HomeMy WebLinkAboutEvergreen extAlt_cup_092208_worksession MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 22, 2008
SUBJECT: A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications; and requests for conditional use
permits, pursuant to Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4,
Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the Evergreen Lodge, with dwelling units, accommodation units, employee housing
units, conference facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor, and an eating and drinking establishment on the second floor, located
at 250 South Frontage Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
______________________________________________________________________
I. SUMMARY
The purpose of today’s work session hearing with the Planning and Environmental Commission is to allow the applicant, HCT Development, represented by TJ Brink, an opportunity to present
the major exterior alteration application for the proposed Fairmont via the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road West. The desired outcome of the
hearing is for the Planning and Environmental Commission to understand the proposed development in terms of bulk, mass, height, and operation, and how this relates to relevant portions
of the Vail Comprehensive Plan and Vail Town Code. The Commission is also being asked to provide comments to guide the applicant towards a final review.
The Commission is not being asked to take any formal action on this application at this time. As such, Staff is not providing a formal recommendation until final review is requested.
Staff and the applicant request that the Planning and Environmental Commission tables this application to the Commission’s October 13, 2008, hearing for further review and discussion.
II. DESCRIPTION OF THE REQUEST
The key elements of The Fairmont Vail proposal, found in Attachment A for reference, include:
Two development review applications, including a major exterior alteration application, as required by the LMU-1 District for the demolition and rebuild of the structure and a conditional
use permit application for accommodation units, multiple-family residential dwelling units, conference facilities and meeting rooms, located on the basement or garden level and for accommodation
units and multi-family dwelling units on the first floor or street level of the structure.
Demo/rebuild including 91 dwelling units (72 net new) and 128 accommodation units (0 net new)
Amenities including a front desk, lobby, lounge area, pool, hot tubs, deli, restaurant, specialty bar, fitness and spa amenities, hotel retail and meeting/conference space
254 parking spaces in two below grade floors, additional surface parking spaces at the porte cochere, and a loading dock
Potential mitigation of development impacts including employee housing mitigation, a pedestrian path on the west side of Middle Creek, and public art
Background
The Evergreen Lodge, consisting of 128 hotel rooms and 19 dwelling units, was built in 1974. On April 1, 1986, Special Development District #14 (Doubletree Hotel) was established by
the adoption of Ordinance No. 5, Series of 1986. SDD #14 was amended in 1989 and 1990 to further clarify requirements for redevelopment. On September 6, 2005, the Vail Town Council
adopted Resolution No. 15, Series of 2005, which extended the Lionshead Redevelopment Master Plan study area to include the Evergreen Lodge, and provided specific recommendations for
the redevelopment of the property. On December 20, 2005, the Vail Town Council adopted Resolution No. 23, Series of 2005, adopting more specific recommendations for the Evergreen Lodge
redevelopment, including setbacks from the Frontage Road and a potential transit stop. The Council also adopted Ordinance No. 33, Series of 2005, which repealed SDD #14 and rezoned
the Evergreen Lodge from High Density Multiple Family (HDMF) District to Lionshead Mixed Use 1 (LMU-1) District. On July 14, 2008, the Planning and Environmental Commission held a worksession
to introduce the application, the development team, and the relevant planning documents.
IV. ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning and Environmental Commission and Town Council on the various applications
submitted on behalf of HCT Development.
A. Exterior Alteration/Modification in the Lionshead Mixed-Use 1 (LMU-1) District
Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for impacts of use/development and then by the Design Review Board for compliance
of proposed buildings and site planning.
The Planning and Environmental Commission is responsible for final approval/denial of a Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the proposal
for compliance with the adopted criteria. The Planning and Environmental Commission’s approval “shall constitute approval of the basic form and location of improvements including siting,
building setbacks, height, building bulk and mass, site improvements and landscaping.”
The Design Review Board has no review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application.
The Town Council presides over appeals, which they can also file, which cal up the actions of Design Review Board or Planning and Environmental Commission Town Council evaluates whether
or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board’s decision.
B. Conditional Use Permit (CUP)
Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance
of proposed buildings and site planning.
The Planning and Environmental Commission is responsible for final approval/denial of CUP. The Planning and Environmental Commission shall review the request for compliance with the
adopted conditional use permit criteria and make findings of fact with regard to the project’s compliance.
The Design Review Board has no review authority on a CUP, but must review any accompanying Design Review Board application.
The Town Council presides over appeals, which they can also file, which cal up the actions of Design Review Board or Planning and Environmental Commission Town Council evaluates whether
or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board’s decision.
APPLICABLE DOCUMENTS
Title 12, Zoning Regulations
Article 12-7H: Lionshead Mixed Use 1 (LMU-1) District (in part)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units,
restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead Redevelopment
Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities
of the District by establishing appropriate site development standards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead
Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging,
housing, and commercial core area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously
established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment
consistent with the Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With
any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access,
public plaza redevelopment, public art, roadway improvements, and similar improvements.
NOTE: LAND USES INCLUDED IN THIS APPLICATION ARE IN BOLD AND UNDERLINED.
12-7H-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL:
A. Definition: The "basement" or "garden level" shall be defined as that floor of a building that is entirely or substantially below grade.
B. Permitted Uses: The following uses shall be permitted in basement or garden levels within a structure:
Banks and financial institutions.
Commercial ski storage.
Eating and drinking establishments.
Personal services and repair shops.
Professional offices, business offices and studios.
Public or private lockers and storage.
Recreation facilities.
Retail establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title.
Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance with the provisions
of Chapter 16 of this Title:
Conference facilities and meeting rooms.
Liquor stores.
Lodges and accommodation units.
Major arcade.
Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this
Title).
Radio, TV stores, and repair shops.
Theaters.
Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL:
A. Definition: The "first floor" or "street level" shall be defined as that floor of the building that is located at grade or street level along a pedestrianway.
B. Permitted Uses: The following uses shall be permitted on the first floor or street level within a structure:
Banks, with walk-up teller facilities.
Eating and drinking establishments.
Recreation facilities.
Retail stores and establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title.
Conditional Uses: The following uses shall be permitted on the first floor or street level floor within a structure, subject to issuance of a conditional use permit in accordance with
the provisions of Chapter 16 of this Title:
Barbershops, beauty shops and beauty parlors.
Conference facilities and meeting rooms.
Financial institutions, other than banks.
Liquor stores.
Lodges and accommodation units.
Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this
Title).
Radio, TV stores, and repair shops.
Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE:
Permitted Uses; Exception: The following uses shall be permitted on those floors above the first floor within a structure:
Lodges and accommodation units.
Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU) as provided in Chapter 13 of this
Title).
Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-6: ACCESSORY USES:
The following accessory uses shall be permitted in the Lionshead Mixed Use 1 zone district:
Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Section 12-14-12 of this Title.
Loading and delivery and parking facilities customarily incidental and accessory to permitted and conditional uses.
Minor arcade.
Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels, lodges, and multiple-family uses.
Outdoor dining areas operated in conjunction with permitted eating and drinking establishments.
Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to permitted residential or lodge uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof.
12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required: The construction of a new building or the alteration of an existing building that is not a major exterior alteration as described in subsection B of this section
shall be reviewed by the design review board in accordance with chapter 11 of this title.
1. Submittal Items Required: The submittal items required for a project that is not a major exterior alteration shall be provided in accordance with section 12-11-4 of this title.
B. Major Exterior Alteration: The construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club
units, timeshare units, any project which adds more than one thousand (1,000) square feet of commercial floor area or common space, or any project which has substantial off site impacts
(as determined by the administrator) shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6
of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title.
Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning
and environmental commission and design review board review.
1. Submittal Items Required, Major Exterior Alteration: The following submittal items are required:
a. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the administrator. Any application
for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations.
b. Application; Contents: The administrator shall establish the submittal requirements for an exterior alteration or modification application. A complete list of the submittal requirements
shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived and/or modified by the administrator and/or
the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents
that comprise the Vail comprehensive plan. The administrator and/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials
if deemed necessary to properly evaluate the proposal.
C. Work Sessions/Conceptual Review: If requested by either the applicant or the administrator, submittals may proceed to a work session with the planning and environmental commission,
a conceptual review with the design review board, or a work session with the town council.
D. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission
may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission
may be appealed to the town council in accordance with section 12-3-3 of this title.
E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval by the design review board
unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable
and unexpected delays as long as code provisions affecting the proposal have not changed.
12-7H-8: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed exterior
alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies
with other applicable elements of the Vail comprehensive plan.
12-7H-9: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten feet (10') unless otherwise specified in the Lionshead redevelopment master plan as a build-to line.
12-7H-11: HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy-one feet (71') with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All
development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment
master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board.
12-7H-12: DENSITY (DWELLING UNITS PER ACRE):
Up to a thirty three percent (33%) increase over the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed.
For the purpose of calculating density, employee housing units, accommodation units, attached accommodation units, timeshare units, and fractional fee club units shall not be counted
as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the purpose of calculating density.
12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three
percent (33%) over the existing GRFA found on the property, whichever is greater. Multiple-family dwelling units in this zone district shall not be entitled to additional gross residential
floor area under section 12-15-5, "Additional Gross Residential Floor Area (250 Ordinance)", of this title.
12-7H-14: SITE COVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead redevelopment master plan.
12-7H-15: LANDSCAPING AND SITE DEVELOPMENT:
At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise specified in the Lionshead redevelopment master plan.
12-7H-16: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (1/2) the required parking shall be located within the main building
or buildings.
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation
to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced
with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts
may include, but is not limited to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements,
and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts.
Vail Land Use Plan (in part)
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goals of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan,
are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general
types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework
to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site.
The Vail Land Use Plan contains the following goals:
1.0 General Growth/Development
1.1 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.
1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever possible.
1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas).
1.13 Vail recognizes its stream tract as being a desirable land feature as well as its potential for public use.
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders should work together closely to make existing facilities and the Town function more efficiently.
