HomeMy WebLinkAboutCASCADE VILLAGE ROBBINS PARCEL LEGAL-r/.,,1-.'_
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MEMORANDUM
T0: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 6, .1984
SUBJECT: Request for major amendment to area A (Cascade Village) of
Special Development District 4Applicant: Mansfjeld Ltd (Andy Norris)
Th9 app'l icant, Andy Norris, is requesting a number of revisions to the cascadeVillage portion of sDD 4 --in the areas of total density, total commercial
square footage, building heights, parking requirements, ernployee housing andthe number of fireplaces to be allowed. Due to our previous two work sessions
on this item, the Planning and Environmental Commission js now quite farniliarwith the proposal . This memorandum will begin with a brief chronologic historyof Specia1 Development District 4 fol Iowed 6y an explanat'ion of the riajor issu-esinvolved.in the approval of the development plan in ,l979 and will procied withthe specific request by tfrg applicants w'ith-a discussion regarding'the various
changes proposed, then we'll look at the related poficies cSnta'inEd within lhe
Community Action Plan and conclude with the staff recommendation.
I. CHRONOLOGICAL HISTORY
Ordinance No. 5 of'l 976 was the orig'i na1 establishing ordinance for SDD 4.
This ordinance created the special development district, while calling for aspecific development plan with certain subm'ittal requirements at a later date.
The ordinance divided the total area of SDD4 into four separate areas known
qs A,B'C' and D. Area A is the Cascade Village project, Area B is the Co] dstream
Condom'inium project, while Area C is the Glen Lyon Subdivision duplex lots and
.._Argq D is now the Glen Lyon 0ffice Building. The density allotment for Cascade
:.::Village in this original-ordinance was 252-dwe1ling uniti located on 16.82 acres' for a density of 15 dwelling units per acre. Neither the density provisions
nor the basr'c provisions of this original ordinance have changed in any significant
manner until this point in time.
0rdjnance No. 28 of 1977 revised the orig'inal ordinance in a number of ways. This'ordinance changed the development areas of Areas B, C, and D and required ded'icationof over 40 acres of open space to the Town. It also revised some of the submittal
requirements.as wel'l as refined permitted and conditional uses a'l lowed in develop-
ment Area A (Cascade Vi'l 'lage). Some other minor changes such as numerical changesto section numbers in the zoning code were a1 so provided for in 0rdinance 28.
In.January of 1979 there was an amendment to SDD4 with regard to submittal re-quirements once aga'in. The applicant had requested that ihe submittal requirementsbe up-dated and clarified with regard to what actually was necessary information
to.rgv'iew the proiect. This was done at that date in preparation for the April
and l'lay review of the development p'l an itself
0n April 27,1979 the Planning and Environmental Conmission conducted a preliminary
review of the Cascade Village proposal . 0f note in this review was the acknowledge-
ment that there were approximately 17 acres involved along with two approximately
SDD4 6/6/84
one-acre parcels zoned for 6 and 7 units, respectively. Also discussed was theproposal ^regarding.on-site employee housing fbr the pi.ojeCt-ina the low risenature of the building heights.- 01 Mgv 2.2, )gtg, tnb pEc-neia u-prujil n.i.tngfor two requests. One, approval of thi aevetopmeni prir'ri," cascade village,and two, to enlarge Development Area A to inclirde tnb't .ZS-acre Robbins tract.It was noted in t[e staff memoranaum tnji ilr" ;;; ;;;e;;;-;i'tne Area A nowtotaled 18.078 acres whjch, of course, included tne noUSini tract zoned for 7units at the time. Thfs deveropment p'r an was subsequently approved by theP'lannins and Environmentat commiiiion-;il i;;r-;;;;;;i.'"', ""
iI.
The single major issue.il lh".gpproval process of the development p'lan of 1979was the creation of.a third village for'Vail with respect to'the amount of iom-mercial proposed and. the educational/learning center b"opoiea. It was felt-bvthe planning staff that the creation of such-a tiriia fiaj6i-uiiru6. iiura-n"giiiu"rvr'mpact the bus system, ro-ad. system and other iervices "iinin the-community.- ih;i""was also a_questioning of the-relationship between ttte piopJsea rroiei-wii"n'tn""-'educational/'learning center. The staff tbit tne learning ienter shou'ld be con-structed before the hotel and that the applicant had not"convincea itre-siiti-inutthe. necessary link between the hote'l ana'the learning c.ni"" would ever-u" "siu[-lished. Other staff concerns centered around the inieiieiiion or westhaven Drive i
with south Frontage Road, access to the excruded ggsgriii larcer, provi;;il;;ii'one access point to the entire area, and lastly, the-overajl size hnd mass"of -
the parking.structure and hotel in ielation to ine rroniule road as welt is-ioother buildings on the s'ite and the duprex rots to tne souin.
The. Planning,and Environmenta'l Commission agreed in part and disagreed in partwith the staff's recormendations and concerns. ttre irEc felt 2l,zdo-iquir"'i""t
".=- 9f- .?ttgrcial to be acceptable to the project. lli. lromis expf iinea-iJ-ifr.'-';"; cormlss'l0n that more.specific information.on.the_potentia'l users of the learning''-' center and the relationship of the hotel to the lbarning-center would be iortf,-coming, he agreed to dedication of stream tract and easiments for bicycie pui|r,he.agreed to work with the Highway,Department to provide i iert-r,uni "turnif,s-iane
and acceleration and deceleraiion-lanes on the Soirtn rrontage Road,and final-lv agreedto provide access to the excluded cosgriff parcel. conceining in-duidoor ruJr"u-tion area, the Planning and Environmeital cbnrnission teii tt ias not necessJ"uto the project' contrary to.the pranning staff recommendation.--rinirit;-M;: 'Norris agreed to the provision oi a bus-she'l ter and tuin-arouna on in""proiectsite.
4p]gyq. housing was an integral part of-the^development plan discussion in Mayof^1979. The proposal at thit tirire was for 32 rental-rnlL of approximatelv850.square feet each on the site with the possibjiltv oi uiin; ila;;i.;;';i-r6u"nu"bonds to construct that housing. The timing for the employee-housing projeii'was represented as the second year of constiuction, but eai^lier if posiiOje.-
I II . THE REQUEST
Andy Norris has submitted the attached letter toment concern'i ng the request and his reasons for . the Corrnunity Development Depart-his current proposal.
sDD4 -3- 6/6/84
IV.
Summary and Discussion of Request
In summary, Mr. Norrjs is requesting_to reprogram the remaining development
9r !as9gfe.vi11age jn order to fulfilt a mlrk6tins progrim nuhiin-iirev-' - -
feel will be successful for the development and the'vail community. -Andy's
letter.does a good job of outlining what they feel the necessary ingred.ilnisto such a successfu'l program are.
TI.{ ufg: with.regard to densitJ, asking for the original density of15 dweiling units per acre to be app'l ied at this point to both the .|.25
acre_Robbirir! parc_el which was annexed to the sDD'in 1979, and for the1..045 acre cosgriff plrcg] plgposed to be annexed with this current request.Moreover, they feel the 37,000 square feet of commercial is a necessityt9 tlg development program to provide for support retail to the typeof clientele they are attempting to attract.
