HomeMy WebLinkAboutVAIL LIONSHEAD FILING 2 BLOCK 1 LOT 2 EVERGREEN LODGE FKA DOUBLE TREE MODIFICATION REDEVELOPMENT MASTERPLAN LEGALI
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Planning and Environmental Commisson
ACTION FOR]I
Department of Commun ity Development
75 South Frontage Road, Vail, Colorado 81657
tef: 970.479.2139 hx:,97O.479.2452
web: www.vailgov.com
PToJeCt Name: EVERGREEN AMENDMENT
Project Description:
Proiect Address: 250 S FRONTAGE RD WEST VAIL
250 S. FRONTAGE ROAD W.
Legal Description: Lot: 2 Block I Subdivision: VAIL INN
Parcel Number: 2101-064-0102-0
Comments: See Resolution #15 & 23 of 2005
FINAL APPROVAL FORA MODIFICATION BYAMENDMENTTO THE UONSHEAD
REDEVELOPMENT MASTER PI.AN.
Participants:
OWNER EVERGREEN LODGE ATVAIL LTD O6/O1i2OO5
250 S FRONTAGE RD
VAIL
co 81657
APPLICANT HB DEVELOPMENT CO/EVERGREEN 06/01/2005
600FOSHAY TOWER
821 MARQUETTE AVE., S.
MINNEAPOUS
MN 55402
PEC Number: PEC050048
Location:
Motion By:
Second By:
Vote:
Gonditions:
BOARD/STAFF ACTIOI{
Action: APPROVED
Date of Approval2 081221200s
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).
Kjesbo
Lamb
6-0
Planner: George Ruther PEC Fee Paid! $1,300.00
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Owner(s) Signature(s):
Name of Applicant:
aillng Addresg:
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Phone:z-
E-mail Address: -t k./.r", (bb) ztz - 428
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Descriptlon of the Request:
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AcrtiwLS
of the proposd lot: Z dfoct:' I subdivision: V^ i I Lioa-r-hceJ--la<o'^l fi linLocatidnoftheProposd!Lot:Zdfock:lSubdivision:@t,l,4'!\
Physicat Address: z5o So|r*t F"rrbr?".J W.# }'
Parcel No.: ZlOlOb4OloAO (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) V\
zonins,gpc.i.t Fa.rohn.*'D,*.-'t (6pu) fo.lrl - {itL D<,n'l\,t*tdpkF.dY t
PhysicatAddress: Z5o Srrt{n F"rrl,!rR".J W.#
Parcel No.: 2lOlOb4Olo20 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
Application for Review by the
Planning and Environmental Commission
Deparlment of Community Development
75 South Fronlage Road, Vail, Colorado 81657
tel: 970.479.21 39 tax: 970.479.2452
web: www.vailgov.com
General Information:
All proiects requiring Planning and Environmental Commission review must receive approval prior to submitting a
building permit application. Please refiar to the submittal requirements for the particular apprcval that is requssted.
An application for Planning and Environmental Commission review cannot be accepted until all required information
is received by the Community Development Department. Th6 project may also need to be reviewed by the Town
Council and/or the Design Review Board.
rvpe orApplication and Fee: i*d R.v ie;^/4.-.{ar.t*o ^^ A4dnltlr*.t'1..
. Rezoning $1300 . Conditional Use Permit $650 frl rfu .OO. Malor Subdivision $1500 . Ftoodplain Modification $,100. Minor Subdivision $650 . Minor Exterior Alteration S650 ^J I: ffil'ifl:,?l*ent to an sDD 8fft : $3:tilTlir;flterat.n 3?3t t'L l. New Special Developrnent District $6000 ' Amendment to a Development Plan $250 \/. Major Amendmenl lo an SDD $6000 ' Zoning Code Amondm€nt $1300 a\-. Major Ary€ndment to an SDD $1250 . Variance $500
ho erteior modifications) ' Sign Variance $200
Name(s) of Owner(s):
Mailing Address:
Pase I of 2-04101/04
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A request for a recommendation to the Vail Town Council of an amendment to the Vail
Land Use Plan, pursuant to chapter Vlll, section 3, Vail Land use plan, pursuant to
Chapterv Vlll, Section 3, Vail Land Use Plan, to establish a site specific land use plan for
the "chamonix Parcel", located at rract D, Vail Das schone Filing 1, and setting forth
details in regard thereto.
Applicant: Town of Vail, represenled by Suzanne SilverthomPlanner: Matt Gennett
A request for a recommendation to the Vail Town Council of an amendment to the
Lionshead Redevelopment Master Plan, pursuant to chapter 2, section 2.8, Lionshead
Redevelopment Master Plan, to amend the boundaries of the study area to include
Evergreen Lodge, located at 250 South Frontage Road West, Lot 4 Block 1, Vail
Lionshead Filing 2, and setting forth details in regard thereto.Applicant Evergreen Lodge at Vail, represented by HB Development CompanyPlanner: George Ruther
A request,for a final review of a minor amendment to Special Development District No.
38, Manor Vail Lodge, pursuant to Section 12-gA-10, Amendments, Vail Town Code, to
allow for the relocation of an elevator from the front to the rear of a building, located at
595 Vail Valley Dr:ive/Lots A, B, q C, Vail Village Filing 7, and setting forth details in
regard thereto.
Applicant Manor Vail Lodge, represented by Bob McClearyPlanner: Wanen Campbell
A request for final review of a text amendment to Section '12-7H-12, Density (Dwelling
Units Per Acre), Vail Town Code, pursuant to Chapter 12-3, Amendments, Vail Town
Code, to allow multiple attached accommodation units within a dwelling unit, and setting
forth details in regard therbto.Applicant Vail Resorts, represented by Braun Associates, Inc.Planner: George Ruther
A request for a final review of a variance from Chapter 14-6, Grading Standards, Vail
Town Code, purcuant to Chapter 12.17, Yaiances, VAil Town Code, to allow for a
retaining wall in excess of 3 feet in height located in the front setback, located at 1837
Alpine Drive/Lot 49, Vail Village West Filing 1, and setting forth details in regard thereto.
Applicant Seven Vails, Inc., represented by David FlinnPlanner: Elisabeth Eckel
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing lmpaired, for information.
Published June 10, 2005, in the Vail Daily.
urk
THIS ITEM MAYAFFECTYOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, vail Town
Code, on June 27, 2005, at 2:00 pm, in the Town of Vail Municipal Building, in
consideration of:
A request for a final review of an amended final plat, pursuant to chapter 13-12,
Exemption Plat Review Procedures, Vail rown code, to allow for an amendment to an
existing platted building envelope, located at 1463 Aspen Grove Lane/Lot gB, Lion's
Ridge Filing 4, and setting forth details in regard hereto.Applicant Robert and Kristine Selby, represented by John Martin Architect, LLCPlannen BillGibson
A request for final review of a floodplain modification, pursuant to chapter 14-6, Grading
standards, Vail rown code, to allow for the bridge reconstruction, located at the
Westhaven Drive Bridge and Pedestrian/Skier Bridge (a more complete description is
available at the Department of Community Development offices); and setting forth details
in regard thereto.
Applicant Cascade Village Metropolitan District, represented by Lonco, lnc.Planner: BillGibson
A request for a final review of a variance from section 12{c-6, setbacks, section 12-
6C-8, Density Control, and Section 12-6C-9, Site Coverage, pursuant to Chapter 12-17,
Variances, Vail Town Code, to allow for a residential addition, located at 1448 Vail Valley
Drive/Lot 18, Block 3, Vail village Filing 1 , and setting forth details in regard thereto.Applicant Robert Stephenson, Jr. and John Schofield, represented by Snowdon &
Hopkins ArchitectsPlanner: Bill Gibson
A request for a final reMew of a conditional use permit, pursuant to Section '12-7H-4,
Permitted and Conditional Uses; Semnd Floor and Above, Vail Town Code, to allow fora professional office and studio, located at 450 East Lionshead Circle (Treetops
Building), Lot 6, Vail Lionshead Filing 1, and setting forth detrails in regard thereto.Applicant Vail Resorts, represented by Braun Associates, Inc.Planner: Bill Gibson
A request for a final review of a conditional use permit, pursuant to Section 12-gC-3,
Parking, Vail Town Code, to allow for a revision to the approved parking plan at the Vail
Valley Medical Center, located at 181 East Meadow Drive/Lots E and F, Vail Mllage
Filing 2, and setting forth details in regard thereto.Applicant Vail Valley Medical Center, represented by Mauriello Planning Group,
LLCPlanner: Matt Gennett
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
June 27, 2005
A request for a recommendation to the Vail Town Council of an
amendment to the Lionshead Redevelopment Master Plan, pursuant to
Chapter 2, Section 2.8, Lionshead Redevelopment Master Plan, to
amend the boundaries of the study area to include Evergreen Lodge,
located at 250 South Frontage Road West, Lot 2, Block 1, Vail Lionshead
Filing 2, and setting forth detaib in regard thereto. (PEC05-0048)
Applicant Evergreen Lodge at Vail, represented by HB Development
CompanyPlanner: George Ruther
il.
DESCRIPTION OF THE REQUEST
The applicant, Evergreen Lodge at Vail, represented by HB Development
Company, is requesting a public hearing with the Town of Vail Planning &
Environmental to present an amendment to the Lionshead Redevelopment
Master Plan. The proposed amendment amends the boundaries of the study
area to include the Evergreen Lodge, located at 250 South Frontage Road, and
Chapter 5, Detailed Plan Recommendations, of the Plan to include detailed
recommendations for the Evergreen Lodge site. The purpose of the amendment
is include the Evergreen lodge site into the study area prescribed by the
Lionshead Redevelopment Master and to adopted detail plan recommendations
for the site, The purpose of the amendment, however, is NOT to amend or
othenarise alter the overall goals, objectives and policies as stated in the Master
Plan.
This amendrnent is being proposed and shall be considered in accordance with
Section 2.8. Adoption and Amendment of the Master Plan. Lionshead
Redevelopment Master Plan.
BACKGROUND
On June 4, 1996, the Vail Town Council approved a request from Vail Associates
to enter into a joint study and evaluation of the feasibility of a public/private
partnership for the redevelopment of Lionshead, and thus initiated the creation of
the Lionshead Redevelopment Master Plan. One of the first steps in the creation
of the Master Plan was to evaluate and identify the boundaries of the area to be
influenced by the Plan. The boundaries of the were later identified to be Middle
Creek on the east, the north side of the South Frontage Road right of way on the
|il.
north, Red Sandstone Creek on the west and the northerly edge of Forest Road
on the south, with the exception of the residential development on Beaver Dam
Circle and West Forest Road.
On December 15, 1998, the Vail Town Council adopted the Lionshead
Redevelopment Master Plan. A primary goal of the Master Plan was to establish
a new zone district which would further the goals, policies and objectives outlined
in the Master Plan.
On February 7, 2002, Evergreen Lodge at Vail, LTD, submitted an application to
the Town of Vail Community Development Department proposing an amendment
to boundaries of the Lionshead Redevelopment Master Plan Study Area to
include the Evergreen Lodge and the Vail Valley Medical Center sites. Due to
the inability to reach consensus regarding development options and opportunities
with the between the two property owners, the application was later withdrawn by
the applicant.
The Evergreen Hotel is currently zoned Special Development District No. 14 with
an underlying zoning of High Density Multiple Family. The Special Development
District was created in 1986, by Ordinance No. 5, Series of 1986. In 1989,
Ordinance No. 7, Series of 1989, was approved which allowed for amendments
to Special Developmenl District No. 14. ln 1990, the Town Council approved
Ordinance No, 1 , Series of 1990, to allow for amendments to the development
plan. Only portions of the Special Development District approvals have been
constructed. The hotel cunently includes 128 accommodation units, 19 dwelling
units, a restaurant, lounge, spa, and meeting room/conference facility space
PROPOSED MASTER PLAN AMENDMENT
The applicant is proposing to amend both the Lionshead Redevelopment Master
Plan study area map (Map A) and Chapter 5, Detailed Plan Recommendations of
the Plan to include detail recommendations for development on the Evergreen
Lodge site. While not yet complete, the applicant has submitted a copy of the
proposed text to be included in Chapter 5 of the Plan. The proposal as currently
submitted includes recommendations for the Vail Valley Medical Center site as
well as the Evergreen Lodge. Since the Vail Valley Medical Center is no longer
included in this application, all references to the Medical Center must be
removed from the applicant's materials. A copy of the applicant's proposal is
attached for reference (attachment A).
Amendments to the Lionshead Redevelopment Master Plan require a public
hearing review process as outlined in Section 12-3-6 of the Town Code. lf
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 conditions have changed since the plan was adopted?
The Lionshead Redevelopment Master Plan was adopted in December of 1998.
The study area, as cunently defined in the Master Plan is generally defined by
the following features:
. On the north by l-70. On the east by Middle Creek (west of the VailValley Medical Center). On the south by the Town of Vail boundary (south of Forest Road, not
including single-family lots)r On the west by Red Sandstone Creek (east of the Glen Lyon ffice Building.)
The lack of an adequate pedestrian connection between Lionshead and the Vail
Village was identified early in the master planning process. The primary solution
to this connection issue was focus on the Town of Vail Streetscape Master Plan's
recommendations for West Meadow Drive. While recognizing that the
implementation for the streetscape along West Meadow Drive is of extreme
importance, redevelopment of the Evergreen Hotel and the Vail Valley Medical
Center were not necessarily considered at the time. The Evergreen Hotel is
adjacent to the Vail International and Dobson Arena, both included in the study
area. The Evergreen Lodge is nol included within the study area of the Vail
Village Master Plan, and is therefore subject only to the Design Guidelines as
outlined in Title 14 of the Town Code. The existing Evergreen Hotel is an
extremely visible, prominent buiHing in the Town's overall landscape. Staff
believes that with the proposed redevelopment of the Evergreen, it is imperative
that the site be included in the Lionshead Redevelopment Master Plan, and as
such, will be subject to the site and architectural design guidelines outlined in
Chapters 6, 7, and 8 of the Lionshead Redevelopment Master Plan.
How the plan is in error?
The Lionshead Redevelopment Master Plan may be in error in this situation. The
enor results from omitting the Evergreen Lodge site from the study area. The
site adjoins the east of the eastern boundary of the Lionshead Redevelopment
Master Plan study area, and the site is an important connecting piece between
Vail Village and Lionshead. According to the Vail Land Use Plan, both Vail
Village and Lionshead are intended to be the primary locations for hotels and
commercial uses for the mountain. Staff believes that since the Evergreen
Lodge site is not cunently located within one of these two important master
planned areas, the Plan is in enor.
How the addition, deletion or change to the plan is in concert with the plan
in general?
The Vail Land Use Plan designates this property as "Resort Accommodations
and Service" which is consistent with the designation for Lionshead (portions also
designated as Tourist Commercial). The Vail Land Use Plan defines "Resort
Accommodation and Service" as:
This area includes activities aimed at accommodating the overnight and
short term visitor to the area. Primary uses include hotels, lodges,
service sfaflons, and parking structures (with densities up to 25 dwelling
units or 50 accommodation units per buildable acre.) These areas are
oriented toward vehicular access from l-70, with other support
tv.
commercial and business serv,bes included. Also allowed in this
category, would be institutional uses and various municipal uses.
As this designation is mnsistent with the Vail Land Use Plan designations for
much of Lionshead, staff believes that the addition of the Evergreen Hotel site
within the Lionshead Redevelopment Plan is compatible with the Vail Land Use
Plan.
The Lionshead Redevelopment Master Plan has identified the following policy
objectives which staff believes area applicable to this application:
2,3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environmentfor guesfs and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
2.3.3 Stronqer Economic Base Throuqh lncreased 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 \tarm beds')
through new lodging products.
2.3.4 lmproved Access and Girculation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
2.3.5 lmproved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation sysfemg
parking, utilities, loading and delivery systems, snow removal and storage
capacity) and its public and private servlces must be upgraded to support
redevelopment and revitalization effqts and to meet the seruice
expectations of our guests and residents.
Staff believes that amending the boundaries of the Lionshead Redevelopment
Master Plan study area to include the Evergreen Lodge site into the Lionshead
Redevelopment Master Plan is in concert with the policy objectives of the Plan.
SJAFF RECOMMENpATTON
The Community Development Department recommends that the Town of Vail
Planning & Environmental Commission directs staff lo prepare all lhe necessary
amendments to the Lionshead Redevelopment Master Plan to facilitate the
requested change in the study area boundary and the inclusion of the Evergreen
Lodge into the detail plan recommendations of the Master Plan.
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TOWN COUNCIL AGENDA REQUEST
(Request form must be given to the Secretary to the Town Manager by 4:00 o.m. Wednesdays.)
MEETING DATE: Julv 19,2005
(Prepare a separate Agenda Request for each agenda item. lf 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: 30 minutes
Evening Meeting TIME NEEDED:
Site Visit TIME NEEDED:
WILL THERE BE A PRESENTATION ON THIS AGENDA ITEM BY NON-TOV STAFF?
NO.
_X_ YES. Specifics: T.J. Brink. reoresentinq HB Develooment
WILL THE PRESENTATION OF THIS AGENDAITEM REQUIRE ANY SPECIAL EQUIPMENT, i.e.
overhead projector, etc.?
_x_ NO.
YES. Specifics:
WILL THERE BE MATERIAL TO BE INGLUDED IN COUNCIL PACKET FOR THIS ITEM?
NO.
_x_ YES. lf yes, is the material also for public distribution?
_x_ Yes.
No.
ITEM/TOPIC:
A worksession meeting to discuss a proposed map and text amendment application to amend the
Lionshead Redevelopment Master Plan to include the Evergreen Lodge property, located at 250
SouthFrontageRoad,intothestudyareaofthePlanandtoamendChapter5ofthePlan toinclude
Detailed Plan Recommendations for future redevelopment of the property.
ACTION REQUESTED OF COUNGIL:
Listen to a brief staff presentation on the proposed map and text amendment and then provide any
input the Town Council may have at this time.
BACKGROUND RATIONALE:
On June 27,2005, the Planning and Environmental Commission held a public hearing on the
proposed text amendment. Upon discussing the text amendmenl, the Commission voted
unanimously to table the final hearing on the proposed text amendment to a future meeting date.
The purpose of the tabling was to allow staff and the applicant an opportunity to address the various
questions of the Commission priorto the Commission taking action on the request. The Commission
specifically requested that any amendments to Chapter 5, Detrailed Plan Recommendations, should
make reference to the following:
o Vehicular and pedestrian access
. Maintenance of the existing accommodation units on the siteo lmpacts on Middle Creek. South Frontage Road improvements. Physical relationship to the Vail Valley Medical Centerr Relationship to the proposed Vail Conference Centerr Need for architectural improvementsr Loading and delivery improvementsr Pedestrian connection to West Meadow Drive
A copyof the minutes of the PEC public hearing along with a copyof the staff memorandum, dated
June 27,2005, have been attached for reference.
STAFF RECOMMENDATION:
As this is a worksession discussion only, straff will not be providing a recommendation at this time
George Ruther, Community Development
RESOLUTION NO. 15
Series of 2005
A RESOLUTION AMENDING CERTAIN SECTIONS OF THE LIONSHEAD
REDEVELOPMENT MASTER PLAN EXPANDING THE BOUNDARIES OF THE
MASTER PLAN TO INCLUDE THE EVERGREEN LODGE DEVELOPMENT SITE AND
ADDING DETAILED PLAN RECOMMENDATIONS FOR FUTURE DEVELOPMENT ON
THE EVERGREEN LODGE DEVELOPMENT SITE, AS PRESCRIBED IN CHAPTER 5
OFTHE LIONSHEAD REDEVELOPMENT MASTER PLAN, AND SETTING FORTH
DETAILS IN REGARD THERETO.
