first floor in section 4.1.5, West Lionshead -Residential/ Mixed-Use Hub. c. Addition of the Glen Lyon Office Building site into section 4.5.1, Connection to West Lionshead. d. Addition of the Glen Lyon Office Building site into section 4.9.4.3, West Lionshead. e. Clean-up item to separate North Day Lot housing recommendations from West Lionshead, with the addition of section heading in Section 4.9.4.6 North Day Lot. 3. Additions to Chapter 5, Detailed Plan Recommendations including: a. Strikethrough of entire section 5.17 to reformat with headings. The text remains in the plan, but was reformatted with additional text for clarification and readability. b. Addition of Glen Lyon Office Building site into section 5.17, West Lionshead. c. Addition of headings to section 5.17, West Lionshead including: i. South Frontage Road Improvements and Vehicular Access ii. Pedestrian and Bike Access iii. Preservation of Existing Office and Retail Space iv. Relationship to Red Sandstone Creek and Gore Creek v. Architecturallmprovements vi. Redevelopment Considerations for Glen Lyon Office Building site d. Addition of site specific recommendations for the Glen Lyon Office Building site in section 5.17.6 including: i. Limit on residential square footage: Maximum of 75 sq. ft. per 100 sq. ft. of buildable site area ii. Limit on building height: Figure 5-25 iii. Limit on dwelling units per acre: Maximum 20 DU/acre iv. No net loss of office space: Existing 10,829 square feet of office on site v. Language that facilitates office and residential uses on the garden level and street level vi. 100% of the required employee housing mitigation provided on-site 2 4. Inclusion of the Glen Lyon Office Building site in the following maps and figures: a. Map A -Lionshead Study Area b. Figure 4-9 -Existing West Lionshead Development Concept c. Figure 4-9A -Proposed West Lionshead Development Concept d. Figure 5-25 -West Lionshead Building Mass/ Height Limitations III. BACKGROUND The Glen Lyon Office Building site was developed as part of SDD No. 4, Cascade Village, Area D. Existing physical improvements on site are athree-story building with 10,829 square feet of general office space and a surface parking lot. Subsequent redevelopment plans for the site were approved in 1988, 1990 and 1993, respectively, and have since expired. On August 11, 2008, the Town of Vail Planning and Environmental Commission voted 4- 0-1 (Viele recused) to forward a recommendation of approval of Resolution No. 19, Series of 2008, for the Vail Land Use Plan map amendment to allow for a change in the land use designation from Community Office to LRMP for the Glen Lyon Office Building site. On September 2, 2008 the Vail Town Council approved Resolution No. 19, Series of 2008, described above. The motion passed 4-3 -0, with Foley, Hitt and Rogers dissenting. IV. PLANNING AND ENVIRONMENTAL COMMISSION RECOMMENDATION On December 8, 2008 the Town of Vail Planning and Environmental Commission voted 5-0-1 (Viele recused) to forward a recommendation of approval to the Vail Town Council for Resolution 26, Series of 2008 (this request) to amend the LRMP to incorporate the property known as the Glen Lyon Office Building site and to adopt site specific recommendations for the redevelopment of the property. Meeting minutes from the December 8, 2008 PEC meeting: Commissioner Viele recused himself from the review of this item due to a conflict of interest. Nicole Peterson gave a presentation per the staff memorandum. Jay Petersen, attorney representing the applicant, stated that the relocation of the Frontage Road changes fhe situation of the Glen Lyon Office Building site. The stage has been set for the inclusion of the GLOB within the LRMP in order to allow for the comprehensive planning of this area. He went on to add that he understands that Lionshead Mixed Use-2 zoning would allow a great deal of development potential which would not be appropriate. The applicant stated that this is why they were specifically listing maximums on density, Gross Residential Floor Area, and height that are more appropriate. He added that if this request were to be approved it could allow for the reconfiguration of property lines in the area which could result in better planned developments. The Commissioners expressed their support and benefits for having the entire area under the same Master Plan. Commissioner Paladino asked what Vail Resorts thought of the proposal. Jay Petersen stated that Vail Resorts had expressed support at the Land Use Plan amendment stage and in recent conversations were supportive of this request. V. DISCUSSION ITEMS Staff is requesting feedback from the Vail Town Council on the following four issues: 1. Is it appropriate to include the Glen Lyon Office Building site into the Lionshead Master Plan Study Area? The Planning and Environmental Commission and Staff believe it is appropriate to include the Glen Lyon Office Building site into the Lionshead Master Plan Study Area for the following reasons: Physical location: The Glen Lyon Office Building site is situated in a location that lends itself to inclusion into the Lionshead Master Plan Study Area because it is a natural extension of the West Lionshead sub-area, as designated in the LRMP. The surrounding properties to the north and east are within the West Lionshead sub-area including the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, former gas station site and the Eagle River Water and Sanitation site. With the inclusion of the Glen Lyon Office Building site into the West Lionshead area, natural boundaries will clearly define and complete West Lionshead, including Gore Creek on the south and the intersection of the South Frontage Road with Gore Creek, as illustrated on the attached vicinity map. The inclusion of the Glen Lyon Office Building site consistent with the adjacent properties, will create a consistent framework for redevelopment of the West Lionshead neighborhood by bringing the Glen Lyon Office Building site under the standards and recommendations set forth in the LRMP. 2. Connectivity: The inclusion of the Glen Lyon Office Building site into the LRMP, consistent with the adjacent properties, will guide development in a pattern of harmony that will facilitate visual and physical connectivity between the properties. By creating a consistent pattern of land use in the neighborhood, the Town will have more latitude to encourage and facilitate connectivity in site design through the following recommendations set forth in the LRMP: 0 4.3.1 Visual Connections - As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find their way throught the core. Visual connection to the natural environment should be established utilizing the following techniques: 4.3.1.1 View Corridors and 4.3.1.2 North-South Orientation of Buildings. 4 0 4.3.2 Physical Connections - Physical connections to the natural environment are essential to the experiential quality of a mountain resort. There are several ways to achieve a physical connection in addition to creating north- south oriented streets (such as]: 4.3.2.1 Landscape and Green belt Corridors, 4.3.2.2 Skier Bridge, and 4.3.2.3 Access to the South Side of Gore Creek. 0 4.5 Public Transportation - An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead (in part) The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard. With a mixed use development in the area which integrates a ski portal, retail space, office space and residential development, transit service to this area and interconnections to the other portals will be critical to develop in the future. 3. Conditions have chanced South Frontage Road Re-alignment: Recently, CDOT has stated that the proposed re-alignment of the South Frontage Road must be a configuration parallel to I-70, done in a single phase instead of 2 phases as previously considered. The proposed re-alignment along the northern property lines of the properties located at 1031 South Frontage Road "Vail Professional Building site" and 953 South Frontage Road, "Cascade Crossings" will facilitate a land swap between CDOT and the property owners of 1031 and 953 South Frontage Road. The land swap will place the Glen Lyon Office Building site directly adjacent to 1031 and 953 South Frontage Road, where the properties are today separated by the South Frontage Road Right-of-way. This re-alignment has great implications on the redevelopment of all the parcels mentioned above, and therefore, should be studied as one contiguous land mass and neighborhood. With the proposed redevelopment of 1031 and 953 South Frontage Road ("Ever Vail") abutting the Glen Lyon Office Building site, as a result of the road re-alignment, there is cause for the inclusion and addition of standards for the Glen Lyon Office Building site in the LRMP, which will facilitate consistent design and fluid development in the new planned neighborhood. The Planning and Environmental Commission and Staff believe the plan will be more comprehensive with the inclusion of the subject property as proposed by this amendment. Currently, the LRMP does not address specific recommendations for the Glen Lyon Office Building. The amendment would include the subject site in the West Lionshead area, and bring the subject site under the specific recommendations set forth in the LRMP. The inclusion of the subject site under the existing recommendations for West Lionshead and the proposed site specific recommendations for the Glen Lyon Office Building site are vital to the consistent neighborhood redevelopment of the overall West Lionshead Area. Land Use Amendment: On September 2, 2008, the Vail Town Council approved Resolution No. 19, Series of 2008, which amended the Vail Land Use Plan map to allow for a change in the land use designation, from Community Office to Lionshead Redevelopment Master Plan, for the Glen Lyon Office Building site, located at 1000 South Frontage Road West. 4. The addition of the Glen Lyon Office Building site is in concert with the LRMP: The Planning and Environmental Commission and Staff believe the proposed amendments will provide clear and specific guidance for the redevelopment of the site and will allow for the consistent redevelopment of the West Lionshead neighborhood. The proposed amendments will adopt site specific recommendations that are in concert with the plan. 2. Are the proposed site specific recommendations for future allowable building height, allowable density, possible residential square footage, 100°/a employee housing requirement on-site and the amount and location of office space appropriate for the Glen Lyon Office Building site? Height: The applicant is proposing height based on the existing Figure 5-25 West Lionshead Building Mass/ Height Limitations (Exhibit D of Resolution No. 26, Series of 2008). The proposed height would allow an average of 60 feet and a maximum of 71.5 feet on the east side and an average of 49 feet and a maximum of 60.5 feet on the west side. This configuration addresses the building step-down from east to west, however, it does not address the step-down of the building from north to south towards Gore Creek. With the location of the Glen Lyon Office Building site adjacent to Gore Creek along the entire length of the south property boundary, Staff believes the height restriction should be lower than that depicted in Figure 5-25. In the analysis of the Tivoli Lodge, it was found that the maximum height of 56' would be sufficient to accommodate 4 stories (Each story would be 11 feet in height) and a 12 foot high roof. Staff believes the 56' maximum height may be more appropriate for the Glen Lyon Office Building site, because it is situated at the edge of West Lionshead. Furthermore, the LRMP gives the following recommendation as it relates to building height: "Notwithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass." Staff believes that four levels will be in keeping with the LRMP. Density: The applicant is proposing a maximum density of 20 dwelling units per acre on the Glen Lyon Office Buiding site. This is not a rezoning request, however, for comparison purposes only, the proposal is less than the density allowed in High Density Multiple Family (HDMF) District, which is 25 dwelling units per acre. The proposal is also less than the density allowed in the Lionshead Mixed Use 1 and 2 (LMU-1 and LMU-2) Districts, which is 35 dwelling units per acre. The proposed density is greater than that of the the Medium Density Multiple Family (MDMF) District, which is 18 dwelling units per acre. Staff believes that the proposed density is appropriate for the site. Also, that the introduction of residential uses to the Glen Lyon Office Building site is in concert with the objectives of the Master Plan as stated below in section 2.3.3 Stronger Economic Base Through Increased Live Beds and described further in section 4.13 Live beds, as shown below. 6 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("live beds" or "warm beds') through new lodging products. 4.13 Live Beds (in part) The vast majority of live beds in Lionshead are not accommodation units in hotels, but instead, in dwelling units in residential condominiums ... It has been the experience in Lionshead that condominium projects which include a voluntary rental management program have occupancy rates which exceed the occupancy rate of hotel products, and therefore tend to provide more live beds and produce more lodging tax revenues to the Town. Gross Residential Floor Area (GRFA): The applicant is proposing a maximum of 75 square feet of GRFA per 100 square feet of buildable site area on the site. This is not a rezoning request, however, for comparison purposes only, the proposal is less than the GRFA that would be allowed, on the Glen Lyon Office Building site, under the HDMF District (76 square feet of GRFA per 100 square feet of buildable site area). The proposal is also less than the GRFA that would be allowed on the site, under the LMU-1 and LMU-2 Districts, (250 square feet of GRFA per 100 square feet of buildable site area). The proposed GRFA is greater than that of the MDMF District (56 square feet of GRFA per 100 square feet of buildable site area). The allowable GRFA should be discussed through either a rezoning request or an amendment to the SDD No. 4, Cascade Village, Area D, instead of included in the site specific recommendations in the amendment, because of unknown issues that may arise with surrounding redevelopment. Employee Housing Requirement: The applicant is proposing to provide 100% of the required employee housing mitigation on-site. Staff believes the proposal is in concert with the Town goals and objectives to increase employee housing units in Vail. Amount and Location of Office Space: The applicant is proposing to replace the 10,829 square feet of office space that currently exists on the site. With the addition of the Glen Lyon Office Building site to the LRMP, the site will be subject to Section 5.17 West Lionshead, LRMP, which states, "There should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Staff believes that the replacement of the office space is important in the redevelopment of the site to keep local businesses and activity in the West Lionshead neighborhood. Furthermore the opportunity exists under the LRMP to increase the amount of office space on the subject site. The applicant is proposing the addition of Section 5.17.6 Redevelopment Considerations for Glen Lyon Office Building site, LRMP, that would facilitate office and residential uses on the garden level and first floor or street level, of buildings. Staff believes that the opportunity may exist to provide office space on the first floor or street level, due to the 7 realignment of the South Frontage Road and possible adjacent redevelopment that may close off certain portions of buildings on the Glen Lyon Office Building site. However, Staff believes that the option shall remain to enforce the objectives of the LRMP. For example, policy objective 2.3.2 Vitality and Amenities states: 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. As development progresses in this area, it will depend heavily on what is proposed along Gore Creek and Red Sandstone Creek and the adjacent development and/or realignment of the South Frontage Road to determine the areas where street level and garden level vitality and amenities shall occur versus the more subdued and quiet residential and/ or office uses. Staff recommends that if the applicant proceeds with the proposed language to facilitate office and residential uses on the garden and street levels language be added to describe the parameters of where office and residential would be appropriate on the street or garden level. 3. What additional site specific recommendations, if any, should be included in the amendment (i.e. allowable uses, increased setbacks from Gore Creek, stream bank preservation, etc.)? The proposed amendments include the site specific recommendations listed above, and detailed recommendations for redevelopment under 5.17 West Lionshead, which includes language regarding the following categories: 1. South Frontage Road Improvements and Vehicular Access 2. Pedestrian and Bike Access 3. Preservation of Existing Office and Retail Space 4. Relationship to Red Sandstone Creek and Gore Creek 5. Architecturallmprovements 6. Redevelopment Considerations for Glen Lyon Office Building site Site specific recommendations in the LRMP, for other parcels have addressed setbacks and/or allowable uses. Staff believes that the setbacks and allowable uses should be addressed in either an amendment to SDD No. 4, Cascade Village, Area D or a rezoning of the property. The setbacks and/or allowable uses should be addressed in the next step of redevelopment because the details of the site design will depend on adjacent redevelopment and/or realignment of the South Frontage Road. This proposal is meant to include the subject site into the West Lionshead area and the LRMP to facilitate the guiding principles of the Master Plan and include the subject site in the redevelopment vision for West Lionshead. 4. What outstanding issues shall be considered in the future redevelopment of the Glen Lyon Office Building site? This is not a rezoning request, however, the potential re-zoning of the property is a future consideration. It is not required that the site rezone, nor that it be rezoned to LMU-1 or LMU-2 Districts. Therefore, Staff has begun discussions with the applicant and comparison of different zone districts, to be discussed with the Vail Town Council at a later date. The applicant is proposing language in Resolution No. 26, Series of 2008 that will encourage office and residential uses on the garden and street levels of the building. That proposal is in conflict with the permitted and conditional uses in the LMU-1 and LMU-2 districts, in that office and residential uses are not allowed on the garden and street levels in those districts. Furthermore, an office use is prohibited in the High Density Multiple Family (HDMF) District and the Medium Density Multiple Family (MDMF) District. The LRMP states that "There should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. The amount and location of office and residential uses should be considered in the future redevelopment of the Glen Lyon Office Building site. VI. ATTACHMENTS A. Resolution No. 26, Series of 2008 B. Vicinity Map 9 RESOLUTION NO. 26 Series 2008 A RESOLUTION APPROVING AN AMENDMENT TO THE LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE THE PROPERTY KNOWN AS GLEN LYON OFFICE BUILDING SITE INTO THE LIONSHEAD REDEVELOPMENT MASTER PLAN AREA AND ADOPTING SITE SPECIFIC RECOMMENDATIONS FOR THE GLEN LYON OFFICE BUILDING SITE, LOCATED AT 1000 SOUTH FRONTAGE ROAD WEST/ LOT 54, GLEN LYON SUBDIVISION, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on February 6, 2007 the Vail Town Council adopted the updated Lionshead Redevelopment Master Plan; and WHEREAS, Section 2.8 of the Lionshead Redevelopment Master Plan outlines a procedure for amending the Plan; and WHEREAS, on December 8, 2008 the Planning and Environmental Commission heard and gave recommendation to the Vail Town Council of approval of Resolution No. 26, Series of 2008; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in keeping with the goals, objectives, and policies prescribed by the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in the best interest of the Town as they promote the coordinated and harmonious development of the Town. WHEREAS, the Vail Town Council finds that the addition of the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan facilitates the orderly and comprehensive redevelopment of the West Lionshead neighborhood. 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 Lionshead Redevelopment Master Plan amendments, as illustrated by text additions strilFethfe~g~ stated in bold italics and deletions in Section II. Exhibits The Council hereby approves the Lionshead Redevelopment Master Plan amendments, as illustrated by the following maps and figures attached to this resolution as exhibits: A. Map A -Lionshead Study Area B. Figure 4-9 -Existing West Lionshead Development Concept C. Figure 4-9A -Proposed West Lionshead Development Concept D. Figure 5-25 -West Lionshead Building Mass/ Height Limitations Resolution No. 26, Series 2008, Page 1 of 14 Section III. Chapter 2 Introduction -shall be amended to read as follows: 2.6 Master Plan Study Area The boundaries of the Lionshead Master Plan study area (see Map A) were established by the Town Council at the outset of the master planning process. They are defined by the following features: On the north by I-70 On the east by Middle Creek (west of the Vail Valley Medical Center) On the south by the Town of Vail boundary (south of Forest Road, not including single- family lots) On the west by Rcd c-,,,,~~+nno ~F@@IC~2a°+~~,~~p~n n+~.,.o Ri iil.-l~nn~ where Tract K intersects the South Frontage Road, to the west of the Glen Lyon Office Building site. Section IV. Chapter 4 Master Plan recommendations -Overall Study Area shall be amended as follows: 4.1.5 West Lionshead -Residential/ Mixed-Use Hub s+.+.,+~_g~i~?~~ .,,1 Ri ii~r~linn ~,~~~~~$~,~ West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment should reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. In order to facilitate this goal, it may be appropriate, in certain non-pedestrian corridors, to locate office uses on the first floor of buildings. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity .and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating ayear-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become aresidential/ mixed use area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment of West Lionshead in accordance with the Resolution No. 26, Series 2008, Page 2 of 14 Town's employee housing policies and regulations. To the extent possible, development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree of north-south building orientation may be difficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst fora structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. 4.5 Public Transportation An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead West Lionshead_consists of the W°~I ^+, +h° \/^il °sr~esiates-se+~ise-~r}tef~",~ ~ni+n+inn nlnn+ ~~ Iii ('r ,S.S~n~~ ~-~mp~'? c+n+inn ci+° +«~ \/~iIS inn n1~ ,Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. Because it is an area of potentially significant growth, it is important that it be fully integrated into the Town of Vail transit system. The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard (1200 feet). With a mixed use development in the area which integrates a ski portal, retail space, office space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provide direction on the ultimate location of a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition of a ski lift in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance of a lift (1,200 feet). 4.9 Housing 4.9.4.3 \/nil Accnnin+°c C°niin° ~r.,l 1-Inl., (`rn~~Cr+=~~il~Drnfress' nil Ri iilrlinn vun--i-c~vvvruccv~c~-r1v~ , (`ncn~/J° (`rnccinn Alnr+h rlw I n+ nnrl +h° fnrm°r nnc c+n+inn ci+° West Lionshead West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Wafer and Sanitation site. Resolution No. 26, Series 2008, Page 3 of 14 All redevelopment in West Lionshead will need to conform to the Town's housing policies and requirements. In order to create activity and vibrancy in West Lionshead it is appropriate to include some dispersed employee housing opportunities for permanent local residents in proposed developments in the area consistent with these policies. Perhaps the most promising locations to replace the Sunbird affordable housing project and to conform to the Town's housing policies and requirements for new employee housing generation in Lionshead are the North Day Lot, Vail Associates service yard, and Holy Cross site. However, housing is not the only use these three properties will need to support. 4.9.4.6. North Day Lot The North Day lot is considered to be the preferred location for a significant housing project in Lionshead to replace the Sunbird affordable housing project and provide housing for new employee generation. The North Day Lot may also need to accommodate a transit center on the ground level of the development site. Additionally, it may be necessary to develop a higher revenue-generating product on a portion of the Vail Associates service yard, Holy Cross, Vail Professional Building site, and Cascade Crossing sites in order to defray the cost of road and infrastructure improvements. Section V. Chapter 5, Detailed Plan Recommendations shall be amended as follows: ~~hR t" Ti f i t a li#~ senris~ ~ ~n° is~a131~ in e+tf~er e~tki~~ renfa ~ , en o n roi ~s ~ - g ,> ~ olnr~ ~ of 4hoco m n~+rr ~, hG c ~~ nni-1 h~iili-7in~ h~nh4 c ~Qef~ F ~ c~rv~~PP~r ~ ~r~TT . n ~~ ~ ~tt ~~~~`~J ~~ ~~ ' 0 ~ nr ~ nnch rl r ea L~ ea a tl = ~ In nrrl f nro f o e b er er t~iis a noccf~ it i+ is imnnri~n4 fn s~s ater o„~„ a- ,- ~Tc ~ ~ ~~ ~ ~ ~~~~~ iti~+l~'G~Jh ~R- Resolution No. 26, Series 2008, Page 4 of 14 ~ n ~ n14~T ~ri~-~ ~i s nn V~ ~c?f ~ ~ n urai c~ nf~n rnnrom of ni ~hlir ~rf ti1 P ~~`"'~~~~JJ T r ~ ~ r . n ~ t~ihi r h ~n~ ~~~~ ~~ ~ ~~ nrnnr~ o i n~n f cni i ~ fnn ~ r ~ ~ ~ , ~ o ~ ~ ~ ~ r u n ~ Dofenf inn of Gvicfinn Grnn4n no Dnnrl Alinnmon+ n uro $ 4 h~~ a I D~ c cinnnl R ~ iilrlin nnrl /(`~cn~rlo - r~Tn~~nm~+in ~ii~+hlo p Cl r ` ~ ~ of 4hic rorl o~iol nnmon4 moron Resolution No. 26, Series 2008, Page 5 of 14 ~~ Grn n~•+no •~~ ~eini ilr~l ho n~~~ fn ~linl~ Oho H ii v ~e~~~ic° -~ " ~~~~' + n~ - ti1~~ ~ v ~ i~ tl A 0 C 4rmv ('nrn of ni eef~unr~rn~rol 4 cf hI mnr+ c~c~_~~ioc~ nriontolJ r~oi-Ioc4rion rnrri~nr . iT 1~C.Tt~TTCq •~ifi~T~c.~Ji vTI iGTV~TJn~QV- 5.17 West Lionshead West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. 5.17.1 South Frontage Road Improvements and Vehicular Access Planning for West Lionshead must consider two different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 4-9a, and 4-9b for the Frontage Road realignment alternatives. Notwithstanding these different Frontage Road scenarios, there should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Furthermore, service and delivery for West Lionshead shall occur underground or be hidden from public view. Service and delivery truck turning maneuvers should not negatively impact traffic flow on the South Frontage Road. With a realignment of vehicular access points, attention should be given to the location of service and parking areas. a. Retention of Existing Frontage Road Alignment If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Building site, and /Cascade Crossing and the Glen Lyon Office Building site all remain viable development sites. The most viable site for a public parking facility would be the Maintenance Yard/Holy Cross parcels, While other lift locations are feasible, the old gas station site is a viable Resolution No. 26, Series 2008, Page 6 of 14 location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building site and Cascade Crossing could be developed as a contiguous parcel. In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements should be explored in conjunction with any future redevelopment of the sites. Possible opportunities for improvements may include, an improved mass transit stop, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, greater sight distances, dedicated turning lanes and landscaped medians. In the redevelopment of Cascade Crossing and the Glen Lyon Office Building site under the current configuration of the Frontage Road, the bus stops in front of said properties shall be enhanced with, for example, shelters, benches, and landscaping. Pedestrian connections shall be improved from the bus shelters, across the South Frontage Road and to and from the surrounding buildings to provide safe and attractive pedestrian crossing and connections. Improvements may include crosswalks, walkways, pedestrian crossing warning lights, medians, and signage. b. Frontage Road Realignment The greatest benefit of this realignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this alternative the most viable site for a public parking facility would still be the Maintenance Yard/Ho/y Cross parcels. With the re-location of the Frontage Road lift access out of the old gas station site would not require a grade separated pedestrian crossing to the Maintenance Yard/Ho/y Cross parcels. However, a grade separated crossing over the Red Sandstone Creek would be needed to link the Holy Cross site with the Vail Professional Building site. This alternative would also present the opportunity for enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. Enhancements might include; streambank stabilization/ beautification, natural stream drop structures, interactive low flow areas and general improvements for wetlands and wildlife habitiat. Any modification or enhancement to the creek corridor would be subject to U.S. Army Corp of Engineers approval. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Resolution No. 26, Series 2008, Page 7 of 14 In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the Frontage Road and interior roads within the redevelopment of the West Lionshead sites. Possible opportunities for improvements may include improved mass transit stops, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, roundabouts at major intersections, greater sight distances, dedicated turning lanes and landscaped medians. 5.17.2 Pedestrian and Bike Access As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. Streetscape improvements including bike lanes or trails and sidewalks should be incorporated in any redevelopment along West Lionshead Circle and the South Frontage Road to improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, trails, seating areas and public art that facilitate safe and attractive pedestrian and bike movement are strongly encouraged. Said improvements may necessitate the need for access easements through the sites. Every effort shall be made to integrate this area with the rest of Lionshead through bike and pedestrian connections. There is an existing recreation path that runs across the southwest corner of the Glen Lyon Office Building site. If the site redevelops the recreation path shall be enhanced to meet town recreational path standards and to provide a safe and attractive pedestrian and bike experience. The improvements shall include a public easement over the path where necessary. 5.17.3 Preservation of Existin_g Office and Retail Space There shall be an increase in office space and no net loss of retail space in West Lionshead. Opportunities for increasing the square footage of office and retail beyond the existing conditions in West Lionshead shall be evaluated during the development review process. Currently, West Lionshead offices and businesses offer a variety of local services and amenities, which is important to preserve with the redevelopment of West Lionshead. During the winter months, the proposed ski lift in West Lionshead and the associated parking will generate significant pedestrian traffic and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. One way this can be accomplished is the reinforcement of swell-crafted program of specialty retailers, offices, and restaurants that attract both tourists and local residents. Also, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. An active program of public art, residential units That are used for "artists in residence" or a culinary school are examples of uses that could create a catalyst for activity. In conjunction with any application to develop a new ski lift, a market study which analyzes the appropriate amount of office/retail square footage shall be included in the redevelopment of West Lionshead. Resolution No. 26, Series 2008, Page 8 of 14 5.17.4 Relationship fo Red Sandstone Creek and Gore Creek Red Sandstone Creek and Gore Creek abut the Glen Lyon Office Building site, former gas station site, Holy Cross site and the Vail Professional Building site. Any redevelopment of these parcels should consider how the creeks can be enhanced and made an amenity of this redevelopment area. A substantial stand of mature trees exists on the banks of the two creeks, with low lying brush on the shores. Every effort shall be taken to preserve the substantial trees and natural steep slopes along the banks of both creeks. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened. Improved public access and utilization of Gore Creek and Red Sandstone Creek for fishing and other recreational purposes is strongly encouraged to create a catalyst for activity and enjoyment of the streams. 5.17.5 Architecturallmprovements The architectural design guidelines (Chapter 8) discuss several Transition tools that can be used to adapt an existing building to the new character and architectural quality desired for Lionshead. Given the high visibility of the buildings in West Lionshead and the extent to which they influence the quality of the experience ofpassers-by, all future development of the sites should be closely scrutinized for compliance with the applicable architectural design guidelines. For properties that are east of Red Sandstone Creek, in West Lionshead, higher densities and building heights may be appropriate, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of this master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. Notwithstanding the height allowances of the underlying zone districts, building height and massing shall be responsive to the Gore Creek and Red Sandstone Creek corridors, in that buildings shall gradually "step down" at the creek sides. Building height and massing shall also "step down" towards the Interstate, and at the western end of Lionshead. Figure 5-25 provides a general depiction of how building height shall gradually lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Notwithstanding the height allowances depicted on Figure 5-25, which depicts building height in an east/ west orientation, building height and massing shall also "step down" in a north/ south orientation. Notwithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area, building design shall be articulated to avoid large expanses of shear/unbroken wall planes. Resolution No. 26, Series 2008, Page 9 of 14 5.17.6 Redevelopment Considerations for Glen Lyon Office Buildingg site Consistent with its location at the western edge of West Lionshead and with respect fo the extensive frontage with Gore Creek, it is appropriate to recognize certain development limitations and opportunities regardless of the underlying zone district. Building heights shall be consistent with Figure 5-25, West Lionshead Building Massing and Height Limitations. Because of these limitations, density shall be restricted to a maximum of 75 square feet of GRFA for each 100 square feet of buildable site area, and a maximum of 20 dwelling units per acre. Consistent with the Master Plan's desire for an increase of office space, the existing 10,829 square feet of office space shall be replaced on-site. All (100%) of the employee housing requirements associated with the Glen Lyon Office Building site, as required by the Vail Town Code, shall be met on-site. The Glen Lyon Office Building site may provide a good opportunity for the location of garden level and first floor office space and residential uses. INTRODUCED, READ, APPROVED AND ADOPTED this day of , 2008. Richard D. Cleveland, Mayor ATTEST: Lorelei Donaldson, Town Clerk Resolution No. 26, Series 2008, Page 10 of 14 EXHIBIT A ,; x 2 ~ ~ o. ~ x b »_ - ~ Cam., ' ~ ` ~~•'•-~.. l _ S m g i A ~' - _ ~~ ~ ~4` w~ `'~z M R O~ ~ u ~~ / mz s~ 1i1\.. '- W Q s'. "' 4 'ti •., ~ ~ ~• w ~ f`z ~'~'~ ~ A ~ Or ~, J ~~~ryl t \ ~ N ~ U ~+ y Z 2 ~• y~ it _. '~ ~~:'-. _ ~ ~LL ec' .. t\~\~4 ~. ~ 1 L] 1 1,1 ~, + ~° l~r~~ 1~ ~ I LLL]]]~7 i t I , I r ~ ~f j ~~~~ I11•I~ ~ `~ =~`~ °,, a~; ' ; i 1, ~+ ~ 1 `? ' `~~~~' ~~ p~ r 1! ~ ~ ~ ~ ~ (` ~~-~~ ~ t;i- (i 1 t i j i ~ ii -~ ~ , ~ i ul !~ <.~ ~ r i ~ en ~'~ ~b~ ~ il~ O ,'~ ~.'lr' S Q ~~, ~~~~ a ® ~ Q ~ ;:~ ' ~~~ ~l~l+~; Resolution No. 26, Series 2008, Page 11 of 14 EXHIBIT B CHAPTER 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA Resolution No. 26, Series 2008, Page 12 of 14 EXHIBIT C CHAPTER 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA u z W -L m ~ ~ Q Z W c~ ~ N ` Q ~ W a 2 W t O ~ X ~ F ~ ~ V N ~ m r m ~ in Z ~ < 3 ~ ~ W F- O ~ C ~ W ~ N % ~ 6 m ~ ~ d 7 0 LL N < N ~ ~ 2 ~ ~ Q 0 a n a V ~n ,.. ~. i/ _i LIONSHEAD REDEVELOPMENT MASTER PLAN PACe 4-25 ------ Resolution No. 26, Series 2008, Page 13 of 14 EXHIBIT D CH.aPTFR ~ DET:~ILFD PI_:AV R1~:~O~1\iF\n.~TI~_1~S Z ~r!- \ C ~ ~ L - ~ ` .~'~ ,1 ~ ..~~ ~ 1 ~ ~ \\~\/ ~ ~ \ x p Q > ~ t _ In C r < W Z 0 _~ J H S _u W N a u z 0 J 7 m t z 0 J F W 3 ~, N V1 W R' u_ LL CE\~ LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-53 Resolution No. 26, Series 2008, Page 14 of 14 ATTACHMENT B Vicinity Map PLANNING AND ENVIRONMENTAL COMMISSION December 8, 2008 1:OOpm TOWN COUNCIL CHAMBERS /PUBLIC WELCOME 75 S. Frontage Road -Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visits: 1. Ever Vail, 862, 923, 934, 953 and 1031 South Frontage Road West 2. Vail Village parking structure, 241 East Meadow Drive '~ . '~.Q~rc~-t-c..a, 20 Minutes 1. A request for final review for an amendment to an approved development plan, pursuant to 12- 9C-5, Development Standards, Vail Town Code, to allow for temporary skier parking at the Vail Mountain School, located at 3000 Booth Falls Road/Lot12, Block 2, Vail Village Filing 12, and setting forth details in regard thereto. (PEC080070) Applicant: Vail Mountain School, represented by Robert Fitz Planner: Nicole Peterson ACTION: MOTION: SECOND: VOTE: 30 Minutes 2. A request for a final recommendation to the Vail Town Council, pursuant to 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, for amendments to the Lionshead Redevelopment Master Plan to incorporate the property known as Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, located at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision, and setting forth details in regard thereto. (PEC080069) Applicant: Glen Lyon Office Building Planner: Nicole Peterson ACTION: MOTION: SECOND: VOTE: 45 Minutes 3. A request for a work session for a review of a major exterior alteration, pursuant to Section 12- 7H-7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the Evergreen Lodge, with dwelling units, accommodation units, and conference facilities and meeting rooms on the basement or garden level, multi-family dwelling units, accommodation units and conference facilities and meetings rooms on the first floor or street level, and a fractional fee club on the second floor and above, located at 250 South Frontage Road West/Lot 2, Block 1, Vail Lionshead Filing 2, and setting forth details in regard thereto. (PEC080033, PEC080072) Applicant: HCT Development, represented by TJ Brink Planner: Rachel Friede ACTION: MOTION: SECOND: VOTE: Page 1 45 Minutes 4. A request for a final recommendation to the Vail Town Council of proposed amendments to the Vail Village Master Plan, pursuant to Section VIII-B, Adoption, Extensions, and Amendments, Vail Village Master Plan, to amend Sub-area #4, Transportation Center, to allow for amixed-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: George Ruther ACTION: MOTION: SECOND: VOTE: 60 Minutes 5. 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 ACTION: MOTION: SECOND: VOTE: 30 Minutes 6. A request for a final recommendation for prescribed regulation amendments, pursuant to section 12-3-7, Amendment, Vail Town Code, to amend Chapter 12-13, Employee Housing, Vail Town Code, to establish regulations for an Employee Housing Unit Exchange Program, and setting forth details in regard thereto. (PEC080071) Applicant: Town of Vail, represented by the Vail Local Housing Authority Planner: Nina Timm/Bill Gibson ACTION: MOTION: SECOND: VOTE: 30 Minutes 7. A request for a final recommendation for prescribed regulation amendments, pursuant to Section 11-3-3, Prescribed Regulation Amendment, Vail Town Code, to amend Section 11-7-10, Open House Signs, Vail Town Code, to allow for changes to the allowable quantity and location of open house signs, and setting forth details in regard thereto. (PEC080073) Applicant: Town of Vail Planner: Bilt Gibson ACTION: MOTION: SECOND: VOTE: Page 2 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: December 8, 2008 SUBJECT: A request for a final recommendation to the Vail Town Council, pursuant to 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, for amendments to the Lionshead Redevelopment Master Plan to incorporate the property known as Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, located at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision, and setting forth details in regard thereto. (PEC080069). Applicant: Glen Lyon Office Building Planner: Nicole Peterson SUMMARY The applicant, Glen Lyon Office Building, a Colorado General Partnership, is requesting a final recommendation to the Vail Town Council, for amendments to the Lionshead Redevelopment Master Plan that incorporate the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations for the property, located at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision, and setting forth details in regard thereto. 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 VII of this memorandum. II. DESCRIPTION OF THE REQUEST The applicant, Glen Lyon Office Building, a Colorado General Partnership, is proposing to incorporate the Glen Lyon Office Building property into the Lionshead Redevelopment Master Plan Area through the addition of text, figures and maps. The proposed text revisions include additions to Chapters 2, 4 and 5 of the Lionshead Redevelopment Master Plan and are provided in Attachment A: Resolution No. 26, Series of 2008. The figure and map revisions are provided in the following attachments: C: Proposed Map A -Lionshead Study Area D: Proposed Figure 4-9 -Existing West Lionshead Development Concept E: Proposed Figure 4-9A -Proposed West Lionshead Development Concept F: Proposed Figure 5-25 -West Lionshead Building Mass/ Height Limitations The Glen Lyon Office Building is a 1.8 acre site with frontage on both Red Sandstone Creek and Gore Creek. The site also has a common boundary of over 800 feet in length with the South Frontage Road. The Glen Lyon Office Building site was developed under SDD # 4, Cascade Village. Physical improvements that currently exist on site are athree-story building with 10,829 square feet of general office space and a surface parking lot as originally approved in the late 70's. Subsequent approved development plans have since expired. III. BACKGROUND On August 11, 2008, the Planning and Environmental Commission voted 4-0-1 (Viele recused) to forward a recommendation of approval for the Vail Land Use Plan map amendment to allow for a change in the land use designation from Community Office to Lionshead Redevelopment Master Plan for the Glen Lyon Office Building, located at 1000 South Frontage Road West. On September 2, 2008 the Town Council approved the Vail Land Use Plan map amendment, to allow for a change in the land use designation from Community Office to Lionshead Redevelopment Master Plan for the Glen Lyon Office Building, located at 1000 South Frontage Road West. The motion passed 4-3, with Foley, Hitt and Rogers dissenting. Minutes of the meeting are attached for the Council's review. IV. ROLES OF THE REVIEWING BOARDS Plan Amendments Plannin4 and Environmental Commission: The Planning and Environmental Commission shall review the proposal and make a recommendation to the Town Council on the consistency of the proposed amendment with applicable review criteria and the policies, goals and objectives outlined in the applicable master plan documents. Design Review Board: The Design Review Board has no review authority on Plan amendments. Town Council The Town Council is responsible for final approval/denial of a Plan amendment. The Town Council shall review the proposal based on the consistency of the proposed amendment with applicable review criteria and the policies, goals and objectives outlined in the applicable master plan documents. V. APPLICABLE PLANNING DOCUMENTS Vail Land Use Plan Sub-section 6.4 of the Vail Land Use Plan outlines the definitions of Land Use Categories referenced on the Land Use map. The Glen Lyon Office Building property is within the LRMP - Lionshead Redevelopment Master Plan designation: LRMP -Lionshead Redevelopment Master Plan Included in this category are those properties which are identified as being included in the Lionshead Redevelopment Master Plan boundaries. Properties located within this land use category shall be encouraged to 2 redevelop, per the Master Plan recommendations, as it has been found that it is necessary in order for Vail to remain a competitive four-season resort. Uses and activities for these areas are intended to encourage a safe, convenient and an aesthetically-pleasing guest experience. The range of uses and activities appropriate in the Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public plazas, open spaces, parking and loading/delivery facilities/structures, public utilities, residential, lodges, accommodation units, deed restricted employee housing, retail businesses, professional and business offices, personal services, and restaurant uses. CHAPTER Vlll -IMPLEMENTATION 3. Amendment Process The amendment process is one which is intended to assure the Plan's effectiveness wifh periodic updates to reflect current thinking and changing market conditions. The process includes amendments which may be initiated in any of the following three ways: A. By the Community Development Department 8. By the Planning and Environmental Commission or Town Council C. By the private sector C. Private Sector Amendments The private sector may also initiate amendment requests. These should be initiated in the following way: 1. Make application with the Community Development Department. Applications may be made by either a registered voter, a property owner or a property owner's authorized representative. Such application may be made at any time. 2. Such applications will then be considered at a meeting with the PEC. At the Planning and Environmental Commission hearing, a recommendation shall be made to the Town Council, whereupon a decision shall then be rendered. To change the Plan by this procedure it will be the responsibility of the applicant to clearly demonstrate how conditions have changed since the Plan was adopted, how fhe Plan is in error or how the addition, deletion or change to the Plan is in concert with the Plan in general. Such decisions may include approval, approval with conditions or denial. Amendments may be requested for change to the goals and policies and/or Land Use Plan map. If such request is approved, such change shall be made fo the Plan documenf and/or map. If such request is denied, no such request thaf is substantially the same as that previously denied shall be considered for a period of one year. Lionshead Redevelopment Master Plan The relevant portions of the Lionshead Redevelopment Master Plan are provided in Attachment A: Proposed Resolution No. 26, Series of 2008, which includes the proposed text amendments and corresponding Plan sections. 3 VI. ZONING AND LAND USE It is anticipated that, with the inclusion of the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Area, the next step in the redevelopment process will be a request to rezone the property from SDD #4 Cascade Village Area D, to either the Lionshead Mixed Use 1 (LMU-1) or Lionshead Mixed Use 2 (LMU-2) Zoning Districts. In anticipation of the request, Staff has provided a comparison table, below, including the height, GRFA, and dwelling units per acre requirements of LMU-1 and LMU-2 and the proposed height and GRFA recommendations, by the applicant, for inclusion into the Lionshead Redevelopment Master Plan language (Section 5.17d, stated in Resolution No. 26, Series of 2008 -Attachment A). Existing Zoning: SDD #4, Cascade Village Area D Land Use Designation: Lionshead Redevelopment Master Plan Hazard Zones: None Lot size: 78,307.8 or 1.8 acres Adjacent Zoning: North: Arterial Business District (Slated for rezoning to Lionshead Mixed Use 2) South: Natural Area Preservation District East :Natural Area Preservation &Lionshead Mixed Use 2 Districts West: Natural Area Preservation District Adjacent Land Use: North: Lionshead Redevelopment Master Plan South: Open Space East: Lionshead Redevelopment Master Plan West: Open Space Zonin Anal sis Table: Standard Allowable in LMU-1 Allowable in LMU-2 Proposed for GLOB under current amendment Height 71 ft average 71 ft average West side: East side: 82.5 ft max 82.5 ft max 49 ft average 60 ft average 60.5 ft max 71.5 ft max Density 35 DU/acre = 63 DU 35 DU/acre = 63 20 DU/acre DU/acre DU'` GRFA 250 sq ft per 100 sq 250 sq ft per 100 sq 57.39 sq ft per 100 sq ft= ft buildable lot area = ft buildable lot area 45,000 sq ft 196,020 = 196,020 In LMU-2 and not in LMU-1, a dwelling unit in amulti-family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. VII. CRITERIA AND FINDINGS Staff believes. the proposed Lionshead Redevelopment Master Plan amendments, are consistent with the Town's goals, policies and objectives for the reasons listed below. The applicant has also submitted a memorandum in support of the application which includes findings in response to the criteria for 4 private sector amendments set for in section VI11.3.C of the Vail Land Use Plan, which states the following: TOWN OF VAIL LAND USE PLAN CHAPTER Vlll -IMPLEMENTATION 3. Amendment Process C. Private Sector Amendments (in part) To change the Plan by this procedure, it will be the responsibility of the applicant to clearly demonstrate how conditions have changed since fhe Plan was adopfed, how the Plan is in error or how the addition, deletion or change fo the Plan is in concert with the Plan in general. 1. Conitions have changed: South Frontage Road Re-alignment: Recently, CDOT has stated that the proposed re-alignment of the south frontage road from the current location must be a configuration parallel to I- 70, done in a single phase instead of 2 phases as previously thought. The proposed re-alignment along the north property lines of the properties located at 1031 South Frontage Road "Vail Professional Building" and 953 South Frontage Road, "Cascade Crossings" will facilitate a land swap between CDOT and the property owners of 1031 and 953 South Frontage Road. The land swap will place the Glen Lyon Office building property (1000 South Frontage Road) directly abutting 1031 and 953 South Frontage Road, where the properties are today separated by the South Frontage Road Right-of-way. This re-alignment has great implications on the redevelopment of all the parcels mentioned above, and therefore, should be studied as one consistent neighborhood. Ever Vail Re-development: With the proposed development of "Ever Vail" abutting the Glen Lyon Office Building property, as a result of the road re-alignment, Staff believes the inclusion and addition of standards for the Glen Lyon Office Building, in the LRMP, will facilitate consistent design and fluid development in the new planned neighborhood. Land Use Amendment: On September 2, 2008 the Town Council approved the Land Use Plan map amendment, to allow fora change in the land use designation from Community Office to Lionshead Redevelopment Master Plan for the Glen Lyon Office Building located at 1000 South Frontage Road West. 2. The plan is in error: While the current Lionshead Redevelopment Master Plan is not in error because the Glen Lyon Office Building property is not included, Staff believes the plan would be more comprehensive with the inclusion of the subject property as proposed by this amendment. Currently the Lionshead Redevelopment Master Plan does not address specific recommendations for the Glen Lyon Office Building. Staff believes the specific recommendations are vital to the consistent neighborhood redevelopment of the overall West Lionshead Area. 3. The addition of the Glen Lyon Office Building is in concert with the Lionshead Redevelopment Master Plan: Staff believes the proposed amendments will provide clear and specific guidance for the re-development of the site and will allow for the consistent redevelopment of the West Lionshead neighborhood. The proposed amendments will adopt site specific recommendations, that are in concert with the plan. The amendments include, in summary: o Inclusion of the GLOB in the West Lionshead Area, with the addition of a definition of the area o Statement speaking to the relationship of the GLOB site to Red Sandstone Creek and Gore Creek o Limit on GRFA (proposed 45,000 maximum) o Limit on height (proposed maximum 71.5' -Average 60' on the east side and 60.5' -Average 49' on the west, as illustrated in the proposed Figure 5.25 (Attachment E) o Limit on dwelling units per acre (proposed maximum 20 DU/acre) o No net loss of office space (Existing 10,829 square feet of office on site) VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council based on the criteria and findings in Section VII of this memorandum. Should the Planning and Environmental Commission choose to forward a recommendation of approval of this amendment request, the Community Development Department recommends the Council pass the following motion: "The Town Council approves, Resolution No. 26, Series of 2008, for amendments to the Lionshead Redevelopment Master Plan to incorporate the property known as Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Study Area and create site specific recommendations, located at 1000 S Frontage Rd/ Lot 54, Cascade Subdivision" Should the Planning and Environmental Commission choose to forward a recommendation of approval of this amendment request, the Community Development Department recommends the Town Council pass the following findings: "(1) Thaf conditions have changed since the Lionshead Redevelopment Master Plan was adopted; and (2) That the addition of the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan Area is in concert with the Lionshead Redevelopment Master Plan. " 6 IX. ATTACHMENTS A. Resolution No. 26, Series of 2008 B. Land Use Map C. Proposed Map A -Lionshead Study Area D. Proposed Figure 4-9 -Existing West Lionshead Development Concept E. Proposed Figure 4-9A -Proposed West Lionshead Development Concept F. Proposed Figure 5-25 -West Lionshead Building Mass/ Height Limitations G. Council minutes of September 2, 2008 H. Applicant memorandum 7 ATTACHMENT A RESOLUTION NO. 26 Series 2008 A RESOLUTION APPROVING LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE THE PROPERTY KNOWN AS GLEN LYON OFFICE BUILDING INTO THE LIONSHEAD REDEVELOPMENT MASTER PLAN LOCATED AT 1000 SOUTH FRONTAGE ROAD WEST WHEREAS, The Town of Vail (the "Town"), in the County of Eagle and State of Colorado is a home rule municipal corporation duly organized and existing under the laws of the State of Colorado and the Town Charter (the "Charter"); and WHEREAS, The members of the Town Council of the Town (the "Council") have been duly elected and qualified; and WHEREAS, on February 6, 2007 the Council adopted the updated Lionshead Redevelopment Master Plan; and WHEREAS, Section 2.8 of the Lionshead Redevelopment Master Plan outlines a procedure for amending the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in keeping with the goals, objectives, and policies prescribed by the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in the best interest of the Town as they promote the coordinated and harmonious development of the Town. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: 1. The Council hereby approves the Lionshead Redevelopment Master Plan amendments, as illustrated by text additions stated in bold italics and deletions in ~eeg# and in the attachments C, D, E and F in Staff memorandum dated to the Vail Town Council including the following maps and figures: C. Amended Map A -Lionshead Study Area D. Amended Figure 4-9 -Existing West Lionshead Development Concept E. Amended Figure 4-9A -Proposed West Lionshead Development Concept F. Amended Figure 5-25 -West Lionshead Building Mass/ Height Limitations 2. This Resolution shall be effective immediately upon adoption. Chapter 2 Introduction -shall be amended to read as follows: 2.6 Master Plan Study Area The boundaries of the Lionshead Master Plan study area (see Map A) were established by the Town Council at the outset of the master planning process. They are defined by the following features: On the north by I-70 On the east by Middle Creek (west of the Vail Valley Medical Center) On the south by the Town of Vail boundary (south of Forest Road, not including single- family lots) On the west by where tract K intersects the South Frontage Road, to the west of the Glen Lyon Office Building. Chapter 4 Master Plan recommendations - Overall Study Area of the Lionshead Redevelopment Master Plan shall be amended to read as follows: 4.1 Underlying Physical Framework of Lionshead 4.1.5 West Lionshead -Residential/ Mixed-Use Hub The western end of Lionshead, currently undeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, a~ Cascade Crossing, and the Glen Lyon Office Building. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment should reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. In order to facilitate this goal it may be appropriate, in certain non-pedestrian corridors, to locate office uses on the first floor of buildings. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating a year-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become aresidential/ mixed use area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment of West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible development patterns in this area should reflect north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree of north-south building orientation may be difficult given the relatively narrow east-west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for an structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new 9 uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in-town transit system. 4.5 Public Transportation An efficient transit system is critical to the character and environmental quality of any pedestrian-oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead West Lionshead consists of the West Day Lot, the Vail Associates service center, the sanitation plant, the Holy Cross lot, the former gas station site, the Vail Professional Building, aad Cascade Crossing, and the Glen Lyon Office Building. Because it is an area of potentially significant growth, it is important that it be fully integrated into the Town of Vail transit system. The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard (1200 feet). With a mixed use development in the area which integrates a ski portal, retail space, office space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provide direction on the ultimate location of a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition of a ski lift in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance of a lift (1,200 feet). 4.9 Housing 4.9.4.3 Vail Associates Service Yard Holy Cross Site, Vail Professional Building, Cascade Crossing, North Day Lot, Glen Lyon Office Building and the former gas station site All redevelopment in West Lionshead will need to conform to the Town's housing policies and requirements. In order to create activity and vibrancy in .West Lionshead it is appropriate to include some dispersed employee housing opportunities for permanent local residents in proposed developments in the area consistent with these policies. Perhaps the most promising locations to replace the Sunbird affordable housing project and to conform to the Town's housing policies and requirements for new employee housing generation in Lionshead are the North Day Lot, Vail Associates service yard, and Holy Cross site. However, housing is not the only use these three properties will need to support. The North Day lot is considered to be the preferred location for a significant housing project in Lionshead to replace the Sunbird affordable housing project and provide housing for new employee generation. The North Day Lot may also need to accommodate a transit center on the ground level of the development site. Additionally, it may be necessary to develop a higher revenue-generating product on a portion of the Vail Associates service yard, Holy Cross, Vail Professional Building, and Cascade Crossing sites in order to defray the cost of road and infrastructure improvements. In planning the site, the following issues need to be considered. While it is important that buildings here be visually consistent with the overall character of Lionshead, the desire to maximize the housing potential may make appropriate the following deviations from standard development parameters: a. Density The site offers a unique opportunity to achieve significant density. It is recommended that the standards for density (units per acre) be increased at this location to allow for a greater 10 number of employee housing units. While it is important that buildings here be visually consistent with the overall character of Lionshead, the desire to maximize the housing potential may make appropriate the following deviations from standard development parameters. b. Building Height for Employee Housing It may be appropriate to allow for a greater overall building height than is otherwise allowed under the Lionshead Architectural Design Guidelines. Any increase in building height will need to be reviewed on a case by case basis by the Town of Vail, and any eventual building height will still need to be visually appropriate for this location. c. Parking It may be appropriate to reduce the parking requirements for employee housing at this location given the sites proximity to transportation facilities, jobs, and pedestrian routes. In consideration for reducing employee parking for the housing provided on this site, parking for other employees of the owner provided on this site should be considered. Excess parking may be used to satisfy the no net loss of parking policy or for future parking requirements of other development on the property. d. Site Coverage and Landscape Area and Setbacks Consideration should also be given to increasing site coverage and reducing setbacks and landscape area in order to maximize the amount of employee housing on the site and/or due to impacts associated with the development of a public transportation facility on the property. With any deviation to development standards prescribed in the master plan and zoning regulations, consideration of impacts should be afforded to the neighboring residential uses to the North Day Lot. Any design with such deviations will need to be sensitive to creating good designs with mitigation measures such as heated sidewalks and well planned landscape materials. Additionally due to impacts from the Town's dispersed transportation center on neighboring residential uses, mitigation measures should be provided to buffer and screen residential uses. e. Encroachments on Town Land The Town of Vail owns a small parcel of land on the north side of the north day lot which accommodates the pedestrian bridge over the interstate highway. This land was dedicated to the Town by Vail Associates in 1976. In order to allow for more efficient layout and development of employee housing on the site and/or the dispersed transportation facility, the Town should give consideration to allowing development of employee housing and/or transportation uses on this parcel of land as part of the development of the north day lot. Chapter 5 Detailed Plan Recommendations of the Lionshead Redevelopment Master Plan shall be amended to read as follows: 5.17 West Lionshead ~ , West Lionshead includes the Vail Associates Service Yard Holy Cross Site, Vail Professional Building, Cascade Crossing, North Day Lot, Glen Lyon Office Building and the former gas station site. Planning for the western end of Lionshead must consider two different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 4- 11 9a, and 4-9b for the Frontage Road realignment alternatives. Notwithstanding these different Frontage Road scenarios there should be an increase of existing office sauare footage and "no net loss" of retail sauare footage as a result of the redevelopment of these parcels. Higher densities and building heights may be appropriate in this area, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of the master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. A strong connection along the Gore Creek corridor already exists. Streetscape improvements along West Lionshead Circle between Concert Hall Plaza (currently the western end of Lionshead retail influence) and the Ritz-Carlton Residences will strengthen existing conditions, and in doing so, improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, seating areas and public art are just some examples of what could strengthen this corridor and in doing so further integrate this area with the rest of Lionshead. The development of a strong pedestrian connection between the Lionshead Core area and the western side of Lionshead will encourage pedestrian activity in this area and in doing so will energize all of West Lionshead. During the winter months the ski lift and associated parking will generate significant pedestrian traffic and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. This could be accomplished in any number of ways. For example, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. This could be reinforced by awell-crafted program of specialty retailers, offices, and restaurants. An active program of public art, residential units that are used for "artists in residence", a culinary school, improved access to and utilization of Gore Creek or Red Sandstone Creek for fishing or other purposes or specific recreation features such as a climbing wall are just some examples of design elements or land uses that could create a catalyst for activity. In conjunction with any application to development a new ski lift, aretail/commercial market study which analyzes the area for the appropriate amount of square footage of retail/commercial that should be included in the redevelopment of West Lionshead shall be provided. It is assumed that the development standards of Lionshead Mixed Use 1 or 2 will guide the design of redevelopment in this area. Notwithstanding the height allowances of these zone districts, building height and massing shall be responsive to the Gore Creek corridor, the Interstate, and how building massing transitions at the western end of Lionshead. Buildings at the westernmost end of West Lionshead shall gradually "step down" from the maximum allowable height limits of the Lionshead Mixed Use zone districts. Figure 5-25 provides a general depiction of how building height shall gradually lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Notwithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area building design shall be articulated to avoid large expanses of shear/unbroken wall planes. a. Retention of Existing Frontage Road Alignment If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Building, a~ /Cascade Crossing and the Glen Lyon Office Building all remain viable development sites. The most viable site for a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas station 12 site is a viable location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building and Cascade Crossing could be developed as a contiguous parcel. It is assumed that these parcels would be re-zoned to Lionshead Mixed Use I. The Holy Cross site and the Vail Professional Building both abut Red Sandstone Creek. Any redevelopment of these parcels should consider how the Creek can be enhanced and made an asset or amenity of this redevelopment area. b. Frontage Road Realignment behind the Maintenance Yard and Holy Cross site The greatest benefit of this realignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this alternative the most viable site for a public parking facility would still be the Maintenance Yard/Holy Cross parcels. With the re- location of the Frontage Road lift access out of the old gas station site would not require a grade separated pedestrian crossing to the Maintenance Yard/Holy Cross parcels. However, a grade separated crossing over the re-located Frontage Road would be needed to link the Holy Cross site with the Vail Professional Building. This alternative would also present the opportunity for relocating and/or enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. One possibility may be to pond the creek just south of the I-70 corridor and diverting all or a portion of the flow underneath the new Frontage Road in order to bring "live water" through the western end of the Holy Cross site. Any modification or enhancement to the creek corridor would be subject to U.S. Army Corp of Engineers approval. A strong east-west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. c. Relationship to Red Sandstone Creek and Gore Creek Red Sandstone Creek and Gore Creek run through the West Lionshead Area. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened. The potential for integration of this property into the overall site planning with Ever Vail would allow for a better overall development plan. Any redevelopment of this parcel should consider how the creeks can be enhanced and made an asset and amenity of the area. d. Re-development Considerations for Glen Lyon Ofhce Building Consistent with its location at the western edge of West Lionshead and with respect to the extensive frontage with Gore Creek it is appropriate to recognize certain development limitations and opportunities beyond the LMU-1 and LMU-2 Zone Districts. Building heights should be consistent with Figure 5-25, West Lionshead Building Massing and Height Limitations. Because of these limitations, density should be restricted from that allowed under the LMU-1 or LMU-2 Zone Districts to a maximum of 45,000 square feet of GRFA and a maximum of 20 dwelling units per acre. Consistent with the plan's desire for no net loss of office space the existing 10,829 square feet of office space should be replaced on-site or within West Lionshead. All Employee Housing Requirements associated with the Glen Lyon site should be met on-site or within West Lionshead. This site may provide a good opportunity for the location of garden level and first floor ofFce space and residential uses. 13 INTRODUCED, READ, APPROVED AND ADOPTED this day of , 2008. Richard D. Cleveland, Mayor, Town of Vail ATTEST: Lorelei Donaldson, Town Clerk 14 ATTACHMENT B L `~'~ ,r ~4 4; 1n ti ~p l ~. N n r~ ~` ~ ~ - ' ((Npp q `L~- ..1 ~ ~ y.. ~l 1 -_ r~ ~ ~.~ ., ;;~ ~ .-~ y.~ ~ /D m $~ sr W .-~ ~' ~ , ~ C J ~ ~'` ~ N ,'~t~.-~.~ -. -.-ter t N C o J N ~ ~~'- . 0 _. ~, ~~j~~ 4. ~~is -~ =.:; o } ~~ ~ ' ' s .. ~. '~ 6 u . , ~~i ..'x ~ . ~ . ~ 4.. `i ` k ` ` ~~~\ - ~ \ 15 ATTACHMENT C Proposed Map A - Lionshead Study Area W 7' ~ ~' ~ ~ ~ ~ 04 W ' - ~ ~ s G` -~ •.t i 1r~ ~ I p~S 5 ~ Qw~ (•. ~VLL nz~ i a b ~~2 o W ~ W 1' ZZV NC A ~ it Q ~ `'~~ ~51 v d„ S Win ~ ~' _ Q 2o ~'. \ _~ LL= \ d ViC z z ~,f"' ~ ~, , , ., •'.. W ~'•. ~14 ~ ti ~ ~ e ~ ~~ ~~~~~~~~~. ~ ~ ~ e~y (~ .lily ,.. L~ ~ ~, A 1 `. , bm Il. _ \ ~ 4 _ ,~ ~~" r 3 , ``~ `~l ~' ~ ~ \ ,I..,i C7 (` -~ C tit] ~ ~ - ( + K I I I ,~ l 1 r ft I{{II, ~;~~ ~ S~_ ~~ ._ ~~ `~~r fJ j~1~i~~ ~lr ~ uZi ~I . I'~ G 'r' ' ~ ~ s ~: :r,,~,+,~ d fir; a A. ~ /~ ~ ; ~' t~ ~' ;l i% ~~ `~r ~, , ' $~ - I _.... ___. _. --_~-_- ___-_ --____- 16 ATTACHMENT D Proposed Figure 4-9 -Existing West Lionshead Development Concept CHAPTER 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA 17 ATTACHMENT E Proposed Figure 4-9A -Proposed West Lionshead Development Concept CHAPTER 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA ,~ 1 *--------.. ~l + `~~ \ o `~. ~ W 3 1 ~ ~_~ '~. ~ Z ~ W < ` ~ > W 1 ON Z ~ OC N Q u W o 1 o i ~ ~ ~~ O o " iJ ~ ~ _--. w ~ ~ m ~ m ~ in ~ _ 1\ i ~ < ~~ \ ~ ~ w 3 c ~ o ~ ~ ~ '. V`i X 0 ~ ~ \ I m ~ ~ 7 F ~ ~\ p u. Vf v1 h ~ W S Z .\ `I, i 4 ~ c p ~ 1 ` Q Z Y C - ~ ~ a a V in U a --~ `: ;'sue' '~ LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 4-25 18 ATTACHMENT F Proposed Figure 5-25 -West Lionshead Building Mass/ Height Limitations CHAPTERS DETAILED PLAN RECOMMENDATIONS ~~ g~~;~ `e`s ': ~ ~ ~r ~~~ C- „~ - '--- 1 . ~__ ~~ <~ ' ` ~~~ L10NSHEAD REDEVELOPMENT MASTER PLAN PACE 5-53 19 ATTACHMENT G Vail Town Council Meeting Minutes Tuesday, September 2, 2008 6:00 P.M. Vail Town Council Chambers The regular meeting of the Vail Town Council was called to order at approximately 6:00 P.M. by Mayor Dick Cleveland. Members present: Dick Cleveland, Mayor Mark Gordon Farrow Hitt Kevin Foley Kim Newbury Margaret Rogers Andy Daly Staff Members: Stan Zemler, Town Manager Matt Mire, Town Attorney Pam Brandmeyer, Assistant Town Manager The sixth item on the agenda was a request for final review of Resolution No. 19, Series of 2008, a Land Use Plan map amendment, 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", "Vail Professional Building" (Future "Ever Vail"), and "Glen Lyon Office Building" located at 953, 1031 and 1000 South Frontage Road West/ Lot 54 Glen Lyon Subdivision and unplatted property (A complete legal description is available for inspection at the Town of Vail Community Development Department). On August 11, 2008 the PEC voted 4-0-1 (Viele recused) to forward a recommendation of approval for the Land Use Plan map amendment, 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", "Vail Professional Building" (Future "Ever Vail"), and "Glen Lyon Office Building" located at 953, 1031 and 1000 South Frontage Road West. During a pause for public comment, Jay Peterson said the application was not related to Vail Resorts. "This in no way affects what you are doing with Vail Resorts...The m aster plan should be looked at every two to three years...ls the document still relevant...Does it make sense to design a Village and leave this parcel out of this planning...This is the very first step in a long process." Vail Homeowners Association representative Jim Lamont clarified the town had received the property owner's permission to ask for the amendment. Speaking in support of the resolution, Lamont commented, "Master planning in and of itself has been a tool used for convenience or inconvenience...lt is a discipline that needs to be followed...Now is the appropriate time to include this piece of property in what has been called Ever Vail and has been worked on for eight years." Rogers said, "I am opposed to what is in effect an upzoning for no public benefit to the town." Cleveland said he objected to rezoning any parcel in town without a detailed and comprehensive development plan. "There is no 4-way for us to evaluate what is being proposed." The motion passed 4-3, with Foley, Hitt and Rogers dissenting. 20 11!87/2888 13:18 8859628883 PAS 81 ,. v~/ Np` ~ ~~ Appncation for Review by t ~. 1 ~ Planning and Environmental Cornn~is ~ ~p0~ ~S Sa.1o t=rettlege R+yd. Vae. ^,~tonop B t 9E ` / _ 104 970.1,79.2199 i'i~G 8: D.0?$,P452 1~i9~I wieb: www.vatl~o>•san ,l/ Lie~leral l~fo~nt#tl On: 411 prOMC~t rent+ri~g Alarr'g tl~d Q1Mq~-nt~ Gotnnti~loq eOVtOtw R1t1e: -Ot7MY0 ap~1 pqr tp suCn'.ittl~ a =~~ P~'~ ~'P~'~• PMiO nMef 10 the itlh7Vfb1-YRIAYIIIe1R! tOr 0•~ psltiatlar aippe~rai ~q; is terTaili~d, ;^ rK>lNeOt~or. br Plsrtt-~ an0 Enttttona'OttCel GDttrtleebn reNew catrtat b! atatepleo until ell tt~uitee iMort+eibn a !0004 by 'he (70ntrTwntly Der#bOteOr:! peFaitrrtenL The Plolscl m0y also n0ett to by rrM',e0tt by a,e Towrrr ~nnea in.'uht t!~a ~tEigr• RwAOw ttoerd Type o1 Appngtton emd Fee: 61900 COrldlafAlil flee F~Ofn:11 #650 ~- 1 s1s0o Fr,odltta ~ l~v~-.taan- :•oo • ;~tor?tjbOWMo~ sBOO - ~at6atwto; /~,uraww, ~o • Saentpttnn Pat Sf50 Mlajor6ttwi,vrl~ts-stbn X00 • Ainor A" tand'1N!tt to iI' SOD S :OGO Oerllaptt!ent Pudt 51900 • W. Spe~bc DsreippmOnt Oltt~n el is000 - Ratetlat+ent b ^ DevObpment Wan 1930 1-typr AI'rs~dTlni t0 i18W 6000 2win~ COOe ~Jrtttrt~tlwl-? $1300 • i-tila Mtsntensnt to sn SOD n ,-x-ert li flb f ~ J s!?a0 Wrirtcs ter Plan ~s E5o0 . cns c -tot a Sign vr~arf app Ddctiptl0n et the Request: Tc atetae>IId Che Lictashead rtde:velopoeat Aas t p:an te _ to incur -ace [tte Glen Li on Of ice gui°_ ins. ~ _- _ loeeMioraellhePropossl: lot:. ~ 81odt:__~ Subd)vt~ot::_ (Glsn Lyon) p~~ ssq~; 1000 S. Frontage RO#d psi p0. ~ _ 2I03121090©3 ( c~s ~,_ qot ~ 9i0p fDt PatON nv Zonht4r „_.,~ cnn s s _ Name(s) vtOwnerfs): Glen Lycp Office buiiditsg, : Go]orado General partnership fte>11it+~Attd*e~s: 1000 S. FTOnuge Rcsd oai:., CO 81657 QWNer(!t $IgttNure(!}~ Uf~~~ _ ~~ ~ ~ " G-~'~ G~L'4'ifl+' Nstne 01 Ap~lt^ent: _ cafes ~ ~nVE _ .___ _ Mllititg Addre!!:._ .` phOAe: _ .... ~-- E-t+~artt Adrress. _sdnori'is3lg~il,coou__F~ 605-962-6803 t^Or ~ftip! N!e OIIty: =e0t'ad: ~•~ ~ I Net ng Je:9• "~ ~ P~ no.: PORt 1 t+t 2'-~1 A1~ 0~~ V 3 .a .,..n,tn~~.r_,c fIIMOIS!/ O U1M11:/:.1 t~t':71 t!!5 lA AON "~„.~ Petition for an Amendment to the Town of Vail Municipal Code TOWN OF VAIF Submittal Requirements GENERAL INFORMATION This application is a petition for an amendment to the Town of Vail Municipal Code. Amendments to the Town of Vail Municipal Code may be requested by the Town Council, by the Planning and Environmental Commission, by petition of any resident or property owner in the Town, or by the Administrator. The Vail Town Council is the final decision making body for code amendment requests. SUBMITTAL REQUIREMENTS e Fee: $1300.00 e A written summary of the proposed revision of the regulations. e Additional Material: The Administrator and/or PEC may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. PRE-APPLICATION CONFERENCE A pre-application conference with a planning staff member is strongly encouraged. No application will be accepted unless it is complete. It is the applicant's responsibility to make an appointment with the staff to determine additional submittal requirements. TIME REQUIREMENTS The Planning and Environmental Commission meets on the 2nd and 4th Mondays of each month. A complete application form and all accompanying material (as described above) must be accepted by the Community Development Department by the appropriate submittal date, which is a minimum of four (4) weeks prior to the date of the PEC public hearing. ADDITIONAL REVIEW A. If this application requires separate review by any local, State or Federal agency other than the Town of Vail, the application fee shall be increased by $200.00. Examples of such review, may include, but are not limited to: Colorado Department of Highway Access Permits, Army Corps of Engineers 404, etc. B. The applicant shall be responsible for paying any publishing fees which are in excess of 50% of the application fee. If, at the applicant' srequest, any matter is postponed for hearing, causing the matter to be re-published, then, the entire fee for such re-publication shall be paid by the applicant. C. Applications deemed by the Community Development Department to have design, land use or other issues which may have a significant impact on the community may require review by consultants in addition to Town staff. Should a determination be made by the Town staff that an outside consultant is needed, the Community Development Department may hire the consultant. The Department shall estimate the amount of money necessary to pay the consultant and this amount shall be forwarded to the Town by the applicant at the time of filing an application. Expenses incurred by the Town in excess of the amount forwarded by the applicant shall be paid to the Town by the applicant within 30 days of notification by the Town. Any excess funds will be returned to the applicant upon review completion. Please note that only complete applications will be accepted. All of the required information must be submitted in order for the application to be deemed complete. Page 2 of 2-04/01/04 PYLMAN 6z ASSOCIATES November 10, 2008 Mr. Warren Campbell Town of Vail Department of Community Development 75 S. Frontage Road Vail, CO 81657 Re: Proposed Amendment to the Lionshead Redevelopment Master Plan Dear Warren, Under cover of this letter please find the required submittal information for an application to amend the Lionshead Redevelopment Master Plan. The intent of this application is expand the area of the plan to include the Glen Lyon Office Building. Under cover of this letter please find: • an executed application form and a check in the amount of $1300.00, • two copies of a memorandum addressing the proposed changes, • two copies of the chapter title pages and each individual page of the Lionshead Redevelopment Master Plan that are proposed for revision, with the revisions indicated in a strikethrough/underline format, • a computer disc that contains Chapters 2, 4 and 5 of the Lionshead Redevelopment Master Plan in their entirety with the proposed revisions indicated in a strikethrough/underline format and a copy of the supporting memorandum, • a map titled Map A that indicates the area to be incorporated in the Lionshead Redevelopment Plan area. The changes in the plan text required to incorporate the GLOB property into the plan are very minor. There are minor text revisions proposed within Chapters 2, 4, and 5. In order to accurately revise the plan Figures 4-9, 4-9a and 5-25 should also be revised. We have not provided examples of these revised figures as we do not have the original documents. No other portions of the plan require revision to accomplish this proposal. Please call if there is any additional information you need to accept this application as complete. Office: 137 Main Street, Suite C-t07W Edwards, Colorado 81632 Mail: P.O. Box 2338, Edwards, Colorado 81632 Phone: (970) 926-6065 Fax: (970) 926-6064 Email: rick@pylman.com ca Sincerel Richard Pylman, AICP Copy: Jay Peterson Andy Norris v ~ o :~ ' „ ~ r~ ` V ii ~; r i € p x ~'. ~" S VOA, ~. U 8/~~i "fr CT 7 ( ~ 3~ O ~ W~17. ~1 u ~ ~ O~t~~ .. ~ ' ~ o ~~ ~:,, ~ ~ r, ~ o $ ~;~;' O ~ 0 ~ ~~' (? ~ v o g~ ~ ~ °~' o ~ ~- p o o- ~ ~ o a ~~ _ d o ~o ~e Q ~` o ~ ~~ _ ~~~~ o ~~~ ' ~ ~~' f ~~ o o ~q ,~~` o ., ~o V4 /Vi~~, N N m `~ C-~ ~ f` ~ u oC ` 0 t ~ o n •~. F',, ~, D~ ~ G ~, ~ ~~ ~ ~8g .o~~. ~ ~A _ ~_~ n S83 6 r r`.- _. ~. ~`~ ...J ~txri ~ a~~ ,~ ~"~.~ Q£5 ~~ as Memorandum in Support of Application to Amend the Lionshead Redevelopment Master Plan to Incorporate the Glen Lyon Office Building November 10, 2008 P ose The purpose of this application is to amend by resolution Chapter 4, Recommendations -Overall Study Area, and Chapter 5, Detailed Plan Recommendation, Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan Lionshead Redevelopment Master Plan, to include one new parcel and amend the text of the Master Plan for the area identified as "West Lionshead." II. Back r The new parcel is located at 1000 South Frontage Road known as the Glen Lyon Office Building ("GLOB"). (A complete legal description is available at the Town of Vail Community Development Department.) On December 11, 2006 the PEC forwarded a recommendation of approva14-1-0 to the Council and on February 6, 2007 the Council approved by Resolution No. 4 Series of 2007 an Amendment to Chapter 4, Recommendations -Overall Study Area and Chapter 5, Detailed Plan Recommendations, Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to include two new parcels ("Cascade Crossings" and "Vail Professional Building") located at 953 and 1031 South Frontage Road West. The Lionshead Redevelopment Master Plan now includes the area set forth on the attached Map A. The area includes the existing South Frontage Road adjacent to the GLOB, which is slated to be abandoned and relocated to the north side of 953 and 1031 South Frontage Road. Because of the proximity to the new area brought into the Lionshead Redevelopment Study Area and Master Plan, and because of the natural terminus of this area, the only remaining parcel outside the Lionshead Redevelopment Study and Master Plan is the GLOB. On August 11, 2008 the PEC voted 4-0-1 to forward a recommendation of approval for the Land Use Plan Map Amendment to allow for a change in the land use designation from Community Office to Lionshead Redevelopment Master Plan for the GLOB and also Cascade Crossing and the Vail Professional Building. On September 2, 2008 the Town Council approved by a 4-3-0 vote this amendment. Memorandum in Support of Application Page 2 Looking at Map A it becomes apparent that in order to interface with Vail Resorts' property and to properly respond to Vail Resorts' current application for zoning filed on October 27, 2008, the GLOB should be part of the Lionshead Redevelopment Study Area and Master Plan. Currently the GLOB is part of SDD#4. In order to properly plan and design for Ever Vail Village and to provide the maximum flexibility for such design, the GLOB should and must be part of the Ever Vail Village, and reviewed at the same time the Ever Vail application is reviewed. The purpose and request of this application is to simply place the GLOB within the Ever Vail Village and not to amend or otherwise alter the overall goals, objectives and policies stated in the Master Plan as currently amended. In addition, it is anticipated in this request that restrictions over and above what is currently detailed in the Master Plan be imposed on the GLOB. These included GRFH restrictions, height restrictions, employee housing requirements and the necessity to provide replacement office space. IV. Applicable Planning Documents This section of the memorandum contains portion of the Lionshead Redevelopment Master which are pertinent to the application and proposed to be amended. Lionshead Redevelopment Master Plan (in part) Chapter 2, Introduction 2.1 Purpose of the Master Plan "This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes: • Lack of growth in accommodation units ("hot beds "); • Poor retail quality; • Deterioration of existing buildings; • Uninteresting and disconnected pedestrian environment; • Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements. The plan outlines the town's objectives and goals for the enhancement of Memorandum in Support of Application Page 3 Lionshead and proposes recommendation, incentives, and requirements for redevelopment and new development. 