0ther parts of the request not addressed in the above letter are: Arevision to the employee housing provision and at the urging of the planning
ItgrI: feYisilg the he'ight regulation to become consisteit ilttn tne bxistiniheight_definition as we] l_as cleaning up and up-dating the entire eightyear old sDD ordinance. Finally, wiah additiohal deniity ana commeriii't,the parking requirernents for Area A must be revised.
RELATED POLICIES IN VAIL'S COMMUNITY ACTION PLAN: FOCUS I985
t'lith such a major conceptual change proposed for cascade village, it isimportant that we look to the Comfrunity Action Plan for-guidance and criteriato evaluate this proposal. The fo1low'ing are excerpts tiom various sections-of the p1 an which are important in revieiing this sbo ptan amendment:
quickly from an economy based
mature resort corrununity with abase. Marketing the communit.v
r'j;A. Statement of Purpose
Policy. To recognize that Vail isl. recreation and rea'l estate
mov r ng
toa
social
on
strongermore diverse economic and
and providinq service ests rema i ns extrenre Ti-imporEant.
Poljcy To recognize and strengthen vail's principal products and services:2' -Business and professional meetinqs
B. Social/Cultural/Educational Considerations
Policgi Vail should improve as
5.
-Promote seminars and
-Develop facilities to
an educational and intellectual center:
conferences
provide for these activities
C. Economic Considerations
D4 -4- 6/6/84
Policy The summer season should be significantly deve'loped and promoted.3.
-Maximize current summer programs, opportunities and facirities.-Study new summer programs, opportunities and iu.ii iti"r.-Set up marketing programs to lromote the sJnrner-i"iion.
Pol i cy
+.antly developed and romoted.
-FIqg*_:!ouldef, ationat and cutlqle.tjglt$!eL-IncouraEe c@ness.-ta.ttity a"a p ation. shopoin etc.
Policy Study the feasibi'l ity of an economic deve)opment commission to organize5. efforts to d j rect thr-'s activity.
-!tq{V the feas'ibility of building a conventjon faci.lity-Define the role of municipal government in economic ae"vetooment
It is evident that the.conrmunity Action plan strongly promotes the type ofproject which the applicants. arl propos.ing. rne piair is cuiiing out forfacilities to allow'Vail to oecomi i'year:rouna rbsoit arJng with the marketingand promotion of those.facirities as ilelt as-Jxptorin; ;ii";orribre avenuesof economic fe.velgpqrelt for the corrunity. wrth tnri"in *;fiil-it.-p;;;;;;irepresents the willingness of a major private sector entity witirin ttre'communitvto accompl i sh these goar s and oujeiti vts wi tni n
-irre corruii tv'elii"i"pr
""'."'r'i'r
' er
Furthermore, with regard to detining ir,e ioi" ot-*"ri.ipii"i6vernment .in
economic development, certainly on6 of those rolei wouia OE-agreeable ptan_njlg gla land usb regrtutioni *i,ei"E.Jno*ic deveiopment activities in concertwith the conrnunit'ies overarl goa'rs and objectiv"s i"e i.opoi"o.
SDD4 -5- 6/6/84
STAFF RECOMMENDATIONS
The Community Deve'lopment Department is highly supportive, with someminor exceptions, of this proposa'r to amend tire ciscade vittigl poiiionof special Development 0istrict 4. l^le_feel strongly that the"frbposa'l'rs in concert with the community's goals and objectives as outiinLa inthe.community Action Plan. we ire 6t tne opini6n ttut wten the privatesector steps forward in this manner to_acconplish what could be i signifi-cant contribut'ion to the economic development of the vail comrnunity,-itraithe municipal govenment should be highty'supportive. The addiiionii aensitvrequested is proposed to be put into-aclommbiation units so that a sufiliieitnumber of accommodations can be located on site in order to accomplishthe objectives of the overall luxury destination resort pian. it'oniimakes sense that accompanying that critical mass of densit.y is a commLrcjalsupport system of a sufficient size and nature to work with and complementthis overal1 goal.
!g do, however, feel .that the aspects of parking, employee housing, andfireplacesn need to be seriously'addresseil at ttris pbini in time. Theparking mus_t be sufficient on the site to take care of this project'sdemands. The zon'ing code calls for 4g4 spaces, and we fee't itr6ngly thatthis number should.be met. currently the struiture is approved ai +:sparking spaces, and we would expect the applicant to eithLr expana itr6structure or provide other surface parking distributed throughbut theproject to supplement that number. 'There must be provision ior employeehousing on this project. whether or not the employee housing is oir siteis probably-not critical to the success of the iroject, but iertainryon-site emp'loyee housing for the westin Hotel is the bist solution.'Thetlnal section of the revised SDD ordinance states that the developer shalIprovide 20 dwelling units for long-term rentals to employees of the projecton an on-going basis. l,le feel this to be the minimum acceptable reqirirement.
The.proposa! for .lQ fireplaces within accommodation units is not acceptableto the staff at this time. |.le feel strongly that we should recognize'and deal with the Town of vail's air pollution problems and look-closelyal.lt'" precedent setting nature of granting this request. Furthermore,within the last several years the fireplace ordinanie was revisea to i6movethe variance section whith means that io grant this request wou'ld require l
amending the firep'lace ordinance. The maiketing imporiance ot rirepiiceiwithin lyxury accommodation units can be fulfilied witn tne provisionof gas fireplaces.
we also feel that it is very 'important to the safety and the circulation
system into and from the project that a left-turn llne on south Frontage
Road be provided for this third major village of Vail.
In conclusion the planning staff is excited about the revised developmentplan for cascade village and its potential to fulfjll stated conmunitygoals and objectives. With the piov.isions noted above, this project ianbe a tremendous asset to the community of vail and ]aunctr iiriuad viriigeinto the competitive market of destinition resorts around iire country. -
0ur recommendations are written into the enclosed revised and updateiSpecial Development District 4 Ordinance
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REVISED SDD4 ORDINANCE
18.46.010 PURPOsE.
18.46.020 ESTABLISHED.18.46.030 DEVELOPMENT PLAN-REQUIRED-APPROVAL PROCEDURE.18.46.040 DEVELOPMENT PLAN-CONTENTS.18.46.050 PERMITTED USES.18.46.060 c0Nolrr0NAl_glrs (ns pER cHAprER 18.60 0F THE ZONTNG CoDE).18.46.070 ACCESS0RY USES.18.46.080 DENSITY-DWELLING UNITS.18.46.090 DEVELOPMENT STANDARDS.18.46.100 SETBACKS.
L8.46.L20 HEIGHT.
18.46.140 C0VERAGE.18.46.160 LANDSCAPING.
18.46.170 PARKING.18.46.i80 RECREATION AMENITTES TAX ASSESSED.18.46.190 CONSERVATION AND POLLUTION CONTROLS.18.46.200 RECREATIONAL AMENITIES.18.46.2T0 ADDITIONAL AMENITI'ES.18.46.229 EMPLOYEE HOUSING.
18.46.010 PURPoSE
, -special deveiopment district 4 is established to ensure comprehensivedevelopment and use of an area in a manner that will be harmonious withthe general character of the town, provide adequate Open.space andrecreational amen'i ties, and promote the objectives of the ion.ing ordinance
AND COMMUNITY Acri0N PLAN FOcus 198s. special development disirict 4 iscreated to ensure that the development density will be'rrelatively low andsuitable for the area and the vicinity in whith it is situated, ihe develop-ment js regarded as complementary to ihe town by the town-iouncil and thep'lanning commission, and there aie significant ispects of the spec.ialdevelopment which cannot be satisfied-through the imposition of standardzoning districts on the area.
18.46.020 ESTABLISHED
A.- Special development district 4 is established for the development onI parcel of-land comprising 99.1 acres as more particular'ly described'.in theIegal description on file in the DEPARTMENT OF CO|'llulUNITY DEVELOPMENT.Special development district 4 and the 99.1. acres may be referred to as "s04."
B. The district shall consist of four separate development areas, asidentified on the nap, consi.sting of the fo'l towing approximite s.ize:
Area Known As
Cascade Vi lIage
Col dstream Condominiums
Glen Lyon Duplex Lots
Glen Lyon 0ffice B1dg.
Dedicated Open Space
Roads
Development Area
A
|.
n
Acreage
19.1
4.00
29.10
1.8
40.4
4.7
99.1
Roads: 4.7
18.46.030 DEVELoPMENT PLAN-REqUIRED-APPR0VAL pRoCEDURE.
A. Before the owner comnences site preparation, building constructionor other improvements within SD4, there shall be an approved development planfor sD4. Development of SD4 may be phased by developmbnt area and within'
development area, but a sufficient amount of information shall be supp'l ied withrespect to all deve'lopment areas in order to allow the p'lann'ing cormission
and town council to ensure the compatabil'ity of any prolosed development planwith the remainder of SD4.
. B. Each development area with the exception of development area D shall
be subject to a single development p1 an. Development area D shall berequired only to go through the design review process.
. . q. A proposed development plan for SD4 shalI be submitted to the zon.ingadministrator who shall refer the development plan to the planning commissioi
and to the design review board, which sha'l I consider the plan at i requ'l ar].y
scheduled meeting, and a report of the planning cormission settihg foithits findr'ngs and recommendations shall be transmitted to the town-councilin accordance with the applicable provisions of Chapter 18.66.
.0.. Upon receipt of the proposed. deveiopment plan and p1 anningcommission report, the town council shall determinb whether'the plin isacceptable to the town in accordance with the applicable provisibns ofSection 18.66.150 and 18.66.160. This determinition by the town councit shailbe made through its enactment of a resolution which inlorporates the develop-ment plan as an official Town of Vail document.
F: ,The.approved.development-p1an shall be used as the pr.incipal guidef9f 3ll development within SD4. Amendments to an approved dbvelopment planwhich do not change its substance may be approved oy'tne PLANNING'AND
ENVIRONMENTAL COMMISSION IN ACCORDANCE WITH SECTION 18.66.060 - 18.66.100 OFTHE VAIL MUNICIPAL c0DE. .Each phase of development shall requir., piio"-to
issuance of building permits, approval of the iesign review doard-ih accordancewith applicable provisions of Chapter Ig.S2,
18.46.040 DEVELOPMENT PLAN- CONTENTS.
_ __ The proposed development plan shalI include, but'is not limjted to thefol lowing data:
-. A. A complete environmental impact report submitted in accordance withChapter 18.56.
B. Exist'ing contours having contour intervals of not more than five (5)feet if the average siope of the-site i's twenty percent or less with contour'intervals.of not more than ten (10) feet if th! iverage slope of the s.iie isgreater than twenty percent. Ex'isting and proposed contouri after gradingfor each phase.
-.-. c.- A conceptual .site plan, at a scale not smaller than one inch equalsfifty feet, show'ing the locations and dimens'ions of all buildinqs andstructures with the_exception of single-fam'i 1y and two-family siructures,uses therejn, and all Principal site-developmlnt features, sirch as landsiapedareas , recreati onal facj I j ti es , pedestri an pl azas and wal iways , servi ce
r--..\+ entri es , dri veways , and off-street and Ioadi ng areas .
' D. A conceptual landscape plan, at a scale not smaller than one inchequals.fifty feet, showing existing iandscape features to be retajned or
removed, and showing,_ proposed landscaping and iandscaped site developmentfeatures such as outdoor recreational facilities, bicylle paths, traiis,pedestrian plazas and walkways, water features and otirer eiemenis.
E. Prel iminary bui'l ding sections and f loor pians at a siale not smal lerthan one inch equals twenty feet, in sufficjent detail to deternine floor area,gross resr'dential floor area, general uses within the buildings, and thegeneral scale and appearance of the proposed development tor eaitr developmentarea.
- -_f,_ A proposed plan of parking, loading, traffic circulation, and transitfacilities; and a proposed.program for satisfying traffic and transportation
needs generated by the project.
G. A volumetric model at a scale not smaller than one inch eouals fiftvfeet,.portraying the scale and relationships of the proposed development to -
the site and illustrating.the form and mass of the proposed buildings for
development areas A, B and D.
:r'
H: A proposed program indicating order of construction phases, trans-portation facilities, and recreational amenities.
I.. A proposal regarding the dedication to the town or private owner-
sh'i p and maintenance of that portion of the development area'w'ithin the one-
hundred year floodplain of Gore creek. In the event the one-hundred yearfloodplain is not dedicated to the town, such lands shall be subject io aright of pub'l ic access to Gore creek and the right to use a portion of thelands-for a bicycie path, and for park purposes provided that the location anduse of the facilities and access shall be determined by mutua'l agreement
between the town and the owner of the development areai invo'lvedl
18.46.050 PERMITTED USES.
Single-family residential dwelling shal 1 be perm'itted uses in developmentarea-D. . Two-family dwe'l lings, resi'dential cluster dwel Iings, and mu"l tiplbfamily dwellings shall be pennitted uses in deveiopment arias I and B.Professional offices and busjness offices, with a totaj gross floor area notto exceed thirteen thousand square feet, shall be permitied use in developmentarea D.
18.46.060 CONDITIONAL USES I AS PER CHAPTER 18.60 OF THE ZONING CODE).
A. MAJOR ARCADES I,JITH NO FRONTAGE ON ANY PUBLIC WAY, STREET, WALKI.IAY
OR MALL AREA.
B. PUBLIC PARK AND RECREATI.ONAL FACILITIES.
C. SKI LIFTS.
18.46.065 oFFICE USE
. NO PROFESSIONAL OR BUSTNESS OFFICE SHALL BE LOCATED ON STREET LEVEL
0R FrRST FL00R (AS DEFINED tN SECTToN 18.24.030(A) 0F THE ZoNTNG CoDE)
IN AREA A UNLESS }T TS CLEARLY ACCESSORY TO A LODGE OR EDUCATIONAL
INSTITUTION.
