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Home My WebLink About2025-07-15 Agenda and Supporting Documentation Town Council Evening Meeting1.Call to Order (6:00pm) 2.Public Participation (6:00pm) 2.1 Public Participation (10 min.) 3.Any action as a result of Executive Session 4.Public Hearings (6:10pm) 4.1 Ordinance No. 14, Series of 2025, Second Reading, An Ordinance Approving a Major Amendment to Special Development District No. 4, Vail Cascade, and Specifically to Approve an Amended Development Plan for Area A, Cascade Village, to Allow for the Development of a Mixed Use Development, Located at 1276 Westhaven Drive (6:10pm) 60 min. Approve, approve with amendments, request a continuance, or deny Ordinance No. 14, Series 2025 upon second reading. Presenter(s): Greg Roy, Planning Manager Background: The applicant, PHH Design Development, is requesting a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/Cornerstone Parcel, Liftside/Cornerstone Subdivision. The Planning and Environmental Commission held a public hearing on the proposed SDD amendment on May 12, 2025, where a recommendation for approval was forwarded to the Vail Town Council by a vote of 4-0-1 (Lipnick abstained.) VAIL TOWN COUNCIL MEETING Evening Session Agenda Vail Town Council Chambers and virtually by Zoom. Zoom meeting link: https://vail.zoom.us/webinar/register/WN_CXaSVp1pTU6J2sQN2oziWg 6:00 PM, July 15, 2025 Notes: Times of items are approximate, subject to change, and cannot be relied upon to determine what time Council will consider an item. Public comment will be taken on each agenda item. Public participation offers an opportunity for attendees to express opinions or ask questions regarding town services, policies or other matters of community concern that are not on the agenda. Please keep comments to three minutes; time limits established are to provide efficiency in the conduct of the meeting and to allow equal opportunity for everyone wishing to speak. public comment.pdf 1 5.Action Items (7:10pm) 5.1 Contract Award with OpenGov Inc. for Community Development Permitting Software (7:10pm) 15 min. Authorize the Town Manager to enter into an agreement, in a form approved by the Town Attorney, with OpenGov Inc. for Community Development permitting software, in an amount not to exceed $129,160.00. In addition, authorize supplementing a total of $140,160.00 to the Capital Projects Fund from the General Fund to cover the one-time costs related to implementation, configuration, data conversion, project management, and the first partial-year software subscriptions for this project. Presenter(s): Matt Gennett, Community Development Director & Hannah Whitton, Community Development Operations Manager Background: With approval, this project would be offset by budget shifts from the General Fund: $100,000 from the placeholder for Housing Initiatives reimbursed by the DOLA Capacity Planning Grant and $40,160 from the Civic Area Master Planning Project. 5.2 Ordinance No. 15, Series of 2025, First Reading, An Ordinance Amending Title 12 of the Vail Town Code to Create the Vail Village Inn (VVI) Zone District and Making 45 min. Ordinance No. 14 Staff Memorandum - Second Reading.pdf Attachment A. Vicinity Map Attachment B. Ordinance No. 14, Series 2025 Attachment C. Narrative Project Description Attachment D. Amendment Materials Attachment E. Plan Set Part 1 Attachment E. Plan Set Part 2 Attachment E. Plan Set Part 3 Attachment F. Renderings Attachment G. Applicant Presentation PEC 5-12-2025 Part 1 Attachment G. Applicant Presentation PEC 5-12-2025 Part 2 Attachment H. Response to Comments Attachment I. PEC Results 3-24-2025 Attachment J. PEC Results 4-14-2025 Attachment K. PEC Results 5-12-2025 Attachment L. Public Comment Attachment M. Ordinance No. 5, Series of 2016 Attachment N. PEC25-0003 Staff Memo 5-12-2025 Attachment O. 250617_Cornerstone_TC_Meeting_UPDATE.pdf Attachment P. Applicants Statement of Public Benefits Attachment Q. Cornerstone Q & A Attachment R. Vail Cascade Residences LLC Deed Restriction Agreement Attachment S. Applicant Presentation 7-15-25.pdf Attachment T. Applicant Response to Council Questions - 7-15-25 Public Comment - Cornerstone SDD Staff Presentation7-1-25.pdf Cornerstone Public Comment 71525.pdf Council Memo - Community Development Software 2 Corresponding Edits to Other Sections of Title 12 (7:25pm) Approve, approve with amendments, or deny Ordinance 15, Series of 2025 upon first reading. Presenter(s): Greg Roy, Planning Manager Background: The applicant, the Village Inn Plaza Condominium and Vail Plaza Condominiums, is proposing to amend Section 12-12-2 Definitions and a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O. The proposed text amendment would revise the definitions of site coverage and landscaping. 5.3 Ordinance No. 16, Series of 2025, First Reading, An Ordinance Rezoning 68 East Meadow Drive, Vail Village Filing 1, Block 5D, Lot O and 100 East Meadow Drive, Vail Village Filing 1, Block 5D Lot M and O, to Vail Village Inn (VVI) (8:05pm) 5 min. Approve, approve with amendments, or deny Ordinance 16, Series of 2025 upon first reading. Presenter(s): Greg Roy, Planning Manager Background: See attached presentation and PEC materials with Ordinance No. 15, Series of 2025. 6.Adjournment 8:10pm (estimate) Ord #15 of 2025 Staff Memo.pdf Staff Presentation Ord 15.pdf Applicant Presentation TC 7-15-25.pdf Attachment A. Ordinance No. 15, Series of 2025 Draft.pdf Attachment B. PEC25-0012 Memo Final.pdf Attachment C. PEC25-0012 Materials.pdf Attachment D. PEC Results 6-23-25.pdf Ord #16 of 2025 Staff Memo.pdf Attachment A. Ordinance No. 16, Series of 2025.pdf Meeting agendas and materials can be accessed prior to meeting day on the Town of Vail website www.vail.gov. All Town Council meetings will be streamed live by High Five Access Media and available for public viewing as the meeting is happening. The meeting videos are also posted to High Five Access Media website the week following meeting day, www.highfivemedia.org. Please call 970-479-2460 for additional information. Sign language interpretation is available upon request with 48 hour notification dial 711. 3 AGENDA ITEM NO. 2.1 Item Cover Page DATE:July 15, 2025 SUBMITTED BY:Stephanie Bibbens, Town Manager ITEM TYPE:Citizen Participation AGENDA SECTION:Public Participation (6:00pm) SUBJECT:Public Participation (10 min.) SUGGESTED ACTION: VAIL TOWN COUNCIL AGENDA ITEM REPORT ATTACHMENTS: public comment.pdf 4 From:Bob Essin To:Vail Letters; Nate Peterson; Council Dist List Subject:Latest Vail Daily Poll Date:Thursday, July 10, 2025 10:21:47 AM In the latest Vail Daily Poll I voted saying it is necessary that we construct housing for workers. It seems that there is a lot of that construction presently in almost every community in Eagle County. Besides the workers, is it possible somehow to look at all of the other development and see what is necessary to develop without destroying the reasons we have all moved here that make up our mountain lifestyle winter and summer? The PROFIT that land and business development can be used for seems to be the prime thing that controls all decisions. When is enough enough? Boulder in the middle of the last century tried to put on the breaks, to what effect? They only really increased up until now their real estate values. Denver and surrounding small communities just kept getting bigger and bigger and there is the monstrosity of the Front Range. You can’t just say no to land owners that want more money or people who come to this area to start or buy a business and make a profit, can you? People in Estes Park can no longer even go into Rocky Mountain National Park without Permits. When does the Forest Service do that to us in Eagle County? How many more people can ski here each day, park their cars, go to our business places? Sure, just pick out another place and move there. Where? I have made a living since I moved here in 1990 selling real estate while enjoying the skiing and other mountain activities, so you might say I have PROFITTED and what right do I have to even question how we should consider regulating population growth in Eagle County. Well I probably won’t be able to enjoy it much longer (age) but I hope the people here now and those others who keep coming here are able to enjoy the same quality of life I have had. We should be able somehow to preserve this life style? It’s a beautiful day in Colorado, Bob Essin 4264 Columbine Way #ll Vail, CO 81657 970-376-4484 Vailbob@comcast.net Sent from my iPad 5 AGENDA ITEM NO. 4.1 Item Cover Page DATE:July 15, 2025 TIME:60 min. SUBMITTED BY:Stephanie Bibbens, Community Development ITEM TYPE:Ordinance AGENDA SECTION:Public Hearings (6:10pm) SUBJECT:Ordinance No. 14, Series of 2025, Second Reading, An Ordinance Approving a Major Amendment to Special Development District No. 4, Vail Cascade, and Specifically to Approve an Amended Development Plan for Area A, Cascade Village, to Allow for the Development of a Mixed Use Development, Located at 1276 Westhaven Drive (6:10pm) SUGGESTED ACTION:Approve, approve with amendments, request a continuance, or deny Ordinance No. 14, Series 2025 upon second reading. PRESENTER(S):Greg Roy, Planning Manager VAIL TOWN COUNCIL AGENDA ITEM REPORT ATTACHMENTS: Ordinance No. 14 Staff Memorandum - Second Reading.pdf Attachment A. Vicinity Map Attachment B. Ordinance No. 14, Series 2025 Attachment C. Narrative Project Description Attachment D. Amendment Materials Attachment E. Plan Set Part 1 Attachment E. Plan Set Part 2 Attachment E. Plan Set Part 3 Attachment F. Renderings Attachment G. Applicant Presentation PEC 5-12-2025 Part 1 Attachment G. Applicant Presentation PEC 5-12-2025 Part 2 Attachment H. Response to Comments Attachment I. PEC Results 3-24-2025 Attachment J. PEC Results 4-14-2025 Attachment K. PEC Results 5-12-2025 Attachment L. Public Comment Attachment M. Ordinance No. 5, Series of 2016 Attachment N. PEC25-0003 Staff Memo 5-12-2025 6 Attachment O. 250617_Cornerstone_TC_Meeting_UPDATE.pdf Attachment P. Applicants Statement of Public Benefits Attachment Q. Cornerstone Q & A Attachment R. Vail Cascade Residences LLC Deed Restriction Agreement Attachment S. Applicant Presentation 7-15-25.pdf Attachment T. Applicant Response to Council Questions - 7-15-25 Public Comment - Cornerstone SDD Staff Presentation7-1-25.pdf Cornerstone Public Comment 71525.pdf 7 TO: Vail Town Council FROM: Community Development Department DATE: July 15, 2025 SUBJECT: Second reading of Ordinance No. 14, Series of 2025 an ordinance amending Special Development District No.4, Vail Cascade, and specifically to approve an amended development plan for the development of a mixed use development located at 1276 westhaven drive and setting forth details in regard thereto. (PEC25-0003) Applicant: PHH Design Development Planner: Greg Roy I. SUMMARY The applicant, PHH Design Development, is requesting a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12 -9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision. The Planning and Environmental Commission held a public hearing on the proposed SDD amendment on May 12, 2025 where a recommendation for approval was forwarded to the Vail Town Council by a vote of 4-0-1 (Lipnick abstained). Town Council approved Ordinance No. 14, Series of 2025 upon first reading at the July 1st Town Council meeting. Please find the staff memorandum to the PEC and the minutes from the May 12 meeting attached to this report. II. DESCRIPTION OF REQUEST The Vail Town Council shall approve, approve with modifications, deny Ordinance No. 14, Series of 2025, upon second reading. The applicant, PHH Design Development, is requesting a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12 -9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use 8 Town of Vail Page 2 project on the property known as the Cornerstone site, located at 1276 Westhaven Drive. Currently the SDD has available density in terms of both GRFA and dwelling units. A major amendment is necessary for the approval of the development plan. The development plan is the principal document in guiding the development, uses and activities. The development plan may consist of, but not be limited to, the approved site plan, floor plans, building sections and elevations, vicinity plan, parking plan, preliminary open space/landscape plan, densities and permitted, conditional and accessory uses. Attached for review are: Attachment A. Vicinity Map Attachment B. Ordinance No.14, Series of 2025 Attachment C. Narrative/Project Description Attachment D. Amendment Materials Attachment E. Plan Set Attachment F. Renderings Attachment G. Applicant Presentation PEC 5-12-25 Attachment H. Response to Comments Attachment I. PEC Results 3-24-25 Attachment J. PEC Results 4-14-25 Attachment K. PEC Results 5-12-25 Attachment L. Public Comment Attachment M. Ordinance No. 5, Series of 2016 Attachment N. PEC25-0003 Staff Memo 5-12-25 Attachment O. Applicant Presentation TC 6-17-25 Attachment P. Applicants Statement of Public Benefit Attachment Q. Cornerstone Q & A Attachment R. Vail Cascade Residences LLC Deed Restriction Agreement Attachment S. Applicant Presentation 7-15-25 Attachment T. Applicant Response to Council Questions 7-15-25 III. BACKGROUND Special Development District No. 4, Cascade Village, was adopted by Ordinance No. 4 Series of 1976. At least twenty amendments have occurred between 1977 and 2008. The subject property was included in a Planned Unit Development under Eagle County jurisdiction then annexed in 1975. SDD No. 4 includes the following areas: Area A Cascade Village Area B Coldstream Condominiums Area C Glen Lyon Primary/Secondary and Single Family Lots Area D Glen Lyon Commercial Site Area E Tract K 9 Town of Vail Page 3 The entire Cascade Village SDD is approximately 97.5 acres. Because the property was annexed into the Town of Vail as a Planned Unit Development under Eagle County jurisdiction and early Special Development Districts were not based on underlying zoning, there is no underlying zoning for Cascade Village. Uses and development standards for the entire property are as outlined in the adopting ordinance for Special Development District No. 4. The Cornerstone site is located south of Westhaven Drive, between the Liftside Condominiums and the Grand Hyatt Hotel Terrace Wing and conference center. The total site area is 0.6977 acres in size and slopes steeply from Westhaven Drive to the hotel terrace and Cascade Village chairlift level. The chairlift is located immediately adjacent to the site and a public pedestrian easement allows for access across the site from Westhaven Drive to the chairlift. The adjacent Waterford site (Liftside Condominiums) and the Cornerstone site were the only two development parcels within the SDD permitted to establish separate development plans. This was changed in 2016 to allow individual development plans for each site in Area A. In 1992 the Town of Vail Planning and Environmental Commission recommended approval of the development plan for the Waterford (Liftside Condominiums) and Cornerstone buildings; the Vail Town Council subsequently approved the development plan via Ordinance No. 7, Series of 1993. The Liftside Condominiums consists of 27 free market dwelling units with approximately 47,000 square feet of GRFA, and two EHUs totaling 1100 square feet. Cornerstone included 64 Transient Residential Units with 28,110 square feet of GRFA, three EHUs for 1,800 square feet, 11,100 square feet of retail/commercial space, and 93 parking spaces. The Cornerstone portion of the approval was never constructed. In 2008, a Cornerstone project was again reviewed by the Planning and Environmental Commission, forwarding a recommendation of approval to the Vail Town Council. The Town Council ultimately approved the application via Ordinance No. 5, Series of 2008 but required a number of changes. The most notable change was lowering the height of the west wing from 91’ to 71’, in keeping with the maximum height of the SDD and requiring a minimum of 50% of the required EHUs to occur on site. The approval included 23 free market units in 55,931 SF of GRFA, four EHUs, and two levels of parking. This approval expired on June 1, 2017, following a series of extensions. In 2016 The Vail Town Council approved a major amendment to SDD No. 4 via Ordinance No. 5, Series of 2016. This major amendment was for a minor reduction in the number of accommodation units and related GRFA in the hotel. Also at this time, the parking tab le was re-established finding a surplus of 38 spaces. Of these spaces, 26 were allocated to the hotel for future development. This application would redirect a portion of this surplus to the commercial uses in the Cornerstone building and the development o f the EHU dormitory in the CMC building. Last year, the PEC reviewed an application for a major amendment to SDD No. 4 and recommended denial to the Town Council at the August 26, 2024 meeting. After review 10 Town of Vail Page 4 at the Town Council for the major amendment application, where the application was tabled, the applicant withdrew the application. That application included 30 free -market units with 61,469 square feet of GRFA, two EHUs on site, 5,632 square feet of commercial space, 67 parking spaces within the building, and extended to a height of 97 feet. This current application was originally heard at the March 24, 2025 meeting and was tabled to April 14, 2025 meeting. At the conclusion of the meeting on April 14, 2025, the item was tabled to the April 28, 2025 meeting and was then not heard and tabled to the May 12, 2025 PEC meeting. Proposed Deviations from SDD No. 4 See the attached Ordinance No. 14, Series of 2025 and staff report from May 12, 2025 for review of the changes to SDD No. 4. lV. REVIEW CRITERIA Criteria: The following design criteria shall be used as the principal criteria in evaluation the merits of the proposed special development district. It shall be the burden of the applicant to demonstrate that the submittal material and the proposed development plan comply with each of the following standards or demonstrate that one or more of them is not applicable or that a practical solution consistent with the public interest has been achieved. See the attached Staff Report from the May 12, 2025 PEC meeting for analysis of the criteria. 1. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. 2. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. 3. Parking And Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. 4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. 5. Natural And/Or geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. 11 Town of Vail Page 5 6. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. 7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation. 8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. 9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. V. PUBLIC BENEFIT Per Vail Town Code Section 12-9A-9: “Before the Town Council approves development standards that deviate from the underlying zone district, it should be determined that such deviation provides benefits to the town that outweigh the adverse effects of such deviation. This determination is to be made based on evaluation of the proposed Special Development District’s compliance with the design criteria outlined in § 12-9A- 8 of this article.” The full list of proposed public benefits starts on page 61 of the applicant’s presentation (Attachment G). On property benefits are listed as access plaza and the lower-level plaza that provides the connection between the skier drop -off and the ski lift. Off-site improvements include the skier drop-off area, which was proposed with the 2008 major SDD amendment (a list of the public benefits proposed with the 2008 approval is listed in the background section below). The listed “2c” and “2d” benefits include the paseo directly south of the proposed building on the Grand Hyatt property and extends to the west to encompass the courtyard and entryways to the paseo from Westhaven drive and the Grand Hyatt drop- off area. To ensure that these improvements would be open to the public in perpetuity, a public access easement would need to included over the shown area of “2c” and “2d” as proposed. Public benefit also includes wayfinding, the retail included in the building, and an art program. The 2008 approval of the Cornerstone project, at a maximum height of 71’, included a number of offsite pedestrian and vehicular related infrastructure improvements. In addition to the proposed bus turnaround and pedestrian drop off, these included Westhaven Drive turn lanes and associated medians, a sidewalk from skier portal to 12 Town of Vail Page 6 Frontage Road on both side of Westhaven Drive (now partially completed) and a 10' separated walk along Frontage Road from Western PL of the Conference/Pool area to Eastern PL of the Liftside development. Other possible improvements that could be considered as a public benefit include additional Frontage Road sidewalks and implementation of the "Road Diet" improvements along the Frontage Road as identified in the Vail Mobility & Transportation Master Plan. Staff would encourage consideration of these infrastructure improvements as possible public benefit. Developer Improvement Agreement Should the Town Council approve Ordinance No. 14, Series of 2025, a Developer Improvement Agreement (DIA) will be created and accommodate the ordinance on second reading. A DIA would include conditions of approval from the May 12, 2025 PEC staff memo as well as the legal instrument to formalize the public benefit proposed as a part of the project. Vl. RECOMMENDED MOTION Based upon the review of the criteria outlined in Section VII of the May 12, 2025 PEC memorandum and the evidence and testimony presented, the Planning and Environmental Commission recommends the Town Council approve the major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision. Should the Town Council approve this request, the Planning and Environmental Commission recommends the Council pass the following motion “The Town Council approves, on second reading, Ordinance No. 14, Series of 2025, an ordinance amending Special Development District No.4, Vail Cascade, and specifically to approve an amended development plan for the development of a mixed use development located at 1276 westhaven drive and setting forth details in regard thereto. (PEC25-0003).” Should the Town Council choose to approve this request, the Planning and Environmental Commission recommends the Council make the following findings: 1. The SDD does comply with the standards listed in Section VII of this memorandum, or the applicant has demonstrated that one or more of the standards is not applicable; 13 Town of Vail Page 7 2. The SDD is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; 3. The SDD is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and 4. The SDD promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality.” Vll. ATTACHMENTS Attachment A. Vicinity Map Attachment B. Ordinance No.14, Series of 2025 Attachment C. Narrative/Project Description Attachment D. Amendment Materials Attachment E. Plan Set Attachment F. Renderings Attachment G. Applicant Presentation PEC 5-12-25 Attachment H. Response to Comments Attachment I. PEC Results 3-24-25 Attachment J. PEC Results 4-14-25 Attachment K. PEC Results 5-12-25 Attachment L. Public Comment Attachment M. Ordinance No. 5, Series of 2016 Attachment N. PEC25-0003 Staff Memo 5-12-25 Attachment O. Applicant Presentation TC 6-17-25 Attachment P. Applicants Statement of Public Benefit Attachment Q. Cornerstone Q & A Attachment R. Vail Cascade Residences LLC Deed Restriction Agreement Attachment S. Applicant Presentation 7-15-25 Attachment T. Applicant Response to Council Questions 7-15-25 14 WESTHAVEN LN W E S T H A V E N D R S F R O N T A G E R D W I 70 E astb o u n dI 70 W estb o u n d I Subject Property 0 50 100 150 20025Feet C o r n e r s t o n eCornerstone 1 2 7 6 W e s t h a v e n D r i v e1276 W e s t h a v e n D r i v e This map was crea te d b y th e Town of Va il GIS Tea m. Use of this map should be for g ene ral purposes on ly.The Town o f Vail do es not warran t the accuracy o f the in fo rmation co ntained he rein.(whe re shown, parcel lin e w ork is ap pro ximate) Last Modified: February 15, 2024 15 1 6/26/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25-0003 - CORNERSTONE/TC/7-1-25/ORDINANCE NO. 14, SERIES 2025.DOCX ORDINANCE NO. 14 SERIES OF 2025 AN ORDINANCE APPROVING A MAJOR AMENDMENT TO SPECIAL DEVELOPMENT DISTRICT NO. 4, VAIL CASCADE, AND SPECIFICALLY TO APPROVE AN AMENDED DEVELOPMENT PLAN FOR AREA A, CASCADE VILLAGE, TO ALLOW FOR THE DEVELOPMENT OF A MIXED USE DEVELOPMENT, LOCATED AT 1276 WESTHAVEN DRIVE, AND APPROVING THE ASSOCIATED DEVELOPMENT AGREEMENT WHEREAS, Section 12-9A-10 of the Vail Town Code permits major amendments to previously approved Development Plans for Special Development Districts; WHEREAS, Vail Land Partners LLC ("Owner") owns the property more particularly described as Area A, Vail Cascade, Vail, Colorado (the "Property"); WHEREAS, on February 7, 2025, Owner filed an application (the "Application") for a major amendment to Special Development District No. 4, Cascade Village and specifically to amend the Development Plan for the Property; WHEREAS, on May 12, 2025, the Planning and Environmental Commission (the "PEC") held a properly-noticed public hearing on the Application, and recommended that the Town Council approve the Application; and WHEREAS, on June 17, July 1, and July 15, 2025, the Town Council held a properly-noticed public hearing on the Application. NOW, THEREFORE BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO THAT: Section 1. The Town Council, upon reviewing the Application and the Planning Commission recommendation, hearing the statements of Town staff and the public, and giving due consideration to the matter, finds and determines as follows: a. The Application complies with all applicable criteria set forth in the Vail Town Code; and b. The Town Council hereby approves the Major Amendment to Special Development District No. 4, Cascade Village, as provided in Section 2 hereof. Section 2. The Development Plan for Area A, Cascade Village, Cornerstone Site, is hereby amended as follows: a. The Table of Parking Allowances/Requirements is hereby deleted in its entirety and replaced with the following: 16 2 6/26/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25-0003 - CORNERSTONE/TC/7-1-25/ORDINANCE NO. 14, SERIES 2025.DOCX 17 3 6/26/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25-0003 - CORNERSTONE/TC/7-1-25/ORDINANCE NO. 14, SERIES 2025.DOCX Use Dwelling Units Accomm odation Units Square Feet EHUs EHU Sq. Ft. Commer cial Square Feet On Site Parking Cascade Parking Structure Spaces Liftside Condos 29 48,600 2 unknown 56 Westhaven Condominiums 13 32,000 29 Millrace (Phase I, II, IV) 39 47,984 64 The Cascades 6 11,987 12 Cascade Residences 16 35,786 16 CMC – AUs 4 3,300 2.8 CMC - Offices 5,061 16.3 CMC – Dormitory EHUs 1 5755 111 Cascade Hotel – Rooms 285 118,708 2,024 232 Cascade Hotel – Commercial Uses 19,771 82.9 Cascade Hotel – Conference Uses 8,297 35 Cornerstone 28 0 56,472 5,250 58 17.5 Total 131 289 354,837 3 5755 40,500 219 408.5 Multiple Use Credit (10% of required) 40.85 Total Required Parking in Cascade Parking Structure 368 Total Parking Spaces Provide in Cascade Parking Structure 413 Total Surplus Parking Spaces in Cascade Parking Structure 45 GRFA includes DU and AU square footage. EHUs do not count towards GRFA b. The Density – Dwelling Units section is hereby deleted in its entirety and replaced with the following: In Area A, a total of 289 accommodation or transient dwelling units, and a maximum of 131 dwelling units, for a total density of 273.5 dwelling units. c. The Approved Development Plan for Area A, Cornerstone Site, is hereby deleted and replaced with the following: The Approved Development Plan for Area A, Cornerstone Site, is as referenced in the plans for PEC25-0003. d. Section A(6) is hereby deleted in its entirety and replaced with the following: All required parking for Liftside Condominiums Building shall be located on its site. Of the required parking for the Cornerstone Building and associated uses, 58 spaces shall be located within the Cornerstone Building and the 27 spaces 18 4 6/26/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25-0003 - CORNERSTONE/TC/7-1-25/ORDINANCE NO. 14, SERIES 2025.DOCX required for other uses (EHUs, AUs and Retail) shall be located in the Aria Building parking structure. Section 3. Section 3 of Ordinance No. 5, Series of 2008 (Conditions of Approval for the Cornerstone Site Development Plan), is hereby deleted in its entirety. Section 4. The Town Council hereby approves the Development Agreement in substantially the form attached hereto, subject to final approval by the Town Attorney. Upon such approval, the Town Manager is authorized to execute the Development Agreement on behalf of the Town. The Development Agreement shall control the future development of the Property, in addition to the Development Plan approved in this ordinance.. Section 5. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 6. The Town Council hereby finds, determines, and declares that this ordinance is necessary and proper for the health, safety, and welfare of the Town and the inhabitants thereof. Section 7. The amendment of any provision of the Vail Town Code as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by v irtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. Section 8. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. Section 9. This ordinance shall take effect immediately upon the issuance of a final rule and order by the Eagle County District Court in Case No. 2024CV30239 quieting title to all disputed easements and improvements on the Property in the name of Vail Land Partners, LLC. If such a final rule and order is not issued, this ordinance shall not take effect and the approval granted herein shall be of no force or effect. 19 5 6/26/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25-0003 - CORNERSTONE/TC/7-1-25/ORDINANCE NO. 14, SERIES 2025.DOCX INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this 1st day of July, 2025, and a public hearing for second reading of this Ordinance set for the 15th day of July, 2025, at 6:00 P.M. in the Council Chambers of the Vail Municipal Building, Vail, Colorado. ______________________________ Travis Coggin, Mayor ATTEST: ______________________________ Stephanie Kauffman, Town Clerk READ, ADOPTED AND ENACTED ON SECOND READING AND ORDERED PUBLISHED IN FULL this 15th day of July, 2025. ______________________________ Travis Coggin, Mayor ATTEST: _____________________________ Stephanie Kauffman, Town Clerk 20 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. PROJECT NARRATIVE. CORNERSTONE 1 May 12, 2025 - UPDATE INTRODUCTION – THE OPORTUNITY There is an untouched opportunity to revitalize Cascade Village, recreating the thriving hub it was intended to be including activity, culture, and community, making it a focal point for locals, visitors, and passersby alike. By revitalizing this area, we aim to create a dynamic environment that enhances the quality of life for residents, stimulates economic growth, and fosters a sense of community. The development of new mixed-use project, like Cornerstone Building, is the ﬁrst step towards this vision. The potential redevelopment of existing structures, including the Aria and the CMC Buildings, leaning on the Grand Hyatt Hotel, will maximize the holistic potential of Cascade Village, offering a range of activities and services year-round. PROJECT DESCRIPTION On the edge of the overlooked potential of an additional portal to Vail Mountain, the Cornerstone Building emerges as a testament to harmonious integration with its natural surroundings. Its timeless mountain-style architecture blends into the landscape, exuding a sense of permanence and grace, framing a gateway to the Mountain by distributing the volume into two bodies which stand 71 feet tall from the paseo, but only four stories tall (45 feet) from the Access Plaza at Westhaven Dr, while the overall rooﬂine intends to mimic the mountain ridgeline beyond. Comprised of 28 residential units, the building is meticulously oriented to capture the breathtaking vistas of the Paseo and Vail Mountain. Each unit boasts balconies off the common areas, ideal for outdoor dining against the backdrop of the stunning scenery. Even the north-facing bedrooms feature balconies, ensuring every resident can enjoy the beauty of their surroundings. Offering approximately 4,000 square feet, the private amenities area will offer residents convenience and comfort, with a reception lounge and lobby at the Westhaven Dr level, and a lobby linked to storage lockers, bathrooms, and direct access to the Paseo, thus a convenient connection to the Lift. The CMC Building has been accommodated to integrate 5,755 square feet of previously unused space into a modern, dormitory-style housing complex. Designed to address employee housing needs, the project features 14 sleeping rooms for up to 25 beds, organized in three pods, each with its own communal core. Highlights include shared kitchen and laundry facilities, upgraded locker rooms, ADA- compliant restroom and shower, and high ceilings with large windows for natural light. The design emphasizes modern finishes, comfort, and accessibility throughout. The CMC Building also will include the conversion of the 4th Floor old Classrooms (3,300 sq. ft.) into 4 new Accommodation Units. Parking is ample within the Cornerstone Building, with 58 spaces meticulously allocated above the Paseo level but below the Plaza level, staying out of site from the oncoming visitors, and will accommodate the requirements for all the residents’ needs. The remaining 27 required parking spaces for EUs, AUs and commercial needs ﬁt within the existing surplus in the Aria Parking Structure, while still leaving 45 parking spaces in excess of the calculated requirements. The project prioritizes public accessibility, with an elevator and covered stairs connecting the main Drop- off Plaza and the Paseo level, ensuring ease of movement and connectivity for all. Additionally, in conjunction with the Town of Vail, thoughtful planning has included organized queuing for passenger drop- off and a dedicated lane for public transportation, enhancing overall safety, efficiency and convenience. 21 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. PROJECT NARRATIVE. CORNERSTONE 2 May 12, 2025 - UPDATE Furthermore, the relocation through the thoughtful integration of the facilities located in the existing “Ticket Office building”, which include new and accessible public restrooms, including a family room, as well as public day-lockers, within the new building structure demonstrates a commitment to seamless continuity and functionality. To enrich the community experience, along upgraded landscaped walk path through the Paseo, the Cornerstone Building will feature a retail space, that will include an opportunity for Public Ski Storage area inviting locals and visitors alike to have access to the comfort of ski-in ski-out Valet access. Within the newly landscaped and hardscaped areas, the Paseo allows for the creation of new opportunities for art installations, like sculptures and murals, that will add character and visual interest to the area, contributing to its unique identity. Meanwhile, thoughtfully coordinated with the operation and service needs of the skier’s plaza and Chairlift 20, the Paseo will allow for a better connectivity within Cascade Village. To ensure a seamless and unobtrusive experience for both residents and guests, commercial loading and deliveries will be gracefully routed through the existing CMC Building Loading Dock and the Paseo. Recognizing current operational demands, the project introduces a carefully planned new loading berth behind the CMC Building, enhancing capacity without disrupting the surrounding environment. In harmony with this vision, the project is pursuing a sensitive intervention to support the Grand Hyatt Conference Center: a 40’ x 10’ loading and delivery pad tucked discreetly within the Town of Vail right of way along Westhaven Drive. This addition, directly adjacent to the existing service area, will alleviate pressure and improve ﬂow for one of the community’s key venues. Residential deliveries will be managed with the same attentiveness, with the hotel coordinating all package handling through the CMC Loading Dock. Daily life conveniences are addressed with care—trash and recycling will be collected daily from residential units by dedicated building staff and brought to a ventilated staging area at the paseo level. From there, waste will be discreetly transported each day to the existing compactor at the CMC dock via towable carts, maintaining cleanliness and preserving the aesthetic of the shared spaces. Thoughtful design and the use of relatable materials, plus the consideration of existing infrastructure, ensure that the proposed use of Cascade Village is harmonious with its surroundings, preserving its unique character. OVERALL PROJECT GOALS AND OBJECTIVES – A HOLISTIC VISION Seize the Full Opportunity – The uses within Development Area A are currently underperforming their full potential. Like the commercial core areas of Vail Village and Lionshead Village, it is to the mutual beneﬁt of the Vail community and the property owner(s) within Development Area A to implement strategies to realize the full potential of Cascade Village. Create a Vibrant Ski Area Portal – Each of the three ski area portals to Vail Mountain is strategically located to provide a positive guest experience. Ensuring a vibrant ski area portal through enhanced guest amenities, improved access and transportation, diversity of uses, and an abundance of activity is a key driver of the overall development plan. Renewal and Redevelopment - Enhance the urban design and update the architectural design consistent with the character of the Special Development District No. 4 and the adopted design standards and guidelines of the Town of Vail. Pedestrian Connectivity – Enhancing pedestrian connectivity solutions to enhance pedestrian within Cascade Village, while linking the new drop-off plaza with enhanced viewing areas, down to the skiers plaza 22 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. PROJECT NARRATIVE. CORNERSTONE 3 May 12, 2025 - UPDATE though new stairs and an elevator, offering elevated accessibility to all users. As well as connecting through a coordinated planning effort with the proposed West Lionshead Village Plan. Chairlift Service Access - Ensure maintenance/construction vehicle access to the chairlift base area to accommodate required maintenance, repair, and future chair lift upgrades. This goal can only be achieved through a coordinated response from the ski lift operator and metro-district board. Improved Vehicular Circulation – Traffic management strategies will be implemented in collaboration with relevant authorities to mitigate potential impacts on traffic ﬂow and safety, ensuring the overall plan enhances convenience and safety for all. Improved Operational Infrastructure - Ensure that adequate centralized operational services, such as loading & delivery, trash/recycling, etc. are accommodated within Development Area A. An operational plan, like those adopted in Vail Village and Lionshead should be a product of the redevelopment process. Parking- Meet the vehicle parking needs of the uses, as demonstrated by a Parking Management Plan, within Development Area A and support managed public parking that optimizes the utilization and operational efficiencies of an expanded parking garage. Create a new Westhaven Drive cross-walk from the Aria garage for safe access to the Paseo Level. Expanded Public Transportation - Expand operations and frequency of service of the free, in-town, Town of Vail public bus system into Cascade Village beyond existing conditions. Strengthened Economic Base- Increase sales tax and lodging tax collections on a per square foot basis through the revitalization of new and existing retail spaces, increased hotel occupancy, and a managed short-term rental program for dwelling units. Economic Incentives- Increase the total allowable density, including both dwelling units per acre and gross residential ﬂoor area (GRFA), as successfully demonstrated in Lionshead Village, to create economic incentives to redevelop Cascade Village and help fund public amenities. A 30% increase in density was deemed necessary in Lionshead Village along with increased building height allowances to accommodate the added density. Environmental Stewardship – Environmental sustainability best practices shall be incorporated into the design, construction, and future operations of the new buildings including car share program, energy conservation code construction compliance, water conservation measures, durable building materials, etc. Phased Redevelopment – Implementing a phased approach that is shall be logistically feasible and ﬁnancially viable for to redevelopment within Development Area A to be successful, having the development of the Cornerstone Building as the ﬁrst phase. Public / Private Partnership – Partner with the Town of Vail to provide community beneﬁts such as Town- designed Westhaven Dr ROW improvements, aligned with the new Access Plaza which includes an organized bus stop and dedicated skier drop-off area, including a snow melt system, new public access to the ski-lift level with a covered stair and elevator, new ticket office, larger and ADA compliant public restrooms at the ski-lift level, improved access from the Aria parking public and ski-lift level and additional 28,000 sq. ft. of improved landscape and hardscape beyond the development lot which considers a skating rink/event lawn. In summary, the transformation of Cascade Village aims to become a thriving and inclusive destination that beneﬁts residents, visitors, and the broader community. The Cornerstone Building represents the ﬁrst step towards achieving this vision, and through careful planning and sensible considerations of the existing conditions, it plans to set the stage for a vibrant local hub that celebrates the essence of our town. 23 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 1 MAY 12, 2025 - UPDATE GRFA FLOOR AREA CALCULATIONS This proposed major amendment to Special Development District #4 would relocate the Gross Residential Floor Area (GRFA) and Dwelling Units (DUs) from the previously approved Ordinance in 2016, as the new Cornerstone Building combines partial density (GRFA and DUs) from the previously approved application for Cornerstone Site and the CMC redevelopment application (2016). The following tables show the approved density from the previous major amendment in Ordinance No. 5 from 2016 (Table 1), the proposed density for this amendment and the new AUs in the CMC (Table 2), and the breakdown of units provided in the new Cornerstone Building (Table 3), as well as the provided, already built EHUs and the (Table 7). TABLE 1: APPROVED GRFA FROM THE PREVIOUS MAJOR AMENDMENT (TABLE 1, 2016) BUILDING STATUS GRFA Dwelling Units Liftside Condos (formerly Waterford) Existing 48,600 29 Westhaven Condominiums Existing 32,000 13 Millrace (Phase I, II, and IV) Existing 47,984 39 The Cascades (formerly Millrace III) Existing 11,987 6 Cascade Hotel * Existing 118,708 - Cascade Residences (CMC) ** Approved, partially-existing 47,151 22 Cornerstone (2008 version) Approved, non-existing 48,407 22 Approved GRFA Subtotal 354,837 131 *The GRFA from Cascade Hotel comes from accommodation units, not dwelling units. **16,924 sq. ft. (8 Dus) is currently existing. TABLE 2: PROPOSED GRFA AMENDMENT TO THE SDD#4 BUILDING STATUS GRFA Dwelling Units Liftside Condos (formerly Waterford) Existing 48,600 29 Westhaven Condominiums Existing 32,000 13 Millrace (Phase I, II, and IV) Existing 47,984 39 The Cascades (formerly Millrace III) Existing 11,987 6 Cascade Hotel Existing 120,731 - Cascade Residences (CMC) Existing 16,924 8 Existing GRFA /DU Subtotal Existing 278,226 95 Cornerstone Proposed 56,472 28 Accommodation Units (CMC) Proposed 3,300 - Total used GRFA / DU 337,998 123 Remaining GRFA / DU (CMC) NOT-USED “in the bank” 16,839 8 Approved GRFA / DU 354,837 131 Figure A. Floor Plan and Layout for CMC 4th Floor New AUs 24 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 2 MAY 12, 2025 - UPDATE TABLE 3: CORNERSTONE UNIT GRFA CALCULATIONS EMPLOYEE HOUSING CALCULATIONS The provided employee housing for the new Cornerstone Building aligns with the requirements of both the inclusionary zoning and commercial linkage chapters of the Town Code. Calculations are provided below to demonstrate this compliance. APPLICABLE RULES From Chapter 23 – Commercial Linkage The employee generation rates found in Table 23-1, “Employee Generation Rates By Type Of Commercial Use”, of this section, shall be applied to each type of use in a commercial development. For any use not listed, the Administrator shall determine the applicable employee generation rate by consulting the town’s current nexus study (§ 12-23-2). The only commercial uses in Cornerstone are retail and the Vail ticketing office. Both fall into the category of “Retail store/personal service/repair shop” under the Town Code. According to Table 23-1, this use type generates 2.4 employees per 1,000 feet of new net floor area. Each commercial development or redevelopment shall mitigate its impact on employee housing by providing EHUs for 20% of the employees generated, pursuant to Table 23-1 of this section, or the nexus study, in accordance with the requirements of this chapter (§ 12-23-2). For all new construction (i.e., development that does not affect any existing buildings or structures) and demo/rebuild projects that result in a mitigation requirement of 1.25 employees or greater, no less than one-half the mitigation of employee housing required by this chapter shall be accomplished with on site units (§ 12-23-6). From Chapter 24 - Inclusionary Zoning: Every residential development and redevelopment shall be required to mitigate its direct and secondary impacts on the town by providing employee housing at a mitigation rate of 10% of the total new GRFA (§ 12-24-2). For all new construction (i.e., development that does not affect any existing buildings or structures) and demo/rebuild projects that result in a mitigation requirement of 438 square feet or greater, no less than one-half the mitigation of employee housing required by this chapter shall be accomplished with on site units (§ 12-24-6). 