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Vail's Front Door
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(Attachment B - January 6, 2003)
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VAIL'S F'RONT DOOR
VAIL, COLORADO
. Vista Bahn Park
. Lodge at Vail
. Residence Club
. Ski Club
. LotsP3&J
Submittal to: The Town of Vail
Submitted by: Vail Resorts Development Company
January 6, 2003
Attachment B
o
VAIL'S DOOR
DEVELOPMENT APPLICATIONS FOR:
rRe-subdivision of lots P3&J
r Conditional use permits for lots p3&J
o Rezoning for Lot J to Parking District
o Annexation of a proposed u.s. Forest service (usFS) land exchange
rRe-Annexation of Mill Creek Subdivision
oZoning for USFS exchange parcel
o Re-zoning of Lots I and 2 of the Mill Creek Subdivision
oDevelopment plan for the Vista Bahn plaza, ski club and residence club
. Variance request to the Hazard Regulations
oExterior Alteration for Lodse at Vail
Submitted to:
The Town of Vail
75 South Frontage Road
Vail, CO 81657
Submitted by:
Vail Resorts Development Company
137 Benchmark Road
Avon, CO 81620
Januarv 6.2003
O PRoJECT TEAM
Applicant
Vail Resorts Development Company
Architect of Record
Urban Design Group, Inc.
Master Plannins and Design Architect
Hart Howerton
Planning and Entitlements
Braun Associates. Inc.
Landscape Architect
EDAW,Inc.
Civil Engineering
Peak Land Consultants, Inc
Alpine Engineering, Inc.
Land Surveyors
Peak Land Consultants, Inc.
Traffic Consultant
Kimley Horn & Associates, Inc.
Geotechnical Engineer
Koechlein Consulting Engineers, Inc.
Structural Engineer
Monroe & Newell Engineers, Inc.
Parking Consultant
Watry Design, Inc.
Mechanical
ABS Consultants. Inc.
II.
III.
Introduction
A. About Vail's Front Door
B. Key Elements of Project
C. Development Review Process
D. Organization of this Report
Detailed Project Description
A. Existing Conditions
B. Overview of Project Components
C. Employee Housing
Annexation of USFS Land
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A.
B.
C.
Background on Annexation
Annexation Map
Annexation Petition
IV.Project Review Criteria
Lots P3&J
Lodge at Vail
Vista Bahn Plaza, Skier Club, Residence Club, parking & Loading
v.Master Plan Considerations
Vail Land Use Plan
Vail Village Master PIan (VVMP)
vI.Appendix
A.
B.
C.
A.
B.
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I.INTRODUCTION
In what began as little more than a dream just forty years ago, Vail has evolved into one of the
world's premier resort communities. Throughout the past forty years Vail Village (the Village)
has been the focal point of activity for not just Vail, but for all the residents ancl guests of what
has become the "Vail Valley". Located at the foot of Vail Mountain, bisected by Gore Creek
and offering unparalleled views of the Gore Range, it is hard to imagine a more picturesque
setting lbr a resort village. Coupled with the charm of winding pedestrian-oriented streets,
distinctive alpine architecture and plethora of shops and restaurants, it is no wonder that when
one thinks of Vail, it is Vail Village that immediately comes to mind.
In many respects, however, time is beginning to take its toll on Vail Village. Over the past ten
years there has been little in the way of upgrading or investment in the built environment within
the Village. Vail Associates has spent millions on improvements to the ski mountain with state
of the art lifts, new skier services and dining facilities, and a number of other improvements
making it the premier ski mountain in the U.S. While new pedestrian villages have been
constructed or are planned in numerous ski towns throughout the west, the Village area has
remained somewhat stagnant. Today however, the Village is on the verge of embarking on a
revitalization. Plans are in the works to expand and renovate a number of lodges in the Village.
The Town of Vail is pursuing an ambitious program to improve streets, plazas and public spaces.
In addition to these efforts, over the past ten years Vail Resorls Development Company (VRDC)
has evaluated altematives for how to improve property in and arouncl the base of Vail Mountain
and at the entry to Vail Village - Vail's Front Door.
A. About Vail's Front Door
Vail's Front Door is a comprehensive re-development of key properties around the primary
portal to Vail Mountain intended to dreate a world class arrival point and transition between the
village and the ski mountain. Currently, the flow between the Village and the Mountain is
disorganized, cluttered and lacking in any type of coherent design. In many cases Vail Mountain
meets with the "back side" ofbuildings. From the standpoint offunction and appearance,
existing conditions are far from what one would expect of a world-class resort.
The Front Door includes a number of elements that collectively address these existing conditions
and in doing so will create a seamless connection between the Mountain and the Vitlage. The
Front Door is one of many projects that are critical to the future long-term success of Vail.
While the Front Door is about revitalizing Vail, in a broader sense it is about being competitive
in the highly competitive resort industry. vail's Front Door represents not only a major
investment, but also a major improvement to the community. The Front Door is expected to be a
major catalyst toward solidifying Vail as the premier resort community in North America.
VAIL'S FRONT DOOR
TOV Development Submittal
I
Vail's Front Door includes the following components:
Vista Bahn Park - A comprehensive re-design of the ski yard and base area, the Vista Bahn Park
includes a new pedestrian plaza at the base of the Mountain that will welcome skiers to the
Mountain each morning and invite them into the Village each aftemoon. The park will be
anchored by a new skier services building that will consolidate a variety of services under one
roof.
Lodee at Vail -Improvements to Vail's landmark hotel include the addition of a world-class spa
and renovations to a number of lodge rooms.
Residence CIub - This fractional-fee residential project will provide thirteen ski-in/ski-out
luxury residences at the foot of Vail Mountain.
Ski Club - Located at the base of the Mountain, the ski club will offer a variety of club
membership facilities including a skier lounge, changing rooms, ski storage, member lockers,
outdoor pool and hot tubs, and member parking.
P3&J (Vail Park) - Located a short walk from the base of the Mountain, the re-development of
what is now a surface parking lot will include an underground parking structure and the
introduction of a neighborhood park.
Delivery. Loadine and Circulation - An entirely new underyround parking. loading, and delivery
facility that will replace existing surf'ace parking and loading at the base of Vail Mountain and in
doing so will physically link the above mentioned projects.
Many design and programmatic alternatives for the Front Door have been considered over the
past ten years. The plans presented in this application represent years ofstudy, discussion and
evaluation. Numerous meetings have been held with the Town, community leaders and
neighbors. The formal review process triggered by these applications represents another step in
moving this project closer to reality. The Front Door however, represents just a part of what will
be Vail's renaissance. Over the next few months VRDC will also be submitting plans for the re-
development of Lionshead, including the Core site, the West Day Lot, the tennis court site, the
North Day Lot and the Holy Cross site.
B. Key Elements of Project
The following provides a brief summary of the key elements of the proposal, particularly with
respect to the community benefits that will be realized by the project:
o The implementation of numerous Town goals and policies pertaining to redevelopment,
upgrading and revitalization of Vail Village,
r Implementation of numerous Town goals and policies pertaining to improvements to
skier and guest services.
VAIL'S FRONT DOOR
TOV Development Submittal
I r The replacement of surface parking, loading and delivery, and other unappealing uses and
activities at the base of Vail Mountain.
. Development of a new Vista Bahn Park and a new skier/guest services building at the
base of Vail Mountain.
o The elimination of much of the surface parking at lots P3&J and the introduction of a
neighborhood park landscaping, and additional underground parking,
r The development of new beds at the base of Vail Mountain,
o The development of nearly 100 parking spaces for skiers that will reduce the demand on
Town parking facilities, and
. Collaboration with the Town to help implement the Town's Streetscape Improvement
Plan.
C. Development Review Process
The purpose of this report is to present a comprehensive evaluation of the proposed development
with respect to the Town's master plan, zoning and subdivision ordinances and design plans.
This evaluation includes a detailed description of each element of the project, response to
applicable review criteria for each individual application, and identification of master plan goals
and objectives addressed by the project. Applications that have been submitted include:
r Amendment to the Vail Land Use Plan (this application has been submitted under
separate cover),
. Amendment to the Vail Village Master Plan (this application has been submitted under
separate cover),
, Zoning code text amendment to create the Ski Base/Recreation2 zone district (this
application has been submitted under separate cover),
. 'Zoning code text amendment to create redevelopment incentives in the Commercial Core
I zone district (this application has been submitted under separate cover),r Re-subdivision of lots P3&J-
. Conditional use permits for a park and a parking structure at lots P3&J,. Re-zoning of Lot J from Public Accommodation to Parking,
. Annexation of a proposed U.S. Forest Service (USFS) land exchange parcel located at the
base of Vail Mountain,
. Re-Annexation of Mill Creek Subdivision,
. Request to zone the USFS exchange parcel and Lots I and 2 of the Mill Creek
Subdivision to Ski Base/Recreation 2.
r Development plan in accordance with the Ski Base/Recreation 2 District for the Vista
Bahn Park, ski club, residence club and related parking/loading improvements,
VAIL'S FRONT DOOR
TOV Development Submitral
. Variance request to the Hazard Regulations in order to allow for limited area of
development (less than 107o of site) on slopes in excess of 40Vo,
. Exterior Alteration to allow for additions to the Lodge at Vail, and . An environmental impact report of the entire project (he EIR has been submitted under
separate cover, but is to be reviewed in conjunction with these applications).
Review of these applications will involve both the Town Council and the Planning and
Environmental Commission (PEC). In summary, the PEC will provide recommendations to the
Town Council with regard to the master plan amendments, the zoning code text amendment,
annexation, zoning request and Ski Base/Recreation II development plan. The Town Council
will have final decision-making authority on each of these applications. The PEC will have final
review authority on the re-subdivisions, conditional use permits, exterior alteration and variance.
