HomeMy WebLinkAbout2006-04 Amending 2.3.3 Chp 4 and 5 for the Preservation and Enhancement of the Number of Live Beds in LionsheadRESOLUTION N0.4
Series of 2006
A RESOLUTION AMENDING SECTION 2.3.3 STRONGER ECONOMIC BASE THROUGH
INCREASED LIVE BEDS, CHAPTER 4RECOMMENDATIONS-OVERALL STUDY AREA, AND
CHAPTER 5 DETAILED PLAN RECOMMENDATIONS TO ESTABLISH POLICIES FOR THE
PRESERVATION AND ENHANCEMENT OF THE NUMBER OF LIVE BEDS IN LIONSHEAD,
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 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 public
hearing on the proposed amendment on June 26, 2006, 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 establish policies for the preservation
and enhancement of the number of live beds in Lionshead; 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:
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 RED BOLD ITALICS (additions) and RED ~FAt:.~ (deletions).
Modifications to the amendments as requested by the Town of Vail Planning &
Environmental Commission are shown in blue and tae-s~~~#~
Policy Objective 2.3.3 -Stronger Economic Base Through Increased Live Beds
1n 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
warm beds") through new lodging products. Live beds and warm beds are best described as
residential or lodging rooms or units that are designed for occupancy by visitors, guests,
individuals, or families on a short term rental basis. In order to improve occupancy rates and
create additional bed base in Lionshead, applications for new development and redevelopment
projects which include a residential component shall provide live beds in the form of
accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached
accommodation units (i.e, lock-off units}, or dwelling units which are included in a voluntary rental
management program and available for short term rental. Further, it is the expressed goal of this
Plan that in addition to creating additional bed base through new lodging products, there shall be
no net loss of existing live beds within the Lionshead Redevelopment Master Plan study area.
Chapter 4Recommendations-Overall Study Area
Note: According to Chapter 4 of the Master Plan,
This section of the master plan addresses issues that affect Lionshead as a whole.
These issues -and recommendations to address them -should be considered in all
planning and policy decisions as Lionshead redevelops. "
4.13 Live Beds
The maintenance, preservation, and enhancement of the live bed base are critical to the
future success of Lionshead and as such, special emphasis should be placed on
increasing the number of live beds in Lionshead as the area undergoes redevelopment.
The Lionshead area currently contains a large percentage of the Town's overall lodging
bed base. The bed base in Lionshead's consists of a variety of residential and lodging
products including hotels, condominiums, timeshares and hybrids of all three. The vast
majority of live beds in Lionshead are not accommodation units in hotels, but instead, in
dwelling units in residential condominiums such as the Vait 21, Treetops, Antlers Lodge,
Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead
Arcade, and Montaneros, all of which have same form of rental/property management
program that encourages short term rental of dwelling units when the owners are not in
residence. It has been the experience in Lionshead that condominium projects which
include a voluntary rental management program have occupancy rates which exceed the
occupancy rate of hotel products, and therefore tend to provide more live beds and
produce more lodging tax revenues to the Town.
Applications far new development or redevelopment which maintain, preserve, and
enhance the live bed base in Lionshead have a significantly greater chance of approval in
the development review process than those which do nat.
4.13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as
residential or lodging rooms or units that are designed for occupancy by visitors,
guests, individuals, or families, on a short term rental basis. Alive bed may
include the following residential products: accommodation units, fractional fee
club units, lodge dwelling units, timeshare units, attached accommodation units
i.e., iock-off units), and dwelling units which are included in a voluntary rental
management program and available for short term rental.
4.13.2 Location of Live Beds
Live beds should be located in Lionshead pursuant to the Lionshead Mixed Use
1 and 2 zone districts. All properties within Lionshead, when developing or
redeveloping and providing new residential or lodging products, should provide
live beds as defined herein.
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4.13.3 Hotel-types of Services and Amenities
To aid in the furtherance of Policy objective 2.3.3 of the Plan, the creation of
additional live beds should include hotel-types of services and amenities. Such
services and amenities may include, but not be limited to, the operation of a front
desk, registration/reservation capabilities, recreational amenities, guest drop-off,
on-site management, etc. These types of services and amenities in multiple
family residential dwellings will increase the likelihood that the dwelling units will
be made available for short term occupancy and help to promote improved
occupancy rates.
4.13.4 Review of New Development and Redevelopment Projects
The Planning and Environmental Commission shall consider the policies and
direction given by this Plan with respect to live beds when reviewing new
development and redevelopment projects in Lionshead. Applications far new
development or redevelopment # shall maintain;--p~se~~~, ark arse the
live bed base in Lionshead. Applications for new development and
redevelopment which enhance the live bed base have a significantly greater
chance of approval in the development review process than those which do nat.
A proposal's adherence to the policies contained in the adopted master plan will
be one of the factors analyzed by staff, the Planning and Environmental
Commission (PEC}, the Design Review Board (DRB}, and the Town Council (as
applicable} in determining whether to approve or disapprove the specific
proposal.
