HomeMy WebLinkAbout2005-23 Repealing and Reeancting Resolution no. 15 2005 Amending Certain Sections of the Lionshead Redevelopment Master PlanRESOLUTION NO. 23
Series of 2005
A RESOLUTION REPEALING AND RE-ENACTING RESOLUTION NO. 15, SERIES OF
2005, AMENDING CERTAIN SECTIONS OF THE LIONSHEAD REDEVELOPMENT
MASTER PLAN EXPANDING THE BOUNDARIES OF THE MASTER PLAN TO
INCLUDE THE EVERGREEN LODGE DEVELOPMENT SITE AND ADDING DETAILED
PLAN RECOMMENDATIONS FOR FUTURE DEVELOPMENT ON THE EVERGREEN
LODGE 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 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 August 22, 2005, 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 amend the boundaries of the
Master Plan to include the Evergreen Lodge development site and to add detailed plan
recommendations for future development on the Evergreen Lodge development site, as
prescribed in Chapter 5, Detailed Plan Recommendations, Lionshead Redevelopment
Master Plan; and
WHEREAS, on December 6, 2005, the Vail Town Council requested
amendments to Resolution No. 15, Series of 2005, to further clarify the Town's
development objectives for future development on the Evergreen Lodge development
site; 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 1-TAN6s
deletions). Amendments to Resolution No. 15, Series of 2005, are shown in
red and ~
in part)
CHAPTER 5
Detailed Plan Recommendations
5.99 Evergreen Lodge at Vai!
The Evergreen Lodge is located directly east of the Middle Creek Stream
Tract and is bordered to the north by the South Frontage Road, to the south
by the Vail Valley Medical Center, and to the east by the WestStar Bank
office building. The lot area is 114,337 square feet or 2.625 acres. Physical
improvements that currently exist on the site are a nine story stucco
hoteUcondominium structure with an adjoining two-story hotel facilities
wing, two below-grade structured parking garages, and paved surface
parking. The nine story structure has a predominant east-west orientation
along the southerly edge of the site while the facilities wing has anorth-south
orientation along the western edge of the site. The eastern parking garage is
utilized by the Vail Valley Medical Center for employee parking and is
accessed from the South Frontage Road through a shared entry/exit with the
WestStar Bank office building.
Opportunities for future improvements and upgrades include:
Creation of more underground parking;
Architectural enhancements consistent with the Lionshead
Architectural Design Guidelines;
Improved exterior lighting;
Coordinated vehicular access;
Improved streetscape and landscaping along the South Frontage
Road;
Improved pedestrian circulation; and
Upgraded and expanded hotel accommodations and amenities
2
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive
pedestrian connection from the South 1~ rontage Road, through the Evergreen
Lodge development site, to West Meadow Drive with a continuous
pedestrian/bicycle path along the South Frontage Road, as depicted on Map
1' herein. 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 in disrepair.
There are currently no pedestrian improvements located along the South
Frontage Road. Though no improvements exist, a fair number of
pedestrians use the southerly edge of the South Frontage Road when entering
or exiting the site. 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 regularly maintained. Said improvements may necessitate the need for
pedestrian access easements through the site.
5.19.2 South Frontage Road Improvements and Vehicular Access
he site is currently accessed by vehicles off of the South Frontage Road
from two, full movement, two-way access points. The current location of
these access points relative to the existing access points i'or the WestStar
Bank Building, Vail Valley Medical C'cnter parking structure, Town of Vail
Municipal Buildings, and potential future access points to the Vail Valley
Medical Center and Vail International Building results in undesirable traffic
flow and turning movements creating traffic safety and capacity concerns.
1~l:-_a
desrir-nbie~ehierr;~T:=nf~+F pktterns- tit„' •..~~:°° t~vemetrts~ist+n--Nte
vie-~it~. 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.
3
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term accommodation
units. In addition, The Evergreen Lodge also contains a restaurant, lounge,
spa, and meeting space facilities incidental to the operation of the Lodge.
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 128
accommodation units. With this in mind, the quality of the existing
accommodation unit room 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 i'or 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", as defined in the "Coning Regulations, could
significantly increase the availability of short term rental opportunities
within the building.
5.19.5 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The
Tract is owned by the Town of Vail. The tract is heavily vegetated with
several substantial deciduous trees and a significant lower layer of
underbrush. 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 recognize the benefits of creekside development. While the natural
riparian corridor of Middle Creek needs to remain protected and preserved,
the physical and visual relationships and references between adjacent
development and the stream tract should be strengthened. An opportunity
exists to create a significant connection between the Evergreen Lodge and
Middle Creek. Any use of Middle Creek for aesthetic or recreational
purposes, however, should be subordinate to the preservation of the natural
riparian corridor and its inherent natural character. The Middle Creek
Stream Tract may provide an opportunity for the construction of a
recreational path connecting the South Frontage Road to the existing
pedestrian paths at the Dobson Ice Arena.
4
5.19.6 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
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, every effort should be taken to ensure that
future development on the Evergreen Lodge site does not preclude the Vail
Valley Medical Center from reconfiguring the design of the medical center to
eliminate vehicular access off of West Meadow Drive and relocate the access
to the South Frontage Road. Additional opportunities may include, shared
service and delivery facilities, grading and site improvements, shared
parking, pedestrian pathway connections, and land exchanges.
5.19.7 Service and Delivery
Service and delivery functions for the hotel are accommodated on grade
from the westerly entrance. Service and delivery for the Evergreen Lodge
should occur underground or be hidden from public view. Service and
delivery truck turning maneuvering should not negatively impact traffic flow
on the South Frontage Road. With a realignment of the vehicular access
points, attention should be given to the location of service and parking areas.
An additional level of structured parking at the current Frontage Road level
would help to minimize the apparent height of the existing or future
structures, decrease the grade at existing access points, increase the amount
of landscaping on the surface of the structure, and hide service functions
below grade.
5.19.8 Setbacks from the South Frontage Road
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 allowed. 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 southerly edge of the South Frontage
Road, the minimum required front setback for the Evergreen Lodge
development site shall he thirty feet (30'). This increased setback
requirement shall supersede the 10-foot setback requirement prescribed in
Section 12-7H-10, Setbacks, Vail Town Code.
5.19.9 Architectural Improvements
lie architectural design guidelines (Chapter 8) discuss several transition
tools that can be used to adapt an existing building to the new character and
u-chitectural quality desired for Lionshead. Given the high visibility of the
5
buildings an this site and the extent to which they influence the quality of the
experience of passers-by, all future development on the site should be closely
scrutinized for compliance with the applicable architectural design
guidelines.
5.19.10 Public Transit Stop
A public transit stop is presently located east of the WestStar Bank Building,
across the street from the Town Municipal offices. Through the future
redevelopment of the Evergreen lodge and the Vail Valley Medical Center,
an opportunity exists to potentially relocate the transit stop to a more
optimal location.
INTRODUCED, READ, APPROVED AND ADOPTED this 20th day of
December, 2005.
p F Vq~ .,
O::
S~p,L ~ Rodney Slifer, Ma ~ r, Town of Vail
ATTEST: ~'~,:,~.~"
L ele~ onaldson, Town Clerk
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