WHEREAS, on December'15, 1998, the VailTown Council(the "Town Council")
adopted the Lionshead Redevelopment Master Plan (the "Master Plan'); and
WHEREAS, the Master Plan was initiated by the Town of Vail to encourage
redevelopment and new development initiatives within the Lionshead Study Area; and
WHEREAS, Section 2.8 of Master Plan outlines a procedure for amending the
Master Plan; and
WHEREAS, pursuant to Section 2.8 of the Master Plan, the Town of Vail
Community Development Department has proposed an amendment to the Master Plan;
and
WHEREAS, the Town of Vail Planning & Environmental Commission has held a
pubfic hqFring on the proposed amendment on August 22,2005, and has fonrarded a
recommdndation of approval with modifications of the amendment to the Town Council;
and
WHEREAS, the purpose of this amendment is to amend the boundaries of the
Master Plan to include the Evergreen Lodge development site and to add detailed plan
recommendations for future development on the Evergreen Lodge development site, as
prescribed in Chapter 5, Detailed Plan Recommendations, Lionshead Redevelopment
Master Plan; and
WHEREAS, the Town Councilfinds that the proposed amendment improves and
enhance$ the effectiveness of the Master Plan without negatively affecting the goals,
objectiveb, and policies prescribed by the Master Plan.
o
}€W, THEREFORE, BE tT RESOLVED BY THE TOWN COUNCIL OF THE
TOWN OFVAIL, GOLORADO:
1. The Town Council of the Town of Vail hereby amends the Lionshead
Redevelopment Master Plan as follows:
The amendments to the text of the Lionshead Redevelopment Master Plan are
indicated in BOLD ITALIGS (additions) and *KEIIRQUGH lTntles
(deletions).
(in part)
Crnprnn 5
Detailed Plan Recommendations
5.19 Evergr*n Lodge atVail
The Evergreen Lodge is located directly east of the Middle Creek Stream
Tract and is bordered to the north by the South Frontage Road, to the south
by the Vail Vdley Medical Center, and to the east by the WestStar Bank
oflice building. The lot area is 1141337 squtre feet or 2.625 acres. Physical
improvements that currently exist on the site are a nine story stucco
hoteVcondominium structure with an adioining two-story hotel facilities
wing two below-grade structured parking garrges, and paved surface
parking. The nine story structure has a predominant east-west orientation
along the southerly edge of the site while the facilities wing has a north-south
orientation along the western edge of the site. The elstern parking garage is
utilized by the Vail Valley Medical Center for employee parking and is
accessed from the South Frontage Road through a shared entty/exit with the
lYestSter Bank ollice building.
Opportunities for future improvements end upgrades include:
o Creation of more underground parking;
o Architecturel enhancernents consistent with the Lionshead
Architectural Design Guidelines;r Improved exterior lighting;
o Coordinated vehicular access;
o fmproved pedestrian circulation; and
' i . Upgfaded and expanded hotel accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive
pedestrian connection from tfie Evergreen Lodge to West Meadow Drive and
along the South Frontage Road. A gravel path connecting the South
Frontage Road to the paved pedestrian path located on the east side of the
Dobson Ice Arene presently exists along the south side of the property. This
path, while functional receives litfle, if any, regular maintenance and
ilcludes a railroad tie set ofstairs that is unsafe and in disrepair.
There are currently no pedestrian improvements located elong the South
Frontage Road. Though no improvements exist, a fair number of
pedestrians use the soutlerly edge of the South Frontage Road when entering
or exiting the site. In order to improve pedestrian access and safety, it is
recommended that future redevelopment of the site includes the conshuction
of a continuous pedestrien/bicycle path along the South Frontage Road and
that the existing gravel path along the southerly edge of the site be imFroved
and regularly maintained.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently sccessed by vehicles off of the South Frontege Road
from two, two-way access points. Given the proximity of the eastern most
access point to those of the Vail Valley Medicel Center and the WestStar
Bank ollice building less than desirable vehiculer trafric prtterns and
turning movements exist in the vicinity. In keeping with Policy Objective
2.3.4, Improved Access and Circulation, of the Plan, opportunities for public
(ansportation and vehicular circulation improvements should be explored in
cdnjunction with any future redevelopment of the site. Possible
opportunities for improvements may include, an improved mass transit stop,
relocated poinh of entry/exiting acceleration/ deceleration lanes' greater
sight distances, dedicated turning lanes and landscaped medians.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term tccommodafion
units. In addition, The Evergreen Lodge also contains a restauran{ lounge'
spa, and meeting space facilities incidental to the operation of the Lodge.
Given the importance and need for short term accommodations to the
vitality and success of the community, any future redevelopment of the site
shall ensure the preservation of short term accommodation units on the site.
The preservetion of short term accommodations should focus on maintaining
the number of existing hotel beds and the amount of gross residential square
footage on the site as well as requiring the preservation of 128
accommodation units. \ilith this in ninq the quality of the existing
accommodadon unit room could be upgraded and the rooms could be
reconfrgured to create multi-room suites. In no instead, however, should the
afoount of gross resldential floor area devoted to accommodation units be
reduced.
o
5.19.5 Impach on Middle Creek Stream Trac
The Middle Creek Stresm Tract lies to the west of the Evergreen Lodge. The
Tract is owned by the Town of Vail. The trect is heavily vegetated with
severll substantial deciduous trees and a significant lower layer of
underbrush. Although the site borders the Middle Creek Stream Tracf there
is no significant amount of quelity vegetation on the site, and the parcel lies
out ofthe 100-year flood plain. As currenfly configured, opportunities exist
to better recomize the benefits of creekside development While the natural
riparian corridor of Middle Creek needs to remain protected and preserved,
the physical and visual relationships and references between adjacent
development and the stream tract should be strengthened. An opportunity
exists to crerte a significant connection between the Evergreen Lodge and
Middle Creek. Any use of Middle Creek for aesthetic or recreational
purposes, however, should be subordinate to the preservation of the natural
riparian corridor and its inherent character.
t
5.19.6 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
Perhaps the most critical functional relationship is the need to coordinate
any future development on the Evergreen Lodge site with the Vail Valley
Medical Center. For example, every effort should be taken to ensure that
future development on the Evergreen Lodge site does not preclude the Vail
Valley Medical Center from reconfiguring the design of the medical center to
eliminate vehicular access off of West Meadow Drive and relocate the access
td the South Frontage Roed. Additional opportunities may include, shared
service and delivery facilities, grading and site improvements, shared
parking pedestrian pathway connecdons, and land exchanges.
5.19.7 Service and Delivery
Service and delivery functions for the hotel are accommodlted on grade
from the westerly entrance. Servlce and delivery for the Evergreen Lodge
should occur underground or be hidden from public view. Service and
delivera truck turning maneuvering should not negatively impact tralfic flow
on the South Frontage Road. With a realignment of the vehicular access
points, attention should bc given to the location of service and parking areas.
An additional level of structured parking at the current Frontage Road level
would help to minimize the apparent height of the existing or future
structures, decrease the grade at existing access points, increase the amount
of landscaping on the surface of the structure, and hide service functions
below grade.
1
2l Effective date of the Resolution
This resolution shallbecome effec.tive upon the adoption of an amending
ordinance amending the O,fficialZoning Map of the Town of Vail rezoning Lot 2, Block 1,
Vail Lionshead 2E Filing ftom High-Density Multiple Family district to Lionshead Mixed
Use-1 district.
INTRODUCED, READ, APPROVED AND ADOPTED this 6or day of
September,2fil5.
Rodney Slifer, Mayor, Torvn of Vail
ATTEST:
Lgretei Donaldson, Town Clerk
ri
RESOLUTION NO.23
Series of 2005
A RESOLUTION REPEALING AND RE-ENACTING RESOLUTION NO. 15, SERIES OF
2005, AMENDING CERTAIN SECTIONS OF THE LIONSHEAD REDEVELOPMENT
MASTER PLAN EXPANDING THE BOUNDARIES OF THE MASTER PLAN TO
INCLUDE THE EVERGREEN LODGE DEVELOPMENT SITE AND ADDING DETAILED
PLAN RECOMMENDATIONS FOR FUTURE DEVELOPMENT ON THE EVERGREEN
LODGE DEVELOPMENT SITE, AS PRESCRIBED IN CHAPTER 5 OF THE
LIONSHEAD REDEVELOPMENT MASTER PLAN, AND SEfiING FORTH DETAILS IN
REGARD THERETO.
WHEREAS, on December 15, 1998, the VailTown Council (the "Town Council")
adopted the Lionshead Redevelopment Master Plan (the "Master Plan"); and
WHEREAS, the Master Plan was initiated by the Town of Vail to encourage
redevelopment and new development initiatives within the Lionshead Study Area; and
WHEREAS, Section 2.8 of Master Plan outlines a procedure for amending the
Master Plan; and
WHEREAS, pursuant to Section 2.8 of the Master Plan, the Town of Vail
Community Development Department has proposed an amendment to the Master Plan;
and
WHEREAS, the Town of Vail Planning & Environmental Commission has held a
pubfic hearing on the proposed amendment on August 22,2005, and has forwarded a
recommendation of approval with modifications of the amendment to the Town Council;
and
WHEREAS, the purpose of this amendment is to amend the boundaries of the
Master Plan to include the Evergreen Lodge development site and to add detailed plan
recommendations for future development on the Evergreen Lodge development site, as
prescribed in Chapter 5, Detailed Plan Recommendations, Lionshead Redevelopment
Master Plan; and
WHEREAS, on December 6, 2005, the Vail Town Council requested
amendments to Resolution No. 15, Series of 2005, to further clarify the Town's
development objectives for future development on the Evergreen Lodge development
site; and
WHEREAS, the Town Council finds that the proposed amendment improves and
enhances the effectiveness of the Master Plan without negatively affecting the goals,
objectives, and policies prescribed by the Master Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE
TOWN OF VAIL, COLORADO:
+ The Town Council of the Town of Vail hereby amends the Lionshead
Redevelopment Master Plan as follows:
The amendments to the text of the Lionshead Redevelopment Master Plan are
indicated in BOLD ITALIGS (additions) and $TRIKEFI'/FO|CH lT4tles
(deletions). Amendments to Resolution No. 15, Series of 2005, are shown in
red and re+etri*e$rcugh
(in part)
Cn.Lprnn 5
Detailed Plan Recommendations
5.19 Evergreen Lodge at Vail
The Evergreen Lodge is located directly east of the Middle Creek Stream
Tract and is bordered to the north by the South Frontage Road' to the south
by the Vail Valley Medical Center, and to the east by the WestStar Bank
office building. The lot area is 114,337 square feet or 2.625 acres. Physical
improvements that currently exist on the site are a nine story stucco
hoteVcondominium structure with an adjoining two-story hotel facilities
wing, two below-grade structured parking garages, and paved surface
parking. The nine story structure has a predominant east-west orientation
along the southerly edge of the site while the facilities wing has a north-south
orientation along the western edge of the site. The eastern parking garage is
utilized by the Vail Valley Medical Center for employee parking and is
accessed from the South Frontage Road through a shared entry/exit with the
WestStar Bank olfice building.
Opportunities for future improvements and upgrades include:
o Creation of more underground parking;
o Architectural enhancements consistent with the Lionshead
Architectural Design Guidelines;o Improved exterior lighting;
o Coordinated vehicular access;. Improved streetscape and landscaping along the South Frontage
Road;
o fmproved pedestrian circulation; and. Upgraded and expanded hotel accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive
pedestrian connmtion from the South Frontage Road' through the Evergreen
Lodge development site, to West Meadow Drive with a continuous
pedestrian/bicycle path along the South Frontage Road" as depicted on Map
T herein. A gravel path connecting the South Frontage Road to the paved
pedestrian path located on the east side of the Dobson Ice Arena presently
exists along the south side of the property. This path, while functional'
receives little, if any, regular maintenance and includes a railroad tie set of
stairs that is unsafe and in disrepair.
There are currently no pedestrian improvements located along the South
Frontage Road. Though no improvements exist, a fair number of
pedestrians use the southerly edge ofthe South Frontage Road when entering
or exiting the site. In order to improve pedestrian access and safety' it is
recommended that future redevelopment of the site includes the construction
of a continuous pedestrian/bicycle path along the South Frontage Road and
that the existing gravel path along the southerly edge of the site be improved
and regularly maintained. Said improvements may necessitate the need for
pedestrian access easements through the site.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles off of the South Frontage Road
frorn two, full movement, twG.way access points. The current location of
these access points relative to the existing access points for the WestStar
Bank Building Vail Vatley Medical Center parking structure, Town of Vail
Municipal Buildings, and potential future access points to the Vail Valley
Medical Center and Vail International Building results in undesirable traffic
flow and turning movements creating traffic safety and capacity concerns.
Given the preximity ef the eastqrn mest aeeess peint to these ef the Veil
Velley Medied €enter end the West$tar Bonk e{tiee building; less then
desirsble vehieulnr traffie patterns and turning mevements exist in the
yieiniqt 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 site. Possible opportunities for
improvements may include, an improved mass transit stopt
relocated/reduced/shared points of entry/exiting, restricted access points,
acceleration/ deceleration lanes, greater sight distances, dedicated turning
lanes and landscaped medians, and the evaluation and possible
implementation of an intersection solution, such as a roundabout.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term accommodation
units. In addition, The Evergreen Lodge also contains a restaurant' lounge'
spa' and rneeting space facilities incidental to the operation of the Lodge.
Given the importance and need for short term accommodations to the
vitality and success of the community, any future redevelopment of the site
shall ensure the preservation of short term accommodation units on the site.
The preservation of short term accommodations should focus on maintaining
the number of existing hotel beds and the amount of gross residential square
footage on the site as well as requiring the preservation of 128
accommodation units. With this in mind, the quality of the existing
accommodation unit room could be upgraded and the rooms could be
reconfigured to create multi-room suites. In no instance, however, should the
amount of gross residential floor area devoted to accommodation units be
reduced. In fact, opportunities for increasing the number of accommodation
units beyond the existing 128 units already on-site should be evaluated
during the development review process. For example, the construction of
ttattached accommodation unitstt, as defined in the Zoning Regulations' could
significantly increase the availability of short term rental opportunities
within the building.
5.19.5 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The
Tract is owned by the Town of Vail. The tract is heavily vegetated with
several substantial deciduous trees and a significant lower layer of
underbrush. Although the site borders the Middte Creek Stream Tract, there
is no significant amount of quatity vegetation on the site, and the parcel lies
out of the 100-year flood plain. As currently configured' opportunities exist
to better recognize the benefits of creekside development. While the natural
riparian corridor of Middle Creek needs to remain protected and preserved'
the physical and visual relationships and references between adjacent
development and the stream tract should be strengthened. An opportunity
exists to create a signiticant connection between the Evergreen Lodge and
Middle Creek. Any use of Middle Creek for aesthetic or recreational
purposes, however, should be subordinate to the preservation of the natural
riparian corridor and its inherent natural character. The Middle Creek
Stream Tract may provide an opportunity for the construction of a
recreational path connecting the South Frontage Road to the existing
pedestrian paths at the Dobson lce Arena.
4
5.19.6 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
Perhaps the most critical functional relationship is the need to coordinate
any future development on the Evergreen Lodge site with the Vail Valley
Medical Center. For example, every effort should be taken to ensure that
future development on the Evergreen Lodge site does not preclude the Yail
Valley Medical Center from reconfiguring the design of the medical center to
eliminate vehicular access off of West Meadow Drive and relocate the access
to the South Frontage Road. Additional opportunities may include, shared
service and delivery facilities, grading and site improvements, shared
parking, pedestrian pathway connections, and land exchanges.
5.19.7 Service and Delivery
Service and delivery functions for the hotel are accommodated on grade
from the westerly entrance. Service and detivery for the Evergreen Lodge
should occur underground or be hidden from public view. Service and
delivery truck turning maneuvering should not negatively impact traffic flow
on the South Frontage Road. With a realignment of the vehicular access
points, attention should be given to the location ofservice and parking areas.
An additional level ofstructured parking at the current Frontage Road level
would help to minimize the apparent height of the existing or future
structures, decresse the grade at existing access points, increase the amount
of landscaping on the surface of the structure, and hide service functions
below grade.
5.19.8 Setbacks from the South Frontage Road
Special consideration should be given to the setback of buildings from the
South Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone district
setback standards, a minimum l0-foot (10') setback is allowed. Given the
relationship of the development site to the South Frontage Road, the need for
adequate area for vehicular traffic circulation, the importance of a landscape
area to visually screen the massing of the building, and the existence of a 30-
foot wide utility easement along the southerly edge of the South Frontage
Road, the minimum required front setback for the Evergreen Lodge
development site shall be thirty feet (30'). This increased setback
requirement shall supersede the l0-foot setback requirement prescribed in
Section l2-7H-10, Setbacks, Vail Town Code.
5.1 9.9 Architectural Improvements
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 on this site and the extent to which they influence the quality of the
experience ofpassers-by, all future development on the site should be closely
scrutinized for compliance with the applicable architectural design
guidelines.
5.19.10 Public Transit Stop
A public transit stop is presently located east of the WestStar Bank Buildingo
across the street from the Town Municipal offices. Through the future
redevelopment of the Evergreen Lodge and the Vail Valley Medical Center,
an opportunity exists to potentially relocate the transit stop to a more
optimal location.
This reselutien shall beceme effeetive uBen the adeptien ef an amending
Vail tienshead 2d Filing frem High Density Multipl€ Family distriet b tienshead Mb€d
tJse-l-distri€f
INTRODUCED, READ, APPROVED AND ADOPTED this 20s day of
December,2005.
Rodney Slifer, Mayor, Town of Vail
ATTEST:
Lorelei Donaldson, Town Clerk
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE
TOWN OFVAL, GOLORADO:
+ The Town Council of the Town of Vail hereby amends the Lionshead
Redevelopment Master Plan as follows:
The amendments to the text of the Lionshead Redevelopment Master Plan are
indicated in BOLD TTALTCS (additions) and S+RKEFHRAA:GH lTntlCS
(deletions). Amendments to Resolution No. 15, Series of 2005, are shown in
red and rea-s+i*e+n+eugn
(in part)
Cn.Lprnn 5
Detailed Plan Recommendations
5.19 Evergreen Lodge at Vail
The Evergreen Lodge is located directly east of the Middle Creek Stream
Tract and is bordered to the north by the South Frontage Road, to the south
by the Vail Valley Medical Center, and to the east by the WestStar Bank
olfice building. The lot area is 114,337 square feet or 2.625 acres. Physical
improvements that currently exist on the site are a nine story stucco
hoteVcondominium structure with an adjoining two-story hotel facilities
wing, two below-grade structured parking garages, and paved surface
parking. The nine story structure has a predominant east-west orientation
along the southerly edge of the site while the facilities wing has a north-south
orientation along the western edge of the site. The eastern parking garage is
utilized by the Vail Valley Medical Center for employee parking and is
accessed from the South Frontage Road through a shared entry/exit with the
WestStar Bank olfice building.
Opportunities for future improvements and upgrades include:
o Creation of more underground parking;
o Architectural enhancements consistent with the Lionshead
Architectural Design Guidelines;. Improved exterior lighting;o Coordinated vehicular access;o Improved streetscape and landscaping along the South Frontage
Road;
r Improved pedestrian circulation; and
. Upgraded and expanded hotel accommodations and amenities
5.19.1 Pedmtrian Access
Pedestrian access should be upgraded to provide a safe and attractive
pedestrian connection from the South tr'rontage Road, through the Evergreen
Lodge development site, to West Meadow Drive with a continuous
pedestrian/bicycle path along the South X'rontage Road, as depicted on Map
T herein. A gravel path connecting the South Frontage Road to the paved
pedestrian path located on the east side of the Dobson Ice Arena presently
exists along the south side of the property. This path, while functional,
receives little, if any, regular maintenance and includes a railroad tie set of
stairs that is unsafe and in disrepair.
There are currently no pedestrian improvements located along the South
tr'rontage Road. Though no improvements exist, a fair number of
pedestrians use the southerly edge ofthe South Frontage Road when entering
or exiting the site. In order to improve pedestrian access and safety, it is
recommended that future redevelopment of the site includes the construction
of a continuous pedestrian/bicycle path along the South Frontage Road and
that the existing gravel path along the southerly edge of the site be improved
and regularly maintained. Said improvements may necessitate the need for
pedestrian access easements through the site.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles off of the South Frontage Road
from two, full movement, two-way access points. The current location of
these access points relative to the existing access points for the WestStar
Bank Building, Vail Valley Medical Center parking structure, Town of Vail
Municipal Buildings, and potential future access points to the Vail Valley
Medical Center and Vail International Building results in undesirable tralfic
flow and turning moyements creating traffic safety and capacity conc€rns.
Given the preximity ef the eostern rest aeeess peint te these ef the Yail
\relley l\{ediecl Genter and the WestStar Bank effiee bnilding; less thon
viei*iqA 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 site. 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, and the evaluation and possible
implementation of an intersection solution, such as a roundabout.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term accommodation
units. In addition, The Evergreen Lodge also contains a restaurant lounge,
spa, and meeting space facilities incidental to the operation of the Lodge.
Given the importance and need for short term accommodations to the
vitality and success of the community, any future redevelopment of the site
shall ensure the preservation of short term accommodation units on the site.