2.3 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural opportunities to encourage summer tourism.
2.5 The community should improve non-skier recreational options to improve year-round tourism.
2.7 The Town of Vail should improve the existing park and open space lands while continuing to purchase open space.
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to serve the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.
3.5 Entertainment oriented business and cultural activities should be encouraged in the core areas to create diversity. More nighttime businesses, on-going events and sanctioned “street
happenings” should be encouraged.
4.0 Village 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 thorough implementation of the Urban Design Guide Plan.
4.3 The ambiance of Vail 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.)
4.4 The connection between the Village Core and Lionshead should be enhanced through:
a) Installation of a new type of people mover.
b) Improving the pedestrian system with a creatively designed connection, oriented toward a nature walk, alpine garden, and/or sculpture plaza.
c) New development should be controlled to limit commercial uses.
5.0 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 to 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 marketplace demands for a full range of housing types.
5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community.
Chapter 6, Section 4: LRMP Lionshead Redevelopment Master Plan
Included in this category are those properties which are identified as being included in the Lionshead Redevelopment Master Plan boundaries. Properties located within this land use
category shall be encouraged to redevelop, per the Master Plan recommendations, as it has been found that it is necessary in order for Vail to remain a competitive four-season resort.
Uses and activities for these areas are intended to encourage a safe, convenient and an aesthetically-pleasing guest experience. The range of uses and activities appropriate in the
Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public
plazas, open spaces, parking and loading/delivery facilities/structures, public utilities, residential, lodges, accommodation units, deed restricted employee housing, retail businesses,
professional and business offices, personal services, and restaurant uses.
Lionshead Redevelopment Master Plan (in part)
Chapter 2, Introduction
Purpose of the Master Plan (in part)
“This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiatives in the Lionshead study area. Both public and private interests have recognized
that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead’s economic potential has been inhibited by a number of recurrent
themes:
Lack of growth in accommodation units (“hot beds”);
Poor retail quality;
Deterioration of existing buildings;
Uninteresting and disconnected pedestrian environment;
Mediocre architectural character; and the
Absence of incentives for redevelopment.
This master is a comprehensive guide for property owners proposing to undertake development or redevelopment of their properties and the municipal officials responsible for planning
public improvements. The plan outlines the Town’s objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requirements for redevelopment and
new development.”
Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master
planning process.
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense
of place, a personality, a purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference
facilities, ice rinks, streetscape, parks and other recreational improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base (“live beds”
or “warm beds”) through new lodging products. Live beds and warm beds are best described as residential or lodging rooms or units that are designed for occupancy by visitors, guests,
individuals, or families on a short term rental basis. In order to improve occupancy rates and create additional bed base in Lionshead, applications for new development and redevelopment
projects which include a residential component shall provide live beds in the form of accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached
accommodation units (i.e., lock-off units), or dwelling units which are included in a voluntary rental management program and available for short term rental. Further, it is the expressed
goal of this Plan that in addition to creating additional bed base through new lodging products, there shall be no net loss of existing live beds within the Lionshead Redevelopment Master
Plan study area.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private
services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents.
Creative Financing for Enhanced Private Profits and Public Revenues
Financially creative and fiscally realistic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements.
Chapter 4, Master Plan Recommendations – Overall Study Area
This section of the master plan addresses issues that affect Lionshead as a whole. These issues, and recommendations to address them, should be considered in all planning and policy
decisions as Lionshead develops.
4.1 Underlying Physical Framework of Lionshead (in part)
The Lionshead resort area (that portion of the study area north of Gore Creek) is a mixed-use urban environment with several discernible land-use sub-areas, or “hubs” (see Map N). Although
the hubs overlap somewhat, there is no consistent and comprehensive pedestrian connection between them. The primary goal of the master plan is to create a visually interesting and functionally
efficient pedestrian environment that connects the hubs to create a cohesive and memorable resort environment.
4.1.1 Lionshead Master Plan Concept
Two primary pedestrian streets form the backbone of Lionshead’s physical plan: an east-west corridor connecting Dobson Ice Arena with the west end of Lionshead and a north-south corridor
connecting the proposed north day lot transportation center with the ski yard. The circulation system and new retail and lodging components will follow the underlying pattern set by
these corridors (see Map T) and the entry portals associated with them.
4.1.2 East Lionshead - Civic Hub
The civic hub of Lionshead is comprised of Dobson Ice Arena, the Vail public library, the Lionshead public parking structure, and the proposed Vail Civic Center site on the east end
of the parking structure. Although this area also contains several lodging properties and may support office or retail development in the future, all planning and design decisions here
should be respectful of and compatible with these civic components.
4.1.4 Resort Lodging Hub
This area of Lionshead is located just west of the Lionshead retail core and is comprised almost exclusively of high-density residential and lodging products. All future planning and
design decisions in this area should work to reinforce the residential nature of the neighborhood and retain the sense of privacy desired by individual properties. New development in
this area should aim for quieter pedestrian streets, well-defined pedestrian connections, more intensive landscaping and higher quality streetscape development.
4.2 Connection to Vail Village
The lack of connection between Lionshead and Vail Village was identified early in the master planning process. Although both West Meadow Drive and East Lionshead Circle connect the
village to Lionshead, the pedestrian systems along this corridor are poor and the streetscape has no consistent visual character. The eastern entry to the Lionshead study area is at
Middle Creek (at the Vail public library and Dobson Ice Arena), but the true entrance to the Lionshead retail core is at the western end of the Lionshead parking structure. Pedestrian
connections should be sensitive to the residential uses on West Meadow Drive and East Lionshead Circle. It is also important that they be continuous from the intersection of Vail Road
and East Meadow Drive in Vail to the west end of the parking structure in Lionshead. The Town of Vail Streetscape Master Plan recommendations for West Meadow Drive should be implemented
in a way that is consistent in design and character with the entire Vail Village/ Lionshead connection.
4.3 Connections to the Natural Environment
One of the outstanding characteristics of Vail Village is its spectacular visual connection to Vail Mountain, particularly the protected view corridors up Bridge Street from the village
parking structure and toward the Gore Range from East Meadow Drive. Over the years the village has also strengthened its physical connections to the natural environment by improving
creekside parks and trails and by integrating landscape into the built environment at every opportunity.
Lionshead has no similarly strong connection to the natural environment even though it is situated even closer to the base of the mountain. To remedy this critical deficiency, the following
recommendations are made:
4.3.1 Visual Connections
As development and redevelopment occur in Lionshead, it will be vital to protect visual connections to the ski mountain. These visual relationships strengthen the identity of Lionshead
as an alpine resort and provide a visual reference that helps Lionshead visitors to find their way through the core. Visual connections to the natural environment should be established
utilizing the following techniques:
4.3.1.1 View Corridors
Creating and establishing view corridors is an effective way to link the urban core of Lionshead visually to the natural environment of Gore Creek and the mountain. The master plan
is recommending the creation of several dedicated public view corridors. In addition, all private development and redevelopment should endeavor to create visual connections from and
through their properties.
View corridors do not have to be expansive to be effective. In many cases, a slender but well targeted view corridor can be just as effective as a broad view. Nor do visual connections
have to be continuous; they can reoccur, providing intermittent views from different angles.
North-South Orientation of Buildings
The predominant east-west orientation of buildings in Lionshead acts as a visual and physical barrier, interrupting the connection to the natural environment. It should be a priority
in future development and redevelopment to orient vertical building masses along a north-south axis whenever possible. This will help to accomplish the following objectives:
Sun Access
During the winter months, the sun is low in the southern sky, providing the greatest solar exposure to the south faces of buildings and to streets and spaces open to the south. A north-south
orientation of building masses will increase the amount of sun reaching the Lionshead pedestrian core and the buildings to the north.
Views from New Buildings
In double loaded buildings oriented on an east-west axis, units on the south side of the building get great views of the mountain, but units on the north side do not. Orienting the
building mass on a north-south line creates angled southern views for both sides of the building, and units on both sides will get direct sun sometime during the day.
Views from Existing Buildings
Public input throughout the master planning process indicated that existing property owners in Lionshead are concerned that new development will block their private views to the mountain.
By orienting new buildings on a north-south axis, the potential visual impact on existing buildings is reduced.
Creation of Streets
A strong view corridor in the Vail Village is Bridge Street. The orientation of the street toward the mountain provides a constant sense of direction and draws people to the destination
at the top of the street. Likewise, the proposed north-south orientation of buildings in Lionshead will help to create streets oriented to the views, something that is almost completely
lacking today.
4.3.2 Physical Connections
Physical connections to the natural environment are essential to the experiential quality of a mountain resort. There are several ways to achieve a physical connection in addition to
creating north-south oriented streets:
4.3.2.1 Landscape and Greenbelt Corridors
Wherever possible the natural landscape of the Gore Creek corridor should be allowed to penetrate into the more urbanized portions of Lionshead (see Map O). This will open up access
points to the Gore Creek corridor, enhance the quality of individual properties, and improve the image of Lionshead as an alpine resort.
4.6 Vehicular and Pedestrian Circulation
4.6.1 Interstate Highway 70
I-70 is the primary vehicular circulation corridor for the Vail Valley and is critically important to the economic health of the Vail community. It does, however, create both a visual
and physical division between the south and north sides of Vail, as well as consuming a significant amount of land. As Vail continues to grow over time it is strongly recommended that
the ideas of potentially burying or bridging I-70 through the Town of Vail be studied and the potential benefits and impacts considered. Specifically, consideration should be given
to securing the air-rights over I-70 so that future development and circulation scenarios are not precluded.
4.6.2 South Frontage Road
Recommendations outlined below address potential re-alignment of portions of the frontage road, ingress and egress improvements, bicycle/ pedestrian improvements, and visual improvements.