18.48..070 ACCESSORY USES
A. The following accessory uses shall be permitted in development areasA, B and C:
1. Home occupations, subject to issuance of a home occupations
perry]t in accordance with the provisions of Sections 18.58.1b0 through
18.58.190;
2. 0ther uses customari ly incidental and accessory to permitted
or conditional uses, and necessary for the operation thereof.
3. Attached garages or carports, private greenhouses, swimmingpoo1s, tennis couits,-patios, or other' recreational fac'ilitjes
customarily incidentai to permitted residential uses.
B. The following accessory uses shall be permitted in development areaC only:
. Attached garages or carports, private greenhouses, swimming poors,tenn'is courts, patios, or other recreattonil facilities customirilyincidental to permitted residential uses.
c. In addition, the following accessory uses shall be permitted indevelopment areas A and B:
- .Swimming pools,. tennis courts, patios, or other recreationa.lrac'r tities customarily incidental to permitted or conditional uses, andnecessary to the operation thereof.
D. The following accessory use shal1 be permitted in Development Area A:
Mjnor arcade (0rd 6, 19gZ).
18.46.080 DENSITY-DI,IELLING UNITS.
The number of dwelling units shail not exceed the foilowing:
.....-.?gy"tgpment Area A, T|,lO HUNDRED EIcHTy FivE DWELLING uNITS T0TAL
IIIiMlM, }JITH A,IIIIWtl_9F_309 AcQgry1yqDAII-Ory uNrrs AND'MAXTMUM 0F 131DWELLING UNITS AS DEFINED BY THE-iABLE-iJiiOW;"''^
Development Area B, sixty-five units;
Development Area C, one hundred four units.
18.46.081 DENSITY-FLOOR AREA
Th9 gross residentjai floor area of-all buildings in each developmentarea shall not exceed .35 GRFA in area A, which is i maximum of Z9t,izi -
lquare feet' sixty five thousand square feet GRFA in area B, and .26-sRrefor the first fifteen thousand square feet of sile Jrea, ptus not-more"'than .10 GRFA shall be permitted for each square foot oi iite a"eu ouerfifteen thousand not to exceed thirty thousand sqri"e ieet of sjte area;plus not more than .05 square feet oi GRFA ior.ii['iquJ". foot of sitearea over thirty thousand square feet in area C.
. --In Area c, any site containi'ng two dwelling untts, one of the unitsshall no't exceed 4A% ot the allowaOte total'gr6ss residential fiooi area//r^Fn \IuKrAi.
18.46.082 C0MMERCTAL SQUARE FooTAGE
Area A shall contain a maximum of 37,000 square feet of cornmercial(retail, office, theater and restaurant)';;-d;iin"a in-irr" tabre .in
Section 18.46.089.
18.46.089 COMPUTER PRINT-OUT TABLE AS REVISED
ACCOM DWELLING
UNITS UNITS SF GRFA SEATS EXIST.PROJ ECT
COMPLETED PROJECTS
PARKI NG REQM.(sr)
COMMERCIALPROP.
Millrace I
-M'illrace II
l.lestin Hotel (zlunjtl :. t4B
Al fredo's
CafeLittle Shoo
Pepi Sports
CMC Buiiding
Cascade t..ling (2/unit)
Compass Rose
Cascade Theater
Co1 i ege-Cl assrooms
Co1 'lege-0ffi ce
Meeting Room 2J
PROPOSED PROJECTS
GsTn-aven-e onAos
Terrace l,ling
Guest Rooms (Z/unit) LzO
Retai I
Plaza Building
Guest Rooms (Zlunit) 40
Condomi ni ums
Retai I /Offi ce
Confetence Facil.-Net
Millrace III
Miilrace IV
Mansfield Vil lage Condos
Westin Additions
Retai I -Accessory
Cafe Expansion
Rumours Expansion
Cascade Club
Retai I -Accessory
Restaurant
Offices-Wel I ness Center
Cascade Court
Retai I -Skier Accessory
Guest Services
16
t4
20,000 20,000L7,534 17,534
55,457
28
25
115(s )
104
74I
(a)
t,250
2,200
15,870
3,111.
4,220
4,792
879
1 ,397
??,500
55,000
6 ?OO
1n ???
19,500
19,000
9,500
6,500
7L,200
58 ,800
900
L,025
945
2,760
2,000
2,000
15,870 16(s)
8(s )
28(s)
a0(s)
a(s)
80
275
319
3,111
4,220
502522,50Q
55,000
18,333
19,500
633
6,500
11 , 200
49,227
103(s)
21(s)
26(s)
30(s)
63(s)
7e(s)
a
16
84
6,399
19,000
15
3I
42
(a)
(a)
(a)
a(s)
8(s)
e(s)
1,025
945
2,160
308 + 2 131
=154
168 554 36,860
(minus 70 (multiple
use) 12.5%) =
484 requirement.
(s) - 5tructure(a) - Accessory
307,005 291,121 1,493
I
DEVELOPMENT CONTROLS
Original Parcel
Robbins Parcel
Cosgriff Parcel
Required setbacks
m'inimum setback on the
}'lITH THE EXCEPTION THAT
ATHLETIC CLUB BUILDiNG
COUNCIL.
Area Uni ts
15 d.u./Acre
252
18
GRFA
z0o ,+J /
1Q 7R'
L5,932
?9l,I2l
(Acres )
16.82
1.23
I .045
1q noq ?85
18.46.090 DEVELOPMENT STANDARDS
The development standards set out in sections 1g.46.100 through 1g.46.210
ii: :!llgyg{ !v tlre town councit. These standards shan be incorp6rated .into
:l: 3ll19y99 o!y"jgprqnt plan perti-nent to_each development area to protectrne r.ntegrity of the development of sD4. They are minimum developmehtstandards and shall apply unless more restriciive standa"ar i"e incorporatedin the approved deve'lopment plan which is adopted uv lne iown councit.
18.46.100 SETBACKS
shall be as indicated inperiphery of the property
THE SETBACK REQUIREMENT
SHALL BE FEET AS
18.46.120 HEIGHT
IN AREA A. THE MXIMUM HEIGHT FOR THE FOLLOI^IING BUILDINGS SHALL BE 71 FEET:
!F:JIN.H9IEL, CMC/LEARNING CENTER, TERMCE lltlNG, PARKING STRUCTURE/ATHLETiCCLUB, PLAZA BUI.LDING. THE REMAINDER OF BUILDINGS IN AREA A iUNII HRVE R --
MAXIMUM HEIGHT OF 48 FEET.
. -- IN AREA B, THE MAXIMUM HEIGHT SHALL BE 48 FEET. IN AREA C, THE MAXIMUMHEIGHT SHALL BE 33 FEET. IN AREA D, THE MAXIMUM HEIGHT SHAIL SE 38 FEET.
HEIGHT SHALL BE AS DEFINED IN SECTI0N i8.04.170 0F THE VAIL l,tUttICtpnr- COOE.
each development pian with aof not less than twentv fpet-
ADJACENT T0 THE Fnririi,ie'sinuciunrZ
APPROVED IN 19 BY PEC AND
18,46. i4O COVEMGE
In areas A and B, no more than thirty-five percent of the total sitearea shall be covered by.bui-ldings, provided, .if'any portion of the aieii tsdeveloped.as an institutional or educationai-center-, torty-iive percent ot itrearea may_be covered. . In-aieas c and D, no more than tweniy-five'percent ofthe total site area shall be covered by buitdings, UNLESS iHE LlOnt RESTRI6TIVE
STANDARDS OF CHAPTER 18.69 OF THE VAIL-MUNICIPAI iOOr RPPI-Y.
18.46 . 160 LANDSCAPING
At least the foll.owing proportions of the tota'l development area shail belandscaped as prov'ided jn the development plan. rnis stritl'include ieiention-naturai landscape, if appropriate- Areas A and B, fifty percent and areas cD, sixty percent, of the area shall be landscaped.
of
and
F*T;ffi
"..-€
18.46.170 PARKING.
0ff-street parking shall be provided in accordance with Chapter 18.52,
except that seventy-five percent of the required parking in area A shall be
located within the ma'in bu'ilding or buildings. USING THE DEVEL0PMENT TABLE
IN SECTION 18.46.089, THE MINIMUM PARKING REQUIREMENT FOR AREA A SHALL BE
484 SPACES PLUS Tt,/O SPACES PER DWELLING UNTT FOR MILLRACE CONDOMINIUMS, WEST-
HAVEN CONDOMINIUMS AND MANSFIELD VILLAGE CONDOI'|INIUMS. AT LEAST SEVENTY FIVE
PERCENT 0F THE 484 SPACES SHALL BE i,IITHIN A PARKING STRUCTURE. IF THE
DEVELOPMENT TABLE IN SECTION 18.46.089 IS AMENDED, THE PARKING REQUIREMENTS
SHALL BE AMENDED ACCORDINGLY. I'n areas B and D, fifty percent of the
required parking shall be located within the main building or buildings and
hidden from public view from adjoining properties within i landscaped-berm.
0nsite parking shalI be provided in development area A for cornmon carriersproviding charter service to the development. Bus parking shall be indicated
on the deve'lopment plan. No parki'ng or loading area shall be located in any
required front setback area. N0 CERTIFICATE 0F oCCUPANCY SHALL BE ISSUED FOR
THE TERRACE |^lING, PLAZA BUILDING, ATHLETIC CLUB OR EXPANSION OF THE I,IESTIN
HOTEL OR CMC/LEARNING CENTER UNTIL THE PARKING STRUCTURE CERTIFiCATE OF
OCCUPANCY HAS BEEN ISSUED FOR THE ENTIRE FINISHED (AS APPROVED) PARKING STRUCTURE.
18.46.180 RECREATION AMENITIES TAX ASSESSED.
The recreational amenities tax due for the develooment within SD4 under
Chapter 3.20 shall be assessed at a rate not to exceed twenty-five cents per
square foot of the floor area in development area A and at a rate not to exceedfifty cents per square foot sf GRFA in development area B, and at a rate not to
exceed fifteen cents per square foot of GRFA in development area C; and at arate not t0 exceed seventy-five cents per square foot in develop4ent area D;
and shall be paid in conjunction with each construction phase prior to the
issuance of bui lding'permit
18.46.185 LEFT-TURN LANE.
THE DEVELOPER SHALL PROVIDE A LEFT-TURN LANE ON THE SOUTH FRONTAGE
ROAD BY NOVEMBER 15, 1985.
18.46.190 CONSERVATION AND POLLUTION CONTROLS.
A. Developer's dra'inage pl an shall include provision for prevention ofpollution from surface runoff3
B. Developer shall include in the buiiding construction energy and
water conservation controls as general technology ex'ists at the time of con-
structi on.
C. NO IIJOOD-BURNING FIREPLACES/I^IOODSTOVES SHALL BE ALLOI^IED IN ACCOMMODATION
UNITS.
D. If fireplaces are provided within the development, they must be heatefficient through the use of glass enclosures and heat cjrculating devices as
techno'l ogy exi sts at the time of development.
18.46.200 RECREATIONAL AMENITIES
.The approved development p1 an shall include the following recreational
ameni ti es :
Bike and pedestrian path traversing property from east propertyline.to west. property_1ine shall be proiiiea by ieveloper with exactlocation to be mutuaily acceptable tb developei and town cornlii.---
18.46.210 ADDITIONAL AMENITIES.'
--..._l: ,!9v9lon9r.sha11 provide 0R WORK WITH THE T0wN T0 pROvIDE adequateprlvate transportat'ion services to the owners and guests of the development
pg-as, to,transport them from the development to the village core area andL'ronshead area as outlined in the approved development piin.
- q. .Developer shalI provide in its approved development plan a bus shelter0T-a deslgn and location mutually agreeable to deveioper and town council.Said shelter to serve the area glneially.
18.46.220 EMPLOYEE HOUSING.
WESTIN HOTEL SHALL MAKE AVAILABLE A I'1INIMUM OF 20 DWELLING UNITS FOR
lgryg.]Fry RENTAL5 (30 DAYS'OR MORE) TO THEIR EMPLOYEES ON A
'ONTINUING
BASiS.
SUCH HOUSING SHOULO BE BUT hJrLL NOi BE REqUIRiD rO SE-rOCNird Iru NNCN N.
PROOF OF SUCH HOUSING AVAILABTLITY (COPY dT TMSE, NC.) SHNLT BE PROVIDEDT0 THE TOI,JN 0F VAIL C0MMUNTTY DEVELOPMENT DEPARTMcITi sy',lnNunnv st 0F EAcH yEAR.
ANY REVISI0NS r0 THIS REQUIREMENT sHALL BE REGARDED ni nlr AllrnoMENT T0 sDD4
AND hlrLL FOLL0W PR0CEDURES I.N SECTToN 18.46.030(E).
,-
TO:
FRO14:
DATE:
RE:
a
PLAN}iiNG AND
DEPARTI'IENT OF
l,lAY 18' 1979
MEMORANDUM
BTVIRONMENTAL COMMISSION
COMI'TJN ITY DEVELOPI4ENT
PUBLIC HEARING IN CONSIDEMTiON
OF SPECIAL DEVELOPI'IENT DISTRICT
OF L|J'ID TO THIS DISTRICT.
OF THE SITE PLAN FOR PARCEL
AND THE ADDITION OF ONE ACRE
OF APPROVAL
FouR (sD4)
STATISTICS
APPLICANT: Andrer'r Norris II, I'hnsfield Corporation
0F DEVEL0PI'IENT: Fansf jel d Vi'll age
l6 .828
I 1.250
i
EST
The Applicant is request'ing approval
Develbinent District Four (SD4) and
fo1 lowing uses:
Hotel- Rooms 150 at 400 square feet
Restaurant 88 seats
Coffee Shop 20 seats . ,:.
Special ty ShoPs
Conference Facil itY
Ki tchen s/Storage/Servi ce
Sub total
Park i ng
Lobby, Publ jc Area, Ha] llaYs
of cne acre to the Special
o'l an that contains the
of the addition
approval of s'ite
lqggre Footage
60,000
3,500,
800
GRFA Parkjng Spaces
60,000
Vi I I aqe Squa re
lian-ased-cfiTomjniunrs 18 at 1500
Reta i'l /Res ta u rant/NEl9f6orhood
-square feet
l.larket
-,, - a-- '-F.-. (? at
---.--2
,4 00
8.000
6,300
81;000
3,500
25,000'109,500
.)/: i:;
2€+ss
4,200
y 33'000
4,000
3,500
Sub Total
t/ /I'o z-L"_--=.-
Publ ic Space' Ci rculat ion
Serv i celStora ge
v:9'>
TZowNs
Acres-Spec'ia'l Developnent Distrjct Four (SD4)
Acre-Reljdentia'l Cluster (RC)
40 ,500
c?
ffinafGrrant/Book Store/
Store/Photo GallerY/Wjne & Liquor
Eranch C'leaners/0ffice SPace
Sub Tota'l
Lobby /Circu'latr'on
Stream Side Condotiniu*s (149n999d)
eonEorninlums-36 uniti at 1,700 square
Ci rcul ation/Publ ic areas/Serv jce
ffisquareft.
Enclosed Parking-on site '
34 at 265 square ft'
l7 surface Parking
-Emo to PEC
5-18-79
Page Two-Mansfjeld Vt
Rental Units--TDaftments 30 at 75 square
riiilosed Parking-on site
30 at 265 square feet
22 surface Parking
feet
.GZ
5l
52
+-
Residential C --':-='ln
,700 square ft.
PaT Qpat 265 square ft.
ite)
rface park'ing "'
l-acl l'lr
square feet
nr /,', \/'.\^'/")
YN.
- riv .t
Tennis Courts 4
Handball 4
L ockers/Shovrers/ Pool
Lcbby/Snack Bar
TOTA'. ENCLOSED PARKING (SPACCS)
TOTAL SURFACE PARKING
TOTAL PARKIIiG
GRFA
45U
53
56t .< \.,..\^.
\v
:
iI
t
6o
Square Footage
I I ,800
GRFA Parkinq Spaces
. ,1Vv
--71760 t''
3,800 q'ug o
16,000
'"1
ooo
22,300 l{:':o
6l ,600
I 4 ;000
75;600
ft. 6l,200.l 2,800
35,700
9, o'10
49;215
26,250
47,600
7 ,420
55;020
I 27, ooo
29,5oo
4 ,000
8, 500
1,40!.
1 74,400
'16,000
6l,200
35,700
26..25O
47,600
275;55O
..i / .) / ; '
r\ \.,350'dl -.
4?
onooml n
Enc'l osed
(qoJ
Park'ins Structure/A'!hl e'!!g
mi[ing-3sd spaces at 352
oo O
I'iemo to PEC
5-18-79
Page Two Continued
BACKGROUI{D
TownCouncilapprovedtheSpecialDevelonmentDjstrictordinancein 1976. The plan ioniiin"i-four develoiment areas:. Esl-dsrr€-dm
45 units, Glen Lyon ioniiinins 52 primary/sec.ondary duplex lots'
i;";"il;i.; su;ri;ns-iii;; und th"'parcel under consideration in
;i;;.;;:'-Fuii'of tfie pu.por.. of thb.requiremen-u of the special
,."'i"Oiit"iii-*,ur to-iIiuie the qua'l ity 'of devel opment and al so
;;;-r;;-;i.*;uiritv in irre devefopment of this parcel of land.
Continued on Page Three'
Balar,.:e of this mero is same as PEC l'lemo
No. 4
wi th
Gl en
this
Devel op-
allow
$r5
e
i
:a!
I
j_..
I
I
** ; \"': - r,* Bti#:l',r,,,iitit^i:'jryI^#it'
"
MEI4ORANDUM ''' IZ .-
v rR.Nr{ENTAL coMMI s {V-<\ Y \f -
,i o*o ENvrRoNI{ENTAL
coMMIS{
.O\ \E!NHIITTI .- ^r: .^MMUNITY DEVELOP$ENT
DEPARTI4ENT OF COI4MUN
FRolil:
?il\L iittottr'
STATISTICS Norri s I
APPL iCAl'iT : Andr
NAI,lE OF DEVELOPT4EN
AREA: 17 'BZ Acres
z.NlNG' lu";ti.1::i:;:l:ti a1
lobbl-!
,4
Confe
,0
$1ansf i e'l d iporati on
Man sf d Villa
1,
iel
c'ia1 oqy fi oPment^
uster \ xv
District Four (SD4)
)
one
aPProva I
tu
ities
Ser
-9 lff*#. "u'urnrffiurg^lt::
i-*"- I r i ":
ni r: i:-*;@i kii i il :i' rt
I ]'
ffi#Hr""l-roseats
it)-17'bu-u l':": r_. it \
l'E - 7t '
Duc \/
F.
G.
Hemo to PEC
5-18-79
Page Two-Mansfie'ld Vi'l'lage
D.
H.Athl etour tn
Fou r Han
Indoor Sni
Parkinq Stru
350 Spacesa. I00 For P
250 assigne
Total Grd
r
e
u
e
e
I
q
d
s
Si
an
n
0
M
i'
'l
m
+
1
n
a
r
E
e
'i
e
r.l
I
c
s
It
k
a
1
Ir
n
r
h
n
r
o
e
It
w
clt
e
a
.l23,000
75,600
38, 500
74,000
54,400
nits
Structure 27 ,200.l.|0,000
K.Parkin
Town Council approved
No. 5 jn ,|976. The p1
Co'l dstream wi th 45 un i
dupl ex 'l ots, Gl en Lyon
consideration in th is
rk ing structure
ark'i ng structure G
Large Condorliniums./ Under Hotel Service-
_Ow[er=-0ccu pi ed Condos
--- Large__C_on(gmi n iums'--
CKGROUN D
on entire site
Paral'l el pafk ing-Temporary
bir! U;'+-
2.
.+o
-5\(
AB\
2. L3. V4. S5. 06. L7. A8. ROD
6l I ,200 squa re feet
350 spaces
Ft
?tt-,i#)10
l6
488
37
the Special Developnrent Distri ct o\i nancean cont.ained fou r devel ooment areas:tS, Glen Lyon0ffice Buildirequest. Part
entar units - *€.t1].1=tn..t
?)-21,200 square feet
n'l ums
square feet
'l
t
r Con
mp'l ex
mi n i ums
ondomi
ed Condo n r ums
ged Condomjn MS
Cl ub
containing 52 prjmary/se dary
ng Site, and tire parcei unde\of the purpose of the requjrch;ent
or Tennis Courts
al I Courtsing Pool
I ic Use tel Compl ex
?\
Memo to PEC
5-18-79
Page Three-Mansfield Village
of the Speciali
a
r
*
'*
I
!l*$
il
s?
'iit*
3;tE
t-
,q
d t and
Devel
a'l so
opment District
al l'l ow for some
was to insure
f Iex jbil ity in
qual ity of
de vel opment
the
the
!
F
In reviewing Special Development District Four (SD4), the Comnunity
Devel opment Department considers that the major provis'ion which effects
the site plan under consideration by the Planning Commission'is the
institutional or educational center. As defined in Special Develop-
ment District Four (SD4), the 0rdinance states:
"Instjtutiona'l or Education Center provided that if
the center is constructed then the following shal'l be
conditiona'l uses in conjunction therewith; 'lodges
including accessory eatjng and dri nking or recreationa'l
estab'f ishments not occupying more than 2O% of the gross
floor area of the lodge to which it is an accessory."
The other important section under conditional use is'B'v;hich provides
the definition of an institution or educational center and discussion
of the efficiency dwelling units. The wording of .'Brr is as follows:
"The term'institutional or educational center'means apublic or private'instjtution for'learning, instructjonor continu'i ng education. Such facilities may be utilizedfor seminars or educational programs and may inc'l ude con-
ference and meeting rooms, audio-visua'l facil ities and
necessary accessory useage such as dining rooms andefficiency dwel'l ing units. The phrase'efficiency
dwell ing units' means any room or group of rcoms with-out full kitchen facil ities, but rvhich may include arefrigerator, sink, and cook top of no more than two
heating units, designed for or adapted to occupancy by
individual s attendjng the 'institutional or educationalcenter. The effi ci ency dwel I i ng un i ts shal'l be access-
ibl e from common corri dors, wal ks or ba'l con i es wi thout
passing through another eff jc'i ency dwe'l I ing unit,
accomodation unit or dwel'l ing unit and each said unitshal'l not exceed four hundred square feet, and shall
be considered in determining the total GRFA allowedfor each devel opment area. "
0ther aspects of the 0rdinance that shou'ld be considered are
density and dwell ing units.
Densit Units-DeveloDment Area A-Shall not exceed 252 units
Density Floorin Deve'l opment
Area -the Gross
Area A shall
This f ncl udes
Residential Floor Area of thenot exceed35% of the land area
deve'l opmentor 269,480parcel to besqua re feet
included in
Under the additiona'l amenities section
adequate private transportation service
the deve)opinent so as to transport them
Village Core Area and LionsHead area as
an allocation for the one acre
curren
the developer sha1l provide
to. the ouners and guests of
from the developnrent to the
outlined in the inrProved
Hemo to PEC
: t;lg i:," -run,ri;Crrase
deve'lopment plan in the event Development Area A or B are developed
as an institutional or educational center.
POL ICY QU ESTI ON S
Does the deve'l opment of the property as.-proposed^ha
impact on the Tbwn of Vail and/or LionsHead area?
Does the Town support the deve'lopment of a third vi
Is the proposed learning center in conformance with
Special' Deve'l opment Di stri ct Four (SD4 ) ?
'i"eet system. -In€--Dlp-11!1.j1 cons'iders that there
.sh.o-ul-d-only-ue surii c i eirt commg
The community Development Department considers that the need for
the amount oi commeri:ial spai:e requested has not been iustified'
proposea .i s 2.1,000 square ieet of commercial type uses. For a
;;;;i;;;.;i ot'tt is ijze' the amount of commercjal space is not
needed. In order to have commercial space as a viabl e economic
li"i"ip"ire', ."tiaunit ind tourist from other pafts of the community
wi.n be a necessiiy. naaitiona't automobiles.wilt gqre tg, tl".:i!:
ve an adverse
'l1age for Vail?
the approved
By having the hotel, commercia'l .space,.learning^center' auditorium'
i"na ""."dutjon faiiiities at this'locat'ion the Community Developnent
o"p.ri*""i-consid;;; it at a third v'il l.age vri 1l be f ormed. This wil I
have an impact on the bus system, road iys.tgT 3.lg other services vlithin
i; ;; tea i n" tFTF-Tv-e-ril'l 1 --s pc c ial * DEVe I o pm e nT-D-i3f r rc-deternfu1qfr
[["-co**uiiiiV. The current l'ink between- Va i] Vil l age qnd- LionsHead
h;; ;ot been'we'lt estiUt ished. ttrith the development of this l'lansf ield
Viffig. Ai.u the aOiiitV to-providg-a good. link between Vajl Village'
Lionsfread and Mansfield-Villige will even be more difficult 19.establjsh. The Department js*concerned wjth the jmpact that this,.
developrnent could have on LionsHead, as the Town is currently worK'lng
wittr tie merchants Jnd residents of LionsHead to improve the economic
viability of this area-
Spec.ial Development Djstrjct Four (SD4) clear'ly dea'ls with the
iirstitut'ional or educationa'l center. The appl icant i s proposing
severa'l uses for this center which the community Development.
n"piri*uni-ioniiders does not have a direct relatjonship with the
tot.f. The conditiona'l use section of the Special Development
oiii"ict iour-(SD4) c'tearly states that if the center is con-
itiucteA then the iollowing-sha11 be conditional uses in coniunction
I , ,.
-'t
I
at
F
4rIL
h
rI
I
II
i
therewith;'lodges jl:tyding accessory eating and drinkingor recreation estab'lishmenis, DOt ociupying"ror. than 201of the gross floor area of ttre todge to which it.is anaccessory- First, it is the opinj6n oi ii,"-L'orrrnity Develop_ment Department that the instiiuiion or educationar center mustbe constructed b:I91" llr. loase-iourd be-;;;;i;;;"d for construct.ionat the site. second, ll'. Depirtment consio"rs-ii.,at there must bea direct rink between the'rodge and reirning'.uni.". From theinformation providgg.uv-!he appri.unt at this time, the staffis concerned that. th_is- r ink mr'!nt not be there. The uses thatare proposed at the .learning c6nter are:
Vail Publ ic Librarv
-
Ine 0rrgtnat proposal had the Vai.l. public Library.since that time Lhe appl i.uni r'ii o."n notified thatthe Town of Vair i1 cbyrgioeiinf-i;t"-2q' ui'iri"-rJcat;onof the Librarv. gng. yi ll proli6ly not consider the VailPub'lic Librar!-at this .ii"l"-"''
Memo to PEC
s-18-79
Page Five-Mansfie'ld Village
lllrIl_! j mens i on
I n 1s center woul dnot use the hotel
n 9o'l 'l eq eth'is is mostly for the localso guestions vrhether peopl ebe using the Col orado'Mounia
Ln-tetpt: sqa proposal
vrhat th i s
community
stayi ng atin Col l ege.
at this time and thecenter is and its
most I i kelybe a facility that wouldto any great extent.