2.2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work: A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plans objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, every development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal 's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 2.3 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities Memorandum in Support of Application Page 4 We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base occupancy rates and the creation of additional bed base ("live beds " or "warm beds ") through new lodging products. 2.3.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. 2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. V. Land Use Anal Zoning and Land Use Designation Analysis Existing Potential New Existing Land Potential New Master Plan Parcel Zoning Zoning Use Land Use Study Area Designation Designation Status Vail Resorts Lionshead Lionshead Maintenance Mixed Use-2 LMU-1 or 2 Redevelopment No Change Included Facility (LMU-2) Master Plan Memorandum in Support of Application Page 5 Lionshead Holy Cross Site LMU-2 LMU-1 or 2 Redevelopment No Change Included Master Plan Lionshead Gas Station Site LMU-2 LMU-1 or 2 Redevelopment No Change Included Master Plan Eagle River Water General Use or Lionshead and Sanitation General Use LMU-1 or 2 Redevelopment No Change Included District Master Plan Vail Professional Arterial Lionshead Building Business LMU-1 or 2 Redevelopment No Change Included Master Plan Arterial Lionshead Cascade Crossing Business LMU-1 or 2 Redevelopment No Change Included Master Plan Lionshead GLOB SDD#4 LMU-1 or 2 Redevelopment No Change Proposed Master Plan Development Statistics Parcel/Size Existing Existing Existing Maximum potential New Potential Potential Maximum Zoning height limits Density Zoning height limits Density Vail Resorts Max 82 5' 124 DUs, Maintenance LMU-2 . Avg 71' 386,595 sf No Change No Change No Change Facility/3.55 acres GRFA Holy Cross Max 82.5' 35 DUs, Site/1.24 acres LMU-2 Avg 71' 108,900 sf No Change No Change No Change GRFA Gas Station Max 82 5' 32 DUs, Site/0.94 acres LMU-2 . Avg 71' 54,450 sf No Change No Change No Change GRFA Eagle River Water Prescribed by Prescribed by LMU-tor LMU- Max ' 65 DUs, and Sanitation General Use the PEC the PEC 2 82.5 163,350 sf DistricU1.88 acres Avg. 71' GRFA Vail Professional ' Type III EHUs Max 31 DUs Building/0.89 Arterial Max 40 70% at " Conditional LMU-tor LMU- 82 5' , 96 921 sf acres Business 32 or less Use, 23,261 sf 2 Avg. 71' , GRFA GRFA Cascade ' Type III EHUs Max 35 DUs Crossing/1.02 Arterial Max 40 70% at " Conditional LMU-tor LMU- 82.5' , 010 sf 98 acres Business or less 32 Use, 23,261 sf 2 Avg. 71' , GRFA GRFA LMU-1 or LMU- Max 62 DUs, GLOB SDD#4 As Built As Built 2 82.5' 195,769 sf Avg. 71' ' GRFA " * To be restricted 71.5 feet maximum height and 60 feet average height for the eastern half of the site. To be restricted to 60.5 feet maximum height and 49 feet average Memorandum in Support of Application Page 6 height for the western half of the site. The area for each height category will be indicated on a revised Figure 5-25, West Lionshead Building Mass/height Restrictions. * * 15 DUs maximum and 45,000 square feet GRFA maximum. VI. Criteria for Review of Proposed Master Plan Amendments The application proposes to amend both the Lionshead Redevelopment Master Plan maps (Maps A-W), Chapter 4, Recommendations Overall Study Area, and Chapter 5, Detailed Plan Recommendations of the Plan, to include detailed recommendations for development with the "West Lionshead" area. Amendments to the Lionshead Redevelopment Master Plan require a public hearing review process as outlined in Section 12-3-6 of the town Code. If approved, amendments are adopted by resolution by the Vail Town Council. According to the Lionshead Redevelopment Master Plan, amendments to the Master Plan must address the following review criteria: How have conditions changed since the plan was adopted? The Lionshead Redevelopment Master Plan was adopted in December of 1998. The study area, as currently defined in the Master Plan is generally defined by the following features: • On the north by I-70 • On the east by Middle Creek (west of the Vail Valley Medical Center) • On the south by the Town of Vail boundary (south of Forest Road, not including single-family lots) • On the west by Red Sandstone Creek (east of the Glen Lyon Office Building). (On February 6, 2007 the Town Council by Resolution #4, Series of 2007 amended the Lionshead Redevelopment Master Plan to include the Cascade Crossing, Vail Professional Building, along with the Frontage road as it currently exists in the area.) The conditions of properties currently within the Lionshead study boundaries, as amended, and the GLOB proposed for inclusion have changed quite substantially since the adoption of the Lionshead Redevelopment Master Plan. Changes in ownership have occurred as a result of the Vail Resorts Development Company's purchase of the gas station site, the Vail Professional Building, and the Cascade Crossing. This change of property ownership has increased the opportunities for coordinated redevelopment of the area. The inclusion of the GLOB, given its proximity to Cascade Crossing, the Vail Professional Building, Gore Creek, and the proposed Simba underpass along with the proposed abandonment of the Frontage Road further increases the opportunities for Memorandum in Support of Application Page 7 coordinated redevelopment of the area. Without the GLOB in the Lionshead Redevelopment Master Plan, an integral piece of the puzzle will be missing. The possibility of a ski lift, the construction of a bridge substantial enough to support the weight of snow cats adjacent to the Eagle River Sanitation Plant, and the possibility for a realignment of the South Frontage road behind the Vail Professional Building and Cascade Crossing are a few of the examples of changes that have occurred in the area since the original draft of the plan occurred. An exciting new village known as Ever Vail between the area from the Ritz Carlton Residences (on the east) to the Simba Run underpass (on the west) and from the new aligned Frontage Road (on the north) to Gore Creek (on the south) can be the result if all the property discussed hereunder is included in the planning process. How is the plan in error? The Lionshead Redevelopment Master Plan may be in error in this situation. The error results from the omission of the GLOB. The Vail Professional Building, Cascade Crossing and the South Frontage Road have previously been included by the adoption of Resolution No. 4, Series of 2007. The GLOB proposal for inclusion into the study boundary will adjoin the south side of Cascade Crossing and the Vail Professional Building once the existing South Frontage road is abandoned. It also means lineal feet of Gore Creek comes into the planning process for Ever Vail. This is a logical continuation of the Master Plan to the extent that no further development occurs before Cascade Village. A vital piece of real estate is missing without the inclusion of the GLOB. The logic of a comprehensive Master Plan dictates that the Study Area and Master Plan include the GLOB. The Land Use Plan. The Land Use Plan was changed for the GLOB, Cascade Crossing, and the Vail Professional Building from Community Office to Lionshead Redevelopment Master Plan on September 2, 2008 in anticipation of this application being submitted, and to correct an error of omission for Cascade Crossing and the Vail Professional Building. VII. Action Requested The PEC forward a recommendation of approval to the Town Council and the Town Council approve by resolution this request. VIII. Next Stens It is anticipated that the applicant will submit a rezoning request from SDD#4 to Lionshead Mixed-Use 1 or 2 District with agreed upon restrictions and conditions. This request would be heard in conjunction with Vail Resorts' request for rezoning of Cascade Crossing and the Vail Professional Building. Memorandum in Support of Application Page 8 IX. Attachments A. A map of the proposed inclusion into the Lionshead Redevelopment Master Plan. B. Revised Lionshead Redevelopment Master Plan Chapters 2, 4, and 5. ****s******************************+*******************~+***+**+************+~************** TOWN OF VAIL, COLORADO Statement Statement Number: 8080002158 Amount: $1,300.00 11/10/200801:29 PM Payment Method: Check Init: RLF Notation: 5903 GLEN LYON OFFICE BUILDING ----------------------------------------------------------------------------- Permit No: PEC080069 Type: PEC-Zoning Code Amendmen Parcel No: 2103-121-0900-3 Site Address: 1000 S FRONTAGE RD WEST VAIL Location: GLEN LYON OFFICE BUILDING Total Fees: $1,300.00 This Payment: $1,300.00 Total ALL Pmts: $1,300.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description Current Pmts -------------------- ------------------------------ ------------ PV 00100003112500 PEC APPLICATION FEES 1,300.00 C:xai~ 2 IrriROnvcTtON CHAPTER2 Intirnduction 2.1 Purpose of the Master Play This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives within the Lionshead study area. Both public and private i have recognized that Lionshead today lacks the economic vitalitlr of Vail Village, its n~ commercial district, and fails to offer a world-class resort experience. Lionshead's economic potentiate has been inhibited by a number' of recrnzent themes: lack of growth in accommodation units (`dot beds', Poor retail quality, the apparent deterioration of existing b~nldings, an uniab and disconnected pedestrian. envinon, mediocae axdiitecdxal , aad Uye abseax~e of inoeartives fat redevelopment. Redevelopment is caitical for Vail and Lions head if the comnaiuaity is to renoain a competitive four-season resort. Other are ceding millions of dollars to upgrade their facilities in order to attract more visitors year-round. Growth in the number of skiers annually has slowed to one m two percent, iz~effiifying competition far market share. Skiers are amending less tinge skiing sod more ti~ shops dining out, and enjoying other offer activities. As a result, the demand for quality refiail shopping and a greater diversity of ~ has aramemcauy increased. ~ of tinrse are sorely in need of inulmovc in Lionshead. Vail, and specifically Lionshead, will fall behind if the connm~mity fails to upgrade the quahity of its facilities and corm the existing Saws u~ its primary dial nodes. This master plan, developed over a period of two years ar~d with extensive involvement by the comnmrmity, is a comprehensive guide far property owners pmoposing to tnxdertake develapment or redevelopment of their p and the municipal officials responsible ~ P P~~ imPmvements• The plan outliers than Town's obgectives a~ goals for the enhancement of Lio~d and proposes recommendations, incentives, a~ . requiremuerrts for redevelopment and new devel of public and private properties. It also rinds specific public impx+ovemenx p~ojeds that axe strategically importsat to the firtore of Lionsh~ead. The master plan is intended to provide direction over rtes next l5 to 20 years. LIONSHEAn REDEVEtoP~rt MAS"T>~t Pt,AN Pnca; 2 1 CHAPTER 2 INTRODUCTION On the east by Middle Creek (west of the Vail Valley Medical Center) On tl~e south by the Town of Vail boundary (south of Forest Road, not including single-family lots) On the westby r ' c ' * ~~ ~ f *~, r'~ r . „ n+~ u,.;~a;..~~+he proposed Simba Run Underpass roundabout. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 2-5 CHAFFER 4 MASTER P4AN lt>,coATIONS - OYEAALL STUDY AREA CHAPTER 4 1~~Iaster Plan Recommendations - Uverall Study Area This section of the master plan addresses issues that affect Lionshead as a whole. These issues - and recommendations to address them - should be in all platming and policy decisions as Lio~nshead redevelops. 4.1 Uaderlyidg PLyst~l Frnme~vork of LioesLe~d The Lionshead resort area (that pordia® of the study area north of Gore Creels) is a mQOOd- use urban envirt with several discernible land-use sub-arEas, or `dubs" (see Map I~. Although the hobs overlap somewhat, there is no cons and comprehensive podest<iaa won between them. The primary goal of the ma.~er plan is to create a ~s~y g and lY e P envirv that convects the hubs to cxeate a v+e and memorable resort e~mnment. 4.1.1 Lion Masher Plu Concept Two primary pedestrian stroets form the baclsboo,e of Lion~ead's physical plan: an east west corridor ca~ecting Dob®on Ice Areaa with the west end of Liod and a nom-south eonidor ooh the PmP ~ ~Y ~ traasport~ion oer~r with the sld yard. The ci~on system and new retail and lodgi~ cornponeffis wdl folZOVV the u~ pstbnn set by these corridors (see Map T) and the entry Portals associatied with. them. 4.1.2 East I,.ieras~ad - Cirie Hnb The civic hnb of Lio~d is oomp;isod of Dobson lce Arens, the Vail public h"brary, the Lionshead public parking s~6nrctare, and the proposed Vail Civic C.entcr she on the east end of the pmrking strucbne. ANhough this area also comains several lodgi~ properties and miay sapport officx ar retail developaueart in the folios, all plaardng and dcsiga deci~oas here sho~ild be respectful of and compatible with these civic components. 4.13 R~art Rds7 aid Cym~al Hub This area, also kao~wn as the Lionshcad pede~rian Dore, is the heart of Lioa~head and the of pedeabrian and retail activity. Amused-use environaa~rt, this area is comprised of rdail shops, skier servior~, offices, rial unity, and restaurarrls, bat ithas- nD ooha+ent idemity. Mdse peol-le access the mouoalain from here ibaQ fraaa Ve:l vtllsgc~ yet the area law rets~l asks sod weak ewming activity. Non-r~dsrl bases is what should be a high volume retail finther erode its retail po~dial. LloNSx~.AV MAS~tPLAN Pac~41 CHAP'TEA 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA The priority for this area is to reinf 'once and enhmrce the identity of a premier destination rest. This requires higher quality retac7 acttvriy, an active pedestrian environment, gceatier diversity of public spaces, and a focus on lodgings that reinforce activity. All planning and design decisions should finther this goal. A priority need identified by the master plan is a high quality resort hotel in the Lionshcad core to provide the dynamic infusion of people that wdl support a vcbrant retaR distinct. A corollary need is a more identifiable pedestrian portal into the Lionshead cote fi~ the west; the absences of a well-designed gateway from this side is a significant obstacle to the capture of the west Lionshead bed base by c~r+e area retailers. 4.1.4 Resort Lodging Hab This area of Limed is located just west of the Lionshead retail core and is comprised almost exehisively ofhigh-density re~entiiat and lodging Pte- All firtm~e phnucing and design decisions in this area should work to reinforce the reside~ial nateue of the neighba-rhood and retain the sense of privacy by individual properties. New development in this area should aim for quieter pedestrian , vv~ell-defined pedestirian eouoactions, more in~ve ianag and higher qualiity devet. 4.15 West LioHS>4ead - ResideatiaU 1Via~d-Use Hab The weS~ern end of Lionshead, cotrentty crtbdeveloped, is home to parking lots, the Vail Associates service yard, the Vail sanitation plant, the old town shops, a former gas station, the Vail Professional Building, -a~-Cascade Crossing and the Glen Lvon Office Building. This area of Lionshead is generally under utilized and from anaesthetic standpoint is not in keeping with what the Town would ls~ce to see Lionshead became as it redevelops in the coming years. The Town of Vad does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment should reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. In order to facilitate this .~7oal it may be appropriate along; non-pedestrian oriented corridors to locate office uses on the first floor of buildings. With their recent acquisitiion of additional properties in this aces, Vad Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re-development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improve. While lift access will certainly ~e this area during the wintier months, attention should be given to creating a year- PAC~E42 LtONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 4 MASTER PLAN I~,COIVIINENDATIONS -OVERACT. STUDY AREA 4.5 Pablic Transportation An efficient transit system is critical to the chalac~' and environmental qualify of any pedestrian-oriented re.~ork Goals identified lry tl~e master plan regarding transit include: 45.1 Coanectiea to West I~ West Lionshead consists of the West Day Lot, the Vail Associates service center, the sanitation plant, the Holy Cross lot, the former gas station site, the Vail professional Building, ~-Cascade Cro~__ing~and the Glen LXon Office Buildin~,~. Because it is an area of potentially significant growth, it is important that it be fully integrated into the Town of Vail transit system. The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard (1200 feet). With a mixed use develapment in the area wh~h a ski portal, retail Space, office Space and t+rai e*•±iat development, traiosit Service to this nice and, ' to otter portals will be cxtical to develop in the future. In addition, the update of the Vail Transportation Master Flan shall provide direction on the ultimate location of a Lionshead Transit Facdity along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition of a ski lift in this area would make tins area more viable to redevelopment as it would be within the acceptable walking distaiboe of a Iift (1,200 feet). 45.2 Mazimem Efficiency nad Util~stioa The following recommendations are made to v nhan~oe the efficiency and fimctioi-ality of the Lianshead transit c~ections in a>rticipation of fimu+e redevelopnseflt in the area: 45.2.1 Reiocste ~~ Regioi~ Transit stop It is recommended that the Lions~ad regional transit stop, currently looted at the Lionsbead Place cul-de-sac, be relocated to the proposed North Day Cat, tier Lianshead parking Strtichu+e, at~d West Lionshead. This will provide a Lionsbead connection between the regional transit system and the Town of Vail transit system. In addition, visitors and employees cog to Lionsbead by nrgionai bus wi11 arrive at a defined portal instead of the cnaeot "back door" on Lion~d. Place. Finally, this will remove the large regional buses from West Lionshead Circle and Lionsl~d Place. It may be possible to locate elements of a regional transit stop in the West Lionshead area in cx»yurbction with a ~r s1d lift and padong facility. Howevea, given its loc~a on the periphery of Lionshead, this area may net be the most viable location for a i+egional transit stop. Notwithstandingthe above, facilities for drier drop-ofd private shuttle vans and Town of Vail in-town buses should LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 413 CHAPTER 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA 4.9A.2 Top Deck of the Lionshead Parking Structure The upper deck of the Lionshead parking sdruchire has also been identified as a potential location for housing. Although the parking sttvchue does offer a large area, several. critical planting considerations must be taken into accouirt. a. Paring Issues The most important firture use of the Lionshead parking facility is expanded public parking. No housing Dios should be pined before assuring that public parking needs have been met In addition, housing on the structure must provide its own parking; there should be no net loss of existing or future public parking on the structure. b. Struciurad Issues Engineering studies conducted during the master Planning process indicate that the parking structure can accommodate fimu+e expansion above the existing upper deck, but not without sllructural reinforceanent. Any housing on top of the strucbae must take into account the loading of the ~vv development and the accompanying cost implications. ~ Yuo~llssues Because housing on top of the strucdme will be highly visi"bk, it wiIl have to adhere to the Lionshead Architectural Design Guidelines (see chapter 8) and provide for ongoing maintenance. Also, the view of the m,ou~ains across the top of the parking structEU~e is an important part of the arrival experience for visitors and ~ significantly to the Lionshead image and. c~uactei: Aiiy housing on the parking struchire should ei>deavor not to block this view compketeky. 4.9.43 Vail Associates Service Yard Holy Cross Site, Vail Professional Bai1dmg, Cascade Crossing, North Day Lot, Glen Lyon Office Building_and the former gas station site All redevelopment in West Lionshead will need to conform to the Town's housing policies and requirements. In order to create activity and vibrancy in West Lionshead it is appropriate to include some disperxd employce housing opportunities for permanent local residearts in proposed developments in the area consistent with these lp- pA~~ LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTERS DETAILED PLAN 1ZECOMIVIENDATIONS CHAPTER 5 Detailed Plan Recommendations This section of the Lionshead Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties on the south side of Gore Creek. The intent of this chapter -and the Master plan as a whole - is to identify important functional relationships and visual objectives within the district and to propose a fiamework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework should be considered even if they are not a~icipated in this document. The parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern end of the Parking structure. 5.1 Vail Civic Center The proposed Vail civic center complex is comprised of the Vail public library, Dobson Ice Arena, and the existing charter bus parking lot at the astern end. of the Lionshead public parking structure (see figure 5-1). At this time, municipal priorities for the development pmgram on this site are uncertain, but potential alternatives are described below. 5.1.1 History of Vail Civic Center The Vail Civic Center site was acquired in the mid 1970's by the Town of Vail, after the Town Council rejected a proposal to build a civic center at Ford Park. It was determined that a civic center required a location adjacent to a major parking structure with walking distance of both the Vail Village and Lionshead. Since the acquisition of the property there have been several proposals considered and rejected for the site. There have been three attempts to build a convention center on the charter bus lot site, one including a performing arts center. All three proposals were rejected by the electorate. To date, no proposal has met the grand vision for the completion of the Vail Civic Center. 5.1.2 Potential Development Scenarios Uses suggested during the master Planning process include a performing arts center, a conference facility, a community recreation acrd service center (potentially including the town government offices), a second ice rink connected to Dobson Arena, and a high tech convention center. Community participants expressai a strong preference for a locally relevant development serving the local community as well as destination visitors. With a potential of SO,Q00 square feet per floor, this sift could accommodate a variety of uses, provided they are well LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-1 CHAPTER 5 DETAILED PLAN RECONII~[ENDATIONS 5.17 West Day Lot/ Va~1 Associates Service Yard/ Holy Cross Site/ Gas Station Site/ I Vail Professional Bw7di®g~ Cascade Crossing/ Glen Lyon Office Building Planning for the western end of Lionshead must consider two different scenarios: the realigcnonent of South Froontage Road and its remotion in the alignment While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 49a, and 4-9b for the Frontage ]toad realignment alternatives. Notwithstanding these different Frontage Road scenarios there should be an increu of existing office square footage mod "no net loss" of retail square footage as a result of the redevelopment of tlarse parcels. Higher and building heights may be appropriate in this area, particularly to uourage the develop of employee housing. However, any develo~t must meet the overall character and visual intent of the master plea and be compatible with. the adjacent existing developunt of the Marriott and the Vail Spa. As compared to a separate, free-suing portal, West Lia-nshead is co~dered a part of the ' Lio~ead area. In order for this area to be successful, it is important to have a strong ped'est<ian common with the rest of Lionshead. A strong connection along the Gore Credc corridor already exists. She improvements aloes West Lionshead Circle between .Concert Hall Piaza (currently the western end of Lionshead retail influence) sad the Ritz-Calton Residues wi71 existing cx~ditions, andm doing so, improve the viability of mixed uses in West Lionshead. Improvements to street Iigbtmg, wallcmg surfaces, sewing areas a~ public art sire just sow examples of what could strengthen this corridor sad in wing so further i this area with the rest of Lionshead. The developnnent of a strong pedestrian connection between the Lionshead Core aces and the western side of Lionsliead wall encanage pe~strian activity in this area a~ in doing so will energize all of West Lionshead. During the winter months the ski lift and associated parking will gee significant pedestrian traffic a~ activrty- However, consideration st~onild be gives to how West Lionshead can be an active and vibrant place year~cmnd. This could be accomplished in any member of ways. For example, quality mrchibecdne and the creeRion of appealing outdoor spaces in and of itself will enoamage people to visit this area. This cx~irld be reircfarced by a well-crafted progrnm of specialty retaiieis, offices, aad An active program of public art, residential units that one used far "artists in residence", a culinary school, impa~oved access to and utilization of Oore Creek or Red Sandstone Creek for fishing or other purposes or specific recreation featin+es such as a climbing wall ace just scene examples of design elements or land uses that could create a catalyst for activity. In conjunction with any application to development a new ski lift, a retm'Voal madaet study winch analyzes the area for the appropriate amoimR of square foaRage of retadlcocnmeacial that shoiild be iaduded in the red+evelopnreat of West Liansbead shall be ps+avided. PAG1;5-46 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTERS DETAILED PLAN RECOMMENDATIONS It is assumed that the development standards of Lionshead Mixed Use 1 or 2 will guide the design of redevelopment in this area- Notwithstanding the heig~ allowances of these zee districts, building height and massing shall be responsive to the Gore Cheek corri~r, the Interstate, and how building massing transitions at the western end of Lionshead. Buildings at the wester~nost end of Nest Lionshead shall gradually "step down" from the maximum allowable height limits of the Lionshead Mixed Use zone districts. Figure ction of how building height shall gradually lower at the 5-25 provides a general depi western end of this study area. The intent of these height srrandazds is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Notwithstanding the height allowances depicted on Figure 5-25, buildings directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping bacl~' to taller build'mg mass. On the Interstate side of this area btn~ding design shall be articulated to avoid large expanses of sheathmbroken wall planes. a. Retention of F Frontage Road Alit If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross parcels, the Vail Professional Bw7ding, ice-!Cascade Cros~ng and the Glen Lyon Ot~ice Building all remain viable development sites- The most viable site for a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas site is a viab~ locatiion for a base terminal. This location would require a grade stated Pedestrian over the Frontage Road to the ~e YardJHoly Cross parcels. A strong east wed oriented pedestriat- corridor with ground floor re2sil uses would be necessary to create a strong connection between this area and the rest of Lionshead. Under this Frontage Road sc~rio the Vail Professional Building and Cas~de Crossing could be developed as a contiguous parcel It is assumed that these parcels would be re-zaned to Lionshead Mixed Use I. The Holy Cross site and the Val Professional Building both abet Red Sandstone Creek. Any redevelopment of these parcels should consi~r how the Creek can be enhanced and made as asset or amenity of this redevelopment area. b. rronra¢e ~~,o.~. ant behind the M911•+~•~ y~ $nd Tl~c befit u f ~ r~lign~o~ alvc is that it results m one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by ~ existing Frontage Road alignment' It also creates the best pedestrian environment in creating an extension of the Lionsl~d. Retail area in that it provides the potential to establish a convenie~ and desirable pedestrian won to the rent of Lionshead. With this alive the most viable site for a public p~ facility would std! be the Maintenance Yard/Holy Cross parcels. Withthe re-locaticm of the Frc~age Road lib aoeess out of the old gas station site LloxsHEADREVEVELOP~'rMASTERPLAN PANES-47