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HomeMy WebLinkAbout2008-26 Approving an Amendment to the Lionshead Redevelopment Master Plan Incorporate Glen Lyon Office Building Site into Lionshead Master PlanRESOLUTION NO. 26 Series 2008 A RESOLUTION APPROVING AN AMENDMENT TO THE LIONSHEAD REDEVELOPMENT MASTER PLAN TO INCORPORATE THE PROPERTY KNOWN AS GLEN LYON OFFICE BUILDING SITE INTO THE LIONSHEAD REDEVELOPMENT MASTER PLAN AREA AND ADOPTING SITE SPECIFIC RECOMMENDATIONS FOR THE GLEN LYON OFFICE BUILDING SITE, LOCATED AT 1000 SOUTH FRONTAGE ROAD WEST/ LOT 54, GLEN LYON SUBDIVISION, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on February 6, 2007 the Vail Town Council adopted the updated Lionshead Redevelopment Master Plan; and WHEREAS, Section 2.8 of the Lionshead Redevelopment Master Plan outlines a procedure for amending the Plan; and WHEREAS, on December 8, 2008 the Planning and Environmental Commission heard and gave recommendation to the Vail Town Council of approval of Resolution No. 26, Series of 2008; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in keeping with the goals, objectives, and policies prescribed by the Plan; and WHEREAS, the Vail Town Council finds that the Lionshead Redevelopment Master Plan amendments are in the best interest of the Town as they promote the coordinated and harmonious development of the Town. WHEREAS, the Vail Town Council finds that the addition of the Glen Lyon Office Building site into the Lionshead Redevelopment Master Plan facilitates the orderly and comprehensive redevelopment of the West Lionshead neighborhood. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Section I. Text Additions and Deletions The Vail Town Council hereby approves the Lionshead Redevelopment Master Plan amendments, as illustrated by text additions stated in bold italics and deletions in StFikethr-eugh-. Section II. Exhibits The Council hereby approves the Lionshead Redevelopment Master Plan amendments, as illustrated by the following maps and figures attached to this resolution as exhibits: A. Map A - Lionshead Study Area B. Figure 4-9 - Existing West Lionshead Development Concept C. Figure 4-9A - Proposed West Lionshead Development Concept D. Figure 5-25 - West Lionshead Building Mass/ Height Limitations Resolution No. 26, Series 2008, Page 1 of 15 Section III. Chapter 2 Introduction - shall be amended to read as follows: 2.6 Master Plan Study Area The boundaries of the Lionshead Master Plan study area (see Map A) were established by the Town Council at the outset of the master planning process. They are defined by the following features: On the north by 1-70 On the east by Middle Creek (west of the Vail Valley Medical Center) On the south by the Town of Vail boundary (south of Forest Road, not including single- family lots) On the west where Tract K intersects the South Frontage Road, to the west of the Glen Lyon Office Building site. Section IV. Chapter 4 Master Plan recommendations — Overall Study Area shall be amended as follows: 4.1.5 West Lionshead - Residential/ Mixed -Use Hub , West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in keeping with what the Town would like to see Lionshead become as it redevelops in the coming years. The Town of Vail does place a high value on maintaining the office and retail areas in West Lionshead and any redevelopment shall reasonably increase the square footage of existing office and have "no net loss" of retail square footage in West Lionshead. With their recent acquisition of additional properties in this area, Vail Resorts has the opportunity to bring lift service to this part of Lionshead. Lift service brings with it great potential for the re -development of this area and in doing so expand all of Lionshead to the west with improved pedestrian connections, new retail and office activity and other improvements. While lift access will certainly energize this area during the winter months, attention should be given to creating a year-round attraction within this area of Lionshead (see detailed plan recommendations in Chapter 5) The master plan recommends that this hub become a residential/ mixed use area with an emphasis on meeting the needs of both the local community and our guests. Appropriate uses could include high density residential development, lodging, community and visitor based office and retail space, employee housing and parking, bus or transit functions and a ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to Vail Mountain. Consideration should be given to integrating employee housing into the redevelopment of West Lionshead in accordance with the Town's employee housing policies and regulations. To the extent possible, development Resolution No. 26, Series 2008, Page 2 of 