I::r.::l 9filjte community
:;:lriXf .
t;, ;,RoXIl"!^lt-ln: ?:rt't*" ni :' ;;;=';;rr 1"iJil"u",,:::'ll?:: III^g:990 :ollre, feei'oi ."ni""unlu";;.ii,iYl5are be.ing proposed at the hotel The staff considers:l:1":l:"ltll"?lly:": li: l;;;i',,"."in; "l;: ;:li,llfrl...n.""::"1::":::^l::j I j'.{-rr" r,ur-;;i b;;""ii";;iy' ::;l;iYr;:lin the porposat th;t r,us"u"en-p""r"r.;;';;'inii.-i?;l:
Col orado l'lountai
The StafT--feel sand the staff althe I odge vroul d
Center for Stud.y of FreeThis has Teen-d-FfIne? asstaff is not clear as tore'lationship to the hotel
Memo to PEC
5- I8- 79
Page Six-Mansfie'ld V'il'lage
S I TE PLAN RE VI EI.I
The Si te Pl an as presented ha s many excel'l ent f eatures'. These
incl ude the waterways going through the project, the creat'ion
of many exciting plazas and public open spaces' and the place-
ment oi buildings and the mixture of uses on the site-
The overa'l 'l p'l an, as presented, is obviously
a great deal of thought and experimentation.
the result of
There are, hot'lever, a coup'l e of areas that tr'e fee'l sti'l I need
further siudy. The first and most intportant one is the general
circulation of automobi'l es onto and through the site- The
present design ind'i cates only one access pojnt for both this
iroject, Colistream, and the Glen Lyon Primary/Secondary duplex -loti. This one access point wi'l 'l serye almost 400 units at tota'l
buil dout vrith a'll the traf f ic f rom G'l en Lyon home s jtes and Cold-
stream being circu'lated through the l'1:nsfie'ld Vi'l'lage Project.
l,le wou'l d suggest that a second access point for the
Col dstream and G:l en Lyon Deve'l opments be consi dered.
A third concern is the access onto the excluded one acre parcel .
There were two approximate'l y one acre parce'l s that were not
incl uded in the original Specia'l Deve'lopment District. 0ne parcel
has been successful ly acqui red' but the other one remains owned
by separate ownership. This parce'l is in a Residentia'l Cluster
zone,.w'ith the possibility for six units. There is no des'ignated
access f or thi s parcel and t'te bel j eve that the proposed access
is through an underground service garage. !Je do not believe
this access to be satisfactorY.
FourthIy, r,/e question the overal I si ze and mass of the parking
structure and the Hotel in realtionship to the Frontage Road' to
other bujldings on the site, and to the duplex lots across the
street. A maising model is being prepared and wil I be presented
on Tuesday. This will hopefully ass'ist us in better reviewing
and responding to these re'l ationsh"i ps.
I,le a I so f eel that there cou I d be real probl ems at the i nt er-
section of the access road with the South Frontage Road- The
South Frcntage Road will experience a mqiolincrease in traff ic
f rom the devel opments. I'te bel ieve that a high percentage of
people com.ing onto the site rvill be drjving from. the vail Village
irel wh'ich rvill necessitate a left turn across the Frontage Road.
To minimize possible traffic build up assoc'iated with this turning
movement, \^,e would suggest a left turn'l ane and a'l so the possibility
of an accellerat'i on/decelleration'l ane on the South side of the
Fron tage Road .
€
l4emo to P EC
5-18 - 79
F.g" S"u"n-Mansfie'ld Village
Lastly, there does not seem to be an area provided on the
site for outdoor ;";;;"i;9nal. use ina-actrvtty' ',e
feel on
a site that i s ilr1:"1;;itiV-a"u.f op"a tf'ut-there. shou'ld
be a designed ouiaoo"-"ectlationui"i"""' The pathways'and
bicycle path.on"!iii";-;i.r;-Y9li:it-piitt of the site and the
health club preseni ,oil" excell:ni""[.."itiona1 .amenities' hre
suggest that an,iliiA""""recreationui";;;; sirould also be inc'luded
and uould be a t'iii-iit"iuute to the si te'
0ur overall impression is that the site is well planned'
tlith some retinetlii-as aiscussed through our comments' we
i"ii tf,"t it cou'ld be even better'
RECOI'1MEN DATION
TheCommunityDevelopmentDepartmentrecommendsapprovaloftheproposal subiect.;;"ih; ;"naitions noted' belovr' The concerns
and po1 icy questr;;t";;i;;;-i; lhit t"totundum need to be
addressed by the Planning and fnviionmentat Comm'i'ssion' A
major concern of tt'e'O"pirtnent is the amount and types' '
of deve'lopment on"ir'i;-;ite' .The.square feet of commercla I
space proposed hat";;i b;;; iustiii;e' There seems to be
substantiallv ro"" ;;;'n;;i;ui space-p.oposed.than needed
f or a 'l 50 room hote'l , coldornin'iutt ' ial es uni ts ' and renta'l
units along with i-i"urning centei'uno t".ereation fac'i1ity'
In addition the types of commercial uses w'i thin l'lansfield
Vi'l lage shoulO onif' be compl imentarv to I'lansf ield Village'
The Depart*un, ."lf ril!nii"io "0."-t-r]un 10,000 square f eet
of commerc i al tYPe u ses '
Another concern is with the !yPes of uses proposed at the
learning center,'inl'irtt-ieati\onship between the center
and hotel - It t '"ti"u""to-it'e
Deprtirent th1!.-l!: o"di nance
states that the 'l earnins gsnt!r-n'lst be constructed in
coniunction w'itn ind foi the primirv use of the l earning
center. From tn"'ul"r"b"opotga to iate for the'lea.ing
center, on'ly the Free Enterpri se Center seems to have
a direct relationship to the trotei. The Departnent cons'i ders
that this tie t,ii u! si"onger to have this'area function as
piopoted under the ordinance'
The Department.al so recommends that the B'000 square feet
conference Tac.l;ii; ;;";i;;"h;iei not be constructed' Multi-
use of the r earning center area wou'r d be a pos'i tive aspect
in reinforcing the center'
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Memo to pEC
5-18-79
Page Eight-Mansfie'ld Vil lage
specifically, we would request the fol'lowing information andrevisionsas a condition of this recommended-approval:
l.) Rev'ised_plans showirlg the reduced amqunt^of' commercialSquare Footage. ..%, Co*-,n.ry<t.-rQ aft
2.) More specific information on the proposed users of theLearning Center Space.
3.) /.{ moIg detailed description of the relationship of the
.,_.. hotel to the learning center.
I.Jrt-l A Devel opment Sch edu I e
Dedication of Strean; Tract and Easement for Bicycl
q@r left hand turning 1ane, andacceteration and decel leration I ane along Frontage
7 .) An offset si dewal k al ong Frontage Road
9.). A drivelray permit from the State
10.) A Bus Shelter and Turnaround, wiby the staff.
Satisfactory access to the excluded lot.
5. )
6. )
e Path
an
Road
Hi ghway Department
th the design to be approved
tl