25 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 3 MAY 12, 2025 - UPDATE COMMERCIAL LINKAGE CALCULATION The math below outlines the commercial linkage EHU requirement for all of Cornerstone’s commercial uses. TABLE 4: COMMERCIAL LINKAGE CALCULATION COMMERCIAL LINKAGE USE SF PROVIDED USE AS DEFINED BY CODE COMMERCIAL LINKAGE RULE EMPLOYEES GENERATED Retail 5,250.0 Retail store/personal service/repair shop 2.4 employees per 1,000 feet of new net floor area 12.6 Ticket Office 294 Existing use Replace existing space and use 0 CMC 4th Floor AUs 3,300 Existing use .6 employees per new unit 2.4 Employees Generated Subtotal - 15 20% Mitigation Requirement Applied - 3 “On-Site” Mitigation Applied (within Area A) - 3 INCLUSIONARY ZONING CALCULATION The math below outlines the inclusionary zoning EHU requirement for Cornerstone’s residential development. TABLE 5: INCLUSIONARY ZONING CALCULATION Cornerstone GRFA 56,472.0 10% mitigation requirement applied 5,647.2 “On-Site” mitigation applied (within Area A) 5,005.0 TOTAL REQUIREMENT AND PROVISION TABLE 6: REQUIRED EHUS CONCEPT REQUIREMENT CALCULATION REQUIREMENT (SQ. FT.) PROVIDED (SQ. FT) BEDS PROVIDED MITIGATION STRATEGY Commercial Linkage 3 employees (250 sq ft per employee) 750 750 3 CMC Dormitory-style EHU Inclusionary Zoning 10% 5,647.2 5,005.0 22 CMC Dormitory-style EHU Of GRFA 642.2 - off-site EHUs, payment of fees in lieu, or conveyance of vacant property off-site TABLE 7: PROVIDED EHUS USE SQ. FT. UNIT QUANTITY BEDS CMC Dormitory-style EHU 5,755.0 1 25 “On-sit”e EHU Total* 5,755.0 1 25 *More than 50% on-site mitigation requirement is met and is mitigated through “on-site” EHUs. The remaining 642.2 sq. ft. of EHUs may be mitigated through one or any combination of the following: off-site EHUs, payment of fees in lieu, or conveyance of vacant property off-site. 26 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 4 MAY 12, 2025 - UPDATE Figure 1. Floor Plan and Layout for CMC Dormitory EHU Figure 2. Mezzanine Plan and Layout for CMC Dormitory EHU 27 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 5 MAY 12, 2025 - UPDATE CMC Dormitory Style EHUs Programmatic Context: The already recorded, deed restricted CMC dormitory retrofit has become a place to house employees for the Grand Hyatt Hotel. These are employees and students on the J-1 exchange visitor visa, which is an educational and cultural exchange program designated by the Department of State. Furthermore, J-1 staff living in this dormitory will be living at their place of employment and will have access to public transportation and the Gore Creek Path to get around Vail for other daily needs like grocery shopping and recreation. Physical Design: The dormitory’s physical design incorporates a three-unit concept, where each unit’s sleeping areas are arranged around a centralized living space (see Figures 1 & 2). Following this logic, we think of this 5,755-square-foot dorm space as comprising three (3) units of approximately 1,200 sq. ft., plus common areas including bathrooms, washer and dryers and kitchen. CMC Dormitory Deed Restriction Compliance: Chapter 12-14 of the Vail Town Code establishes an EHU mitigation bank. The mitigation bank, in part, creates a depository location for deed restriction credits created by a developer to be used to meet future EHU obligations. The Town of Vail Housing Department has furnished a letter acknowledging an EHU credit within the CMC Building and its availability to be used per Vail Town Code. This approach to providing deed-restricted housing is fully supported by the policymakers (i.e. Vail Town Council). PARKING NEEDS ASSESSMENT Parking demand for the new Cornerstone Building, CMC EHUs, and CMC 4th Floor AUs has been calculated, where applicable, in accordance with Parking Schedule B from Chapter 10, Off Street Parking and Loading, Title 12 of the Town of Vail Code of Ordinances (§ 12-10-10). Schedule B applies to all properties outside Vail’s “Commercial Core Areas,” which includes SDD #4. TABLE 8: RELEVANT EXCERPTS FROM SCHEDULE B USE PARKING REQUIREMENT Multiple-family dwellings If a dwelling unit’s gross residential floor area is 500 square feet or less 1.5 spaces If a dwelling unit’s gross residential floor area is more than 500 square feet, but less than 2,000 square feet 2 spaces If a dwelling unit’s gross residential floor area is 2,000 square feet or more 2.5 spaces Accommodation Units 0.7 spaces per Unit Retail stores, personal services, and repair shops 1 space per each 300 square feet of net floor area In addition to the defined uses and parking needs above, EHUs required by inclusionary zoning and/or commercial linkage have parking needs/requirements. Guidance from Title 12, Chapter 24, Section 3 says, “Generally, parking shall be provided in accordance with Chapter 10 of this title.” However, “At the discretion of the applicable governing body, variations to the parking standards outlined in Chapter 10 of this title may be approved during the review of an employee housing plan subject to a parking management plan.” For our calculations, we treat dormitory-style EHUs like multi-family dwellings with the same parking requirements. Dormitory-style EHUs don’t have an obvious comparison to the standard dwelling-unit categories, so we provide a parking management plan with our reasoning outlined below: Although it is expected that the associated parking need for this dormitory to be low because J-1’s rarely, if ever, have personal vehicles, when parking standards are applied to these units as if they were dwelling units per the Town Code, the calculations consider 2 parking spaces per unit, which result in 6 parking spaces for the CMC dormitory-style EHUs, which will be helpful to account for any staff who may have a car. To that end, and along with convenient access to free public transportation in the Town of Vail and the Gore Creek pedestrian/bike path, the transportation needs of the EHU residents are met. 28 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 6 MAY 12, 2025 - UPDATE TABLE 9: SDD4 AMENDMENT PARKING NEEDS CALCULATION (Includes Cornerstone and the CMC EHUs & AUs) USE CODE DEFINED USE QUANTITY SQ. FT. * MULTIPLIER / DIVISOR PARKING REQUIREMENT Small Dwelling Units 500 sq. Ft. < Dwelling Unit > 2000 sq. Ft. 25 - * 2 50 Large Dwelling Units Dwelling Unit > 2,000 3 - * 2.5 7.5 Cornerstone Apartment-style EHUs 500 sq. Ft. < Dwelling Unit > 2000 sq. Ft. 0 - * 2 0 CORNERSTONE RESIDENTIAL SUBTOTAL (round-up) 58 (57.5) Retail Retail stores, personal services, and repair shops - 5,250.0 / 300 17.5 Vail Ticketing Office Existing use - 294 Replace existing use Replace existing use CORNERSTONE RETAIL SUBTOTAL 17.5 CMC dormitory-style EHUs N/A *See the parking management plan for an explanation of how we arrive at a requirement of 6 parking spots. 6 CMC AUs Accommodation Units 4 3,300 * 0.7 2.8 CMC SUBTOTAL 8.8 CORNERSTONE RETAIL + CMC SUBTOTAL (round-up) 27 (26.3) TOTAL PARKING REQUIRED 85 This parking needs assessment discloses a need for 85 parking spaces, of which 58 spaces will be provided in the Cornerstone Building, dedicated to apartment owners and a portion of the EHUs requirements. The remaining 27 spaces, which pertain to parking for the CMC EHUs, CMC AUs and commercial uses, will be allocated in the Aria Building parking garage, which as originally intended, already serves Cascade Village as the primary parking garage for the Grand Hyatt Hotel, the CMC Building, all commercial uses, and access to the neighborhood, including the chairlift. Although the parking generated by the new uses is likely to be less than required by the Town Code’s parking standards because most customers and skiers will likely walk, ski, or take the bus to the ski lift and Cornerstone area from lodging or residences in the neighborhood, the project will provide the required parking spaces in accordance with the code, by restriping approximately 100 spaces to the 9’x18’ standard in the Aria Building Parking Structure. TABLE 10: SUMMARY OF PARKING COMPLIANCE Required Parking Spots from this amendment 85 Parking provided in Cornerstone 58 Parking provided in Aria (see underlined items in Table 11) 27 The table below demonstrates the capacity of the Aria Building to absorb the remaining 27-space parking requirement from the Cornerstone project. TABLE 11: ARIA BUILDING EXISTING AND PROPOSED PARKING ALLOCATIONS Aria Parking Garage Capacity (updated from 2016 table) 413 USE STATUS PARKING SPACES Grand Hyatt Hotel Existing 349.9 CMC Residences Existing 16 CMC office/retail Existing 16.3 CMC – Blue Tiger Restaurant No longer in use 13.3 Cornerstone retail Proposed 17.5 Cornerstone Residential Proposed 0 CMC dormitory-style EHU Proposed 6 CMC AUs Proposed 2.8 Subtotal - 408.5 10% multiple-use credit applied - -40.85 Total Required - 368 (367.65) Parking Surplus in Aria Building - 45 29 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 7 MAY 12, 2025 - UPDATE LOADING AND DELIVERY To comply with Chapter 12-10-13 of Vail Town Code, Commercial Loading and Delivery will be done through the shared Loading Dock in the CMC Building. To alleviate some of the current needs, in addition to the new development, a new 80’x10’ berth will be proposed behind the CMC building, adjacent to the existing Loading Dock. In addition, the Development Team is proposing an opportunity that should mitigate the current situation for the Conference Center along Westhaven Dr. It involves requesting approval for the construction of a 40’ x 10’ loading and delivery pad in a portion of the Town of Vail right of way, up against the building, immediately adjacent to the loading area currently serving the Conference Center wing of the Grand Hyatt Hotel. This loading area will function like all other loading and delivery areas located elsewhere in the Town of Vail in the public ROW. Residential Delivery (packaging) will be managed by the hotel through the loading dock in the CMC building. TRASH AND RECYCLING MANAGEMENT The trash / recycling will be removed from the residential units twice per day (am and pm) by building staff to the ventilated trash staging area located within the building at the paseo level. From that point, the garbage will be moved daily to the existing trash compactor located at the CMC loading dock via towable carts. The hotel currently generates between five and eight tons of trash a week and Cornerstone is estimated generate 2.4 tons of trash a week. Since The CMC trash compactor has a capacity of ten tons and is currently only emptied once a week, it has the excess capacity to handle Cornerstone’s trash. Similarly, the existing CMC recycling bins will be used in the same manner. An agreement between the hotel and Cornerstone will be put in place to use the existing trash / recycling services and will be part of Cornerstone’s operating expenses. This new shared trash/recycling facility is expected to function similar to the successful operations currently existing at the Vail Village Inn Plaza in Vail Village. SITE DEVELOPMENT STANDARDS CALCULATIONS AND AMENDMENTS The last major amendment to SDD #4 was codified by Ordinance 5 of 2016. The development statistics from that ordinance accounted for two development proposals that never happened. As a result, the 2016 ordinance has greater density allowances than what exists on site. This next section goes over the new proposed amendments to SDD #4 that would update the site development standards from Ordinance 5 of 2016. These proposed amendments would alter the SDD to accommodate for the development of the new Cornerstone Building proposal, while also adjusting the site development standards to match how the requirements have changed since 2016. LAND USE APPLICANT COMMENT: The schedule of permitted, conditional, and accessory land uses will not change in this amendment. The previously approved ordinance defining SDD #4 included a lengthy list of permitted uses for Area A of Cascade Village. Retail, Accommodation and Multi-family Dwelling Units are all permitted uses. None of the proposed uses in Cornerstone or CMC are conditional or accessory use types. 30 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 8 MAY 12, 2025 - UPDATE PROPOSED LAND USE STANDARD: No amendment is required as the previous language regarding permitted, conditional, and accessory uses will not change. DENSITY APPLICANT COMMENT: The overall residential density of SDD #4, once this amendment with the Cornerstone building proposal is passed, decreases from the 2016 approval, since the new Cornerstone Building proposes only to utilize 28 Dwelling Units of the 36 units approved in the 2016 ordinance (14 additional units to the 8 existing for “CMC – Cascade Residences” and 22 units for “Cornerstone”). Similarly, the new 56,472.0 sq. ft. of Residential GRFA in Cornerstone Building, plus the 3,300 sq. ft. of new AUs GRFA in the CMC Building fit within the approved 78,634 sq. ft. of GRFA in the 2016 ordinance: “Cornerstone” + “CMC - Cascade Residences” (See Table 12). The 4 new AUs to be integrated into the 4th floor of the CMC will be added to the hotel room count. The proposed amendment represents a decrease from the currently allowed density in Development Area A.. Nevertheless, the proposal leaves 18,862.0 sq. ft. of GRFA and 8 Dwelling Units “in the bank” for future use (See Table 13). EXISTING DENSITY STANDARD: “In Area A, a total of two hundred eighty-eight (285) accommodation of transient dwelling units and a maximum of one hundred thirty-one (131) dwelling units for a total density of two hundred, seventy-three point five (273.5) dwelling units.” “Area A, Cascade Village – The gross residential floor area (GRFA) for all buildings shall not exceed 354,837 square feet.” PROPOSED DENSITY STANDARD: “In Area A, a total of two hundred eighty-nine (289) accommodation of transient dwelling units and a maximum of one hundred thirty-one (131) dwelling units for a total density of two hundred seventy-three point five (273.5) dwelling units.” As verified by the Town Staff, no amendment to the language regarding Dwelling Units or GRFA is required. SETBACKS APPLICANT COMMENT: The new Cornerstone Building has no implications requiring us to change the existing setback development standards. The development plan for Cornerstone does not violate the minimum setback of 20 feet on the periphery of Area A, as Cornerstone is an interior development site, and complies with setback standards by indicating its setbacks in the development plan. PROPOSED LAND USE STANDARD: No amendment to the language regarding Setbacks is required. 31 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 9 MAY 12, 2025 - UPDATE HEIGHT APPLICANT COMMENT: The new Cornerstone Building has no implications regarding the height development standard, as it complies with the 71’ height limit. PROPOSED HEIGHT STANDARD: No amendment to the language regarding building height is required. SITE COVERAGE APPLICANT COMMENT: The existing standard for site coverage allows whatever site coverage is approved in the development plan. The site coverage of the Cornerstone Building footprint equals 79.5% of the site. (24,152 sf / 30,393 sf), and is within the 45% allowed in Development Area A. LANDSCAPING APPLICANT COMMENT: The existing standard for landscaping allows whatever landscaping is approved in the development plan. The landscaping coverage of the Cornerstone development is 20.5%, which includes 1,745 square feet of planted area and the rest is pavers, sidewalks, and circulation. This proportion of hardscape to softscape is similar to the landscape conditions in Vail Village, and Lionshead Village, and what is being suggested for West Lionshead Village. PARKING AND LOADING APPLICANT COMMENT: The new Cornerstone Building has no implications requiring it to change the existing parking and loading requirements. The development plan for Cornerstone will comply with Chapter 12-10 of Vail Town Code, and 100% of parking will be located within a parking structure fully screened from public view. EXISTING PARKING AND LOADING STANDARD: “All required parking for Cornerstone and Liftside Condominiums Building shall be located on their respective sites.” PROPOSED PARKING AND LOADING STANDARD: “All required parking for Liftside Condominiums Building shall be located on its site. Of the required parking for Cornerstone Building and associated uses, 58 spaces will be located within the Cornerstone Building and the 27 spaces required for other uses (EHUs, AUs and Retail) will be located in the Aria Building parking structure”. For the retail use, the EHU’s and AU’s are located within the CMC Building which allows for its parking to be met within the Aria parking garage. 32 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 10 MAY 12, 2025 - UPDATE CONDITIONS TABLE TABLE 12: Approved Conditions (Table 1, 2016) USE DUs AUs GRFA EHUs COMM SQ. FT. ON-SITE PARKING ARIA GARAGE PARKING Liftside Condos (Formerly Waterford) 29 - 48,600 2 - 56 - Westhaven Condominiums 13 - 32,000 - - 29 - Millrace (Phase I, II, IV) 39 - 47,984 - - 64 - The Cascades (Formerly Millrace III) 6 - 11,987 - - 12 - CMC – Cascade Residences 22 - 47,151 - - 13 16 Blue Tiger Restaurant (empty) - - - - 1,600 - 13.3 CMC – Offices - - - - 5,061 - 16.3 Cascade Hotel – Rooms - 285 118,708 - - - 232 Cascade Hotel – Commercial Uses - - - - 19,771 - 82.9 Cascade Hotel – Conference Uses - - - - 8,297 - 35 Fitness Club (old Aria Club) - - - - 5,886 - 30 Cornerstone 22 - 48,407 4 623 56 - Total 131 285 354,837 6 41,238 230 425.5 Multiple Use Credit Applied (10% of required) -42.5 Parking Required 383 Total Parking Spaces Provided in Aria 421 Parking Surplus 38 Cascade Hotel has a separate permit to add 77 parking spaces to the upper level of the Cascade Club (Aria) building, by a minor amendment granted in 2015, which is not included in this accounting of parking spaces. 26 of the current surplus parking spaces are reserved for use by the hotel to accommodate future changes in use or expansions requiring parking. 33 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 11 MAY 12, 2025 - UPDATE TABLE 13: Final Amended Table USE DUs AUs GRFA EHUs EHU SQ. FT. COMM SQ. FT. ON-SITE (in-builidng) PARKING ARIA GARAGE PARKING Liftside Condos (Formerly Waterford) 29 - 48,600 2 Unknown - 56 - Westhaven Condominiums 13 - 32,000 - - - 29 - Millrace (Phase I, II, IV) 39 - 47,984 - - - 64 - The Cascades (Formerly Millrace III) 6 - 11,987 - - - 12 - CMC – Cascade Residences* 16 - 35,786 - - - - 16 CMC - AUs - 4 3,300 - - - - 2.8 CMC – Offices - - - - - 5,061 - 16.3 CMC – Dormitory EHUs - - - 1 5,755 - - 6 Cascade Hotel – Rooms - 285 118,708 - - - - 232 Cascade Hotel – Commercial Uses - - - - - 19,771 - 82.9 Cascade Hotel – Conference Uses - - - - - 8,297 - 35 Cornerstone 28 - 56,472 0 0 5,250 58 17.5 Sub-total 131 289 354,837 3 5,755 40,500 219 408.5 Multiple Use Credit Applied (10% of required) -40.85 Total Parking Required 368 (367.55) Total EXISTING Parking Spaces Provided in Aria 413 Parking Surplus 45 *The 16,839 square feet of GRFA and 8 dwelling units not relocated for in this application and that remain “in the bank” are represented as part of the CMC calculations. CONDITIONS OF APPROVAL APPLICANT COMMENT: The new Cornerstone Building should have an updated set of Conditions of Approval to be included in a Development Agreement, established with and by the Town Council. 34 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 1 May 12, 2025 INTRODUCTION TO DESIGN REVIEW CRITERIA Title 12, Chapter 9, of the Vail Town Code provides for the establishment and amendment of special development districts in the Town of Vail. According to Section 12-9A-1, the purpose and applicability of a special development district is, “to encourage ﬂexibility and creativity in the development of land in order to promote its most appropriate use; to improve the design character and quality of the new development with the town; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural and scenic features of open space areas; and to further the overall goals of the community as stated in the Vail Comprehensive Plan. An approved development plan for a Special Development District, in conjunction with the property’s underlying zone district, shall establish the requirements for guiding development and uses of property included in the Special Development District.” DESIGN REVIEW CRITERIA The Vail Town Code provides nine (9) design criteria, which shall be used as the principal criteria in evaluating the merits of the proposed Special Development District. It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved: (1) Compatibility. Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation; The design of the proposed development is compatible with the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. This is accomplished through the design of the site and buildings and with input of the Town staff, the Town of Vail Planning & Environmental Commission, the Liftside Condominiums owners, and the Cascade Village neighborhood. Architectural Character: Unlike Vail Village and Lionshead Village, no area speciﬁc design review standards or guidelines have been adopted for Cascade Village. Instead, pursuant to the Vail Town Code, development on the Cornerstone property is subject to the design review standards and guidelines prescribed in Title 14, Chapter 10 of the Vail Town Code. The architectural character of Vail is unique and diverse. The diversity of architectural styles in Vail includes log home parkitecture, traditional, mountain rustic, mountain modern, contemporary, chalet, transitional, Rocky Mountain modern, Tuscan, etc.. These uniquely different styles of architecture come together under one common theme which is the adopted design review standards and guidelines of the Town of Vail. By intentional action, the architectural style of Vail not intended to be homogenous, or only that which is currently existing on an adjoining property. Said another way, the architectural character of Vail is best described as an assemblage of uniquely different architectural styles coming together to form a uniquely Vail-style of architectural character. The proposed development ﬁts perfectly into Vail’s architectural character effectively blending mountain modern, contemporary, and transitional architectural styles together into a cohesive and versatile design. The new Cornerstone building is intended to be a building for the future of Cascade Village and not to perpetuate outdated design trends of the past. What is being proposed is a practical solution that is consistent with the public interest. Bulk and Scale: The bulk, mass, scale and form of a development is driven by many design considerations including size and conﬁguration of the site, topography, intended development program and uses, zoning and 35 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 2 May 12, 2025 land use regulations and building/ﬁre code requirements, site orientation, traffic ﬂow and circulation, natural features and vegetation, views, exposure, and aspect. The proposed development is designed with each of these considerations in mind. As such, the proposed bulk, mass, scale and form of the project is predicated on two primary building forms: 1) a skier plaza-oriented mass which includes the Town required retail spaces and a parking level component, and 2) a residential mass that includes the allowable multiple family dwelling units. The residential mass sits directly atop the skier plaza-oriented mass. Together, these two masses form the proposed overall building bulk, mass, scale and form of the development. As further proposed, the residential mass is broken down into two separate building forms. Pedestrian access provided between the two building forms. This approach to the arrangement of the building bulk, mass, and scale ensures the Cornerstone development is compatible with the bulk, mass, and scale of adjacent properties and affords the opportunity for natural light and air to penetrate down to the pedestrian level of the access plaza. Ensuring that light and air penetrates down to the pedestrian level is an important urban design principle of the Town of Vail. As noted, with input from the Liftside Condominium owners, the massing of the buildings has changed substantially. No longer is a one taller building and one smaller building mass being proposed. Instead, the two building forms are now equal in height across the entirety of the development site. So as to preserve the views and increase the buffer zone between the Cornerstone development and the Liftside Condominium Buildings, and to remain consistent with prior Town of Vail approvals and the speciﬁc request of several Planning and Environmental Commission members, the maximum height of the Cornerstone development has been limited to 71 feet. Building Height: The building height of the Cornerstone development is limited to 71 feet maximum. This change in building height is consistent with prior Town of Vail Planning and Environmental Commission recommendations of approval and Vail Town Council adoption of amending ordinances to Special Development District No. 4., Development Area A. This building height fully complies with the design review criteria as previously demonstrated by prior approvals and provides for practical solutions that minimize any potential negative effects on adjacent and adjoining properties. A sun/shade study is provided consistent with the requirements of the Vail Town Code. Buffer Zones: The open-air pedestrian/skier passage to the new elevator and staircase allows for an open view to Vail Mountain from the Westhaven Drive entry into Cascade Village. It provides a dramatic and functional skier access to the skier plaza and chairlift. The two building forms, as viewed from Westhaven Drive, are consistent and compatible with the urban design of Cascade Village. This is accomplished while continuing to maintain an adequate buffer zone between existing adjacent structures and uses. The resulting buffer zones fully comply with adopted Town of Vail development standards for minimum distances of separation between buildings. Additionally, the development proposal complies with the setback requirements of SDD No. 4 whereby setbacks of 20 feet are established around the periphery of the District. Orientation: As platted, and given the size, conﬁguration, topography, views, aspect and exposure of the property, future development on the property shall maintain an east/west orientation. The orientation of the proposed development is consistent and compatible with other structures and uses in the immediate area. It has been suggested that the orientation of the proposed development “compromises the skier experience by substantially blocking a visual corridor to the Cascade Village lift/portal” and that “the proposed building location further creates a constrained ski plaza at the lift location with the easternmost side of the proposed structure encroaching on what visually is currently an access to the mountain and connection to the open space south of Liftside.” While well intended, this suggestion is false. First, there are more than a dozen protected public view corridors in the Town of Vail and none exist in the immediate vicinity of the proposed development. Second, as demonstrated by the adoption of certain public view corridors, the importance and value of a view 36 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 3 May 12, 2025 corridor is to provide a visual reference to a landmark, destination, or feature for the purposes of wayﬁnding. As seen in the adopted view corridors in Lionshead Village, visual access to a skier plaza, the ticket office, the lift maze, the chairlift, and the mountain is not required to achieve the intended purpose of a view corridor. Instead, simply preserving and maintaining a view of the lift line extending up the mountain sufficiently ensures the visual reference and wayﬁnding to a destination such as the skier plaza and chairlift located at the bottom of the lift line. Further, and as requested, a comparative analysis was completed comparing the size of the existing skier plaza to that which is proposed. As demonstrated by this analysis, there is no reduction in the size of the existing. In fact, the overall area of the skier plaza increases in size. When viewed on a qualitative basis, however, there is a notable improvement in the design and aesthetic of skier plaza. As illustrated by the existing conditions site photos, the skier plaza has been allowed to deteriorate substantially over years and is no longer representative of the Vail brand. The improvements proposed with the Cornerstone development substantially improve upon the existing conditions. It is hard to envision how this development does anything but to greatly improve the overall guest experience. (2) Relationship. Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity; The uses, activities and density of the proposed development provides a compatible, efficient and workable relationship with the surrounding uses and activities. Adjacent uses and activities within Development Area A of Cascade Village includes high density multi-family development, resort accommodations/lodging and conference center facilities, resort retail, and ski resort recreation. As such, the uses and activities of the property are intended to be lively, active and vibrant, and anything but sedentary or passive. Cascade Village, since its original inception, was intended to serve as a fourth base village to Vail Mountain. As demonstrated throughout the Town of Vail and documented by the development rights granted for the Cascade Village Special Development District, residential density is the tool used to create the critical mass necessary to ensure a successful base area village. It is well documented throughout the Town of Vail that these spaces are best served when activated by people more so than when they are attempted to be activated by things. That said, the proposed high density residential use of the property, including twenty-eight (28) multiple family residential dwelling units and up to approximately 5,250 square feet of new resort retail, is not only compatible, but is also complementary to the surrounding uses. The proposed building design and density ﬁts well within the intended compact village concept of the area. The overall of density, in terms of both dwelling units per acre and gross residential ﬂoor area (GRFA) of Development Area A, is not changing. Instead, the previously approved maximum allowable density for Development Area is being reapportioned. The Town staff has consistently supported the reapportioning. That said, the total number of dwelling units in the Cornerstone development has been reduced from thirty (30) to twenty-eight (28) and the total GRFA has been reduced by 8.8% from 61,895 to 56,472 square feet. The reapportioning of density is noted in the development application. More concerning is the recent increase in density and GRFA granted to Development Area B. It appears this net new increase in density and GRFA was largely unopposed with the Cascade Village neighborhood. The increases were accomplished subject to a rezoning application which did not require an amendment to Special Development District No. 4. In doing, the applicant was therefore not required to mitigate the impacts of development. There was no requirement to address changes in traffic ﬂow on Westhaven Drive, there was no obligation for added impacts to community housing, or no need to fund off-site public improvements affecting all of SDD No. 4 and the Vail community. (3) Parking and loading. Compliance with parking and loading requirements as outlined in Chapter 10 of this title; The parking requirement for the project is 100 parking spaces which, according to the Vail Town Code, is inclusive of Guest, EHU and Commercial parking spaces. The required parking for the residential component 37 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 4 May 12, 2025 of the project will be occur on the Cornerstone parcel. A total of 58 parking spaces are provided within a single level of fully enclosed parking garage, while the required 36 Commercial and EHU generated parking spaces are accommodated in the Aria parking garage, utilizing existing surplus spaces. But for the additional parking spaces provided for the new retail ﬂoor area within the Cornerstone development, all the required parking for the development are on-site. This approach to parking is a practical solution consistent with the public interest and has been successfully implemented throughout the Town of Vail. As a primarily residential building with a small percentage of resort retail square footage, the need for loading and delivery facilities is minimal and will only be used on a limited basis. All the loading and delivery needs of the Cornerstone development will be accommodated within the loading dock located at the CMC building. The CMC loading dock is currently used by the hotel operator for loading and delivery. It is located within 400 feet of the proposed retail space along the paseo. As goods will be transported via the paseo, a formal agreement will be necessary to ensure its availability in perpetuity. According to the Town staff and based upon the multi- use provisions of the Vail Town Code, the CMC loading dock has sufficient berths to accommodate the additional loading needs for the proposed commercial and residential uses within Cornerstone. Further, two additional loading and delivery berths are proposed along the alleyway leading to the CMC loading dock area. These spaces will be made available for use by all users within Development Area A. A new third berth can be accommodated out of the ﬂow of traffic but within the Westhaven ROW immediately adjacent and parallel to the hotel conference center wing. If approved, the berth would be temporary in nature and intended to serve the seasonal needs of the event business of the hotel. This approach has been employed successfully elsewhere within the Town of Vail. This form of dispersed loading and delivery and reliance on the optimization of shared facilities is a development objective strongly encouraged by the Town of Vail. It’s success and effectiveness are readily demonstrated in Vail Village and Lionshead. This approach is consistent with the needs of Cascade Village and achieves the goals of the Town of Vail. Most importantly, this approach complies with the criteria for parking and loading and delivery and affords a practical solution consistent with the objectives of the Vail community. (4) Comprehensive Plan. Conformity with applicable elements of the Vail Comprehensive Plan, town policies and urban design plans; The proposed development not only conforms to the applicable elements of the Vail Comprehensive Plan, adopted Town policies and urban design plans, it further advances the Comprehensive Plan and Town policies. Somewhat unique to the Vail community, the Town of Vail does not maintain a single comprehensive plan document. Instead, over time, a series of topic or area speciﬁc plans have been adopted by the Vail Town Council to proactively and comprehensively address future growth and development with the intent of realizing Vail’s vision to be the “premier international mountain resort community.” This can be reaffirmed by the Town of Vail staff. The Town of Vail maintains the following topic-speciﬁc plans which are relevant to this development application Vail Land Use Plan, the Vail Housing 2027 Strategic Plan, the GO Vail 2024 – Town of Vail Mobility and Transportation Master Plan, Vail Land Use Plan The goals contained in the Vail Land Use Plan are to be used as the Town's policy guidelines during the review process for the amendment of a special development district. The Town staff reviewed the Vail Land Use Plan and believed the following goals, objectives and policies are relevant to the review of this proposal: Vail Land Use Plan 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. 1.3 The quality of development should be maintained and upgraded whenever possible. 38 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 5 May 12, 2025 1.12 Vail should accommodate most of the additional growth in existing developed areas (inﬁll areas). 2.0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 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. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Land Use Plan Designation: RAS Resort Accommodations and Service This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre). Per the Memoranda to the Town of Vail Planning & Environmental Commission, dated both August 26, 2024, and again, March 24, 2025, the Town staff concludes that: “the Vail Land Use Plan notes Cascade Village as being the “third portal” to Vail Mountain and being the “third node” of urban development in the Town. This area was envisioned to be similar to Vail Village and Lionshead as a place for skier services and retail to accommodate guests on the mountain. This proposal is in line with this plan as adding more commercial services for skiers as well as an improvement to the entrance to the mountain and access to the ski lift. Staff believes the proposed development generally furthers the above referenced goals, objectives and policies and, therefore, is in general compliance with the Vail Comprehensive Plan. Staff ﬁnds this criteria to be met.” The applicant concurs with the Town staff’s conclusions above, and recommends that the following additional provisions of the Vail Land Use Plan be taken into consideration: 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 options to improve year-round tourism. 2.5 The community should improve non-skier recreational options to improve year-round tourism. 3.4. Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 6. Community Services 6.1 Services should keep pace with increased growth. 6.2 The Town of Vail should play a role in future development through balancing growth with services. 6.3 Services should be adjusted to keep pace with the needs of peak periods. The Vail Land Use Plan sates, “the speciﬁc land uses are listed as examples and are not intended to reﬂect an all-inclusive lists of uses. Uses would be controlled by zoning.” Contained within the list of uses is the objective limitation on density as suggested in a letter to the Vail Planning and Environmental Commission, dated March 24, 2025. This statement clearly acknowledges that in the end, when acting on site speciﬁc development applications, zoning shall control. Section 12-9A-9 states, in part, 39 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 6 May 12, 2025 “Development standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the Town Council as part of the approved development plan with consideration of the recommendations of the Planning and Environmental Commission.” Based upon Section 12-9A-9, Vail Town Code, the application can be approved as a matter of law, and as authorized by the Vail Town Code. There is no such thing as a “clear violation of the Comprehensive Plan’s maximum limit of 25 dwelling units per acres…” The Vail Town Council is within its authority to approve densities of greater than 25 dwelling units per acre on properties located within the Resort Accommodations and Services (RAS) land use designation. To further reinforce said authority, there are approved developments within the RAS land use designation with densities exceeding 25 dwelling units per acre. This too can be veriﬁed and reaffirmed by the Town of Vail staff. The Town of Vail has repeatedly and consistently leaned into incremental increases in residential density to achieve community-wide objectives. In this case, the there is no proposed increase in density but instead a reapportioning of density previously approved for Development Area A. Vail Housing 2027 Strategic Plan The Vail Housing 2027 Strategic Plan was adopted in 2017 with expressed intent of creating, providing, and retaining high quality, affordable, and diverse housing opportunities for Vail residents to a sustainable year- round economy and build a vibrant, inclusive, and resilient community. To that end, the proposed development conforms with the intent of the Vail Housing 2027 Strategic Plan and provides diverse housing opportunities for more than 25 Vail residents. In addition, as an added public beneﬁt, additional deed-restricted residential square footage is granted to the Vail community as a result of the development. GO Vail 2024 – Town of Vail Mobility and Transportation Master Plan The GO Vail 2024 – Town of Vail Mobility and Transportation Master Plan was adopted in June of 2024 with expressed goal to provide a guiding document which reﬂects the current community’s vision, and that will assist the Town in making decisions about the implementation of improvements to Vail’s mobility and transportation network and facilities. With the Plan in mind, the development is proposed to improve and enhance traffic ﬂow and circulation, accommodate current and future vehicle parking needs on-site, expands the options for loading and delivery, provides bicycle racks and storage on the property, ensures the adequacy of public transit access to the property and immediate areas through the construction of off-site transportation improvements, accommodating hotel shuttle and skier drop-off with enhanced amenities and improvements, and otherwise fully complies with the adopted transportation-related requirements of the Vail Town Code. Given the improvements proposed, it is entirely feasible for a resident or guest of the proposed development to conveniently arrive in Vail and move around Vail without a car thereby adding to the quality of life and contributing positively to the environment. In sum, it is important to note that the Town’s comprehensive plan elements, and the zoning regulations prescribed by the Vail Town Code, are two separate tools that are to be used in conjunction with one another. The comprehensive plan elements serve to establish a framework for decision-making and provide recommendations on how land should be utilized and how development applications should be viewed to meet the needs and desires of the community. Whereas by contrast, the zoning regulations regulate land uses as recommended, but not mandated, by the plan elements. As the comprehensive plan elements are recommendatory in nature and not intended to be regulatory, strict conformity with the plan element recommendations is not required. Clearly, the more a proposal complies with the applicable elements of the comprehensive plan, the more likely it is to be approved. It is the overall intent and the community’s desire to see the plan elements implemented and community’s vision realized that it of greatest importance. That said, the proposed development demonstrates conformity with the Town’s comprehensive plan elements and advances the Town’s adopted policies as it implements numerous plan element recommendations and serves to ensure that Vail’s vision is realized. The proposed development application fully complies with this criteria. 40 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 7 May 12, 2025 (5) Natural and/or geologic hazard. Identiﬁcation and mitigation of natural and/or geologic hazards that affect the property on which the Special Development District is proposed; There are no natural and/or mapped geologic hazards, including the Gore Creek ﬂoodplain, that affect the property, thus this criterion is not applicable, and therefore, no mitigation is required. (6) Design features. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community; The proposed site plan is responsive to its location and utilizes the full site while accommodating for the change in grade from Westhaven Drive to the ski lift area. The building and the uses on the lowest ﬂoor integrate well with the paseo, thereby linking the development, the chair lift and the existing hotel and resort to one another. The skier passageway with staircase and elevator access is an integral design feature that creates an entryway from the drop-off area to the skier plaza. The proposal includes the off-site paseo, courtyard and on-site commercial uses to provide open space for pedestrian use that is unique to its location. There are few other sites in town that have skier access. The current access today is underutilized and lacking in the vibrancy present at the other mountain access points. The aesthetic quality of the site will be dramatically improved through this development with the added accessible connection and the addition of the commercial space and public gathering area between the hotel and the proposed Cornerstone building. The landscaping for the proposal is provided almost exclusively off-site in the adjoining right-of-way or on the hotel’s property. This is similar to Vail Village and Lionshead, where the majority of landscaping for sites is provided along the pedestrian areas or within the Town ROW. While a departure from its current vacancy as an undeveloped lot this is in line with the long-term vision for the site to be a node of access for the mountain. The building design provides a fully functional mixed use site plan, code complaint street access, and parking that is fully enclosed and screened from view. In doing so, the site plan ensures continued pedestrian access to and from public parking and skier drop-off areas to the skier plaza and the Gore Creek trail. The primary open space associated with the property is the adjacent skier plaza. As designed, the skier plaza is further enhanced and improved with at-grade and plaza level streetscape improvements. In addition to ensuring access to Chair 20, added enhancements include new public restrooms and publicly accessible ski lockers, further adding to the intended public use of the area. With exceptional southerly exposure, the retail space is appropriately suited to outdoor seating and gatherings. The building design does provide for visual interest from Westhaven Drive as well as the paseo level. There is articulation in the building massing though a podium, setbacks and decks break up the façade. At the access plaza level there is a deck overlooking the ski lift, sitting on a stone building base that extends along the lower level that grounds the structure and breaks up the two lowest levels from the separate wings above. The building is well articulated and proportioned and brings a visual interest to the site, where none exists today. (7) Traffic. A circulation system designed for both vehicles and pedestrians addressing on and off- site traffic circulation; The development plan demonstrates a circulation system design which addresses both vehicles and pedestrian on and off-site circulation. As designed, vehicles enter the enclosed parking garage at the lowest point of the road frontage along Westhaven Drive. A single level of parking with 58 parking spaces is available inside the enclosed garage, which is fully screened from view from the public right of way and adjacent properties. To alleviate the existing conditions resulting mainly from the operation of the hotel, several opportunities have been identiﬁed and are currently being reviewed with the Town of Vail for more loading and delivery berths. The ﬁrst involves requesting approval for the construction of a 40’ x 10’ loading and delivery berth in a portion of the Town of Vail right of way along Westhaven Drive, located immediately adjacent to the loading dock currently serving the conference center wing of the Grand Hyatt Hotel. A second and third opportunity takes advantage of 41 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 8 May 12, 2025 the existing landscaped berm along the west side of the CMC, could accommodate an 80’ x 10’ pad, giving immediate access to the CMC loading dock. Vehicle and pedestrian traffic ﬂow improvements and enhancements are to be constructed in the Town of Vail right of way of Westhaven Drive. At the design direction of the Town of Vail Public Works Department, safe, efficient and functional improvements are proposed for the skier drop-off area and the point of entrance/exit to the Liftside Condominiums. As designed, the traffic ﬂow pattern addresses the multiple uses of the right of way in the immediate area of the property. The proposed plan was developed based upon input from the Liftside Condominium Association and neighbors in the vicinity. These improvements are added as a public beneﬁt. A pedestrian sidewalk extending the length of the property along Westhaven Drive will connect the Aria parking garage, and other residential properties located to the west of the property to the skier plaza and skier drop off area. This sidewalk will continue to the east and complete the connection of the sidewalk to Liftside and South Frontage Road. This connection is provided as an added public beneﬁt to the community. Pedestrian access to the skier plaza is provided within a public pedestrian access easement on the property. Located within the easement is a pedestrian stair and elevator to complete the vertical circulation. Situated on the south side of the property is the new paseo. The paseo provides direct pedestrian access from the hotel and conference center to the skier plaza. All to the new pedestrian sidewalk areas will be equipped with a snowmelt system. It has been asserted that the proposed development fails to comply with the requirements of Section 12-9A- 8(A)(3) of the Vail Town Code. This is a false assertion on numerous points. In a letter to Vail Planning and Environmental Commission dated, March 24, 2025, it states, “Generally, all parking and loading facilities required by the Code shall be located on the same site as the use for which they are required.” Generally, that would be correct, but clearly, as demonstrated repeatedly throughout the Town of Vail, there are speciﬁc examples of shared and dispersed loading facilities effectively and efficiently meeting the needs of the Vail community. Some of these facilities are located entirely on private property and others are located on Town-owned property or right of way. In this regard, Town policy has shifted dramatically from the outdated notion that every development shall maintain loading and delivery facilities immediately on-site. One needs to only look to the successes of the more recently completed shared and dispersed loading and delivery facilities to realize that is no longer a preferred option or solution and the prior thinking is no longer in the best interests of the Vail community. Cascade Village, like Vail Village and Lionshead, was developed based upon the notion of providing vehicle parking in multi-use shared parking garage. The Aria parking garage was intentionally designed to meet the parking needs of certain uses and sites within Development Area A of Cascade Village. For example, a minimum of 125 parking spaces shall be made available to the public for the use of the skier plaza and chairlift. This is a requirement of the special use permit granted to the ski area operator by the United States Forest Service. Further, all parking for the community college, theaters, and restaurant and retail uses in the CMC Building, along with the parking for the hotel are in the Aria parking garage. Again, this was an intentional act which occurred at the time of the approvals of Special Development District No. 4. This intentional act has been carried out repeatedly and consistently throughout the history of Cascade Village and its more than 20 major amendment approvals. To suggest that the request to meet a portion (i.e. retail) of the parking requirement of the proposed development is now to be considered off-site, or that it now requires added approvals from the Vail Town Council as “off-site parking” is without a basis. Regardless, any approval needed can be accomplished through the customary major amendment to special development district processes. The Town of Vail staff has reviewed the development application for completeness. In doing so, the Town staff has acknowledged the sufficiency of the traffic report submitted as a requirement of a major amendment to a special development district. In fact, the traffic count data relied upon by the traffic experts responsible for preparing the traffic report was collected from the Town of Vail on December 31, 2021, nearly two years after the onset of the Covid-19 pandemic. Skier visitation numbers indicate that the downward trend in visitation 42 CORNERSTONE BUILDING AT CASCADE VILLAGE DESIGN REVIEW CRITERIA. CORNERSTONE 9 May 12, 2025 from the pandemic had passed as visitation was returning to pre-pandemic levels. The Town of Vail regularly and consistently updates its traffic count data and collects said data during the dates and time periods most beneﬁcial to identify and quantify new traffic mitigation. To that end, the Town Engineer provided his advice and recommendation on the new traffic mitigation proposed within the Town of Vail right of way on Westhaven Drive in the most immediate vicinity of the proposed development. In doing so, the Town Engineer has concluded the adequacy of the traffic report for Cornerstone. The proposed improvements expressly achieve the purposes of the parking and loading requirements of the Vail Town Code. The development application achieves this criteria and provides practical solutions consistent with the objectives of the Vail community. (8) Landscaping. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function; and A functional and aesthetic landscaping and open space plan is proposed to optimize and preserve natural features, recreation, views and function. Up to this point, the site has been heavily disturbed by previous construction of the unmaintained dirt roadway, the hotel, the wooden staircase, the ticketing office and the chairlift. There are no remaining natural features of this property that requiring preservation and protection. The skier plaza and adjacent Gore Creek trail, and access thereto, are important recreational features in the vicinity of the property worthy of optimizing and enhancing access. To that end, the landscape plan includes a landscaped pedestrian paseo (both hardscape and softscape), enhanced landscape islands in the Town of Vail right of way, and a landscape buffer along the easterly side of the property. (9) Workable plan. Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the Special Development District. The Cornerstone development, including all off-site improvements, will be completed in a single phase of development. As such, this single phase of development ensures that a workable, functional and efficient relationship is maintained throughout the special development district and immediate vicinity. CONCLUSION OF DESIGN REVIEW CRITERIA In summary, as illustrated on the proposed Cornerstone development plan and within the written narrative of the development application, PHH has demonstrated compliance and consistency with the nine review criteria for consideration. Over the course of the public hearing review process, PHH has responded favorably to the input provided to ensure a development plan that fully complies with the provisions of the Vail Town Code. In addition, and as highlighted above, practical solutions consistent with the public interest has been achieved thereby warranting a recommendation of approval of the Cornerstone development application from the Town of Vail Planning & Environmental Commission. 43 PEC MEETING MAY 12, 2025 TRASH MANAGEMENT •Path of travel •Operation (Schedule and Logistics) •Existing CMC building Loading Dock and Trash Compactor Location 1 44 PEC MEETING MAY 12, 2025 The trash / recycling will be removed from the residential units twice per day (AM and PM) by building staff to the ventilated trash staging area located within the building at the paseo level. From that point, the garbage will be moved daily to the existing trash compactor located at the CMC loading dock via towable carts. 2 FROM CORNERSTONE TO THE LOADING DOCK. Trash Management. 45 PEC MEETING MAY 12, 2025 The hotel currently generates between ﬁve and eight tons of trash a week and Cornerstone is estimated generate 2.4 tons of trash a week. Since The CMC trash compactor has a capacity of ten tons and is currently only emptied once a week, it has the excess capacity to handle Cornerstone’s trash. Similarly, the existing CMC recycling bins will be used in the same manner. An agreement between the hotel and Cornerstone will be put in place to use the existing trash / recycling services and will be part of Cornerstone’s operating expenses. 3 LOADING DOCK DISTRIBUTION AND TRASH MANAGEMENT Potential Cornerstone Trash & Packaging Staging Existing CMC Dorm-style EHU Proposed Loading/Delivery Parking/Staging Trash Compactor Recycling Bins Potential New ramp EXISTING CMC LOADING DOCK Trash Management. 46 PEC MEETING MAY 12, 20254 TOWABLE TRASH BINS Trash Management. 47 PEC MEETING MAY 12, 2025 LOADING AND DELIVERY •Identiﬁed Opportunities 5 48 PEC MEETING MAY 12, 2025 1.The ﬁrst, taking advantage of the existing landscaped berm along the west side of the CMC, could accommodate an 80’ x 10’ pad, giving immediate access to the CMC loading dock. 2.The second involves requesting approval for the construction of a temporary 40’ x 10’ loading and delivery berth in a portion of the Town of Vail right of way along Westhaven Drive, located immediately adjacent to the loading dock currently serving the conference center wing of the Grand Hyatt Hotel. 6 TO MITIGATE CURRENT AND FUTURE MIXED USE NEEDS 21 Loading and Delivery - Opportunities. 49 PEC MEETING MAY 12, 20257 ALONG THE WEST SIDE OF THE CMC BUILDING, IMMEDIATELY ADJACENT TO CMC LOADING DOCK (PRIVATE PROPERTY) 1 2 2 1 Loading and Delivery - Opportunities. 50 PEC MEETING MAY 12, 20258 ALONG WESTHAVEN DRIVE. ADJACENT TO CONFERENCE CENTER (TOWN’S ROW). 21 1 2 Loading and Delivery - Opportunities. 51 52 53 54 55 56 57 58 59 60 August 19, 2020 Page 1 Grand Hyatt Vail - Aria Building Building Summary Building Area Level 1 (Parking - Grand Hyatt)....................................34,929 SF Level 2 (Parking - Grand Hyatt)....................................44,031 SF Level 3 (Parking - Un-Owned)......................................40,048 SF* Level 3...........................................................................11,516 SF Level 4...........................................................................36,451 SF Level 5.............................................................................9,579 SF Total GLA....................................................................136,506 SF* Total GLA Usable (not including parking).....................57,546 SF Total Potential GLA Usable (not including parking).....66,721 SF Parking Parking Grand Hyatt.....................................................265 spaces Parking Un-owned........................................................148 spaces Total Parking.................................................................413 spaces *Un-owned Parking is not included in the Total GLA 61 34,929 SF Grand Hyatt Parking EXTENTS OF LEVEL 2 ABOVE 296' - 6" 12 2 ' - 0 " 24 8 754363 754363 13 17 Exit Ramp UP UP UP 10' - 0" 77 ' - 0 " Level 1 Floor Plan (Below Grade) Grand Hyatt Vail - Aria Building August 19, 2020 Page 2 Total Floor Plate - 39,943 SF Parking Spaces - 118 Spaces 0 15'-0" 30'-0"60'-0" 7 x 9' 7 x 9' 5 x 9' 5 x 9' 3 x 9' 3 x 9'2 x 9' 2 x 9' 34 spaces 9'x18' 62 44,031 SF Grand Hyatt Parking 377' - 6" 12 2 ' - 0 " 39 6 95436 95436 9 17 7 7 10 Ramp Westhaven Dr. DN DNUP DN UP UP 541 SF Lobby 15 ' - 0 " 36' - 4"UP Level 2 Floor Plan (at Grade with Hotel) Grand Hyatt Vail - Aria Building Total Floor Plate - 46,600 SF Grand Hyatt Parking - 147 Spaces August 19, 2020 Page 3 0 15'-0" 30'-0"60'-0" 3 x 9' 3 x 9'2 x 9' 2 x 9' 5 x 9' 5 x 9' 9 x 9' 9 x 9'7 x 9' 7 x 9' 2 x 9' 54 spaces 9'x18' 63 11,516 SF Fitness 40,048 SF Un-Owned Parking 829 SF Lobby 438' - 6" 12 2 ' - 0 " Pool 39 1074 10 18 10 13 3 Pedestrian Bridge 1074 10 3 DN DN DN DN UP 73' - 0" 15 ' - 0 " Level 3 Floor Plan (Mid-Grade) Grand Hyatt Vail - Aria Building Total Useable Building Square Footage - 11,516 SF Un-Owned Parking - 148 Spaces Total Floor Plate - 54,020 SF August 19, 2020 Page 4 0 15'-0" 30'-0"60'-0" 2 x 9' 2 x 9' 2 x 9' 2 x 9'2 x 9'2 x 9' 3 x 9' 15 spaces 9'x18 64 19,499 SF Former Tennis Courts / Grand Hyatt Parking 1,938 SF Tenant 14,185 SF SpaOpen to Below 7,275 SF 829 SF Office 2,187 SF Common AreaOpen to Below EXTENTS OF LEVEL 3 BELOW Mech. Fire Control UP UP DN UP DN UP S. Frontage Rd W. 382' - 0" Surface Parking Level 4 Floor Plan (at Grade with Frontage Road) Grand Hyatt Vail - Aria Building Total Useable Building Square Footage - 36,451 SF Total Building with Open Space Filled In - 43,726 SF August 19, 2020 Page 5 0 15'-0" 30'-0"60'-0" 65 7,873 SF Fitness 1,706 SF Studio Open to Below 1,900 SF Open Ceiling Open Ceiling 382' - 0" 12 2 ' - 0 " 35 ' - 1 0 " 53' - 0" DN DN DN Level 5 Floor Plan (Top Floor) Grand Hyatt Vail - Aria Building Total Useable Building Square Footage - 9,579 SF Total Building with Open Space Filled In - 11,479 SF 0 15'-0" 30'-0"60'-0" August 19, 2020 Page 6 66 67 68 Date:August 6, 2024 Submitted To: Parks Hospitality Holdings c/o Alonso Ruiz de Valasco Submitted By: Fox Tuttle Transportation Group, LLC 1580 Logan Street, 6th Floor Denver, CO 80203 Cornerstone Grand Hyatt Vail Traffic Impact Study 69 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page i August 6, 2024 TABLE OF CONTENTS 1.0 Introduction ............................................................................................................................ 1 2.0 Project Description .................................................................................................................. 1 3.0 Study Considerations ............................................................................................................... 1 3.1 Data Collection .................................................................................................................... 1 3.2 Evaluation Methodology ..................................................................................................... 2 3.3 Level of Service Definitions ................................................................................................. 2 4.0 Existing Conditions .................................................................................................................. 3 4.1 Roadways ............................................................................................................................ 3 4.2 Intersections ....................................................................................................................... 3 4.3 Pedestrian and Bicycle Facilities ......................................................................................... 3 4.4 Transit ................................................................................................................................. 4 4.5 Existing Intersection Capacity Analysis ............................................................................... 5 5.0 Future Traffic Conditions ......................................................................................................... 5 5.1 Annual Growth Factor and Future Volume Methodology .................................................. 5 5.2 Year 2027 Background Intersection Capacity Analysis ....................................................... 5 5.3 Year 2045 Background Intersection Capacity Analysis ....................................................... 6 6.0 Proposed Development Traffic ................................................................................................ 6 6.1 Trip Generation ................................................................................................................... 6 6.2 Trip Distribution and Assignment ....................................................................................... 8 7.0 Future Traffic Conditions with Site Development ..................................................................... 9 7.1 Year 2027 Background + Project Intersection Capacity Analysis ........................................ 9 7.2 Year 2045 Background + Project Intersection Capacity Analysis ........................................ 9 8.0 Sensitivity Analysis ................................................................................................................ 10 9.0 Auxiliary Lane Evaluation ....................................................................................................... 10 10.0 CDOT Access Permit ............................................................................................................... 11 11.0 Conclusion ............................................................................................................................. 12 70 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page ii August 6, 2024 LIST OF TABLES Table 1 – Peak Hour Intersection Level of Service Summary...................................................................... 13 Table 2 – Peak Hour 95th Percentile Queue Summary ................................................................................ 14 Table 3 – Trip Generation Summary ........................................................................................................... 15 Table 4 – Trip Distribution Summary ............................................................................................................ 8 Table 5 – Auxiliary Lane Evaluation of S. Frontage Road at Westhaven Drive ........................................... 11 LIST OF FIGURES Figure 1 – Vicinity Map ............................................................................................................................... 16 Figure 2 – Conceptual Site Plan .................................................................................................................. 17 Figure 3 – Year 2024 Existing Traffic Volumes ............................................................................................ 18 Figure 4 – Year 2027 Background Traffic Volumes ..................................................................................... 19 Figure 5 – Year 2045 Background Traffic Volumes ..................................................................................... 20 Figure 6 – Trip Distribution ........................................................................................................................ 21 Figure 7 – Site‐Generated Trips .................................................................................................................. 22 Figure 8 – Year 2027 Background + Project Traffic Volumes ...................................................................... 23 Figure 9 – Year 2045 Background + Project Traffic Volumes ...................................................................... 24 APPENDIX Existing Traffic Data Level of Service Definitions Intersection Capacity Worksheets Sensitivity Analysis 71 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 1 August 6, 2024 CORNERSTONE GRAND HYATT VAIL TRAFFIC IMPACT STUDY 1.0 INTRODUCTION The Fox Tuttle Transportation Group prepared this traffic impact study for the proposed Cornerstone Grand Hyatt project in Vail, CO. The project proposes to construct one (1) building that will include multi‐ family housing, workforce housing, and commercial space for retail or office needs. The site is located in West V ail on Westhaven Drive just s outh o f S. F rontage Road i n the vacant lot adjacent to the Grand Hyatt. Figure 1 includes a vicinity map for the proposed Cornerstone development. The purpose of this study is to assist in identifying potential t raffic impacts within t he s tudy a rea as a r esult of this project. The traffic study addresses existing, short‐term (Year 2027), and long‐term (Year 2045) peak hour intersection conditions in the study area with and without the project generated traffic. The information contained in this study is anticipated to be used by the Town of Vail staff and the Colorado Department of Transportation (CDOT) staff in identifying any intersection or roadway deficiencies and potential improvements for the future conditions. This study focused on the weekday AM and PM peak hours, as well as the Saturday peak hour, which are typically the highest traffic volumes for the proposed type of land use. The study includes an assessment of queue lengths and auxiliary lane needs. 2.0 PROJECT DESCRIPTION The project proposes to construct a single building that will include 30 multi‐family units, three (3) workforce units, and 4,170 square feet of commercial space. The project plans to provide access into the parking garage via Westhaven Drive. The driveway will provide one inbound lane and one outbound lane with side‐street stop‐controlled. Figure 2 includes a conceptual site plan and access for the project. 3.0 STUDY CONSIDERATIONS 3.1 Data Collection Intersection turning movement volumes were collected in July 2024 on a Friday and Saturday during peak periods. The only study intersection included was S. Frontage Road at Westhaven Drive, which is the primary access to the Grand Hyatt and Cascade Village neighborhood. The data indicated that the Friday 72 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 2 August 6, 2024 morning peak starts at 10:30am, the Friday afternoon peak starts at 4:30pm, and the Saturday peak starts at 11:00pm. Additionally, the Town of Vail staff provided count d ata at the s tudy i ntersection from Friday, December 31, 2021, for comparisons to winter and holiday travel. A comparison of data sets indicated that the winter season had 25% more traffic in the weekday AM peak hour and 50% more traffic in the weekday PM peak hour. Therefore, both sets of traffic data were analyzed in this study to determine the different intersection performance based on season. The existing summer and winter traffic volumes are illustrated on Figure 3. The existing intersection geometry and traffic control are also shown on this figure. Count data sheets are provided in the Appendix. 3.2 Evaluation Methodology The traffic operations analysis addressed the unsignalized intersection operations using the procedures and methodologies set forth by the Highway Capacity Manual (HCM)1. Existing Peak Hour Factor (PHF) were a pplied to t he i ntersections f or t he existing and future s cenarios. Study intersections were evaluated using Synchro software. 3.3 Level of Service Definitions A level of service analysis was conducted to determine the existing and future performance of the study intersections and to determine the most appropriate traffic control device and need for auxiliary lanes. To measure and describe the operational status of the study intersections, transportation engineers and planners commonly use a grading system referred to as “Level of Service” (LOS) that is defined by the HCM. LOS characterizes the operational conditions of an intersection’s traffic flow, ranging from LOS A (indicating very good, free flow operations) and LOS F (indicating congested and sometimes oversaturated conditions). These grades represent the perspective of drivers and are an indication of the comfort and convenience associated with traveling through the intersections. The intersection LOS is represented as a delay in seconds per vehicle for the intersection as a whole and for each turning movement. A more detailed discussion of the LOS methodology is contained in the Appendix for reference. Typically, LOS A through C to be good for the overall intersection operations with LOS D as acceptable in peak hours. For individual movements, LOS E and F may be acceptable for left‐turns or minor streets where queuing or safety are not an issue. 1 Highway Capacity Manual, Highway Research Board Special Report 209, Transportation Research Board, National Research Council, 7th Edition (2022). 73 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 3 August 6, 2024 4.0 EXISTING CONDITIONS 4.1 Roadways The study area boundaries are based on the amount of traffic to be generated by the project and potential impact to the existing roadway network. The primary public roadways that serve the project site are discussed in the following text and illustrated on Figure 1. South Frontage Road W is an east‐west, two‐lane collector that parallels I‐70 on the south side on the interstate. This roadway provides access to the ski resort and the heart of Vail, as well as East V ail and West V ail. The posted speed limit on S outh Fronta ge Road is 25 miles per hour (mph) and the roadway currently services approximately 6,360 vehicles per day (vpd) on a weekday and approximately 5,240 vpd on Saturday. Westhaven Drive is a local roadway that provides direct access to the Grand Hyatt and Cascade Village neighborhood. The two‐lane roadway provides auxiliary lanes at the intersection with S. Frontage Road. The posted speed limit on Westhaven Drive is 15 mph and it services approximately 2,200 vpd on the weekday and 1,900 vpd on Saturday. 4.2 Intersections The study area includes one (1) intersection, which is S. Frontage Road at Westhaven Drive. This intersection currently provides the following auxiliary lanes and traffic control:  Side‐street stop control (Westhaven Drive)  Eastbound Approach: One through lane, one right‐turn deceleration lane, and one right‐turn acceleration lane.  Westbound Approach: One through lane, one left‐turn deceleration lane, and one left‐turn acceleration lane.  Northbound Approach: One left‐turn lane and one right‐turn lane. The existing lane configuration at each of the study locations is illustrated on Figure 3. 4.3 Pedestrian and Bicycle Facilities There is currently a wide sidewalk on the south side of S. Frontage Road to the east. There is a sidewalk on the north side of Westhaven Drive. The Gore Valley Trail parallels the creek along the south side of the Grand Hyatt, which runs the length of Vail. The Gore Valley Trail is part of the Eagle County Core Trail System which leads over Vail Pass into Copper and Frisco to the east and connects to Eagle/Gypsum to the west. In both directions the trail continues onto Breckenridge (southeast) and to Glenwood Springs (west). 74 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 4 August 6, 2024 The study roadways permit bicyclists to ride on the Gore Valley Trail or on‐street within the shoulder or travel lane. The S. Frontage Road is highly utilized by cyclists for commuting trips and recreational trips. 4.4 Transit The Town of Vail is served by Vail Transit and during the summer months there are two (2) bus routes that stop in front of the proposed Cornerstone project. The West Vail Green and West Vail Red routes turn onto Westhaven Drive, turn around in the elbow, and pick‐up/drop‐off passengers in from the Liftside Condos. There is a median‐separated bus lane on the east side of Westhaven Drive for the Cascade Village stop as shown on Map 1. Map 1. West Vail Green and Red Routes The West Vail Green route operates from 6:00AM to 12:00 AM with headways of approximately 40 minutes. The West Vail Red route operates from 6:20AM to 1:20 AM with headways of approximately 40 minutes. Both routes connect to the Vail Transportation Center where patrons can transfer to other local or regional routes. Eco Transit is the countywide transportation service provider that connects Dotsero to Vail and all the communities in between. The Leadville Route and the Highway 6 Route travel on S. Frontage Road with a stop to the east of Westhaven Drive 75 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 5 August 6, 2024 4.5 Existing Intersection Capacity Analysis The existing volumes, lane configuration, and traffic control are illustrated on Figure 3. The results of the LOS calculations for the study intersections are summarized in Table 1. The 95th percentile queues are summarized in Table 2. The intersection level of service worksheets and queue reports are attached in the Appendix. The intersection of S. Frontage Road at Westhaven Drive currently operates overall at LOS A in the peak periods in both seasons with all movements operating at LOS C or better. The highest delay was shown on the northbound left‐turn (Westhaven Drive) during the PM peak hour in the winter season (17 seconds, LOS C). The 95th percentile queues at the study intersections were estimated to be maintained within the provided storage length and not extending to upstream intersections. The queues on Westhaven Drive were estimated to be one vehicle or less during all peak periods and seasons. 5.0 FUTURE TRAFFIC CONDITIONS 5.1 Annual Growth Factor and Future Volume Methodology West Vail is well established, and redevelopment is not occurring at the same rate that is occurring in M id Valley. Most growth will occur from additional tourists or redevelopment of existing parcels. For the purpose of this traffic study, historical counts were reviewed from CDOT, Eagle County, and Town of Vail, as well as Census Data for Vail. Based on this data, it is assumed there will be an annual growth rate of 1.0% on the through movements on S. Frontage Road and 0% on to/from Westhaven Drive. Using these assumptions, the Year 2027 background traffic is summarized on Figure 4 and the Year 2045 background traffic is summarized on Figure 5. 5.2 Year 2027 Background Intersection Capacity Analysis The study area intersections were evaluated to determine baseline operations for the Year 2027 background scenario and to identify any capacity constraints associated with background traffic. The short‐term background volumes, lane configuration, and traffic control are illustrated on Figure 4. The level of service criteria discussed previously was applied to the study intersections to determine the impacts with the short‐term (Year 2027) background volumes. The results of the LOS calculations for the study intersection are summarized in Table 1. The 95th percentile queues are summarized in Table 2. The intersection level of service worksheets and queue reports are attached in the Appendix. 76 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 6 August 6, 2024 In summary, the intersection of S. Frontage Road at Westhaven Drive was estimated to operate similarly to the existing conditions. Overall, the intersection was calculated to operate at LOS A in all peak hours and both seasons. The winter PM peak hour continues to experience the highest delay on the northbound left‐turn. The 95th percentile queues were estimated to continue to be one vehicle or less during all study periods and be maintained within existing storage lengths. 5.3 Year 2045 Background Intersection Capacity Analysis The study area intersections were evaluated to determine baseline operations for the Year 2045 background scenario and to identify any capacity constraints associated with background traffic. The long‐ term background volumes, lane configuration, and traffic control are illustrated on Figure 5. The level of service criteria discussed previously was applied to the study area intersections to determine the impacts with the long‐term (Year 2045) background volumes. The results of the LOS calculations for the study intersection are summarized in Table 1. The 95th percentile queues are summarized in Table 2. The intersection level of service worksheets and queue reports are attached in the Appendix. In summary, the study intersection will operate similarly to the existing and short‐term background conditions. Delays were insignificantly increased (one second or less) with the most changes on the northbound left‐turn movement that will continue to operate at LOS C in the winter PM peak hour and begin to operate at LOS C in the winter AM peak hour. The 95th percentile queues were calculated to be similar to existing and short‐term background conditions with some increasing by one (1) vehicle for a total of two (2) vehicles or less. 6.0 PROPOSED DEVELOPMENT TRAFFIC 6.1 Trip Generation A trip generation estimate was performed to determine the traffic characteristics of the Cornerstone housing and retail project. The trip rates contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual2 for land uses #221 “Multi‐Family Housing (Mid‐Rise)”, #223 “Affordable Housing, Income Limits”, #822 “Strip Retail Plaza (<40k), and #936 “Coffee/Donut Shop without Drive‐Through” were applied to estimate the proposed traffic. The commercial spaces are going to be for local businesses that will attract those living in or visiting West Vail. 2 Trip Generation 11th Edition, Institute of Transportation Engineers, 2021. 77 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 7 August 6, 2024 The site is expected to experience the four (4) basic trip types as discussed below: Primary Trips. These trips are made specifically to visit the site and are considered “new” trips. Primary trips would not have been made if the proposed project did not exist. Therefore, this is the only trip type that increases the total number of trips made on a regional basis. It is expected that the proposed project will experience mostly primary trips. Pass‐By Trips. A pass‐by trip is an intermediate stop on route from an origin to the ultimate trip destination without route diversion. These are drivers that already utilize the adjacent roadways and choose to make a stop within the site and then continue to their destination. Pass‐by trips do not create any increase in the traffic volumes within the primary impact area. In fact, the only impact of the pass‐by trips is at the site driveways and adjacent intersections where through movements become turning movements into and out of the site. Therefore, pass‐by trips have no additional impact on the road system beyond the site’s driveways or immediately adjacent intersections. With or without pass‐by trips, the total trips to/from a project will remain the same. Pass‐by was only applied to the commercial retail portion of the project. Per ITE data, the pass‐by percentage for retail is 40% in the PM peak hour and 31% in the Saturday peak hour. For pass‐by trips, the methodology set forth in the Trip Generation Manual (Chapter 10) was utilized. Multi‐Use (Internal) Trips. These internal trips occur from one land use to another within the site boundaries. Multi‐use or multi‐purpose trips typically do not affect t he e xterior site a ccess points, nor add any additional traffic volumes to the adjacent street network. ITE recommends that the internal capture calculations be conducted with the methodology presented in National Cooperative Highway Research Program’s (NCHRP) Report 684: Enhancing Internal Trip Capture Estimation for Mixed‐Use Developments3 which were utilized in this traffic study. Based on this methodology, it was calculated that the morning peak hour will have an internal capture rate of 2% and the evening peak hour will have an internal capture rate of 26%, which were applied to the trip estimate. Non‐Auto Trips. These trips are those that are completed by walking, bicycling, or riding transit. The existing transit, pedestrian, and bicycle amenities will encourage residents, employees, and visitors to make non‐auto trips to/from the Cornerstone project. For conservative purposes it was assumed that 0% of the residential and retail trips would be non‐auto, and 25% of the coffee shop 3 NCHRP Report 684: Enhancing Internal Trip Capture Estimation for Mixed‐Use Developments. Bochner, B., K. Hooper, B. Sperry, and R. Dunphy. Washington, DC: Transportation Research Board, 2011. 78 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 8 August 6, 2024 trips would be non‐auto. It is likely that there will be residents and visitors that walk, bike, or use transit due to the proximity to multi‐modal options. The trip generation estimates using these rates are summarized in Table 3. It is projected that the Cornerstone development will generate approximately 580 vehicle trips per day, with 78 trips occurring in the morning peak hour and 47 trips occurring in the PM peak hour. Of the weekday PM peak trips, approximately 6% are pass‐by trips. On Saturday, it was estimated that the project will generate approximately 396 trips per day with 74 trips occurring in the peak period. It is likely that the peak hour of the residential and commercial portions of the project on the weekend are different from one another and possibly different from the roadways; however, for conservative purposes in this traffic study, it was assumed that the peak hours of the proposed land uses and roadways coincided. 6.2 Trip Distribution and Assignment The estimated trip volumes presented in Table 3 w ere distributed onto the study roadway network based on existing traffic characteristics of the area, existing and future land uses, and the relationship of this project to the greater Hayden community. Based on existing count data, it was determined that each peak hour has different travel patterns and those were applied to the Cornerstone trips. The overall assumed distribution is summarized in Table 4 and on Figure 6. Table 4. Trip Distribution Summary Location AM Peak Hour PM Peak Hour Saturday Peak Hour Pass‐by Trips West S. Frontage Road 55% 50% 40% 50% East S. Frontage Road 45% 50% 60% 50% Using these distribution assumptions, the projected site traffic was assigned to the study area roadway network and proposed access for the weekday AM and PM peak hour periods a nd Saturday Mid‐day peak hour. The site‐generated volumes for both seasons are shown on Figure 7. 79 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 9 August 6, 2024 7.0 FUTURE TRAFFIC CONDITIONS WITH SITE DEVELOPMENT This section projects the future traffic conditions with the completion of the proposed Cornerstone project. 7.1 Year 2027 Background + Project Intersection Capacity Analysis This section discusses impacts associated with the proposed Cornerstone trips in the build out scenario with the project fully built out and occupied. The site‐generated volumes were added to the forecasted Year 2027 background volumes and are illustrated on Figure 8. The results of the LOS calculations for the study intersection are summarized in Table 1. The 95th percentile queues are summarized in Table 2. The intersection level of service worksheets and queue reports are attached in the Appendix. The project trips have little to no impact on the operations of the study intersections as compared to the short‐term background scenario. All of the overall levels of service and the majority of movements remain the same. The additional trips on the northbound left‐turn at the intersection of S. Frontage Road and Westhaven Drive slightly increased the delay (1.4 seconds) of the movement with a change from LOS B to LOS C in the winter AM peak hour. The 95th percentile queues were estimated to be two (2) vehicles or less with a five‐foot increase on the northbound left‐turn movement in the winter PM peak hour. 7.2 Year 2045 Background + Project Intersection Capacity Analysis This section discusses impacts associated with the proposed Cornerstone trips in the build out scenario with the project fully built out and fully occupied. The site‐generated volumes were added to the forecasted Year 2045 background volumes and are illustrated on Figure 9. The results of the LOS calculations for the study intersection are summarized in Table 1. The 95th percentile queues are summarized in Table 2. The intersection level of service worksheets and queue reports are attached in the Appendix. The project trips have little to no impact on the operations of the study intersections as compared to the long‐term background scenario. All of the overall levels of service and all of movements remain the same grade. The additional trips on the northbound left‐turn at the intersection of S. Frontage Road and Westhaven Drive slightly increased the delay (1.4 seconds) of the movement with a change from LOS B to LOS C in the winter AM peak hour. The 95th percentile queues were estimated to remain two (2) vehicles or less with a seven‐foot increase on the northbound left‐turn movement in the winter PM peak hour. 80 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 10 August 6, 2024 8.0 SENSITIVITY ANALYSIS It is understood that there is potential for the S. Frontage Road to be redesigned in the future to accommodate multi‐modal facilities, which could include repurposing the eastbound auxiliary lanes. This analysis removed the eastbound right‐turn lane and the acceleration lanes. The purpose of this analysis is to provide additional information for the Town of Vail staff as they continue to investigate the needs on S. Frontage Road for all people driving, walking, biking, wheeling, and using transit. The results of the LOS calculations for the sensitivity analysis of the intersection of S. Frontage Road at Westhaven Drive are summarized in Table A1 a nd located in the Appendix. The 95th percentile queues for the sensitivity analysis are summarized in Table A2. The intersection level of service worksheets and queue reports are attached in the Appendix. The analysis indicated that the removal of the eastbound auxiliary lanes is anticipated to slightly increase the delays and queues on the Westhaven Drive movements since those turning onto S. Frontage Road have more difficulty deciphering which eastbound vehicles are travel through or turning right. The most impacted movement is the northbound left‐turn with an increase in delay up to 19 seconds in the Year 2045 Project scenario during the winter PM peak hour. The added delay on this movement was calculated to change the level of service from LOS C to LOS E. In the same scenario, the 95th percentile queue on the northbound left‐turn was estimated to be increased by 30 feet and extend to a total of 65 feet. This queue will block access to the northbound right‐turn lane, which could be accommodated with redesign of the median for the transit stop. It should be noted that the removal of the eastbound right‐turn acceleration lane did not change the calculated performance since there is an existing stop sign that drivers are expected to obey before proceeding into the acceleration lane. If the existing northbound right‐turn were allowed to freely turn into the eastbound right‐turn acceleration lane, then the analysis would calculate the delay as zero (0) seconds. 9.0 AUXILIARY LANE EVALUATION The Town of Vail indicated that S. Frontage Road is maintained and operated by CDOT, which requires compliance with the current State Highway Access Code4 auxiliary lane criteria. The purpose of the criteria is to enhance safety and access along state facilities. The impacted auxiliary lane lengths on S. Frontage Road at Westhaven Drive were reviewed to determine if the CDOT criteria is met. S. Frontage Road is not 4 State Highway Access Code, State of Colorado, August 31, 1998, updated March 2002. 