HomeMy WebLinkAbout2015-38 Amendment for Lionshead Master PlanRESOLUTION NO. 38
Series of 2015
A RESOLUTION AMENDING THE LIONSHEAD REDEVELOPMENT MASTER P L A N TO
AMEND THE DETAILED PLAN RECOMMENDATIONS FOR FUTURE DEVELOPMENT ON
THE EVERGREEN LODGE AT VAIL DEVELOPMENT SITE, AS PRESCRIBED IN
CHAPTER 5
OF THE LIONSHEAD REDEVELOPMENT MASTER PLAN, AND SETTING FORTH
DETAILS IN REGARD THERETO.
WHEREAS, on December 15, 1998, the Vail Town 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 applicant E ergreen Lodge
at Vail, represented by Mauriello Planning Group, has proposed an amendment Evergreen
the Master
Plan; and
WHEREAS, the Town of Vail Planning & Environmental Commission has held four
public hearings on the proposed amendment a n d on October 26, 2015, forwarded a
recommendation of approval of the amendment to the Town Council; and
WHEREAS, the purpose of this amendment isto amend the detailed plan
recommendations for future development on the Evergreen Lodge at Vail development site,
as prescribed in Chapter 5, Detailed Plan Recommendations, Lionshead Redeivelopment
Master Plan; and
WHEREAS, the Town Council finds that the proposed amendment improves and
enhances the effectiveness of the Master Plan and positively affects the goals, !objectives,
and policies prescribed in the Master Plan by:
1. Clearly identifying and articulating the desired outcomes of a future redevelopment of the
Evergreen Lodge at Vail property,
2. Removing language from the Master Plan which is no longer relevant or appli0able
3. Responding to changes in conditions as a result of the land exchange with Vail Valley
Medical Center, and
4. Establishing predictability within the review process by providing detailed site specific
recommendations for redevelopment of the Evergreen Lodge at Vail site.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO:
1. Amendments: The V a i I Town Council of the Town of Vail hereby amends the
Lionshead Redevelopment Master Plan as follows:
5.19 Evergreen Lodge at Vail
The Evergreen Lodge at Vail is located directly east of the Middle Creek Stream Tract and
is bordered to the north by the South Frontage Road and to the east by the Vail Valley
Medical Center. The lot area is approximately 104,108 square feet in size Or roughly 2.39
acres. Since the original inclusion in the Lionshead Redevelopment MasterPlan, a portion
of the Evergreen Lodge parcel, adjacent to the existing WMC parking garage, was sold in
2014 to the Vail Valley Medical Center (WMC). Additionally, in 2015, the Evergreen
Lodge and the Vail Valley Medical Center, entered into an agreement to exchange land
that resulted in the Evergreen Lodge acquiring a portion of the WMC property south of the
Evergreen Lodge and WMC acquiring a portion of Evergreen Lodge land east of the
Lodge. (See figure 1) The agreement was reached based on the conclusion of a two-day
charrette between WMC, Town of Vail, and the Evergreen Lodge represen atives, which
was conducted in December of 2014 where the parties developed an overal conceptual
redevelopment scheme benefiting all parties. The resulting land area for th Evergreen
Lodge is approximately 2.50 acres after the land trade. Physical improveme is that
currently exist on the site are a nine -story tall hoteVcondominium structure containing 19
dwelling units and 128 accommodation units with an adjoining two-story tall jhotel amenities
wing containing a restaurant, cocktail lounge and bar, meeting rooms and conference
facilities, #wo-one below -grade structured parking garage containing 52 parking spaces,
and paved surface parking comprised of 85 parking spaces. The nine -story tall 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 westerly edge of the site. Vehicle
access to the site is provided by two existing curb cuts along the South Frontage Road.
No dedicated loading and delivery berths currently exist on the site. Delivery vehicles
often are required to maneuver onto the site by backing in from the South Ftontage Road.
Opportunities for future improvements and upgrades include:
Elimination of surface parking and creation of more underground parking;
Enclosed Loading and Delivery;
Architectural enhancements consistent with the Lionshead Architectural !,Design
Guidelines;
Improved exterior lighting;
Coordinated vehicular access and implementation of the Vail Streetscape Master Plan
recommendations;
Creek improvements to improve health and access by the public;
Improved streetscape and landscaping along the South Frontage Road;',
Improved pedestrian circulation along the South Frontage Road and connection to
West Meadow Drive; and
Upgraded and expanded hotel accommodations and amenities, and incl�usion of a flat
floor conference area.