5.13 The Marriott
With approximately 276 rooms, the Marriott is the largest ~ supply of hot beds in
Lionshead. The single largest structure in Lionshead, it is also very visible, especially
from the west. It is consequently a high priority renovation project, and all reasonable
measures should be taken by the Town of Vail to encourage and facilitate its
enhancement. Specific issues regarding this property are as follows:
5.13.1 Redevelopment or Development of the Parking Structure
The best opportunity for new development on the Marriott property is the existing
parking structure (figure 5-17). If this site is developed, attention should be given
to the relationship between the development, Gore Creek, the Gore Creek
recreation path, and the west day lot. Vertical development should step back
from the recreation path, and there should be a clear separation (most likely a
landscape buffer) between the public space of the recreation path and the private
space of the residential units.
5.13.2 Infill Opportunities
There are several tennis courts on the south side of the Marriott. This area
presents an opportunity for low-rise infill development that eases the visual and
physical transition from the existing structure to the Gore Creek recreation path.
5.13.3 Opportunities for Facade Renovation
Exterior renovation of the Marriott is a community priority, but the size and
dimensions of the structure present a challenge, and it is unlikely that the
architectural design guidelines (see chapter 8) can be fully met. However, this
should not discourage exterior renovation, and the Town of Vail Design Review
Board should insure that the intent of the guidelines is met. (This is a basic
premise of the architectural design guidelines, relevant to all existing buildings in
Lionshead.)
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5.13.4 West Lionshead Circle in Front of the Marriott
Any future development or redevelopment of the Marriott property should include
a continuous secondary pedestrian walk on the south side of West Lionshead
Circle. A pavement snowmelt system is strongly recommended because of icing
problems on the walkway in winter.
5.13.5 Preservation of Existing Accommodation Units
The Marriott presently contains 276 short term accommodation units. In addition.
the Marriott also contains a restaurant, lounge, spa, and meeting space facilities
incidental to the operation of the hotel. 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 276 accommodation units. With this in mind, the
quality of the existing accommodation unit roam 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 276 units already on-site should be
evaluated during the development review process. For example, the
construction of "attached accommodation units", as defined in the Zoning
Regulations, could significantly increase the availability of short term rental
opportunities within the building.
5.15 Lionshead Inn, ~a+~e Lionshead Annex, Enzian Cluster
Redevelopment and/or enhancement of the buildings in this cluster at West Lionshead
Circle and South Frontage Road (see figure 5-19) is encouraged.
5.15.1 The Pedestrian Street
The existing structures are recessed from the street, elevated above it, and
separated from it by surface parking lots. To improve the pedestrian character of
the neighborhood, a better relationship with the street is desirable. The principal
objective for redevelopment in this area is to engage the surrounding pedestrian
environment, either by adding building elements toward the street or by lowering
the finish grade at the entries so that they are closer to the level of the street.
5.15.2 Access and Street Frontage
The existing accesses into these properties should be adjusted to align with the
opposing curb cuts on the east side of West Lionshead Circle. The street edge
should be strengthened for pedestrian use with landscaping, enhanced signage,
and retaining walls as described in the site design guidelines, chapter six. The
Lionshead Inn #as secured a permit in the past which is now expired to add
another vehicular access point from the South Frontage Road, and the property
owner is encouraged to pursue the toss *.r?t opportunity to screen the surface
parking lot on the north and regrade the lot to reduce the significant cross-slope.
5.15.3 Building Height
Because it sits considerably above the frontage road, the Lionshead Inn is
encouraged to explore a ground level or lower floor infill solution if development
scenarios are pursued. Additional building height, if proposed, must conform to
the design guidelines.
5.15.4 Preservation of Existing Live Beds
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The Lionshead Inn and ~a+lgfe--t_-e Lionshead Annex presently contain 85
accommodation units. Given the importance and need for s--terms
aL:r~mr.-~~iiatie~s live beds to the vitality and success of the community, any
future redevelopment of the sites shat! ensure the preservation of short term
accommodation on the site. The preservation of live beds should focus on
maintaining the number of existing live beds and the amount of gross residential
square footage devoted to that use on the site. With this in mind, the quality of
the existing live bed base could be upgraded and the rooms could be
reconfigured to create increased lodging opportunities. In no instance, however,
shall the amount of gross residential floor area devoted to live beds be reduced.
i-€~ast, £pper~t~n+#~es-#er-iesre2r~ing t"a-r.:~rr.~~€-aseem~..cba;is-~ .
Ir
rnsess: The construction of "attached accommodation
units", "lodge dwelling units", "timeshare units", "fractional fee club units", and
dwelling units in a voluntary rental program, as defined in the Zoning
Regulations, could significantly increase the availability of chart term rental
opportunities within the building.
INTRODUCED, READ, APPROVED AND ADOPTED this 18"' day of July, 2006.
Rodney fifer; lVl or,1'own of Vail
ATTEST: .~p~yN O
i
r~ Lorelei Do~ialdson, Town Clerk .e9
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