For a detailed discussion of capacity and the impacts of future development on the frontage road, see the traffic impact study contained in appendix A. Figure 4-9 depicts potential
redevelopment without the realignment of the Frontage Road while Figure 4-9a depicts redevelopment with a partial realignment of the Frontage Road.
4.6.2.2 Road Improvements to Handle Increased Traffic Volume
The potential expansion of the Lionshead bed base and the corresponding increases in traffic volumes will necessitate traffic mitigation measures. Increased road width, acceleration/
deceleration lanes, and perhaps roundabouts may be required in conjunction with new development. These improvements are described in the traffic impact study, attached as appendix A.
It is important to note that the potential widening of the frontage road depicted in the overall master plan graphic is not necessarily the best or required solution. It is a potential
solution but the final design of road improvements will need to consider not only the traffic volume requirements but visual impacts and community preferences as well.
4.6.2.3 Provision for Bicycles and Pedestrians
A pedestrian/ bicycle path should be created on the south side of the frontage road running the entire length of the Lionshead study area. Providing an unbroken pedestrian/ bicycle
path to connect the main Vail roundabout to Cascade Village, this pathway will conform to the current Town of Vail standards regarding width and material.
Visual Improvements
It is essential that improvements for better traffic flow be accompanied with aesthetic improvements in order to break up the perceived width of the improved roadway and to give a stronger
image to this north edge of Lionshead (see figure 6-5). Improvements could include landscaped medians and a consistent landscape treatment between the South Frontage Road and the eastbound
lane of I-70. Fragile understory plantings should be avoided in favor of street trees and hardy ground covers that can survive winter snowplowing activities. This corridor should also
include new directional signage, described in section 4.10.1.1
4.6.4.3 Pedestrian Sidewalks and Crossings
A series of primary and secondary pedestrian walks should be created connecting the West Lionshead area with the Lionshead core, the frontage road, and the ski yard. These walks and
crosswalks are identified on Map Q and Map T.
4.6.4.4 Visual Improvements
As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian
walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines.
4.7 Loading and Delivery
4.7.1 Properties with Direct Service Access
As a general rule, properties that can provide for their own service and delivery needs should comply with the following guidelines:
Loading and delivery facilities should be located deep enough into the property that the estimated peak volume of service vehicles does not back up into or block the access road or pedestrian
areas.
Service drives and loading docks must be screened with landscaping, fencing, retaining walls or other appropriate design techniques.
All reasonable measures shall be taken to prevent noise and exhaust impacts on adjacent properties.
In no case shall a property utilize the public roadway or pedestrian area to stage service and delivery vehicles.
4.8 Parking
Parking is a critical component in a mixed-use resort environment such as Lionshead, and any efforts to enhance this component should adhere to the following goals and guidelines:
Parking must be sufficient to meet demand. Correctly assessing parking demand in an environment such as Lionshead is difficult but extremely important. Overestimating parking demand
can be as damaging as underestimating demand due to the extreme expense of parking space (especially if structured) in a real estate environment such as the Vail Valley. Likewise, parking
is a large consumer of ground and should be designed to occupy as little real estate as possible. In tight margin developments such as mid-range hotels and locals/employee housing,
the expense of parking can be the deciding factor as to the economic viability of the project. Due to these attributes of parking, it is important that true demand, or desired demand,
be distinguished from actual usage. For example, the “free after three” program currently in place for the Town of Vail parking structures has undoubtedly increased the usage of these
structures during the evening hours (the Lionshead structure filled in the evening for the first time in 1998). However, there has not been a corresponding increase in sales tax revenue,
which was the original intent of “free after three”. (Note- concrete studies regarding the utilization of the “free after three” program have not been conducted and it is strongly recommended
that this occur if the program is to continue). It is hypothesized that a significant portion of people utilizing the free parking program are in fact employees or people that would
have used transit or other means of access if the parking were not as readily available. In other words, parking usage often will rise to fill the available space, but the profile of
the user may not be whom the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet the demand, it needs to meet the desired
demand and should be structured or programmed in such as way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning.
Parking should be visually inconspicuous. Parking should be structured below ground whenever possible. Surface parking areas should be heavily screened with landscaping, berms, and walls.
Expanses of asphalt should be interrupted with islands of landscaping or replaced with pedestrian quality paving materials. Surface parking areas should be avoided in or near the retail
pedestrian core area. Although structured parking may be more desirable visually, it must be properly designed so as not to detract from the guest’s arrival experience.
4.8.1 Potential Displacement of Existing Parking
The ground rules for the Lionshead master plan mandate no net loss of parking as a result of redevelopment.
4.8.2 Residential Properties
As a policy, all residential properties should provide their own parking within their property according to existing Town of Vail regulations and the parameters described above.
4.8.4 Parking for Employee Housing
The unit-to-parking space ratio for employee housing should be reduced to maximize the housing opportunities in west Lionshead. During the master planning process, the Vail Town Council
toured several employee housing complexes in Keystone Resort that averaged .25 cars per bed (one parking space per four-bed unit). Most of these complexes at Keystone are removed from
the core and depend on a bus transit system to carry employees to and from work. Yet, Keystone property managers have not observed a parking shortage. Likewise, at the Rivers Edge
employee housing project in Avon, a parking ratio of .75 cars per bed has been more than adequate and the parking lot is underutilized.
4.9 Housing
Recent community surveys and grass-roots planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critical issue facing the Vail community. Early
in the Lionshead master planning process, west Lionshead was identified as an opportunity area to implement some of the community’s housing goals, particularly relating to employee housing.
These opportunities and associated issues are outlined below.
4.9.1 No Net Loss of Employee Housing
Ground rule number five of the master plan states that there shall be no net loss of employee housing in Lionshead as redevelopment occurs.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goals in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council.
As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent
possible this housing should be located in the Lionshead area.
Gateways, Landmarks, and Portals
The lack of spatial hierarchy or organizational clarity is a fundamental problem in the Lionshead pedestrian and vehicular network today. This section discusses the need to create a
series of gateways, portals, landmarks and useful public spaces that will increase and enhance the character and identity of the pedestrian environment.
4.10.2 Landmarks
A landmark is a significant architectural element that all the visitors to Lionshead can identify and remember. Landmarks signify important points of entry, turning points and critical
intersections in the pedestrian network, as well as destinations and visual reference points. The single landmark in Lionshead today is the Gondola clock tower, which will be replaced
with the Vail Associates core site redevelopment. Appropriate locations for new landmarks in Lionshead are the east pedestrian portal, the central retail mall adjacent to the main pedestrian
plaza, and the west pedestrian portal adjacent to the intersection of West Lionshead Circle and Lionshead Place. In addition, the potential civic center complex at the east end of the
parking structure should function as a significant architectural landmark for the east end of Lionshead.
Public Art
Through the Art in Public Places Board, the Town of Vail has long recognized the importance of public art in pedestrian environments. Future development and redevelopment projects in
Lionshead, especially projects impacting the retail mall and primary pedestrian environments, should seek to incorporate public art according to the Town of Vail Art in Public Places
Master Plan (not adopted as of the writing of this document). Pedestrian circulation systems, portals and gateways, landmarks, pedestrian plazas and architecture all present opportunities
to incorporate public art.
Live Beds
The maintenance, preservation, and enhancement of the live bed base are critical to the future success of Lionshead and as such, special emphasis should be placed on increasing the number
of live beds in Lionshead as the area undergoes redevelopment. The Lionshead area currently contains a large percentage of the Town’s overall lodging bed base. The bed base in Lionshead’s
consists of a variety of residential and lodging products including hotels, condominiums, timeshares and hybrids of all three. The vast majority of live beds in Lionshead are not accommodation
units in hotels, but instead, in dwelling units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes,
Lionshead Arcade, and Montaneros, all of which have some form of rental/property management program that encourages short term rental of dwelling units when the owners are not in residence.
It has been the experience in Lionshead that condominium projects which include a voluntary rental management program have occupancy rates which exceed the occupancy rate of hotel products,
and therefore tend to provide more live beds and produce more lodging tax revenues to the Town.
Applications for new development or redevelopment which maintain, preserve, and enhance the live bed base in Lionshead have a significantly greater chance of approval in the development
review process than those which do not.
4.13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined as residential or lodging rooms or units that are designed for occupancy by visitors, guests, individuals, or
families, on a short term rental basis. A live bed may include the following residential products: accommodation units, fractional fee club units, lodge dwelling units, timeshare units,
attached accommodation units (i.e., lock-off units), and dwelling units which are included in a voluntary rental management program and available for short term rental.
4.13.2 Location of Live Beds
Live beds should be located in Lionshead pursuant to the Lionshead Mixed Use 1 and 2 zone districts. All properties within Lionshead, when developing or redeveloping and providing new
residential or lodging products, should provide live beds as defined herein.
4.13.3 Hotel-types of Services and Amenities
To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation of additional live beds should include hotel-types of services and amenities. Such services and amenities
may include, but not be limited to, the operation of a front desk, registration/reservation capabilities, recreational amenities, guest drop-off, on-site management, etc. These types
of services and amenities in multiple family residential dwellings will increase the likelihood that the dwelling units will be made available for short term occupancy and help to promote
improved occupancy rates.
4.13.4 Review of New Development and Redevelopment Projects
The Planning and Environmental Commission shall consider the policies and direction given by this Plan with respect to live beds when reviewing new development and redevelopment projects
in Lionshead. Applications for new development or redevelopment shall maintain the live bed base in Lionshead. Applications for new development and redevelopment which enhance the live
bed base have a significantly greater chance of approval in the development review process than those which do not. A proposal’s adherence to the policies contained in the adopted master
plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB), and the Town Council (as applicable) in determining
whether to approve or disapprove the specific proposal.
Chapter 5, Detailed Plan Recommendations
This section of the Lionshead Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties on the south side of
Gore Creek. The intent of this chapter – and the Master plan as a whole - is to identify important functional relationships and visual objectives within the district and to propose a
framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework
should be considered even if they are not anticipated in this document. The parcels addressed here are organized generally from east to west, starting with the civic hub on the eastern
end of the parking structure.