It is anticipated that the Design Review Board (DRB) will be preliminarily engaged during the
review of these applications with formal DRB review to be initiated after approval of the
applications listed above.
D. Organization of this Report
In order to facilitate the concurrent review ofthese development applications, this report has
been organized in the following six chapters:
I. Introduction
This chapter provides an oveiview of Vail Village, background related to the
Front Door project, key elements of the project and a summary of the applications
that have been submitted and the review process.
il. Detailed Project Description
A detailed description of development proposed for each site is provided in this
chapter.
ilI. Annexation
The proposed annexation of the USFS exchange parcel and re-annexation of the
Mill Creek Subdivision, the annexation map and an annexation impact report is
included in this chapter.
IV. Projgct Review Criteria
A response to applicable review criteria for each development application that has
been submitted is provided in this chapter.
V. Master Plan Considerations
This chapter includes a summary of goals and objectives from the Vail Land Use
Plan and the Vail Village Master Plan that will be implemented by the proposed
project.
VAIL'S FRONT DOOR
TOV Develooment Submittal
o
Appendix
This chapter includes information pertinent to the development applications.
In addition to narrative project descriptions found in this report, a variety ofsite plans, building
elevations and floor plans are also presented. While these graphic elements provide a visual
description ofthe project, they represent only a portion oftotal plan set that have been submitted
to the Town under separate cover. A comprehensive set ofplans prepared in accordance with
Town of Vail submittal requirements has been submitted under separated cover.
Thc ContexUParcel Map below provides a graphic depiction of the parcels of land that comprise
Vail's Front Door.
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VAIL'S FRONT DOOR
TOV Development Subminal
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t ,,. DETATLED PRoJEcr DESCRrprroN
This chapter provides an analysis ofexisting conditions in and around the Front Door and a
detailed description of the six major development components that comprise the project. In
addition, calculations of parking, loading and employee housing requirements generated by the
project are also provided.
A. Bxisting Conditions
While the Front Door has been planned and designed as a comprehensive development package,
the project is comprised of six distinct components located on six separate parcels of land. A
brief summary of these parcels, existing conditions and surounding land use follows.
Additional information pertaining to existing site conditions can be found in the environmental
impact report that has been submined under separate cover.
The Lodee at Vail
This 3.0423-acre parcel is zoned Commercial Core I (CCI) and accommodates Vail's
landmark hotel along with a variety of other uses and developments. The parcel is
bordered on the north and east by other CCI zoned properties, on the west by USFS land
and the Willow Circle neighborhood and on the south by the Mill Creek subdivision.
This parcel is owned by an afhliate of Vail Associates.
Mill Creek Subdivision Lots I and 2
This 2.068-acre parcel, once known as the "Lodge Exchange Parcel" is currently zoned
Natural Preservation Area. A majority of this parcel has been disturbed and currently
accommodates a variety of uses including surface parking and loading associated with the
Lodge and Lodge South Condominiums, various utilities and other improvements.
Surrounding land uses include the Lodge properties to the north and USFS lands to the
west, south and east. Vail Ski Mountain is located immediately to the south of these
parcels. These two parcels are owned try an affiliate of Vail Associates.
Proposed USFS Land Exchanse
This 3.942-acre parcel is currently owned by the USFS and is currently part ofa proposed
land exchange that once completed, will transfer ownership of this parcel to Vail
Associate.s. The parcel essentially includes the entire Vail Village base area of Vail
Mountain. Existing uses include Chair I and Vista Bahn lifts, race facilities, rest rooms
and related mountain service functions. The parcel is surrounded by USFS land on the
east, west and south. The mixed-use commercial area of Vail Village is immediately to
the north.
VAIL'S FRONT DOOR
TOV Development Submittal
Lot P3 and Lot J
Together these two parcels comprise 0.348 acres. The parcels are currently used as
parking. While the existing parking lot is paved, it is not landscaped and present.s a very
poor visual condition for the neighborhood. Surrounding uses include mixed-use
commercial development to the west and residential development to the north, east and
south. These two lots are owned by an affiliate of Vail Associates. The proposed name
for revised parcel is "Vail Park."
VAIL'S FRONT DOOR
TOV Development Submittal
Lodge at Vail
Lodse South Tower
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lllustrative site plan of Vail's Front Door
VAIL'S FRONT DOOR
TOV Develooment Submittal
B. Overview of Project Components
Below are detailed descriptions for each of the six major components of the Front Door.
Cenerally, these descriptions address the following aspects ofeach ofthese individual projects:
a
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the overall development objectives ofthe project,
a detailed description of the development, design considerations, programmatic and
operational aspects of the project,
a summary of how the project conforms with applicable elements of the Town's master
plan considerations,
a briefdescription ofthe review process necessary to allow for the project.
I. OVERVIEW OF VISTA BAHN PARK
One of the more visible and public elements of Vail's Front Door is the redevelopment of
the Vista Bahn Park and the development of a new skier services area. This area will be
revitalized and redeveloped to provide direct mountain access and more convenient
centralized ski services. The Vista Bahn Park implements many elements of the Vail
Land Use Plan and the Vail Village Master Plan by improving the guest experience with
state of the art service facilities along with strestscape and public space improvements.
A new skier service building, located on the west side of the plaza,
will anchor the new Vista Bahn Park.
VAIL'S FRONT DOOR
TOV Develooment Submittal
The proposed plan fbr the Vista Bahn Park includes relocating the Vista Bahn lift and
skier maze further to the south to create more functional space at the base of the
mountain. This enlarged ski yard will allow ski activities to operate more efficiently and
also provide a large gathering area tbr summer evcnt activities. Extensive re-grading in
this area will be done in order to minimize stairs from Seibert Circle to the Vista Bahn
Lift. The goal of this improvcment is to malie skiers walk to the lift more comtbrtable
and to allow an easy transition for pedestrians and cyclists in the summer months.
The existing pedestrian/bike trail that passes through this area and providcs access to
Pirate Ship Park and on to Golden Peak to the east and to Vail Village to the west will be
maintained.
The most notable improvement to this area is the introduction of a one-story (above
grade) skicr services building. This building has been designed to blend into the
landscape with a low-lying, shallow-pitchcd sod roof to respect the opinions of area
neighbors. The t'agade visible from the ski yard will be themed as a high quality alpine
interpretation of Vail Village. The ground lcvel of this building will contain ticketing,
private lcssons. public restrooms, ski storagc, retail shops, coffee shops, restaurants, ski
rental/retail, etc. The lower subtenanean levels of the building will contain retail areas as
well as "back of the house" functions (employee lockcrs, restrooms, storagc, offices, and
other activities).
The new Vista Bahn Park will create a
much improved ski base area and establish
a seamless connection befween Vail
Mountain and Vail Villase.
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VAIL'S FRONT DOOR
TOV Develooment Subrnittal l0
Parking lor those portions ofthe skier service building that generate a parking
requiremcnt (i.e. areas excluding restrooms and storagc areas) will be provided in the
sub-surface central parking and loading facility located immediately to the west.
Approximately 33 parking spaces are being provided for the skier services building
pursuant to Town Code.
The Vista Bahn Park is part of the development plan fbr the overall Front Door project
and is subjcct to approval ofthe USFS land exchiurge, an annexation, adoption ofthe Ski
Base/Recreation 2 zone district, approval of a development plan, and applying the Ski
Base/Recreation2 zone district to the property. Refer to section lV, C of this rcport fbr
an analysis ofreview critcria applicable to these development applications.
2, OVERVIEW OF LODGE AT VAIL
The Lodge at Vail is one of Vail's premier luxury resort hotels, which arguably e njoys
Vail's best location at thc foot of Vail Mountain. In the mid-1990's the International
Wing addition to the Lodge was constructed and the interior of much of the Lodge was
remodeled and upgraded. The proposed renovation of the Lodge will be lbcused on the
area of the new spa facility. 'Ihese improvements will implcrnent long-standing policies
and goals of the Town which encourage the rcnovation and revitalization of the Town's
lodging facilities.
'I'he proposed renovation includes remodeling existing space on the llrst floor of the
Lodge to accommodate a spa f-acility. This modification will include a facelift to the
exterior of that portion of the building where the spa is bcing introduced.
The new spa will be located on the west side ofthe existing Lodge. Architectural treatmcnt will
improve the visual connection between the Lodge and the Intemational Wing.
VAIL'S FRONT DOOR
TOV Develooment Submittal ll
'fhe spa facility will require removal of three small (and less desirable) hotel rooms on
the first f'loor of the building. Howcver, two n€w larger hotel rooms on the second floor
of the Lodge will be constructed. These new rooms will have slope side views of Vail
Mountain. These changes will result in a net increase of approximately 2,000 square f'eet
of CRFA. Developmcnt rights fbr this additional GRFA will be created in a zoning text
amendment to the CCI zone district (submitted under separate cover) and by the
proposed Ski Base/Recreation 2 zone district, where many of the lodge improvements are
occurring. Refer to section IV, B of this report for an analysis of review criteria
applicable to these dcvelopment applications.
A new pool and patio area will also be constructed on the south of the Lodge to provide
an additional hotel amenitv as well as an amcniw to the skier club and residencc club in a
sun-filled settine.
The new south-facing pool and patio will provide a major new amenity lbr the Lodge at Vail, skier club and residencc club..
All of the surface parking and loading that cunently exists to the rear (south) of the
Lodge at Vail and Lodge South Tower is being incorporated into the sub-surface parking
structure that will be developed as part of the Front Door project. The end result of this
renovation will be the removal of unsightly surface parking and the development of a
well-landscaped recreational amenity for hotel guests.
Since the Lodge renovation actually reduces the number of hotel rooms by one room and
the new spa facility is being provided as a hotel amenity there is a slight reduction in the
parking requirement for the Lodge prope(y (0.7 parking space reduction). However, all
VAIL'S FRONT DOOR
TOV Developrnent Submittal t2
of the existing surface parking will be relocated to the sub-surface parking structure (refer
to the parking section for a detailed account ofparking allocation).
An Exterior Alteration request will accommodate the addition of the spa to the t odge
facility. Once the project is approved a subdivision application will be submitted to
create a separate parcel under the Lodge South Tower. Refer to section IV, B of this
report for an analysis ofreview critena applicable to these development applications.
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TOV Development Submittal l3
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3. OVERVIEW OF RESIDENCE CLUB
The proposed residence club is a critical element ofthe overall Front Door projcct. The
Residence Club provides the main economic angine, or revenue source, that will fund the
wide range of public improvements and other guest service-oriented uses. Among these
improvements are the new Vista Bahn Park, skier services facilities, public restrooms,
and the consolidation ofparking and loading in a sub-surface facility.
The Residence Club includes l3 interval ownership units in six-duplex buildings and
one-triplex building. The units are relatively small three-bedroom units of approximately
2,800 sq. ft. The interval ownership units as proposed will comply with the Town's
criteria for fractional fee units, which require ownership intervals of no less than 6 and no
more than 12. If market forces dictate, the residence club may be sold as private whole
ownership residences. Owners of the residence club will also have access to the ski club
f'acility.
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Relatively small building footprints allow for a site design that "steps" up the hillside. All required parking is
located in a structure below the units. Vehicular access will be offofthe same road that serves the ski olub.
VAIL'S FRONT DOOR
TOV Developnrent Submittal
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In order to reduce the overall bulk and mass of the structures, the club residences have
been "benched" into the hillside. The units are also "terraced" up the hillside in a manner
similar to the proto-typical European alpine village . The site design, architecture and use
ofmaterials draw from both this European proto-type and Vail antecedents. The
proposed structures are consistent and compatible with the sunounding residential uses in
terms of design, scale, and massing.
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The Residence Club urits (above) have been desigrred to mimic the site design of European alpine
villases.
VAIL'S FRONT DOOR
TOV Development Submittal l5
All required parking and loading will be located below grade in an enclosed parking
structure. Owners will access their units from the parking structure via elevators. With
this design thcrc will be no surface asphalt parking, the result of which will be substantial
landscaped areas and pedestrian walkways throughout the site.
The proposed Residence Club implements several town goals and policies, most notably
by increasing the supply of beds in Vail Village and by improving the vitality and
aesthetics of the town. These additional live beds will help to stimulate Vail's economy
by locating guests immediately adjacent to Vail's core retail area.
From a review process standpoint, the Residence Club will be reviewed as an elcment of
the proposed development plan that has been submitted in accordance with the proposed
Ski Base/Recreation II zone district. In addition, a variance to the Town's Haz.ard
Regulations pertaining to construction on slopes in excess of40o/o will also be required.
Refer to section IV, C of this report for an analysis of review critcria applicablc to thcsc
development appl ications.
4. OVERVIEW OF SKI CLUB
The Ski Club is being developed to further Vail Rcsort's and the Town's goal of
attracting guests to Vail, improving services and facilities for guests and creating an
environment that will keep guests in Vail at the end of the day. The Ski Club is a
membership t-acility similar to the Alpine Club in Arrowhead, the Beaver Creek Club,
and the Bachelor Gulch Club lounge located in the Ritz-Carlton Hotel. The Club will
provide gathering areas to its members and guests, lockers, ski/board storage, changing
rooms, showers and use of thc Lodgc pool and spa areas. The Ski Club will also be
available to the owners of the Residence Club.
The Ski Club is centrally located between the Residence Club and the Vista Bahn Park.
VAIL'S FRONT DOOR
TOV Development Submittal l6
The Ski Club has been designed as a low profile building that is only one-story at grade
with two sub-surface levels. Below grade uses will consist primarily of back of the
house functions such as lockers, ski storage and mechanical functions. The Club has
been strategically designed and sited in response to concems ofneighbors to the north of
the project. The architecture will make this structure, although small in stature, a
landmark element at the base of Vail Mountain.
Ski Club - West Elevation
Ski Club - South Elevation
Ski Club - North Elevation
VAIL'S FRONTDOOR
TOV Developrnent Submittal t7
I
Parking for the Ski Club will be provided in a central below-grade parking facility to be
located behind the Lodge at vail. while the Town's parking regulations would require
approximately 14 parking spaces for this club use, it is anticipated that a total of
approximately 97 parking spaces will be allocated for use in this structure to club
members. These parking spaces will not be sold, but rather will be available on a first
come-first serve basis to members.
Based on vRDC's study of other similar facilities, these parking spaces will supporr up
to 300 club members. This ratio of parking to members will ensure that the new parking
spaces, strategically located at the base of Vail Mountain, will have a very high
utilization rate. On peak days valet service will be able to park additional vehicles with
in the parking area. In doing so, the Ski Club and associated parking will serve to reduce
the strain placed on the Town's public parking structures by providing additional parking
capacity for skiers in the Town of vail. The Skier club will divert a portion of the
Town's existing parking demand from the village Parking Structure to this new parking
structure.
The Ski club also represents one of the primary economic engines that will create
revenue to fund the range of public improvements associated with the Front Door.
In addition, the club is expected to be an economic engine for the Town of vail. Given
its location in the heart of the Vail Village, once in Vail club members will be more likely
to remain in Vail at the end to the ski day and boost vail's economy by spending dollars
in restaurants and retail stores. Further, with club members ski equipment being stored in
vail, members will be far more likely to ski in Vail rather than skiing in orher areas.
From a review process standpoint, the ski club will be reviewed as an element of the
proposed development plan that has been submitted in accordance with the proposed Ski
Base/Recreation II zone district. Refer to section IV. C of this report for an anilysis of
review criteria applicable to these development applications.
5. OVERVIEW OF LOTS P3&J (VAIL PARK)
The proposed re-development of Lot P3 and Lot J is intended to address two major goals:
. To upgrade existing conditions of the site by replacing the majority of the existing
surface parking lot with a neighborhood park, and
r To provide an additional source ofparking for the surounding neighborhood and
to the greater Vail community.
This development concept is in keeping with goals of the vail village Master plan. The
upgrading of this site has been a long-standing goal of the Town. The VVMP
specifically identifies this site "as appropriate for park/open space and/or central loading
and delivery facilities". Plans for Vail Park address both of these soals.
VAIL'S FRONT DOOR
TOV Development Submittal l8
Lot P3 and Lot J were created with the original platting of Vail Village. As platted, the
two lots are separated by a Town of Vail right-of-way. For reasons unknown, a road was
constructed outside of this right-of-way on thc westemmost portion of Lot P3. Currcntly
Lot P3 is zoned Parking and Lot J is zoned Public Accommodation. Nofwithstanding this
zoning, these two lots havc historically been used as parking. There are cunently 38
parking spaces on the site, some of which are dedicated for use by the Christiania Lodge.
The proposed redcvelopment of this sitc include s the construction of a sub-surface
parking structur€ containing 93 parking spaces and three enclosed loading berths. Thc
upper story ofthe parking structure is essentially located at the cunent grade ofthe
existing parking lot. On this "at-grade" level ofthe site are parking spaces dedicated for
use by the Christiania. a small structurc containing stairs and an elevator for access to the
parking and loading below, and a public park area. In response to existing topography of
the site, sul "upper" access to the Christiania parking is provided ot'f of Hanson Ranch
Road and a "lower" access to the structure is provided ot'f of Gore Creek Drive.
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Plans for P3&J include a neighborhood park, extensive landscaping and pedestrian circulation improvements.
VAIL'S FRONT DOOR
TOV Development Submittal l9
While the general use of P3&J remains the same as it is today, the overall function and
aesthetics are greatly improved by the addition oflandscape features and the public park.
The proposed parking structure is completcly concealed below grade and incorporates
creative grading and landscape elements to integrate the structure with th€ site. Existing
loading spaces on Gore Creek Drive are re-located to the enclosed structure, greatly
improving the sunounding streetscape. The proposed site design responds to neighboring
uses by providing substantial landscape buffers and improved access for pedestrians to
and through the new park. A dedicated pedestrian sidewalk will be added to thc "Chute
Road", greatly improving what is now a very unsafe condition for pedestrians. The
neighborhood park has been designed as a quiet gathering space to include pedestrian
paths, lawn areas, and seating areas.
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SOUTH ELEVATION
Extensive landsoaping and creative grading have been incorporated into the design of the parking structure and
park in order to integrate the improvements with the site and surrounding neighborhood.
VAIL'S FRONT DOOR
TOV Development Submittal
,.4;
EAST ELEVATION
20
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Materials used on the small elevator structure include a rich pallet of stone, stucco and timbers. This
building and the parking structure respect the designated Gore Range view corridor.
The 93 parking spaces provided in the sub-surface structure will be "for-sals" deeded
parking spaces. These spaces have been made availabls to immediately adjacent
residential and commercial owners, residential and commercial owners within the
vicinity, and if there are remaining spaces they will be made to other select individuals.
Since many residences in Vail Village were developed with either limited or no parking
facilities, it is anticipated that many of these spaces will be purchased by area
homeowners and business people that currently have no or inadequate parking. As this
parking area is providing additional parking supply, it will help to achieve another Town
goal of reducing the overall demand placed on other public parking facilities within the
Town.
