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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 n v'~+ UQ L" O ~ T 0y s G tYCU' N ~ o 1 O v ~ C o O Z N O ~' ~ bA O a n G U~ cad i ~ d O N + cd ~ c o'° 3~ ~ sH ~ ~ °~ a ~ c ~ ' a G' W A c N 50~~ ~ N p U o q o ~ ~. y 7+' O~-~ ~ w d. dN vim., vr' i "' RS r+. . ~ ~ 6~ 4.. O ~ - O ^ ~ ,~ ' ~ p '~ o> y ~ w • t3 G~~' A ~ ~ ~ ,~ P N v ~ ^ O G N N ~.~'~ sue., ~ P+ ~ ~ A ~ ~ N " Cy S O N v' O A ~ O` ~ d ~ ~ c~ - OO ~ ~ A y ~ " O •~ y ~ a p. O O Q~ ~ .. a~ . U ~" gyp.. ' O ~ P+ cd ' G U ~ H ~ O p. 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