5.19 Evergreen Lodge at Vail
The Evergreen Lodge is located directly east of the Middle Creek Stream Tract and is bordered to the north by the South Frontage Road, to the south by the Vail Valley Medical Center,
and to the east by the WestStar Bank office building. The lot area is 114,337 square feet or 2.625 acres. Physical improvements that currently exist on the site are a nine story stucco
hotel/condominium structure with an adjoining two-story hotel facilities wing, two below-grade structured parking garages, and paved surface parking. The nine story structure has a
predominant east-west orientation along the southerly edge of the site while the facilities wing has a north-south orientation along the western edge of the site. The eastern parking
garage is utilized by the Vail Valley Medical Center for employee parking and is accessed from the South Frontage Road through a shared entry/exit with the WestStar Bank office building.
Opportunities for future improvements and upgrades include:
Creation of more underground parking;
Architectural enhancements consistent with the Lionshead Architectural Design Guidelines;
Improved exterior lighting;
Coordinated vehicular access;
Improved streetscape and landscaping along the South Frontage Road;
Improved pedestrian circulation; and
Upgraded and expanded hotel accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive pedestrian connection from the South Frontage Road, through the Evergreen Lodge development site, to West Meadow
Drive with a continuous pedestrian/bicycle path along the South Frontage Road, as depicted on Map T herein. A gravel path connecting the South Frontage Road to the paved pedestrian
path located on the east side of the Dobson Ice Arena presently exists along the south side of the property. This path, while functional, receives little, if any, regular maintenance
and includes a railroad tie set of stairs that is unsafe and in disrepair.
There are currently no pedestrian improvements located along the South Frontage Road. Though no improvements exist, a fair number of pedestrians use the southerly edge of the South
Frontage Road when entering or exiting the site. In order to improve pedestrian access and safety, it is recommended that future redevelopment of the site includes the construction
of a continuous pedestrian/bicycle path along the South Frontage Road and that the existing gravel path along the southerly edge of the site be improved and regularly maintained. Said
improvements may necessitate the need for pedestrian access easements through the site.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles off of the South Frontage Road from two, full movement, two-way access points. The current location of these access points relative to the
existing access points for the WestStar Bank Building, Vail Valley Medical Center parking structure, Town of Vail Municipal Buildings, and potential future access points to the Vail
Valley Medical Center and Vail International Building results in undesirable traffic flow and turning movements creating traffic safety and capacity concerns. In keeping with Policy
Objective 2.3.4, Improved Access and Circulation, of the Plan, opportunities for public transportation and vehicular circulation improvements should be explored in conjunction with any
future redevelopment of the site. Possible opportunities for improvements may include, an improved mass transit stop, relocated/reduced/shared points of entry/exiting, restricted access
points, acceleration/ deceleration lanes, greater sight distances, dedicated turning lanes and landscaped medians, and the evaluation and possible implementation of an intersection solution,
such as a roundabout.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term accommodation units. In addition, The Evergreen Lodge also contains a restaurant, lounge, spa, and meeting space facilities incidental
to the operation of the Lodge. Given the importance and need for short term accommodations to the vitality and success of the community, any future redevelopment of the site shall ensure
the preservation of short term accommodation units on the site. The preservation of short term accommodations should focus on maintaining the number of existing hotel beds and the amount
of gross residential square footage on the site as well as requiring the preservation of 128 accommodation units. With this in mind, the quality of the existing accommodation unit room
could be upgraded and the rooms could be reconfigured to create multi-room suites. In no instance, however, should the amount of gross residential floor area devoted to accommodation
units be reduced. In fact, opportunities for increasing the number of accommodation units beyond the existing 128 units already on-site should be evaluated during the development review
process. For example, the construction of “attached accommodation units”, as defined in the Zoning Regulations, could significantly increase the availability of short term rental opportunities
within the building.
5.19.4 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The Tract is owned by the Town of Vail. The tract is heavily vegetated with several substantial deciduous trees
and a significant lower layer of underbrush. Although the site borders the Middle Creek Stream Tract, there is no significant amount of quality vegetation on the site, and the parcel
lies out of the 100-year flood plain. As currently configured, opportunities exist to better recognize the benefits of creekside development. While the natural riparian corridor of
Middle Creek needs to remain protected and preserved, the physical and visual relationships and references between adjacent development and the stream tract should be strengthened.
An opportunity exists to create a significant connection between the Evergreen Lodge and Middle Creek. Any use of Middle Creek for aesthetic or recreational purposes, however, should
be subordinate to the preservation of the natural riparian corridor and its inherent natural character. The Middle Creek Stream Tract may provide an opportunity for the construction
of a recreational path connecting the South Frontage Road to the existing pedestrian paths at the Dobson Ice Arena.
5.19.5 Relationship to the Vail Valley Medical Center and the proposed Vail Civic Center
Perhaps the most critical functional relationship is the need to coordinate any future development on the Evergreen Lodge site with the Vail Valley Medical Center. For example, every
effort should be taken to ensure that future development on the Evergreen Lodge site does not preclude the Vail Valley Medical Center from reconfiguring the design of the medical center
to eliminate vehicular access off of West Meadow Drive and relocate the access to the South Frontage Road. Additional opportunities may include, shared service and delivery facilities,
grading and site improvements, shared parking, pedestrian pathway connections, and land exchanges.
5.19.6 Service and Delivery
Service and delivery functions for the hotel are accommodated on grade from the westerly entrance. Service and delivery for the Evergreen Lodge should occur underground or be hidden
from public view. Service and delivery truck turning maneuvering should not negatively impact traffic flow on the South Frontage Road. With a realignment of the vehicular access points,
attention should be given to the location of service and parking areas. An additional level of structured parking at the current Frontage Road level would help to minimize the apparent
height of the existing or future structures, decrease the grade at existing access points, increase the amount of landscaping on the surface of the structure, and hide service functions
below grade.
5.19.7 Setbacks from the South Frontage Road
Special consideration should be given to the setback of buildings from the South Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone district setback standards, a minimum 10-foot
(10’) setback is allowed. Given the relationship of the development site to the South Frontage Road, the need for adequate area for vehicular traffic circulation, the importance of
a landscape area to visually screen the massing of the building, and the existence of a 30-foot wide utility easement along the southerly edge of the South Frontage Road, the minimum
required front setback for the Evergreen Lodge development site shall be thirty feet (30’). This increased setback requirement shall supersede the 10-foot setback requirement prescribed
in Section 12-7H-10, Setbacks, Vail Town Code.
5.19.8 Architectural Improvements
The architectural design guidelines (Chapter 8) discuss several transition tools that can be used to adapt an existing building to the new character and architectural quality desired
for Lionshead. Given the high visibility of the buildings on this site and the extent to which they influence the quality of the experience of passers-by, all future development on
the site should be closely scrutinized for compliance with the applicable architectural design guidelines.
5.19.9 Public Transit Stop
A public transit stop is presently located east of the WestStar Bank Building, across the street from the Town Municipal offices. Through the future redevelopment of the Evergreen Lodge
and the Vail Valley Medical Center, an opportunity exists to potentially relocate the transit stop to a more optimal location.
Chapter 6, Site Design Guidelines
Chapters four and five identified important public spaces and pedestrian corridors that together define the underlying structure of Lionshead and form essential connections between the
district’s primary destinations. This chapter on site design guidelines describes the detailed elements that lend character and quality to the overall fabric of public spaces. The master
plan envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing attention to detailing in areas where public use will be more intense. Any projects
or situations that do not fall within the framework described below shall conform to the existing Town of Vail regulations.
Secondary Pedestrian Walk
Secondary pedestrian walks (see figure 6-3) are similar to primary pedestrian walks except that they are not located on primary pedestrian corridors and thus carry a lower volume of
pedestrian traffic. The suggested minimum width for these secondary walks is six feet, although wider walkways may be required where anticipated pedestrian traffic volumes are greater.
Poured concrete may be used as a paving material. All other design parameters that apply to primary pedestrian walks also apply here.
Pedestrian Path
Pedestrian paths are located outside of the primary Lionshead pedestrian environment (see figure 6-4). They include stand-alone circulation corridors, such as the Gore Creek recreational
path, that are most often built with asphalt surfaces. These pathways generally carry a lower volume of traffic, but their width should reflect both anticipated volume and anticipated
type of traffic, as bicycles, rollerblades, and skateboards also utilize these pathways. Lighting, signage, site furnishings and landscaping will be a function of a pathway’s intended
use, location, and traffic volume.
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 premier 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.
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.
8.3 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.
8.4.1.2 Building “Roles”
Certain building sites within Lionshead occupy special locations within the urban “fabric,” or “texture” of the community. To make best use of these special sites and energize the pedestrian
experience, buildings on the sites will be required to meet the criteria that immediately follow, in addition to the general criteria described throughout the rest of the document.
The locations of the special sites are identified within the Lionshead Master Plan. This section outlines specific architectural requirements for buildings which occupy these critical
sites, based upon the types of buildings, or building “roles” most appropriate to the sites, including portals, edge definers, space definers, and landmarks.
Portals
Portals act as the “front doors” to communities or urban spaces and therefore often present the first images to pedestrians. Buildings which are located on key sites need to act as
inviting and “friendly” portals to or within Lionshead. Stand-alone structures can act as portals through appropriately-scaled, large openings and significant mass, while multiple structures
can accomplish this through proper siting and relationship to one another. Human scale can be achieved with portals by introducing horizontal architectural components which relate to
the surrounding context, such as retail frontage heights and other critical eave heights. This can also be achieved through careful design of detail which is considerate of the human
form; that is, detail which relates to dimensions people are most comfortable with, such as railing heights, head heights, story heights, and similar proportions. Portals within Lionshead
can be effective if they present enough mass to enclose the spaces they are defining, with enough open area to present the sense of entry needed for a community of its size and complexity.