15 patterns in this area should reflect north -south orientation of buildings, visual penetrations to the mountain, and a pedestrian oriented environment. The degree of north -south building orientation may be difficult given the relatively narrow east -west orientation of this area. In addition, the introduction of ski lift access in this location creates a catalyst for a structured public parking facility. All service and delivery demands created by development in this area shall be accommodated on-site. The site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant. The mountain service yard could be reduced in size, as some functions can be moved to less central locations. It may also be possible to relocate the entire mountain service yard to a new location in the West Lionshead area which would allow for greater flexibility in the redevelopment of this site. However as the area develops it is critical that new uses be connected to the primary pedestrian corridors and that they be served by the Town of Vail in -town transit system. 4.5 Public Transportation An efficient transit system is critical to the character and environmental quality of any pedestrian -oriented resort. Goals identified by the master plan regarding transit include: 4.5.1 Connection to West Lionshead West Lionshead consists of the , the itation plant, the HGIY GFG66 let, the feFFneF gas 6tatien site, the Vail P.-.---- , Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. Because it is an area of potentially significant growth, it is important that it be fully integrated into the Town of Vail transit system. The West Lionshead properties are at the outside edge of the acceptable walking distance to the ski yard (1200 feet). With a mixed use development in the area which integrates a ski portal, retail space, office space and residential development, transit service to this area and interconnections to other portals will be critical to develop in the future. In addition, the update of the Vail Transportation Master Plan shall provide direction on the ultimate location of a Lionshead Transit Facility along with needed interconnections between ski portals, regional transit stops, and other transportation modes. The addition of a ski lift in this area would make this area more viable to redevelopment as it would be within the acceptable walking distance of a lift (1,200 feet). 4.9 Housin 4.9.4.3 Vail AssGdates SeWiGe Yard Holy GFess Site, Vail PFOfessional Bwldwng, West Lionshead West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. All redevelopment in West Lionshead will need to conform to the Town's housing policies and requirements. In order to create activity and vibrancy in West Lionshead it is Resolution No. 26, Series 2008, Page 3 of 15 appropriate to include some dispersed employee housing opportunities for permanent local residents in proposed developments in the area consistent with these policies. Perhaps the most promising locations to replace the Sunbird affordable housing project and to conform to the Town's housing policies and requirements for new employee housing generation in Lionshead are the North Day Lot, Vail Associates service yard, and Holy Cross site. However, housing is not the only use these three properties will need to support. 4.9.4.6. North Day Lot The North Day lot is considered to be the preferred location for a significant housing project in Lionshead to replace the Sunbird affordable housing project and provide housing for new employee generation. The North Day Lot may also need to accommodate a transit center on the ground level of the development site. Additionally, it may be necessary to develop a higher revenue -generating product on a portion of the Vail Associates service yard, Holy Cross, Vail Professional Building site, and Cascade Crossing sites in order to defray the cost of road and infrastructure improvements. Section V. Chapter 5. Detailed Plan Recommendations shall be amended as follows: Resolution No. 26, Series 2008, Page 4 of 15 Ai M- ._ MYTOR 11100 MOM Oil MR -MM Mr Resolution No. 26, Series 2008, Page 4 of 15 Resolution No. 26, Series 2008, Page 5 of 15 NOW! "ON WIN - - - - - - - M. ONION MIS rTICTI. IMW lip lop Resolution No. 26, Series 2008, Page 5 of 15 - — MW arM." IMT -Mr. 0 -Y-MT 7=-e-- - I �72 Ii.I.M.'NOW 1010"NIN 41,100 W-- 5.17 West Lionshead West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional Building site, Cascade Crossings site, Glen Lyon Office Building site, former gas station site and the Eagle River Water and Sanitation site. 5.17.1 South Fronta4e Road Improvements and Vehicular Access Planning for West Lionshead must consider two different scenarios: the realignment of South Frontage Road and its retention in the existing alignment. While the introduction of lift service is viable in either of these Frontage Road alternatives, site design will vary depending upon what happens to the Frontage Road alignment. See Figures 4-9a, and 4-9b for the Frontage Road realignment alternatives. Notwithstanding these different Frontage Road scenarios, there should be an increase of existing office square footage and "no net loss" of retail square footage as a result of the redevelopment of these parcels. Furthermore, service and delivery for West Lionshead shall occur underground or be hidden from public view. Service and delivery truck turning maneuvers should not negatively impact traffic flow on the South Frontage Road. With a realignment of vehicular access points, attention should be given to the location of service and parking areas. a. Retention of Existing Frontage Road Alignment If the Frontage Road remains in its current location the Maintenance Yard(Holy Cross parcels, the Vail Professional Building site, and /Cascade Crossing and the Glen Lyon Office Building site all remain viable development sites. The most viable site for a public parking facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are feasible, the old gas station site is a viable location for a base terminal. This location would require a grade separated pedestrian crossing over the Frontage Road to the Maintenance Yard/Holy Cross parcels. A strong east -west oriented pedestrian corridor with ground floor retail Resolution No. 26, Series 2008, Page 6 of 15 uses would be necessary to create a strong connection between this area and the rest of Lionshead. Under this Frontage Road scenario the Vail Professional Building site and Cascade Crossing could be developed as a contiguous parcel. In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the sites. Possible opportunities for improvements may include, an improved mass transit stop, relocated/reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, greater sight distances, dedicated turning lanes, landscaped medians and skier drop-off. In the redevelopment of Cascade Crossing and the Glen Lyon Office Building site under the current configuration of the Frontage Road, the bus stops in front of said properties shall be enhanced with, for example, shelters, benches, and landscaping. Pedestrian connections shall be improved from the bus shelters, across the South Frontage Road and to and from the surrounding buildings to provide safe and attractive pedestrian crossing and connections. Improvements may include crosswalks, walkways, pedestrian crossing warning lights, medians, and signage. b. Frontage Road Realignment The greatest benefit of this realignment alternative is that it results in one very large and contiguous development parcel and in doing so integrates the Maintenance Yard/Holy Cross site with the West Day Lot by removal of the barrier created by the existing Frontage Road alignment. It also creates the best pedestrian environment in creating an extension of the Lionshead Retail area in that it provides the potential to establish a convenient and desirable pedestrian connection to the rest of Lionshead. With this alternative the most viable site for a public parking facility would still be the Maintenance Yard/Holy Cross parcels. With the re -location of the Frontage Road lift access out of the old gas station site would not require a grade separated pedestrian crossing to the Maintenance Yard/Holy Cross parcels. However, a grade separated crossing over the Red Sandstone Creek would be needed to link the Holy Cross site with the Vail Professional Building site. This alternative would also present the opportunity for enhancing Red Sandstone Creek to make it more accessible to the community and an aesthetically pleasing water feature. Enhancements might include; streambank stabilization/ beautification, natural stream drop structures, interactive low flow areas and general improvements for wetlands and wildlife habitiat. Any modification or enhancement to the creek corridor would be subject to U.S. Army Corp of Engineers approval. A strong east -west oriented pedestrian corridor with ground floor retail uses would be necessary to create a strong connection between this area and the rest of Lionshead. In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements shall be explored in conjunction with any future redevelopment of the Frontage Road and interior roads within the redevelopment of the West Resolution No. 26, Series 2008, Page 7 of 15 Lionshead sites. Possible opportunities for improvements may include improved mass transit stops, relocated(reduced/shared points of entry/exiting, restricted access points, acceleration/ deceleration lanes, roundabouts at major intersections, greater sight distances, dedicated turning lanes, landscaped medians and skier drop-off. 5.17.2 Pedestrian and Bike Access As compared to a separate, free-standing portal, West Lionshead is considered a part of the greater Lionshead area. In order for this area to be successful, it is important to have a strong pedestrian connection with the rest of Lionshead. Streetscape improvements including bike lanes or trails and sidewalks should be incorporated in any redevelopment along West Lionshead Circle and the South Frontage Road to improve the viability of mixed uses in West Lionshead. Improvements to street lighting, walking surfaces, trails, seating areas and public art that facilitate safe and attractive pedestrian and bike movement are strongly encouraged. Said improvements may necessitate the need for access easements through the sites. In the redevelopment of West Lionshead, pedestrian and bike connections shall be made to integrate with the rest of Lionshead and Cascade Village. There is an existing recreation path that runs across the southwest corner of the Glen Lyon Office Building site. If the site redevelops the recreation path shall be enhanced to meet town recreational path standards and to provide a safe and attractive pedestrian and bike experience. The improvements shall include a public easement over the path where necessary. 5.17.3 Preservation of Existing Office and Retail Space There shall be an increase in office space and no net loss of retail space in West Lionshead. Opportunities for increasing the square footage of office and retail beyond the existing conditions in West Lionshead shall be evaluated during the development review process. Currently, West Lionshead offices and businesses offer a variety of local services and amenities, which is important to preserve with the redevelopment of West Lionshead. During the winter months, the proposed ski lift in West Lionshead and the associated parking will generate significant pedestrian traffic and activity. However, consideration should be given to how West Lionshead can be an active and vibrant place year-round. One way this can be accomplished is the reinforcement of a well -crafted program of specialty retailers, offices, and restaurants that attract both tourists and local residents. Also, quality architecture and the creation of appealing outdoor spaces in and of itself will encourage people to visit this area. An active program of public art, residential units that are used for "artists in residence" or a culinary school are examples of uses that could create a catalyst for activity. In conjunction with any application to develop a new ski lift, a market study which analyzes the appropriate amount of office/retail square footage shall be included in the redevelopment of West Lionshead. 5.17.4 Relationship to Red Sandstone Creek and Gore Creek Resolution No. 26, Series 2008, Page 8 of 15 Red Sandstone Creek and Gore Creek abut the Glen Lyon Office Building site, former gas station site, Holy Cross site and the Vail Professional Building site. Any redevelopment of these parcels should consider how the creeks can be enhanced and made an amenity of this redevelopment area. A substantial stand of mature trees exists on the banks of the two creeks, with low lying brush on the shores. Every effort shall be taken to preserve the substantial trees and natural steep slopes along the banks of both creeks. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened. Improved public access and utilization of Gore Creek and Red Sandstone Creek for fishing and other recreational purposes is strongly encouraged to create a catalyst for activity and enjoyment of the streams. 5.17.5 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 in West Lionshead and the extent to which they influence the quality of the experience of passers-by, all future development of the sites should be closely scrutinized for compliance with the applicable architectural design guidelines. For properties that are east of Red Sandstone Creek, in West Lionshead, higher densities and building heights may be appropriate, particularly to encourage the development of employee housing. However, any development must meet the overall character and visual intent of this master plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. Notwithstanding the height allowances of the underlying zone districts, building height and massing shall be responsive to the Gore Creek and Red Sandstone Creek corridors, in that buildings shall gradually "step down" at the creek sides. Building height and massing shall also "step down" towards the Interstate, and at the western end of Lionshead. Figure 5-25 provides a general depiction of how building height shall gradually lower at the western end of this study area. The intent of these height standards is that building height reduces by entire floor levels in the locations as generally depicted on Figure 5-25. Notwithstanding the height allowances depicted on Figure 5-25, which depicts building height in an east(west orientation, building height and massing shall also "step down" in a north/ south orientation. Notwithstanding the height allowances depicted on Figure 5-25, buildings fronting directly along Gore Creek and the western end of Lionshead shall express no more than three to four levels before "stepping back" to taller building mass. On the Interstate side of this area, building design shall be articulated to avoid large expanses of shear/unbroken wall planes. 5.17.6 Redevelopment Considerations for Glen Lyon Office Buildin_-a site Resolution No. 26, Series 2008, Page 9 of 15 Consistent with its location at the western edge of West Lionshead and with respect to the extensive frontage along Gore Creek, it is appropriate to recognize certain development limitations and opportunities regardless of the underlying zone district. 5.17.6.1 Height Building heights shall be consistent with Figure 5-25, West Lionshead Building Massing and Height Limitations. Notwithstanding the height limitations set forth in Figure 5-25, the maximum height for buildings on the Glen Lyon Office Building site shall not exceed 56 feet. 5.17.6.2 Residential Land Use and Density Existing physical improvements on the Glen Lyon Office Building site include a three-story building with 10,829 square feet of general office space and a surface parking lot. Because of the site's physical location along Gore Creek, it's accessibility to Lionshead Village, and the adjacent potential redevelopment including a ski -lift and activity center, it may be appropriate to introduce a mix of uses on site. If residential uses are proposed, the use shall be consistent with the Master Plan goal to increase the number of 'Live Beds' in Lionshead. Residential density on the site should be studied and proposed in a manner that is compatible with the character and scale of adjacent uses and Gore Creek. Residential uses should be located on the basement or garden level and second floor and above in buildings on-site. If residential uses are proposed on the street level or first floor, the vitality of the pedestrian and bike experience shall be considered along with the function and character of the adjacent uses and structure design. The mixture of land uses on the Glen Lyon Office Building site shall maintain a balance between residential, office/ commercial and recreational uses to serve both the visitor and the permanent resident. 5.17.6.3 Office Land Use Consistent with the Master Plan requirement for an increase of office space, the existing 10,829 square feet of office space shall be replaced and increased on-site. 5.17.6.4 Employee Housin_g All (100•/) of the employee housing requirements associated with the Glen Lyon Office Building site, as required by the Vail Town Code, shall be met on-site. 5.17.6.5 Landscape Preservation and Relationship to Red Sandstone and Gore Creeks The Glen Lyon Office Building site borders on the Red Sandstone Creek along the east property line and the Gore Creek along the south property line. The redevelopment of the Glen Lyon Office Building site should consider how the creeks can be enhanced and made an amenity of the area. A substantial stand of mature trees exists on the banks of the two creeks, with low lying brush on the shores. Every effort shall be taken to preserve the substantial trees and natural steep slopes along the banks of both creeks. While the natural riparian corridor of these streams needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened. Improved public access and Resolution No. 26, Series 2008, Page 10 of 15 utilization of Gore Creek and Red Sandstone Creek for fishing and other recreational purposes is strongly encouraged to create a catalyst for activity and enjoyment of the streams. INTRODUCED, READ, APPROVED AND ADOPTED his 3rd day of February, 2009. ichard . Clevelan ayor ATTEST: Ja L relei Donaldson, Town Clerk Resolution No. 26, Series 2008, Page 11 of 15 AL . SE . . EXHIBIT A Resolution No. 26, Series 2008, Page 12 of 15 ■ i i CHAPTER 4 MASTER PLAN RECOMMENDATIONS, OVERALL STUDY AREA PACE 4-24 Resolution No. 26, Series 2008, Page 13 of 15 0 t 1 19,j LIONSHEAD REDEVELOPMENT MASTER PLAN EXHIBIT C CHAPTER 4 MASTER PLAN RECOMMENDATIONS - OVERALL STUDY AREA LIONSHEAD REDEVELOPMENT MASTER PLAN Resolution No. 26, Series 2008, Page 14 of 15 PAGE 4-25 EXHIBIT D CHAPTER 5 DETAILED PLAN RECOMMENDATIONS LIONSHEAD REDEVELOPMENT MASTER PLAN Resolution No. 26, Series 2008, Page 15 of 15 PAGE 5-53