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HomeMy WebLinkAbout2004-18 Amending Certain Sections of the Lionshead Redevelopment Master PlanRESOLUTION NO. 18 Series of 2004 A RESOLUTION AMENDING CERTAIN SECTIONS OF THE LIONSHEAD REDEVELOPMENT MASTER PLAN CLARIFYING AND AFFORDING ALL TYPES OF DEVELOPMENT PROJECTS, "NEW AND REDEVELOPMENT", FLEXIBILITY IN THE APPLICATION OF THE ARCHITECTURAL DESIGN GUIDELINES, AS PRESCRIBED IN CHAPTER 8 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 Maser Plan, the Town of Vail Community Development Department has proposed an amendment to the Master Plan; and WHEREAS, the Town of Vail Planning 8 Environmental Commission has held a public hearing on the proposed amendment on July 26, 2004, 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 implementation policies prescribed in the Master Plan to clarify and afford all types of development, "new and redevelopment, flexibility in the application of the Architectural Design Guidelines the "Guidelines"), as prescribed in Chapter 8, Lionshead Redevelopment Master Plan; and WHEREAS, the Town Council finds that from time to time it may be desirable to afford flexibility in strict application of the Guidelines to new development projects; 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 BOLD ITALICS (additions) and ~T-,ANGS deletions). CHAPTER 8 Architectural Design Guidelines 8.1 Vision Statement The Lionshead neighborhood in Vail presents the opportunity to establish a dynamic and exciting community within one of the r..,...ier resorts in the world. Lionshead's mountain location, proximity to the ski slopes, and ample residential base evokes the vision of a truly special place, full of vitality and interest. This vision can be achieved through redevelopment of the community by addressing site and architectural issues, and through consistent and effective transitions from existing to new buildings. The pedestrian experience of the public spaces within Lionshead is the most critical issue for redevelopment. Many of the existing spaces are static and uninteresting, due to a prevailing grid organization and lack of animation and architectural coherency within the spaces. One of the most effective ways to intensify this experience is through careful design of the architecture which defines the public spaces. Visually dynamic variation at the pedestrian level can help avoid a monotonous streetscape, and judicious use of ornament, detail, artwork, and color can reflect individuality and establish a variety of experience. The architecture of Lionshead is envisioned as a unified composition of buildings and public spaces based on the timeless design principles of form, scale, and order, made responsive to their setting and environment. It is not envisioned as a strict dictation of a specific "style" or "theme." Many existing buildings within the community are built of monolithic concrete slabs and lack any sense of order or personality. The new image for Lionshead should move towards the future-using historical alpine references and Vail Village as antecedents. This design framework will allow individual property owners freedom of expression within the personalities of their buildings while establishing and maintaining an overall unifying character and image for the entire community. In addition, it is paramount that the redevelopment effort address specific design considerations generated by the location, climate, and surrounding environment, such as addressing views, using indigenous building materials, and reflecting the alpine heritage. 2 Designing in response to our regional heritage, adhering to a consistent architectural order, and enhancing the public experience will enable Lionshead to define its own identity-making it a distinct and special place not just within the context of Vail, but within kindred mountain communities around the world. 8.2 Organization, Purpose and Scope The organization of the Lionshead Architectural Design Guidelines is based upon describing the "big picture" of the redevelopment effort first, and then studying the more detailed aspects. Sections 8.1 and 8.2 begin with the "big picture" and offer the "vision" for Lionshead, and provide explanatory information regarding organization, purpose,.and scope. Section 8.3 contains special provisions for new and existing structures, including redevelopment priorities, triggers, and transition tools. This Section addresses how flexibility in the application of the Guidelines should be applied to development applications under consideration by the Town's Boards and Commissions. Section 8.4 contains the Guidelines themselves, but begins first with the "big picture" of planning considerations which may overlap with the Lionshead Master Plan. Prospective developers and/or designers should study this portion of Section 8.4 carefully, to see what design criteria must be met if their project occupies a special site relative to building roles, pedestrian streets, or transition spaces. The f~s; ~~-!: The imaxt: r'rfl.ionslteci4lslra:rJcf t•crntrtFute t~> its ".sc~xsa cr~~rlu~e, latter portion of Section 8.4 deals with the architectural principles of the Design Guidelines, starting first with overall issues such as building form and massing, then moving into more detailed issues such as dimensional criteria for architectural components, materials, and colors. Section 8.5 provides a "quick glimpse" of the quantitative values outlined in the Guidelines. The purpose of the Lionshead Architectural Design Guidelines (ADG) is to work in concert with the Lionshead Master Plan to enhance the existing experience within the community, improve the quality of life, focus direction for future growth, create visual harmony, and improve property values for businesses and homeowners. This document constitutes a design philosophy for the community, which when integrated with the Lionshead Master Plan, helps to establish Lionshead as a coherent, dynamic village with a true "sense of place." These Guidelines are intended to direct the growth of the community through distinct levels of perception, from views of the neighborhood from the mountain and the highway, to perceptions within its pedestrian streets, to the detail level of artistry and ornamentation on the structures themselves. The scope of the Design Guidelines includes all criteria related to the architectural design of new and redevelopment ~d projects within Lionshead, along with site and planning criteria which relate directly to architecture. Other site and planning criteria may be found in the Lionshead Master Plan, and should be reviewed concurrently with these Guidelines. Structures which have been reviewed and approved by regulatory agencies for Lionshead prior to the endorsement date of this document may present special' 4 Fib cY- ". i'nrtais e,)t~~t pr~c~sc'~nt the jig:~t irrur,~es c>/tha corrrrnarnrtt~ 1©~Jcsi~strra~rs. circumstances with respect to the criteria cited within these Guidelines, and will be handled per Section 8.3. 8.3 New and Existing Structures 8.3.1 Special Provisions While these Guidelines offer a roadmap for the redevelopment of Lionshead, they are not intended to limit the efforts of developers and/or designers involved with new and existing structures. It is understood that many of the buildings within the community or may be unable to comply with some of the criteria described in the ADG. Many existing buildings, for instance, may already exceed the height criteria identified. Some existing roof pitches within the community may not meet the numerical values described. And many of the existing pedestrian streets may fall well short of the "ideal" proportions depicted. These and similar issues will be handled on a case-by-case basis, with determination of compliance based upon whether the building meets the general intent of these Guidelines and the tenets described herein. Similar to existing structures, it is also understood that from time to time the Town may determine that it is desirable to afford,flexibility in strict application of the Guidelines to new development projects. In these instances, the reviewing body shall rely upon the stated review criteria for deviations to the Architectural Design Guidelines outlined in sub- section 8.3.3.A contained herein. Proposed renovations'or additions which meet the general intent of the ADG will be offered more latitude with respect to specific non-compliant items than those which stray from the overall vision of Lionshead as described within-variances will be granted from the detail of the Guidelines if the overall intent is met. In addition, any meaningful efforts to enhance existing structures will be recognized as positive progress, and strict compliance with the "letter" of these Guidelines is not meant to discourage potential improvements. 8.3.2 Development Master Plans Since many of the structures within Lionshead are pre-existing, Development Master Plans are highly encouraged to define long-range goals for buildings within individual parcels. These Plans should be presented to the Design Review Board (DRB) for review when applying for initial building design approval, and should include information such as: Overall architectural "vision" for all buildings within the site 5 Design strategies for maintaining consistent architectural language between renovations and new construction within the site Proposed phasing plans 8.3.3 Redevelopment Prioritization and "Triggers" Consistent with Section 8.3.1 above, existing properties aze encouraged to renovate and rehabilitate, to the greatest extent possible, the exterior of their buildings according to the pazameters of the ADG. It is recognized, however, that a single, complete, and comprehensive exterior renovation may not be economically possible for all existing structures, and incremental improvements must be allowed. Having said this, the following potential exterior improvements should be considered as priorities by both private property owners and the Town of Vail. All reasonable efforts to encourage, provide incentives, and facilitate these improvements should be made. Renewed and expanded retail frontage. For properties fronting the Lionshead retail mall and retail pedestrian streets, the renovation and expansion of the ground floor