They may serve additional functions as well, such as living areas, bridges, or enclosed connectors, which can help to further animate the portals and provide additional income-generating
space.
Edge Definers
Whereas portals act as the “front doors” to urban communities, edge-defining buildings act as the “exterior walls” for communities. Where the edges of Lionshead meet areas exterior
to the community such as Vail Village, the Gore Creek Corridor, and the highway, buildings must present appropriately-scaled, well-defined edges to contain Lionshead or act as distinct
transition zones from one neighborhood to the next. The form, massing, and height guidelines identified in Sections 8.4.2.2 and 8.4.2.3 will direct much of the design of these edges,
but additional considerations such as building siting, scale, and architectural image should be taken into account as well.
Building siting should allow for openings to occur between structures which make up the community edge, to encourage passers-by to take inviting glimpses inside Lionshead. In addition,
buildings along edges should be scaled according to nearby structures. Architectural language should be used to offer a consistent image of Lionshead from the outside—proportions of
buildings and the ways in which they are detailed need to reflect the overall image found within the community, and “loud,” self-promoting buildings which reference only themselves should
be avoided.
Landmarks
A landmark provides a sense of orientation for the community, and reinforces its “sense of place” or image. As such, it must be visible from key locations within the community, such
as portals and major public spaces, and must offer an image consistent with Lionshead. As a unique architectural element, a landmark should be designed to clearly stand out from the
rest of the community, while still presenting a consistent design language. Care should be taken to provide a clear hierarchy between the village landmark and other, secondary landmarks.
Landmarks are most successful when they serve special functions such as bell towers, clock towers, monuments, or public art, rather than being self-serving. Furthermore, they should
be carefully scaled to the buildings adjacent to them, as well as to the overall scale of the urban village.
8.4.1.4 Transition Spaces
General
For the purposes of these Guidelines, transition spaces are defined as the architectural components which line pedestrian streets and other public spaces. With this in mind, all structures
which form transition spaces shall be designed with the transparency and other characteristics described earlier in this document, along with the dimensional criteria to follow. The
intent is to create a layer of frontage with interest and life, rather than the typical homogeneous shopping center so common today. To this end, great latitude is permitted for the
design of transition spaces.
Colonnades, Loggias, and Arcades
Architectural features such as colonnades or loggias—comprised of columns supporting one edge of a roof and often called arcades—offer yet another way to provide successful transitions
from public space to semi-public space. To maintain transparency, however, the components which make up these features—such as columns, piers, and planter walls—should be designed to
allow unencumbered pedestrian movement around and through them. A minimum clear space of 6’ shall be kept between building faces and streetfront columns, piers, and planter walls.
This clear space will encourage two-way circulation along retail fronts, and foster comfortable movement. In addition, the ratio of solid mass (expressed by the column or pier width)
to open area (expressed by the widths of the openings between the columns or piers) should be designed so it does not act as a barrier which prevents pedestrians from traveling along
or through the colonnade. Changes in ground plane between public spaces and colonnades, loggias, and atria can also hinder freedom of pedestrian movement, and should therefore be generally
limited to 12” or less. The overall intent of this section is to direct the careful design of architectural entities so they do not act as barriers between public spaces and the buildings
those spaces serve. Within these principles, other factors such as elegant proportions, appropriate scale, and accessibility must also be considered.
8.4.2 Architecture
8.4.2.1 Introduction
The architectural portion of these Guidelines is intended to provide a unified, conceptual framework using historical alpine references. It is imperative that the redevelopment effort
address specific architectural design considerations generated by the location, climate, and surrounding environment—such as addressing views, using indigenous building materials, and
reflecting the alpine heritage. However, within this framework, the architectural language of buildings within Lionshead should strive to reinterpret its heritage and look to the future,
instead of simply mimicking the past.
8.4.2.2 Building Form and Massing
Building form and massing—as design determinants—are especially critical to the success of Lionshead as an interesting, inviting resort. The forms of buildings and the ways in which
they are massed offer opportunities to present a comfortable, pedestrian scale to the Lionshead traveler, and to strengthen the continuity of the streetscape throughout. Other vital
corridors within Lionshead which are not along primary pedestrian/retail routes—such as the Gore Creek Corridor—can also benefit from well-designed massing which relates to the scale
of those corridors. Form and massing act to marry a building to its site, whether the site is part of a paved plaza or sits within natural topography, and serve to “break down” the
scale of the village fabric when viewed from the ski hill.
The overall design strategy of building form and massing shall relate to the horizontal organization found within Lionshead (such as shopfront heights, important floor lines, and critical
eave lines), and to the planning considerations outlined in the Lionshead Master Plan (such as build-to lines, sun pockets, and view corridors). The intent of this section is to guide
the creation of a village which is appropriately scaled through the use of segmented forms and masses. The underlying fabric shall be constructed of structures which rise out of the
ground gradually, rather than being vertical blocks set on the ground plane. At the pedestrian scale, the street level should be
dynamic and interesting, by varying forms and masses at the bases of buildings. These building “skirts” should not be uniform one- or two-story masses, but rather fragmented forms which
offer interest and diversity.
8.4.2.3 Building Height
General
The following building height and massing criteria shall apply to the Lionshead Master Plan study area, excluding all residential properties south of Gore Creek.
Primary Retail Pedestrian Frontages
On any property edge fronting a retail pedestrian street or mall (see site design guidelines for definition and locations), at least 50% of a building face shall have a maximum 16’ initial
eave height, at which point that face must step back a minimum of 12’. The remaining percentage of building face may have a maximum 36’ initial eave height, at which point the building
face shall step back a minimum of 12’. Eave height is defined as the distance from finished grade to the initial primary eave of the structure. Gable faces of buildings are also measured
to their eaves, excluding the actual wall area which comprises the gable. The intent of this retail/pedestrian street requirement is to present a dynamic, fragmented streetfront to
outdoor spaces, rather than uniform blocks of building mass (see Section 8.4.2.2).
Ski Yard and Open Space Frontages
This paragraph applies to the portion of any property not meeting the criteria of the Primary Retail Pedestrian Frontages section above, and fronting on the ski yard or the Gore Creek
corridor. Due to the unique and highly visible nature of these areas, building faces fronting them shall be limited to maximum initial eave heights of 48’, at which point those faces
shall step back a minimum of 12’.
It is critical to note that the 48’ maximum initial eave height does not allow for an unarticulated, flat building face from grade to 48’. The horizontal and vertical maximum unbroken
building face requirements, as well as all other guidelines contained in this chapter and the Master Plan, shall apply.
Remaining Building Frontage
Building faces that do not meet the special site criteria of the sections above may have a maximum initial eave height of 60’, at which point those faces must step back a minimum of
12’. To the extent possible, all new and redeveloped buildings in Lionshead should avoid “turning their backs” on other buildings or important pedestrian corridors. However, it must
be acknowledged that very few buildings have prime frontage on all sides and almost all buildings will have different programmatic requirements and visual characteristics on their different
faces. Toward that end, a building’s greatest vertical mass and “back of house” functions should occur on the frontage with the least volume of pedestrian traffic. In addition, components
of a building with the greatest vertical mass should be oriented north-south to minimize the blockage of southern views and sunlight.
It is critical to note that the 60’ maximum initial eave height does not allow for an unarticulated, flat building face from grade to 60’. The horizontal and vertical maximum unbroken
building face requirements, all other guidelines contained in this chapter and the Master Plan, and DRB review and approval, shall still apply.
Wall Surface Criteria
Notwithstanding the previous height and setback requirements, there shall be no vertical wall face greater than 35’ on a building without a secondary horizontal step in the building
face (the horizontal step may be a cantilever or a setback). This requirement is intended to prevent large, unbroken planes in the middles of building faces, to further
mitigate the visual impact of building height, and to provide for higher quality and more interesting articulation of structures. While many instances will necessitate a distance of
at least 24” for this movement, it shall be incumbent upon the developer to demonstrate that the intent of this requirement has been met.
Absolute Maximum Heights
Absolute Maximum Height is defined as the vertical distance from existing, finished or interpolated grade – whichever is more restrictive – to the ridge of the nearest primary roof form
to that grade. With this in mind, the Average Maximum Height of any building shall not exceed 71 ft. Notwithstanding the notion of Average Maximum Height, the Absolute Maximum Height
of any building shall not exceed 82.5 ft. Within any building footprint, height shall be measured vertically from the ridgeline of the primary roof form on a proposed or existing roof
to the interpolated or existing grade directly below said point on a proposed or existing roof to the imaginary plane created by the interpolated grades (see Figure 8-15a-c)
Calculation of Average Maximum Height
The intent of implementing an Average Maximum Height for buildings is to create movement and variety in the ridgelines and roof forms in Lionshead. Toward that end, the Average Maximum
Height of a building shall be calculated based upon the linear footage of ridgeline along primary roof forms. Any amount of primary roof form ridgeline that exceeds 71 ft. must be offset
by at least an equal amount of primary roof form ridgeline falling below 71 ft., with the distance below 71 ft. equivalent to or greater than the distance exceeding 71 ft. The average
calculation shall be based on the aggregate linear footage of primary roof forms across an entire structure, not separate individual roof forms (see Figure 8-15c)
Average Maximum Height Calculation
Average Maximum Height =
[Primary Ridge Length (A) X Average Height of Ridge (A)] + [Primary Ridge Length (B) X Average Height of Ridge (B)] +[Primary Ridge Length (C) X Average Height of Ridge (C)] +[…]
-------------------------------------------------------------------------------------------
[Primary Ridge Length (A) + Primary Ridge Length (B) +
Primary Ridge Length (C) + (……)]
Additional Requirements/Exceptions
All buildings, regardless of permitted building heights and massing principles, shall conform to all established Public View Corridors (see Lionshead Redevelopment Master Plan). Special
“landmark” building elements, such as chimneys, towers, or other unique architectural forms, may exceed the Absolute Maximum Height, subject to approval by the reviewing board. This
provision is intended to provide for architectural creativity and quality of building form, and shall not be used as a means or circumventing the intent of the building height limitations.
In addition, regardless of final building height, buildings shall avoid monotonous, unbroken ridge lines, and shall provide visual interest through the use varied peak heights, roof
forms, gables, and other appropriate architectural techniques.
8.4.2.4 Exterior Walls
General
Exterior walls within Lionshead shall be designed with clear definition of base, middle, and top. This organizing principle will weave the separate pieces of the community into a consistent
fabric. The tripartite strategy of base, middle, and top will establish key datums, or special horizontal layers, within the community which reinforce the form, massing and height guidelines
described earlier. To this end, the three-part definition of buildings shall relate directly to organizing principles such as existing datums, architectural elements such as storefront
colonnades and awnings (where applicable), and massing strategies such as building setbacks and maximum heights. This strategy can relate to form and massing principles through the
development of street-level setbacks defining the bases of buildings where appropriate, and minor setbacks relating to the middles and tops of buildings.
The bases of buildings should be visually dynamic to heighten the pedestrian experience. In addition, their interface with the topography of the site is crucial, as they act as the
transition zones between man-made structures and natural grade. Visual dynamics at street level are most effectively accomplished through the introduction of secondary forms, materials,
colors and detailing.
However, the use of indigenous materials at the primary elements (see following sections for definitions) is critical in tying buildings to their sites. Rhythm and order should be introduced
to guide the traveler through the streetscape, and offer an enhanced sense of movement through Lionshead. To reinforce this intent, street-level walls shall not span more than 30 feet
horizontally without significantly varying at least 2 of the following 5 characteristics:
Massing or Height
Material, Fenestration, or Color
When massing or height are varied, buildings with street-level walls may vary material, fenestration, or color to meet the 30-foot span requirement; however, if massing or height are
not varied within 30 feet, material, fenestration, and color must be varied.
Existing buildings may disregard the 30’-maximum horizontal wall guideline if their structural bays or other organizing elements exceed 30’, provided that the distance over 30’ falls
within reasonable limits. An existing building with 36’ structural bays, for instance, is not required to further divide those bays; however, an existing building with 48’ structural
bays may be required to divide those bays into 24’ sections, depending upon the nature of the pedestrian street frontage.
The middles of buildings within Lionshead shall read as “quiet” masses when compared to building bases and roofs, and should act as a unifying background throughout the community. This
should be done through the use of simple materials, such as stucco, and more consistent, repetitive fenestration and detailing (see Sections 8.4.2.5 and 8.4.2.9). Building middles should
not be designed as less important, banal elements, but rather as elements which present interest and articulation through subtle detailing—through fenestration, shutters, trim, and the
like—instead of massing. The tops of walls shall be designed to comfortably engage their pitched roofs, without the abrupt changes in form and massing so commonly found in structures
with primarily flat roofs. Walls should also be used to visually reduce roof heights, through the careful design of lowered plate heights and integrated dormers, which help to merge
wall planes with roof forms and interlock building masses with roof masses.
The tops of buildings shall be capped with well-proportioned, pitched roofs, acting as the uppermost unifying image within the architectural fabric of Lionshead. Roofs viewed from pedestrian
streets should nearly disappear from view as travelers approach, due to their pitches relative to ground-level sightlines. However, viewed from a distance, roof forms within Lionshead
should offer a consistent roofscape to the observer within the community or on the mountain adjacent to it. Guidelines which direct the design of the roofscape are described in Section
8.4.2.7.
Materials (General)
As mentioned earlier, building materials should be carefully selected to recall the heritage of our alpine antecedents, yet look forward to the vision of Lionshead as a modern resort
community. The specific requirements and limited palette of major building materials described herein are intended to reinforce the visual harmony envisioned for the community and act
as additional unifying thread for the resort.
Materials used at primary building elements—defined as those which exceed 500 square feet (SF) in wall surface area—shall recall and relate to the indigenous materials of the area and
enhance the sense of our Colorado mountain resort heritage. They are described below according to their most appropriate locations within the tripartite order of individual structures.
Secondary building elements, or those which cover an area of 500 SF or less, may be comprised of varying materials to add design flexibility, encourage individual expression, and enhance
visual interest. They are not specifically listed within these Guidelines, but may include materials such as painted steel, canvas and similar textiles, colored unit masonry, and the
like. Within this framework, creative use of materials is encouraged, but “patchwork” designs of inconsistent material locations or patterns should be avoided. All secondary building
elements will be approved at the discretion of the reviewing body.
Base Materials
Materials selected for the bases of buildings must balance the transparency required at retail shopfronts with the strong, anchoring elements needed to tie buildings to their sites.
That is, they must successfully integrate the notions of mass wall and frame wall. In addition, they should offer both large- and small-scale texture at the ground plane, to add varying
levels of interest and heighten the pedestrian experience. With this in mind, building bases shall be primarily constructed of individual pieces or unit materials such as stone veneer.
When using stone, veneers should be selected which lend authenticity to mass walls—thin veneers or those which appear as mere surface applique should be avoided. Battering may be used
as an additional—but optional—design tool to visually strengthen the bases of structures. As mentioned earlier, secondary elements within building bases may incorporate accent materials,
but these materials should be carefully selected to act in concert with the rest of the architecture. Shopfronts and other special street-level amenities have the most latitude with
respect to material selection, but can be very successful if constructed of hand-crafted, durable materials. These types of materials can hold up to the careful scrutiny of the street-level
observer, along with the physical abuse common to public ways. Acceptable accent materials include—but are not limited to—wood, wrought iron, forged or formed metals, and etched glass.
Middle Wall Materials
The middles of buildings shall be constructed of neutral field materials such as true stucco, EIFS, or wood. These types of materials help to establish the “quiet” or “background” vertical
surfaces necessary at the major wall planes which typically make up the bulk of structures. In addition, they offer an interesting difference between the dynamic nature of building
bases and the more repetitive, subtle patterns of building walls above street level. Materials such as stucco should be designed as an expression of mass, rather than infill between
structural members. Where building walls meet roofs, materials which successfully integrate the tops of buildings to their middles, such as wood in the form of brackets, rafter tails,
and the like, are most effective. Approved materials for use on building roofs are described in Section 8.4.2.7 of these Guidelines.
Colors
Building colors for structures within Lionshead should be chosen to blend structures with the mountain environment, while offering visual and psychological warmth to observers. To this
end, earth tones and other low-intensity colors derived directly from the surrounding mountains should be used on primary building elements, defined as those which cover more than 500
SF. Earth tones include hues such as off-whites, beiges, tans, and light grays, introduced in shades slightly darker than their natural counterparts. Colors inherent to the materials
used, such as natural stones and naturally-weathering woods, generally offer the hues and textures most desirable within Lionshead, and such materials should not be painted. However,
integrally-colored concrete, stucco, and semi-transparent wood stains are acceptable as well. In an effort to limit the palette of colors used on buildings and avoid the “patchwork”
effect, no more than three colors should be used on primary building elements.
Secondary building elements (500 SF or less in area) may be clad in accent colors to add visual interest to the overall streetscape. They should act as highlighting elements at storefronts,
primary entries, and signage, and are most appropriate at lower levels to engage pedestrian interest. Upper levels, in an effort to act as the more “quiet” fabric of Lionshead, should
avoid brighter colors and remain true to the earth tones listed above. When used, accent colors should reflect the natural mountain environment of Lionshead, with golds, oranges, reds,
and shades of green, blue, and purple used most often. Colors foreign to the mountain setting should be avoided.
Trim
Trim colors, generally used on elements to express structure, door and window openings, significant floor lines, fascias, and the like, shall act in concert with field and accent colors.
This is most effectively accomplished through the selection of deep or vibrant colors having the same or similar hues, but using different shades or tints. At street level, accent
colors may be used on trim to express storefronts and reinforce the rhythm of the streetscape.
8.4.2.5 Exterior Doors and Windows
General
In the tradition of mountain antecedents, openings for exterior doors and windows in buildings within the Lionshead community shall be treated as recessed elements in mass walls of stone,
concrete, or stucco, rather than flush surfaces on them. Within frame walls, they shall be expressed as infill material between structural members, and recessed from those members.
This treatment lends itself to the image of structures comprised of significant mass or structure, instead of curtain walls clad over lightweight frames. Given this general approach,
however, door and window sizes, shapes, types, materials, and colors should relate to the tripartite order established through development of base, middle, and top.
Exterior Door Sizes, Shapes, and Types
Door sizes should be appropriate to their materials, with rustic, “heavy” doors generally used in stone or concrete to accentuate mass, and glazed, “light” doors used in field materials
such as stucco and wood siding, or at window wall assemblies (see commercial front exceptions to follow in this Section). Entry doors located along retail streets and other public ways
offer the first true glimpse of buildings when approached from those spaces, and should therefore be designed with hand-crafted quality and attention to detail. These doors should be
oversized when possible, but in proportion to the frontage of which they are a part. Entry doors for large retail centers or hotels should be significantly larger than those found in
smaller, more intimate shops. Other doors for structures, regardless of location, should be designed as part of an obvious hierarchy, with primary entry doors the largest, secondary
entry doors somewhat smaller, and private or egress-only doors smaller yet.
Shapes of doors should relate directly to their locations on the building, with rectangular shapes being the most prevalent. Specially-shaped doors and double doors are encouraged at
primary entries along retail frontages, or as custom portals for private residences, while the middles of buildings should be characterized by more standard shapes. Special shapes should
not be overused or used in a random, ad-hoc fashion; shapes such as arched heads or square, overhead doors should relate to the overall building architecture.