From a process standpoint, the development of Vail Park will require approval of a
subdivision to m€rge the two lots, abandon the existing right-of-way and create a new
right-of-way; the re-zoning of Lot J from Public Accommodation to Parking; and
Conditional Use Permits for the public park and the parking structure. Refer to section
lV, A of this report for an analysis of review criteria applicable to these development
applications.
VAIL'S FRONT DOOR
TOV Development Subminal 2l
6. OVERVIEW OF PARKING. LOADING AND CIRCULATION
one of the major design features of the Front Door is the manner in which parking,
loading and circulation has been handled. Currently, parking and loading in and around
the base of vail Mountain is disorganized and visually unappealing. A major benefit of
the Front Door project is to consolidate virtually all parking and loading functions in a
central below-grade facility. This structure is located immediately south of the Lodge
properties and extends from the Lodge South Condominiums on the west to one vail
Place on the east.
The parking, loading and circulation solution at the base of Vail Mountain will not only
address the functional aspects and zoning requirements of the project, it will also result in
dramatic improvements to the visual quality of this portion of the village. Major
elements of the parking, loading and circulation plan:
Level I
VAIL'S FRONT DOOR
TOV Development Submittal 22
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VAIL'S FRONT DOOR
TOV Development Submittal 23
Piuking
A total of 199 enclosed parking spaces are provided in the central structure. An
additional 27 spaces are provided in a separate structure beneath the Residence Club.
The central parking structure includes three levels and will provide parking for the Ski
CIub, the skier service building, the Lodge at Vail and the Lodge South Condominiums.
Parking for the Lodge at Vail and the Skier Club will be serviced by valet and as such,
the majority of the parking spaces provided will be valet spaces.
A breakdown ofhow parking spaces will be allocated in the central structure is:
Replacement ofexisting surface spaces 30
(ofthese replacement spaces, l5 are allocated to Lodge South)
Skier Service Building
"Additional" Lodge at Vail Parking
Skier Club Parking
A detailed breakdown of the parking requirements for the Skier Service building, the
Lodge and the Skier Club is as follows:
Use Sq. Ft./lJnits Multiplier Required
Skier Club 3,500 sq. ft. l/250 sq. ft. 14
Lodge at Vail (proposed redevelopment reduces 0 0
number of AU's from 3 to 2, spa is
hotel amenity)
Skier Serviceslretail 9,960 sq. ft. 2.3/1,000 sq. ft. 229
Skier Services/office 6.-500 sq. ft. 2.7/1.000 sq. ft. 17.6
Total 54.5 spaces
Notes:
l. Net floor areas were used for parking calculation pursuant to Town Code.
2. Ski school and employee areas were assessed at office use rate.
3. Parking for the Residence club is provided in accordance with town requirements in a
separate parking structure or area.
Loadine
The proposed uses at the Front Door generate a need for loading and delivery berths
pursuant to Title 12,Zoning Regulations, Chapter 10, Off Street Parking and Loading.
The proposed uses include lodging (existing facility), skierclub, skier services, and the
residence club. Since this facility is serving multiple uses the loading regulations allow a
multi-use reduction in the number of loading berths required.
JJ
36
100
196
VAIL'S FRONT DOOR
TOV Development Submittal 24
Based on thc formula below the Front Door project generatcs a requirement lbr a total of
5 loading berths. 'the Town Code dcfines a loading berth as a space that is l2' wide and
2-5' long with l4' of height clearance.
The proposcd plan provides fbr all recluirecl loading in a totally enclosed loading facility.
Loading spaces meet or exceed thc loading berth size requirements as per the Town
Codc.
Loading Analysis pursuant to Town Code:
Usc (new or net increase)
Skier Services/Retai l/Ski CIub
+
Multiple-Family
l'otal
Sq. Ft. Multinlicr
23,200I/first 10,fi)0 s. f.
l/each additional 5,000 s. f.
36,000 l/1ff),000 sq. ft.
Requirement
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1
5
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TOV Multi-use Reduction
Totul Loadittg Bay Requirenrcnt - trew deve llpment
Plus existing loading bay replaceil fcrr Lodge at Vail
Overall Loading Bay Requirement for proposed/existing
+2
-5 (maxirnurn
required fbr
any mixed use
project)
Due to the unique nirture of the proposcd uscs in this project, certain areas were excluded
fl'om the calculation for loading spaces. For instance, the skicr scrviccs square fbotage
does not inclucle public and enrployce restrooms, ski storage areas, and employee lockcr
rooms and rclated spaces. This is jtrstified by the fact that thcse spaces do not generate
demancl lbr loading facilities and is bcyond the intent of the loacling regulations. Thc
loading rcgulations anticipated "typical" retail and service uscs and not uses with
abundant storage and public serviccs.
The loading analysis is for the nct increase of the proposed development. The existing
Lodgc at Vail has two existing loaciing spaces. These two loading spaces are being
removed from their current location and replaced in the sub-surface parking and loading
facility and are included in the overall requirernent exprcsscd above.
Pcr Town Code, tlve (5) Ioading berths is the rnaximum number of loading berths
rer;uired lor any rnixed-usc projcct.
VAIL'S FRONI'lXX)R
TOV Dcvclopnrent Subnrittal 25
ta
Any additional loading spaces to be provided to help the Town with loading fbr uses ofl--
site and not part of this development will be negotiated with the Town.
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Vehicular circulation insludes both a below-grade and at-grade access corridor. The at-grade corndor provides access
to the Rcsidence Club, the Skier Club and One Vail Place. The below grade corridor provides access to the loading
facility and the undergound parking structure.
VAIL'S FRONT DOOR
TOV Development Submittal
-+'
26
C. EMPLOYEE HOUSING
The Town of Vail has imposed employee-housing requirements on new and redeveloped
prop€rties in the Town of Vail for a number of years. While the Town does not have a
codified employee housing regulation, it has historically relied upon a study prepared by
Rosall Remmen Cares in l99l (entitled "Employee Generation Rates") in order to
estimate the number of employees expected to be generated by a development. The
Town has typically required that a developer provide housing for l5%o or 307o ofthe
generated employees. The 3O7o rate has been generally been assessed to projects that are
being developed in excess of the density allowed by zoning (i.e., within Special
Development Districts). The 157o rate has consistently been assessed to projects that are
developed at densities within their allowable development rights.
The Front Door project is proposed to be developed within the density ofexisting or
proposed zoning and therefore employee-housing requirements have been calculated at
the l57o rate.
Vail Resorts is committed to providing housing for its employees. It is expected that the
employees generated by the Front Door project will be accommodated in a new employee
housing project to be proposed as an element of the Lionshead redevelopment. This
employee housing project will be part of the Lionshead re-development project to be
submitted to the Town in the coming months. Based on the Town's methodology, the
Front Door project creates a requirement to house l3 employees.
Proposed New Development
Use Formula Employees Generated
Skier Services-Commercial = 9,960 sq. ft. @(5/1000 sq. ft.) = 49.8
Skier Services-Office = 6,500 sq. ft. @(5/1000 sq. ft.) = 32.5
Spa use = 13,100 sq. ft. @ 1.2511000 sq. ft. = 16.38
Ski Club = 3,500 sq. ft. @ 1.2511000 sq. ft. = 4.38
Restaurant/Lounge = 0 @(5/1000 sq. ft.) - 0
Meeting rooms = 0 @(l/1000 sq. ft.) - 0
Lodging =2units @(.25lunit) =0.5 Multi-Family = 13 units @(.4/unit) =30.4
Total Employees = 133.96 employees
Existing Uses/Employees Removed
Use Formula Emplo:yees Generated Ofhce = 1,136 sq. ft. @(5/1000 sq. ft.) = 5.68
Lodging = 3 units @(.25lunit) =0.75
Total Employees Removed = 6.43
Net Employees generated - 127.53
Town's l57a standard = 2O employees to be housed
VAIL'S FRONT DOOR
TOV Development Submittal 27
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III. ANNEXATION OF USFS LAND
This section of the report includes all of the necessary components for annexations of land to the
Town of Vail as part of the Front Door project.
A. Rackground on Annexation
The parcels being proposed for annexation include the proposed Forest Service land exchange
parcel (in process) and the Mill Creek Subdivision Lots 1 and 2. These parcels were both part of
an annexation that occurred in the mid-1980's. In the early 1990's it was determined that
portions of the 1980 annexation were invalid. However, it was accepted by the Town that a
2.065-acre portion (the Mill Creek Subdivision) of the 1980 annexation was in fact valid. In
1999 the Town formally de-annexed all ofthe land included in the 1980 annexation except for
the Mill Creek Subdivision.
In the interest of clarity and to re-assure the validity of the annexation of the 2.065-acre Mill
Creek Subdivision, the land owner is proposing to de-annex the Mill Creek Subdivision and re-
annex it to the Town of Vail.
The total land area of both proposed annexations is 6.007 acres more or less. Refer to the
Context/Parcel Map in Chapter I. for a depiction of these parcels.
B. Annexation Plats
A reduced copy ofthc proposed annexation plats are found in the Appendix ofthis report. These
maps show the full extent ofthe annexation and the proposed Town boundary. These
annexations include the3.942-acre Forest Service exchange parcel and the 2.065-acre parcel
known as Lots I and 2 of the Mill Creek Subdivision. As reqqired by state statute, the
annexation also depicts the proposed annexations contiguity with the existing Town of Vail
boundary.
C. Annexation Petitions
Two annexation petitions have been included in the appendix of this report. Since a portion of
this annexation includes Forest Service land that is in the process ofbeing exchanged with Vail
Resorts, Vail Associates, Inc. has signed the application in accordance with Colorado Law it is
anticipated that the annexation will not become final until such time as Vail Resorts takes title to
the USFS land.
VAIL'S FRONTDOOR
TC)V Developmcnt Submittal 28
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ry. PROJECT REVIEW CRITERIA
The Town has adopted numerous ordinances, review procedures and criteria to be used in
evaluating development proposals such as Vail's Front Door. This chapter includes the review
criteria to be used for each of the development applications that have been submitted for the
project. tn addition to these criteria, analysis of the proposed project's compliance with each of
these criteria is also provided. With regard to re-zoning and subdivision requests, reference
should be made to the ZoninglSubdivision Map at the end of the chapter.
A.Lots P3&J
Development plans for P3&J involve requests for subdivision, re-zoning, and conditional use
permits. These criteria are required to be addressed by the Planning and Environmental
Commission and Town Council prior to taking action on these applications. Refer to subsection
II, B, 5 for a detailed description of development proposed for Lots P3 and J.
Minor Subdivision - To consolidate parcels, vacate r.o.w. and create new r.o.w.
The burden of proof shall rest with the applicant to show that the application is in
compliance with the intended purpose of Title 13, Chapter 4, the zoning ordinance, and
other pertinent regulations that the PEC deems applicable. Due consideration shall be
given to the recommendations by public agencies, utility companies and other agencies
consulted under Section 13-3-3-3.C. The PEC shall review the application and consider
its appropriateness in regard to Town policies relating to subdivision control, densities
proposed, regulations, ordinances and resolutions and other applicable documents, effects
on the aesthetics of the Town, environmental integrity and cornpatibility with
surrounding uses.
Analysis:
The proposed re-subdivision of Int P3 and J will correct ct long-stctnding error that
occurred when the road connecting Hanson Ranch Road and Gore Creek Drive was
constructed outside of the Town's road right-of-way. A new right-of-way will be
created in the location ofthe existing road. Additionally, the proposed re-subdivision
will consolidate the two lots to allow for the redevelopment of the sile. The site will
gofrom a low quality surface parking area to a high quality and aesthetically
pleasing structured parking area and public park. The proposal will not have
adverse impacts on the environment as evidenced in the Environmental Impact
Report submitted with the applications for this .site. The proposed use will be more
compatible with the surrounding uses than the existing use due to the addition of a
public park space and substantial landscape/pede strian improvenxents.
VAIL'S FRONT DOOR
TOV Development Subminal 29
Re-zoning - To re-zone Lot J from Public Accommodation to Parking
a. Factors, Enumerated: Before acting on an application for a zone district boundary
amendment, the planning and environmental commission and town council shall consider
the following factors with respect to the requested zone district boundary amendment:
(l) The extent to which the zone district amendment is consistent with all the applicable
elements of the adopted goals, objectives and policies outlined in the Vail
comprehensive plan and is compatible with the development objectives of the town; and
Analysis:
Section VI of this document outlines all of the goals and policies implemented or
which provide support for the proposed rezoning, and proposed development plan.for
the P3 and J site. The proposed rezoning specijlcally implements the Vail Village
Master Plan Sub-Area policy 7-I which states that development of this site should be
restricted to parking and other public purpose uses. The proposed rezoning and
proposed development plan is consistent and compatible with the Vail Comprehensive
Plan and the Town's development objectives.
(2) The extent to which the zone district amendment is suitable with the existing and
potential land uses on the site and existing and potential surrounding land uses as set out
in the town's adopted planning documents; and
Analvsis:
The proposed zoning establishes zoning that is more consistent with both existing antl
proposed uses on the parcel. The proposed use of the property will remain as
parking with the addition of a public park area and loading areas. The property is
surrounded by residential uses and parking for those uses. The proposed zoning and
use of the property (parking and public park) is consistent with the existing and
potential uses in the area and is consistent with the Vail Village Master Plan.
(3) The extent to which the zone district amendment presents a harmonious, convenient,
workable relationship among land uses consistent with municipal development
objectives; and
Analysis:
The proposed zoning is consistent with the existing and proposed use of the property
(parking and loading). The proposed zone district implements specific goals of the
Vail Village Master Plan by restricting the use of the land for parking, loading, and
park uses. The proposed re-zoning presents a harmonious, convenient, and workable
relationship with land uses in the area consistent with the existing and proposed use
ofthe property.
VAIL'S FRONT DOOR
TOV Development Submittal 30
(4) The extent to which the zone district amendment provides for the growth of an
orderly viable community and does not constitute spot zoning as the amendment serves
the best interests of the communitv as a whole: and
Analysis:
The proposed re-zonirtg establishes one consistent zoning for the propefi. Part of
the parcel is currently zoned Parking District and the proposed re-zoning simply
extends that zone district to another portion of the property. The re-zoning will
create a zone district consistent with the existing and proposed use of the property.
The proposed re-zoning and development plan provide for the development of an
orderly viable community consistent with the Town's development interests as
expressed in the Vail Village Master Plan.
(5) The extent to which the zone district amendment results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features;
and
Anal!sis:
Given the developed nature of the property and the findings of the Environmental
Impact Report, the proposed project will not result in adverse impacts to the
environment including water quality, air quality, noise, vegetation, riparian
corridors, hillsides, or other natural features. The project will result in beneficial
impacts resulting from properly designed structures, drainage facilities, and
additional vegetation being added to the site.
(6) The extent to which the zone district amendment is consistent with the purpose
statement of the proposed zone district; and
Analysis:
The Parking Zone District is proposed for the subject property. The proposed zone
district is consistent with the intended purpose of that zone district.
The proposed use of the property is a structured parking and loading area and a
public park. All of the proposed uses are listed in the purpo.re statement and the list
of allowable and conditional uses for the Parking Zone District.
(7) The extent to which the zone district amendment demonstrates how conditions have
changed since the zoning designation of the subject property was adopted and is no
longer appropriate; and
Anabtsis:
The use of the property for more than two decades has been parking. However, the
zoning designation of a portion of the property has been Public Accommodationfor
VAIL'S FRONT DOOR
TOV Development Submittal 3l
the same period of time. The Vail Village Master Plan identifies the property as
being appropriate for parking. The existing zone district does not appear to be
consistent with the envisioned use of the property and is perhaps no longer
appropriate.
Conditional Use Permit - Structured parking and public park
Before acting on a conditional use permit application, the Planning and Environmental
Commission (PEC) shall consider the factors with respect to the proposed park and
structured parking/loading uses (see detailed project description in subsection II, B, 5 of
this report):
l. Relationship and impact of the use on development objectives of the Town.
Anal!sis:
The proposed use as a structured parking lot implements specific long{erm goals of
the Town as expressed in the Vail Village Master Plan. The Vail Village Master Plan
identifies this site as an appropriate location for a parking facility and for other public
uses such as a park. The proposal is therefore consistent with the development
objectives of the Town.
2 The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public facilities
needs.
Arutl!sis:
The proposed use of the land will have little, if any, effect on population, light and
air, utilities, and schools as the proposed use is a parking and loadingfacility and
public park. The proposed use will accommodate the existing loading functions
occurrin6g on and adjacent to the site in a more fficient and orderly manner. The
proposed parking structure will act to the reduce demand on the public parking
facilities in Vail thus producing more capacity to the general public. The proposed
public park will increase the supply of public gathering and recreational areas within
the Town.
3. Effect upon traffic with particuler reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access, maneuverability, and
removal ofsnow from the street and parking areas.
Anal!sis:
The proposed re-development of this site will act to improve trffic Jlow, vehicular
and pedestrian safety, vehicular maneuverability, and snow removal. The current
loading and delivery that occurs on and adjacent to the site is unorganized and
VAIL'S FRONT DOOR
TOV Development Submittal 32
unsightly. The proposed plan removes most ofthe loadingfunctionsfrom the public
street and places it within a concealed parking structure. The current unorganized
loading area. tends to conflict wtth pedestrian moven ent and access. The proposed
plan improves this conflict by providing pedestrian walkways, stairs, and elevators.
The proposed plan also improves snow removal by limiting the number of surface
parking spaces arul by introducing substantial landscape zones to accommodate and
facilitate snow removal. Refer to the Environmental Impact report for additional
information regarding impacts to these issues.
4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
Analysis:
The proposed redevelopment of this surface parking area and loading zone will
improve the overall character of the area by concealing passenger and delivery
vehicles to a greater degree than occurs on the site today. The majority of the
parking structure is located below grade, however, there is a small structure located
on top of the parking structure. The scale of the proposed structure, which provides
access for pedestrians to the sub-surface parking area, is far less than all of the
surrouruling development and structures. The proposed park area will also improve
the character of the area and provide an amenity to adjacent residential and
commercial buildings.
B. Lodge at Vail
Below is the list of criteria for exterior alteration request. These criteria are to be addressed by
the Planning and Environmental Commission/Town Council prior to taking action on these
applications. Please refer to subsection II, B, 2 for a detailed description of development
proposed at the Lodge at Vail.
Exterior Alteration - Modifications to the Lodge at Vail
Below is the list of Urban Design Considerations found in the Vail Village Design
Considerations. Each of these criteria is being implemented in some form by the
proposed redevelopment plan.
l Pedestrianization/Vehicle Penetration
Analysis:
The proposed addition and redevelopment of a portion of the Lodge at Vail will
have limited impacts on pedestrianization and vehicle penetration given the
location of the proposed improvements. The proposed plan will, however,
improve the operation and movement of pedestrians within the Lodge property
itself. Since this project is tied directly to the redevelopment activities on the
Front Door project, many of those enhancements will improve the overall
VAIL'S FRONT DOOR
TOV Development Submittal JJ
2.
3.
pedestrianization in and around the site. No additional vehicle penetration is
proposed by the project.
Streetscape Framework
Analvsis:
Given the location of the proposed improvements, there will be no impacts upon
the streetscape framework of the Vail Village.
Street Enclosure
Anabtsis:
Given the location of the proposed improvements, there will be no impacts upon
the street enclosure in the Vail Village.
Street Edge
Analvsis:
Given the location of the proy'osed improvements, there wiII be no impacts upon
the street edge in the Vail Village.
Views
Anabtsis:
Given the location of the proposed improvements, there will be no impacts upon
protected views within the VaiI Village.
Service and Delivery
Analysis:
Service and delivery to the Lodge at VaiI is being greatly improved by the
proposed redevelopment plans. The existing outdoor loading areas are being
removed and placed within the undergroundfacility provided on the adjacent
Front Door parcel. This removes an unsightly facility located at the front door to
the Vail ski mountain that is viewed not only by hotel guests but also by anyone
visiting the Vista Bahn ski yard. The proposedfacility will be a substantial
improvement over the existittg condition by creating an all-weather and
concealed delivery facility in the heart of the Vail Village. No existing service
alleys within the Vail Village will be impacted by the improvements to the Lodge
at Vail.
7. Sur/Shade
Analvsis:
Given the location of the proposed improvements, there will be little if any
impacts to surdshade. The proposed improvements are located on the south and
west side of an existing building (at a lower level than the existing building) and
given the angle oJ the sun these improvements will not cast shadow to any public
areas. Please refer to the sun/shade analysis provided under separdte cover with
the project submittal.
4.
5.
6.
VAIL'S FRONT DOOR
TOV Development Submittal 34
'tl
C. Vista Bahn Park, Skier Club, Residence Club, Parking & Loading
Development plans for the Vista Bahn Park, Skier Club, Residence Club and Parking & Loading
facilities involve requests for rezoning, development plan and variance. Below are the criteria
used to evaluate these requests. These criteria are to be addressed by the Planning and
Environmental Commission and Town Council prior to taking action on these applications.
Please refer to subsections II, B, I , 3, and 4 for a detailed description of the projects.
Zone District Boundary Amendment - USFS Exchange parcel and Mill Creek
Subdivision
a. Factors, Enumerated: Before acting on an application for a zone district boundary
amendment, the planning and environmental commission and town council shall consider
the following factors with respect to the requested zone district boundary amendment:
(l) The extent to which the zone district amendment is consistent with all the applicable 'elements of the adopted goals, objectives and policies outlined in the Vail comprehensive
plan and is compatible with the development objectives of the town; and
Analvsis.'
Section VI of this document outlines all of the goals and policies implemented or
which provide support for the proposed rezoning and proposed development plan for
the Front Door project. I'he Vail Village Master Plan is proposed to be amended to
promote and encourage the zoning and uses proposed for this site. The proposal will
facilitate the improvement and revitalization of the Vail Village and specifically, the
main portal to the Vail ski mountain, a long-standing goal of the Town. The
proposed rezoning is consistent with the amended VaiI Village Master Plan and the
Vail lttnd Use PIan when taken as a whole.
(2) The extent to which the zone district amendment is suitable with the existing and
potential land uses on the site and existing and potential surrounding land uses as set out
in the town's adopted planning documents; and
Analysis:
The proposed rezoning will facilitate the upgrade and revitalization of the front door
to the Vail Village. The proposal will allow the remaval of some unsightly and
unorganiryd uses and replace those with uses, which are compatible with the
surrounding residential and commercial activities and consistent with the operation
of a ski mountain.
VAIL'S FRONT DOOR
TOV Development Submitral 35
(3) The extent to which the zone district amendment presents a harmonious, convenient,
workable relationship among land uses consistent with municipal development
objectives; and
Anal:tsis:
The proposed rezoning will facilitate the upgrade and revitalization of the front door
to the Vail Village. The proposal will allow the removal of some unsightly and
unorganized uses and replace those with uses, which are compatible with the
surrounding residential and commercial activities. The proposed rezoning is
consistent with the goals and policies of the Town and presents a harmonious,
convenient, and workable relationship with land uses in the area,
(4) The extent to which the zone district amendment provides for the growth of an
orderly viable community and does not constitute spot zoning as the amendment serves
the best interests of the community as a whole; and
Analvsis:
The proposed reToning and development plun provide for the development of an
orderly viable community consistent with the Town's development interests. Given
the size ofthe parcel being zoned, the context and current use ofthe site, and
proposed development planfor the site, the proposed reaming does not constitute
spot zoning. The intended uses in this zone district including ski lifts, skier services
and ticketing,, and loading and delivery functions will allow the fficient operation of
the ski base area while improving the overall access Io and aesthetics of the Vail
Village.
(5) The extent to which the zone district amendment results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features;
and
Analysis:
Given the nature of the property and based on the Environmental Impact Report
provided the proposed project will not result overall in adverse impacts to the
environment including water quality, air quality, noise, vegetation, riparian
corridors, hillsides, or other natural features. Any impacts to vegetation and natural
features will be offset by additional enhancements and improvements throughout the
proposed site. The project will result in beneficial impacts resulting from properly
designed and constructed facilities, which will be developed to the Town's
deve lopment standards.
VAIL'S FRONT DOOR
TOV Development Submittal 36
(6) The extent to which the zone district amendment is consistent with the purpose
statement of the proposed zone district; and
Anal:tsis:
The Ski Base Recreation 2 Zone District is being proposed for the subject property.
We believe the proposed zone district is consistent with the intended purpose of that
zone district. The proposed uses include resitlential dwellings, underground parking
and loading, skier services, and other uses typically associated with a major base
area"/portal to a ski mountain. The proposed uses are consistent with the purpose of
the Ski Base Recreation 2 Zone District.
(7) The extent to which the zone district amendment demonstrates how conditions have
changed since the zoning designation ofthe subject property was adopted and is no
longer appropriate; and
Analysis:
The existing property is zoned Natural Area Preservation Distict. (Jn-zoned
property in the Town of Vail automatically defauks to this zone district. The existing
Ltses on the property include parking, ski lifts, ski storage, mountain access roads,
and other related uses. The proposed rezoning of the land will facilitate the
improvement and revitalization of the Front Door ski base area to the Vail ski
mountain. Given the location, setting, and condition of the property, the existing
zoning designation is perhaps inappropriate.
Ski Base/Recreation 2 Development Plan - Vista Bahn Park, Ski Club, Residence
Club, Parking & Loading
The following criteria shall be used as the principal means for evaluating a proposed
development plan. It shall be the burden ofthe applicant to demonstrate that the proposed
development plan complies with all applicable design criteria
A. Building design with respect to architecture, character, scale, massing and orientation
is compatible with the site, adjacent properties and the surrounding neighborhood.
Analvsis:
The proposed redevelopment ofVail's Front Doar has been designed to the highest
quality of architecture drawing from Vail's architectural vemacular. Above grade
structures have been designed to a bulk and mass consistent with neighboring
properties. The proposed skier services and ski club building have been designed as
low-level one story structures to respect private agreements and covenants. The
residential structures have been benched into the hillside and contain three stories.
AII of the proposed parking and bading for the projed has been provided in a sub-
surface structure, thus reducing the visual impacts of these uses on the neighbors and
the community as a whole.
VAIL'S FRONT DOOR
TOV Development Submittal 37
The proposed development is consistent in design, character, and mass with the
Town's Design Guidelines and withneighboring uses and structures.
B. Buildings, improvements, uses and activities are designed and located to produce a
functional development plan responsive to the site, the surrounding neighborhood and
uses, and the community as a whole.
Analysis:
The proposed development plan is designed to respond directly to the skier services
and activities currently existing and proposedfor the site. The Front Door site is
situated in an area where skiers, shoppers, and residents interface with the VaiI
Village and the ski mountain. The proposed design responds to this interface to
provide order, interest, and vitality. The proposed uses are intended to provide
essential services to residents and tourists while at the same time concealing back of
house type uses andfunctions in a sub-sudace parking and loading area. The
proposed residences are designed and located in an area that has little impact on
adjoining residential uses and is responsive to the overall site.
C. Open space and landscaping are both functional and aesthetic, are designed to
preserye and enhance the natural features of the site, maximize opportunities for
access and use by the public, provide adequate buffering between the proposed uses
and surrounding properties, and when possible, are integrated with existing open
space and recreation areas.
Anabtsis:
The proposed development has been developed to meximize the amount of quality
open space areas and improve public access. This has been achieved by placing all
parking and loading in an undergroundfacility thus providing public sudace areas
for skiers and pedestrians to move within and through the site. The structures have
been logically located on the site to have the least disruption to neighbors and to
respond to the unique qualities ofthe site. For instance the skier club and the skier
services buildings have been designed as low-level one story structures and have
been located in areas that maximize their use by the public and club members.
Landscaping and huffering have been generously planned throughout the site to
create an aesthetically pleasing environment. The proposed plan improves overall
the public access to and through the propefi. The majority of the site (i.e., the ski
yard) will be improved as a public area for skiers in the winter and pedestrians in the
summer.
VAIL'S FRONT DOOR
TOV Dcvelopment Submittal 38
D. A pedestrian and vehicular circulation system designed to provide safe, efficient and
aesthetically pleasing circulation to the site and throughout the development.
Analvsis:
The primary focus of the Front Door project is to provide a convenient, efficient, and
memorable experience for the visitor and resident of Vail. The pedestrian circulation
system has been improved to provide lift access to skiers with the least number of
barriers (i.e., stairs and steps) and by providing essential skier services in a logical
and fficient location. The vehicular access to and through the site has been
provided in a sub-surface area that removes vehicles from view and provides a safe
all-weather parking and loading area. Surface vehicular access is maintained for the
One Vail Place Buildins.
E. Environmental impacts resulting from the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary mitigating
measures are implemented as a part of the proposed development plan.
Anal!sis:
Environmental impatrs, if any, have been identified in the Environmental Impact
Report provided for the project. Necessary mitigation measures, if any, have been
identified, addressed, arul implemented in the project design.
F. Compliance with the Vail comprehensive plan and other applicable plans.
Analvsis:
The proposed project complies with the Town's master pktnning documents as
applicable to the site. As discussed throughout this document the proposed
development plan implements numerous Torm policies and goals. Section VI of this
document specifically outlines all of the goals and policies addressed by the proposed
redevelopment plan.
Variance to Hazard Regulations - 4OVo slope
Before acting on a variance application, the Planning and Environmental Commission
sharll consider the following factors with respect to the requested variance:
a. The relationship of the requested variance to other existing or potential uses and
structures in the vicinitv.
Analysis:
The intent of the slope restrictions in the hazard regulations is to prevent
development in areas that are potentially unstable and in areas that are consistently
steep. The proposed development site contains isolated areas in excess of 409o slope
that occur in the middle oJ'the proposed development site. These 407o sloped areas
VAIL'S FRONT DOOR
TOV Development Submittal 39
are not contiguous with other vast steep hillside areas, The clear intent of the hazard
regulations was to prevent generally the development of steep hillsides and not to
" protect" small isolated areas from development.
This hazard regulation provides an exceptionfor duplex and single family zoned
areas. The proposed development ofthe site with isolated pockets of40Vo slope is
proposed as subsurface parking and residential development. The proposed
development on 407o sktpes is consistent with the residential development occurring
on adjacent properties.
b. The degree to which relief from the strict or literal interpretation and enforcement of a
specified regulation is necessary to achieve compatibility and uniformity of treatment
among sites in the vicinity, or to attain the objectives of this title without grant of
special privilege.
Analvsis:
The intent of the slope restrictions in the hazard regulations is to prevent
development in areas that are potentially unstable and in areas that are of
consistently steep slopes. The proposed development site contains isolated areas in
excess of 40Vo slope that occur in the middle of the proposed development site which
are areas clearly not intended to be restricted by the hazard. regulation. These 407o
sloped areas are not contiguous with other vast steep hillside areas. Geological
reports submitted with the application indicate that lhe proposed development site is
suitable for the type of development being proposed. The proposed variance will
allow the owner to attain the objectives and intent of the zoning regulations without ct
grant of special privilege.
c. The effect ofthe requested variance on light and air, distribution ofpopulation,
transportation and traffic facilities, public facilities and utilities, and public safety.
Analysis:
The proposed variance will have little, if any, negative impact on light and air,
transportation and trffic facilities, public facilities and utilities, and public safety.
The proposed variance willfacilitate the development of I3 dwelling units on the
property. These dwelling units are allowed on the property regardless of the
apprcval of this variance, but the literal interpretation of the hazard regulation would
present a practical dfficulty to the development of the site beyond the intent of the
regulation.
VAIL'S FRONT DOOR
TOV Development Submittal 40
VAIL' FRONTDOCiR,
TOV Dervelopmont Subminql ,$l
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A.
l.
v.MASTER PLAN CONSIDERATIONS
Two of the Town's master planning documents, the Vail Land Use Plan and the Vail Village
Master Plan, have been analyzed with respect to the development proposed by the Front Door.
Below is a compilation of goal statements and objectives from these documents that are
consistent with the proposed development plans or would otherwise promote the proposed
development. This analysis assumes the adoption of the proposed land use amendments being
pursued under separate application. ltems listed in italics are of particular relevance to the Front
Door.
Vail Land Use Plan
General Growth/Development
Vail should continue to grow in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor and
the permanent resident.
The quality of development should be maintained and upgraded whenever
possible.
The original theme of the old Village Core should be carried into new
development in tlrc Village Core through continued implementation oJ'the U rban
Design Guide Plan.
Development proposals on the hillsides should be evaluated on a case-by-case
basis. Limited development may be permitted for some low intensity uses in
areas that are not highly visible from the Valley floor. New projects should be
carefully controlled and developed with sensitivity to the environment.
1.12 Vail should accommodate most of the additional growth in existing developed
areas (infill areas).
Skier/Tourist Concerns
The community should emphasize its role as a destination resort while
accommodating day visitors.
The ski area owner, the business communiry and the Town leaders should work
together closely to make existing facilities and the Town function more effectively.
The ski area owner, the business community and the Town leaders should work
together to improve facilities fbr day skiers.
1.1
1.3
1.4
t.6
2.
2.1
2.2
2.3
VAIL'S FRONT DOOR
TOV Development Submittal 42
2.4 The community should improve sunmer recreational and cultural opportunities to
encourage suntmer tourism.
2.5 The community should non-skier recreational options to improve year-round
tourism.
3. Commercial
3.1 The hotel bed base should be preserved and used mare efficiently.
3.2 The Village and Lionshead ueas are the best location for hotels to serve the future
needs of the destination skiers.
3.4 Commercial growth should be concentrated in existing commercial areas to
accommodate both local and visitor needs.
4. Villaee Core/Lionshead
4.1 Future commercial development should continue to occur primarily in existing
commercial areas. Future commercial development in the Core areas needs to be
carefully controlled to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing character
of each area is preserved through implementation of the Urban Design Guide Plan
and the Vail Village Master Plan.
4.3 The ambiance of the Village is important to the identity of Vail and should be
preserved. (Scale, alpine character, small town feeling, mountains, natural
setting, intimate size, cosmopolitan feeling, environmental quality;.
5. Residential
5.1 Additional residential growth should continue to occur primarily in existing,
platted areas and as appropriate in new areas where high hazards do not exist.
5.2 Quality time-share units should be accommodated ro help keep occupancy rates
up.
5.3 Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.4 Residential growth should keep pace with the market place demands for a full
range of housing types.
VAIL'S FRONTDOOR
TOV Developrnent Submittal 43
The existing employee-housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
B. Vail Village Master Plan (WMP)
Goals for Vail Village are summarized in six major goal statements. The goal statcments are
designed to establish a framework, or direction, for future development of the Village. The
goals, along with the established objectives and policies are to be used in evaluating a proposal
during the development review process. The following goals, objectives and policies are
consistent with the proposed redevelopment plans:
Goal #l Encourage high quality redevelopment while preserving the unique architectural
scale of the Village in order to sustain its sense of community and identity.
L 1. t Policv: Development and improvement projects approved in the Village
shall be consistent with the goals, objectives, policies and design considerations
as outlined in the Vail Village Master Plan and Urban Design Guide Plan.
1.2 Objective: Encourage the upgrading and redevelopment of residential and
commercial facilities.
1.2.1 Policy: Additional development may be allowed as identified by the action
plan as is consistent with the Vail Village Master Plan and Urban Design Guide
Plan.
1.3 Objective: Enhance new development and redevelopment through public
improvements done by private developers working in cooperation with the Town.
1.3.1 Policy: Public improvements shall be developed with the pafiicipation of
the private sector working with the Town.
To foster a strong tourist industry and promote year-round economic health and
viability for the Village and for the community as a whole.
2.1 Objective: Recognize the variety ofland uses found in the l0 sub-areas
throughout the Village and allow for development that is compatible with these
established land use patterns.
2.1.1 Policy: The zoning code and development review criteria shall be
consistent with the overall goals and objectives of the Vail Village Master Plan.
2.3 Objective: Increase the number of residential units available for short-term,
ovemight accommodations.
Goal #2
5.5
VAIL'S FRONT DOOR
TOV Development Submittal 44
Goal #3
2.3-l Policy: The development of short{erm accommodation units is strongly
encouraged. Residential units that are developed above existing density levels are
required to be designed or managed in a manner that makes them available for
short-term ovemi ght rental.
2.4 Objective: Encourage the development of a variety of new commercial
activity where compatible with existing land uses.
2'4.1 Policv: commercial infill development consistent with estabrished
horizontal-zoning regulations shall be encouraged to provitle activity generators,
accessible green spaces, public plazas, and streetscape improvements to the
pedestrian netvvork thraughout the Village.
2,5 objective: Encourage the continued upgrading, renovution and maintenance
oJ'existing lodging and commercial facilities to better serve the needs of our
guests.
2.5.1 Policy: Recreation amenities, common areas, meeting facilities and other
amenities shall be preserved and enhanced as a part of any redevelopment of
lodging properties.
2.5.2 Policy: The Town will use the maximum flexibility possible in the
interpretation of building and fire codes in order to facilitate building renovations
without compromising life, health and safety considerations.
2.6 objective: Encourage the development ofaffordable housing units through
the efforts of the private sector.
2-6.2Poliql Employee housing shall be developed with appropriate restrictions
so as to insure their availability and affordability to the local work force.
To recognize as a top priority the enhancement of the walking experience
throughout the Village.
3.1 obiective: Physically improve the existing pedestrian ways by landscaping
and other improvements.
3.1.1 Policy: Private development projects shall incorporate streetscape
improvements (such as paver treatments, landscaping, lighting and seating areas),
along adjacent pedestrian ways.
3.1.2 Policy: Public art shall be encouraged at appropriate locations throughout
the Town.
VAIL'S FRONT DOOR
TOV Development Submittal 45
Goal #4
Goal #5
3. l 3 Policy: Flowers, trees, water features and other landscaping shall be
encouraged throughout the Town in locations adjacent to, or visible from, public
iueas.
3.2 Objective: Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
3.2.1 Policy: Vehicular traffic will be eliminated or reduced to absolutely
minimal necessary levels in the pedestrianized areas of the Village.
3.3 Objective: Encourage a wide variety ofactivities, events and street life along
pedestrian ways and plazas.
3.3.2 Policg Outdoor dining is an important streetscape feature and shall be
encouraged in commercial infill or redevelopment projects.
3.4 Objective: Develop additional sidewalks, pedestrian-only walkways and
accessible green space areas, including pocket parks and stream access.
3.4.1 Policy: Physical improvements to property adjacent to stream tracts shall
not further restrict public access.
3.4.2Policy: Private development projects shall be required to incorporate new
sidewalks along streets adjacent to the project as designated in the Vail Village
Master Plan and/or Recreation Trails Master Plan.
To preserve existing open space areas and expand green space opportunities.
4.1 Obiective: Improve existing open space areas and create new plazas with
green space and pocket parks. Recognile the dffirent roles of each type of open
space in forming the overall fabric of the Village.
4.1 .2 Policy: The development of new public plazas, and improvements to
existing plazas (public art, streetscape features, seating areas, etc.), shall be
strongly encouraged to reinforce their roles as attractive people places.
4.1.4 Policy: Open space improvements including the addition of accessible
green space as described or graphically shown in the Vail Village Master Plan
and/or Urban Design Guide Plan, will be required in conjunction with private
infill or redevelopment projects.
lncrease and improve the capacity, efficiency and aesthetics ofthe transportation
and circulation system throughout the Village.
5.1 Objective: Meet parking demands with public and private parking facilities.
VAIL'S FRONT DOOR
TOV Development Submittal 46
5.1 . I Policy: For new development that is located outside of the Commercial
Core I Zone District, on-site parking shall be provided (rather than paying into
the parking fund) to meet any additional parking demand as required by the
Zoning Code.
5.I .3 Policy: Seek locations for additional structured public and private parking
spaces.
5.1.5 Policv: Redevelopment projects shall be strongly encouraged to provide
underground or visually concealed parking.
5.2 Objective: Encourage the use of public transportation to minimize the use of
private automobiles throughout Vail.
5.2.2 Policy: The Town shall facilitate and encourage the operation of private
shuttle vans outside of the pedestrianized core area.
Goal #6 To insure the continued improvement of the vital operational elements of the
Village.
6.1 Objective: Provide service and delivery facilities for existing and new
development.
6.2 Obiective: Provide for the safe and efficient functions of fire, police and
public utilities within the context of an aesthetically pleasing resort setting.
6.2.1 PolicE Development projects and other improvements in Vail Village
shall be reviewed by respective Town departments to identify both the impacts of
the proposal and potential mitigating measures.
VAIL'S FRONT DOOR
TOV Development Submittal 41
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I vI. APPENDIX
l. Letter from USFS Service
2. Final Plat of Lot P-3
3. Annexation Map
4. Slope Analysis of Mill Creek Subdivision
VAIL'S FRONT DOOR
TOV Development Submittal 48
I
Forest
Service
White River
National
Forest
/@\. united States
€€19 Department of
1sV Agriculture
-
Supervisor's Office
900 Grand Avenue
P.O. Box 948
Glenwood Spgs., CO 81602-0948
(970\ 945-252r
TTY (970) 94s-3255
FAX (E7o) 94s-3266
I
File Code: 2720-2
Date: November26,2OO2
Mr. Russ Forest
Director of Community Development
Town of Vail
75 South Frontage Road
Vail. CO 81657
Dear Mr. Forest:
It is our understanding the Town of Vail ('l'OV) and Vaii Resorts 1VR) are inidating a lanci use
process involving National Forest System lands, commonly referred to as the Vista Bahn Ski
Yard, at the base of Vail Mountain. Furthermore, the TOV and VR would like that process to run
concurrently with the federal land exchange process that VR has begun with the White River
National Forest.
In an attempt to facilitate the upgrade of the skier service facilities (i.e., ski school sales, ticket
windows, ski rentals, public locker rooms, employee locker rooms, restrooms, and ski storage)
and porlions of a TOV freight delivery system, including loading docks and delivery tunnel, VR
wishes to amend the TOV Master Plan and zone the Ski Yard. Following the land exchange, it is
our understanding that VR would seek to annex the Vista Bahn Ski Yard into the Town of Vail.
While the Forest Service.acknowledges this land use process is being initiated, it must be clear
that until the South Game Creek Land Exchange is successfully completed and the property is
conveyed from Federal ownership, the TOV has no land use jurisdiction or authority over the
Vista Bahn Ski Yard.
If you have any questions, please do not hesitate to contact me.
Sincerely,
Acting Forest Supervisor
cc: Cal G Wettstein
rs Caring for the Land and Sening People Printed on Recycled Paper
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FINAL PLAT
LOT P-3
A
A RESUBDIYISION 0F L}TS P-3 AND PART 0F LoT i, BLoCK 5-4,
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ADJACENT TO LOTS P_3 AND i, VAIL VILLAGE FIFTH FILINC,
TOWN OF VAIL, COUNTY OF EACLE, STATE OF COLORADO
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LOT P_3
A RESUBDMSION OF L}TS P-3 AND PART 0F LOT i, BLOCK 5-4,
A PORTION OF GORE CREEK DRIVE RICHT-OF_ITAY AND T'HAT RIGHT-OF-ITAY
ADJACENT TO LOTS P_3 AND J, VAIL VILLACE FIFTH FILING,
TOrfN OF VAIL. COUNTY OF EAGLE. >-'I'ATE OF COLORADO
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A PART OF TIIE NIr t/4, SECTION B,
TOWNSHIP 5 SOUTH, RANCE BO I{EST OI,' THE 6th P.M.
TOITN OF VAIL, COUNTY OF EAGLE, STATE OF COLORADO
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SURWYOR S C€RTIFICATI-
R'GSTERTD PiOIESSETiAI LAXO SJR\IEYOR II TH€
3Y CERIFY ^r rXlS tXNErAnOt Pr t WrS Pif?^FtD
ay ua rD unoti !r DTRECT srJPEFvstoi, r ruRl|t€R c€RnFy Ar ,loRE rHAx d€ SXTX Of iiI EXTTRIOR BOJNDMY OF IHT PROPERTY 8€INC ANNTXED 15
coincuorJs ilrx ]]rf ErsrNG aoJNDARy of tHt ro|at of v^t- corceo
CLERK AND RECORDEN'5 CERTIFICATE
Drs plrr ,s mED Fm RECORO n fil Ofnct CF rHE c1!ff !$ ECaFDfi s{ l}{s
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APPROVAL 8Y TOIVN OT VAIL
APPROIED BY nL C(UiOr Of *l rorn (f, VAL [ACL! Cqt{n, CeOrrDO, Er mo&^rca
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COVERNMENTLOTSI&2
A PART OF THE NII 1/4, SECTION B,
T}\[N>-HIP 5 S}UTH, RANCE B0 WEST OF THE 6th P.M.
TOWN OF'VAIL, COUNTY OF EACLE, STATE OF COLORADO
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GENERAI NOTES:
1 BA55 Ct EARNG C(tfr|oo CENIiA lorlE (HrRN) filD 1t3.:'/92 ANO IO*{ Cf v r
xrrPnc PRoIcr 0cr0&t !9s6 srlno{s sPf,roo(f rJs rn@*AN tllro{ &ARs
2 PROICT DAIUI SCALT rAcIoR: 1.0oo.425
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nol olscctr$Clfo 3! oRorsNcr ro 29 5At5 0F 19$,(rn! cRtEK SUBOrug{ri ll(A
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SUR\trYOR'5 CIRTI| ICAIE
RESSIERID PRCES5IO{r! LAXD SURVEYq N fiE
sIAr! tr COIOi{ADO, OO HEREBI C'RNFY l}UT ftIS AflEXANq{ Pt,rI l|A5 PREPARTD
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CERiIY nlAr XOff rHAr frI-stIIH Of THE EX]fRIG SOIJNOAFY 6 I}IT PROF€iW B'!NC
^NNEIED
15
cfineo)s ||rH llla Ensnnc lour{o RY or rlE ron oa v rL ccLc{o
CI FRK AND RECORDER'S CERTIFICATE
rns .t^r r s.nrD Foi RtcoRo H rlrE ofnc€ 0F nlt aER ^ro iacGoER q,{ firs
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APPROVAL EY TOW\ OT VAIL
coror €r lBf Tofi 6 vxr- t^ctf cqr!fi. c(| mADo, BY GDTNATC1
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V]C]NITY MJP
SECION A
TOVINSHIP 5 SOUIH
RANGE 80 WEST, 6Ih PM.
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LEGEND
ll.'--- =l rNDrcATrs sLoPE ovrR 40%TOTAL AREA OF [/lLL CIiEEK PARCEL =
SLoPt OVER 4O% =
MAN MADE FEATURES WITH SLOPE OVER 40% :
90042.8
4222.7
I0736.5
Sn
Sn
Sn
Ft.
Ft.
r t.77--t rNorcATES MAN MADr FEATuRE wrTH slopE ovER 40%
SLOPE ANAIYSIS
UILL CREEX
VAIL'S FRONT DOOR
TOVN OF VAIL
EAGI,E COUNTY. COLORADO