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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. 2 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.) 3 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 4 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 5