retail level is perhaps the most critical element in revitalizing the Lionshead retail core. Roofs. As outlined in the ADG, the roofscape of Lionshead is a critical component in "knitting" together the built environment and providing visual cohesion to the urban fabnc of Lionshead. Planning considerations. All buildings in Lionshead, both existing and new development, should seek to fulfill the roles of landmarks, portals, turning points, and other roles as outlined in the Master Plan. Form, massing and height criteria. Building surface treatment- walls, doors, windows, signage, etc. All other components of the architectural design guidelines. A critical question regarding the renovation of existing structures is when compliance with the architectural design guidelines is "triggered" or required. Regazding this, the following guidelines should be considered: To the greatest extent possible, renovating properties should endeavor to make significant and meaningful improvements to their properties as opposed to small, insignificant improvements. This does not discount the importance of any improvement to a properties exterior. Any single incremental improvement to one building element will not necessarily trigger compliance on all remaining building 6 elements. However, any portion of the building being improved should do so according to the parameters of the architectural design guidelines. For example, if a property applies to resurface the walls of their building, this resurfacing should be done according to the ADG, but will not in and of itself also require the replacement of the roof, or another major modification, at the same time. Any proposal to add significant volume or mass to a property may 1 trigger full a~eosenable compliance to the Master Plan and Architectural Design Guidelines. Deviations from this requirement shall require demonstration of compliance with the procedures and review criteria outlined in Subsection 8.3.3.A herein. 8.3.3.A Review Criteria for Deviations to the Architectural Design Guidelines for New Development Similar to the implementation policies of the ADG prescribedfor existing structures, the Town has determined that there may be instances where flexibility in requiring strict compliance with the Guidelines for new development maybe in the best interest of the community and the furtherance of the goals and objectives stated in the Lionshead Redevelopment Master Plan. That said, however, it is acknowledged that such rnstances are rare and extraordinary, and shall be considered on a case-by-case basis. To aid in determining when flexibility shall be afforded to new developmentfrom strict compliance with the Guidelines, review criteria have been established The degree of design deviation flexibility afforded to a development project shall bear proportionately to the extent of the improvements proposed For example, a development application that proposes the construction of a new structure which includes the demolition of an existing structure or adds significant volume or mass to a property, shall more fully comply with the prescribed Architectural Design Guidelines outlined in the master plan than an application which proposes a renovation or addition to an existing building The following criteria shall be used by the Town of Yail Planning d~ Environmental Commission and Design Review Board to determine if deviations to the Guidelines should be granted: It shall be the burden of the applicant to demonstrate to the satisfaction of the Town of Vail Planning & Environmental Commission following a recommendation from the Design Review Board that: The requestfor design deviations are in compliance with the purposes of the zone district; and 7 The proposal which includes the design deviations is consistent with applicable elements of the Lionshead Redevelopment Master Plan; and The proposal which includes the design deviations does not have a significant negative effect on the character of the neighborhood; and The proposal substantially complies with other applicable elements of the Vail comprehensive plan; and The design deviation meets or exceeds the intent of the specific design standards as prescribed in Section 8.4; and, A public benefit is achieved as a result of the design deviation; and, The design deviation furthers the goals, objectives and purposes as stated in Sections 2.3, 2.5 and 8.2 of the Lionshead Redevelopment Master Plan. 2. If any part, section, subsection, sentence, clause or phrase of this Resolution is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Resolution, and the Town Council hereby declares it would have passed this Resolution, and each part, section, subsection, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, clauses or phrases be declared invalid. 3. The Town Council hereby finds, determines and declares that this Resolution is necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants thereof. 4. Bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. 8 INTRODUCED, READ, .APPROVED AND ADOPTED this 3`~ day of August, 2004. Rodney Slifer, Mayod, Town of Vail ATTEST: p.NN'~~ .~'q~ Lorele' onaldson, Town Clerk SEAj,