Exterior Door Materials and Colors
All exterior doors within Lionshead shall be constructed of high-quality, durable materials such as wood, metal-clad wood, or metal; doors at primary hotel, condominium, or retail entries
may also include large areas of glass to attract pedestrians. Glass doors should relate to building orientation, views, or functions, with large areas of glass generally avoided in
locations other than those noted. Maintenance-free materials such as copper, baked aluminum, and naturally-weathering woods are encouraged—painted metals and woods should be avoided
whenever possible. Copper cladding and wrought iron doors may be left to patina naturally, while industrial metals such as steel and aluminum should be baked or anodized with finish
colors to match building trim.
Commercial fronts and private entries offer the unique ability to introduce hand-crafted, custom-built portals for businesses and private residences, and must also have the ability to
display shop wares. They are therefore permitted more latitude with respect to materials, colors and amounts of glazing. Aluminum storefronts may be used on commercial structures,
provided they are finished in factory finish. All-glass doors are permitted as well, with no limits set on the amount of glass permitted at retail level. Etched glass is encouraged
to bring a level of detail to special storefronts. Doors which are part of window wall assemblies may also have large glass areas, to take full advantage of mountain views. All exterior
door glazing shall be non-reflective, to minimize off-site glare, particularly from the ski mountain.
Exterior Door Hardware
Variations in designs and materials for exterior door hardware at primary entries are encouraged to bring a level of fine detail and creative expression to buildings within the community.
Approved materials include brass, copper, wrought iron, wood, and industrial metals such as aluminum or steel. Industrial metals should be prefinished in colored or clear factory finish
systems to reduce maintenance problems. Door hardware in areas other than primary entries should complement the surrounding materials and details.
Window Sizes, Shapes and Types
As with exterior doors, window sizes should be appropriate to their surrounding wall materials, with narrow, relatively tall windows used in stone or concrete, and larger, more expansive
windows used in field materials such as stucco and wood siding, or in window wall assemblies. Fenestration within field materials should be designed with decorative trim and sills,
or heavy structural frames, so they do not appear as “punch-outs” within those materials. Windows located along retail streets and other public ways offer locations in which to display
goods to pedestrians, and should therefore be designed with particular care. Window walls should be designed in proportion to their associated frontages, with windows at large retail
centers or hotels significantly larger than those found in smaller, more intimate shops. Other fenestration, regardless of location, should be designed as part of an obvious hierarchy,
with lower-level, retail street openings the largest, and windows above somewhat smaller.
Shapes of windows should also relate directly to their locations on the building, with rectangular shapes being the most prevalent.
Fenestration located within the middles of buildings should be shaped and organized into fairly regular patterns, to establish rhythm and continuity. Specially-shaped windows are encouraged
at walls along retail frontages, or as custom openings in distinct areas of private residences. They are also appropriate at dormers and other special roof elements. As with doors,
specially-shaped windows should relate to the overall building architecture. And as a general rule, the variety of geometric shapes used should be limited to 3 on any given building.
Acceptable window types include high-quality fixed, double-hung, awning, and casement units. Sliding windows and multiple-opening units such as jalousie are generally lesser-quality
units not conducive to the mountain environment and should be avoided. At retail levels, bay, box and bow windows are encouraged to animate the pedestrian street and integrate public
and semi-public domains. All windows should strive to add visual interest through careful design of mullions, muntins, and divided lites. The intent of the Guidelines is to recall
the regional heritage through the thoughtful design of fenestration and how it relates in scale, proportion, and materials, to the tripartite order of structures within the community.
Window Materials and Colors
Windows within Lionshead shall be painted or stained wood, or clad in maintenance-free metals such as copper, or aluminum and steel with baked finishes. Copper cladding may be left
to patina naturally, while baked enamel colors for aluminum and steel cladding should be similar to trim colors, and in similar complementary hues to wall colors or stained wood colors.
Factory finishes should be selected to withstand the intense ultraviolet radiation found at higher elevations, and prolonged fade-resistant warranties should be considered. In addition,
glazing shall be non-reflective, to minimize off-site glare, particularly from the ski mountain.
Decorative shutters are permitted within Lionshead only if they are designed to operate or appear to operate. When used, they should be constructed of wood and finished with durable
stains or paints. Their design and placement should be consistent and should not take on a random or haphazard appearance. Design freedom is encouraged within these parameters, and
within the context of the other architectural elements found on the building, including handrail designs, ornamental iron, and similar detailing.
8.4.2.6 Balconies, Guardrails, and Handrails
Location and Size
Balconies should be carefully located with respect to their orientation to the sun, involvement with public spaces, and snow and watershed from structures above and onto structures or
passers-by below. They should be sized as outdoor rooms, with ample space for outdoor furniture and other amenities, or merely as small, private parapets used as “step-outs” to allow
fresh air into the adjacent room. False balconies and balconies which straddle these two roles should be avoided, as they tend to lack the benefits of either and are often left unused.
Proper location and size will ensure that balconies become animated spaces, rather than outdoor storage areas. As animated spaces, their placement in public plazas and pedestrian streets—straddling
the semi-private and public domains—will infuse those spaces with the vitality needed to draw visitors to Lionshead. Balconies which face service alleys or are located within other
socially “dead” spaces, or are susceptible to water or snowshed are generally
unsuccessful spaces and should be avoided in Lionshead. The intent of this Section is to infuse public spaces with the energy of occupied balconies, and encourage designers to avoid
the design of lifeless balconies which remain unoccupied and therefore detract from public spaces.
Materials and Designs
Custom designs for balconies, guardrails, and handrails offer the opportunity for truly creative expression within these Guidelines, and unique design solutions are encouraged. Approved
materials for primary elements such as guardrails, handrails, posts, and support brackets include stucco-covered walls (for guardrails only), naturally weather-resistant woods, wrought
iron and other decorative metals, and steel. Materials such as glass, plastic, pipe rails, and metal panels are strongly discouraged. Secondary elements such as pickets and ornamental
detailing may use other materials not listed above but will be reviewed on a case-by-case basis. Materials which meet the intent of the Guidelines and work in harmony with the architectural
language of the building can lead to positive solutions, but all secondary building materials will be approved at the discretion of the reviewing body.
Drainable balconies—or those which shed water off them via waterproof membranes as opposed to letting water trickle through them—shall be designed whenever other balconies, pedestrian
streets, or other public ways are exposed to water or snowshed from those balconies. Placement of the drain systems should be carefully considered to avoid passers-by below. Non-drainable
balconies may be used in all other locations and should be constructed of weather-resistant woods or ornamental metals.
Within these general parameters, balcony, guardrail, and handrail designs should be patterned after a rational order of structure and detail. Primary structural or decorative members
should be in proportion to the balconies they are supporting, which in turn should relate to the overall building scale. An honest, straight-forward expression of structure should be
sought whenever possible, avoiding design faux pas such as stucco-covered beams or grossly undersized brackets.
8.4.2.7 Roofs
General
In keeping with the spirit of the area’s mountain architecture, primary roofs within Lionshead are to be predominantly gables and hips, with sheds or flat roofs permitted at smaller,
secondary roofs. Primary roofs are defined as roofs which cover more than 500 SF of roof area, while secondary roofs are those which cover 500 SF of roof area or less. Secondary roofs
which occur at logical breaks in building massing may exceed 500 SF if the general intent of fragmented forms and visual harmony is met. Free-standing sheds and butterfly roofs are
not permitted. Mansard roofs are permitted on buildings where pitched roofs would be impractical, if the mansards are of similar form, pitch, material, color, and detail to other roofs
within the community (and identified within these Guidelines). If used, these types of roofs should be considerate not only of views from the pedestrian street, but also those from
the ski mountain. To this end, areas of flat roof within the slopes of the mansard shall be limited to the practical minimum, and the materials for the flat roof shall be black or in
a color to blend with the sloped roof. In addition, rooftop equipment within the flat areas shall be painted to blend with the roof material (see “Miscellaneous Equipment” Section to
follow). The overall image for Lionshead takes its cue from the simple, fragmented, gabled roof forms of European alpine villages, where views of the roofscapes from the mountains are
paramount.
All new construction shall comply with the following roof criteria. Substantial expansions and renovations shall also adhere to these Guidelines, along with the remaining portions of
the building which are not being expanded or renovated (see exceptions above, in Sections 8.3.1, 8.3.4.2, and later in this Section). Roof framing shall be expressed wherever possible,
particularly through exposed ridge beams, outriggers, rafter tails, and fascia boards.
Dimensional Guidelines
Roofs should be constructed with 30” minimum eave and rake overhangs, with dimensions dependent upon overall building size. Secondary roofs may have overhangs as small as 18”, but should
work with the overall scale of the roofscape. Ridge beams and outriggers should be of visually sturdy members (6x or 8x material for wood, and equivalent sizes for other materials),
sized to support rafters and overhangs; decorative end cuts or patterns are encouraged. Rafter tails shall also appear sturdy (2x or 3x material for wood) and be exposed to express
structure. Eave and rake fascias shall be wide enough to screen end profiles at metal roofs, and to offer a consistent image with respect to structural roof members.
Pitch
Roof pitches for primary roofs shall be from 6:12 to 12:12, inclusive. Pitch breaks are permitted when they occur at architecturally appropriate locations such as plate lines, changes
in plane, etc. To add variety to the Lionshead roofscape, secondary sloped roofs may have pitches ranging from 4:12 to 12:12, and flat roofs may have limited use as secondary forms.
Existing structures with especially large footprints may deviate from the pitch requirements if they meet the overall intent of the roof guidelines and are responsive to views from
both the pedestrian street and the ski mountain. Steep mansard roofs which exceed the 12:12 maximum pitch criteria are not encouraged, but may be necessary in certain instances when
excessive building dimensions make the 12:12 pitch requirement impractical. These buildings will be handled on a case-by-case basis, and evaluated on intent rather than quantitative
criteria.
Materials and Colors
Primary roofs shall be covered with a limited palette of unit materials to present a coherent image for Lionshead. Approved materials for primary roofs include—but are not limited to—metal
shingles, cementitious shingles, concrete tiles, wood shakes or shingles, and high-quality asphalt shingles which offer acceptable colors and depth. Metal shingles may be of copper
(16 oz/SF minimum weight), terne metal, or other materials with natural patina. Secondary roofs may be covered with metal panels, in corrugated, rolled, or standing seam profiles.