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive pedestrian
connection from the South Frontage Road, through the Evergreen Lodge development
site and/or the adjacent tracts of land owned by the Town of Vail and the Eagle River
Water and Sanitation District, to West Meadow Drive and with a continuous
pedestrian/bicycle path along the South Frontage Road, consistent with the Town's
proposed plans for a roundabout along the frontage of the Evergreen Lodge property
(see figure 2) 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 inisrepair. There
are currently no pedestrian improvements located along the South Frontage Road along
the Evergreen Lodge frontage. Though no improvements exist, a fair number of
pedestrians use the southerly edge of the South Frontage Road when entering or exiting
the site or while traveling past the property. 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 rtegularly
maintained. Based on the results of the two-day charrette, the land trade provides an
opportunity to create a pedestrian walkway from the South Frontage Road, to West
Meadow Drive as generally depicted in Figure 2 (see figure 2). Conceptually, the new
walkway could benefit users of both the WMC and the Evergreen Lodge properties
while also allowing for access by the public.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles from the South Frontage Road With two, full
movement, access points. The current location of these access points relative to the
existing access points for the US Bank Building, Vail Valley Medical Center parking
structure, Town of Vail Municipal Buildings, and potential future access pojints to the Vail
Valley Medical Center and Vail International Building results in undesirable traffic flow
and turning movements creating traffic safety, capacity, and level of service concerns. 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. If
constructed, a full, two lane roundabout could be located along the frontage of the
Evergreen and Town of Vail Municipal site that takes into account the add ional through -
traffic needs of the community but also the future redevelopment of the Town's municipal
site, WMC, and the Evergreen Lodge properties. Additional study of the roundabout
design is necessary. As envisioned, the roundabout and roadway improvements would
allow for a primary right in, right out vehicular access and a separate right'in, right out
service vehicle access to the Evergreen Lodge property. The proposed roundabout as
envisioned encroaches into the Evergreen Lodge property and the Town's municipal site
which impacts the future development of the properties.
In an effort to improve the pedestrian environment along West Meadow Drive and further
reduce the total number of vehicle trips on West Meadow Drive, vehicular ]access to the
Evergreen Lodge from West Meadow Drive shall be prohibited.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 accommodation units. In addition, the
Evergreen Lodge also contains a restaurant, cocktail lounge and bar and Meeting rooms
incidental to the operation of the Lodge. Originally built in 1974, the existing
accommodation units and hotel amenities are old and outdated. The Lodge was
developed to the standards desired more than four decades ago and likely] no longer
provides guests with accommodations meeting more modern standards and
expectations. Given the importance and need for short-term accommodations to the
vitality and success of the community, any future redevelopment of the sit6 shall ensure,
at a minimum, the preservation or replacement of the 128 short-term accommodation
units on the site, in keeping with the live bed policy in Section 4.13. The preservation of
short term accommodations should focus on maintaining the number of accommodation
units. While the development trend in Vail since the late 1990's has been to focus on
high-end, luxury accommodation units utilizing more floor area per unit, an opportunity
exists to create high quality accommodation units that are smaller in size, and potentially
greater in number, and likely to be more affordable, yet achieve the goals of preserving
the existing number of accommodation units, maintaining live beds on the,site, and
increasing the revenues and vitality of the Town. 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
.,attached accommodation units", or the provision of a rental management !program, could
significantly increase the availability of short-term rental opportunities through
redevelopment.
5.19.4 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The Tract is
made up of two parcels. One owned by the Town of Vail and the other by the Eagle River
Water and Sanitation District. The Tract is heavily vegetated with deciduojus trees, a
significant lower layer of riparian underbrush and also includes a pedestrian path and a
pedestrian bridge. Given the importance of water quality, it is imperative that any future
development on the Evergreen Lodge site does not negatively impact or encroach upon
the existing riparian corridor of Middle Creek and that it comply with any s>ream health
initiatives, including any amendments to the watercourse setback requirements that may
be adopted town wide. 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 100 -
year flood plain. As currently configured, opportunities exist to better r nine the
benefits of creek side development and to improve and enhance the ripari n corridor to
address the overall health of the Creek. For purposes of this master plan 11
recommendation, the riparian corridor shall be defined as the Middle Creek Stream
Tract. While the riparian corridor of Middle Creek shall remain protected and preserved,
the physical and visual relationships and references between adjacent development and
the Tract should be strengthened. Careful consideration should be taken when approving
any application for development adjacent to Middle Creek. Any future dev lopment
application for the redevelopment of the Evergreen Lodge site shall be accompanied by
an environmental impact report consistent with the requirements prescribed in Chapter
12, Environmental Impact Reports, Title 12, Zoning Regulations, Vail Towi Code. An
opportunity exists to create a significant connection between the Evergre n Lodge and
Middle Creek. Any use of Middle Creek for aesthetic or recreational pu es, however,
should be subordinate to the preservation of the natural riparian corridor and its inherent
natural character. The Middle Creek Stream Tract provides an opportunity for the
construction of a recreational path connecting the South Frontage Road and uses on the
Evergreen Lodge property to the existing pedestrian paths at the Dobson Ice Arena
providing a strong pedestrian connection to West Meadow Drive.