The preservation of short term accommodations should focus on maintaining
the number of existing hotel beds and the amount of gross residential square
footage on the site as well as requiring the preservation of 128
accommodation units. With this in mind, the quality of the existing
accommodation unit room could be upgraded and the rooms could be
reconligured to create multi-room suites. fn no instance, ho\treyer, should the
amount of gross residential floor area devoted to accommodation units be
reduced. In fact, opportunities for increasing the number of accommodation
units beyond the existing 128 units already on-site should be evaluated
during the development review process. For example, the construction of
ttattached accommodation unitstt, as defined in the Zoning Regulations, could
significantly increase the availability of short term rental opportunities
within the building.
5.19.5 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The
Tract is owned by the Town of Vail. The tract is heavily vegetated with
several substantial deciduous trees and a significant lower layer of
underbrush. Although the site borders the Middle Creek Stream Tract, there
is no significant amount of quality vegetation on the site, and the parcel lies
out of the l0{Fyear flood plain. As currently configured, opportunities exist
to better recognize the benefits of creekside development. While the natural
riparian corridor of Middle Creek needs to remain protected and preserved,
the physical and visual relationships and references between adjacent
development and the stream tract should be strengthened. An opportunity
exists to create a significant connection between the Evergreen Lodge and
Middle Creek Any use of Middle Creek for aesthetic or recreational
purposes, however, should be subordinate to the preservation of the natural
riparian corridor and its inherent natural character. The Middle Creek
Stream Tract may provide an opportunity for the construction of a
recreational path connecting the South Frontage Road to the existing
pedestrian paths at the Dobson lce Arena.
5.19.6 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
Perhaps the most critical functional relationship is the need to coordinate
any future development on the Evergreen Lodge site with the Vail Valley
Medical Center. For example, every effort should be taken to ensure that
future development on the Evergreen Lodge site does not preclude the Vail
Valley Medical Center from reconfiguring the design of the medical center to
eliminate vehicular access off of West Meadow Drive and relocate the access
to the South Frontage Road. Additional opportunities may include' shared
service and delivery facilities, grading and site improvements' shared
parking, pedestrian pathway connections, and land exchanges.
5.19.7 Service and Delivery
Service and delivery functions for the hotel are accommodated on grade
from the westerly entrance. Service and delivery for the Evergreen Lodge
should occur underground or be hidden from public view. Service and
delivery truck turning maneuvering should not negatively impact traffic flow
on the South Frontage Road. With a realignment of the vehicular access
points, attention should be given to the location ofservice and parking areas.
An additional level ofstructured parking at the current Frontage Road level
would help to minimize the apparent height of the existing or future
structures, decrease the grade at existing access points, increase the amount
of landscaping on the surface of the structure, and hide service functions
below grade.
5.19.8 Setbacks from the South Frontage Road
Special consideration should be given to the setback of buildings from the
South Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone district
setback standards, a minimum l0-foot (10') setback is allowed. Given the
relationship of the development site to the South Frontage Road, the need for
adequate area for vehicular traffic circulation, the importance of a landscape
area to visually screen the massing of the building, and the existence of a 30-
foot wide utility easement along the southerly edge of the South Frontage
Road, the minimum required front setback for the Evergreen Lodge
development site shall be thirty feet (30'). This increased setback
requirement shall supersede the lO-foot setback requirement prescribed in
Section l2-7IJ-10, Setbacks, Vail Town Code.
5.1 9.9 Architectural Improvements
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 on this site and the extent to which they influence the quality of the
experience ofpassers-by, all future development on the site should be closely
scrutinized for compliance with the applicable architectural design
guidelines.
5.19.10 Public Transit Stop
A public transit stop is presently located east of the WestStar Bank Building,
across the street from the Town Municipal offices. Through the future
redevelopment of the Evergreen Lodge and the Vail Valley Medical Center,
an opportunity exists to potentially relocate the transit stop to a more
optimal location.
This reeelutien shell beeern€ effeetive uBen the adeBtien ef an amending
erAinanee ameneing t
Vail ' ienshead 2* Filing frem High 9ensity Multiple FamiV distriet te tienshead Mixed
Use-4-Cistriet
INTRODUGED, READ, APPROVED AND ADOPTED this 20tr day of
December,2005.
Rodney Slifer, Mayor, Town of Vail
ATTEST:
Lorelei Donaldson, Town Clerk
Page I of I
George Ruther - Resolution No. 23
From: <gscalpe llo@attglobal.net)
To: <gruther@vailgov.com>
Date: l2/14/20057:26PM
Subjecfi Resolution No. 23
George,
Thank you for letting me read the resolution. My quick take, which I am sending now in case I don't get back to it
in the morning for a third read, is that it looks pretty good.
I'm somewhat ambivalent about the roundabout idea, but as I think about the visibility at that curve around the
Evergreen site, maybe it would actually help.
Similarly, I can see the need for sidewalk/bike path east of the site, but am not sure about going west rmless the path
along Middle Creek really gets used. However, if we can't fx the Frontage Road parking probler4 sidewalVbike
path would seem to be a rnandatory safety issue.
The bus stop question is interesting. The only buses that stop there are West Vail Red (?) and ECO. The farther
west you go, the more into that big curve you move. Moving the bus stop west could open the issue of a similar stop
at the Four Seasons if there's at least 300 feet between the two.
There are a couple oftypo's that need to be cleaned up:
| - 5.l9.2line 5 refers to the Vail Vail Valley Medical Center
2 - 5.19.3 5 lines up ftom bottom: "In no insteadn should be "In no instance" as noted in the Council meeting
3 - 5.19.8 "the existence of a 30-foot wide utility easement along the southerly edge" is just ambiguous enough
(given references to both "the development site" and "the South Frontage Road" earlier in the sentence) that "the
southerly edge ofthe South Frontage Road" should probably be made specific.
Gwen Scalpello
file://C:\Documents and Settings\Administator\Local Settings\Temp\Gw)00001.... l2ll5/2005
?e.Li+
MEMORANDUM s\lL
TO:
FROM:
DATE:
SUBJECT:
Planning and Environmental Commission
Community Development Department
August 22,2005
A request for a recommendation to the Vail Town Council of an
amendment to the Lionshead Redevelopment Master Plan, pursuant to
Chapter 2, Section 2.8, Lionshead Redevelopment Master Plan, to
amend the boundaries of the study area to include Evergreen Lodge,
located at 250 South Frontage Road West, Lot 2, Block 1, Vail Lionshead
Filing 2, and setting forth details in regard thereto. (PEC05-0048)
Applicant Evergreen Lodge at Vail, represented by HB Development
CompanyPlanner: George Ruther
DESCRIPTION OF THE REQUEST
The applicant, Evergreen Lodge at Vail, represented by HB Development
Company, is requesting a public hearing with the Town of Vail Planning &
Environmental Commission to present an amendment to the Lionshead
Redevelopment Master Plan. The proposed amendment amends the boundaries
of the study area of the Plan to include the Evergreen Lodge, located at 250
South Frontage Road, and Chapter 5, Detailed Plan Recommendations, of the
Plan to include detailed recommendations for the Evergreen Lodge site. The
purpose of the amendment is to include the Evergreen Lodge site into the study
area prescribed by the Lionshead Redevelopment Master Plan and to adopt
detail plan recommendations for the site. The purpose of the amendment,
however, is NOT to amend or othenuise alter the overall goals, objectives and
policies stated in the Master Plan. A copy of the amended Study Area (Map A)
has been attached for reference.
This amendment is being proposed and shall be considered in accordance with
Section 2.8. Adoption and Amendment of the Master Plan, Lionshead
Redevelopment Master Plan.
.i.
BACKGROUND
On June 4, 1996, the Vail Town Council approved a request from Vail Associates
to enter into a joint study and evaluation of the feasibility of a public/private
partnership for the redevelopment of Lionshead, and thus initiated the creation of
the Lionshead Redevelopment Master Plan. One of the first steps in the creation
of the Master Plan was to evaluate and identify the boundaries of the area to be
influenced by the Plan. The boundaries of the Plan were later identified to be
[.
.)..
Midtlle Creek on the east, the north side of the South Frontage Road right of way
on the north, Red Sandstone Creek on the west and the northerly edge of Forest
Road on the south, with the exception of the residential development on Beaver
Dam Circle and West Forest Road.
On December 15, 1998, the Vail Town Council adopted the Lionshead
Redevelopment Master Plan. A primary goal of the Master Plan was to establish
a new zone district which would further the goals, policies and objectives outlined
in the Master Plan.
On February 7,2002, Evergreen Lodge at Vail, LTD, submifted an application to
the Town of Vail Community Development Department proposing an amendment
to boundaries of the Lionshead Redevelopment Master Plan Study Area to
include the Evergreen Lodge and the Vail Valley Medical Center sites. Due to
the inability to reach consensus regarding development options and opportunities
between the two property owners, the application was later withdrawn by the
applicant.
The Evergreen Lodge is currently zoned Special Development District No. 14
with an underlying zoning of High Density Multiple-Family. The Special
Development District was created in 1986, by Ordinance No. 5, Series of 1986.
In 1989, Ordinance No.7, Series of 1989, was approved which allowed for
amendments to SpecialDevelopment District No. 14. In 1990, the Town Council
approved Ordinance No. 1, Series of 1990, to allow for amendments to the
development plan. Only portions of the Special Development District approvals
have been constructed, The hotel currently includes 128 accommodation units,
19 dwelling units, a restaurant, lounge, spa, and meeting room/conference facility
space.
On June 27, 2005, the Planning and Environmental Commission held a public
hearing to discuss a text and map boundary amendment to the Lionshead
Redevelopment Master Plan. The purpose of the amendment is to include the
Evergreen Lodge in the Lionshead Study Area. Upon discussion of the
amendment, the Commission voted unanimously to table the final hearing on the
proposed text amendment to a future meeting date. The purpose of the tabling
was to allow staff and the applicant an opportunity to address the various
questions of the Commission prior to the Commission taking action on the
request. The Commission specifically requested that any amendments to
Chapter 5, Detailed Plan Recommendations, should make reference to the
following:
o Vehicular and pedestrian accessr Maintenance of the existing accommodation units on the site. lmpacts on Middle Creek. South Frontage Road improvements. Physical relationship to the Vail Valley Medical Centero Relationship to the proposed Vail Conference Centero Need for architectural improvementso Loading and delivery improvements. Pedestrian connection to West Meadow Drive
ilt.PROPOSED MASTER PLAN AMENDMENT
The applicant is proposing to amend both the Lionshead Redevelopment Master
Plan maps (Maps A-W), and Chapter 5, Detailed Plan Recommendations of the
Plan, to include detail recommendations for development on the Evergreen
Lodge site. A copy of the text amendment is attached for reference (aftachment
B).
Amendments to the Lionshead Redevelopment Master Plan require a public
hearing review process as outlined in Section 12-3-6 of the Town Code. lf
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 l-70r On the east by Middle Creek (west of the Vail Valley Medical Center)r 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.)
The lack of an adequate pedestrian connection between Lionshead and the Vail
Village was identified early in the master planning process. The primary solution
to this connection issue was for the Town to focus on the Town of Vail
Streetscape Master Plan's recommendations for West Meadow Drive. While
recognizing that the implementation of the streetscape along West Meadow Drive
is of extreme importance, redevelopment of the Evergreen Lodge and the Vail
Valley Medical Center were not necessarily considered at the time. The
Evergreen Lodge is adjacent to the Vail International and Dobson Arena, both
included in the study area. The Evergreen Lodge is not included within the study
area of the Vail Village Master Plan, and is therefore subject only to the Design
Guidelines as outlined in Title 14 of the Town Code. The existing Evergreen
Lodge is an extremely visible, prominent building in the Town's overall
landscape. Staff believes that with the proposed redevelopment of the
Evergreen Lodge, it is imperative that the site be included in the Lionshead
Redevelopment Master Plan, and as such, become subject to the site and
architectural design guidelines outlined in Chapters 6, 7, and 8 of the Lionshead
Redevelopment Master Plan.
How is the plan in error?
The Lionshead Redevelopment Master Plan may be in error in this situation. The
error results from omitting the Evergreen Lodge site from the study area. The
o
site adjoins the east side of the eastern boundary of the Lionshead
Redevelopment Master Plan study area, and the site is an important connecting
piece between Vail Village and Lionshead. According to the Vail Land Use Plan,
both Vail Village and Lionshead are intended to be the primary locations for
hotels and commercial uses for the mountain. Staff believes that since the
Evergreen Lodge site is not cunently located within one of these two important
master- planned areas, the Plan is in error.
How would an addition, deletion, or change to the plan be in concert with
the plan in general?
The Vail Land Use Plan designates this property as "Resort Accommodations
and Service" which is consistent with the designation for Lionshead (portions also
designated as Tourist- Commercial). The Vail Land Use Plan defines "Resort
Accommodation and Service' as:
"This area includes activities aimed at accommodating the overnight and
short-term visitor to the area. Primary uses include hotels, lodges,
service stationg and parking slrucfures (with densities up to 25 dwelling
units oi 50 accommodation units per buildable acre). These areas are
oiented toward vehicular access from l-70, with other suppori
commercial and busrness seryrbes included. . Also allowed in this
category, would be institutional uses and various municipal uses.'
As this designation is consistent with the Vail Land Use Plan designations for
much of Lionshead, staff believes that the addition of the Evergreen Lodge site
within the Lionshead Redevelopment Plan is compatible with the Vail Land Use
Plan.
The Lionshead Redevelopment Master Plan has identified the following policy
objectives which staff believes are applicable to this application:
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environment forguests and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
2.3.3 Stronqer Economic Base Throuqh Increased Live Beds
ln orderto 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 "vvarm beds)
through new lodging products.
2.3.4 lmproved Access and Girculation
The flow of pedestian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
lv.
2.3.5 lmproved Infrastructure
The infrastructure of Lionshead (streets, walkways, transpoftation systerng
parking, utilities, loading and delivery systems, snow removal and storage
capacity) and its public and private serwbes must be upgraded to suppott
redevelopment and revitalization efforts and to meet the service
expectations of our guests and residents.
Staff believes that amending the boundaries of the Lionshead Redevelopment
Master Plan study area to include the Evergreen Lodge site into the Lionshead
Redevelopment Master Plan is in concert with the policy objectives of the Plan.
STAFF RECOMMENDATION
The Community Development Department recommends that the Town of Vail
Planning & Environmental Commission forwards a recommendation of approval
to the Vail Town Council of the request to amend the Lionshead Redevelopment
Master Plan, pursuant to Chapter 2, Section 2.8, Lionshead Redevelopment
Master Plan, amending the boundaries of the study area to include the
Evergreen Lodge, located at 250 South Frontage Road West, Lot 2, Block 1, Vail
Lionshead Filing 2, and setting forth details in regard thereto.
Should the Commission choose to fomard a recommendation of approval to the
Vail Town Council, the Community Development Department recommends that
the Commission makes the following finding,
"The Commission fnds that the proposed brt and map amendmenfs to
the Lionshead Redevelopment Master Plan comply with the review criteria
outlined in Sectrbn lll of the memorandum to the Planning ahd
Environmental Commission, dated August 22, 2005, and that the
amendments, as proposed, fufther the goals, objectives and policies, as
stated in Chapter 2 of the Lionshead Redevelopment Master Plan."
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ATTACHMENT B
Chapter 5
Detailed Plan Recommendations
(in part)
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 framework 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 anticipated in this
document. The parcels addressed here are organized generally from east to west, starting
with the civic hub on the eastem end of the parking structure.
5.19 Evergreen Lodge atVail
The Evergreen Lodge is located directly east of the Middle Creek Sheam Tract
and is bordered to the north by the South Frontage Road, to the south by the Vail
Valley Medical Center, and to the east by the WestStar Bank office building. The
lot area is 114,337 square feet or 2.625 aqes. Phpical improvements that
currently exist on the site are a nine story stucco hoteUcondominium structure
with an adjoining two-story hotel facilities wing, two below-grade structured
parking garages, and paved surface parking. The nine story structure has a
predominant east-west orientation along the southerly edge of the site while the
'facilities wing has a north-south orientation along the westem edge of theeite.
The eastern parking garage is utilized by the Vail Valley Medical Center fdr l
employee parking and is accessed from the South Frontage Road through a shared
entry/exit with the WestStar Bank office building. , .;.;
Opportunities for future improvements and upgrades include:
r Creation of more underground parking;
o Architectural enhancements consistent with the Lionshead Architectural" ')r
..1 . ;-; :r.:. ii .. pgr.tg Guidelines;
r Improved exterior lighting;
r Coordinated vehicular access;
o Improved pedestrian circulation; and
. Upeiraded and expanded hotel accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive pedesfian
connection from the Evergreen Lodge to West Meadow Drive and along the
South Frontage Road. A gravel path connecting the South Frontage Road to the
paved pedestrian path located on the east side ofthe Dobson Ice Arena presently
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exists along the south side of the property. This path, while functional, receives
little, if any, regular maintenance and includes a railroad tie set of stairs that is
unsafe and in disrepair.
There are currently no pedestrian improvements located along the South Frontage
Road. Though no improvements exist, a fair number of pedestians use the
southerly edge of the South Frontage Road when entering or exiting the site. In
order to improve pedestrian access and safety, it is recommended that future
redevelopment of the site includes the construction of a continuous
pedestrian/bicycle path along the South Frontage Road and that the existing
gravel path along the southerly edge of the site be improved and regularly
maintained.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles offofthe South Frontage Road from
two, two-way access points. Given the proximity of the eastern most access point
to those of the Vail Valley Medical Center and the WestStar Bank office building,
less than desirable vehicular traffic paftems and tuming movements exist in the
vicinity. 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 site. Possible opportunities for improvemsnts may include,
an improved mass transit stop, relocated points of entry/exiting, acceleration/
deceleration lanes, greater sight distances, dedicated turning lanes and landscaped
medians.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term units. In
addition, The Evergreen Lodge also contains a lounge,spa, and
Given themeeting space facilities incidental to the operation the Lodge.
impodance and need for short term accommodations
the comrnunity, any future redevelopment of the site
the vitalitv and success of
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of at least 1 28 short term accommodation units on the site.
5.19.5 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. ' The
Tract is owned by the Town of Vail. The tract is heavily vegetated with several
substantial deciduous trees and a sigrificant lower layer of underbrush. Although
the site borders the Middle Creek Stream Tract, there is no sigrr.ificant amount of
quality vegetation on the site, and the parcel lies out ofthe 100-year flood plain.
As currently configured, opportunities exist to better recognize the benefits of
creekside development. While the natural riparian corridor of Middle Creek
needs to remain protected and preserved, the physical and visual relationships and
ensure the preservation
Aoo 5erJl'.t+te. ,
references between adjacent development and the stream tract should be
strengthened. An opportunity exists to create a sigrrificant connection between
the Evergreen Lodge and Middle Creek. Any use of Middle Creek for aesthetic
or recreational purposes, however, should be subordinate to the preservation of
the natural riparian corridor and its inherent character.
5.19.6 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
Perhaps the most critical functional relationship is the need to coordinate any
future development on the Evergreen Lodge site with the Vail Valley Medical
Center. For example, every effort should be taken to ensure that future
development on the Evergreen Lodge site does not preclude the Vail Valley
Medical Center from reconfiguring the design of the medical center to eliminate
vehicular access off of West Meadow Drive and relocate the access to the South
Frontage Road. Additional opportunities may include, shared service and
delivery facilities, grading and site improvements, shared parking, and pedestrian
pathway connections.
5.19.7 Service and Delivery
Service and delivery functions for the hotel are accommodated on grade from the
westerly entrance. Service and delivery for the Evergreen Lodge should occur
underground or be hidden from public view. Service and delivery truck turning
maneuvering should not negatively impact traffic flow on the South Frontage
Road. With a realignment of the vehicular access points, attention should be given
to the location of service and parking areas. An additional level of structured
parking at the current Frontage Road level would help to minimize the apparent
height of the existing or future structures, decrease the grade at existing access
points, increase the amount of landscaping on the surface of the structure, and
. hide service functions below grade.
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TOWN COUNCIL
EVENING SESSION AGENDA
6:fl) P.M. TUESDAY, SEPTEMBER 6,2005
VAIL TOWN COUNCIL CHAilBERS
75 S. Frontage Road W.
Vall, CO 81657
1.
2.
NOTE:
3. Greg Hall
4. Russ Forrest
Tlmes of items are approxlmate, sublect to change, and
cannot be relled upon to determine at what tlme Council
wlll consider an ltem.
ITEM/TOPIG: Citizen Input (10 min.)
ITEM/TOPIC: Consent Agenda, Approval of 08.02.05 and
08.16.05 Minutes. (5 min.)
ITEi/TOPIC: Construction Update. (5 min.)
ITEM/TOPIC: Resolutions 16, Series of 2005 setting forth
language for a ballot question on November th, 2OO5 to raise the
lodging tax to pay for the construction and operation of the Vail
Conference Center and Resolution 17, Series of 2005 expressing
the Town Council's intent in developing a threshold tor collecting
up to 1.5% in additional lodging tax for the conference center. (30
min.)
ACTION REQUESTED OF COUNCIL: Approve, disapprove, or
modify:
A) Resolution 16, Series of 2005 which sets forth
language to have a ballot measure on November 8h
which would ask voters to increase the lodging tax for
the conference center, and
B) Resolution 17, Series of 2005 which would state the
Town Council's intent on collecting up to 1.5olo of new
lodging tax for the conference center.
BACKGROUND RATIONALE: On August g1$, the Conference
Center Advisory Committee met to review the Guaranteed
Maximum price from Mortenson Construction and proposed ballot
language. At that meeting the Committee unanimously
recommended that the Toram Council approve Resolution 16 and17. Resolution 16 would give the Toram Council the authority to
collecl up to 1.5olo in new lodging tax to pay for the construction
and operation of the conference center. Resolution 17, il
5. Bill Gibson
6. Greg Hall
approved, would express the Town Council intent on creating a
trigger mechanism for collecting up to 1.S% in new lodging tax.
|TEI|/TOPIC: An appeal, pursuant to Section 12-3-3, Appeals, Vail Town
Code, of the Town of Vail Planning and Environmental Commission's
approval of a variance from Section 12-6C-6, Setbacks, Section l2€C-9,
Density Control, and Section 12€C-9, Site Coverage, pursuant to
Chapter 12-17, Variances, Vail To,vn Code, to allow for i residential
addition, located at 1i148 Vail Valley Drive/Lot 18, Block 3, Vait Mllage
Filing 1, and setting forth details in regard ther6to. (80 min.)
ACTION REOUESTED OF GOUNGTL: Uphotd, overturn, or modify the
Planning and Environmental Commission's approval ol variance
applications pursuant to Section 12-3-3, Appeals, Vail Town Code.
BACKGFOUND RATTONALE: On Juty 25, 2005, the ptanning and
Environmental Commission approved a varianoe from Section 12:6C-6,
Setbacks, Section 12-6C€, Density Control, and Section t2-6C-9, Site
Coverage, pursuanl to Chapter 12-17, Variances, Vail Town Code, to
allow for a residential addition al 1448 Vail Valley Drive. The appellant,Vcil Town Council, "called.up" the plannin! and Envirorimentai
Commission's decision at its August 2, 2@5, public hearing. please
refer to the stafl memorandum to the planning and Environmental
Commission dated July 25, 2005, for additional information.
STAFF RECOIIIIENDAT|ON: Statf recommends the Town Council
upholds $e Planning and Environmental Commission's approval of a
variance frorn Section 12€C-6, Setbacks, Vail Town Code, to allow for a
residential addition at 1448 Vail Valley Drive, subject to the findings in
the staff memorandum dated July 25, 2005.
However, Slaff rEcornmends the Town Council ovorturns the planning
and Environmental Commission's approval of a variance from Seaion
12-OC-_8, Densfi Controt, and Section 12-6C-9, Site Coverage, Vail
Tom Code, to allow for a residential addition at t44g Vail Vaile! Drive,
subjec{ to the lindings in the staff memorandum dated July 25, 2OOS.
ITEI|/TOPIC: Discussion of Village Streetscape Mill Creek Court
Building Construction contract Award for 2005-2006. (15 min.)
ACflON REOUESTED OF COUNCTL: Approve/ Deny Viilage
Streetscape Mill Cre€k Court Building project Award.
BACKGROUND RATIONALE: The Town of Vail and Mill Creek Court
Condominium Association cooperatively have designed and have
received a proposal for construction improv€ments in Vail Village. .The
council was advised were under negotiations and it was felt to finishing
the stre€tscape in this area made since. Staff has negotiated a cos'i
sharing of the improvements with the condominium association. The
association board has agreed to the proposal. These improvements
include the rephc€ment of planters, steps, landscaping, initallation of
snowmelt system and final streetscape treatments in addltion the
association is having their trash dumpster upgraded. The Town of Vail
has reviewed the proposal and with the contractor.
'l-
7. Gregg Barrie
8. Russ Forrest
The Project is scheduled to begin Construction later this year and finish
next spring. Staft recommends the council add the required additional
dollars to the supplemental budget to fund the town's portion ol the
project. $ 200,000 from RETT and $50,000 from capital projects fund,
the remainder of the project will be lunded by the Mill Creek Court
Condominium Association ($205,000) and from the existing Streetscape
budget ($95,000). Direct the Town Manager to execute a change order
to the streetscape contrast with B & B Excavating for up to $550,000.
STAFF RECOMMENDATION: Supplement the Vlllage Streetscape
budgets by $ 200,000 to the RETT portlon and $ 50,000 from the
Capltal prolects lund and direct the Town Manager to execute a
change order with B&B Excavating up to $550,000 to construct the
streotscape improvements around Mill Creek Court Building.
ITEM/TOPIC: Gore ValleyTrail lmprovements at Cascade Village
Proiects. (15 min.)
ACflON REOUESTED OF COUNCIL: Town Staft is recommencling the
lollowing:
1. Awrove a total prqed budget of $645,000 with the understanding
that Town will be reimbursed for the cost of Prcject I throug,h the
Holy Cross Energy Enhancement Funds.
2. Award the Gore Vallev Trail lmorovemenE at Cascade Villaoe
prcject, in whole, to B & B Excavating in the amount ot $ 574,583.87
with the understanding that a prtion ol the work will be completed in
the spring.
BACKGBOUND RATIONALE: Town Statf have been working on
multiple projec'ls in the Cascade Village area for the past several years.
While CVMD has postponed their projects previously scheduled for this
fall, the Town is in a position to perform much needed mainlenance work
to the Gore Valley Trail, starting on Monday, September 12. A portion of
the work would be completed this fall, with the remainder of the work
occurring in the spring ol 2fi)6.
STAFF RECOMMENDATION: Staff Recommends approval ol the
budget and award of the contract as indicated above.
ITEIIUTOPIC: West Vail Sub-Area Plan Process. (15 min.)
BACKGROUND RATIONALE: The pumos€ for creating a West
Vail Sub-Area Plan is to provide an improved framework for
decision making in the West Vail commercial area by providing
direction on appropriate uses, bulk & mass, along with other
development parameters. lt would also help to identify other
public improvements which developers should consider upon
submitting proposals to the Community Development Department,
such as affordable housing, retiail uses, parking and traffic
circulation improvements.
9. BillGibson
10. JudyCamp
The Town Council has in previous meetings identified a need for
the West Vail area to have a sub.area plan created for a well
thought out redevelopment of West Vail.
|TEi|/TOPIC: Second reading of Ordinance No. #17, Series of
2004, an ordinance amending Special Development District #4,
Cascade Mllage, to allow for the creation of Development Area E,
located at Tract K, Glen Lyon Subdivision, and setting forth details
in regard thereto. (5 min.)
ACilON REOUESTED OF COUNCTL: Approve, approve with
modifications, deny, or table the second reading of Ordinance No.
17, Series of 20O4. The applicant is requesting that the Tor,t/n
Council table the second reading of Ordinance No. #17, Series of
2004, to October 4, 2005.
BACKGROUND RAilONALE: On Juty 12,2@4 the Town of Vail
Planning and Environmental Commission voted &2 to forward a
recommendation of approval, with conditions, for the proposed
amendments to Special Development District #4, Cascade Village.
On August 3, ZXX by a vote of 7-0 the Tourn Council approved
the first reading of Ordinance No. 12, Series of 2OO4; with a
condition that the applicant, Vail Resorts, resolve any issues
relaled to the Protective Covenants of Glen Lyon Subdivision,
prior to the secsnd reading of this ordinance.
On August 17 aN October S, 2q)4; January 4, May 3, June 21,
and August 4, 2005, and the Town Council tabled the second
reading of Ordinance, No. 17, Series of 29e{, to allow the
applicant additionaltime to resolve issues related to the protective
covenants. Ths outstanding protective covenant issues have not
yet been resolved; therefore, Vail Resorts is requesting that the
sqcond reading of Ordinance No. 17, Series of 20(X, again be
tabled to a future Town Council meeting.
STAFF RECOMIIENDATTON: Tabte the second reading of
Ordinance No. #17, Series of 2004, to October 4,2@5.
ITEM/TOPIC: Second Reading of Ordinance No. #19, Series
2005, an Ordinance making supplemental appropriations to the
2005 Budget, SupplementalAppropriation No.2. (10 min.)
ACilON REOUESTED OF COUNCTL: Approve or approve with
amendments, Ordinance No. #19, Series 2005, on second
reading.
BACKGROUND RAflONALE: To be provided in separate memo
STAFF RECOMMENDATION: Approve Ordinance No. #19,
Series 2005, on second reading.
?4ir-:-' =- "*_ ----r
11. George Ruther
a
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a
Resolution No. #15, Series of 2005, a resolution
the boundary of the Study Area of the Lionshead
and amending Chapter 5. Detailed Plan
Recommendations. Lionshead Redevelooment Master Plan, to
include Section 5.19 Everoreen Lodoe at Vail. and setting forth
details in regard thereto. (30 min.)
ACTTON REOUESTED OF GOUNCIL: Approve, approve with
modifications, or deny Resolution No. 15, Series ol2005.
BACKGROUND RATIONALE: On June 27, 2005, the Planning
and Environmental Commission held a public hearing to discuss a
text and map boundary amendment to the Lionshead
Redevelopment Master Plan. The purpose of the amendment is to
include the Evergreen Lodge in the Study Area of the Lionshead
Redevelopment Master Plan. Upon discussion of the amendment,
the Commission voted unanimously to table the final hearing on
the proposed amendment to a future meeting date. The purpose
of the tabling was to allow stafl and the applicant an opportunity to
address the various questions of the Commission prior to the
Commission taking action on the request. The Commission
Specifically requested that any amendments to Chaoter 5.
Detailed Plan Recommendations, should make reference to the
following:
o Vehicular and pedestrian accessr Maintenance of the existing accommodation units on the site. lmpacts on Middb Creek. South Frontage ftad improvements
Physical relationShip to ttrg !{ailValley Medical Center
Relationshi ji tb'tfi e propodu& \hil Gonf e rence Center
Need for architectural improvements
L@ing ard delivery improiements'
Pedestrian connection to West Meadow Drive
. :' .
On'July '17,' 2005, thb'Tdvirh'<!t' Vail dommunity Development
Department requested a work session with the Vail Town Council
to.'dFcu$s the merits of preparingan amendment to the Lionshead
Redevelopment Master Plan that nould expand the boundary ot'tfe Plan to include the-Everlfeen Lo@e...Upon discussing the
possible merits bf the amendment, the Commission directed staff
to prepare an amendment for further Commission and Town
Council consideralion.
On August 22,2005, the Planning and Environmentral Commission
voted 6-0-0 to forward a recommendation of approval of the
proposed te)il and boundary amendment to the Uonshead
Redevelopment Master Plan to the Vail Town Council. In
forwarding a recommendation of approval, the Commission
expressed the need lor Seclion 5.'19.3. Preseruation of Existino
Accommodation Units, of the proposed amendment to place more
emphasis on no net loss of accommodation unit square tootage'
credtion of quality hotel rooms, and the maintenance of the
number of existing 'hot beds", rather than placing so much focus
on merely maintaining the number of existing rooms. Resolution
No. 15 addresses th€ Commissions recommendation with
revisions shorrm in std<etnrcugh and bold.
STAFF RECOIIIIENDATION: The Community Development
Department recommenG that the Vail Tovm Council approrres
Resolution No, 15, Series of 2005, as presented.
12.
13.
ITEM/TOPIG: Town Managefs Report. (10 min.)
ITEM/TOPIG: Adjournment. (9:00 p.m.)
NOTE UPCOMING MEETING ART TIMES BELOW:
(ALL TIMES ARE APPROXIMATE AND SU&JECT TO
THE NEXT VAILTOWN COUNCIL REGUI-AR MEETING
WILL BEGIN AT 6 P.M. TUESDAY, SEPTEMBER 20,VAILTOWN COUNCIL
CHAMBERS
Sign language interpretation available upon 24-hour notification. Please
call 479-2106 roice or 47$2356 TDD fol
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TO:
FROM:
DATE:
SUBJECT:
MEMORANDT]M
Vail Town Council
Community Development Department
Septernber 6,2005
A request for an amendment to the Lionshead Redevelopment Master
Plan, pursuant to Chapter 2, Section 2.8, Lionshead Redevelopment
Master Plan, to amend the boundaries of the study area to include
Evergreen Lodge, located at 250 South Frontage Road West, Lot 2, Block
l, Vail Lionshead Filing 2, and setting forth details in regard thereto.
I. DESCRIPTION OF THE REOUEST
The applicant, Evergreen Lodge at Vail, represented by HB Development Company, is
requesting a public hearing with the Town of Vail Planning & Environmental
Commission to present an amendment to the Lionshead Redevelopment Master Plan.
The proposed amsndment amends the boundaries of the study area of the Plan to include
the Evergreen Lodge, located at 250 South Frontage Road, and Chapter 5, Detailed Plan
Recommendations, of the Plan to include detailed recommendations for the Evergreen
Lodge site. The purpose of the amendment is to include the Evergreen Lodge site into the
study area prescribed by the Lionshead Redevelopment Master Plan and to adopt detail
plan recommendations for the site. The purpose of the amendment, however, is NOT to
amend or otherwise alter the overall goals, objectives and policies stated in the Master
Plan. A copy of the amended Study Area (Map A) has been attached for reference.
This amendment is being proposed and shall be considered in accordance with Section
2.8, Adoption and Amendment of the Master Plan. Lionshead Redevelopment Master
PJqL.
A copy of the staff mernorandum to the Planning and Environmental Commission, dated
August 22,2005, addressing the three review criteria has been attached for reference.
II. PROPOSEDAMENDMENT
Chapter 5
Detailed Plan Recommendations
(in part)
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
identiff important functional relationships and visual objectives within the district and to
propose a framework 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 anticipated 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.
5.19 Evergreen Lodge at Vail
The Evergreen Lodge is located directly east of the Middle Creek Sheam Tract
and is bordered to the north by the South Frontage Road, to the south by the Vail
Valley Medical Center, and to the east by the WestStar Bank office building. The
lot area is 114,337 square feet or 2.625 acres. Physical improvements that
curently exist on the site are a nine story stucco hoteVcondominium structure
with an adjoining two-story hotel facilities wing, two below-grade structured
parking garages, and paved surface parking. The nine story structure has a
predominant east-west orientation along the southedy edge of the site while the
facilities wing has a north-south orientation along the w€stern edge of the site.
The eastem parking garage is utilized by the Vail Valley Medical Center for
employee parking and is accessed from the South Frontage Road through a shared
entry/exit with the WestStar Bank office building.
Opportunities for future improvements and upgrades include:
o . Creation of more underground parking;
o Architectural enhancernents consistent with the Lionshead Architectural
Desigrr Guidelines;. Improved exterior lighting;
r Coordinated vehicular accessl
' . Improved pedestrian circulation; and
. Upetraded and expanded hotel accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive pedestrian' connection from the Evergreen Lodge to West Meadow Drive and along the
South Frontage Road. A gravel path connecting the South Frontage Road to the
paved pedeshian path located on the east side ofthe Dobson Ice Arena presently
exists along the south side of the property. This path, while functional, receives
little, if any, regular maintenance and includes a railroad tie set of stairs that is
unsafe and in disrepair.
There are currently no pedestrian improvanents located along the South Frontage
Road. Though no improvements exist, a fair number of pedestrians use the
southerly edge ofthe South Frontage Road when entering or exiting the site. In
order to improve pedestrian access and safety, it is recommended that future
redevelopment of the site includes the construction of a continuous
pedeshian/bicycle path along the South Frontage Road and that the existing
gravel path along the southerly edge of the site be improved and regularly
maintained.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is cunently accessed by vehicles offofthe Soutl Frontage Road from
two, two-way access points. Given the proximity of the eastern most access point
to those of the Vail Valley Medical Center and the WestStar Bank office building,
less than desirable vehicular traffic pattems and tuming movements exist in the
vicinity. In keeping with Policy Objective 2.3.4, Improved Access and
Circulation, of the Plan, opportunities for public transportation and vehicular
circulation improvernents should be explored in conjunction with any future
redevelopment of the site. Possible opportunities for improvements may include,
an improved mass transit stop, relocated points of entry/exiting, acceleration/
deceleration lanes, greater sight distances, dedicated tuming lanes and landscaped
medians.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term accommodation units. In
addition, The Evergreen Lodge also contains a restaurant, lounge, spa, and
meeting space facilities incidental to the operation of the Lodge. Given the
importance and need for short term accommodations to the vitality and success of
the community, any future redevelopment of the site shall ensure the preservation
of a#'leasf{*8 short term accommodation units on the site. The preservation of
short term accommodations should focus on maintaining the number of
existing hotel beds and the amount ofgross residential square footage on the
site rather than merely requiring the preservation of 128 accommodation
units. With this in mind, the quality of the existing accommodation unit
room could be upgraded and the rooms could be reconfigured to create
multi-room suites. In no instead, however, should the amount of gross
residential floor area devoted to accommodation units be reduced.
5.19.5 Impects on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The
Tract is owned by the Town of Vail. The tract is heavily vegetated with several
substantial deciduous trees and a significant lower layer of underbrush. Although
the site borders the Middle Creek Stream Tract, there is no significant amount of
quality vegetation on the site, and the parcel lies out ofthe 100-year flood plain.
As currently configured, opportunities exist to better recognize the benefits of
creekside development. While the natural riparian corridor of Middle Creek
needs to remain protected and preserved, the physical and visual relationships and
references between adjacent development and the stream tract should be
strengthened. An opportunity exists to create a sigrrificant connection between
the Evergreen Lodge and Middle Creek. Any use of Middle Creek for aesthetic
or recreational purposes, however, should be subordinate to the preservation of
the natural riparian corridor and its inherent character.
5.19.6 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
Perhaps the most critical functional relationship is the need to coordinate any
future development on the Evergreen Lodge site with the Vail Valley Medical
Center. For example, every effort should be taken to ensure that future
development on the Evergreen Indge site does not preclude the Vail Valley
Medical Center from reconfiguring the design of the medical center to eliminate
vehicular access off of West Meadow Drive and relocate the access to the South
Frontage Road. . Additional opportunities may include, shared service and
delivery facilities, grading and site improvements, shared parking, and pedestrian
pathway connections.
5.19.7 Service and Delivery
Service and delivery functions for the hotel af,e accommodated on grade from the
westedy entrance. Service and delivery for the Evergreen Lodge should occur
underground or be hidden from public view. Service and delivery truck tuming
maneuvering should not negatively impact haffic flow on the South Frontage
Road. With a realignment of the vehicular access points, attention should be given
to the location of service and parking areas. An additional level of structured
parking at the current Frontage Road level would help to minimize the apparent
height of the existing or future structures, decrease the grade at existing access
points, increase the amount of landscaping on the surface of the structure, and
hide service functions below grade.
III. PLANNING & ENVIROIIMENTAL COMMISSION RECOMMENDATION
On August 22,2005, the Planning and Environmental Commission fonrarded the
following recommendation to the Vail Town Council,
"The Commissionfinds that the proposed text and map amendments to the
Lionshead Redevelopment Master Plan, as amended, comply with the review
criteria outlined in Section III of the memorandum to the Planning and
Environmental Comtnission, dated August 22, 2005, and that the amendments, as
proposed, further the goals, objectives and policies, as stated in Chapter 2 ofthe
. Lionshead Redevelopment Master Plan."
Should the Vail Town Council choose to approve the proposed text and map amendment
to the Lionshead Redevelopment Master Plan, the Community Development Departrnent
recommends that the Council makes the following finding,
"Ihe Vail Town Council has considered the evidence and testimony presented
and has considered the recommendation of the Planning and Environmental
Commission on the proposed text and tnap amendment to the Lioruhead
Redevelopment Master PIan, In doing so, the Yail Town Council finds that the
proposed text and map amendments to the Lionshead Redevelopment Master Plan
comply with the review criturta outlined in Section III of the staffmemorandum to
the Planning and Environmental Cornmission, dated August 22, 2005, and that
the amendments, as proposed, further the goals, objectives and policies, as stated
in Chapter 2 of the Lionshead Redevelopment Master PIan."
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