Primary roofs shall be in neutral, earth-tone colors, with brown or gray tones—bright colors or reflective materials are not permitted. Roofs may incorporate blends to achieve desired
colors—on-site mock-ups are required when blends are proposed. At retail levels, accent colors are permitted for secondary roofs to add vitality to the streetscape. Changes in roof
materials or colors shall take place in logical locations, such as changes in pitch or changes in plane.
Dormers
Dormers are considered secondary roof elements, and as such are permitted some latitude in terms of form, pitch and material. Dormers may be gables, hips, or sheds, with pitch as identified
previously for secondary roofs. When designed as an extension of upper-level walls, they should be constructed in the more traditional manner, above broken eaves on both sides of the
dormers, as opposed to continuous eaves up and over the dormers. Design freedom is encouraged, and dormers with non-compliant forms or pitches will be considered if the overall roofscape
provides the image intended.
Snowguards, Gutters and Downspouts
Snowguards or snowclips shall be used wherever significant amounts of snow may accumulate over occupied areas, such as pedestrian streets, entries, patios, decks, balconies, or uncovered
parking areas. Pitched roofs which face north are particularly susceptible to snow and ice accumulation, as are lower roofs to the north of—and therefore in the shadow of—their higher
neighbors. In these cases several rows of snowguards or many snowclips may be necessary. Snow and ice accumulation on metal roofs—which heat quickly during sunny winter days—is especially
dangerous to unsuspecting persons or equipment. Metal roofs which face south or are located significantly higher than adjacent, lower roofs shall be equipped with snowguards or snowclips
to prevent injury to people or damage to lower roofs.
Outdoor gathering areas which face south and are not completely covered may be exposed to water drip from the roofs above them. These locations—which may include heavily-used public
spaces such as sun pockets or pocket plazas—are ideal candidates for gutters and downspouts. Where roofs are in constant shadow or have northern exposures, gutters and downspouts used
in conjunction with heat tape may work well. Gutters used below snowguards should be designed to take the load of the accumulated snow and ice which snowguards frequently release.
Approved materials for gutters and downspouts within Lionshead include aluminum or steel with baked finish, and copper or lead-coated copper. Gutter sections may be traditional or half-round.
Snowguards shall be constructed of painted plate steel vertical supports (painted black, or to match roof or building trim color) with horizontal members made of materials which recall
the structure of the building, such as timbers, logs, or tube steel . Large structures, where snowguards are not readily visible from street level, may use the more utilitarian expanded
metal or mesh dams, welded to steel horizontal sections and vertical supports. All exposed steel shall be painted.
Miscellaneous Equipment
All miscellaneous rooftop equipment, including roof vents, antennas and satellite dishes, shall be painted to blend with the roofs to which they relate. Major pieces of equipment on
commercial buildings shall be strategically located to conceal them from view, or hidden in cupolas or other structures—exposed equipment is not permitted. All flashings shall be copper
or painted metal to match those found on exterior walls. The intent of these provisions is to present a well-blended roofscape throughout the community, as seen from the public spaces
as well as from the mountain.
Skylights/Solar Panels
Skylights and solar panels are permitted within Lionshead if they are less than 3 feet higher than the surrounding roof. Both elements must be included in maximum roof height calculations,
and shall be well-hidden from street level and the mountain.
8.4.2.8 Fireplaces and Chimneys
Fireplace Requirements
Fireplaces shall be designed to meet all applicable Codes, including the restriction on wood-burning units within Lionshead. Exposed flues and vents for gas-operated fireplaces or other
equipment such as furnaces should be hidden from primary views, and painted to blend with the nearest building materials.
Chimney Sizes and Shapes
All flues 6” diameter or greater which penetrate roofs shall be designed with chimneys. The sizes of chimneys should be in scale with the architecture of the building—not small enough
to be lost in the massiveness of the structure, but not large enough to overwhelm the structure. Chimneys should be designed with relatively slender proportions when viewed from at
least one profile, with height greater than width, and in rectangular shapes. Heights of gas-burning chimneys or boiler flues shall be designed to proportionally match their wood-burning
counterparts, to lend authenticity and consistency to the overall roofscape.
Chimney Materials
Chimneys within Lionshead shall be covered in stone veneer (to match building veneer) or stucco, to express the alpine heritage of the area. Wood or metal-clad chimneys are permitted
at small, residentially-scaled buildings only.
Chimney Caps
Chimneys may terminate in decorative caps of stone, stucco, or metal. Creative designs, such as arched openings within caps, barrel or pitched metal roofs, and the like are encouraged
to lend interest to the building roofscape. Chimney caps should act as elegant crowns to nicely-proportioned chimneys, and should not seem bulky or top-heavy. When flat or pitched
stone caps are used, they shall have a minimum thickness of 4”. All chimney caps shall be designed to screen spark arrestors and other utilitarian equipment as much as possible.
8.4.2.9 Detail
Detail should be introduced to the architecture of Lionshead to infuse heritage, culture, and artistry to the Lionshead environment. Well-designed ornamentation can serve to complement
and perhaps intensify the other architectural principles discussed in these Guidelines, but should be designed to work in harmony with—and not against—the basic architecture. The design
of signage, brackets, lightposts, and the like should present a hand-crafted quality, particularly at street level. Detail at the middles of buildings should rely more upon pattern
or carefully-designed repetition to visually connect parts of a building together or separate buildings to one another.
VI. ZONING ANALYSIS
Address: 250 South Frontage Road/
Legal Description: Lot 2, Block 1, Vail Lionshead Filing 2
Parcel Size: 2.6248 acres/ 114, 337 sq ft
Zoning: Lionshead Mixed Use 1
Land Use Designation: Lionshead Redevelopment Master Plan
Hazards: None
Development Standard Allowed Existing Proposed Lot Area 10,000 sq ft minimum 114,337 sq ft 114,337 sq ft Front Setback 30 ft >30 ft 35 ft Side/Rear Setbacks 10 ft >10 ft 15 ft Average
Height 71 ft n/a 70 ft Maximum Height 82.5 ft 84 ft 82.5 ft Density 91 DU (35/ac)
Unlimited AU 19 DU (7/ac)
128 AU 91 DU (35/ac)
128 AU Maximum GRFA 285,842 sq ft 58,452 sq ft AU
37,779 sq ft DU
96,231 sq ft TOTAL 79,853 sq ft AU
185,138 sq ft DU
264,991 sq ft TOTAL Maximum Site Coverage 80,036 sq ft (70%) 38,886 sq ft (34%) < 70% Minimum Landscape Area 22,867 sq ft (20%) > 20% Parking Required 260
Parking spaces
per schedule below 84 standard
148 valet
+22 compact
254 Garage spaces
+ 6 Surface spaces
260 parking spaces Employee Housing 4.9 employees
+14,735.9 sq ft or
$5,329,243.80
fee-in-lieu 0 EHU on-site 0 EHU on-site
Parking Requirements*:
Land Use Parking Requirement Parking Spaces Required 91 Dwelling Units 1.4 spaces/DU 128 128 Accommodation Units 0.7 spaces/AU 90 10,545 sq ft banquet 1 space/ 330 sq ft 32 1,125
sq ft retail 2.3 spaces/1,000 sq ft 3 3,471 sq ft restaurant 1 space/250 sq ft seating area 14 1,630 sq ft bar 1 space/250 sq ft seating area 7 TOTAL 274 spaces
- 5% reduction for multiple use
260 spaces required
Employee Housing Mitigation*:
Land Use Mitigation Requirement Mitigation Rate Inclusionary Zoning: (Residential) 147,359 sq ft net new DU 10% of net new floor area 14,735.9 sq ft Commercial Linkage: (Commercial) 0
Net New Accommodation Units 0.7 employees/net new units 0 x 20%= 0 employees 10,545 net new sq ft banquet 0.8 employees/1,000 sq ft net new 8.436x20%=
1.69 employees 1,125 net new sq ft retail 2.4 employees/1,000 sq ft
net new floor area 2.7 x 20%= 0.54 employees 0 sq ft net new restaurant/bar 6.75 employees/1,000 sq ft
net new floor area 0 x 20%= 0 employees 13,894 net new sq ft health club 0.96 employees/1,000 sq ft
net new floor area 13.33 x 20%=
2.67 employees TOTAL 4.9 employees to be mitigated Fee In Lieu Inclusionary Zoning $305.30/sq ft $4,498,870.20 Commercial Linkage $169,464/employee $
830,373.6 TOTAL FEE IN LIEU $5,329,243.80 *Due to the conceptual level of the proposal, these calculations are approximations only. Final calculations to occur at final review.
VII. CRITERIA FOR REVIEW
A. Major Exterior Alteration in the Lionshead Mixed-Use I District
Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the LMU-1 District. According to Section
12-7H-8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria:
That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district;
That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan;
That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and,
That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan.
B. Conditional Use Permit (CUP)
Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review criteria for conditional uses permit requests proposed within the Lionshead Mixed Use 1 (LMU-1) zone district.
According to Section 12-16-6, Vail Town Code, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use:
1. Relationship and impact of the use on development objectives of the town.
2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public
facilities needs.
3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow
from the streets and parking areas.
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.
VIII. RECOMMENDED ACTION
Because this is a work session, the Commission is not being asked to take any formal action on this application at this time. As such, Staff is not providing a formal recommendation
until final review is requested. The Community Development Department recommends that the Town of Vail Planning and Environmental Commission listen to the presentations, ask any pertinent
questions, and make preliminary comments regarding the Fairmont Vail project.
Staff and the applicant request that the Planning and Environmental Commission tables this application to the Commission’s October 13, 2008, hearing for further review and discussion.
IX. ATTACHMENTS
Fairmont Vail plans dated September 22, 2008
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