81 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 11 August 6, 2024 listed in the CDOT classification document; therefore, it was assumed that the roadway is classified as F‐ R (Frontage Road). The posted speed limit is 25 mph within the study area. Per the State Highway Access Code requirements, a right‐turn deceleration lane is required if the volume is greater than 50 vph. A left‐ turn deceleration lane is required if the turning volume is greater than 25 vph. A warranted deceleration length is required to be a total length including the storage and taper (ratio of 7.5:1). Acceleration lanes are not typically warranted on roadways with 25 mph but are allowed to be constructed if it helps the traffic operations; in which case the right‐turning would need to be greater than 50 vph. Table 5 provides the existing and future volumes, criteria, and CDOT design lengths requirements. The listed movements serve the proposed project site and the peak hour volumes for existing, and future were reviewed to determine the compliance with the required auxiliary lane lengths. Table 5. Auxiliary Lane Evaluation of S. Frontage Road at Westhaven Drive Movement Highest Peak Hour Volume (vehicle per hour) Criteria Met? CDOT Design Criteria Storage Length Taper Length (1) Total Auxiliary Lane Length EB Right Deceleration 71 Yes 75 ft (ex. = 260 ft) 100 ft (ex. = 145 ft) 175 ft (ex. = 405 ft) EB Right Acceleration 66 Not Req. n/a (ex. = 350 ft) n/a (ex. = 160 ft) n/a (ex. = 510 ft) WB Left Deceleration 88 Yes 100 ft (ex. = 245 ft) 100 ft (ex. = 80 ft) 200 ft (ex. = 325 ft) WB Left Acceleration 90 Not Req. n/a (ex. = 180 ft) n/a (ex. = 230 ft) n/a (ex. = 410 ft) (1) The taper length is included in the deceleration length and the existing lane widths are 13 feet. As shown in Table 5, the project trips are above the criteria for providing eastbound right‐turn lane and westbound left‐turn, which are already provided. The existing acceleration lanes are not warranted based on the CDOT criteria, but likely improve operations for side‐street drivers entering S. Frontage Road. 10.0 CDOT ACCESS PERMIT CDOT requires an access permit when the side‐street volume increases the permitted volume by 20% or more. The new trips accessing S. Frontage Road will add approximately 78 vehicles in the AM peak hour, 47 vehicles in the PM peak hour, and 74 vehicles in the Saturday peak hour. The percentage increase on Westhaven Drive is between 23% and 35%, which will require an Access Permit. This will be provided at a later date with the final submittal package. 82 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC Page 12 August 6, 2024 11.0 CONCLUSION The Cornerstone development project proposes constructing 30 multi‐family homes, three (3) workforce housing units, and approximately 4,170 square feet of ground‐floor retail. Access to the site is planned on Westhaven Drive with full movement, side‐street stop‐control. Vehicular traffic volumes associated with the Cornerstone project have been analyzed for the existing, short‐term (Year 2027), and long‐term (Year 2045) scenarios. Using ITE trip generation rates, the project is anticipated to generate approximately 580 daily, 78 AM peak hour and 47 PM peak hour trips at buildout during the weekday with up to 6% of the PM peak trips being pass‐by trips. On Saturday, it was estimated that the project will generate up to 396 trips per day with 74 trips occurring in the peak period with 7% as pass‐by trips. It was determined that the existing roadways can accommodate the estimated traffic volumes for the buildout condition of Cornerstone at Grand Hyatt Vail. No capacity deficiencies were identified therefore no mitigation measures are recommended. 83 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Tables and Figures: Table 1 – Peak Hour Intersection Level of Service Summary Table 2 – Peak Hour 95th Percentile Queue Summary Table 3 – Trip Generation Summary Table 4 – Trip Distribution Summary [IN REPORT] Table 5 – Auxiliary Lane Evaluation of S. Frontage Road at Westhaven Drive [IN REPORT] Figure 1 – Vicinity Map Figure 2 – Conceptual Site Plan Figure 3 – Year 2024 Existing Traffic Volumes Figure 4 – Year 2027 Background Traffic Volumes Figure 5 – Year 2045 Background Traffic Volumes Figure 6 –Trip Distribution Figure 7 – Site‐Generated Trips Figure 8 – Year 2027 Background + Project Traffic Volumes Figure 9 – Year 2045 Background + Project Traffic Volumes 84 Cornerstone Grand Hyatt ‐ Vail, CO (FT# 24056) Traffic Impact Analysis Intersection and Lanes Groups Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Stop‐Controlled ‐ Summer 1. S. Frontage Road at Westhaven Drive 3A2A2A3A2A2A4A3A3A3A2A2A3A3A3A Eastbound Through 0A0A0A0A0A0A0A0A0A0A0A0A0A0A0A Eastbound Right 0A0A0A0A0A0A0A0A0A0A0A0A0A0A0A Westbound Left 8A8A8A8A8A8A8A8A8A8A8A8A8A8A8A Westbound Through 0A0A0A0A0A0A0A0A0A0A0A0A0A0A0A Northbound Left 12 B 13 B 12 B 12 B 13 B 12 B 13 B 13 B 12 B 13 B 14 B 12 B 13 B 14 B 13 B Northbound Right 10 B 10 A 10 B 10 B 10 A 10 B 10 B 10 B 11 B 11 B 10 B 11 B 11 B 10 B 11 B Stop‐Controlled ‐ Winter 1. S. Frontage Road at Westhaven Drive 3A3A 3A3A 4A4A 4A3A 2A3A Eastbound Through 0A0A 0A0A 0A0A 0A0A 0A0A Eastbound Right 0A0A 0A0A 0A0A 0A0A 0A0A Westbound Left 9A8A 9A8A 9A8A 9A8A 9A9A Westbound Through 0A0A 0A0A 0A0A 0A0A 0A0A Northbound Left 14 B 17 C 14 B 17 C 15 C 18 C 17 C 19 C 15 C 21 C Northbound Right 12 B 11 B 12 B 11 B 12 B 11 B 14 B 11 B 13 B 11 B Note: Delay represented in average seconds per vehicle. [Existing: Friday, July 19 and 20, 2024] [Existing: Friday, December 31, 2021] AM Peak PM Peak Sat PeakAM Peak PM Peak Sat Peak AM Peak PM Peak Sat PeakAM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak Table 1 ‐ Peak Hour Intersection Level of Service Summary [with existing acceleration lanes] Existing (Year 2021 & 2024) Year 2027 Background Year 2027 Bkgrd + Project Year 2045 Background Year 2045 Bkgrd + Project Fox Tuttle Transportation Group, LLC 8/5/2024 85 Cornerstone Grand Hyatt ‐ Vail, CO (FT# 24056) Traffic Impact Analysis AM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak 1. S. Frontage Road at Westhaven Drive [SUMMER]Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Eastbound Through ‐0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' Eastbound Right 260' 0' 0' 0'0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' Westbound Left 245' 3' 3' 3' 3'3' 3' 3' 3' 5' 3' 3' 3' 3' 5' 5' Westbound Through ‐0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' Northbound Left 40' 10' 10' 5' 10' 10' 5' 15' 13' 8' 10' 10' 5' 18' 13' 8' Northbound Right ‐5' 5' 5' 5' 5' 8' 10' 8' 10' 8' 5' 8' 10' 8' 10' 1. S. Frontage Road at Westhaven Drive [WINTER]Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Eastbound Through ‐0' 0' 0' 0' 0' 0' 0' 0' 0' 0' Eastbound Right 260' 0'0'0' 0'0' 0'0' 0'0' 0' Westbound Left 245' 3'5'3' 5'5' 5'5' 5'5' 8' Westbound Through ‐0' 0'0' 0'0' 0'0' 0'0' 0' Northbound Left 40' 10' 23'10' 25'20' 30'23' 28'13' 35' Northbound Right ‐10' 8'10' 8'15' 10'15' 8'10' 10' Table 2 ‐ Peak Hour 95th Percentile Queue Summary [with existing acceleration lanes] Intersection and Lanes Groups Existing Storage Existing (Year 2021 & 2024) Year 2027 Background Year 2027 Bkgrd + Project Year 2045 Background Year 2045 Bkgrd + Project Fox Tuttle Transportation Group, LLC 8/5/2024 86 Cornerstone ‐ Vail, CO (FT# 24056) Traffic Impact Analysis Land Use Size Unit Rate Total In Out Rate Total In Out Rate Total In Out #221 - Multifamily Housing (Mid-Rise)30 units 1.00 1.00 1.00 4.54 136 68 68 0.37 11 3 8 0.39 12 7 5 #223 - Affordable Housing, Income Limits [Workforce]3 units 1.00 1.00 1.00 4.81 14 7 7 0.50 2 1 1 0.46 1 1 0 #822 - Strip Retail Plaza (<40k)3.334 ksf 0.98 0.74 1.00 54.45 134 67 67 2.36 8 5 3 2.94 7 4 3 #936 - Coffee/Donut Shop without Drive-Through 0.837 ksf 0.98 0.74 0.75 354.14 165 83 82 93.08 57 29 28 32.29 27 14 13 Pass-by Trips: Retail (PM) 40% 54 27 27 0 0 0 3 2 1 Pass-by Trips: Retail (Sat) 31% 0 0 0 0 0 0 0 0 0 449 225 224 78 38 40 47 26 21 54 27 27 0 0 0 3 2 1 395 198 197 78 38 40 44 24 20 0.064 0.07 Land Use Size Unit Rate Total In Out Rate Total In Out #221 - Multifamily Housing (Mid-Rise)30 units 1.00 1.00 1.00 4.57 137 69 68 0.39 12 6 6 #223 - Affordable Housing, Income Limits [Workforce]3 units 1.00 1.00 1.00 12.00 36 18 18 1.28 4 2 2 #822 - Strip Retail Plaza (<40k)3.33 ksf 0.98 0.74 1.00 65.70 162 81 81 6.57 16 8 8 #936 - Coffee/Donut Shop without Drive-Through 0.84 ksf 0.98 0.74 0.75 130.47 61 31 30 90.93 42 21 21 Pass-by Trips: Retail (Sat) 31% 50 25 25 5 2 3 396 199 197 74 37 37 50 25 25 5 2 3 346 174 172 69 35 34 AM Internal Capture Table 3 ‐ Trip Generation Source: ITE Trip Generation 11th Edition, 2021. PM/ Sat Internal Capture Non- Auto Factor Weekday Average Daily Trips AM Peak Hour Trips PM Peak Hour Trips Total Trips Pass-by Trips Total New Trips Average Daily Trips Midday Peak Hour Trips Total Trips Pass-by Trips Total New Trips Source: ITE Trip Generation 11th Edition, 2021. SaturdayAM Internal Capture PM/ Sat Internal Capture Non- Auto Factor Fox Tuttle Transportation Group 8/6/202487 PROJECT SITE Location within Vail, CO Area Map Inter s t a t e 7 0 Vail Ski Mountain Vail S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E To Avon To Copper Grand Hyatt Cascade Village Cascade Village Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE VICINITY MAP CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 1 88 Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE CONCEPTUAL SITE PLAN CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 2 Proposed Access into Garage Full Movement Stop-Controlled 89 S U M M E R W I N T E R S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE YEAR 2024 EXISTING TRAFFIC VOLUMES CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 3 90 S U M M E R W I N T E R S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE YEAR 2027 BACKGROUND TRAFFIC VOLUMES CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 4 91 S U M M E R W I N T E R S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE YEAR 2045 BACKGROUND TRAFFIC VOLUMES CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 5 92 N E W T R I P S P A S S - B Y T R I P S S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE TRIP DISTRIBUTION CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 6 93 N E W T R I P S T O T A L T R I P S P A S S - B Y T R I P SPROJECT SITE S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE SITE-GENERATED TRIPS CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 7 94 S U M M E R W I N T E R S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE YEAR 2027 BACKGROUND + PROJECT TRAFFIC VOLUMES CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 8 95 S U M M E R W I N T E R S. FRO N T A G E R O A D INTE R S T A T E 7 0 WESTHA V E N D R I V E Original ScaleProject #Date Drawn by Figure # T r a n s p o r o puG rnoiatt FOX TUTTLE YEAR 2045 BACKGROUND + PROJECT TRAFFIC VOLUMES CORNERSTONE GRAND HYATT TRAFFIC IMPACT STUDY - VAIL, CO 24056 NTS 8/6/2024 CRS 9 96 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Appendix: Existing Traffic Data Level of Service Definitions Intersection Capacity Worksheets Sensitivity Analysis 97 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Existing Traffic Data 98 www.idaxdata.com Date: Peak Hour Count Period: Peak Hour: HV%PHF EB 6%-- WB 16%-- NB 12%-- SB ---- TOTAL 10%-- Peak Hour Count Summaries UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 10:30 AM 0 0 59 13 0 6 27 0 0 8 0 11 0 0 0 0 124 0 10:45 AM 0 0 47 9 0 8 27 0 0 14 0 8 0 0 0 0 113 0 11:00 AM 0 0 57 7 0 8 34 0 0 18 0 11 0 0 0 0 135 0 11:15 AM 0 0 63 10 0 8 33 0 0 4 0 7 0 0 0 0 125 497 0 0 226 39 0 30 121 0 0 44 0 37 0 0 0 0 497 0 0 11 5 0 8 16 0 0 4 0 6 0 0 0 0 50 --5%13%-27%13%--9%-16%----10% EB WB NB SB EB WB NB SB E W N S 10:30 AM 4 6 1 0 2 3 1 0 0 0 0 5 10:45 AM 5 9 3 0 2 1 4 0 0 0 0 2 11:00 AM 2 6 3 0 6 1 3 0 0 0 0 1 11:15 AM 5 3 3 0 2 4 0 0 0 0 0 0 Peak Hour 16 24 10 0 12 9 8 0 0 0 0 85029 8 0 11 10 1 11 6 11 6 5 17 7 2 Bicycles Pedestrians (Crossing Leg) Total Total Total Interval Start Heavy Vehicle Totals Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count. Rolling Hour TotalEastboundWestboundNorthboundSouthbound Peak Hour Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total 10:30 AM to 11:30 AM 7/19/2024 9:30 AM to 11:30 AM 0 11 62 8 1 0 8 0 0 N Westhaven Dr S Frontage Rd S Frontage Rd W e s t h a v e n D r S Frontage Rd 497TEV: --PHF: 121 30 151 2630 3744 8169 0 39 226265 165 0 TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 99 www.idaxdata.com Count Summaries - All Vehicles UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 9:30 AM 0 0 54 8 0 7 25 0 0 9 0 8 0 0 0 0 111 0 9:45 AM 0 0 79 12 1 8 28 0 0 12 0 11 0 0 0 0 151 0 10:00 AM 0 0 48 10 0 4 25 0 0 9 0 9 0 0 0 0 105 0 10:15 AM 0 0 44 12 0 7 17 0 0 11 0 10 0 0 0 0 101 468 10:30 AM 0 0 59 13 0 6 27 0 0 8 0 11 0 0 0 0 124 481 10:45 AM 0 0 47 9 0 8 27 0 0 14 0 8 0 0 0 0 113 443 11:00 AM 0 0 57 7 0 8 34 0 0 18 0 11 0 0 0 0 135 473 11:15 AM 0 0 63 10 0 8 33 0 0 4 0 7 0 0 0 0 125 497 Count Total 0 0 451 81 1 56 216 0 0 85 0 75 0 0 0 0 965 0 0 226 39 0 30 121 0 0 44 0 37 0 0 0 0 497 0 0 11 5 0 8 16 0 0 4 0 6 0 0 0 0 50 --5%13%-27%13%--9%-16%----10% EB WB NB SB EB WB NB SB E W N S 9:30 AM 6 8 5 0 0 2 1 0 0 0 0 4 9:45 AM 8 5 4 0 14 5 0 0 0 0 0 1 10:00 AM 2 3 4 0 1 2 1 0 0 0 0 1 10:15 AM 7 2 1 0 0 4 0 0 0 0 0 2 10:30 AM 4 6 1 0 2 3 1 0 0 0 0 5 10:45 AM 5 9 3 0 2 1 4 0 0 0 0 2 11:00 AM 2 6 3 0 6 1 3 0 0 0 0 1 11:15 AM 5 3 3 0 2 4 0 0 0 0 0 0 Count Total 39 42 24 0 27 22 10 0 0 0 0 16 Peak Hour 16 24 10 0 12 9 8 0 0 0 0 8 105 59 16 50 29 8 11 10 1 11 6 0 11 6 5 17 7 2 9 4 1 10 4 2 19 3 4 17 19 1 Interval Start Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg) Total Total Total Rolling Hour TotalEastboundWestboundNorthboundSouthbound Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 100 www.idaxdata.com Count Summaries - Heavy Vehicles UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 9:30 AM 0 0 4 2 0 6 2 0 0 3 0 2 0 0 0 0 19 0 9:45 AM 0 0 6 2 0 2 3 0 0 1 0 3 0 0 0 0 17 0 10:00 AM 0 0 1 1 0 1 2 0 0 1 0 3 0 0 0 0 9 0 10:15 AM 0 0 6 1 0 1 1 0 0 0 0 1 0 0 0 0 10 55 10:30 AM 0 0 4 0 0 2 4 0 0 0 0 1 0 0 0 0 11 47 10:45 AM 0 0 3 2 0 3 6 0 0 1 0 2 0 0 0 0 17 47 11:00 AM 0 0 0 2 0 1 5 0 0 2 0 1 0 0 0 0 11 49 11:15 AM 0 0 4 1 0 2 1 0 0 1 0 2 0 0 0 0 11 50 Count Total 0 0 28 11 0 18 24 0 0 9 0 15 0 0 0 0 105 Pk Hr Heavy 0 0 11 5 0 8 16 0 0 4 0 6 0 0 0 0 50 Count Summaries - Bikes UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 9:30 AM 0 0 0 0 0 0 2 0 0 0 0 1 0 0 0 0 3 0 9:45 AM 0 0 13 1 0 0 5 0 0 0 0 0 0 0 0 0 19 0 10:00 AM 0 0 1 0 0 1 1 0 0 0 0 1 0 0 0 0 4 0 10:15 AM 0 0 0 0 0 0 4 0 0 0 0 0 0 0 0 0 4 30 10:30 AM 0 0 2 0 0 0 3 0 0 0 0 1 0 0 0 0 6 33 10:45 AM 0 0 2 0 0 0 1 0 0 2 0 2 0 0 0 0 7 21 11:00 AM 1 0 5 0 0 0 1 0 0 0 0 3 0 0 0 0 10 27 11:15 AM 0 0 2 0 0 1 3 0 0 0 0 0 0 0 0 0 6 29 Count Total 1 0 25 1 0 2 20 0 0 2 0 8 0 0 0 0 59 Pk Hr Bike 1 0 11 0 0 1 8 0 0 2 0 6 0 0 0 0 29 15-min Total Rolling Hour TotalEastboundWestboundNorthboundSouthbound Rolling Hour TotalEastboundWestboundNorthboundSouthbound Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 101 www.idaxdata.com Date: Peak Hour Count Period: Peak Hour: HV%PHF EB 5%1.03 WB 5%0.87 NB 9%0.97 SB ---- TOTAL 5%0.94 Peak Hour Count Summaries UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 4:30 PM 0 0 56 8 0 5 53 0 0 14 0 13 0 0 0 0 149 0 4:45 PM 0 0 58 9 0 12 50 0 0 8 0 10 0 0 0 0 147 0 5:00 PM 0 0 55 3 0 10 65 0 0 11 0 11 0 0 0 0 155 0 5:15 PM 0 0 41 8 0 11 54 0 0 12 0 6 0 0 0 0 132 583 0 0 210 28 0 38 222 0 0 45 0 40 0 0 0 0 583 0 0 9 2 0 7 6 0 0 2 0 6 0 0 0 0 32 --4%7%-18%3%--4%-15%----5% EB WB NB SB EB WB NB SB E W N S 4:30 PM 4 1 2 0 0 4 0 0 0 0 0 2 4:45 PM 4 6 3 0 1 4 0 0 0 0 0 0 5:00 PM 2 1 2 0 3 1 0 0 0 0 0 0 5:15 PM 1 5 1 0 1 3 0 0 0 0 0 0 Peak Hour 11 13 8 0 5 12 0 0 0 0 0 23217 2 0 5 4 0 7 4 7 4 2 13 5 0 Bicycles Pedestrians (Crossing Leg) Total Total Total Interval Start Heavy Vehicle Totals Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count. Rolling Hour TotalEastboundWestboundNorthboundSouthbound Peak Hour Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total 4:30 PM to 5:30 PM 7/19/2024 4:30 PM to 6:30 PM 0 5 00 10 2 0 2 0 0 N Westhaven Dr S Frontage Rd S Frontage Rd W e s t h a v e n D r S Frontage Rd 583TEV: 0.9403PHF: 222 38 260 2500 4045 8566 0 28 210238 267 0 TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 102 www.idaxdata.com Count Summaries - All Vehicles UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 4:30 PM 0 0 56 8 0 5 53 0 0 14 0 13 0 0 0 0 149 0 4:45 PM 0 0 58 9 0 12 50 0 0 8 0 10 0 0 0 0 147 0 5:00 PM 0 0 55 3 0 10 65 0 0 11 0 11 0 0 0 0 155 0 5:15 PM 0 0 41 8 0 11 54 0 0 12 0 6 0 0 0 0 132 583 5:30 PM 0 0 47 9 0 6 34 0 0 9 0 10 0 0 0 0 115 549 5:45 PM 0 0 41 11 0 7 44 0 0 13 0 9 0 0 0 0 125 527 6:00 PM 0 0 49 6 0 4 33 0 0 7 0 9 0 0 0 0 108 480 6:15 PM 0 0 31 9 0 8 39 0 0 14 0 3 0 0 0 0 104 452 Count Total 0 0 378 63 0 63 372 0 0 88 0 71 0 0 0 0 1,035 0 0 210 28 0 38 222 0 0 45 0 40 0 0 0 0 583 0 0 9 2 0 7 6 0 0 2 0 6 0 0 0 0 32 --4%7%-18%3%--4%-15%----5% EB WB NB SB EB WB NB SB E W N S 4:30 PM 4 1 2 0 0 4 0 0 0 0 0 2 4:45 PM 4 6 3 0 1 4 0 0 0 0 0 0 5:00 PM 2 1 2 0 3 1 0 0 0 0 0 0 5:15 PM 1 5 1 0 1 3 0 0 0 0 0 0 5:30 PM 3 3 4 0 1 0 0 0 0 0 0 3 5:45 PM 0 3 3 0 2 1 0 0 0 0 0 5 6:00 PM 4 3 3 0 4 0 0 0 0 0 0 0 6:15 PM 3 3 2 0 1 0 0 0 0 0 0 1 Count Total 21 25 20 0 13 13 0 0 0 0 0 11 Peak Hour 11 13 8 0 5 12 0 0 0 0 0 2 66 26 11 32 17 2 10 4 0 8 1 1 10 1 3 6 3 5 5 4 0 7 4 0 7 4 2 13 5 0 Interval Start Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg) Total Total Total Rolling Hour TotalEastboundWestboundNorthboundSouthbound Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 103 www.idaxdata.com Count Summaries - Heavy Vehicles UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 4:30 PM 0 0 4 0 0 1 0 0 0 0 0 2 0 0 0 0 7 0 4:45 PM 0 0 3 1 0 3 3 0 0 1 0 2 0 0 0 0 13 0 5:00 PM 0 0 2 0 0 1 0 0 0 0 0 2 0 0 0 0 5 0 5:15 PM 0 0 0 1 0 2 3 0 0 1 0 0 0 0 0 0 7 32 5:30 PM 0 0 3 0 0 1 2 0 0 1 0 3 0 0 0 0 10 35 5:45 PM 0 0 0 0 0 2 1 0 0 0 0 3 0 0 0 0 6 28 6:00 PM 0 0 3 1 0 3 0 0 0 1 0 2 0 0 0 0 10 33 6:15 PM 0 0 3 0 0 2 1 0 0 0 0 2 0 0 0 0 8 34 Count Total 0 0 18 3 0 15 10 0 0 4 0 16 0 0 0 0 66 Pk Hr Heavy 0 0 9 2 0 7 6 0 0 2 0 6 0 0 0 0 32 Count Summaries - Bikes UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 4:30 PM 0 0 0 0 0 0 4 0 0 0 0 0 0 0 0 0 4 0 4:45 PM 0 0 1 0 0 1 3 0 0 0 0 0 0 0 0 0 5 0 5:00 PM 0 0 3 0 0 0 1 0 0 0 0 0 0 0 0 0 4 0 5:15 PM 0 0 1 0 0 1 2 0 0 0 0 0 0 0 0 0 4 17 5:30 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 14 5:45 PM 0 0 2 0 0 0 1 0 0 0 0 0 0 0 0 0 3 12 6:00 PM 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 0 4 12 6:15 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 9 Count Total 0 0 13 0 0 2 11 0 0 0 0 0 0 0 0 0 26 Pk Hr Bike 0 0 5 0 0 2 10 0 0 0 0 0 0 0 0 0 17 15-min Total Rolling Hour TotalEastboundWestboundNorthboundSouthbound Rolling Hour TotalEastboundWestboundNorthboundSouthbound Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 104 www.idaxdata.com Date: Peak Hour Count Period: Peak Hour: HV%PHF EB 4%-- WB 5%-- NB 15%-- SB ---- TOTAL 5%-- Peak Hour Count Summaries UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 11:00 AM 0 0 43 4 1 12 27 0 0 6 0 8 0 0 0 0 101 0 11:15 AM 0 0 63 7 0 11 20 0 0 3 0 13 0 0 0 0 117 0 11:30 AM 0 0 56 9 0 6 23 0 0 5 0 12 0 0 0 0 111 0 11:45 AM 0 0 66 11 0 6 30 0 0 11 0 11 0 0 0 0 135 464 0 0 228 31 1 35 100 0 0 25 0 44 0 0 0 0 464 0 0 7 2 0 6 1 0 0 1 0 8 0 0 0 0 25 --3%6%0%17%1%--4%-18%----5% EB WB NB SB EB WB NB SB E W N S 11:00 AM 1 2 1 0 88 4 0 0 0 0 0 0 11:15 AM 2 0 3 0 86 6 0 0 0 0 0 1 11:30 AM 3 4 3 0 55 11 1 0 0 0 0 0 11:45 AM 3 1 2 0 57 7 0 0 0 0 0 3 Peak Hour 9 7 9 0 286 28 1 0 0 0 0 425315 4 3 10 67 0 6 64 4 92 0 5 92 1 Bicycles Pedestrians (Crossing Leg) Total Total Total Interval Start Heavy Vehicle Totals Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count. Rolling Hour TotalEastboundWestboundNorthboundSouthbound Peak Hour Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total 11:00 AM to 12:00 PM 7/20/2024 10:00 AM to 12:00 PM 3 283 10 28 0 0 4 0 0 N Westhaven Dr S Frontage Rd S Frontage Rd W e s t h a v e n D r S Frontage Rd 363TEV: --PHF: 100 35 96 2211 4425 5550 0 31 228212 92 0 TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 105 www.idaxdata.com Count Summaries - All Vehicles UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 10:00 AM 0 0 57 6 0 12 17 0 0 11 0 7 0 0 0 0 110 0 10:15 AM 0 0 47 8 0 2 21 0 0 9 0 15 0 0 0 0 102 0 10:30 AM 0 0 41 3 0 2 17 0 0 5 0 7 0 0 0 0 75 0 10:45 AM 0 0 49 7 0 7 33 0 0 10 0 12 0 0 0 0 118 405 11:00 AM 0 0 43 4 1 12 27 0 0 6 0 8 0 0 0 0 101 396 11:15 AM 0 0 63 7 0 11 20 0 0 3 0 13 0 0 0 0 117 411 11:30 AM 0 0 56 9 0 6 23 0 0 5 0 12 0 0 0 0 111 447 11:45 AM 0 0 66 11 0 6 30 0 0 11 0 11 0 0 0 0 135 464 Count Total 0 0 422 55 1 58 188 0 0 60 0 85 0 0 0 0 869 0 0 228 31 1 35 100 0 0 25 0 44 0 0 0 0 464 0 0 7 2 0 6 1 0 0 1 0 8 0 0 0 0 25 --3%6%0%17%1%--4%-18%----5% EB WB NB SB EB WB NB SB E W N S 10:00 AM 6 2 3 0 18 3 0 0 0 0 0 1 10:15 AM 2 1 3 0 20 1 0 0 0 0 0 0 10:30 AM 4 2 0 0 61 6 0 0 0 0 0 0 10:45 AM 2 5 4 0 57 8 0 0 0 0 0 0 11:00 AM 1 2 1 0 88 4 0 0 0 0 0 0 11:15 AM 2 0 3 0 86 6 0 0 0 0 0 1 11:30 AM 3 4 3 0 55 11 1 0 0 0 0 0 11:45 AM 3 1 2 0 57 7 0 0 0 0 0 3 Count Total 23 17 19 0 442 46 1 0 0 0 0 5 Peak Hour 9 7 9 0 286 28 1 0 0 0 0 4 59 489 5 25 315 4 10 67 0 6 64 3 4 92 0 5 92 1 6 67 0 11 65 0 11 21 1 6 21 0 Interval Start Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg) Total Total Total Rolling Hour TotalEastboundWestboundNorthboundSouthbound Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 106 www.idaxdata.com Count Summaries - Heavy Vehicles UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 10:00 AM 0 0 4 2 0 2 0 0 0 1 0 2 0 0 0 0 11 0 10:15 AM 0 0 1 1 0 1 0 0 0 1 0 2 0 0 0 0 6 0 10:30 AM 0 0 4 0 0 1 1 0 0 0 0 0 0 0 0 0 6 0 10:45 AM 0 0 1 1 0 3 2 0 0 2 0 2 0 0 0 0 11 34 11:00 AM 0 0 0 1 0 2 0 0 0 0 0 1 0 0 0 0 4 27 11:15 AM 0 0 2 0 0 0 0 0 0 0 0 3 0 0 0 0 5 26 11:30 AM 0 0 2 1 0 3 1 0 0 1 0 2 0 0 0 0 10 30 11:45 AM 0 0 3 0 0 1 0 0 0 0 0 2 0 0 0 0 6 25 Count Total 0 0 17 6 0 13 4 0 0 5 0 14 0 0 0 0 59 Pk Hr Heavy 0 0 7 2 0 6 1 0 0 1 0 8 0 0 0 0 25 Count Summaries - Bikes UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT 10:00 AM 0 0 18 0 0 0 3 0 0 0 0 0 0 0 0 0 21 0 10:15 AM 0 0 20 0 0 0 1 0 0 0 0 0 0 0 0 0 21 0 10:30 AM 0 0 59 2 0 0 6 0 0 0 0 0 0 0 0 0 67 0 10:45 AM 0 0 57 0 0 0 8 0 0 0 0 0 0 0 0 0 65 174 11:00 AM 0 0 88 0 0 0 4 0 0 0 0 0 0 0 0 0 92 245 11:15 AM 0 0 86 0 0 0 6 0 0 0 0 0 0 0 0 0 92 316 11:30 AM 0 0 52 3 0 0 11 0 0 0 0 1 0 0 0 0 67 316 11:45 AM 0 0 57 0 0 0 7 0 0 0 0 0 0 0 0 0 64 315 Count Total 0 0 437 5 0 0 46 0 0 0 0 1 0 0 0 0 489 Pk Hr Bike 0 0 283 3 0 0 28 0 0 0 0 1 0 0 0 0 315 15-min Total Rolling Hour TotalEastboundWestboundNorthboundSouthbound Rolling Hour TotalEastboundWestboundNorthboundSouthbound Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a Interval Start S Frontage Rd S Frontage Rd Westhaven Dr n/a 15-min Total TJ Wethington (720) 646-1008 tj.wethington@idaxdata.com 107 Location: Count Direction: Date Range: Site Code: 1 2 3 4 5 6 7 8 9 10 11 12 13 26 4,589 1,471 248 178 56 0 2 4 0 0 0 1 0.4%69.8%22.4%3.8%2.7%0.9%0.0%0.0%0.1%0.0%0.0%0.0%0.0% 131 3,644 1,023 83 88 58 0 1 1 0 0 0 0 2.6%72.5%20.3%1.7%1.7%1.2%0.0%0.0%0.0%0.0%0.0%0.0%0.0% 157 8,233 2,494 331 266 114 0 3 5 0 0 0 1 1.4%70.9%21.5%2.9%2.3%1.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0% FHWA Vehicle Classification Class 1 - Motorcycles Class 8 - Four or Fewer Axle Single-Trailer Trucks Class 2 - Passenger Cars Class 9 - Five-Axle Single-Trailer Trucks Class 3 - Other Two-Axle, Four-Tire Single Unit Vehicles Class 10 - Six or More Axle Single-Trailer Trucks Class 4 - Buses Class 11 - Five or fewer Axle Multi-Trailer Trucks Class 5 - Two-Axle, Six-Tire, Single-Unit Trucks Class 12 - Six-Axle Multi-Trailer Trucks Class 6 - Three-Axle Single-Unit Trucks Class 13 - Seven or More Axle Multi-Trailer Trucks Class 7 - Four or More Axle Single-Unit Trucks Vehicle Classification Report Summary S Frontage Rd W/O Westhaven Dr Eastbound / Westbound 7/19/2024 to 7/20/2024 01 Total FHWA Vehicle ClassificationDirection Total Volume Eastbound Westbound 11,604 5,029 6,575 1 TJ Wethington: 720-646-1008 tj.wethington@idaxdata.com 108 Location:S Frontage Rd W/O Westhaven Dr Direction:Eastbound / Westbound Date Range:7/19/2024 to 7/20/2024 Site Code:01 0 - 10 10 - 15 15 - 20 20 - 25 25 - 30 30 - 35 35 - 40 40 - 45 45 - 50 50 - 55 55 - 60 60 - 65 65 - 70 70 - 75 75 - 80 80 - 85 85 + 0 2 11 22 84 414 1,483 2,585 1,524 375 61 10 3 0 1 0 0 0.0%0.0%0.2%0.3%1.3%6.3%22.6%39.3%23.2%5.7%0.9%0.2%0.0%0.0%0.0%0.0%0.0% 21 4 4 12 86 290 1,209 2,044 1,074 242 32 10 1 0 0 0 0 0.4%0.1%0.1%0.2%1.7%5.8%24.0%40.6%21.4%4.8%0.6%0.2%0.0%0.0%0.0%0.0%0.0% 21 6 15 34 170 704 2,692 4,629 2,598 617 93 20 4 0 1 0 0 0.2%0.1%0.1%0.3%1.5%6.1%23.2%39.9%22.4%5.3%0.8%0.2%0.0%0.0%0.0%0.0%0.0% 50th Percentile (Median)42.6 mph Mean (Average) Speed 42.4 mph 47.5 mph 10 mph Pace 37.7 - 47.7 mph 50.9 mph Percent in Pace 67.7 % 50th Percentile (Median)42.2 mph Mean (Average) Speed 41.9 mph 47.0 mph 10 mph Pace 37.2 - 47.2 mph 50.3 mph Percent in Pace 70.4 % Vehicle Speed Report Summary Total Study Percentile Speed Summary Total Study Speed Statistics 85th Percentile 11,604 5,029 6,575 WestboundWestbound EastboundEastbound Total Westbound Eastbound Total VolumeDirectionSpeed Range (mph) 95th Percentile 85th Percentile 95th Percentile 1 TJ Wethington: 720-646-1008 tj.wethington@idaxdata.com 109 Location:S Frontage Rd W/O Westhaven Dr Date Range:7/19/2024 - 7/25/2024 Site Code:01 EB WB Total EB WB Total EB WB Total EB WB Total EB WB Total EB WB Total EB WB Total EB WB Total 12:00 AM 6 20 26 18 32 50 ---------------############### 1:00 AM 8 13 21 12 22 34 ---------------############### 2:00 AM 5 4 9 8 16 24 ---------------############### 3:00 AM 3 1 4 6 7 13 ---------------############### 4:00 AM 12 1 13 18 4 22 ---------------############### 5:00 AM 35 8 43 27 6 33 ---------------############### 6:00 AM 148 34 182 95 32 127 ---------------############### 7:00 AM 221 77 298 171 64 235 ---------------############### 8:00 AM 296 108 404 201 75 276 ---------------############### 9:00 AM 289 160 449 188 123 311 ---------------############### 10:00 AM 239 148 387 201 119 320 ---------------############### 11:00 AM 278 180 458 200 139 339 ---------------############### 12:00 PM 259 198 457 208 151 359 ---------------############### 1:00 PM 267 229 496 199 147 346 ---------------############### 2:00 PM 247 167 414 214 182 396 ---------------############### 3:00 PM 248 279 527 246 213 459 ---------------############### 4:00 PM 274 257 531 225 212 437 ---------------############### 5:00 PM 209 238 447 178 169 347 ---------------############### 6:00 PM 163 155 318 133 117 250 ---------------############### 7:00 PM 119 101 220 125 99 224 ---------------############### 8:00 PM 96 123 219 106 126 232 ---------------############### 9:00 PM 96 90 186 84 86 170 ---------------############### 10:00 PM 61 78 139 58 94 152 ---------------############### 11:00 PM 40 73 113 35 52 87 ---------------############### Total 3,619 2,742 6,361 2,956 2,287 5,243 ---------------############### Percent 57%43%56%44%------------ AM Peak 08:00 11:00 11:00 08:00 11:00 11:00 ---------------############### Vol.296 180 458 201 139 339 ---------------############### PM Peak 16:00 15:00 16:00 15:00 15:00 15:00 ---------------############### Vol.274 279 531 246 213 459 ---------------############### 1. Mid-week average includes data between Tuesday and Thursday. 7/19/2024 7/20/2024 7/21/2024 7/22/2024 7/23/2024 7/24/2024Time Friday Saturday Sunday Monday Tuesday Wednesday Thursday Mid-Week Average7/25/2024 1 TJ Wethington: 720-646-1008 tj.wethington@idaxdata.com 110 Location: Count Direction: Date Range: Site Code: 1 2 3 4 5 6 7 8 9 10 11 12 13 51 1,353 354 33 155 39 0 0 0 0 0 0 0 2.6%68.2%17.8%1.7%7.8%2.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0% 29 1,343 425 127 172 8 0 0 1 0 0 0 0 1.4%63.8%20.2%6.0%8.2%0.4%0.0%0.0%0.0%0.0%0.0%0.0%0.0% 80 2,696 779 160 327 47 0 0 1 0 0 0 0 2.0%65.9%19.0%3.9%8.0%1.1%0.0%0.0%0.0%0.0%0.0%0.0%0.0% FHWA Vehicle Classification Class 1 - Motorcycles Class 8 - Four or Fewer Axle Single-Trailer Trucks Class 2 - Passenger Cars Class 9 - Five-Axle Single-Trailer Trucks Class 3 - Other Two-Axle, Four-Tire Single Unit Vehicles Class 10 - Six or More Axle Single-Trailer Trucks Class 4 - Buses Class 11 - Five or fewer Axle Multi-Trailer Trucks Class 5 - Two-Axle, Six-Tire, Single-Unit Trucks Class 12 - Six-Axle Multi-Trailer Trucks Class 6 - Three-Axle Single-Unit Trucks Class 13 - Seven or More Axle Multi-Trailer Trucks Class 7 - Four or More Axle Single-Unit Trucks Vehicle Classification Report Summary Westhaven Dr S/O S Frontage Rd Northbound / Southbound 7/19/2024 to 7/20/2024 02 Total FHWA Vehicle ClassificationDirection Total Volume Northbound Southbound 4,090 2,105 1,985 1 TJ Wethington: 720-646-1008 tj.wethington@idaxdata.com 111 Location:Westhaven Dr S/O S Frontage Rd Direction:Northbound / Southbound Date Range:7/19/2024 to 7/20/2024 Site Code:02 0 - 10 10 - 15 15 - 20 20 - 25 25 - 30 30 - 35 35 - 40 40 - 45 45 - 50 50 - 55 55 - 60 60 - 65 65 - 70 70 - 75 75 - 80 80 - 85 85 + 107 903 921 51 1 0 0 0 0 0 2 0 0 0 0 0 0 5.4%45.5%46.4%2.6%0.1%0.0%0.0%0.0%0.0%0.0%0.1%0.0%0.0%0.0%0.0%0.0%0.0% 37 839 1,125 101 3 0 0 0 0 0 0 0 0 0 0 0 0 1.8%39.9%53.4%4.8%0.1%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0% 144 1,742 2,046 152 4 0 0 0 0 0 2 0 0 0 0 0 0 3.5%42.6%50.0%3.7%0.1%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0% 50th Percentile (Median)15.0 mph Mean (Average) Speed 14.8 mph 17.4 mph 10 mph Pace 9.7 - 19.7 mph 19.0 mph Percent in Pace 92.1 % 50th Percentile (Median)15.5 mph Mean (Average) Speed 15.6 mph 18.2 mph 10 mph Pace 11.0 - 21.0 mph 20.0 mph Percent in Pace 94.5 % Vehicle Speed Report Summary Total Study Percentile Speed Summary Total Study Speed Statistics 85th Percentile 4,090 2,105 1,985 SouthboundSouthbound NorthboundNorthbound Total Southbound Northbound Total VolumeDirectionSpeed Range (mph) 95th Percentile 85th Percentile 95th Percentile 1 TJ Wethington: 720-646-1008 tj.wethington@idaxdata.com 112 Location:Westhaven Dr S/O S Frontage Rd Date Range:7/19/2024 - 7/25/2024 Site Code:02 NB SB Total NB SB Total NB SB Total NB SB Total NB SB Total NB SB Total NB SB Total NB SB Total 12:00 AM 5 5 10 12 15 27 ---------------############### 1:00 AM 6 7 13 9 8 17 ---------------############### 2:00 AM 0 1 1 1 2 3 ---------------############### 3:00 AM 0 2 2 1 3 4 ---------------############### 4:00 AM 2 2 4 2 5 7 ---------------############### 5:00 AM 2 7 9 13 7 20 ---------------############### 6:00 AM 18 35 53 20 29 49 ---------------############### 7:00 AM 30 63 93 30 41 71 ---------------############### 8:00 AM 56 70 126 43 40 83 ---------------############### 9:00 AM 79 80 159 70 43 113 ---------------############### 10:00 AM 85 68 153 72 48 120 ---------------############### 11:00 AM 90 70 160 68 65 133 ---------------############### 12:00 PM 89 93 182 66 64 130 ---------------############### 1:00 PM 79 82 161 52 59 111 ---------------############### 2:00 PM 59 69 128 73 86 159 ---------------############### 3:00 PM 90 96 186 60 73 133 ---------------############### 4:00 PM 82 74 156 52 62 114 ---------------############### 5:00 PM 82 72 154 69 58 127 ---------------############### 6:00 PM 53 59 112 47 60 107 ---------------############### 7:00 PM 29 48 77 45 50 95 ---------------############### 8:00 PM 30 45 75 36 58 94 ---------------############### 9:00 PM 32 40 72 26 39 65 ---------------############### 10:00 PM 33 26 59 37 43 80 ---------------############### 11:00 PM 29 21 50 21 12 33 ---------------############### Total 1,060 1,135 2,195 925 970 1,895 ---------------############### Percent 48%52%49%51%------------ AM Peak 11:00 09:00 11:00 10:00 11:00 11:00 ---------------############### Vol.90 80 160 72 65 133 ---------------############### PM Peak 15:00 15:00 15:00 14:00 14:00 14:00 ---------------############### Vol.90 96 186 73 86 159 ---------------############### 1. Mid-week average includes data between Tuesday and Thursday. 7/19/2024 7/20/2024 7/21/2024 7/22/2024 7/23/2024 7/24/2024Time Friday Saturday Sunday Monday Tuesday Wednesday Thursday Mid-Week Average7/25/2024 1 TJ Wethington: 720-646-1008 tj.wethington@idaxdata.com 113 www.idaxdata.com to to Two-Hour Count Summaries Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count. Total 1 1 0 0 2 2 WB 19.3%0.73 NB 26.3%0.63 Peak Hour: 8:15 AM 9:15 AM HV %:PHF EB 7.2%0.88 Date: 12/31/2021 Peak Hour Count Period: 8:15 AM 9:15 AM UT LT TH RT Interval Start S FRONTAGE RD W S FRONTAGE RD W WESTHAVEN DR N/A 15-min TotalUTLTTHRT SB -- TOTAL 12.2%0.98 TH RT 8:15 AM 0 0 102 15 0 7 20 UT LT TH RT UT LT Rolling One HourEastboundWestboundNorthboundSouthbound 0 12 22 0 0 6 0 0 0 158 0 8:30 AM 0 0 96 11 0 0 8 0 6 0 0 0 0 155 0 9:00 AM 0 0 82 12 0 0 2 0 11 0 160 0 8:45 AM 0 0 84 12 0 8 38 0 13 0 0 0 0 152 625010000008200119 Count Total 0 0 364 50 0 35 100 0 0 0 625 0 Peak Hour All 0 0 364 0 1 35 0 40 0 0 0 0 0 76 017008012 0 625 0 HV 0 0 22 8 0 9 35 0 40 0 0 05003510001 0 Interval Start Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg) EB WB NB SB Total 30%----12%26%17%-0%23%-HV%--6%16%- 0 1 8:30 AM 10 8 4 0 22 0 0 0 0 0 0 0 0 West North South 8:15 AM 6 6 5 0 17 0 EB WB NB SB Total East 9:00 AM 9 8 7 0 24 0 0 0 0 0 0 0 8:45 AM 5 4 4 0 13 0 0 0 0 0 0 0 0 1 0 0 0000000 1 1 Peak Hr 30 26 20 0 76 0 0 0 0 0 0 0 0Count Total 30 26 20 0 76 0 1000001 0 0 00 0 0 1 1 0 0 N WESTHAVEN DR S FRONTAGE RD W S FRONTAGE RD W W E S T H A V E N DR S FRONTAGE RD W 625TEV: 0.98PHF: 100 35 135 4040 4035 7686 1 50 364414 135 0 Project Manager: (415) 310-6469 project.manager.ca@idaxdata.com 114 www.idaxdata.com Two-Hour Count Summaries - Heavy Vehicles Two-Hour Count Summaries - Bikes Note: U-Turn volumes for bikes are included in Left-Turn, if any. Northbound Southbound UT LT TH RT UT LT TH RT Interval Start S FRONTAGE RD W S FRONTAGE RD W WESTHAVEN DR N/A 15-min Total Rolling One HourEastboundWestbound 0 0 0 17 0 8:30 AM 0 0 8 2 0 0 2 0 3 0 TH RT 8:15 AM 0 0 4 2 0 2 4 UT LT TH RT UT LT 22 0 8:45 AM 0 0 4 1 0 1 3 0 3 0 0 0 0035001 0 3 5 0 0 4 0 0 0 13 0 9:00 AM 0 0 6 3 0 0 1 0 3 0 24 76030000 0 0 0 76 0 Peak Hour 0 0 22 8 0 0 8 0 12 0Count Total 0 0 22 8 0 9 17 Westbound Northbound Southbound LT TH RT LT TH RT LT 76 0 Interval Start S FRONTAGE RD W S FRONTAGE RD W WESTHAVEN DR N/A 15-min Total Rolling One HourEastbound 0 12 0 0 0 00917008 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 TH RT LT TH RT 8:15 AM 0 0 0 0 0 0 9:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0000000 Count Total 0 0 0 0 0 0 0 0 0 0 0000000Peak Hour 0 0 0 0 0 0 0 0 0 0 0 Project Manager: (415) 310-6469 project.manager.ca@idaxdata.com 115 www.idaxdata.com to to Two-Hour Count Summaries Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count. Total 0 0 2 1 3 3 WB 5.1%0.99 NB 13.3%0.82 Peak Hour: 3:45 PM 4:45 PM HV %:PHF EB 8.3%0.92 Date: 12/30/2021 Peak Hour Count Period: 3:45 PM 4:45 PM UT LT TH RT Interval Start S FRONTAGE RD W S FRONTAGE RD W WESTHAVEN DR N/A 15-min TotalUTLTTHRT SB -- TOTAL 7.4%0.95 TH RT 3:45 PM 1 0 64 13 0 20 93 UT LT TH RT UT LT Rolling One HourEastboundWestboundNorthboundSouthbound 0 19 94 0 0 14 0 0 0 222 0 4:00 PM 0 0 68 11 0 0 15 0 16 0 0 0 0 233 0 4:30 PM 0 0 52 11 0 0 30 0 11 0 222 0 4:15 PM 0 0 75 7 0 18 92 0 16 0 0 0 0 210 8870120000016980021 Count Total 1 0 259 42 0 73 377 0 0 0 887 0 Peak Hour All 1 0 259 0 0 80 0 55 0 0 0 0 0 66 08006012 0 887 0 HV 0 0 21 4 0 15 80 0 55 0 0 04207337700 0 Interval Start Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg) EB WB NB SB Total 22%----7%21%2%--8%-HV%0%-8%10%- 0 0 4:00 PM 5 3 6 0 14 0 0 0 0 0 0 0 0 West North South 3:45 PM 7 8 4 0 19 0 EB WB NB SB Total East 4:30 PM 5 7 2 0 14 0 0 1 0 1 0 0 4:15 PM 8 5 6 0 19 0 0 0 0 0 0 0 0 0 0 0 1000000 1 1 Peak Hr 25 23 18 0 66 0 0 0 0 0 0 1 0Count Total 25 23 18 0 66 0 1000101 0 0 00 0 0 1 1 0 1 N WESTHAVEN DR S FRONTAGE RD W S FRONTAGE RD W W E S T H A V E N DR S FRONTAGE RD W 887TEV: 0.95PHF: 377 73 450 3140 5580 13 5 11 5 0 42 259302 458 1 Project Manager: (415) 310-6469 project.manager.ca@idaxdata.com 116 www.idaxdata.com Two-Hour Count Summaries - Heavy Vehicles Two-Hour Count Summaries - Bikes Note: U-Turn volumes for bikes are included in Left-Turn, if any. Northbound Southbound UT LT TH RT UT LT TH RT Interval Start S FRONTAGE RD W S FRONTAGE RD W WESTHAVEN DR N/A 15-min Total Rolling One HourEastboundWestbound 0 0 0 19 0 4:00 PM 0 0 4 1 0 0 1 0 3 0 TH RT 3:45 PM 0 0 5 2 0 5 3 UT LT TH RT UT LT 14 0 4:15 PM 0 0 8 0 0 4 1 0 5 0 0 0 0021001 0 4 3 0 0 1 0 0 0 19 0 4:30 PM 0 0 4 1 0 0 3 0 3 0 14 66010000 0 0 0 66 0 Peak Hour 0 0 21 4 0 0 6 0 12 0Count Total 0 0 21 4 0 15 8 Westbound Northbound Southbound LT TH RT LT TH RT LT 66 0 Interval Start S FRONTAGE RD W S FRONTAGE RD W WESTHAVEN DR N/A 15-min Total Rolling One HourEastbound 0 12 0 0 0 00158006 0 0 0 0 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 TH RT LT TH RT 3:45 PM 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0000000 Count Total 0 0 0 0 0 0 0 0 0 0 0000000Peak Hour 0 0 0 0 0 0 0 0 0 0 0 Project Manager: (415) 310-6469 project.manager.ca@idaxdata.com 117 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Level of Service Definitions 118 LEVEL OF SERVICE DEFINITIONS In rating roadway and intersection operating conditions with existing or future traffic volumes, “Levels of Service” (LOS) A through F are used, with LOS A indicating very good operation and LOS F indicating poor operation. Levels of service at signalized and unsignalized intersections are closely associated with vehicle delays experienced in seconds per vehicle. More complete level of service definitions and delay data for signal and stop sign controlled intersections are contained in the following table for reference. Level of Service Rating Delay in seconds per vehicle (a) Definition Signalized Unsignalized A 0.0 to 10.0 0.0 to 10.0 Low vehicular traffic volumes; primarily free flow operations. Density is low and vehicles can freely maneuver within the traffic stream. Drivers are able to maintain their desired speeds with little or no delay. B 10.1 to 20.0 10.1 to 15.0 Stable vehicular traffic volume flow with potential for some restriction of operating speeds due to traffic conditions. Vehicle maneuvering is only slightly restricted. The stopped delays are not bothersome and drivers are not subject to appreciable tension. C 20.1 to 35.0 15.1 to 25.0 Stable traffic operations, however the ability for vehicles to maneuver is more restricted by the increase in traffic volumes. Relatively satisfactory operating speeds prevail, but adverse signal coordination or longer vehicle queues cause delays along the corridor. D 35.1 to 55.0 25.1 to 35.0 Approaching unstable vehicular traffic flow where small increases in volume could cause substantial delays. Most drivers are restricted in ability to maneuver and selection of travel speeds due to congestion. Driver comfort and convenience are low, but tolerable. E 55.1 to 80.0 35.1 to 50.0 Traffic operations characterized by significant approach delays and average travel speeds of one-half to one-third the free flow speed. Vehicular flow is unstable and there is potential for stoppages of brief duration. High signal density, extensive vehicle queuing, or corridor signal progression/timing are the typical causes of vehicle delays at signalized corridors. F > 80.0 > 50.0 Forced vehicular traffic flow and operations with high approach delays at critical intersections. Vehicle speeds are reduced substantially, and stoppages may occur for short or long periods of time because of downstream congestion. (a) Delay ranges based on Highway Capacity Manual (6th Edition, 2016) criteria. 