6.19.6 Relationship to the Vail Valley Medical Center and the Vail International
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, opportunities for coordination may include, shared service and delivery
facilities, grading and site improvements, shared parking, and pedestrian pathway
connections. Both parties have taken steps to ensure the properties can be redeveloped
in a more coordinated manner by executing the land exchange. The land exchange
provides better access length, frontage, and redevelopment opportunities o the Vail
Valley Medical Center by securing additional South Frontage Road access and providing
more flexibility in the design of a possible East Wing of the WMC. The exchange of land
affords an opportunity to accommodate an important pedestrian connection from the
South Frontage Road to West Meadow Drive, thereby strengthening the pedestrian
connection into Lionshead and Vail Village. The land exchange also allowjs for improved
vehicular access by providing a reasonable location for a roundabout located in front of
and on the Evergreen Lodge property improving access to both properties. This
pedestrian connection could potentially utilize a one-story deck that could cover surface
parking on the WMC campus. While a deck provides covered parking screened from
public view, it also introduces a landscape element and plaza benefiting the views and
use by patrons from Evergreen Lodge, WMC, and the community at large. In order for a
connection and landscape enhancement to be successful, it may require that it to be
developed with reduced or zero setbacks between the properties.
The Vail International is located across from to the Evergreen Lodge site On the west
side of the Middle Creek Stream Tract. Building bulk, mass and scale on the Evergreen
Lodge site is affected by the need for the emergency helipad located on the Vail Valley
Medical Center property and the requirement that any future building on the exchange
parcel steps down towards West Meadow Drive to create an appropriate pedestrian
scale. These two design considerations result in the greatest building bunk, mass and
scale being located in the northwest comer of the Evergreen Lodge development
site. During the development review process, the DRB and the PEC shall', pay special
attention to the western facade of any new or redeveloped structure to ensure it
is appropriately articulated to provide visual interest, shadow lines and av�ids large
unbroken wall planes.
For the portion of the development along the Middle Creek Stream Tract uilding facades
facing west towards the stream corridor should step back from the Creek,;o ensure
adequate sunlight reaches the ground and there should be a clear separation, most likely
a native landscape buffer, between the public and the private spaces.
6.19.6 Service and Delivery
Service and delivery functions for the hotel are currently accommodated grade from
the westerly entrance to the property. Service and delivery for the redevel ped
Evergreen Lodge shall occur within the structures er and otherwise be ad uately
screened from public view. Service and delivery truck tuming maneuverin shall not
negatively impact traffic flow on the South Frontage Road and a separate oading and
service entry may be allowed in conjunction with the construction of a potential new
roundabout in this location.
5.19.7 Setbacks
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 10 -foot (10') setback is required. 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 so therly 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 10 -foot setback requirement prescribed in Section 12-7H-1 , Setbacks,
Vail Town Code.
Based upon the coordinated efforts between the Evergreen Lodge and the
Vail Valley
Medical Center, opportunities exist for a covered parking deck and pedest ian access
landscape plaza to be developed between the properties with the goal of
creening
surface parking and enhancing the visual quality of the area. If appropriately
designed, a
reduced or zero set back in these areas may be proposed for review during
the
development review process. Additionally, below grade improvements, including
but not
limited to, parking and vehicular circulation improvements may be developed
within the
required setbacks, if found to be consistent with the Town's development objectives.
5. 19.8 Architectural Improvements and Building Heights
The architectural design guidelines (Chapter 8) discuss several transition tools that can
be used to adapt an existing building to the new character and architectur I 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 of passers-by, all futujre
development on the site should be closely scrutinized for compliance with the applicable
architectural design guidelines. That said, the Evergreen Lodge is located 'in a
transitional area with VVMC, the Library, and Dobson Arena, which tend to have more
modern or institutional architecture. The building will need to have a relati nship to
adjacent buildings and pedestrian corridors. With the addition of the land icquired from
the Vail Valley Medical Center, the Evergreen Lodge has the opportunity t step building
mass down towards West Meadow Drive in a north/south orientation. Buil Jing mass
should step down from the South Frontage Road to the south boundary of the Evergreen
Lodge property. The building on the land exchange parcel should step down to a
maximum of four and five stories with complementary roof forms to achie a pedestrian
scale building, consistent with the west wing of the medical center (see fig re 3), and
subject to design review. The final building massing, scale and form shall be determined
during the development review process.
5.19.9 Public Transit Stop
A public transit stop is presently located east of the US Bank Building, a the street
from the Town Municipal offices. Through the future redevelopment of th Evergreen
Lodge and the Vail Valley Medical Center, an opportunity exists to potenti illy relocate
the transit stop to a more optimal location.
111M1D fern Tn / • i ' 'r .. � ^ �'LL
i
WESTAIE
.._..DRIVE
Figure 1
� Nord / soma Cowaectiew
to Meadow Drive
-.� _.. WE8TMEADDw
I _ _
Figure 2
SOUTH FRONTAGE
ROAD
8190'
WEST MEADOW
DRIVE
8147
Stones
1 r Evergreen Lodge Conceptual Building Heigh �"ieS
11.11 • 3C • Evergreen Lodge Parcel Trade Parcel •��
Easement Setback
M
Figure 3
2. Effective Date
This Resolution shall become effective upon the date that the land exchange subdivision
amendment (the "resubdivision map") with the Vail Valley Medical Center is duly recorded at the
Office of the Clerk and Recorder of Eagle County, Colorado. The condition approval of this
Resolution shall expire on December 31, 2020 (the "expiration date") unless the resubdivision
map is recorded as required prior to the expiration date.
INTRODUCED, READ, APPROVED AND ADOPTED this 5'�' day of
January, 2016.
o��•O F •Vq
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ATTEST: