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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 �. ATTEST: