HomeMy WebLinkAbout2006-17 Amending Certain Sections of the Lionshead Redevelopment Master Plan for Ski Yard and Lion Square Lodge Development sitesRESOLUTION NO. 17
Series of 2006
A RESOLUTION AMENDING CERTAIN SECTIONS OF THE LIONSHEAD
REDEVELOPMENT MASTER PLAN REVISING THE DETAILED PLAN
RECOMMENDATIONS FOR FUTURE DEVELOPMENT ON THE SKI YARD AND LION
SQUARE LODGE DEVELOPMENT SITES, 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 Lion Square Lodge
has proposed an amendment to the Master Plan; and
WHEREAS, the Town of Vail Planning and Environmental Commission has held
a public hearing on the proposed amendment on August 14, 2006, and has forwarded a
recommendation of approval of the amendment to the Town Council; and
WHEREAS, the purpose of this amendment is to amend the detailed plan
recommendations for future development of the Ski Yard and the Lion Square Lodge
development sites, as prescribed in Chapter 5, Detailed Plan Recommendations,
Lionshead Redevelopment Master Plan; 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 italics (additions) and +taliss (deletions).
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CHAPTER 5 (in part)
Detailed Plan Recommendations
5.11 Ski Yard
Improvements recommended for the Lionshead ski yard are as follows:
5.11.1 Relationship to the Lionshead Pedestrian Mall
There is a significant grade change between the ski yard and the retail mall. As
suggested in figure 5-15, a better grade transition could be designed at the north
edge of the ski yard to make it a more usable public space and to articulate a strong
linkage between the urban environment of the retail mall and the open environment
of the ski yard.
5.11.2 Skier Bridge
The existing skier bridge is a landmark but needs to be replaced. The new bridge
should be visually compatible with the desired character of Lionshead and wide
enough to separate skiers and pedestrians.
5.11.3 Connections
As depicted in figure 5-15, pedestrian path connections should be provided from the
north end of ski yard and the gondola terminal to the Gore Creek recreation path, the
skier bridge, and the southeast corner of the Lion Square Lodge (location of the KB
Ranch Restaurant).
5.11.4 Screening and Landscaping
Lion Square Lodge should be involved in planning enhancements in the ski yard.
Landscaping is desirable to screen the building at the west edge of the yard, but in
the central area would conflict with skier operations and the yard's potential to
function as a village green for community gathering and summer recreation.
5.11.5 Potential Setback Encroachments by Adjacent Property Owners
Since the Ski Yard functions as an outdoor recreation and special events area,
rather than a traditional development site, encroachments within adjacent
property owners' prescribed setback areas adjacent to the Ski Yard may be
considered.
5.12 Lion Square Lodge
The Lion Square Lodge, located at the end of Lionshead Place, occupies two
parcels. The main parcel (phases 1, 2, and 3) borders the ski yard and the Gore
Creek recreation path. The north parcel (phase 4) is located north of the Lionshead
Place cul-de-sac. Several issues arise because of this split configuration.
5.12.1 Traffic Concerns
The primary concern of the Lion Square Lodge property owners is the existing and
potential volume of traffic (both lodging vehicles and delivery vehicles) that accesses
the Vail Associates core site. The current access into the core site passes between
Lion Square's main and north properties, resulting in an unsafe and poorly defined
connection between the buildings. When the Vail Associates core site is
redeveloped, the mitigation of lodging and service vehicle impacts on the Lion
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Square Lodge will be essential. Service vehicles should not be allowed to stage
outside of the core site or to cause visual, audible, or air pollution impacts.
5.12.2 Pedestrian Connection between the Main Building and the North Building
Potential redevelopment must address the need for a clear pedestrian connection
and defined vehicular corridor between the main Lion Square Lodge property and the
north building on the other side of Lionshead Place (see figure 5-16).
5.12.3 Ski Yard Pedestrian Access
The pedestrian path around the north end of the Lion Square Lodge should be
upgraded to provide an attractive and safe pedestrian connection from Lionshead
Place into the ski yard. Because the path is close to the residential units in the
northern end of the Lion Square building, landscaping and other screening methods
will be needed. It is not recommended that this pedestrian access be emphasized,
but only that it be of better quality. The west Lionshead pedestrian portal is more
important as the western point of entry into the core area.
5.12.4 Potential Development and Redevelopment Scenarios
Lion Square Lodge is in need of major exterior renovations or redevelopment.
Figure 5-16 presents a scenario by which the Lodge could add significant density,
enabling the creation of a strong architectural edge to Lionshead Place, a direct
connection between the main and north Lodge properties, and a screened parking
and arrival area. Another redevelopment scenario (not illustrated) entails relocation
of the existing core site access road to a new dedicated access on the north side of
Lion Square's north building. This would enable redevelopment to connect the
primary Lion Square Lodge building with its north property. Issues associated with
this scenario include the proximity of this new intersection to the adjacent West
Lionshead Circle intersection and the potential for noise and visual impacts on the
south side of the Montaneros property.
5.12.5 Potential Setback Encroachments Adjacent to the Ski Yard
The east property boundary at the Lion Square Lodge is uniquely situated
adjacent to the Ski Yard, rather than another traditional development site.
Since the Ski Yard functions as an outdoor recreation and special events area,
rather than a development site for permanent buildings, these two properties
relate differently than other properties in Lionshead.
The existing Lion Square Lodge is deficient in regard to numerous building
and fire code issues such as accessibility and egress, and any redevelopment
of these buildings should remedy these deficiencies. Since the Lion Square
Lodge abuts the Ski Yard, rather than another traditional development site, an
opportunity exists for redevelopment of the Lion Square Lodge to occur in
response to the existing site conditions rather than in response to the
prescribed setback areas.
Encroachments into the setback areas adjacent to the Ski Yard should be
considered when associated with a comprehensive redevelopment plan to
improve the accessibility, egress, life safety, or other building and fire code
compliance upgrades for the existing Lion Square Lodge. However, new
structures associated with ademo/rebuild of the Lion Square Lodge should
not be constructed in a setback area.
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The Lion Square Lodge owner(s) should acknowledge that any encroachment
into the setback area adjacent to the Ski Yard could have negative impacts to
their residents and guests (noise, reduced privacy, obstruction of views, etc.)
due to the close proximity of activities customary to the use and operation of
the Ski Yard (recreational activities, special events, snow making,
maintenance, etc.) Additionally, the Ski Yard owner(s) should acknowledge
that any encroachment into the setback area adjacent to the Ski Yard may
adversely affect existing below grade improvements and may reduce the
potential future development of the Ski Yard.
Should encroachments into the setback areas adjacent to the Ski Yard be
considered, an alternative means of meeting the purpose and intent of the
setback requirements should be provided. Any alternative to the prescribed
setback requirement should ensure adequate light, air, and open space;
adequate areas for drainage and utilities; adequate separation of buildings and
uses; etc. Special consideration should be made to ensure that adequate
landscaping and buffering is provided. Since encroachments into the setback
areas adjacent to the Ski Yard may have negative impacts; any alternative to
the prescribed setback requirement should be mutually agreeable to the Lion
Square Lodge owner(s), the Ski Yard owner(s), and the Town of Vail. Any
adopted alternative to the prescribed setback requirement should be
memorialized in a legally binding agreement between all three parties.
INTRODUCED, READ, APPROVED AND ADOPTED this 15th day of August,
2006.
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Rodney Slifer, Mayor, ~bwh of Vail
A~TTES,T:
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6rel.~i Donal son, Town Clerk
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