119 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Intersection Capacity Worksheets: Existing 120 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2024 Existing [Summer] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.7 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 226 39 30 121 44 37 Future Vol, veh/h 226 39 30 121 44 37 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 248 43 33 134 63 53 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 299 0 456 256 Stage 1 - - - - 256 - Stage 2 - - - - 200 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1262 - 544 759 Stage 1 - - - - 764 - Stage 2 - - - - 810 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1252 - 526 753 Mov Cap-2 Maneuver - - - - 593 - Stage 1 - - - - 758 - Stage 2 - - - - 789 - Approach EB WB NB HCM Control Delay, s 0 1.6 11 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)593 753 - - 1252 - HCM Lane V/C Ratio 0.106 0.07 - - 0.027 - HCM Control Delay (s) 11.8 10.1 - - 8 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.2 - - 0.1 - 121 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2024 Existing [Summer] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 210 28 38 222 45 40 Future Vol, veh/h 210 28 38 222 45 40 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 236 31 44 255 57 51 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 269 0 581 238 Stage 1 - - - - 238 - Stage 2 - - - - 343 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1295 - 464 784 Stage 1 - - - - 785 - Stage 2 - - - - 703 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1293 - 447 783 Mov Cap-2 Maneuver - - - - 533 - Stage 1 - - - - 783 - Stage 2 - - - - 679 - Approach EB WB NB HCM Control Delay, s 0 1.2 11.3 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)533 783 - - 1293 - HCM Lane V/C Ratio 0.107 0.065 - - 0.034 - HCM Control Delay (s) 12.6 9.9 - - 7.9 - HCM Lane LOS B A - - A - HCM 95th %tile Q(veh) 0.4 0.2 - - 0.1 - 122 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2024 Existing [Summer] - Sat Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 228 31 35 100 25 44 Future Vol, veh/h 228 31 35 100 25 44 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 271 37 41 118 32 56 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 312 0 475 275 Stage 1 - - - - 275 - Stage 2 - - - - 200 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1232 - 525 734 Stage 1 - - - - 742 - Stage 2 - - - - 804 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1227 - 506 731 Mov Cap-2 Maneuver - - - - 576 - Stage 1 - - - - 739 - Stage 2 - - - - 777 - Approach EB WB NB HCM Control Delay, s 0 2.1 10.8 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)576 731 - - 1227 - HCM Lane V/C Ratio 0.056 0.077 - - 0.034 - HCM Control Delay (s) 11.6 10.3 - - 8 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.2 0.2 - - 0.1 - 123 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2024 Existing [Winter] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 364 50 35 100 36 40 Future Vol, veh/h 364 50 35 100 36 40 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 414 57 48 137 57 63 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 472 0 648 415 Stage 1 - - - - 415 - Stage 2 - - - - 233 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1064 - 399 589 Stage 1 - - - - 618 - Stage 2 - - - - 752 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1063 - 381 588 Mov Cap-2 Maneuver - - - - 474 - Stage 1 - - - - 617 - Stage 2 - - - - 718 - Approach EB WB NB HCM Control Delay, s 0 2.2 12.7 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)474 588 - - 1063 - HCM Lane V/C Ratio 0.121 0.108 - - 0.045 - HCM Control Delay (s) 13.6 11.9 - - 8.5 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.4 - - 0.1 - 124 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2024 Existing [Winter] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 259 42 73 377 80 55 Future Vol, veh/h 259 42 73 377 80 55 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 282 46 74 381 98 67 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 329 0 812 284 Stage 1 - - - - 283 - Stage 2 - - - - 529 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1203 - 318 701 Stage 1 - - - - 713 - Stage 2 - - - - 545 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1202 - 298 700 Mov Cap-2 Maneuver - - - - 400 - Stage 1 - - - - 712 - Stage 2 - - - - 511 - Approach EB WB NB HCM Control Delay, s 0 1.3 14.4 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)400 700 - - 1202 - HCM Lane V/C Ratio 0.244 0.096 - - 0.061 - HCM Control Delay (s) 16.9 10.7 - - 8.2 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.9 0.3 - - 0.2 - 125 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Intersection Capacity Worksheets: Year 2027 Background 126 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Background [Summer] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.6 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 233 39 30 125 44 37 Future Vol, veh/h 233 39 30 125 44 37 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 256 43 33 139 63 53 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 307 0 469 264 Stage 1 - - - - 264 - Stage 2 - - - - 205 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1254 - 535 751 Stage 1 - - - - 758 - Stage 2 - - - - 806 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1244 - 516 745 Mov Cap-2 Maneuver - - - - 586 - Stage 1 - - - - 752 - Stage 2 - - - - 784 - Approach EB WB NB HCM Control Delay, s 0 1.5 11.1 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)586 745 - - 1244 - HCM Lane V/C Ratio 0.107 0.071 - - 0.027 - HCM Control Delay (s) 11.9 10.2 - - 8 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.2 - - 0.1 - 127 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Background [Summer] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 216 28 38 229 45 40 Future Vol, veh/h 216 28 38 229 45 40 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 243 31 44 263 57 51 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 276 0 596 245 Stage 1 - - - - 245 - Stage 2 - - - - 351 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1287 - 455 777 Stage 1 - - - - 780 - Stage 2 - - - - 697 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1285 - 439 776 Mov Cap-2 Maneuver - - - - 527 - Stage 1 - - - - 778 - Stage 2 - - - - 673 - Approach EB WB NB HCM Control Delay, s 0 1.1 11.4 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)527 776 - - 1285 - HCM Lane V/C Ratio 0.108 0.065 - - 0.034 - HCM Control Delay (s) 12.7 10 - - 7.9 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.2 - - 0.1 - 128 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Background [Summer] - Sat Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 235 31 35 103 25 44 Future Vol, veh/h 235 31 35 103 25 44 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 280 37 41 121 32 56 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 321 0 487 284 Stage 1 - - - - 284 - Stage 2 - - - - 203 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1222 - 517 725 Stage 1 - - - - 735 - Stage 2 - - - - 801 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1217 - 497 722 Mov Cap-2 Maneuver - - - - 570 - Stage 1 - - - - 732 - Stage 2 - - - - 774 - Approach EB WB NB HCM Control Delay, s 0 2 10.9 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)570 722 - - 1217 - HCM Lane V/C Ratio 0.056 0.078 - - 0.034 - HCM Control Delay (s) 11.7 10.4 - - 8.1 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.2 0.3 - - 0.1 - 129 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Background [Winter] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 375 50 35 103 36 40 Future Vol, veh/h 375 50 35 103 36 40 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 426 57 48 141 57 63 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 484 0 664 427 Stage 1 - - - - 427 - Stage 2 - - - - 237 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1053 - 391 580 Stage 1 - - - - 610 - Stage 2 - - - - 749 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1052 - 373 579 Mov Cap-2 Maneuver - - - - 468 - Stage 1 - - - - 609 - Stage 2 - - - - 715 - Approach EB WB NB HCM Control Delay, s 0 2.2 12.9 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)468 579 - - 1052 - HCM Lane V/C Ratio 0.122 0.11 - - 0.046 - HCM Control Delay (s) 13.8 12 - - 8.6 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.4 - - 0.1 - 130 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Background [Winter] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 267 42 73 388 80 55 Future Vol, veh/h 267 42 73 388 80 55 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 290 46 74 392 98 67 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 337 0 831 292 Stage 1 - - - - 291 - Stage 2 - - - - 540 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1195 - 309 694 Stage 1 - - - - 707 - Stage 2 - - - - 539 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1194 - 290 693 Mov Cap-2 Maneuver - - - - 394 - Stage 1 - - - - 706 - Stage 2 - - - - 506 - Approach EB WB NB HCM Control Delay, s 0 1.3 14.5 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)394 693 - - 1194 - HCM Lane V/C Ratio 0.248 0.097 - - 0.062 - HCM Control Delay (s) 17.1 10.8 - - 8.2 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 1 0.3 - - 0.2 - 131 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Intersection Capacity Worksheets: Year 2045 Background 132 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Background [Summer] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 280 40 30 150 45 40 Future Vol, veh/h 280 40 30 150 45 40 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 308 44 33 167 64 57 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 360 0 549 316 Stage 1 - - - - 316 - Stage 2 - - - - 233 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1199 - 480 702 Stage 1 - - - - 717 - Stage 2 - - - - 783 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1190 - 463 697 Mov Cap-2 Maneuver - - - - 546 - Stage 1 - - - - 711 - Stage 2 - - - - 761 - Approach EB WB NB HCM Control Delay, s 0 1.4 11.6 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)546 697 - - 1190 - HCM Lane V/C Ratio 0.118 0.082 - - 0.028 - HCM Control Delay (s) 12.5 10.6 - - 8.1 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.3 - - 0.1 - 133 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Background [Summer] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 260 30 40 275 45 40 Future Vol, veh/h 260 30 40 275 45 40 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 292 34 46 316 57 51 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 328 0 702 294 Stage 1 - - - - 294 - Stage 2 - - - - 408 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1232 - 394 729 Stage 1 - - - - 741 - Stage 2 - - - - 656 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1230 - 379 728 Mov Cap-2 Maneuver - - - - 482 - Stage 1 - - - - 740 - Stage 2 - - - - 632 - Approach EB WB NB HCM Control Delay, s 0 1 12 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)482 728 - - 1230 - HCM Lane V/C Ratio 0.118 0.07 - - 0.037 - HCM Control Delay (s) 13.5 10.3 - - 8 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.2 - - 0.1 - 134 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Background [Summer] - Sat Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 285 35 35 125 25 45 Future Vol, veh/h 285 35 35 125 25 45 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 339 42 41 147 32 58 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 385 0 572 343 Stage 1 - - - - 343 - Stage 2 - - - - 229 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1157 - 460 671 Stage 1 - - - - 691 - Stage 2 - - - - 779 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1153 - 442 668 Mov Cap-2 Maneuver - - - - 528 - Stage 1 - - - - 688 - Stage 2 - - - - 751 - Approach EB WB NB HCM Control Delay, s 0 1.8 11.4 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)528 668 - - 1153 - HCM Lane V/C Ratio 0.061 0.086 - - 0.036 - HCM Control Delay (s) 12.3 10.9 - - 8.2 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.2 0.3 - - 0.1 - 135 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Background [Winter] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 450 71 52 125 62 58 Future Vol, veh/h 450 71 52 125 62 58 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 511 81 71 171 98 92 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 593 0 825 512 Stage 1 - - - - 512 - Stage 2 - - - - 313 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 959 - 312 517 Stage 1 - - - - 556 - Stage 2 - - - - 690 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 958 - 289 517 Mov Cap-2 Maneuver - - - - 402 - Stage 1 - - - - 555 - Stage 2 - - - - 639 - Approach EB WB NB HCM Control Delay, s 0 2.7 15.2 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)402 517 - - 958 - HCM Lane V/C Ratio 0.245 0.178 - - 0.074 - HCM Control Delay (s) 16.8 13.5 - - 9.1 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.9 0.6 - - 0.2 - 136 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Background [Winter] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 320 45 75 465 80 55 Future Vol, veh/h 320 45 75 465 80 55 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 348 49 76 470 98 67 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 398 0 971 350 Stage 1 - - - - 349 - Stage 2 - - - - 622 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1134 - 254 642 Stage 1 - - - - 664 - Stage 2 - - - - 492 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1133 - 237 641 Mov Cap-2 Maneuver - - - - 350 - Stage 1 - - - - 663 - Stage 2 - - - - 459 - Approach EB WB NB HCM Control Delay, s 0 1.2 16 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)350 641 - - 1133 - HCM Lane V/C Ratio 0.279 0.105 - - 0.067 - HCM Control Delay (s) 19.2 11.3 - - 8.4 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 1.1 0.3 - - 0.2 - 137 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Intersection Capacity Worksheets: Year 2027 Background+ Project 138 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Project [Summer] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.6 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 233 60 47 125 66 55 Future Vol, veh/h 233 60 47 125 66 55 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 256 66 52 139 94 79 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 330 0 507 264 Stage 1 - - - - 264 - Stage 2 - - - - 243 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1229 - 508 751 Stage 1 - - - - 758 - Stage 2 - - - - 775 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1220 - 482 745 Mov Cap-2 Maneuver - - - - 561 - Stage 1 - - - - 752 - Stage 2 - - - - 742 - Approach EB WB NB HCM Control Delay, s 0 2.2 11.7 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)561 745 - - 1220 - HCM Lane V/C Ratio 0.168 0.105 - - 0.043 - HCM Control Delay (s) 12.7 10.4 - - 8.1 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.6 0.4 - - 0.1 - 139 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Project [Summer] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.8 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 215 41 51 228 55 51 Future Vol, veh/h 215 41 51 228 55 51 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 242 46 59 262 70 65 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 290 0 624 244 Stage 1 - - - - 244 - Stage 2 - - - - 380 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1272 - 438 778 Stage 1 - - - - 780 - Stage 2 - - - - 676 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1270 - 417 777 Mov Cap-2 Maneuver - - - - 508 - Stage 1 - - - - 778 - Stage 2 - - - - 645 - Approach EB WB NB HCM Control Delay, s 0 1.5 11.7 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)508 777 - - 1270 - HCM Lane V/C Ratio 0.137 0.083 - - 0.046 - HCM Control Delay (s) 13.2 10.1 - - 8 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.5 0.3 - - 0.1 - 140 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Project [Summer] - Sat Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.2 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 234 46 57 102 40 66 Future Vol, veh/h 234 46 57 102 40 66 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 279 55 67 120 51 85 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 338 0 537 283 Stage 1 - - - - 283 - Stage 2 - - - - 254 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1205 - 483 726 Stage 1 - - - - 736 - Stage 2 - - - - 759 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1200 - 454 723 Mov Cap-2 Maneuver - - - - 538 - Stage 1 - - - - 733 - Stage 2 - - - - 716 - Approach EB WB NB HCM Control Delay, s 0 2.9 11.3 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)538 723 - - 1200 - HCM Lane V/C Ratio 0.095 0.117 - - 0.056 - HCM Control Delay (s) 12.4 10.6 - - 8.2 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.3 0.4 - - 0.2 - 141 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Project [Winter] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 375 71 52 103 58 58 Future Vol, veh/h 375 71 52 103 58 58 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 426 81 71 141 92 92 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 508 0 710 427 Stage 1 - - - - 427 - Stage 2 - - - - 283 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1032 - 366 580 Stage 1 - - - - 610 - Stage 2 - - - - 713 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1031 - 340 579 Mov Cap-2 Maneuver - - - - 445 - Stage 1 - - - - 609 - Stage 2 - - - - 664 - Approach EB WB NB HCM Control Delay, s 0 2.9 13.8 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)445 579 - - 1031 - HCM Lane V/C Ratio 0.207 0.159 - - 0.069 - HCM Control Delay (s) 15.2 12.4 - - 8.8 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.8 0.6 - - 0.2 - 142 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2027 Project [Winter] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 266 55 86 387 90 66 Future Vol, veh/h 266 55 86 387 90 66 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 289 60 87 391 110 80 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 350 0 855 291 Stage 1 - - - - 290 - Stage 2 - - - - 565 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1182 - 299 695 Stage 1 - - - - 708 - Stage 2 - - - - 524 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1181 - 277 694 Mov Cap-2 Maneuver - - - - 381 - Stage 1 - - - - 707 - Stage 2 - - - - 485 - Approach EB WB NB HCM Control Delay, s 0 1.5 15.1 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)381 694 - - 1181 - HCM Lane V/C Ratio 0.288 0.116 - - 0.074 - HCM Control Delay (s) 18.2 10.9 - - 8.3 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 1.2 0.4 - - 0.2 - 143 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Intersection Capacity Worksheets: Year 2045 Background+ Project 144 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Project [Summer] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 280 61 47 150 67 58 Future Vol, veh/h 280 61 47 150 67 58 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 308 67 52 167 96 83 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 383 0 587 316 Stage 1 - - - - 316 - Stage 2 - - - - 271 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1175 - 456 702 Stage 1 - - - - 717 - Stage 2 - - - - 752 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1166 - 432 697 Mov Cap-2 Maneuver - - - - 523 - Stage 1 - - - - 711 - Stage 2 - - - - 718 - Approach EB WB NB HCM Control Delay, s 0 2 12.2 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)523 697 - - 1166 - HCM Lane V/C Ratio 0.183 0.119 - - 0.045 - HCM Control Delay (s) 13.4 10.9 - - 8.2 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.7 0.4 - - 0.1 - 145 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Project [Summer] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.5 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 259 43 53 274 55 51 Future Vol, veh/h 259 43 53 274 55 51 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 291 48 61 315 70 65 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 341 0 730 293 Stage 1 - - - - 293 - Stage 2 - - - - 437 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1218 - 379 730 Stage 1 - - - - 741 - Stage 2 - - - - 637 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1216 - 359 729 Mov Cap-2 Maneuver - - - - 464 - Stage 1 - - - - 740 - Stage 2 - - - - 605 - Approach EB WB NB HCM Control Delay, s 0 1.3 12.3 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)464 729 - - 1216 - HCM Lane V/C Ratio 0.15 0.089 - - 0.05 - HCM Control Delay (s) 14.1 10.4 - - 8.1 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.5 0.3 - - 0.2 - 146 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Project [Summer] - Sat Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 284 50 57 124 40 67 Future Vol, veh/h 284 50 57 124 40 67 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 338 60 67 146 51 86 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 402 0 622 342 Stage 1 - - - - 342 - Stage 2 - - - - 280 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1141 - 430 672 Stage 1 - - - - 691 - Stage 2 - - - - 738 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1137 - 403 669 Mov Cap-2 Maneuver - - - - 499 - Stage 1 - - - - 688 - Stage 2 - - - - 694 - Approach EB WB NB HCM Control Delay, s 0 2.6 11.9 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)499 669 - - 1137 - HCM Lane V/C Ratio 0.103 0.128 - - 0.059 - HCM Control Delay (s) 13 11.2 - - 8.4 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.3 0.4 - - 0.2 - 147 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Project [Winter] - AM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 450 50 35 125 40 40 Future Vol, veh/h 450 50 35 125 40 40 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 511 57 48 171 63 63 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 569 0 779 512 Stage 1 - - - - 512 - Stage 2 - - - - 267 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 979 - 333 517 Stage 1 - - - - 556 - Stage 2 - - - - 725 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 978 - 316 517 Mov Cap-2 Maneuver - - - - 421 - Stage 1 - - - - 555 - Stage 2 - - - - 689 - Approach EB WB NB HCM Control Delay, s 0 1.9 14 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)421 517 - - 978 - HCM Lane V/C Ratio 0.151 0.123 - - 0.049 - HCM Control Delay (s) 15.1 12.9 - - 8.9 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.5 0.4 - - 0.2 - 148 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/05/2024 2045 Project [Winter] - PM Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 319 58 88 464 90 66 Future Vol, veh/h 319 58 88 464 90 66 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - Yield Storage Length - 260 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 347 63 89 469 110 80 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 411 0 995 349 Stage 1 - - - - 348 - Stage 2 - - - - 647 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1121 - 245 643 Stage 1 - - - - 665 - Stage 2 - - - - 479 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1120 - 225 642 Mov Cap-2 Maneuver - - - - 338 - Stage 1 - - - - 664 - Stage 2 - - - - 441 - Approach EB WB NB HCM Control Delay, s 0 1.4 16.8 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)338 642 - - 1120 - HCM Lane V/C Ratio 0.325 0.125 - - 0.079 - HCM Control Delay (s) 20.7 11.4 - - 8.5 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 1.4 0.4 - - 0.3 - 149 Cornerstone Grand Hyatt – Vail, CO Traffic Impact Study (FT #24056) Fox Tuttle Transportation Group, LLC August 6, 2024 Sensitivity Analysis: Tables & Intersection Capacity Worksheets 150 Cornerstone Grand Hyatt ‐ Vail, CO (FT# 24056) Traffic Impact Analysis Intersection and Lanes Groups Delay LOS Delay LOS DelayLOSDelayLOSDelayLOSDelayLOSDelay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Stop‐Controlled ‐ Summer 1. S. Frontage Road at Westhaven Drive 3A2A2A4A3A3A3A2A2A4A3A3A Eastbound Through+Right 0A0A0A0A0A0A0A0A0A0A0A0A Westbound Left 8A8A8A8A8A8A8A8A8A8A8A8A Westbound Through 0A0A0A0A0A0A0A0A0A0A0A0A Northbound Left 13 B 15 B 13 B 15 B 16 C 14 B 14 B 17 C 14 B 16 C 18 C 16 C Northbound Right 10 B 10 B 11 B 11 B 10 B 11 B 11 B 10 B 11 B 11 B 11 B 11 B Stop‐Controlled ‐ Winter 1. S. Frontage Road at Westhaven Drive 3A4A 4A5A 4A4A 3A5A Eastbound Through+Right 0A0A 0A0A 0A0A 0A0A Westbound Left 9A8A 9A8A 9A8A 9A9A Westbound Through 0A0A 0A0A 0A0A 0A0A Northbound Left 17 C 25 C 21 C 28 D 26 D 32 D 20 C 38 E Northbound Right 12 B 11 B 13 B 11 B 14 B 12 B 13 B 12 B Note: Delay represented in average seconds per vehicle. AM Peak PM Peak Sat PeakAM Peak PM Peak Sat Peak AM Peak PM Peak Sat PeakAM Peak PM Peak Sat Peak Table A1 ‐ Peak Hour Intersection Level of Service Summary [no eastbound decel/accel lanes] Year 2027 Background Year 2027 Bkgrd + Project Year 2045 Background Year 2045 Bkgrd + Project Fox Tuttle Transportation Group, LLC 8/6/2024 15 1 Cornerstone Grand Hyatt ‐ Vail, CO (FT# 24056) Traffic Impact Analysis AM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak AM Peak PM Peak Sat Peak 1. S. Frontage Road at Westhaven Drive [SUMMER]Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Eastbound Through+Right ‐ 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' Westbound Left 245' 3' 3' 3' 3' 3' 5' 3' 3' 3' 3' 5' 5' Westbound Through ‐ 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' 0' Northbound Left 40' 10' 13' 5' 20' 15' 10' 13' 13' 5' 23' 18' 13' Northbound Right ‐ 5' 5' 8' 10' 8' 10' 8' 5' 8' 10' 8' 13' 1. S. Frontage Road at Westhaven Drive [WINTER]Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Side‐Street Stop Controlled Eastbound Through+Right ‐ 0' 0'0' 0'0' 0'0' 0' Westbound Left 245' 3' 5'5' 5'5' 5'5' 8' Westbound Through ‐ 0' 0'0' 0'0' 0'0' 0' Northbound Left 40' 15' 38'30' 48'40' 50'20' 65' Northbound Right ‐ 10' 8'15' 10'18' 10'10' 10' Table A2 ‐ Peak Hour 95th Percentile Queue Summary [no eastbound decel/accel lanes] Intersection and Lanes Groups Existing Storage Year 2027 Background Year 2027 Bkgrd + Project Year 2045 Background Year 2045 Bkgrd + Project Fox Tuttle Transportation Group, LLC 8/6/2024 15 2 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Background [Summer] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.8 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 233 39 30 125 44 37 Future Vol, veh/h 233 39 30 125 44 37 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 256 43 33 139 63 53 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 307 0 491 286 Stage 1 - - - - 286 - Stage 2 - - - - 205 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1254 - 519 730 Stage 1 - - - - 740 - Stage 2 - - - - 806 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1244 - 501 724 Mov Cap-2 Maneuver - - - - 501 - Stage 1 - - - - 734 - Stage 2 - - - - 784 - Approach EB WB NB HCM Control Delay, s 0 1.5 11.9 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)501 724 - - 1244 - HCM Lane V/C Ratio 0.125 0.073 - - 0.027 - HCM Control Delay (s) 13.2 10.4 - - 8 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.2 - - 0.1 - 153 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Background [Summer] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 216 28 38 229 45 40 Future Vol, veh/h 216 28 38 229 45 40 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 243 31 44 263 57 51 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 276 0 612 261 Stage 1 - - - - 261 - Stage 2 - - - - 351 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1287 - 445 761 Stage 1 - - - - 767 - Stage 2 - - - - 697 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1285 - 429 760 Mov Cap-2 Maneuver - - - - 429 - Stage 1 - - - - 765 - Stage 2 - - - - 673 - Approach EB WB NB HCM Control Delay, s 0 1.1 12.5 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)429 760 - - 1285 - HCM Lane V/C Ratio 0.133 0.067 - - 0.034 - HCM Control Delay (s) 14.7 10.1 - - 7.9 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.5 0.2 - - 0.1 - 154 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Background [Summer] - Sat Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 235 31 35 103 25 44 Future Vol, veh/h 235 31 35 103 25 44 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 280 37 41 121 32 56 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 321 0 506 303 Stage 1 - - - - 303 - Stage 2 - - - - 203 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1222 - 504 707 Stage 1 - - - - 721 - Stage 2 - - - - 801 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1217 - 485 704 Mov Cap-2 Maneuver - - - - 485 - Stage 1 - - - - 718 - Stage 2 - - - - 774 - Approach EB WB NB HCM Control Delay, s 0 2 11.4 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)485 704 - - 1217 - HCM Lane V/C Ratio 0.066 0.08 - - 0.034 - HCM Control Delay (s) 12.9 10.6 - - 8.1 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.2 0.3 - - 0.1 - 155 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Background [Winter] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.7 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 375 50 35 103 36 40 Future Vol, veh/h 375 50 35 103 36 40 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 426 57 48 141 57 63 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 484 0 693 456 Stage 1 - - - - 456 - Stage 2 - - - - 237 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1053 - 375 558 Stage 1 - - - - 591 - Stage 2 - - - - 749 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1052 - 357 557 Mov Cap-2 Maneuver - - - - 357 - Stage 1 - - - - 590 - Stage 2 - - - - 715 - Approach EB WB NB HCM Control Delay, s 0 2.2 14.5 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)357 557 - - 1052 - HCM Lane V/C Ratio 0.16 0.114 - - 0.046 - HCM Control Delay (s) 17 12.3 - - 8.6 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.6 0.4 - - 0.1 - 156 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Background [Winter] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 267 42 73 388 80 55 Future Vol, veh/h 267 42 73 388 80 55 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 290 46 74 392 98 67 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 337 0 854 315 Stage 1 - - - - 314 - Stage 2 - - - - 540 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1195 - 299 673 Stage 1 - - - - 689 - Stage 2 - - - - 539 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1194 - 280 672 Mov Cap-2 Maneuver - - - - 280 - Stage 1 - - - - 688 - Stage 2 - - - - 506 - Approach EB WB NB HCM Control Delay, s 0 1.3 19.1 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)280 672 - - 1194 - HCM Lane V/C Ratio 0.348 0.1 - - 0.062 - HCM Control Delay (s) 24.6 11 - - 8.2 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 1.5 0.3 - - 0.2 - 157 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Project [Summer] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 233 60 47 125 66 55 Future Vol, veh/h 233 60 47 125 66 55 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 256 66 52 139 94 79 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 330 0 540 297 Stage 1 - - - - 297 - Stage 2 - - - - 243 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1229 - 486 719 Stage 1 - - - - 732 - Stage 2 - - - - 775 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1220 - 461 714 Mov Cap-2 Maneuver - - - - 461 - Stage 1 - - - - 726 - Stage 2 - - - - 742 - Approach EB WB NB HCM Control Delay, s 0 2.2 12.9 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)461 714 - - 1220 - HCM Lane V/C Ratio 0.205 0.11 - - 0.043 - HCM Control Delay (s) 14.8 10.7 - - 8.1 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.8 0.4 - - 0.1 - 158 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Project [Summer] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 215 41 51 228 55 51 Future Vol, veh/h 215 41 51 228 55 51 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 242 46 59 262 70 65 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 290 0 647 267 Stage 1 - - - - 267 - Stage 2 - - - - 380 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1272 - 425 755 Stage 1 - - - - 762 - Stage 2 - - - - 676 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1270 - 405 754 Mov Cap-2 Maneuver - - - - 405 - Stage 1 - - - - 760 - Stage 2 - - - - 645 - Approach EB WB NB HCM Control Delay, s 0 1.5 13.1 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)405 754 - - 1270 - HCM Lane V/C Ratio 0.172 0.086 - - 0.046 - HCM Control Delay (s) 15.7 10.2 - - 8 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.6 0.3 - - 0.1 - 159 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Project [Summer] - Sat Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 234 46 57 102 40 66 Future Vol, veh/h 234 46 57 102 40 66 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 279 55 67 120 51 85 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 338 0 565 311 Stage 1 - - - - 311 - Stage 2 - - - - 254 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1205 - 465 700 Stage 1 - - - - 714 - Stage 2 - - - - 759 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1200 - 437 697 Mov Cap-2 Maneuver - - - - 437 - Stage 1 - - - - 711 - Stage 2 - - - - 716 - Approach EB WB NB HCM Control Delay, s 0 2.9 12.2 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)437 697 - - 1200 - HCM Lane V/C Ratio 0.117 0.121 - - 0.056 - HCM Control Delay (s) 14.3 10.9 - - 8.2 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.4 0.4 - - 0.2 - 160 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Project [Winter] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 4.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 375 71 52 103 58 58 Future Vol, veh/h 375 71 52 103 58 58 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 426 81 71 141 92 92 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 508 0 751 468 Stage 1 - - - - 468 - Stage 2 - - - - 283 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1032 - 346 549 Stage 1 - - - - 583 - Stage 2 - - - - 713 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1031 - 322 548 Mov Cap-2 Maneuver - - - - 322 - Stage 1 - - - - 582 - Stage 2 - - - - 664 - Approach EB WB NB HCM Control Delay, s 0 2.9 16.8 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)322 548 - - 1031 - HCM Lane V/C Ratio 0.286 0.168 - - 0.069 - HCM Control Delay (s) 20.6 12.9 - - 8.8 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 1.2 0.6 - - 0.2 - 161 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2027 Project [Winter] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 4.6 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 266 55 86 387 90 66 Future Vol, veh/h 266 55 86 387 90 66 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 289 60 87 391 110 80 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 350 0 885 321 Stage 1 - - - - 320 - Stage 2 - - - - 565 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1182 - 287 668 Stage 1 - - - - 685 - Stage 2 - - - - 524 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1181 - 265 667 Mov Cap-2 Maneuver - - - - 265 - Stage 1 - - - - 684 - Stage 2 - - - - 485 - Approach EB WB NB HCM Control Delay, s 0 1.5 20.8 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)265 667 - - 1181 - HCM Lane V/C Ratio 0.414 0.121 - - 0.074 - HCM Control Delay (s) 27.9 11.1 - - 8.3 - HCM Lane LOS D B - - A - HCM 95th %tile Q(veh) 1.9 0.4 - - 0.2 - 162 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Background [Summer] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.7 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 280 40 30 150 45 40 Future Vol, veh/h 280 40 30 150 45 40 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 308 44 33 167 64 57 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 360 0 571 338 Stage 1 - - - - 338 - Stage 2 - - - - 233 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1199 - 466 682 Stage 1 - - - - 701 - Stage 2 - - - - 783 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1190 - 449 677 Mov Cap-2 Maneuver - - - - 449 - Stage 1 - - - - 695 - Stage 2 - - - - 761 - Approach EB WB NB HCM Control Delay, s 0 1.4 12.7 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)449 677 - - 1190 - HCM Lane V/C Ratio 0.143 0.084 - - 0.028 - HCM Control Delay (s) 14.4 10.8 - - 8.1 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.5 0.3 - - 0.1 - 163 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Background [Summer] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 260 30 40 275 45 40 Future Vol, veh/h 260 30 40 275 45 40 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 292 34 46 316 57 51 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 328 0 719 311 Stage 1 - - - - 311 - Stage 2 - - - - 408 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1232 - 385 713 Stage 1 - - - - 727 - Stage 2 - - - - 656 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1230 - 370 712 Mov Cap-2 Maneuver - - - - 370 - Stage 1 - - - - 726 - Stage 2 - - - - 632 - Approach EB WB NB HCM Control Delay, s 0 1 13.6 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)370 712 - - 1230 - HCM Lane V/C Ratio 0.154 0.071 - - 0.037 - HCM Control Delay (s) 16.5 10.4 - - 8 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.5 0.2 - - 0.1 - 164 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Background [Summer] - Sat Peak Hour Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.2 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 285 35 35 125 25 45 Future Vol, veh/h 285 35 35 125 25 45 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 339 42 41 147 32 58 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 385 0 593 364 Stage 1 - - - - 364 - Stage 2 - - - - 229 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1157 - 447 653 Stage 1 - - - - 675 - Stage 2 - - - - 779 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1153 - 429 651 Mov Cap-2 Maneuver - - - - 429 - Stage 1 - - - - 672 - Stage 2 - - - - 751 - Approach EB WB NB HCM Control Delay, s 0 1.8 12.2 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)429 651 - - 1153 - HCM Lane V/C Ratio 0.075 0.089 - - 0.036 - HCM Control Delay (s) 14.1 11.1 - - 8.2 - HCM Lane LOS B B - - A - HCM 95th %tile Q(veh) 0.2 0.3 - - 0.1 - 165 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Background [Winter] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 4.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 450 71 52 125 62 58 Future Vol, veh/h 450 71 52 125 62 58 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 511 81 71 171 98 92 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 593 0 866 553 Stage 1 - - - - 553 - Stage 2 - - - - 313 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 959 - 294 489 Stage 1 - - - - 531 - Stage 2 - - - - 690 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 958 - 272 489 Mov Cap-2 Maneuver - - - - 272 - Stage 1 - - - - 530 - Stage 2 - - - - 639 - Approach EB WB NB HCM Control Delay, s 0 2.7 20 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)272 489 - - 958 - HCM Lane V/C Ratio 0.362 0.188 - - 0.074 - HCM Control Delay (s) 25.6 14.1 - - 9.1 - HCM Lane LOS D B - - A - HCM 95th %tile Q(veh) 1.6 0.7 - - 0.2 - 166 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Background [Winter] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 4.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 320 45 75 465 80 55 Future Vol, veh/h 320 45 75 465 80 55 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 348 49 76 470 98 67 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 398 0 996 375 Stage 1 - - - - 374 - Stage 2 - - - - 622 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1134 - 245 621 Stage 1 - - - - 646 - Stage 2 - - - - 492 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1133 - 228 620 Mov Cap-2 Maneuver - - - - 228 - Stage 1 - - - - 645 - Stage 2 - - - - 459 - Approach EB WB NB HCM Control Delay, s 0 1.2 23.7 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)228 620 - - 1133 - HCM Lane V/C Ratio 0.428 0.108 - - 0.067 - HCM Control Delay (s) 32.1 11.5 - - 8.4 - HCM Lane LOS D B - - A - HCM 95th %tile Q(veh) 2 0.4 - - 0.2 - 167 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Project [Summer] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.8 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 280 61 47 150 67 58 Future Vol, veh/h 280 61 47 150 67 58 Conflicting Peds, #/hr 0 88000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 91 91 90 90 70 70 Heavy Vehicles, % 6 2 2 16 12 12 Mvmt Flow 308 67 52 167 96 83 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 383 0 621 350 Stage 1 - - - - 350 - Stage 2 - - - - 271 - Critical Hdwy - - 4.12 - 6.52 6.32 Critical Hdwy Stg 1 - - - - 5.52 - Critical Hdwy Stg 2 - - - - 5.52 - Follow-up Hdwy - - 2.218 - 3.608 3.408 Pot Cap-1 Maneuver - - 1175 - 435 671 Stage 1 - - - - 692 - Stage 2 - - - - 752 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1166 - 412 666 Mov Cap-2 Maneuver - - - - 412 - Stage 1 - - - - 686 - Stage 2 - - - - 718 - Approach EB WB NB HCM Control Delay, s 0 2 14 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)412 666 - - 1166 - HCM Lane V/C Ratio 0.232 0.124 - - 0.045 - HCM Control Delay (s) 16.4 11.2 - - 8.2 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.9 0.4 - - 0.1 - 168 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Project [Summer] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 259 43 53 274 55 51 Future Vol, veh/h 259 43 53 274 55 51 Conflicting Peds, #/hr 0 22000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 87 87 79 79 Heavy Vehicles, % 5 22599 Mvmt Flow 291 48 61 315 70 65 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 341 0 754 317 Stage 1 - - - - 317 - Stage 2 - - - - 437 - Critical Hdwy - - 4.12 - 6.49 6.29 Critical Hdwy Stg 1 - - - - 5.49 - Critical Hdwy Stg 2 - - - - 5.49 - Follow-up Hdwy - - 2.218 - 3.581 3.381 Pot Cap-1 Maneuver - - 1218 - 367 708 Stage 1 - - - - 723 - Stage 2 - - - - 637 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1216 - 348 707 Mov Cap-2 Maneuver - - - - 348 - Stage 1 - - - - 722 - Stage 2 - - - - 605 - Approach EB WB NB HCM Control Delay, s 0 1.3 14.4 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)348 707 - - 1216 - HCM Lane V/C Ratio 0.2 0.091 - - 0.05 - HCM Control Delay (s) 17.9 10.6 - - 8.1 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.7 0.3 - - 0.2 - 169 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Project [Summer] - Sat Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 3.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 284 50 57 124 40 67 Future Vol, veh/h 284 50 57 124 40 67 Conflicting Peds, #/hr 0 44000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 84 84 85 85 78 78 Heavy Vehicles, % 4 4 5 5 15 15 Mvmt Flow 338 60 67 146 51 86 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 402 0 652 372 Stage 1 - - - - 372 - Stage 2 - - - - 280 - Critical Hdwy - - 4.15 - 6.55 6.35 Critical Hdwy Stg 1 - - - - 5.55 - Critical Hdwy Stg 2 - - - - 5.55 - Follow-up Hdwy - - 2.245 - 3.635 3.435 Pot Cap-1 Maneuver - - 1141 - 413 646 Stage 1 - - - - 669 - Stage 2 - - - - 738 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1137 - 387 644 Mov Cap-2 Maneuver - - - - 387 - Stage 1 - - - - 666 - Stage 2 - - - - 694 - Approach EB WB NB HCM Control Delay, s 0 2.6 13 HCM LOS B Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)387 644 - - 1137 - HCM Lane V/C Ratio 0.133 0.133 - - 0.059 - HCM Control Delay (s) 15.7 11.4 - - 8.4 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.5 0.5 - - 0.2 - 170 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Project [Winter] - AM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 2.8 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 450 50 35 125 40 40 Future Vol, veh/h 450 50 35 125 40 40 Conflicting Peds, #/hr 0 11000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 73 73 63 63 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 511 57 48 171 63 63 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 569 0 808 541 Stage 1 - - - - 541 - Stage 2 - - - - 267 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 979 - 319 497 Stage 1 - - - - 538 - Stage 2 - - - - 725 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 978 - 303 497 Mov Cap-2 Maneuver - - - - 303 - Stage 1 - - - - 537 - Stage 2 - - - - 689 - Approach EB WB NB HCM Control Delay, s 0 1.9 16.7 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)303 497 - - 978 - HCM Lane V/C Ratio 0.21 0.128 - - 0.049 - HCM Control Delay (s) 20 13.3 - - 8.9 - HCM Lane LOS C B - - A - HCM 95th %tile Q(veh) 0.8 0.4 - - 0.2 - 171 HCM 6th TWSC 1: Westhaven Drive & S. Frontage Road 08/06/2024 2045 Project [Winter] - PM Peak Hour (no EB aux lanes) Cornerstone Grand Hyatt - Vail, CO Synchro 11 Report Fox Tuttle Transportation Group, LLC Page 1 Intersection Int Delay, s/veh 5.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 319 58 88 464 90 66 Future Vol, veh/h 319 58 88 464 90 66 Conflicting Peds, #/hr 0 11001 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 245 - 0 40 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 99 99 82 82 Heavy Vehicles, % 7 7 7 19 26 26 Mvmt Flow 347 63 89 469 110 80 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 411 0 1027 381 Stage 1 - - - - 380 - Stage 2 - - - - 647 - Critical Hdwy - - 4.17 - 6.66 6.46 Critical Hdwy Stg 1 - - - - 5.66 - Critical Hdwy Stg 2 - - - - 5.66 - Follow-up Hdwy - - 2.263 - 3.734 3.534 Pot Cap-1 Maneuver - - 1121 - 234 616 Stage 1 - - - - 642 - Stage 2 - - - - 479 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1120 - 215 615 Mov Cap-2 Maneuver - - - - 215 - Stage 1 - - - - 641 - Stage 2 - - - - 441 - Approach EB WB NB HCM Control Delay, s 0 1.4 26.9 HCM LOS D Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h)215 615 - - 1120 - HCM Lane V/C Ratio 0.51 0.131 - - 0.079 - HCM Control Delay (s) 38 11.7 - - 8.5 - HCM Lane LOS E B - - A - HCM 95th %tile Q(veh) 2.6 0.4 - - 0.3 - 172 4643 S. Ulster St. #500, Denver, CO 80237 Phone: (720) 200-1200 Fax: (303) 889-1959 Date: May 22, 2017 File Number: 508-F0515713-017-017 Property Address: 1267 Westhaven Dr, Vail, CO Policy Number: CO-FSTG-IMP-27306-1-16-F0515713 Dear New Property Owner: Congratulations on your real estate purchase. Enclosed is your Policy of Title Insurance. This policy contains important information about your real estate transaction, and it insures you against certain risks to your ownership. Please read it and retain it with your other valuable papers. In the event you sell your property or borrow money from a mortgage lender you may be entitled to a discount rate if you order your title insurance through this company. We appreciate the opportunity of serving you and will be happy to assist you in any way in regard to your future title service needs. Sincerely, Fidelity National Title Insurance Company 173 27306 (6/06)ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Fidelity National Title Insurance Company POLICY NO.: CO-FSTG-IMP-27306-1-16-F0515713 OOWWNNEERR’’SS PPOOLLIICCYY OOFF TTIITTLLEE IINNSSUURRAANNCCEE Issued by Fidelity National Title Insurance Company Any notice of claim and any other notice or statement in writing required to be given the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, FIDELITY NATIONAL TITLE INSURANCE COMPANY, a California corporation (the “Company”) insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term “encroachment” includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; 174 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306 (6/06)ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors’ rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors’ rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys’ fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. IN WITNESS WHEREOF, FIDELITY NATIONAL TITLE INSURANCE COMPANY has caused this policy to be signed and sealed by its duly authorized officers. Fidelity National Title Insurance Company Countersigned by: Authorized Signature 175 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306 (6/06)ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) “Amount of Insurance”: The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) “Date of Policy”: The date designated as ‘Date of Policy” in Schedule A. (c) “Entity”: A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) “Insured”: The Insured named in Schedule A. (i) The term “Insured” also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly- owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) “Insured Claimant”: An Insured claiming loss or damage. (f) “Knowledge” or “Known”: Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) “Land”: The land described in Schedule A, and affixed improvements that by law constitute real property. The term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) “Mortgage”: Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) “Public Records”: Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), “Public Records” shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. (j) “Title”: The estate or interest described in Schedule A. (k) “Unmarketable Title”: Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company’s liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 176 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306 (6/06)ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal from any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company’s expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company’s obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys’ fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys’ fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys’ fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company’s obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by 10%, and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys’ fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company’s consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys’ fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be 177 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306 (6/06)ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys’ fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company’s right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association (“Rules”). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at Fidelity National Title Insurance Company, Attn: Claims Department, Post Office Box 45023, Jacksonville, Florida 32232-5023. 178 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306A (6/06) ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. NOTICE CONCERNING FRAUDULENT INSURANCE ACTS (This Notice is Permanently Affixed Hereto) It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the department of regulatory agencies. C. R. S. A. § 10-1-128 (6)(a). 179 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306A (6/06) ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Fidelity National Title Insurance Company SCHEDULE A Name and Address of Title Insurance Company: Fidelity National Title Insurance Company 4643 S. Ulster St. #500, Denver, CO 80237 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Order No.: F0515713-017-017 Address Reference: 1267 Westhaven Dr, Vail, CO Amount of Insurance: $3,700,000.00 Date of Policy: May 22, 2017 at 3:05 PM 1. Name of Insured: Vail Land Partners LLC, a Delaware limited liability company 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: Vail Land Partners LLC, a Delaware limited liability company 4. The Land referred to in this policy is described as follows: See Exhibit A attached hereto and made a part hereof. 180 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306A (6/06) ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. EXHIBIT A LEGAL DESCRIPTION THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS: PARCEL A: Intentionally Deleted. PARCEL B: Intentionally Deleted. PARCEL C: Intentionally Deleted. PARCEL D: Cornerstone Parcel, Final Plat, Liftside/Cornerstone, as per the plat thereof recorded on November 30, 1994 in Book 656 at Page 197, County of Eagle, State of Colorado 181 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 27306B (6/06) ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees, or expenses that arise by reason of: 1. Intentionally Deleted. 2. Intentionally Deleted. 3. Intentionally Deleted. 4. Intentionally Deleted. 5. Intentionally Deleted. 6. Intentionally Deleted. 7. Taxes and assessments for the year 2017 and subsequent years, a lien not yet due or payable. 8. Reservations contained in the Patent From:The United States of America To:Gilbert H. Travis Recording Date: August 16, 1909 Recording No: Book 48 at Page 542 Which among other things recites as follows: Subject to any vested and accrued water rights for mining, agricultural, manufacturing or other purposes and rights to ditches and reservoirs used in connection with such water rights, as may be recognized and acknowledged by the local customs, laws and decisions of the courts; and also subject to the right of the proprietor of a vein or lode to extract and remove his ore therefrom should the same be found to penetrate or intersect the premises hereby granted, as provided by law; and the reservation from the lands hereby granted of a right of way thereon for ditches or canals constructed by the authority of the United States. 9. Intentionally Deleted. 10. Intentionally Deleted. 11. Intentionally Deleted. 12. Intentionally Deleted. 13. Intentionally Deleted. 14. Intentionally Deleted. 182 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 SCHEDULE B (Continued) 27306B (6/06) ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 15. Any tax, lien, fee, or assessment for matters first arising from and after the date of this Policy by reason of inclusion of the Land in the Cascade Village Metropolitan District, as evidenced by instrument(s) recorded April 7, 1986 at Book 439 at Page 349, and recorded April 17, 1987 in Book 461 at Page 122. 16. Terms, conditions, provisions, agreements and obligations contained in the Judgment and decree in favor of Oil & Gas, Inc., Vail Water and Sanitation District, and Vail Valley Consolidated Water District as set forth below: Recording Date: July 14, 1986 Recording No.: Book 445 at Page 156 17. Intentionally Deleted. 18. Intentionally Deleted. 19. Intentionally Deleted. 20. Intentionally Deleted. 21. Intentionally Deleted. 22. Terms, conditions, provisions, agreements and obligations contained in the Conveyance of Public Access Easement for Pedestrians as set forth below: Recording Date: June 23, 1987 Recording No.: Book 464 at Page 940 Affects Parcel D 23. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to:Holy Cross Electric Association, Inc. Purpose:underground electric transmission and distribution lines Recording Date: March 24, 1988 Recording No: Book 481 at Page 107 Affects Parcel D 24. Intentionally Deleted. 25. Intentionally Deleted. 26. Intentionally Deleted. 27. Intentionally Deleted. 28. Intentionally Deleted. 183 Order No.: F0515713-017-017 Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 SCHEDULE B (Continued) 27306B (6/06) ALTA Owner’s Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 29. Intentionally Deleted. 30. Subject to the effect of the plat for Final Plat, Liftside/Cornerstone and the new waterline easement as shown thereon, recorded November 30, 1994 in Book 656 at Page 197. 31. Intentionally Deleted. 32. Intentionally Deleted. 33. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to:Vail Associates, Inc. and the Cascade Village Metropolitan District Purpose:pedestrian and vehicular access by the general public reasonably relating to the pursuit of skiing and skiing-related activities on Vail Mountain Recording Date: November 30, 1994 Recording No: Book 656 at Page 196 Affects Parcel D 34. Any rights, interests, or claims which may exist or arise by reason of the following matters disclosed by survey, Job No.:38.20 Dated:June 12, 2015, as last revised December 18, 2015 Prepared by: Eagle Valley Surveying, Inc. Matters shown: A. Intentionally Deleted. B. Rights of the general public to use the asphalt walk that parallels Westhaven Drive, and does not appear to be within the Westhaven Drive right of way. 184 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E091 ALTA 3-06 Zoning – Unimproved Land (6-17-06)Page 1of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company 1. The Company insures against loss or damage sustained by the Insured in the event that, at Date of Policy, a. According to applicable zoning ordinances and amendments, the Land is not classified Zone Special Development District No. 4; b. The following use or uses are not allowed under that classification: mixed use development 2. There shall be no liability under this endorsement based on a. Lack of compliance with any conditions, restrictions, or requirements contained in the zoning ordinances and amendments, including but not limited to the failure to secure necessary consents or authorizations as a prerequisite to the use or uses. This paragraph 2.a. does not modify or limit the coverage provided in Covered Risk 5. b. The invalidity of the zoning ordinances and amendments until after a final decree of a court of competent jurisdiction adjudicating the invalidity, the effect of which is to prohibit the use or uses. c. The refusal of any person to purchase, lease or lend money on the estate or interest covered by this policy. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 185 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E487 ALTA 8.2-06 Commercial Environmental Lien (10-16-08)Page 1of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of an environmental protection lien that, at Date of Policy, is recorded in the Public Records or filed in the records of the clerk of the United States district court for the district in which the Land is located, unless the environmental protection lien is set forth as an exception in Schedule B. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 186 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E711 ALTA 9.1-06 Covenants, Conditions and Restrictions – Unimproved Land – Owner’s Policy (4-2-12)Page 1 of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No. CO-FSTG-IMP-27306-1-16-F0515713 Issued By Fidelity National Title Insurance Company 1. The insurance provided by this endorsement is subject to the exclusions in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy. 2. For the purposes of this endorsement only, “Covenant” means a covenant, condition, limitation or restriction in a document or instrument in effect at Date of Policy. 3. The Company insures against loss or damage sustained by the Insured by reason of: a. A violation on the Land at Date of Policy of an enforceable Covenant, unless an exception in Schedule B of the policy identifies the violation; or b. A notice of a violation, recorded in the Public Records at Date of Policy, of an enforceable Covenant relating to environmental protection describing any part of the Land and referring to that Covenant, but only to the extent of the violation of the Covenant referred to in that notice, unless an exception in Schedule B of the policy identifies the notice of the violation. 4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys' fees, or expenses) resulting from: a. any Covenant contained in an instrument creating a lease; b. any Covenant relating to obligations of any type to perform maintenance, repair, or remediation on the Land; or c. except as provided in Section 3.b, any Covenant relating to environmental protection of any kind or nature, including hazardous or toxic matters, conditions, or substances. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 187 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E125 ALTA 17-06 Access and Entry (6-17-06)Page 1of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured if, at Date of Policy (i) the Land does not abut and have both actual vehicular and pedestrian access to and from Westhaven Drive (the “Street”), (ii) the Street is not physically open and publicly maintained, or (iii) the Insured has no right to use existing curb cuts or entries along that portion of the Street abutting the Land. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements to it. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 188 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E127 ALTA 18-06 Single Tax Parcel (6-17-06)Page 1of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the Land being taxed as part of a larger parcel of land or failing to constitute a separate tax parcel for real estate taxes. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements to it. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 189 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E495 ALTA 25-06 Same as Survey (10-16-08)Page 1of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the failure of the Land as described in Schedule A to be the same as that identified on the survey made by Eagle Valley Surveying, Inc. dated June 12, 2015, as last revised December 18, 2015 and designated Job No. 38-20-ALTA-2015-CS. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 190 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E496 ALTA 26-06 Subdivision (10-16-08)Page 1of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the failure of the Land described in Schedule A to constitute a lawfully created parcel according to the subdivision statutes and local subdivision ordinances applicable to the Land. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 191 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 CO 100.33-06 Patent (Owner/Lender) ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company The Company insures the Insured against loss or damage which the Insured shall sustain by reason of damage to existing and future improvements, including lawns, shrubbery and trees resulting from the exercise of any right to use the surface of the Land for enforcement of any vested or accrued water rights for mining, agricultural, manufacturing or other purpose, by or under the authority of the United States of America excepted from the description of the Land or shown in Paragraph 8 of Schedule B. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 192 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 SE-91 Deletion of Arbitration – ALTA Owner’s Policy (Owner) ENDORSEMENT Attached to Policy No.: CO-FSTG-IMP-27306-1-16-F0515713 Issued by Fidelity National Title Insurance Company The policy is hereby amended by deleting Paragraph 14 of the Conditions, relating to Arbitration. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 193 Order No. F0515713-017-017 Policy No. CO-FSTG-IMP-27306-1-16-F0515713 27E719 ALTA 28.1-06 Encroachments – Boundaries and Easements (4-2-12)Page 1 of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ENDORSEMENT Attached to Policy No. CO-FSTG-IMP-27306-1-16-F0515713 Issued By Fidelity National Title Insurance Company 1. The insurance provided by this endorsement is subject to the exclusions in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy. 2. For purposes of this endorsement only, “Improvement” means an existing building, located on either the Land or adjoining land at Date of Policy and that by law constitutes real property. 3. The Company insures against loss or damage sustained by the Insured by reason of: a. An encroachment of any Improvement located on the Land onto adjoining land or onto that portion of the Land subject to an easement, unless an exception in Schedule B of the policy identifies the encroachment; b. An encroachment of any Improvement located on adjoining land onto the Land at Date of Policy, unless an exception in Schedule B of the policy identifies the encroachment; c. Enforced removal of any Improvement located on the Land as a result of an encroachment by the Improvement onto any portion of the Land subject to any easement, in the event that the owners of the easement shall, for the purpose of exercising the right of use or maintenance of the easement, compel removal or relocation of the encroaching Improvement; or d. Enforced removal of any Improvement located on the Land that encroaches onto adjoining land. 4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees, or expenses) resulting from the encroachments listed as Exceptions none of Schedule B. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: May 22, 2017 Fidelity National Title Insurance Company Countersigned by: Authorized Signature 194 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 Issue Date: Project: Original Issuance: PRO G RE SS PRINT S NOT F O R CO NS TRU C T I O N 4/29/2025 1:39:58 PM 4 /2 9 /2 0 2 5 1 :3 9 :5 8 P M CASCADE VILLAGE | CORNERSTONE 04.30.2025 1276 WESTHAVEN DR. VAIL, CO 81657 24900.00 PEC SUBMITTAL R3 01 OF: 01 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 195 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 DPA Project: Sheet Number: Sheet Title: Consultant Revision Date No. Sheet Information Project Information Project Team PRO G RE SS P RIN T S NO T FO R CO NS TRUC TIO N Issuance Date VICINITY MAP Stamp Sheet Index 4/ 8 / 2 0 2 5 4 : 1 4 : 5 6 P M 4 /8 /2 0 2 5 4 :1 4 :5 6 P M 24900.00 G-01 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SHEET INDEX & PROJECT INFO OWNER PARKS HOSPITALITY HOLDINGS ALONSO RUIZ de VELASCO ARV@PHH.COM.MX ARCHITECT DAVIS PARTNERSHIP ARCHITECTS 2901 BLAKE STREET, SUITE 100 DENVER, CO 80205 303.861.8555 SCOTT NEVIN SCOTT.NEVIN@DAVISPARTNERSHIP.COM PLANNING SE GROUP 323 W. MAIN ST. FRISCO, CO 80443 970-668-3398 GABBY VOELLER GVOELLER@SEGROUP.COM CIVIL MARTIN / MARTIN 77 METCALF ROAD, SUITE 301 AVON, CO 81620 970.926.6007 MARK LUNA MLUNA@MARTINMARTIN.COM LANDSCAPE ARCHITECT DAVIS PARTNERSHIP ARCHITECTS 2901 BLAKE STREET, SUITE 100 DENVER, CO 80205 303.861.8555 SCOTT NEVIN SCOTT.NEVIN@DAVISPARTNERSHIP.COM 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. WESTHAVEN DR GRAND HYATT C A S C A D E C H A I R L I F T BALLROOM ARIA CMC CORNERSTONE LIFTSIDE GOR E C R E E K WESTH A V E N C I R S FRONTAGE RD W I-70 E I-70 W 0 200 EXISTING BUILDINGS CREEK CORNERSTONE SITE LANDSCAPE IMPROVEMENTS COVER - PEC SUBMITTAL SHEET INDEX & PROJECT INFO PROJECT DATA EXISTING SITE CONTEXT CIVIL SITE PLAN GRADING, DRAINAGE AND UTILITY PLAN ARCHITECTURE SITE PLAN CIRCULATION ARCHITECTURAL SITE PLAN OVERALL FLOOR PLAN - LEVEL P2 - PASEO OVERALL FLOOR PLAN - LEVEL P1 - PARKING OVERALL FLOOR PLAN - LEVEL 1 - PLAZA OVERALL FLOOR PLAN - LEVEL 2 OVERALL FLOOR PLAN - LEVEL 3 OVERALL FLOOR PLAN - LEVEL 4 OVERALL FLOOR PLAN - LEVEL 5 OVERALL FLOOR PLAN - ROOF LEVEL OVERALL FLOOR PLAN - GRFA CALCULATIONS ELEVATIONS ELEVATIONS PROJECT RENDERINGS PROJECT RENDERINGS MATERIAL BOARD MATERIAL BOARD BUILDING SECTIONS BUILDING SECTIONS SUN / SHADE ANALYSIS SUN / SHADE ANALYSIS OVERALL PLAN - SITE COVERAGE LANDSCAPE SITE MATERIALS PLAN - LEVEL 1 - PLAZA SITE MATERIALS PLAN - LEVEL P2 - PASEO SITE ENLARGED PLAN - DROP-OFF LANDSCAPE PLAN - LEVEL 1 - PLAZA LANDSCAPE PLAN - LEVEL P2 - PASEO LANDSCAPE RENDERINGS LIGHTING LIGHTING PLAN - LEVEL P2 - PASEO LIGHTING PLAN - LEVEL 1 - PLAZA LIGHTING CUTSHEETS G-00 G-01 G-02 G-03 C1 - C2 C-1 C-2 A-00 - A-22 A-00 A-01 A-02 A-03 A-04 A-05 A-06 A-07 A-08 A-10 A-11 A-12 A-13 A-14 A-15 A-16 A-17 A-18 A-19 A-20 A-21 A-22 L-101 - L-900 L-101 L-102 L-103 L-301 L-302 L-900 AL-03 - AL-16 AL-03 AL-05 AL-16 WESTHAVEN DR GRAND HYATT CA S C A D E C H A I R L I F T BALLROOM ARIA CMC CORNERSTONE LIFTSIDE GOR E C R E E K WESTH A V E N C I R S FRONTAGE RD W I-70 E I-70 W 0 200 EXISTING BUILDINGS CREEK CORNERSTONE SITE LANDSCAPE IMPROVEMENTS 196 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :4 0 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 4 0 A M 24900.00 G-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 PROJECT DATA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. Retail 2.4 / 1000 GRFA 10% LEVEL UNIT A UNIT B UNIT C UNIT D UNIT E UNIT F UNIT G UNIT H UNIT K UNIT L UNIT M UNIT N UNIT P COUNT GRFA GROSS BUILDING AREA 4 00001111000116 13,095 16,200 3 00001111000116 13,095 16,200 28 Retail 5250 2.52 * Retail (2.4 / 1000 sf) 2 0 0 0 0 1 1 1 1 0 0 0 1 1 6 13,095 16,200 58 1 1 2 1 1 0 0 0 0 0 0 1 0 1 7 11,514 17,204 58 Ticket Office 294 0.00 * Replaces Existing Space & Use PARKING 11 23,674 23,539 2.52 Employees to be Housed PASEO 1 1 1,999 21,045 1.26 Employees min. to be Housed on-site # OF UNITS 1 2 1 1 3 3 3 3 1 2 1 3 4 28 SF / UNIT:1,506 1,200 1,999 1,965 1,999 1,999 1,999 3,100 1,675 1,999 1,645 1,999 1,999 2,017 TOTAL SF:1,506 2,400 1,999 1,965 5,997 5,997 5,997 9,300 1,675 3,998 1,645 5,997 7,996 56,472 56,472 110,388 % OF UNITS 4%7%4%4%11%11%11%11%4%7%4%11%14%GRFA 56,472 5647.20 EHU SF required PARKING REQ 2 4 2 2 6 6 6 7.5 2 4 2 6 8 57.5 2823.60 EHU SF min. to be provided on-site Total EHU SF Required SF SF #Commercial Linkage 2.52 500.0 3,700 GRFA 56,472 5647.2 2,350 6147.2 EHU SF required 6,420 5700.0 EHU SF provided 1,980 0 0 14,450 5,700 5,700 0 CASCADE VILLAGE | CORNERSTONE 04.30.2025 *20% of Total 50% Provided on- site min. PARKING UNITS UNDER 2,000 SF REQUIRE 2 SPACES EACH Commercial Linkage SF Provided Employees GeneratedUNITS OVER 2,000 SF REQUIRE 2.5 SPACES EACH UNITS PROVIDED PARKING REQUIRED PARKING PROVIDED Total Units Inclusionary Zoning PASEO LEVEL NET PROGRAM OUTDOOR PUBLIC AMENITY EHU PROVIDED Avg. Unit Size SF RETAIL 7,371 UPPER PLAZA TICKET OFFICE 294 RETAIL PLAZA PUBLIC AMENITY (W.C. / VESTIBULE)1,339 PASEO LOBBY & LOUNGE 1,882 PASEO CONNECTION IN-BUILDING EHU OWNER STORAGE 2,185 GROSS SF CMC BUILDING EHU MECHANICAL 1,710 ON-SITE EHU TOTAL CIRCULATION 2,428 NET SF 17,209 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 1 MAY 12, 2025 - UPDATE GRFA FLOOR AREA CALCULATIONS This proposed major amendment to Special Development District #4 would relocate the Gross Residential Floor Area (GRFA) and Dwelling Units (DUs) from the previously approved Ordinance in 2016, as the new Cornerstone Building combines partial density (GRFA and DUs) from the previously approved application for Cornerstone Site and the CMC redevelopment application (2016). The following tables show the approved density from the previous major amendment in Ordinance No. 5 from 2016 (Table 1), the proposed density for this amendment and the new AUs in the CMC (Table 2), and the breakdown of units provided in the new Cornerstone Building (Table 3), as well as the provided, already built EHUs and the (Table 7). TABLE 1: APPROVED GRFA FROM THE PREVIOUS MAJOR AMENDMENT (TABLE 1, 2016) BUILDING STATUS GRFA Dwelling Units Liftside Condos (formerly Waterford) Existing 48,600 29 Westhaven Condominiums Existing 32,000 13 Millrace (Phase I, II, and IV) Existing 47,984 39 The Cascades (formerly Millrace III) Existing 11,987 6 Cascade Hotel * Existing 118,708 - Cascade Residences (CMC) ** Approved, partially-existing 47,151 22 Cornerstone (2008 version) Approved, non-existing 48,407 22 Approved GRFA Subtotal 354,837 131 *The GRFA from Cascade Hotel comes from accommodation units, not dwelling units. **16,924 sq. ft. (8 Dus) is currently existing. TABLE 2: PROPOSED GRFA AMENDMENT TO THE SDD#4 BUILDING STATUS GRFA Dwelling Units Liftside Condos (formerly Waterford) Existing 48,600 29 Westhaven Condominiums Existing 32,000 13 Millrace (Phase I, II, and IV) Existing 47,984 39 The Cascades (formerly Millrace III) Existing 11,987 6 Cascade Hotel Existing 120,731 - Cascade Residences (CMC) Existing 16,924 8 Existing GRFA /DU Subtotal Existing 278,226 95 Cornerstone Proposed 56,472 28 Accommodation Units (CMC) Proposed 3,300 - Total used GRFA / DU 337,998 123 Remaining GRFA / DU (CMC) NOT-USED “in the bank” 16,839 8 Approved GRFA / DU 354,837 131 Figure A. Floor Plan and Layout for CMC 4th Floor New AUs CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 2 MAY 12, 2025 - UPDATE TABLE 3: CORNERSTONE UNIT GRFA CALCULATIONS EMPLOYEE HOUSING CALCULATIONS The provided employee housing for the new Cornerstone Building aligns with the requirements of both the inclusionary zoning and commercial linkage chapters of the Town Code. Calculations are provided below to demonstrate this compliance. APPLICABLE RULES From Chapter 23 – Commercial Linkage The employee generation rates found in Table 23-1, “Employee Generation Rates By Type Of Commercial Use”, of this section, shall be applied to each type of use in a commercial development. For any use not listed, the Administrator shall determine the applicable employee generation rate by consulting the town’s current nexus study (§ 12-23-2). The only commercial uses in Cornerstone are retail and the Vail ticketing office. Both fall into the category of “Retail store/personal service/repair shop” under the Town Code. According to Table 23-1, this use type generates 2.4 employees per 1,000 feet of new net floor area. Each commercial development or redevelopment shall mitigate its impact on employee housing by providing EHUs for 20% of the employees generated, pursuant to Table 23-1 of this section, or the nexus study, in accordance with the requirements of this chapter (§ 12-23-2). For all new construction (i.e., development that does not affect any existing buildings or structures) and demo/rebuild projects that result in a mitigation requirement of 1.25 employees or greater, no less than one-half the mitigation of employee housing required by this chapter shall be accomplished with on site units (§ 12-23-6). From Chapter 24 - Inclusionary Zoning: Every residential development and redevelopment shall be required to mitigate its direct and secondary impacts on the town by providing employee housing at a mitigation rate of 10% of the total new GRFA (§ 12 -24-2). For all new construction (i.e., development that does not affect any existing buildings or structures) and demo/rebuild projects that result in a mitigation requirement of 438 square feet or greater, no less than one-half the mitigation of employee housing required by this chapter shall be accomplished with on site units (§ 12-24-6). CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 3 MAY 12, 2025 - UPDATE COMMERCIAL LINKAGE CALCULATION The math below outlines the commercial linkage EHU requirement for all of Cornerstone’s commercial uses. TABLE 4: COMMERCIAL LINKAGE CALCULATION COMMERCIAL LINKAGE USE SF PROVIDED USE AS DEFINED BY CODE COMMERCIAL LINKAGE RULE EMPLOYEES GENERATED Retail 5,250.0 Retail store/personal service/repair shop 2.4 employees per 1,000 feet of new net floor area 12.6 Ticket Office 294 Existing use Replace existing space and use 0 CMC 4th Floor AUs 3,300 Existing use .6 employees per new unit 2.4 Employees Generated Subtotal - 15 20% Mitigation Requirement Applied - 3 “On-Site” Mitigation Applied (within Area A) - 3 INCLUSIONARY ZONING CALCULATION The math below outlines the inclusionary zoning EHU requirement for Cornerstone’s residential development. TABLE 5: INCLUSIONARY ZONING CALCULATION Cornerstone GRFA 56,472.0 10% mitigation requirement applied 5,647.2 “On-Site” mitigation applied (within Area A) 5,005.0 TOTAL REQUIREMENT AND PROVISION TABLE 6: REQUIRED EHUS CONCEPT REQUIREMENT CALCULATION REQUIREMENT (SQ. FT.) PROVIDED (SQ. FT) BEDS PROVIDED MITIGATION STRATEGY Commercial Linkage 3 employees (250 sq ft per employee) 750 750 3 CMC Dormitory-style EHU Inclusionary Zoning 10% 5,647.2 5,005.0 22 CMC Dormitory-style EHU Of GRFA 642.2 - off-site EHUs, payment of fees in lieu, or conveyance of vacant property off-site TABLE 7: PROVIDED EHUS USE SQ. FT. UNIT QUANTITY BEDS CMC Dormitory-style EHU 5,755.0 1 25 “On-sit”e EHU Total* 5,755.0 1 25 *More than 50% on-site mitigation requirement is met and is mitigated through “on-site” EHUs. The remaining 642.2 sq. ft. of EHUs may be mitigated through one or any combination of the following: off-site EHUs, payment of fees in lieu, or conveyance of vacant property off-site. CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 4 MAY 12, 2025 - UPDATE Figure 1. Floor Plan and Layout for CMC Dormitory EHU Figure 2. Mezzanine Plan and Layout for CMC Dormitory EHU CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 5 MAY 12, 2025 - UPDATE CMC Dormitory Style EHUs Programmatic Context: The already recorded, deed restricted CMC dormitory retrofit has become a place to house employees for the Grand Hyatt Hotel. These are employees and students on the J-1 exchange visitor visa, which is an educational and cultural exchange program designated by the Department of State. Furthermore, J-1 staff living in this dormitory will be living at their place of employment and will have access to public transportation and the Gore Creek Path to get around Vail for other daily needs like grocery shopping and recreation. Physical Design: The dormitory’s physical design incorporates a three-unit concept, where each unit’s sleeping areas are arranged around a centralized living space (see Figures 1 & 2). Following this logic, we think of this 5,755-square-foot dorm space as comprising three (3) units of approximately 1,200 sq. ft., plus common areas including bathrooms, washer and dryers and kitchen. CMC Dormitory Deed Restriction Compliance: Chapter 12-14 of the Vail Town Code establishes an EHU mitigation bank. The mitigation bank, in part, creates a depository location for deed restriction credits created by a developer to be used to meet future EHU obligations. The Town of Vail Housing Department has furnished a letter acknowledging an EHU credit within the CMC Building and its availability to be used per Vail Town Code. This approach to providing deed-restricted housing is fully supported by the policymakers (i.e. Vail Town Council). PARKING NEEDS ASSESSMENT Parking demand for the new Cornerstone Building, CMC EHUs, and CMC 4th Floor AUs has been calculated, where applicable, in accordance with Parking Schedule B from Chapter 10, Off Street Parking and Loading, Title 12 of the Town of Vail Code of Ordinances (§ 12-10-10). Schedule B applies to all properties outside Vail’s “Commercial Core Areas,” which includes SDD #4. TABLE 8: RELEVANT EXCERPTS FROM SCHEDULE B USE PARKING REQUIREMENT Multiple-family dwellings If a dwelling unit’s gross residential floor area is 500 square feet or less 1.5 spaces If a dwelling unit’s gross residential floor area is more than 500 square feet, but less than 2,000 square feet 2 spaces If a dwelling unit’s gross residential floor area is 2,000 square feet or more 2.5 spaces Accommodation Units 0.7 spaces per Unit Retail stores, personal services, and repair shops 1 space per each 300 square feet of net floor area In addition to the defined uses and parking needs above, EHUs required by inclusionary zoning and/or commercial linkage have parking needs/requirements. Guidance from Title 12, Chapter 24, Section 3 says, “Generally, parking shall be provided in accordance with Chapter 10 of this title.” However, “At the discretion of the applicable governing body, variations to the parking standards outlined in Chapter 10 of this title may be approved during the review of an employee housing plan subject to a parking management plan.” For our calculations, we treat dormitory-style EHUs like multi-family dwellings with the same parking requirements. Dormitory-style EHUs don’t have an obvious comparison to the standard dwelling-unit categories, so we provide a parking management plan with our reasoning outlined below: Although it is expected that the associated parking need for this dormitory to be low because J-1’s rarely, if ever, have personal vehicles, when parking standards are applied to these units as if they were dwelling units per the Town Code, the calculations consider 2 parking spaces per unit, which result in 6 parking spaces for the CMC dormitory-style EHUs, which will be helpful to account for any staff who may have a car. To that end, and along with convenient access to free public transportation in the Town of Vail and the Gore Creek pedestrian/bike path, the transportation needs of the EHU residents are met. CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 6 MAY 12, 2025 - UPDATE TABLE 9: SDD4 AMENDMENT PARKING NEEDS CALCULATION (Includes Cornerstone and the CMC EHUs & AUs) USE CODE DEFINED USE QUANTITY SQ. FT. * MULTIPLIER / DIVISOR PARKING REQUIREMENT Small Dwelling Units 500 sq. Ft. < Dwelling Unit > 2000 sq. Ft. 25 - * 2 50 Large Dwelling Units Dwelling Unit > 2,000 3 - * 2.5 7.5 Cornerstone Apartment-style EHUs 500 sq. Ft. < Dwelling Unit > 2000 sq. Ft. 0 - * 2 0 CORNERSTONE RESIDENTIAL SUBTOTAL (round-up) 58 (57.5) Retail Retail stores, personal services, and repair shops - 5,250.0 / 300 17.5 Vail Ticketing Office Existing use - 294 Replace existing use Replace existing use CORNERSTONE RETAIL SUBTOTAL 17.5 CMC dormitory-style EHUs N/A *See the parking management plan for an explanation of how we arrive at a requirement of 6 parking spots. 6 CMC AUs Accommodation Units 4 3,300 * 0.7 2.8 CMC SUBTOTAL 8.8 CORNERSTONE RETAIL + CMC SUBTOTAL (round-up) 27 (26.3) TOTAL PARKING REQUIRED 85 This parking needs assessment discloses a need for 85 parking spaces, of which 58 spaces will be provided in the Cornerstone Building, dedicated to apartment owners and a portion of the EHUs requirements. The remaining 27 spaces, which pertain to parking for the CMC EHUs, CMC AUs and commercial uses, will be allocated in the Aria Building parking garage, which as originally intended, already serves Cascade Village as the primary parking garage for the Grand Hyatt Hotel, the CMC Building, all commercial uses, and access to the neighborhood, including the chairlift. Although the parking generated by the new uses is likely to be less than required by the Town Code’s parking standards because most customers and skiers will likely walk, ski, or take the bus to the ski lift and Cornerstone area from lodging or residences in the neighborhood, the project will provide the required parking spaces in accordance with the code, by restriping approximately 100 spaces to the 9’x18’ standard in the Aria Building Parking Structure. TABLE 10: SUMMARY OF PARKING COMPLIANCE Required Parking Spots from this amendment 85 Parking provided in Cornerstone 58 Parking provided in Aria (see underlined items in Table 11) 27 The table below demonstrates the capacity of the Aria Building to absorb the remaining 27-space parking requirement from the Cornerstone project. TABLE 11: ARIA BUILDING EXISTING AND PROPOSED PARKING ALLOCATIONS Aria Parking Garage Capacity (updated from 2016 table) 413 USE STATUS PARKING SPACES Grand Hyatt Hotel Existing 349.9 CMC Residences Existing 16 CMC office/retail Existing 16.3 CMC – Blue Tiger Restaurant No longer in use 13.3 Cornerstone retail Proposed 17.5 Cornerstone Residential Proposed 0 CMC dormitory-style EHU Proposed 6 CMC AUs Proposed 2.8 Subtotal - 408.5 10% multiple-use credit applied - -40.85 Total Required - 368 (367.65) Parking Surplus in Aria Building - 45 CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 7 MAY 12, 2025 - UPDATE LOADING AND DELIVERY To comply with Chapter 12-10-13 of Vail Town Code, Commercial Loading and Delivery will be done through the shared Loading Dock in the CMC Building. To alleviate some of the current needs, in addition to the new development, a new 80’x10’ berth will be proposed behind the CMC building, adjacent to the existing Loading Dock. In addition, the Development Team is proposing an opportunity that should mitigate the current situation for the Conference Center along Westhaven Dr. It involves requesting approval for the construction of a 40’ x 10’ loading and delivery pad in a portion of the Town of Vail right of way, up against the building, immediately adjacent to the loading area currently serving the Conference Center wing of the Grand Hyatt Hotel. This loading area will function like all other loading and delivery areas located elsewhere in the Town of Vail in the public ROW. Residential Delivery (packaging) will be managed by the hotel through the loading dock in the CMC building. TRASH AND RECYCLING MANAGEMENT The trash / recycling will be removed from the residential units twice per day (am and pm) by building staff to the ventilated trash staging area located within the building at the paseo level. From that point, the garbage will be moved daily to the existing trash compactor located at the CMC loading dock via towable carts. The hotel currently generates between five and eight tons of trash a week and Cornerstone is estimated generate 2.4 tons of trash a week. Since The CMC trash compactor has a capacity of ten tons and is currently only emptied once a week, it has the excess capacity to handle Cornerstone’s trash. Similarly, the existing CMC recycling bins will be used in the same manner. An agreement between the hotel and Cornerstone will be put in place to use the existing trash / recycling services and will be part of Cornerstone’s operating expenses. This new shared trash/recycling facility is expected to function similar to the successful operations currently existing at the Vail Village Inn Plaza in Vail Village. SITE DEVELOPMENT STANDARDS CALCULATIONS AND AMENDMENTS The last major amendment to SDD #4 was codified by Ordinance 5 of 2016. The development statistics from that ordinance accounted for two development proposals that never happened. As a result, the 2016 ordinance has greater density allowances than what exists on site. This next section goes over the new proposed amendments to SDD #4 that would update the site development standards from Ordinance 5 of 2016. These proposed amendments would alter the SDD to accommodate for the development of the new Cornerstone Building proposal, while also adjusting the site development standards to match how the requirements have changed since 2016. LAND USE APPLICANT COMMENT: The schedule of permitted, conditional, and accessory land uses will not change in this amendment. The previously approved ordinance defining SDD #4 included a lengthy list of permitted uses for Area A of Cascade Village. Retail, Accommodation and Multi-family Dwelling Units are all permitted uses. None of the proposed uses in Cornerstone or CMC are conditional or accessory use types. CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 8 MAY 12, 2025 - UPDATE PROPOSED LAND USE STANDARD: No amendment is required as the previous language regarding permitted, conditional, and accessory uses will not change. DENSITY APPLICANT COMMENT: The overall residential density of SDD #4, once this amendment with the Cornerstone building proposal is passed, decreases from the 2016 approval, since the new Cornerstone Building proposes only to utilize 28 Dwelling Units of the 36 units approved in the 2016 ordinance (14 additional units to the 8 existing for “CMC – Cascade Residences” and 22 units for “Cornerstone”). Similarly, the new 56,472.0 sq. ft. of Residential GRFA in Cornerstone Building, plus the 3,300 sq. ft. of new AUs GRFA in the CMC Building fit within the approved 78,634 sq. ft. of GRFA in the 2016 ordinance: “Cornerstone” + “CMC - Cascade Residences” (See Table 12). The 4 new AUs to be integrated into the 4th floor of the CMC will be added to the hotel room count. The proposed amendment represents a decrease from the currently allowed density in Development Area A.. Nevertheless, the proposal leaves 18,862.0 sq. ft. of GRFA and 8 Dwelling Units “in the bank” for future use (See Table 13). EXISTING DENSITY STANDARD: “In Area A, a total of two hundred eighty-eight (285) accommodation of transient dwelling units and a maximum of one hundred thirty-one (131) dwelling units for a total density of two hundred, seventy-three point five (273.5) dwelling units.” “Area A, Cascade Village – The gross residential floor area (GRFA) for all buildings shall not exceed 354,837 square feet.” PROPOSED DENSITY STANDARD: “In Area A, a total of two hundred eighty-nine (289) accommodation of transient dwelling units and a maximum of one hundred thirty-one (131) dwelling units for a total density of two hundred seventy-three point five (273.5) dwelling units.” As verified by the Town Staff, no amendment to the language regarding Dwelling Units or GRFA is required. SETBACKS APPLICANT COMMENT: The new Cornerstone Building has no implications requiring us to change the existing setback development standards. The development plan for Cornerstone does not violate the minimum setback of 20 feet on the periphery of Area A, as Cornerstone is an interior development site, and complies with setback standards by indicating its setbacks in the development plan. PROPOSED LAND USE STANDARD: No amendment to the language regarding Setbacks is required. CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 9 MAY 12, 2025 - UPDATE HEIGHT APPLICANT COMMENT: The new Cornerstone Building has no implications regarding the height development standard, as it complies with the 71’ height limit. PROPOSED HEIGHT STANDARD: No amendment to the language regarding building height is required. SITE COVERAGE APPLICANT COMMENT: The existing standard for site coverage allows whatever site coverage is approved in the development plan. The site coverage of the Cornerstone Building footprint equals 79.5% of the site. (24,152 sf / 30,393 sf), and is within the 45% allowed in Development Area A. LANDSCAPING APPLICANT COMMENT: The existing standard for landscaping allows whatever landscaping is approved in the development plan. The landscaping coverage of the Cornerstone development is 20.5%, which includes 1,745 square feet of planted area and the rest is pavers, sidewalks, and circulation. This proportion of hardscape to softscape is similar to the landscape conditions in Vail Village, and Lionshead Village, and what is being suggested for West Lionshead Village. PARKING AND LOADING APPLICANT COMMENT: The new Cornerstone Building has no implications requiring it to change the existing parking and loading requirements. The development plan for Cornerstone will comply with Chapter 12-10 of Vail Town Code, and 100% of parking will be located within a parking structure fully screened from public view. EXISTING PARKING AND LOADING STANDARD: “All required parking for Cornerstone and Liftside Condominiums Building shall be located on their respective sites.” PROPOSED PARKING AND LOADING STANDARD: “All required parking for Liftside Condominiums Building shall be located on its site. Of the required parking for Cornerstone Building and associated uses, 58 spaces will be located within the Cornerstone Building and the 27 spaces required for other uses (EHUs, AUs and Retail) will be located in the Aria Building parking structure”. For the retail use, the EHU’s and AU’s are located within the CMC Building which allows for its parking to be met within the Aria parking garage. CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 10 MAY 12, 2025 - UPDATE CONDITIONS TABLE TABLE 12: Approved Conditions (Table 1, 2016) USE DUs AUs GRFA EHUs COMM SQ. FT. ON-SITE PARKING ARIA GARAGE PARKING Liftside Condos (Formerly Waterford) 29 - 48,600 2 - 56 - Westhaven Condominiums 13 - 32,000 - - 29 - Millrace (Phase I, II, IV) 39 - 47,984 - - 64 - The Cascades (Formerly Millrace III) 6 - 11,987 - - 12 - CMC – Cascade Residences 22 - 47,151 - - 13 16 Blue Tiger Restaurant (empty) - - - - 1,600 - 13.3 CMC – Offices - - - - 5,061 - 16.3 Cascade Hotel – Rooms - 285 118,708 - - - 232 Cascade Hotel – Commercial Uses - - - - 19,771 - 82.9 Cascade Hotel – Conference Uses - - - - 8,297 - 35 Fitness Club (old Aria Club) - - - - 5,886 - 30 Cornerstone 22 - 48,407 4 623 56 - Total 131 285 354,837 6 41,238 230 425.5 Multiple Use Credit Applied (10% of required) -42.5 Parking Required 383 Total Parking Spaces Provided in Aria 421 Parking Surplus 38 Cascade Hotel has a separate permit to add 77 parking spaces to the upper level of the Cascade Club (Aria) building, by a minor amendment granted in 2015, which is not included in this accounting of parking spaces. 26 of the current surplus parking spaces are reserved for use by the hotel to accommodate future changes in use or expansions requiring parking. CORNERSTONE BUILDING AT CASCADE VILLAGE SDD AMENDMENT 1. MATERIALS. CORNERSTONE 11 MAY 12, 2025 - UPDATE TABLE 13: Final Amended Table USE DUs AUs GRFA EHUs EHU SQ. FT. COMM SQ. FT. ON-SITE (in-builidng) PARKING ARIA GARAGE PARKING Liftside Condos (Formerly Waterford) 29 - 48,600 2 Unknown - 56 - Westhaven Condominiums 13 - 32,000 - - - 29 - Millrace (Phase I, II, IV) 39 - 47,984 - - - 64 - The Cascades (Formerly Millrace III) 6 - 11,987 - - - 12 - CMC – Cascade Residences* 16 - 35,786 - - - - 16 CMC - AUs - 4 3,300 - - - - 2.8 CMC – Offices - - - - - 5,061 - 16.3 CMC – Dormitory EHUs - - - 1 5,755 - - 6 Cascade Hotel – Rooms - 285 118,708 - - - - 232 Cascade Hotel – Commercial Uses - - - - - 19,771 - 82.9 Cascade Hotel – Conference Uses - - - - - 8,297 - 35 Cornerstone 28 - 56,472 0 0 5,250 58 17.5 Sub-total 131 289 352,714 3 5,755 40,500 219 408.5 Multiple Use Credit Applied (10% of required) -40.85 Total Parking Required 368 (367.55) Total EXISTING Parking Spaces Provided in Aria 413 Parking Surplus 45 *The 16,839 square feet of GRFA and 8 dwelling units not relocated for in this application and that remain “in the bank” are represented as part of the CMC calculations. CONDITIONS OF APPROVAL APPLICANT COMMENT: The new Cornerstone Building should have an updated set of Conditions of Approval to be included in a Development Agreement, established with and by the Town Council. NOTE: REFER TO SHEET A-11 FOR OVERALL FLOOR PLANS SHOWING GRFA CALCULATION AREAS. NOTE: REFER TO SHEET A-22 FOR FLOOR PLAN OVERLAY SHOWING SITE COVERAGE CALCULATION AREAS. 197 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /8 /2 0 2 5 4 :1 4 :5 6 P M 4/ 8 / 2 0 2 5 4 : 1 4 : 5 6 P M 24900.00 G-03 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 EXISTING SITE CONTEXT 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1 5 9 13 15 16 14 11 12 7 8 432 6 10 KEY PLAN 198 DN LEVEL 2 FF=48.00 PLAZA FF=74.00 LEVEL 2 FF=48.00 LEVEL 1 FF=74.00 LEVEL 1 FF=74.00 C-1 SITE PLAN 2901 Blake Street, Suite 100 Denver, CO 80205303.861.8555 PROG R E S S P R I N T S NOT F O R CONS T R U C T I O N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6 Stamp A B C D E F A B C D E F 7 7 G G . 19 9 DN LEVEL 2 FF=48.00 PLAZA FF=74.00 LEVEL 2 FF=48.00 LEVEL 1 FF=74.00 LEVEL 1 FF=74.00 C-2 GRADING, DRAINAGE AND UTILITY PLAN 2901 Blake Street, Suite 100 Denver, CO 80205303.861.8555 PROG R E S S P R I N T S NOT F O R CONS T R U C T I O N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6 Stamp A B C D E F A B C D E F 7 7 G G . 20 0 UP DN UP UP LOBBY TRASH & STORAGE RETAIL SKI LOCKERS & OWNER STORAGE VESTIBULE PUBLIC ELEVATOR GRAND HYATT CASCADE CHAIRLIFT GRAND HYATT BALLROOM = SERVICE & MAINTENANCE CIRCULATION = PUBLIC CIRCULATION (PEDESTRIAN) MECHANICAL OFFICE UNIT L STORAGE = LOADING / TRASH CIRCULATION (STORAGE & STAGING AREA PROVIDED, MATERIAL CARTED TO/FROM EXISTING LOADING DOCK IN CMC BUILDING) LOBBY UNIT C LOBBY STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA 126'-0" 126'-0" WESTHAVEN DRIVE ARIA GARAGE LIFTSIDE CONDOS 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :2 5 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 2 5 P M 24900.00 A-00 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SITE PLAN CIRCULATION 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. N 1/16" = 1'-0"B1 SITE PLAN CIRCULATION 20 1 DN UP UP UP LOBBY UNIT C LOBBY STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA 126'-0" 126'-0" WESTHAVEN DRIVE ARIA GARAGE LIFTSIDE CONDOS LOBBY TRASH & STORAGE RETAIL SKI LOCKERS & OWNER STORAGE VESTIBULE PUBLIC ELEVATOR GRAND HYATT CASCADE CHAIRLIFT GRAND HYATT BALLROOM = SNOW STORAGE = SNOWMELT PROJECT TOTAL (INCLUDES CORNERSTONE SITE): PASEO LEVEL: SNOWMELT PROVIDED: +/-8,700 SF SNOW STORAGE PROVIDED: +/-1,700 SF PLAZA LEVEL: SNOWMELT PROVIDED: +/-7,750 SF SNOW STORAGE PROVIDED: +/-1,600 SF MECHANICAL OFFICE UNIT L STORAGE CORNERSTONE SITE ONLY: PASEO LEVEL: SNOWMELT PROVIDED: +/-3,400 SF SNOW STORAGE PROVIDED: +/-360 SF PLAZA LEVEL: SNOWMELT PROVIDED: +/-1,700 SF SNOW STORAGE PROVIDED: +/-650 SF 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 1 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 1 P M 24900.00 A-01 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ARCHITECTURAL SITE PLAN 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/16" = 1'-0"A1 ARCHITECTURAL SITE PLAN 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 20 2 UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBY TRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LSTORAGE 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING PAVING PATTERN PAVING PATTERN ELEVATOR ELEVATOR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 4 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 4 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 20 3 UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 STAIR ELEVATOR STAIR ELEVATOR PUBLIC ELEVATOR STAIR ELEVATOR 75 862 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 55 51 47 31 4 34 33 43 37 38 4850525456 44 42 45574953 46 ELEV. LOBBY ELEV. LOBBY ELEV. LOBBY DR I V E L A N E 24 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " 90 ' - 0 " 58 114'-0" TY P 18 ' - 0 " TY P 16 ' - 0 " M I N 9'-0" TYP 9'-0" TY P 18 ' - 0 " TY P 18 ' - 0 " 9'-0"7'-5" 18 ' - 0 " 16 ' - 0 " TYP 9'-0" TY P 18 ' - 0 " TY P 18 ' - 0 " TYP 9'-0" TY P 18 ' - 0 " TY P 16 ' - 0 " M I N 114'-0"115'-0" 114'-0" 115'-0" 117'-0 1/2" 117'-8 3/16" 4. 0 0 % 29 ' - 9 " 16 ' - 0 " 4.28%115'-0"114'-0" 10 10 6. 8 6 % 3635 UNIT L 3940 41 24'-0" TYP 9' - 0 " T Y P 296'-0" AT COMPACT 8'-0" MIN. AT C O M P A C T 16 ' - 0 " M I N . VESTIBULE STAIR UNIT K VESTIBULE 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 6 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 6 P M 24900.00 A-03 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P1 - PARKING 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL P1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" PARKING SPACE REQUIREMENTS: TOV ORDINANCES; SECTION 14-5-1 (TABLE 5): ALL PARKING SPACES WITHIN GARAGE ARE DESIGNED, AND SHALL BE STRIPED IN ACCORDANCE WITH TOWN OF VAIL CODE. SIZES PROVIDE ARE MINIMUM REQUIREMENTS THAT SHALL BE MET FOR ENTIRETY OF EACH STALL. • Drive Aisle:24'-0" • Standard spaces:9'-0" x 18'-0" • Parallel spaces:9'-0" x 24'-0" • Compact spaces:8'-0" x 16'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 20 4 DN UP UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBY UNIT A UNIT B UNIT B UNIT C UNIT M UNIT P LOBBY UNIT D PUBLIC ELEVATOR STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " 90 ' - 0 " 126'-0" 126'-0" 126'-0" 10 10 OPEN TO BELOW 296'-0" WESTHAVEN DRIVE ELEVATOR ELEVATOR STAIR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 9 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 9 P M 24900.00 A-04 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL ONE - PLAZA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 20 5 UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 UNIT HUNIT E UNIT N UNIT P UNIT F UNIT G ELEVATOR ELEVATOR OVERRUN CORRIDOR VESTIBULE CORRIDOR VESTIBULE CORRIDOR A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " 90 ' - 0 " 135'-6" 135'-6" 135'-6" 10 10 296'-0" ELEVATOR STAIR STAIR STAIR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :4 2 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 4 2 P M 24900.00 A-05 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL TWO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 20 6 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 UNIT E UNIT G UNIT HUNIT F ELEVATOR CORRIDOR VESTIBULE CORRIDOR A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " 90 ' - 0 " 145'-0"145'-0" 10 10 296'-0" STAIR ELEVATOR STAIR UNIT P 145'-0" ELEVATOR CORRIDOR STAIR VESTIBULE STAIR UNIT N 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :4 6 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 4 6 P M 24900.00 A-06 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL THREE 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 3 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 20 7 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 UNIT E UNIT G UNIT HUNIT F ELEVATOR VESTIBULE CORRIDOR CORRIDOR A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " 90 ' - 0 " 154'-6"154'-6" 10 10 296'-0" ELEVATOR STAIR STAIR UNIT N UNIT P VESTIBULE CORRIDOR 154'-6" STAIR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :5 1 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 5 1 P M 24900.00 A-07 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL FOUR 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 4 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 20 8 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " 90 ' - 0 " 10 10 296'-0" 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :5 3 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 5 3 P M 24900.00 A-08 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL FIVE 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 5 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. The east portion of the Cornerstone project is the same height as adjacent projects from grade. The west portion of the Cornerstone project, while slightly taller from grade, is roughly the same visible height from adjacent Gore Creek trail as the neighboring Liftside Condo project. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential (market and EHU) similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. page no longer in use 20 9 8048 8048 8048 8048 8 0 7 4 8 0 7 2 8 0 7 4 8072 8 0 7 2 8068 8 0 6 6 8064 8062 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 1" / 12" A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " 90 ' - 0 " ELEVATOR OVERRUN ELEVATOR OVERRUN ELEVATOR OVERRUN SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. GUTTER, TYP.GUTTER, TYP. SNOW GUARD, TYP. GUTTER, TYP. CHIMNEY, TYP. CHIMNEY, TYP. CHIMNEY, TYP. 10 10 1" / 12" 1" / 12" 1" / 12"1" / 12"1" / 12" 3/4" / 12"1" / 12" 8,119.00'8,115.37' 8,119.00'8,115.37' 8,120.56' 8,115.92' 8,115.92' 8,120.56' 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :5 8 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 5 8 P M 24900.00 A-10 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - ROOF LEVEL 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 ROOF - OVERALL ROOF PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 21 0 DN UP UP UP UP UP UP UNIT B 1,200 SF UNIT B 1,200 SF UNIT D 1,965 SF UNIT A 1,505 SF UNIT C 1,999 SF UNIT M 1,645 SF UNIT P 1,999 SF UNIT E 1,999 SF UNIT F 1,999 SF UNIT G 1,999 SF UNIT H 3,100 SF UNIT N 1,999 SF UNIT P 1,999 SF UNIT E 1,999 SF UNIT F 1,999 SF UNIT G 1,999 SF UNIT H 3,100 SF UNIT N 1,999 SF UNIT P 1,999 SF UNIT E 1,999 SF UNIT F 1,999 SF UNIT G 1,999 SF UNIT H 3,100 SF UNIT N 1,999 SF UNIT P 1,999 SF UNIT L 1,999 SF UNIT K 1,675 SF UNIT L 1,999 SF RETAIL 5,250 SF TICKET OFFICE 294 SF N 1/16" = 1'-0"B1 LEVEL 1 - OVERALL FLOOR PLAN - GRFA N 1/16" = 1'-0"D4 LEVEL 4 - OVERALL FLOOR PLAN - GRFA N 1/16" = 1'-0"F1 LEVEL 3 - OVERALL FLOOR PLAN - GRFA N 1/16" = 1'-0"D1 LEVEL 2 - OVERALL FLOOR PLAN - GRFA 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 1 :1 2 P M 4/ 3 0 / 2 0 2 5 2 : 5 1 : 1 2 P M 24900.00 A-11 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLANS - GRFA CALCULATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 0'8'16'32'64' SCALE: 1/16" = 1'-0" 0'8'16'32'64' SCALE: 1/16" = 1'-0" 0'8'16'32'64' SCALE: 1/16" = 1'-0" 0'8'16'32'64' SCALE: 1/16" = 1'-0" 0'8'16'32'64' SCALE: 1/16" = 1'-0" NOTE:REFER TO SHEET G-02 FOR PROJECT MATRIX & TABLE(S) SHOWING GRFA AND COMMERCIAL LINKAGE CALCULATIONS AND TOTALS. N 1/16" = 1'-0"A3 LEVEL P1 - OVERALL FLOOR PLAN - PEC GRFA N 1/16" = 1'-0"A1 LEVEL P2 - OVERALL FLOOR PLAN - PEC GRFA 0'8'16'32'64' SCALE: 1/16" = 1'-0" N 1/16" = 1'-0"A4 LEVEL P2 - OVERALL FLOOR PLAN - PEC COMMERCIAL LINKAGE 0'8'16'32'64' SCALE: 1/16" = 1'-0" 21 1 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 7 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 7 A M 24900.00 A-12 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 2 A12 1/8" = 1'-0" EAST ELEVATION 1 A12 1/8" = 1'-0" SOUTH ELEVATION MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS. 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED TOP OF ROOF EAST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" PASEO LEVELPASEO LEVEL PASEO LEVEL DROP OFF BEYOND 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 12 ' - 0 " 14 ' - 0 " 71 ' - 0 " A B O V E T H E P A S E O T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 10 ' - 6 " 13 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 71 ' - 0 " A B O V E T H E P A S E O 71 ' - 0 " A B O V E T H E P A S E O 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 14 ' - 0 " 10 ' - 6 " 12 ' - 0 " 10 ' - 6 " 10 ' - 6 " 1:12 PITCH TYP. 1:12 PITCH TYP.1:12 PITCH TYP.8 19 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 1:12 PITCH TYP. 1 1 1 2 3 3 3 3 8 8 16 4 9 9 9 9 10 10 10 12 12 12 13 13 14 14 14 15 4 17 18 19 6 6 6 7 7 7 7 8 20 8 9 9 9 45 ' - 0 " T O U P P E R P L A Z A 212 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-13 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1 A13 1/8" = 1'-0" SOUTH ELEVATION 2 A13 1/8" = 1'-0" WEST ELEVATION LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P2 100'-0" PASEO LEVEL 71 ' - 0 " A B O V E T H E P A S E O LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" 5 14 ' - 0 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " WESTHAVEN DR LEVEL 3 147'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " 10 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 1 3 19 20 1:12 PITCH TYP. 1:12 PITCH TYP. LEVEL P1 114'-0" 12 ' - 0 " 2 4 5 6 7 8 9 10 11 12 13 14 14 18 19 20 1 1 3 3 4 5 6 6 7 7 7 8 8 9 9 9 10 1:12 PITCH TYP. 10 1212 13 1414 15 15 1617 18 19 2020 MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED 9 9 45 ' - 0 " A B O V E D R O P U P P E R P L A Z A 213 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-14 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 PROJECT RENDERINGS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. WEST BUILDING - SOUTHWEST CORNER MAIN ENTRY AT THE PASEO OVERALL PERSPECTIVE OF NORTH ELEVATION AERIAL PERSPECTIVE OF THE NORTH ELEVATION WEST BUILDING - NORTHEAST CORNER ALONG FRONTAGE RD WEST BUILDING - SOUTH ELEVATION AT THE PASEO BUILDING IN THE FOREGROUND REMOVED FOR CLARITY 214 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-15 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 PROJECT RENDERINGS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. SOUTH ELEVATION ALONG THE PASEO EXISTING BUILDING IN THE FOREGROUND REMOVED FOR CLARITY EAST BUILDING NORTH ELEVATIONEAST BUILDING SOUTH ELEVATION 215 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-16 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 MATERIAL BOARD 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 3 1 6 2 4 11 10 12 216 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-17 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 MATERIAL BOARD 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 9 8 11 3 7 217 LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" 01 02 03 04 05 ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" 06 08 09 11 13 140712 PARKING GARAGE CORRIDOR UNIT P UNIT PUNIT N UNIT MUNIT A UNIT E UNIT H UNIT H UNIT H UNIT G UNIT G UNIT G UNIT F UNIT F UNIT F UNIT E UNIT E 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 9' - 6 " 9' - 6 " 9' - 6 " 12 ' - 0 " 14 ' - 0 " PARKING GARAGE D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 MECHANICAL LOBBYVESTIBULESKI LOCKERS & OWNER STORAGE UNIT DUNIT BUNIT B PUBLIC ELEVATOR 8,048.00' 8,062.00' 8,074.00' 10 UNIT LOFFICETRASH & STORAGE STORAGE 45 ' - 0 " W E S T B U I L D I N G R I D G E ( F R O M P L A Z A ) 71 ' - 0 " W E S T B U I L D I N G R I D G E ( F R O M P A S E O ) 45 ' - 0 " E A S T B U I L D I N G R I D G E ( F R O M P L A Z A ) 71 ' - 0 " E A S T B U I L D I N G R I D G E ( F R O M P A S E O ) UNIT P UNIT P UNIT N UNIT N UNIT LUNIT K 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 1 :2 6 P M 4/ 3 0 / 2 0 2 5 2 : 5 1 : 2 6 P M 24900.00 A-18 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 BUILDING SECTIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1/8" = 1'-0"A1 BUILDING SECTION - E/W - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" 21 8 LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 9' - 6 " 9' - 6 " 9' - 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" CORRIDOR PARKING GARAGE UNIT B CORRIDOR UNIT C UNIT G UNIT G UNIT G 45 ' - 0 " 26 ' - 0 " SKI LOCKERS & OWNER STORAGE RETAIL WESTHAVEN DRIVE PASEO LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 PARKING GARAGE 16 ' - 6 " 9' - 6 " 9' - 6 " 9' - 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" RESTROOM CORRIDORVESTIBULEOFFICE WESTHAVEN DRIVE BUS DROP-OFF PASEO LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 UNIT P UNIT P 9' - 6 " 9' - 6 " 9' - 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" UNIT L UNIT L GRAND HYATT HOTEL PASEO UNIT P UNIT P 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 1 :5 2 P M 4/ 3 0 / 2 0 2 5 2 : 5 1 : 5 2 P M 24900.00 A-19 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 BUILDING SECTIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1/8" = 1'-0"A1 BUILDING SECTION - WEST BUILDING N/S - PEC 1/8" = 1'-0"A5 BUILDING SECTION - ESCALATOR N/S - PEC 1/8" = 1'-0"D5 BUILDING SECTION - EAST BUILDING N/S - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" 21 9 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /8 /2 0 2 5 4 :1 4 :5 4 P M 4/ 8 / 2 0 2 5 4 : 1 4 : 5 4 P M 24900.00 A-20 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SUN / SHADE ANALYSIS 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 220 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 9 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 9 A M 24900.00 A-21 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SUN / SHADE ANALYSIS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 221 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9' - 0 " 3' - 0 " 30 ' - 0 " GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " LEVEL 1 BUILDING SITE COVERAGE LEVELS 2 & ABOVE BUILDING SITE COVERAGE LEVEL P1 (PARKING GARAGE) BUILDING SITE COVERAGE LEVEL P2 (PASEO LEVEL)BUILDING SITE COVERAGE OVERALL BUILDING SITE COVERAGE = 25,337 SF (83.4%) SITE AREA = 30,393 SF 10 10 WESTHAVEN DRIVE 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 1 :5 6 P M 4/ 3 0 / 2 0 2 5 2 : 5 1 : 5 6 P M 24900.00 A-22 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL PLAN - SITE COVERAGE 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 OVERALL FLOOR PLAN - SITE COVERAGE 0'4'8'16'32' SCALE: 1/8" = 1'-0" NOTE:REFER TO SHEET G-02 FOR FURTHER INFORMATION RELATED TO SITE COVERAGE & LANDSCAPING. SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. The east portion of the Cornerstone project is the same height as adjacent projects from grade. The west portion of the Cornerstone project, while slightly taller from grade, is roughly the same visible height from adjacent Gore Creek trail as the neighboring Liftside Condo project. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential (market and EHU) similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 22 2 DN STAIR FIRE PIT ART INSTALLATION GARAGE ENTRANCE CAST-IN-PLACE CONCRETE STAIRS WITH HANDRAILS, TYP. PA PA PA PA PAPA PA ELEVATOR WESTHAVEN DR PROPETRY LINE PROPOSED SIDEWALK, MATCH EXISTING EXTENTS 5' - 0" 5' - 8 1 / 2 " FLUSH CURB 1.5' HT METAL PLANTER1.5' HT METAL PLANTER PROPOSED BUILDING PROPOSED BUILDING PA PA 6'' CONCRETE CURB PA PRIVATE PATIOS WITH PAVERS EXISTING SIDEWALK TO REMAIN EXISTING ENTRY DRIVE TO REMAIN PA PA PA PA PA PA CAST-IN-PLACE CONCRETE CURB/STEM WALL BOLLARDS, TYP PA LEGEND PROPERTY LINE PLANTING AREA LOCAL NATURAL STONE BOULDER PA STANDARD GRAY CONCRETE DRIP IRRIGATED, ROCK MULCH, PLANTING AREA SAND SET CONCRETE UNIT PAVERS 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 P R O G R E S S P R IN T S N O T F O R C O N S T R U C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 8 /2 0 2 5 3 :3 1 :3 0 P M 4/ 2 8 / 2 0 2 5 3 : 3 1 : 3 0 P M 24900.00 L-101 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SITE MATERIALS PLAN - LEVEL1 - PLAZA 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2024 -DAVIS PARTNERSHIP, P.C. 1" = 10'-0"A1 SITE MATERIALS PLAN - LEVEL 1 - PLAZA 0'5'10'20'40' SCALE: 1" = 10'-0" 223 UP T T AP T T T MS AP MS T BASE HEATER UP UP UP SEASONAL ICE RINK IRRIGATED SOD PASEO PRIVATE PATIO EXISTING GRAND HYATT VAIL BUILDING GENERATOR CAST-IN-PLACE CONCRETE STAIRS WITH HANDRAILS, TYP. STAIR ART INSTALLATION ART INSTALLATION PA PA PA PAPAPAPA PA PA PA PA PA PA PA PA PA PROPERTY LINE CASCADE VILLAGE LIFT STONE BENCH ART INSTALLATION 16 ' - 2 3 / 8 " 13' - 6 5/8" 32' - 9 1/8"6' - 8 " 39' - 6 3/4" 27 ' - 6 1 / 8 " 7 7 ' - 0 1 /4 " 4 9' - 0" 11 ' - 7 3 / 4 " 10' - 3 1/2" 29' - 11 3/8" 14 ' - 1 1 3 / 8 " 6'' HT PLANTER 6'' HT PLANTER 6'' HT PLANTER 6'' HT PLANTER 6'' HT PLANTER PROPOSED BUILDING SAND SET CONCRETE UNIT PAVERS EXISTING GRAND HYATT VAIL BUILDING EXISTING GRAND HYATT VAIL BUILDING SAND SET CONCRETE UNIT PAVERSELEVATOR UT I L I T Y E A S E M E N T 10 ' - 0 " PA PA 6'' HT PLANTER BRIDGE OVERHEAD 10' -0'' WIDE MAINTENANCE ACCESS CL E A R 10 ' - 0 " EASEMENT PUBLIC ACCESS 5' - 0" PA LEGEND PROPERTY LINE PLANTING AREA LOCAL NATURAL STONE BOULDER PA STANDARD GRAY CONCRETE DRIP IRRIGATED, ROCK MULCH, PLANTING AREA SAND SET CONCRETE UNIT PAVERS SAND SET UNIT PAVER GRASS SOD 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 P R O G R E S S P R IN T S N O T F O R C O N S T R U C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 8 /2 0 2 5 3 :3 1 :3 2 P M 4/ 2 8 / 2 0 2 5 3 : 3 1 : 3 2 P M 24900.00 L-102 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SITE MATERIALS PLAN - LEVE P2 - PASEO 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2024 -DAVIS PARTNERSHIP, P.C. 1" = 20'-0"A1 SITE MATERIALS PLAN - LEVEL P2 - PASEO 0'10'20'40'80' SCALE: 1" = 20'-0" 224 DN BUS-12 - Inter City Bus LEGEND PROPERTY LINE PLANTING AREA LOCAL NATURAL STONE BOULDER PA STANDARD GRAY CONCRETE DRIP IRRIGATED, ROCK MULCH, PLANTING AREA SAND SET CONCRETE UNIT PAVERS DROP OFF ART INSTALLATION PA PA PA PAPAPA WESTHAVEN DR PROPETRY LINE PA 4' - 3 1/8"5' - 0" 5' - 8 1 / 2 " FLUSH CURB/PAVING 1.5' HT METAL PLANTER 1.5' HT METAL PLANTER PROPOSED BUILDING PROPOSED BUILDING PA PA R 4 7 ' - 0 " R 2 5 ' - 0 " THE VEHICULAR TURNING MOVEMENT DEPICTED USED THE NABI 416 STANDARD FLOOR BUS MODEL, COMPARABLE IN OVERALL SIZE, WHEELBASE, AND TURNING RADII TO THE “290.6”WB, 10.38”PITMAN ARM, 45 DEG WHEEL CUT”TURNING ENVELOPE PROVIDED BY THE TOWN OF VAIL AS THE TOWN’S LATEST ELECTRIC BUS MODEL. THE TURNING MOVEMENT APPEARS ABLE TO ACCOMMODATE A 43”DEEP FRONT-MOUNTED BIKE RACK, WITHOUT CONFLICT OF ADJACENT SITE IMPROVEMENTS. PA 9' - 0" BOLLARD, TYP. FLUSH CON. CURB EDGE RESTRAINT VEHICULAR ASPHALT PAVING DEMO EXISTING ISLAND; REPAIR AND INFILL ASPHALT IN-KIND NEW CURB ALIGNED WITH EXISTING CURB BEYOND (NORTH OF EXISTING BUS PULL-OFF) PA PA 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 P R O G R E S S P R IN T S N O T F O R C O N S T R U C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 8 /2 0 2 5 3 :3 1 :3 3 P M 4/ 2 8 / 2 0 2 5 3 : 3 1 : 3 3 P M 24900.00 L-103 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SITE ENLARGED PLAN - DROP-OFF 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2024 -DAVIS PARTNERSHIP, P.C. 0'5'10'20'40' SCALE: 1" = 10'-0" 1" = 10'-0"A1 SITE ENLARGED PLAN -DROP-OFF 225 UP DN QG (1) JCE (3) PT (2) AMI (14) BGB (28) JCE (6) PT (2) AMI (4) BGB (20) JCE (4) SNOW STORAGE SNOW STORAGE AMI (4) BGB (27) JCE (2) AMI (12) MRC (6) AUU (3) AUU (29) AUU (3) AUU (11) MRC (11) AUU (3) AUU (5) AUU (4) MRC (9) AUU (8) MRC (8) PLANTING LEGEND PROPERTY LINE DRIP IRRIGATED PLANTING AREA, INORGANIC MULCH W/ PLANTING SOIL DECIDUOUS TREES ORNAMENTAL TREES DECIDUOUS SHRUBS EVERGREEN SHRUBS ORNAMENTAL GRASSES BOULDER 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 P R O G R E S S P R IN T S N O T F O R C O N S T R U C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 8 /2 0 2 5 3 :3 1 :3 6 P M 4/ 2 8 / 2 0 2 5 3 : 3 1 : 3 6 P M 24900.00 L-301 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 LANDSCAPE PLAN - LEVEL1 - PLAZA 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2024 -DAVIS PARTNERSHIP, P.C. 1" = 10'-0"A1 LANDSCAPE PLAN - LEVEL 1 - PLAZA 0'5'10'20'40' SCALE: 1" = 10'-0" SYM. QTY FAMILY BOTANIC / COMMON NAME SIZE AND SPACING NOTES Deciduous Trees QG 2 Deciduous Trees Quercus gambelii / Gambel oak 2.5'' CAL.B&B Ornamental Trees AG 1 Ornamental Trees Acer grandidentatum / Bigtooth Maple 2.5'' CAL.B&B PT 10 Ornamental Trees Populus tremuloides / Quaking Aspen 2.5'' CAL.B&B Deciduous Shrubs AMI 58 Deciduous Shrubs Aronia melanocarpa IROQUOIS BEAUTY / Iroquois Beauty Dwarf Black Chokecherry #5 CONT. PAR 30 Deciduous Shrubs Perovskia atriplicifolia / Russian Sage #5 CONT. PON 19 Deciduous Shrubs Physocarpus opulifolius 'Nanus'/ Dwarf Ninebark #5 CONT. PFC 29 Deciduous Shrubs Potentilla fruticosa 'Coronation Triumph' / Coronation Triumph #5 CONT. Ornamental Grasses BGB 158 Ornamental Grasses Bouteloua gracilis 'Blonde Ambition' / Blonde Ambition Grama Grass #1 CONT. SSB 69 Ornamental Grasses Schizachyrium scoparium 'Blaze' / Blaze Little Bluestem #1 CONT. Evergreen Groundcover AUU 130 Evergreen Groundcover Arctostaphylos uva-ursi / Kinnikinnick #1 CONT. JCE 14 Evergreen Groundcover Juniperus communis 'Effusa' / Effusa Common Juniper #1 CONT. MRC 116 Evergreen Groundcover Mahonia repens / Creeping Oregon Grape Holly #1 CONT. 226 UP T T AP T T T MS AP MS T BASE HEATER UP UP UP PON (4) AMI (9) BGB (14) SSB (11) PT (2) BGB (11) BGB (6) PAR (3) PAR (3) PAR (3) PAR (3) BGB (6) PAR (3) PFC (14) SSB (7) PON (4) MRC (7) QG (1) AUU (7) MRC (4) BGB (8) SSB (9) BGB (8) PT (2) SSB (15) PAR (3) PFC (4) BGB (4) PFC (4) PFC (9) AMI (5) PON (5) BGB (8) PAR (3) BGB (8) PAR (3) AUU (12) MRC (14) MRC (14) AUU (12) BLDG OVHD AG (1) MRC (25) AUU (12) PON (3) MRC (6) PON (3) AUU (3) MRC (6) AUU (5) PT (2) AMI (2) MRC (5) AUU (6) QG (1) PAR (3) AMI (4) BGB (16) SSB (8) SSB (11) SSB (7) AMI (4) PLANTING LEGEND PROPERTY LINE DRIP IRRIGATED PLANTING AREA, INORGANIC MULCH W/ PLANTING SOIL DECIDUOUS TREES ORNAMENTAL TREES DECIDUOUS SHRUBS EVERGREEN SHRUBS ORNAMENTAL GRASSES BOULDER 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 P R O G R E S S P R IN T S N O T F O R C O N S T R U C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 8 /2 0 2 5 3 :3 1 :3 8 P M 4/ 2 8 / 2 0 2 5 3 : 3 1 : 3 8 P M 24900.00 L-302 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 LANDSCAPE PLAN - LEVE P2 - PASEO 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2024 -DAVIS PARTNERSHIP, P.C. 1" = 20'-0"A1 LANDSCAPE PLAN - LEVEL P2 - PASEO 0'10'20'40'80' SCALE: 1" = 20'-0" SYM. QTY FAMILY BOTANIC / COMMON NAME SIZE AND SPACING NOTES Deciduous Trees QG 2 Deciduous Trees Quercus gambelii / Gambel oak 2.5'' CAL.B&B Ornamental Trees AG 1 Ornamental Trees Acer grandidentatum / Bigtooth Maple 2.5'' CAL.B&B PT 10 Ornamental Trees Populus tremuloides / Quaking Aspen 2.5'' CAL.B&B Deciduous Shrubs AMI 58 Deciduous Shrubs Aronia melanocarpa IROQUOIS BEAUTY / Iroquois Beauty Dwarf Black Chokecherry #5 CONT. PAR 30 Deciduous Shrubs Perovskia atriplicifolia / Russian Sage #5 CONT. PON 19 Deciduous Shrubs Physocarpus opulifolius 'Nanus'/ Dwarf Ninebark #5 CONT. PFC 29 Deciduous Shrubs Potentilla fruticosa 'Coronation Triumph' / Coronation Triumph #5 CONT. Ornamental Grasses BGB 158 Ornamental Grasses Bouteloua gracilis 'Blonde Ambition' / Blonde Ambition Grama Grass #1 CONT. SSB 69 Ornamental Grasses Schizachyrium scoparium 'Blaze' / Blaze Little Bluestem #1 CONT. Evergreen Groundcover AUU 130 Evergreen Groundcover Arctostaphylos uva-ursi / Kinnikinnick #1 CONT. JCE 14 Evergreen Groundcover Juniperus communis 'Effusa' / Effusa Common Juniper #1 CONT. MRC 116 Evergreen Groundcover Mahonia repens / Creeping Oregon Grape Holly #1 CONT. 227 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :4 1 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 4 1 A M 24900.00 L-900 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 LANDSCAPE RENDERINGS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. COURTYARD FALL/ WINTER WEST ENTRY INTO THE PASEO WEST ENTRY INTO THE PASEO COURTYARD SUMMER/ SPRING PASEO VIEW LOOKING WEST AERIAL VIEW LOOKING DOWN THE PASEO 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRIN T S NOT FOR CONSTRU C T ION DPA Project: Sheet Number: Sheet Title: RevisionsDateNo. Sheet Information Project Information IssuanceDate Consultant(s) 123456 123456RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 GG 4/29/2025 10:22:39 AM 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 9 A M 24900.00 A-21 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SUN / SHADE ANALYSIS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 228 UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT TRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 12' AFF (IN SOFFIT) 12' AFF (IN SOFFIT) 14' AFF (IN SOFFIT)14' AFF (IN SOFFIT) ES3 ES3ES3 ES3 ES3ES3ES3ES3ES3 ES3 ES3 EW2EW2 EW2EW2 EW2 EW2EW2 EW2 EW2 EW2 ER1 ER1 ER1 ER1 ER1ER1 ER1ER1 EW1EW1 ER1ER1 EW3EW3EW3EW3EW3EW3EW3 EW3 EW3 20' AFF 20' AFF 20' AFF 75' AFF (DIRECTIONAL ART LIGHTING) ES1 83' AFF (DIRECTIONAL ART LIGHTING) ES1 10 10 EW3 EW3 EW3 EW1 STORAGE OFFICE UNIT L VESTIBULE LOBBY RESTROOM 14' AFF (IN SOFFIT) ER1 ER1ER1 EG2 EG2 EG2 EG2 EG2 EW3 Lighting Symbol Legend EW2 -SURFACE MOUNT DOWNLIGHT (14' AFF, TYP. UNLESS OTHERWISE NOTED) EW3 -WALL SCONCE (20' AFF, TYP. UNLESS OTHERWISE NOTED) ES1 -DIRECTIONAL (ART LIGHTING) ER1 -RECESSED DOWNLIGHT MOUNTED IN SOFFIT ABOVE AS NOTED EW6 -WALL SCONCE (10' ABOVE ESCALATOR) EW1 -WALL SCONCE (20' AFF, TYP. UNLESS OTHERWISE NOTED) ES3 -WALLWASH (14' AFF, TYP) EW5 -WALL SCONCE (9' AFF, TYP. UNLESS OTHERWISE NOTED) EG1, EG1A, EG1B -POLE BEAM (HEIGHT VARIES) EG2 -BOLLARD (3' ABOVE SURFACE) ES3 -LINEAR FESTOON LIGHTING (SEASONAL 16' SURFACE) EL2 -ROPE LIGHTING (AT FIREPIT) 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 1 :5 9 P M 4/ 3 0 / 2 0 2 5 2 : 5 1 : 5 9 P M 24900.00 AL-03 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 LIGHTING PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1/8" = 1'-0"B1 LEVEL P2 - OVERALL LIGHTING PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" 22 9 DN UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 20'-6" AFF 20'-6" AFF 20'-6" AFF 20'-6" AFF 24' AFF 24' AFF 24' AFF 24' AFF EW3 23' AFF (IN SOFFIT) 13' AFF (IN SOFFIT)13' AFF (IN SOFFIT) 17' AFF (IN SOFFIT) LOBBY UNIT A UNIT B UNIT B UNIT C UNIT M UNIT P LOBBY UNIT D PUBLIC ELEVATOR STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY ER1 ER1 ER1ER1ER1 EW1 EW1 ER1 ER1 ER1 EW3 EW3 EW3 EW2EW2 EW3 EW3 EW3 EW3 ES1 ES1 46' AFF (DIRECTIONAL ART LIGHTING) 46' AFF (DIRECTIONAL ART LIGHTING) EW5 EW5 EW5 EW5 10 10 12' AFF (IN SOFFIT) ER1ER1 EW6EW6 EG2 EG2 EG2 EG2 EG2 EW3 EW3 EW3 Lighting Symbol Legend EW2 -SURFACE MOUNT DOWNLIGHT (14' AFF, TYP. UNLESS OTHERWISE NOTED) EW3 -WALL SCONCE (20' AFF, TYP. UNLESS OTHERWISE NOTED) ES1 -DIRECTIONAL (ART LIGHTING) ER1 -RECESSED DOWNLIGHT MOUNTED IN SOFFIT ABOVE AS NOTED EW6 -WALL SCONCE (10' ABOVE ESCALATOR) EW1 -WALL SCONCE (20' AFF, TYP. UNLESS OTHERWISE NOTED) ES3 -WALLWASH (14' AFF, TYP) EW5 -WALL SCONCE (9' AFF, TYP. UNLESS OTHERWISE NOTED) EG1, EG1A, EG1B -POLE BEAM (HEIGHT VARIES) EG2 -BOLLARD (3' ABOVE SURFACE) ES3 -LINEAR FESTOON LIGHTING (SEASONAL 16' SURFACE) EL2 -ROPE LIGHTING (AT FIREPIT) 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PROGRESS PRI NTS NOT FOR CONSTRUCTI ON DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 2 :0 3 P M 4/ 3 0 / 2 0 2 5 2 : 5 2 : 0 3 P M 24900.00 AL-05 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 LIGHTING PLAN - LEVEL ONE - PLAZA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1/8" = 1'-0"C1 LEVEL 1 - OVERALL LIGHTING PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" 23 0 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PRO G RE SS PRIN T S NO T FO R CO NS TRU C T IO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /8 /2 0 2 5 4 :1 4 :5 5 P M 4/ 8 / 2 0 2 5 4 : 1 4 : 5 5 P M 24900.00 AL-16 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 LIGHTING CUTSHEETS 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. Tex Jr-60 in Enviro Oil-Rubbed Bronze (EOB) Tex Jr-60 in Enviro Oil-Rubbed Bronze (EOB) TEX JR APPLICATIONS Direct/Indirect grazing luminaire for exterior/interior use: flanking doors, on columns, on building facades, between windows, corridors, and elevator lobbies SIZES • 30” H x 9” W x 4”D, 18 lbs • 60” H x 9” W x 4”D, 36 lbs MOUNTING • J-Box 3.0 or 4.0 at center or end of fixture • Steel mounting system with mounting plate and cover with rubber gaskets between the junction box and mounting plate • Can be mounted vertically or horizontally SPECIFICATIONS • High efficiency, fully integrated propietary LED module • IP66 Rated • 120-277V input • 100,000+ hours rated life time • 10 Year Limited Warranty (excludes shade) • Title 24 Compliant • ADA Compliant LAMPING • 3000K, 3500K • 30” - 760 delivered lumens • 60” - 1221 delivered lumens • 0-10V Dimming (100-10%) CONSTRUCTION Fixture shell (shade): Heavy gauge aluminum with industrial powder coat finish and high impact acrylic 10YR ARCHITECTURAL SCALE, WET-LISTED EXTERIOR WALL SCONCE ALVALIGHT.COM P: 510 993 0898 SPECIFICATIONS SUBJECT TO CHANGE EVO4WC page 1 of 9 Luminaire Type: Catalog Number: Multiple Layers of Light General Illumination Wall Mount Cylinder 4" GOTHAM ARCHITECTURAL DOWNLIGHTING | 1400 Lester Road Conyers, GA 30012 | P 800-705-SERV (7378) | gothamlighting.com © 2014-2023 Acuity Brands Lighting Inc. All Rights Reserved. Rev. 05/03/23 Specifications subject to change without notice. The product images shown are for illustration purposes only and may not be an exact representation of the product. OV E R V I E W CO M P L E M E N T A R Y P R O D U C T S • Batwing distribution with feathered edges provides even illumination on horizontal and vertical surfaces • Bounding Ray™ optical design • 45° cutoff to source and source image • Fully serviceable lensed LED light engine • 70% lumen maintenance at 60,000 hours • 2.5 SDCM; 85 CRI typical, 90+ CRI optional • Fixtures are damp location standard; wet location option (WL), covered ceiling, IP66 option available, covered ceiling not required. • 20 standard colors in textured and gloss finish; custom or RAL colors also available • Field configurable surface junction box conduit covers available • ENERGY STAR® Certified product • UGR of zero for fixtures aimed at nadir with a cut-off equal to or less than 60deg per CIE 117-1995 Discomfort Glare in Interior Lighting. UGR FAQ (UGR FAQ) Feature Set Distribution Superior Perfomance wide 1.2 S:MH medium 0.8 S:MH medium wide 1.0 S:MH Nominal Lumens 250 500 750 1000 1500 2000 2500 3000 3500 4000 4500 5000 Delivered Lumens 271 573 808 1001 1527 1994 2580 3110 3612 4120 4584 5045 Wattage 3.1 7.2 7.9 8.8 13.7 19.5 25.7 31.2 38.4 35.4 40.1 44.7 Lumens per Watt 87.4 79.6 102.3 113.8 111.5 102.3 100.4 99.7 94.1 116 114 113 Coordinated Apertures | Multiple Layers of Light EVO + Incito — Multiple Layers of LightGeneral Illumination Layer | EVO High Center Beam Layer | Incito Downlight Adjustable Open Wallwash Lensed Wallwash Cylinder Pinhole Bevel Hyperbolic MRI Surgical Suite Patient Room Dynamic Food Service Vandal/Tamper Clean Room Shower Steam Room Core Healthcare Special Applications ICO4UDWC page 1 of 9 Luminaire Type: Catalog Number: High Center Beam Wall Mount Direct/Indirect Cylinder 4" Multiple Layers of Light incito™ GOTHAM ARCHITECTURAL DOWNLIGHTING | 1400 Lester Road Conyers, GA 30012 | P 800-705-SERV (7378) | gothamlighting.com © 2021-2023 Acuity Brands Lighting Inc. All Rights Reserved. Rev. 09/20/23 Specifications subject to change without notice. The product images shown are for illustration purposes only and may not be an exact representation of the product. OV E R V I E W CO M P L E M E N T A R Y P R O D U C T S • Downlight and uplight can be individually specified for lumen output, beam spreads and accessories, allowing for a complete custom design • Accessories available in vivid colors to give designers the freedom to create unique luminaires • 12 optimized distribution patterns allow designers to achieve unique specifications for their projects • Bounding Ray™ delivers top down flash for superior glare control • 45° cutoff to source and source image • Fully serviceable lensed LED light engine • 70% lumen maintenance at 60,000 hours • 2.5 MacAdam Ellipse; 85 CRI typical, 90+ CRI optional • Fixtures are damp location standard; wet location (WL) and IP66 options available - covered ceiling not required. • 20 standard cylinder colors in textured and gloss finish; custom or RAL colors also available • ENERGY STAR® Certified product • UGR of zero for fixtures aimed at nadir with a cut-off equal to or less than 60deg per CIE 117-1995 Discomfort Glare in Interior Lighting. UGR FAQ Feature Set Distribution Superior Perfomance 65° beam angle60° beam angle50° beam angle45° beam angle40° beam angle35° beam angle30° beam angle25° beam angle20° beam angle15° beam angle10° beam angle Nominal Lumens per Direction 500 750 1000 1500 2000 2500 3000 3500 4000 4500 5000 Delivered Lumens 703 807 1062 1545 1977 2419 2920 3548 3982 4419 4848 Wattage 6.7 7.5 9.8 15.1 21.5 26.5 34.1 33.8 39.5 46.2 53.2 Efficacy 104 108 108 102 92 91 86 105 101 96 91 *Based on 3500K AR LSS 35D 80CRI down orientation only Coordinated Apertures | Multiple Layers of Light EVO + Incito — Multiple Layers of LightGeneral Illumination Layer | EVO High Center Beam Layer | Incito Downlight Adjustable Open Wallwash Lensed Wallwash Cylinder Pinhole Bevel Hyperbolic MRI Surgical Suite Patient Room Dynamic Food Service Vandal/Tamper Clean Room Shower Steam Room Core Healthcare Special Applications ASYM No accessory Snoot Angle Cut Snoot Light Shield Concentric Ring Louver ICO4WC page 1 of 9 Luminaire Type: Catalog Number: High Center Beam Wall Mount Cylinder 4" Multiple Layers of Light incito™ GOTHAM ARCHITECTURAL DOWNLIGHTING | 1400 Lester Road Conyers, GA 30012 | P 800-705-SERV (7378) | gothamlighting.com © 2014-2023 Acuity Brands Lighting Inc. All Rights Reserved. Rev. 07/06/23 Specifications subject to change without notice. The product images shown are for illustration purposes only and may not be an exact representation of the product. OV E R V I E W CO M P L E M E N T A R Y P R O D U C T S • Eleven optimized distribution patterns allow designers to achieve tailored objectives • Bounding Ray™ optical design • 45° cutoff to source and source image • Fully serviceable lensed LED light engine • 70% lumen maintenance at 60,000 hours • 2.5 SDCM; 85 CRI typical, 90+ CRI optional • Fixtures are damp location standard; wet location option (WL), covered ceiling, IP66 option available, covered ceiling not required. • 20 standard colors in textured and gloss finish; custom or RAL colors also available) • Field configurable surface junction box conduit covers available • ENERGY STAR® Certified product • UGR of zero for fixtures aimed at nadir with a cut-off equal to or less than 60deg per CIE 117-1995 Discomfort Glare in Interior Lighting. UGR FAQ (UGR FAQ) Feature Set Distribution Superior Perfomance 65° beam angle 60° beam angle 50° beam angle 45° beam angle 40° beam angle 35° beam angle 30° beam angle 25° beam angle 20° beam angle 15° beam angle 10° beam angle Nominal Lumens 500 750 1000 1500 2000 2500 3000 3500 4000 4500 5000 Delivered 703 807 1062 1545 1977 2419 2920 3548 3982 4419 4848 Wattage 6.7 7.5 9.8 15.1 21.5 26.5 34.1 33.8 39.5 46.2 53.2 Efficacy 104 108 108 102 92 91 86 105 101 96 91 Coordinated Apertures | Multiple Layers of Light EVO + Incito — Multiple Layers of LightGeneral Illumination Layer | EVO High Center Beam Layer | Incito Downlight Adjustable Open Wallwash Lensed Wallwash Cylinder Pinhole Bevel Hyperbolic MRI Surgical Suite Patient Room Dynamic Food Service Vandal/Tamper Clean Room Shower Steam Room Core Healthcare Special Applications Updated 1.2024 1 410 381 1497 inter-lux.com answers@inter-lux.com Inter-lux reserves the right to make technical changes without notice. Periskop 3.0" Optics 3.0" (6.5W) Fixed 3.0" (8W) Narrow General: The Periskop outdoor family of flood lights represents a versatile landscaping solution for trees, bushes, sculptures, as well as building facades. Periskop is available in multiple sizes and optics (including a Narrow Spot beam for dramatic effects), with multiple installation solutions available and a selection of accessories to control and shape the beam to your desire. Fixture Body: Open-pore Anodized and Powder Coated Die-Cast Aluminum. Glass: Extra-clear Tempered glass. Bracket: Powder Coated Steel Bracket, Black Painted. Bracket pivots -10°/+60° on the vertical plane and swivels +/-38° on the horizontal plane. Mounting details: Fixture can be installed straight into concrete or onto different surfaces by using one of the several mounting accessories available within the family. Dimensions/Weight: 3.0" (1.80 lbs) Driver: Remote, 120-277V Dimmable 0-10V. Optional: Lutron Athena Wireless Node RF (AWNRF), can be added to control up to 5x drivers together (Consult Factory). Wattage: 8W (3.0") Cable: Fixture comes with 3.28' of power cable and it's equipped with TCS safety system to shield circuits from moisture. IP rating: IP66 for protection against dust and water jets from any angle. IK rating: IK 09 (3.0") ETL Certification: ETL, wet location Optics: Fixed. Available in Narrow Spot – Spot – Flood – Wide Flood. Standard Visors and Snoots accessories available. Honeycomb louvers and Elliptic lenses available upon request. Color temperatures: 2700K – 3000K – 4000K. CRI: 80+ Lumen Maintenance: L70 projections tested at Tj 65° C and Ta 25°. Warranty: 5-year Limited Warranty on fixtures. 1-year Limited Warranty on Remote Drivers. Delivered Lumens*3.0" / 6.5W 3.0" / 8W NSP N/A 588 SP 626 N/A FL 598 N/A WFL 561 N/A *Values shown for 3000K Ordering Information PER Product Trim/Finish Type Size Wattage/Operation Color Temp Optic +Accessories3 Driver (Required)3 PER = Periskop SWH = Square White SBL = Square Black SGR = Square Gray SDB = Square Dark Brown F = Fixed 30 = 3.0" 6.5 CC = 6.5W / Constant Current (700mA)1 27 = 2700K 30 = 3000K 40 = 4000K SP = Spot1 FL = Flood1 WFL = Wide Flood1 Peg E98549 Tree belt E99802 Anti-glare E98966 E989694 ECO30W-700 SOLO50W-700 SOLO100W-700 AWNRF (option)5 N = Narrow beam 30 = 3.0" 8 CC = 8W / Constant Current (700mA)2 27 = 2700K 30 = 3000K 40 = 4000K NSP = Narrow Spot2 1 Available with F ONLY 2 Available with N ONLY 3 See page 2 4 Available with F ONLY 5 Example: ECO30W-700-AWNRE IP66 SWHSBLSGRSDB F - 30 - 6.5 - CCN - 30 - 8 - CC SPFLWFLNSP EC030WSOLO50WSOLO100WECO30W-AWNRESOLO50W-AWNRESOLO100W-AWNRE E98549E99802E98966E98969 273040 EVO2 page 1 of 7 Luminaire Type: Catalog Number: General Illumination Round Downlight 2" GOTHAM ARCHITECTURAL DOWNLIGHTING | 1400 Lester Road Conyers, GA 30012 | P 800-705-SERV (7378) | gothamlighting.com © 2014-2023 Acuity Brands Lighting Inc. All Rights Reserved. Rev. 10/24/23 Specifications subject to change without notice. The product images shown are for illustration purposes only and may not be an exact representation of the product. Multiple Layers of Light OV E R V I E W CO M P L I M E N T A R Y P R O D U C T S • Batwing distribution with feathered edges provides even illumination on horizontal and vertical surfaces • Bounding Ray™ optical design • 50° Cutoff to source and source image • Field interchangeable optic • Fully serviceable and upgradeable lensed LED light engine • 70% lumen maintenance at 60,000 hours • 2.5 SDCM; 85 CRI typical, 90+ CRI optional • Fixtures are wet location, covered ceiling • ENERGY STAR® Certified product Feature Set Distribution Superior Performance Nominal lumens 250 500 750 1000 1500 2000 Delivered 265 540 802 1073 1537 2094 Wattage 3.4 6.3 9.7 12.7 21.2 31.7 Efficacy 78 85 83 84 73 66 *Based on 3500K 80CRI 15D AR LSS wide 1.2 S:MH medium 0.9 S:MH medium wide 1.0 S:MH Coordinated Apertures | Multiple Layers of Light EVO + Incito — Multiple Layers of LightGeneral Illumination Layer | EVO High Center Beam Layer | Incito Downlight Adjustable Open Wallwash Lensed Wallwash Cylinder Pinhole Bevel Hyperbolic MRI Surgical Suite Patient Room Dynamic Food Service Vandal/Tamper Clean Room Shower Steam Room Core Healthcare Special Applications Items marked by a shaded background qualify for the Design Select program and ship in 15 days or less. To learn more about Design Select, visit www.acuitybrands.com/designselect. *See ordering tree for details OVERVIEW • SPECIFICATIONS • ORDERING INTERIOR + EXTERIOR | F170 SINGLE DATE PROJECT FIRM TYPE RISE™ 1 /4ECOSENSELIGHTING.COM P • 310.496.6255 F • 310.496.6256 T • 855.632.6736 855.6.ECOSEN ECOSENSE LIGHTING INC. 837 NORTH SPRING STREET SUITE 103 LOS ANGELES, CA 90012 SPECIFICATIONS SUBJECT TO CHANGE WITHOUT NOTICE. VISIT ECOSENSELIGHTING.COM FOR THE MOST CURRENT SPECIFICATIONS. FOR A LIST OF PATENTS VISIT ECOSENSELIGHTING.COM/IP-PORTFOLIO/ ©2019 ECOSENSE LIGHTING INC. ALL RIGHTS RESERVED. ECOSENSE, THE ECOSENSE LOGO, TRoV, TROV AND ECOSPEC ARE REGISTERED TRADEMARKS OF ECOSENSE LIGHTING INC. RISE™, SLIM COVE™, FREEDOM TO CREATE™, MACRO™, FLIP-TO-FLAT™ ARE TRADEMARKS OF ECOSENSE LIGHTING INC. 20231212 RISE IS A SYSTEM OF BEAUTIFULLY DESIGNED OUTDOOR RATED LUMINAIRES THAT PROVIDE EFFICIENT AND POWERFUL LIGHT USING THE LATEST IN LED TECHNOLOGY. RISE F170 SINGLE IS A POWERFUL AND COMPACT LED LIGHT FIXTURE, DELIVERING UP TO 4450 LUMENS, THAT CAN BE USED IN SPOT, ACCENT, LANDSCAPE AND FLOODLIGHT APPLICATIONS. ITS UNIQUE MACRO™ LOCK FEATURE ALLOWS FOR FULL 180 DEGREE TILT AND 360 DEGREE PAN AIMABILITY USING ONLY ONE TOOL. FEATURES : • POWERFUL CBCP • EXTREMELY COMPACT • POWERFUL OUTPUT UP TO 4450 LUMENS • MACRO™ LOCK - 180° TILT AND 360° PAN • 12 UNIQUE BEAM ANGLES • MULTIVOLT (110 V-277 V) • 8 CCTS: 2200K THROUGH 6500K • 80+ AND 90+ CRI • DIMMABLE TO 5% • IP66 RATED EXAMPLE: F170-1S-LO-22-8-05-S-X-A COLOR RENDERING INDEX 80+, 90+ COLOR CONSISTENCY 3-STEP MACADAM ELLIPSE ALL LUMEN DATA IS FROM 4000K 80CRI FIXTURES. PLEASE SEE PHOTOMETRY SPEC SHEET FOR ADDITIONAL LUMEN DATA. * ENERGY STAR REPORTED TESTING HOURS TO DATE. CALCULATIONS FOR LED FIXTURES ARE BASED ON MEASUREMENTS THAT COMPLY WITH IES LM-80 TESTING PROCEDURES AND IES TM-21 CALCULATOR ** ESTIMATED HOURS ACCESSORIESBEAM ANGLECRI CCT/ COLOR POWER/ LUMEN OUTPUT* FIXTURE CONFIG. FIXTURE MODEL FINISHES WIRING AND MOUNTING 05 - Laser Spot (5°) 10 - Very Narrow Spot (10°) 15 - Narrow Spot (15°) 20 - Spot (20°) 40 - Flood (40°) 60 - Medium Flood (60°) 70 - Wide Flood (70°) 90 - Very Wide Flood (90°) E1 - Elliptical 1 (15°x60°) E2 - Elliptical 2 (30°x60°) E3 - Elliptical 3 (60°x15°) E4 - Elliptical 4 (60°x30°) 22 - 2200K 25 - 2500K 27 - 2700K 30 - 3000K 35 - 3500K 40 - 4000K 50 - 5000K 65 - 6500K RD - Red GR - Green BL - Blue AM - Amber *2200K and 2500K not available in 40°, 60°, 70° and 90° F170 1S - Single Head LUMEN DEPRECIATION WATTS L70 @ 25C L70 @ 50C L90 @ 25C L90 @ 50C NOTE: Information on this Spec Sheet is subject to change, please visit ecosenselighting.com/downloads/rise for the most updated information. 8 - 80 9 - 90* X - For RD, GR, BL, AM *90 CRI not available in 2200K, 2500K, 5000K, and 6500K LO - Low Output MO - Medium Output HO - High Output A - 19” Flying Leads - Internal Cable IC; Bottom Exit; 1/2” NPT ; UL Listed B* - 10’ External Cable Side Exit; Surface Mount ; UL Listed C* - 10’ External Cable Bottom Exit; Surface Mount - 1/2” NPT ; UL Listed D* - 10’ External Cable Side Exit; Surface Mount ; CE Listed E* - 10’ External Cable Bottom Exit; Surface Mount - 1/2” NPT; CE Listed K - Black Z - Bronze S - Silver W - White C - Custom* *Provide RAL # X - No Accessory H - Half Snoot F - Full Snoot LOW MEDIUM HIGH >60,500* >(109,000)** >60,500* >(109,000)** >60,500* >(181,000)** >60,500* >(109,000)** >60,500* >(109,000)** >36,300* >60,500* >(109,000)** >60,500* >(109,000)** >60,500* >(69,800)** >60,500* >(109,000)** >60,500* >(109,000)** >33,200* PERFORMANCE 13 Low Output 1,258 97 72,487 25 Medium Output 2,131 85 122,841 38 High Output 2,878 76 165,891 WATTS POWER LUMEN OUTPUT EFFICACY CBCP 5° 40°5° 40°5° *SEE PHOTOMETARY CHART FOR LUMEN DATA 1,633 2,955 4,350 126 118 114 40° 2,861 5,177 7,621 2225273035405065RDGRBLAMLOMOHO F170 1S 89X 0510152040607090E1E2E3E4 KZSWC XHF ABCDE EVO2SC page 1 of 8 Luminaire Type: Catalog Number: General Illumination Surface Ceiling Cylinder 2" GOTHAM ARCHITECTURAL DOWNLIGHTING | 1400 Lester Road Conyers, GA 30012 | P 800-705-SERV (7378) | gothamlighting.com © 2014-2022 Acuity Brands Lighting Inc. All Rights Reserved. Rev. 09/08/22 Specifications subject to change without notice. The product images shown are for illustration purposes only and may not be an exact representation of the product. Multiple Layers of Light OV E R V I E W CO M P L E M E N T A R Y P R O D U C T S • Batwing distribution with feathered edges provides even illumination on horizontal and vertical surfaces • Bounding Ray™ optical design • 50° Cutoff to source and source image • Field interchangeable optic • Driver and LED light engine fully serviceable from below ceiling • 70% lumen maintenance at 60,000 hours • 2.5 SDCM; 85 CRI typical, 90+ CRI optional • Fixtures are wet location, covered ceiling (WL option) • ENERGY STAR® Certified product • 20 standard colors in textured and gloss finish; custom or RAL colors also available Feature Set Superior Performance Nominal lumens 250 500 750 1000 1500 2000 Delivered 265 540 802 1073 1537 2094 Wattage 3.4 6.3 9.7 12.7 21.2 31.7 Efficacy 78 85 83 84 73 66 *Based on 3500K 80CRI MWD AR LSS Coordinated Apertures | Multiple Layers of Light EVO + Incito — Multiple Layers of LightGeneral Illumination Layer | EVO High Center Beam Layer | Incito Downlight Adjustable Open Wallwash Lensed Wallwash Cylinder Pinhole Bevel Hyperbolic MRI Surgical Suite Patient Room Dynamic Food Service Vandal/Tamper Clean Room Shower Steam Room Core Healthcare Special Applications Distribution wide 1.2 S:MH narrow 0.8 S:MH medium wide 1.0 S:MH Updated 10.2023 1 410 381 1497 inter-lux.com answers@inter-lux.com Inter-lux reserves the right to make technical changes without notice. Periskop 1.8" Optics 1.8" (6W) Fixed 1.8" (6W) Narrow w/Integrated Snoot General: The Periskop outdoor family of flood lights represents a versatile landscaping solution for trees, bushes, sculptures, as well as building facades. Periskop is available in multiple sizes and optics (including a Narrow Spot beam for dramatic effects), with multiple installation solutions available and a selection of accessories to control and shape the beam to your desire. Fixture Body: Open-pore Anodized and Powder Coated Die-Cast Aluminum. Glass: Extra-clear Tempered glass. Bracket: Anodized Aluminum Bracket, Black Painted. Bracket pivots -14°/+110° on the vertical plane (no horizontal plane adjustment). Mounting details: Fixture can be installed straight into concrete or onto different surfaces by using one of the several mounting accessories available within the family. Dimensions/Weight: 1.8" (0.44 lbs) Driver: Remote, 120-277V Dimmable 0-10V. Optional: Lutron Athena Wireless Node RF (AWNRF), can be added to control up to 5x drivers together (Consult Factory). Wattage: 6W (1.8") Cable: Fixture comes with 3.28' of power cable and it's equipped with TCS safety system to shield circuits from moisture. IP rating: IP66 for protection against dust and water jets from any angle. IK rating: IK 05 (1.8") ETL Certification: ETL, wet location Optics: Fixed. Available in Narrow Spot – Spot – Flood – Wide Flood. Visors and Snoots accessories available. Honeycomb louvers and Elliptic lenses available upon request. Color temperatures: 2700K – 3000K – 4000K. CRI: 80+ Lumen Maintenance: L70 projections tested at Tj 65° C and Ta 25°. Warranty: 5-year Limited Warranty on fixtures. 1-year Limited Warranty on Remote Drivers. Delivered Lumens*1.8" NSP 488 SP 485 FL 397 WFL 454 *Values shown for 3000K Ordering Information PER 18 6 - CC Product Trim/Finish Type Size Wattage/Operation Color Temp Optic +Accessories3 Driver (Required)3 PER = Periskop SWH = Square White SBL = Square Black SGR = Square Gray SDB = Square Dark Brown F = Fixed NS = Narrow w/Integrated Snoot1 18 = 1.8" 6 CC = 6W / Constant Current (500mA) 27 = 2700K 30 = 3000K 40 = 4000K NSP = Narrow Spot2 SP = Spot FL = Flood WFL = Wide Flood Peg E98624 E98550 Tree belt E99802 ECO30W-500 SOLO50W-500 SOLO100W-500 AWNRF (option)4 1 Available with NSP ONLY 2 Available with NS ONLY 3 See page 2 4 Example: ECO30W-500-AWNRE IP66 SWHSBLSGRSDB 273040 NSPSPFLWFL EC030WSOLO50WSOLO100WECO30W-AWNRESOLO50W-AWNRESOLO100W-AWNRE E98624E98550E99802 FNS FIXTURE TYPE: PROJECT NAME: Beam 12' - 30' Steel Pole with Wood Accents SPECIFICATIONS: CONSTRUCTION: Formed A992 steel beam welded to an A572 steel baseplate. Solid wood panel is assembled through glulam construction and precision machined using CNC technology. Adhesive complies with ASTM D-2559 glulam construction specifications for extreme exposed weather conditions, is waterproof and rated for wet or dry use exposure. ELECTRICAL: A 5/16” – 18 grounding point is provided on the aluminum pole center support. Wireway access is provided through a NEC compliant handhole hidden behind accent panel. FINISHES AND MATERIALS: All metal parts are polyester powder coat painted. Wood panels are finished with a low VOC waterborne matte exterior finish containing UV and mildew inhibitors. Care and Maintenance HARDWARE: All fasteners and hardware are stainless steel. Anchor bolt kits are ASTM F1554 grade 55 steel with galvanized steel hex nuts and washers. FIXTURE MOUNTING: Fixtures mount to pole from bolt pattern, horizontal mast arm, or custom arm. Steel H-beam upright with wood accent panels. FEATURES: • Roadway or pedestrian pole heights up to 30' • Catenary cable capabilities • Available in 6", 8", and 10" square sizes Shown with Plaza arm, banner arm option, and modified top. Shown with custom arm. 44 ©2024 STRUCTURA, INC. FIXTURE TYPE: PROJECT NAME: Lineal Bollard Illuminated Aluminum Bollard High performance slender aluminum bollard with accent panel and configuration options. FEATURES: • Small 4" x 3" footprint • Available with wood or aluminum front accent panel • Multiple distribution options • Concealed mounting hardware SPECIFICATIONS: CONSTRUCTION: Seamless aluminum housing comprised of 6005A- T61 extrusion and 6061-T6 end plates. Secures to an A36 steel base weldment. Gasketed handhole access behind accent panel. ELECTRICAL: Powered by a Class P 120-277VAC primary integral power supply behind gasketed handhole cover behind accent panel. System is 0-10V dimmable. Minimum -40°C operating temperature. OPTICAL SYSTEM: LED boards have solderless connections for field upgradability. Available in 2700K, 3000K, 3500k and 4000K color temperatures with >90 CRI. Optics are UV resistant molded PMMA in Type II and V distributions. Consult factory for additional lumen output, CCT, and optical distribution options. FINISHES AND MATERIALS: All exterior aluminum parts are polyester powder coat painted to AAMA-2604 standards. Wood pieces are finished with a low VOC waterborne matte exterior finish containing UV and mildew inhibitors. Care and Maintenance HARDWARE: All luminaire hardware is stainless steel. Anchor bolt kit is hot dipped galvanized. LISTINGS & RATINGS: Luminaire CSA listed according to CSA C22.2 No. 250.0-18/UL Standard 1598. Suitable for wet locations. LM-80 test reported L70 > 60,500 hours and calculated L70 > 154,000 hours. 84 ©2022 STRUCTURA, INC. FIXTURE TYPE: PROJECT NAME: Aura Illuminated Wooden Linear Pendant SPECIFICATIONS: HOUSING: Solid Accoya wood linear assembled through glulam construction and precision machined using CNC technology. Adhesive complies with ASTM D-2559 glulam construction specifications for extreme exposed weather conditions, waterproof, and rated for wet or dry use exposure. ELECTRICAL: Powered by a standalone Q-Tran QZ, 120-277VAC primary/24VDC secondary outdoor rated remote dimmable power supply. Power supply features built-in short circuit protection, over load protection, and over temperature protection. System is forward phase, reverse phase, and 1-10V dimming. Consult factory for other driver options. Catenary mounted fixtures supplied with 1' infeed cable; a 40' leader cable supplied with infeed only fixtures. Ceiling canopy mounted fixtures supplied with 6' infeed cable. Operating temperature of -4°F to 125°F SO, 115°F MO, and 108°F HO. OPTICAL SYSTEM: Available in 2700K, 3000K, 3500K, 4000K color temperatures with smooth, dot free illumination. Consult factory for other lumen outputs. FINISHES AND MATERIALS: Wood is finished with a low VOC waterborne matte exterior finish containing UV and mildew inhibitors. Care and Maintenance HARDWARE: All fasteners and non-wood components are stainless steel unless otherwise noted. LISTINGS & RATINGS: Luminaire CSA listed according to CSA C22.2 No. 250.0-18/UL Standard 1598 and UL Standard 2108. Suitable for wet locations. LM-80 test calculated L70 > 40,000 hours. Luminaire not to be installed in chlorinated environment. WARRANTY: 25-year wood warranty with a 2-year finish warranty. 3-year warranty on LED and driver. Solid wood exterior/interior LED round pendant. FEATURES: • Available in 2' to 12' lengths • >90CRI smooth, dot free illumination • Dimmable outdoor rated power supply and IP67 luminaire • Catenary cable, ceiling, and wall mounting options 122 ©2023 STRUCTURA, INC. www.LEDI.LIGHTING | Quotations: designs@ledinspirations.com | Phone: (832) 717-2710 Inspire Neon Flex 0404 Side Bend 24V DC LED Neon Flex Type QTY Part Number Signature Copyright © LED Inspirations, LLC | Version 12072023 | 1 Specifications Power 3 Watts/FT Max Run Length 16FT Cut Length Every 3.94” Available Colors 2700K, 3000K, 3500K, 4000K, Red, Green, and Blue Input Voltage 24V DC Bend Type Side Bend (bends side-to-side) Product Material UV-Resistant Silicone Product Color White Minimum Bend Diameter 3-7/8" Beam Angle 120° Lamp Life 50,000 Hours Max Ambient Temperature -13°F to 131°F (-25°C to 55°C) Max Operating Temperature 32°F to 131°F (0°C to 55°C) Environment IP67 Indoor or Outdoor Dimming 0-10V, MLV, ELV, Incandescent, and CFL/LED Connector Pre-Assembled Connectors or In-Field Connectors Certifications & Safety Standards • UL Listed for The United States and Canada - File # E467147 • UL Listed per UL2108 Low Voltage Lighting Systems/CSA C22.2 No 250.0-08-Luminaires/ UL8750 • Title 24 JA8 Compliant • Always review all local and national safety standards before installing any LEDI product(s). Side Bend (bends side-to-side) 3/8” 3/8” Color Lumens/FT Efficacy CRI 2700K 180 60 lm/W 90 3000K 192 64 lm/W 90 3500K 201 67 lm/W 90 4000K 204 68 lm/W 90 Red 84 28 lm/W n/a Green 262 87 lm/W n/a Blue 46 15 lm/W n/a Performance EW1 EW2 EW4 EW5EW3 ES3EW6ES1ES2ER1 EG1, EG1A, EG1B EG2 EL2EL1 231 232 233 234 235 236 237 238 239 240 241 242 243 244 CORNERSTONE DEVELOPMENT APPLICATION 245 PEC MEETING MAY 12, 2025 CORNERSTONE DEVELOPMENT APPLICATION. PEC MEETING - May 12, 2025 2 246 PEC MEETING MAY 12, 2025 DESIGN CONCEPT. Main Project Considerations 3 247 PEC MEETING MAY 12, 2025 MAIN PROJECT DESIGN CONSIDERATIONS. 4 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 7 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 7 A M 24900.00 A-12 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 2 A12 1/8" = 1'-0" EAST ELEVATION 1 A12 1/8" = 1'-0" SOUTH ELEVATION MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS. 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED TOP OF ROOF EAST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" PASEO LEVELPASEO LEVEL PASEO LEVEL DROP OFF BEYOND 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 12 ' - 0 " 14 ' - 0 " 71 ' - 0 " A B O V E T H E P A S E O T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 10 ' - 6 " 13 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 71 ' - 0 " A B O V E T H E P A S E O 71 ' - 0 " A B O V E T H E P A S E O 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 14 ' - 0 " 10 ' - 6 " 12 ' - 0 " 10 ' - 6 " 10 ' - 6 " 1:12 PITCH TYP. 1:12 PITCH TYP.1:12 PITCH TYP.8 19 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 1:12 PITCH TYP. 1 1 1 2 3 3 3 3 8 8 16 4 9 9 9 9 10 10 10 12 12 12 13 13 14 14 14 15 4 17 18 19 6 6 6 7 7 7 7 8 20 8 9 9 9 45 ' - 0 " T O U P P E R P L A Z A 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-13 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1 A13 1/8" = 1'-0" SOUTH ELEVATION 2 A13 1/8" = 1'-0" WEST ELEVATION LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P2 100'-0" PASEO LEVEL 71 ' - 0 " A B O V E T H E P A S E O LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" 5 14 ' - 0 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " WESTHAVEN DR LEVEL 3 147'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " 10 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 1 3 19 20 1:12 PITCH TYP. 1:12 PITCH TYP. LEVEL P1 114'-0" 12 ' - 0 " 2 4 5 6 7 8 9 10 11 12 13 14 14 18 19 20 1 1 3 3 4 5 6 6 7 7 7 8 8 9 9 9 10 1:12 PITCH TYP. 10 1212 13 1414 15 15 1617 18 19 2020 MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED 9 9 45 ' - 0 " A B O V E D R O P U P P E R P L A Z A Plaza Level Westhaven Dr. Drop-off Paseo Level Skier Plaza 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” 86 ’ - 0 ” 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” Plaza Level Westhaven Dr. Drop-off Paseo Level Skier PlazaNorth Elevation (Westhaven Dr.) South Elevation (Paseo) Most of the changes and updates are as a result of PEC’s and neighbors’ comments: 1.Maximum height down to 71’ from 97’. 2.10’ Setback at East end. 3.Overhang reduced at East end of the East Building. 4.Enhanced Visitor Drop-off 5.Stairs instead of Escalators. 6.Elevator. 7.NON-F&B Retail. 8.Reduction from 30 DUs and 2 EHUs to 28 DUs. 9.Residential Units on South East Corner. 10.All Residential Parking is in the building, away from the public view. 11.Connection from Aria Parking to Paseo through second set of stairs. 12.View corridor to break-up building massing. REDUCTION IN GROSS BUILDING AREA FROM 121,506 sq ft to 110,388 sq ft. 1 1 2 3 3 2 5 7 9 10 6 8 9 8 6 5 4 11 11 Elevations. 12 248 PEC MEETING MAY 12, 2025 UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LSTORAGE 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING PAVING PATTERN PAVING PATTERN ELEVATOR ELEVATOR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS P RIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 4 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 4 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 1.Stairs instead of Escalators. 2.Retail to potentially be Rental Equipment Oriented, including Ski Valet, thus managing Public Lockers. No F&B (to mitigate delivery and trash). 3.Owners’ Lobby. 4.Residential Unit on South East Corner. 5.Relocated Public Amenities (Stairs, Elevator, WC, Lockers and Ofﬁce) are within existing Easement Boundaries. 6.Trash/delivery staging room. 7.10’ Setback at East end. 8.No negative impact or change to Existing Skier Plaza. 5 Trash / Storage MEP Storage Retail MEP Residential Lobby Residential Unit Paseo 1 2 4 5 6 7 3 8 Skier Plaza Lower Level Plan - Paseo level and Skiers Plaza. LAYOUT - MAIN PROJECT CONSIDERATIONS. 249 PEC MEETING MAY 12, 2025 UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 STAIR ELEVATOR STAIR ELEVATOR PUBLIC ELEVATOR STAIR ELEVATOR 75 862 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 55 51 47 31 4 34 33 43 37 38 4850525456 44 42 45574953 46 ELEV. LOBBY ELEV. LOBBY ELEV. LOBBY DR I V E L A N E 24 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 58 114'-0" TY P 18 ' - 0 " TY P 16 ' - 0 " M I N 9'-0" TYP 9'-0" TY P 18 ' - 0 " TY P 18 ' - 0 " 9'-0"7'-5" 18 ' - 0 " 16 ' - 0 " TYP 9'-0" TY P 18 ' - 0 " TY P 18 ' - 0 " TYP 9'-0" TY P 18 ' - 0 " TY P 16 ' - 0 " M I N 114'-0"115'-0" 114'-0" 115'-0" 117'-0 1/2" 117'-8 3/16" 4. 0 0 % 29 ' - 9 " 16 ' - 0 " 4.28%115'-0"114'-0" 10 10 6. 8 6 % 3635 UNIT L 3940 41 24'-0" TYP 9'- 0 " T Y P 296'-0" AT COMPACT 8'-0" MIN. AT C O M P A C T 16 ' - 0 " M I N . VESTIBULE STAIR UNIT K VESTIBULE 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS P RIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 6 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 6 P M 24900.00 A-03 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P1 - PARKING 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL P1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" PARKING SPACE REQUIREMENTS: TOV ORDINANCES; SECTION 14-5-1 (TABLE 5): ALL PARKING SPACES WITHIN GARAGE ARE DESIGNED, AND SHALL BE STRIPED IN ACCORDANCE WITH TOWN OF VAIL CODE. SIZES PROVIDE ARE MINIMUM REQUIREMENTS THAT SHALL BE MET FOR ENTIRETY OF EACH STALL. • Drive Aisle:24'-0" • Standard spaces:9'-0" x 18'-0" • Parallel spaces:9'-0" x 24'-0" • Compact spaces:8'-0" x 16'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 01 02 03 04 05 06 08 09 11 13 140712 D5 A-19 A5 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 10 C C 6 Residential Parking 58 spaces Residential Unit Paseo Below Skier Plaza Below 1.Stairs instead of Escalators (do not stop at this level) 2.Public Amenities (Stairs, Elevator) are within existing Easement Boundaries. 3.Residential Units on South East Corner. 4.All Residential Parking is in the building, away from the public view. 1 3 Residential Unit4 Parking Lot Level Plan - located between Access Level and the Paseo Level. LAYOUT - MAIN PROJECT CONSIDERATIONS. 250 PEC MEETING MAY 12, 2025 DN UP UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBY UNIT A UNIT B UNIT B UNIT C UNIT M UNIT P LOBBY UNIT D PUBLIC ELEVATOR STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 126'-0" 126'-0" 126'-0" 10 10 OPEN TO BELOW 296'-0" WESTHAVEN DRIVE ELEVATOR ELEVATOR STAIR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 9 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 9 P M 24900.00 A-04 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL ONE - PLAZA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. UP 01 02 03 04 05 G G 06 08 09 11 13 140712 D5 A-19 A5 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 10 C D C D 7 Residential Unit Residential Unit Residential Unit Residential Unit Residential Unit Residential Unit Residential Lobby Res. Lobby Access Plaza Paseo Below Skier Plaza Below 1.Stairs instead of Escalators 2.Updated Round-about and Drop-off, according to Town’s direction. 3.Public Amenities (Access Plaza, Stairs, Elevator) are within Easement Boundaries. 1 3 2 Residential Unit Access Plaza Level Plan - Westhaven Dr. LAYOUT - MAIN PROJECT CONSIDERATIONS. 251 PEC MEETING MAY 12, 2025 UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 UNIT HUNIT E UNIT N UNIT P UNIT F UNIT G ELEVATOR ELEVATOR OVERRUN CORRIDOR VESTIBULE CORRIDOR VESTIBULE CORRIDOR A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 135'-6"135'-6" 135'-6" 10 10 296'-0" ELEVATOR STAIR STAIR STAIR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :4 2 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 4 2 P M 24900.00 A-05 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL TWO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 01 02 03 04 05 06 08 09 11 13 140712 D5 A-19 A5 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 10 C D C D 8 Residential Unit Residential Unit Residential Unit Residential Unit Residential Unit Residential Unit Access Plaza Below Paseo Below Skier Plaza Below 1.Public Amenities (Access Plaza, Stairs, Elevator) are within existing Easement Boundaries. Typical Residential Floor Plan. LAYOUT - MAIN PROJECT CONSIDERATIONS. 1 252 PEC MEETING MAY 12, 2025 UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LPUBLIC SKI STORAGE PUBLIC SKI STORAGE ENTRY 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING C D E F C D E F G G 8048 8048 8048 8048 8 0 7 4 8072 8 0 7 4 8072 8 0 7 2 8068 8066 8064 8062 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 1" / 12" A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " ELEVATOR OVERRUN ELEVATOR OVERRUN ELEVATOR OVERRUN SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. GUTTER, TYP.GUTTER, TYP. SNOW GUARD, TYP. GUTTER, TYP. CHIMNEY, TYP. CHIMNEY, TYP. CHIMNEY, TYP. 10 10 1" / 12" 1" / 12" 1" / 12"1" / 12"1" / 12" 3/4" / 12"1" / 12" 8,119.00'8,115.37' 8,119.00'8,115.37' 8,120.56' 8,115.92' 8,115.92' 8,120.56' 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ES S PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :5 8 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 5 8 P M 24900.00 A-10 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - ROOF LEVEL 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 ROOF - OVERALL ROOF PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 9 Paseo Below Skier Plaza Below 1.Maximum Height across both buildings is 71’ 2.Access Plaza is are within existing Easement Boundaries. 1 1 Roof Plan. LAYOUT Access Plaza Below 2 253 PEC MEETING MAY 12, 2025 CASCADE VILLAGE VICINITY MAP. •Existing Conditions •Ownership Boundaries •Project Opportunity •Goals and Objectives 10 254 Gore Creek Westhaven Dr. I 70 S Frontage Rd W PEC MEETING MAY 12, 2025 10 Cascade Village. 11 VICINITY MAP. EXISTING CONDITIONS. 41c 1b 2 3 1a 6 8 7 9 5 Existing Buildings: 1.Grand Hyatt Vail (Hotel) 2.Aria Spa, Gym & Parking 3.CMC Building 4.Cornerstone (lot) 5.Westhaven Building 6.Liftside Condominiums 7.Millrace Condominiums 8.Cascades on Gore Creek 9.Cascade Lift 10.Tennis Courts 255 Gore Creek Westhaven Dr. I 70 S Frontage Rd W PEC MEETING MAY 12, 202512 41c 1b 2 3 1a 6 8 7 9 5 VICINITY MAP. PARCELS. Development Area A: 17.955 acres 1.Grand Hyatt Vail (Hotel) 2.Aria Spa, Gym & Parking 3.CMC Building 4.Cornerstone (lot) 5.Westhaven Building 6.Liftside Condominiums 7.Millrace Condominiums 8.Cascades on Gore Creek 9.Cascade Lift Adjacent to Area A, within SDD No. 4: A.Tennis Courts (lot) Cascade Village. A 256 Gore Creek Westhaven Dr. I 70 S Frontage Rd W PEC MEETING MAY 12, 2025 Properties Under Ownership: Within Area A: 1.Grand Hyatt Vail 5.065 acres 2.Aria Spa, Gym & Parking 1.735 acres 3.CMC Building: 0.730 acres 90% of the commercial side 4.Cornerstone (lot) 0.698 acres Adjacent to Area A, within SDD No. 4: A.Tennis Courts (lot) 3.000 acres VICINITY MAP. PARCELS. OWNERSHIP. 41c 1b 2 3 1a A Cascade Village. . 13 257 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 202514 UPDATED CONCEPTUAL SITE PLAN. Cornerstone Building. 258 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 202515 The Cornerstone Project does not stand on it’s own. The proposed Public Beneﬁts go beyond the property line, improving the overall experience. All Beneﬁts are conveyed to the user (hotel guest, visitor and neighbor) while not limiting access (no fence) Cornerstone Building. UPDATED CONCEPTUAL SITE PLAN. 259 PEC MEETING MAY 12, 2025 CORNERSTONE DEVELOPMENT APPLICATION •Existing Site Conditions •Building Height •Building Setbacks •Sun/Shade Analysis •Easements •Skier Plaza •Trash Management •Loading and Delivery •Employee Housing Units •CMC New AUs •Public Beneﬁt 16 260 PEC MEETING MAY 12, 202517 Cornerstone Planning and Development Guidelines. 2016-05 Amending Ordinance 5 Series 2008 to Allow for a Major Amendment to Special Development District no. 4 Vail Cascade Subdivision 261 PEC MEETING MAY 12, 2025 EXISTING SITE CONDITIONS. Site Photographs. 18 262 PEC MEETING MAY 12, 2025 View from the North Cornerstone Hotel Liftside CMC 19 Site Photos. Existing Conditions. 263 PEC MEETING MAY 12, 2025 View from the North (next to Liftside) Cornerstone Hotel Liftside CMC 20 Site Photos. Existing Conditions. 264 PEC MEETING MAY 12, 2025 View from the Frontage Road Cornerstone Hotel Liftside CMC 21 Site Photos. Existing Conditions. 265 PEC MEETING MAY 12, 2025 View from Westhaven Dr. Cornerstone Hotel Liftside CMC 22 Site Photos. Existing Conditions. 266 PEC MEETING MAY 12, 2025 Drop-off Area.23 Site Photos. Existing Conditions. 267 PEC MEETING MAY 12, 2025 Public Access Stairs 24 Site Photos. Existing Conditions. 268 PEC MEETING MAY 12, 2025 View from Southeast corner.25 Site Photos. Existing Conditions. 269 PEC MEETING MAY 12, 2025 View from Southeast corner.26 Site Photos. Existing Conditions. 270 PEC MEETING MAY 12, 2025 Hotel Atrium.27 Site Photos. Existing Conditions. 271 PEC MEETING MAY 12, 2025 Hotel Atrium.28 Site Photos. Existing Conditions. 272 PEC MEETING MAY 12, 2025 BUILDING HEIGHT 29 •Approved Building Heights (2008) •Building Height along Westhaven Dr. •Building Height relative to existing and ﬁnish grades. 273 PEC MEETING MAY 12, 2025 APPROVED HEIGHT 71’ 71’ 71’ 71’ 65’ 55’ 36’ 26’ 36’ 48’ 2 3 4 5 6 7 1 30 8 Approved Heights of Cornerstone’s Neighboring Buildings. BUILDING 1.Cornerstone Lot 2.Vail Cascade Resort and Spa (Grand Hyatt Vail) 3.CMC Learning Center 4.Cascade Parking Structure/Athletic Club (Aria) 5.Lift side Condominiums 6.Westhaven Building 7.Millrace III & IV 8.Cascade Club Addition 9.Cascade Entry Tower 10.Remainder of area A buildings 2016-05 Amending Ordinance 5 Series 2008 to Allow for a Major Amendment to Special Development District no. 4 Vail Cascade Subdivision 274 PEC MEETING MAY 12, 2025 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 7 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 7 A M 24900.00 A-12 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 2 A12 1/8" = 1'-0" EAST ELEVATION 1 A12 1/8" = 1'-0" SOUTH ELEVATION MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS. 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED TOP OF ROOF EAST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" PASEO LEVELPASEO LEVEL PASEO LEVEL DROP OFF BEYOND 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 12 ' - 0 " 14 ' - 0 " 71 ' - 0 " A B O V E T H E P A S E O T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 10 ' - 6 " 13 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 71 ' - 0 " A B O V E T H E P A S E O 71 ' - 0 " A B O V E T H E P A S E O 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 14 ' - 0 " 10 ' - 6 " 12 ' - 0 " 10 ' - 6 " 10 ' - 6 " 1:12 PITCH TYP. 1:12 PITCH TYP.1:12 PITCH TYP.8 19 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 1:12 PITCH TYP. 1 1 1 2 3 3 3 3 8 8 16 4 9 9 9 9 10 10 10 12 12 12 13 13 14 14 14 15 4 17 18 19 6 6 6 7 7 7 7 8 20 8 9 9 9 45 ' - 0 " T O U P P E R P L A Z A 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-13 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1 A13 1/8" = 1'-0" SOUTH ELEVATION 2 A13 1/8" = 1'-0" WEST ELEVATION LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P2 100'-0" PASEO LEVEL 71 ' - 0 " A B O V E T H E P A S E O LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" 5 14 ' - 0 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " WESTHAVEN DR LEVEL 3 147'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " 10 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 1 3 19 20 1:12 PITCH TYP. 1:12 PITCH TYP. LEVEL P1 114'-0" 12 ' - 0 " 2 4 5 6 7 8 9 10 11 12 13 14 14 18 19 20 1 1 3 3 4 5 6 6 7 7 7 8 8 9 9 9 10 1:12 PITCH TYP. 10 1212 13 1414 15 15 1617 18 19 2020 MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED 9 9 45 ' - 0 " A B O V E D R O P U P P E R P L A Z A 31 Plaza Level Westhaven Dr. Drop-off Paseo Level Skier Plaza 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” Plaza Level Westhaven Dr. Drop-off Paseo Level Skier PlazaNorth Elevation (Westhaven Dr.) South Elevation (Paseo) The maximum height of the building from the Paseo is 71´. Paseo level is ﬂat and grading will remain. Proposed rough grading matches existing grading. Westhaven Dr and sidewalk along Westhaven Dr will remain and grading will match existing. The maximum height measured from the drop off area at Westhaven Dr is 45’. 45 ’ - 0 ” 60 ’ - 0 ” 71 ’ - 0 ” Building Height. ALONG WESTHAVEN DR. AND RELATIVE TO EXISTING AND FINISH GRADES 275 PEC MEETING MAY 12, 2025 Plaza Level Westhaven Dr. Drop-off Paseo Level Skier Plaza 86 ’ - 0 ” 97 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” 60 ’ - 0 ” 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” Plaza Level Westhaven Dr. Drop-off Paseo Level Skier Plaza South Elevation (Paseo) 32 Previous Design Building Outline 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 8 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 8 A M 24900.00 A-13 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1 A13 1/8" = 1'-0" SOUTH ELEVATION 2 A13 1/8" = 1'-0" WEST ELEVATION LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P2 100'-0" PASEO LEVEL 71 ' - 0 " A B O V E T H E P A S E O LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" 5 14 ' - 0 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " WESTHAVEN DR LEVEL 3 147'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " 10 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 1 3 19 20 1:12 PITCH TYP. 1:12 PITCH TYP. LEVEL P1 114'-0" 12 ' - 0 " 2 4 5 6 7 8 9 10 11 12 13 14 14 18 19 20 1 1 3 3 4 5 6 6 7 7 7 8 8 9 9 9 10 1:12 PITCH TYP. 10 1212 13 1414 15 15 1617 18 19 2020 MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED 9 9 45 ' - 0 " A B O V E D R O P U P P E R P L A Z A 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 9 /2 0 2 5 1 0 :2 2 :3 7 A M 4/ 2 9 / 2 0 2 5 1 0 : 2 2 : 3 7 A M 24900.00 A-12 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 ELEVATIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 2 A12 1/8" = 1'-0" EAST ELEVATION 1 A12 1/8" = 1'-0" SOUTH ELEVATION MATERIAL LEGEND 1. STONE VENEER TO MATCH EXISTING HOTEL 2. STOREFRONT SYSTEM, BLACK W/ 1" INSUL. GLASS 3. EXPOSED GLULAMS, PINE FINISH 4. 8" CONCRETE PRECAST CAP 5. ALUMINUM METAL PANEL, BLACK 6. STEEL VERTICAL PICKET RAILING, BLACK 7. ALUMINUM PUNCHED OPENING, BLACK 8. ACM METAL PANEL SYSTEM, COPPER COLOR 9. SMOOTH STUCCO - 3 COAT SYSTEM, W/ REVEALS. 10. DOUBLE FACIA, BLACK METAL PANEL 11. WOOD SOFFIT W/ REVEALS, PINE FINISH 12. BLACK EPDM ROOF SYSTEM 13. BUILDING SIGNAGE 14. WOOD TRELLIS, PINE FINISH 15. STANDING SEAM CANOPY 16. OPEN STAIR DOWN TO PASEO 17. PUBLIC ELEVATOR DOWN TO PASEO 18. BUILDING LIGHTING, DOWNLITE ONLY 19. ELEVATOR OVERRUN 20. GAS CHIMNEY ROOF EXHAUST 21. SNOW FENCE AND GUTTERS AS NEEDED TOP OF ROOF EAST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" PASEO LEVELPASEO LEVEL PASEO LEVEL DROP OFF BEYOND 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 12 ' - 0 " 14 ' - 0 " 71 ' - 0 " A B O V E T H E P A S E O T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 10 ' - 6 " 13 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 71 ' - 0 " A B O V E T H E P A S E O 71 ' - 0 " A B O V E T H E P A S E O 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 14 ' - 0 " 10 ' - 6 " 12 ' - 0 " 10 ' - 6 " 10 ' - 6 " 1:12 PITCH TYP. 1:12 PITCH TYP.1:12 PITCH TYP.8 19 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 1:12 PITCH TYP. 1 1 1 2 3 3 3 3 8 8 16 4 9 9 9 9 10 10 10 12 12 12 13 13 14 14 14 15 4 17 18 19 6 6 6 7 7 7 7 8 20 8 9 9 9 45 ' - 0 " T O U P P E R P L A Z A North Elevation (Westhaven Dr.) 97’ tall Building Outline 86’ tall Building Outline 86’ tall Building Outline 97’ tall Building Outline Building Height. HISTORICAL UPDATE ANALYSIS. 71 ’ - 0 ” 71 ’ - 0 ” 71 ’ - 0 ” 276 PEC MEETING MAY 12, 2025 BUILDING SETBACKS. •VICINITY COMPARISONS. •PROJECT SETBACKS 33 277 PEC MEETING MAY 12, 2025 3.5’ 1.5’ 11.7’ 0.0’ 2.0’ 2.0’ 2.0’ 34 AriaWesthaven Bldg. CMC Hotel Liftside CORNERSTONE Hotel Hotel 5.0’ Building Setbacks. VICINITY COMPARISONS. 20’ setback is required along the perimeter of Area A Cascade Village. Cornerstone Lot lies within and away from the perimeter. 278 PEC MEETING MAY 12, 2025 UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LSTORAGE 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING PAVING PATTERN PAVING PATTERN ELEVATOR ELEVATOR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ES S PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 4 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 4 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 8048 8048 8048 8048 8 0 7 4 8072 8 0 7 4 8072 8 0 7 2 8068 8066 8064 8062 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 1" / 12" A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " ELEVATOR OVERRUN ELEVATOR OVERRUN ELEVATOR OVERRUN SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. GUTTER, TYP.GUTTER, TYP. SNOW GUARD, TYP. GUTTER, TYP. CHIMNEY, TYP. CHIMNEY, TYP. CHIMNEY, TYP. 10 10 1" / 12" 1" / 12" 1" / 12"1" / 12"1" / 12" 3/4" / 12"1" / 12" 8,119.00'8,115.37' 8,119.00'8,115.37' 8,120.56' 8,115.92' 8,115.92' 8,120.56' 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :5 8 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 5 8 P M 24900.00 A-10 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - ROOF LEVEL 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 ROOF - OVERALL ROOF PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. Paseo Skier Plaza NEW 10’ Setback 5’ Setback (Clear) 10’ Setback 35 PROJECT SETBACKS. Existing Pedestrian Easement Setbacks have been added to allow separation from different elements: •10’ setback from Liftside (east side). •5’ Setback from skier plaza (south side on east end). •10’setack to allow building separation from hotel (south side). •25’ separation from existing Convention Building. •40’ separation between the east and the west building creating a view corridor. 25’ Separation Building Setbacks. 40’ Building Separation (view corridor) 30’ Setback 279 PEC MEETING MAY 12, 202536 PROJECT SETBACKS. Setbacks have been added to allow separation from different elements: •30’ Separation from face of Hotel Building to Cornerstone Lower Levels. •10’ additional setback above Access Plaza Level. Building Setbacks. 40’ Building Separation (view corridor) LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" GEC A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 9'- 6 " 9'- 6 " 9'- 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" CORRIDOR PARKING GARAGE UNIT BCORRIDORUNIT C UNIT G UNIT G UNIT G 45 ' - 0 " 26 ' - 0 " SKI LOCKERS & OWNER STORAGERETAIL WESTHAVEN DRIVE PASEO LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 PARKING GARAGE 16 ' - 6 " 9'- 6 " 9'- 6 " 9'- 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" RESTROOM CORRIDORVESTIBULEOFFICE WESTHAVEN DRIVE BUS DROP-OFF PASEO LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 UNIT P UNIT P 9'- 6 " 9'- 6 " 9'- 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" UNIT L UNIT L GRAND HYATT HOTEL PASEO UNIT P UNIT P 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 P R O G R E S S PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 12 3 4 5 6 12 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 1 :5 2 P M 4/ 3 0 / 2 0 2 5 2 : 5 1 : 5 2 P M 24900.00 A-19 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 BUILDING SECTIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1/8" = 1'-0"A1BUILDING SECTION - WEST BUILDING N/S - PEC 1/8" = 1'-0"A5 BUILDING SECTION - ESCALATOR N/S - PEC 1/8" = 1'-0"D5 BUILDING SECTION - EAST BUILDING N/S - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 9'- 6 " 9'- 6 " 9'- 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" CORRIDOR PARKING GARAGE UNIT B CORRIDOR UNIT C UNIT G UNIT G UNIT G 45 ' - 0 " 26 ' - 0 " SKI LOCKERS & OWNER STORAGERETAIL WESTHAVEN DRIVE PASEO LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C A ROOF 171'-0" ROOF 171'-0" LEVEL 4 154'-6" LEVEL 4 154'-6" LEVEL 3 145'-0" LEVEL 3 145'-0" LEVEL 2 135'-6" LEVEL 2 135'-6" LEVEL 1 -PLAZA 126'-0" LEVEL 1 -PLAZA 126'-0" LEVEL P1 -PARKING 114'-0" LEVEL P1 -PARKING 114'-0" F BD A1 A-18 A1 A-18 PARKING GARAGE 16 ' - 6 " 9'- 6 " 9'- 6 " 9'- 6 " 12 ' - 0 " 14 ' - 0 " 30'-0"3'-0"9'-0"18'-0"17'-6"12'-6" RESTROOM CORRIDORVESTIBULEOFFICE WESTHAVEN DRIVE BUS DROP-OFF PASEO LEVEL P2 -PASEO 100'-0" LEVEL P2 -PASEO 100'-0" G E C AROOF171'-0"ROOF171'-0"LEVEL 4154'-6"LEVEL 4154'-6"LEVEL 3145'-0"LEVEL 3145'-0"LEVEL 2135'-6"LEVEL 2135'-6"LEVEL 1 -PLAZA126'-0"LEVEL 1 -PLAZA126'-0"LEVEL P1 -PARKING114'-0"LEVEL P1 -PARKING114'-0"F BD A1 A-18 A1A-18 UNIT PUNIT P 9'-6"9'-6"9'-6"12'-0"14'-0"30'-0"3'-0"9'-0"18'-0"17'-6"12'-6"UNIT LUNIT LGRAND HYATT HOTEL PASEO UNIT PUNIT P 2901 Blake Street, Suite 100Denver, CO 80205303.861.8555PROGRESS P RIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance DateConsultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D EF A B C D EF 7 7G G 4 /3 0 /2 0 2 5 2 :5 1 :5 2 P M 4/ 3 0 / 2 0 2 5 2 : 5 1 : 5 2 P M 24900.00 A-19 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 BUILDING SECTIONS 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 1/8" = 1'-0"A1 BUILDING SECTION - WEST BUILDING N/S - PEC 1/8" = 1'-0"A5 BUILDING SECTION - ESCALATOR N/S - PEC 1/8" = 1'-0"D5 BUILDING SECTION - EAST BUILDING N/S - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" 30’ Separation 10’ Setback CornerstoneGrand Hyatt Paseo 280 PEC MEETING MAY 12, 2025 SUN/SHADE ANALYSIS. 37 •Impact to adjacent buildings. 281 PEC MEETING MAY 12, 202538 June 21. 09:00 hrs June 21. 12:00 hrs June 21. 15:00 hrs June 21. 18:00 hrs Sun/Shade Study - Summer. IMPACT TO ADJACENT BUILDINGS. 282 PEC MEETING MAY 12, 202539 Mar/Sep 21. 09:00 hrs Mar/Sep 21. 12:00 hrs Mar/Sep 21. 15:00 hrs Mar/Sep 21. 18:00 hrs Sun/Shade Study - Fall / Spring. IMPACT TO ADJACENT BUILDINGS. 283 PEC MEETING MAY 12, 202540 Dec 21. 09:00 hrs Dec 21. 12:00 hrs Dec 21. 15:00 hrs Dec 21. 18:00 hrs Sun/Shade Study - Winter. IMPACT TO ADJACENT BUILDINGS. 284 PEC MEETING MAY 12, 2025 EASEMENTS •Existing Easements ✴Electrical ✴Waterline ✴Pedestrian Access ✴Ticketing Office ✴Dirt Road •Proposed Easements (Relocation) 41 285 PEC MEETING MAY 12, 2025 Vicinity Map showing location relative to Public Access Easement on Liftside parcel Cornerstone Hotel Liftside Aria CMC 42 Vicinity Map. LAND TITLE SURVEY. 286 PEC MEETING MAY 12, 2025 Ticketing office, public restrooms and day lockers, Public Circulation (stairs and elevator) held within Existing Easement boundaries. UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LSTORAGE 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING PAVING PATTERN PAVING PATTERN ELEVATOR ELEVATOR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ES S PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 4 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 4 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. Residential Unit Paseo Skier Plaza (NOT MODIFIED) Waterline Easement Ticket Office, Public Restrooms and Lockers 43 Owners’ LobbyStorage/ BOH Proposed Location NEW 10’ Electric & Pedestrian/Access Easement Trash/ BOH MEP Public Access Easement Public Stairs Public Elev. Public Access Easement PASEO LEVEL (SKIER PLAZA) Proposed Easements. 287 PEC MEETING MAY 12, 2025 UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 STAIR ELEVATOR STAIR ELEVATOR PUBLIC ELEVATOR STAIR ELEVATOR 75 862 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 55 51 47 31 4 34 33 43 37 38 4850525456 44 42 45574953 46 ELEV. LOBBY ELEV. LOBBY ELEV. LOBBY DR I V E L A N E 24 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 58 114'-0" TY P 18 ' - 0 " TY P 16 ' - 0 " M I N 9'-0" TYP 9'-0" TY P 18 ' - 0 " TY P 18 ' - 0 " 9'-0"7'-5" 18 ' - 0 " 16 ' - 0 " TYP 9'-0" TY P 18 ' - 0 " TY P 18 ' - 0 " TYP 9'-0" TY P 18 ' - 0 " TY P 16 ' - 0 " M I N 114'-0"115'-0" 114'-0" 115'-0" 117'-0 1/2" 117'-8 3/16" 4. 0 0 % 29 ' - 9 " 16 ' - 0 " 4.28%115'-0"114'-0" 10 10 6. 8 6 % 3635 UNIT L 3940 41 24'-0" TYP 9'- 0 " T Y P 296'-0" AT COMPACT 8'-0" MIN. AT C O M P A C T 16 ' - 0 " M I N . VESTIBULE STAIR UNIT K VESTIBULE 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ES S P RIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 6 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 6 P M 24900.00 A-03 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P1 - PARKING 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL P1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" PARKING SPACE REQUIREMENTS: TOV ORDINANCES; SECTION 14-5-1 (TABLE 5): ALL PARKING SPACES WITHIN GARAGE ARE DESIGNED, AND SHALL BE STRIPED IN ACCORDANCE WITH TOWN OF VAIL CODE. SIZES PROVIDE ARE MINIMUM REQUIREMENTS THAT SHALL BE MET FOR ENTIRETY OF EACH STALL. • Drive Aisle:24'-0" • Standard spaces:9'-0" x 18'-0" • Parallel spaces:9'-0" x 24'-0" • Compact spaces:8'-0" x 16'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. Public Vertical Circulation (stairs and elevator) held within Existing Easement boundaries. UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LPUBLIC SKI STORAGE PUBLIC SKI STORAGE ENTRY 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ES S PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 1 /2 9 /2 0 2 5 4 :2 1 :1 8 P M 1/ 2 9 / 2 0 2 5 4 : 2 1 : 1 8 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 01.27.2025PEC SUBMITTAL R2 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. The east portion of the Cornerstone project is the same height as adjacent projects from grade. The west portion of the Cornerstone project, while slightly taller from grade, is roughly the same visible height from adjacent Gore Creek trail as the neighboring Liftside Condo project. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential (market and EHU) similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. Paseo Waterline Easement Public Access Easement 44 Residential Parking Paseo Below Skier Plaza Below Proposed Location NEW 10’ Electric & Pedestrian/Access Easement Public Stairs Public Elev. PARKING LEVEL. (INTERMEDIATE LEVEL BETWEEN ACCESS PLAZA AND PASEO LEVEL) Proposed Easements. 288 PEC MEETING MAY 12, 2025 Access Plaza, Public circulation (Stairs and Elevator) held within Existing Easement boundaries. Waterline Easement in Relationship to Building Footprint. UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LPUBLIC SKI STORAGE PUBLIC SKI STORAGE ENTRY 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ES S PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 1 /2 9 /2 0 2 5 4 :2 1 :1 8 P M 1/ 2 9 / 2 0 2 5 4 : 2 1 : 1 8 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 01.27.2025PEC SUBMITTAL R2 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. The east portion of the Cornerstone project is the same height as adjacent projects from grade. The west portion of the Cornerstone project, while slightly taller from grade, is roughly the same visible height from adjacent Gore Creek trail as the neighboring Liftside Condo project. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential (market and EHU) similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. DN UP UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBY UNIT A UNIT B UNIT B UNIT C UNIT M UNIT P LOBBY UNIT D PUBLIC ELEVATOR STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 126'-0" 126'-0" 126'-0" 10 10 OPEN TO BELOW 296'-0" WESTHAVEN DRIVE ELEVATOR ELEVATOR STAIR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 9 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 9 P M 24900.00 A-04 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL ONE - PLAZA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. Paseo Skier Plaza Below Waterline Easement Public Access Plaza 45 Paseo Below EHU Lobby Proposed Location NEW 10’ Electric & Pedestrian/Access Easement Public Access Easement Public Stairs Public Elev. ACCESS PLAZA LEVEL (WESTHAVEN DR.) Proposed Easements. 289 PEC MEETING MAY 12, 2025 SKIER PLAZA 46 •Existing Conditions vs. Project Conditions. 290 PEC MEETING MAY 12, 2025 UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LSTORAGE 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING PAVING PATTERN PAVING PATTERN ELEVATOR ELEVATOR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 4 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 4 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 47 DN UP UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBY UNIT A UNIT B UNIT B UNIT C UNIT M UNIT P LOBBY UNIT D PUBLIC ELEVATOR STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 126'-0" 126'-0" 126'-0" 10 10 OPEN TO BELOW 296'-0" WESTHAVEN DRIVE ELEVATOR ELEVATOR STAIR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 9 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 9 P M 24900.00 A-04 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL ONE - PLAZA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. UNTOUCHED Skier Plaza Improvements Easement Cornerstone Property Line Cornerstone Property Line Existing wooden Staircase 30’-0”40’-0” 30’-0” 40’-0” 5’-0” clear setback Cornerstone Building Edge Existing Ticket Ofﬁce EXISTING Skier Plaza Improvements Easement Skier Plaza Existing Conditions vs. Project Conditions.. Warming Hut Location Water line for snowmaking machine New Ticket Ofﬁce, bathrooms and day lockers 291 PEC MEETING MAY 12, 202548 Skier Plaza Existing Conditions vs. Project Conditions. 292 PEC MEETING MAY 12, 2025 TRASH MANAGEMENT •Path of travel •Operation (Schedule and Logistics) •Existing CMC building Loading Dock and Trash Compactor Location 49 293 PEC MEETING MAY 12, 2025 The trash / recycling will be removed from the residential units twice per day (AM and PM) by building staff to the ventilated trash staging area located within the building at the paseo level. From that point, the garbage will be moved daily to the existing trash compactor located at the CMC loading dock via towable carts. 50 FROM CORNERSTONE TO THE LOADING DOCK. Trash Management. 294 PEC MEETING MAY 12, 2025 The hotel currently generates between ﬁve and eight tons of trash a week and Cornerstone is estimated generate 2.4 tons of trash a week. Since The CMC trash compactor has a capacity of ten tons and is currently only emptied once a week, it has the excess capacity to handle Cornerstone’s trash. Similarly, the existing CMC recycling bins will be used in the same manner. An agreement between the hotel and Cornerstone will be put in place to use the existing trash / recycling services and will be part of Cornerstone’s operating expenses. 51 LOADING DOCK DISTRIBUTION AND TRASH MANAGEMENT Potential Cornerstone Trash & Packaging Staging Existing CMC Dorm-style EHU Proposed Loading/Delivery Parking/Staging Trash Compactor Recycling Bins Potential New ramp EXISTING CMC LOADING DOCK Trash Management. 295 PEC MEETING MAY 12, 2025 LOADING AND DELIVERY •Identiﬁed Opportunities 52 296 PEC MEETING MAY 12, 2025 1.The ﬁrst, taking advantage of the existing landscaped berm along the west side of the CMC, could accommodate an 80’ x 10’ pad, giving immediate access to the CMC loading dock. 2.The second involves requesting approval for the construction of a temporary 40’ x 10’ loading and delivery berth in a portion of the Town of Vail right of way along Westhaven Drive, located immediately adjacent to the loading dock currently serving the conference center wing of the Grand Hyatt Hotel. 53 TO MITIGATE CURRENT AND FUTURE MIXED USE NEEDS 21 Loading and Delivery - Opportunities. 297 PEC MEETING MAY 12, 202554 ALONG THE WEST SIDE OF THE CMC BUILDING, IMMEDIATELY ADJACENT TO CMC LOADING DOCK (PRIVATE PROPERTY) 1 2 2 1 Loading and Delivery - Opportunities. 298 PEC MEETING MAY 12, 202555 ALONG WESTHAVEN DRIVE. ADJACENT TO CONFERENCE CENTER (TOWN’S ROW). 21 1 2 Loading and Delivery - Opportunities. 299 PEC MEETING MAY 12, 2025 EMPLOYEE HOUSING UNITS LOCATION AND DISTRIBUTION. 56 300 PEC MEETING MAY 12, 2025 Architectural Plans - Lower Level and Mezzanine Floor Plans 57 EHU in CMC is considered “on-site” within development Area A (Cascade Village). Credit From Deed Restriction has been granted and is being applied for Cornerstone Building. The CMC Building Lower-Level Employee Housing project is an ambitious transformation of unused space into a vibrant, 5,755-square-foot community-style housing complex. This innovative project features brand-new sleeping rooms and common areas, boasting new lighting and modern ﬁnishes throughout. Key highlights include the creation of a shared kitchen and laundry room, designed for convenience and community. Existing locker rooms have been updated with contemporary ﬁnishes, giving them a fresh, modern look. A new ADA-compliant restroom and shower enhance accessibility. The design centers around three distinct pods arranged around a communal area. Two pods feature mezzanines with soaring 15-foot ceilings, while the third has 12-foot ceilings. Large windows in each pod ﬂood the rooms with natural light, enhancing the spacious feel. One entire pod is ADA- accessible, ensuring inclusivity. In total, the project creates 14 sleeping rooms, accommodating up to 25 beds. Each sleeping room is be approximately 160 square feet, designed for comfort and efficiency. The interior ﬁnishes emphasize clean lines and a sleek, modern aesthetic, creating a welcoming environment for all residents. CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 301 PEC MEETING MAY 12, 2025 Photos of existing construction conditions.58 CMC Building Lower Level - Completed. CURRENTLY 100% OCCUPIED BY HOTEL STAFF. 302 PEC MEETING MAY 12, 2025 CMC NEW AUs LOCATION AND DISTRIBUTION. 59 303 PEC MEETING MAY 12, 2025 Architectural Plans - Lower Level and Mezzanine Floor Plans 60 The 4 additional proposed AUs, located in the 4th Floor of the CMC Building, which are included in this SDD amendment, will take up 3,300 sqft of what used to be the old Classrooms. CMC 4th Floor New AUs. TRANSFORMATION OF OLD CLASSROOMS. 304 PEC MEETING MAY 12, 2025 PUBLIC BENEFIT •Landscape and Hardscape Improvement Area •Westhaven Circle •Signage •Pedestrian Connections and Accessibility •Paseo Activation •Art Program •Activation 61 305 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 202562 Landscape and Hardscape Improvement Areas. PROPOSED IMPROVEMENTS. The improvements should be considered public beneﬁt and applied to compensate the deviations proposed for this amendment as most improvements (Beneﬁts) are proposed beyond the Project Site. Public Beneﬁt located within property line: •Public Access to the Paseo/Lift (through new stairs and elevator). •Relocated Ticket Office & Public Restrooms. New Family Room and Day Lockers. •Public Storage opportunity through Retail. Public Beneﬁt located beyond property line: •New and improved Landscape. •Connection to Aria Parking through new set of stairs on West side of Building. •Public and Service Access through The Paseo. •Westhaven Circle Drop-off and relocated Bus Stop. 306 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 202563 Landscape and Hardscape Areas. PROPOSED IMPROVEMENTS. Roof Plan. Extended area to be enhanced included in Project Proposal. Inside Property Line. Outside Property Line. 307 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 2025 Landscape & Hardscape 1a 1b 2c 2a 2d 2b Extended Area of Improvements beyond Property Line: +/- 30,000 sf 64 1.Within property line: a.Access plaza b.Lower level plaza 2.Beyond property line: a.Upper level (pedestrian) b.Drop off (vehicular) c.Paseo d.Skating rink/events lawn 4,430 sf 5,050 sf 2,625 sf 7,200 sf 13,900 sf 6,300 sf PROPOSED IMPROVEMENTS. Landscape and Hardscape Areas. 308 PEC MEETING MAY 12, 2025 Circulation patterns: Through Traffic Public Transportation Liftside Traffic 65 CURRENT CIRCULATION PATTERNS. Improvements - Westhaven Circle (Drop-off) 309 PEC MEETING MAY 12, 2025 DN BUS-12 - Inter City Bus LEGEND PROPERTY LINE PLANTING AREA LOCAL NATURAL STONE BOULDER PA STANDARD GRAY CONCRETE DRIP IRRIGATED, ROCK MULCH, PLANTING AREA SAND SET CONCRETE UNIT PAVERS DROP OFF ART INSTALLATION PA PA PA PAPAPA WESTHAVEN DR PROPETRY LINE PA 4' - 3 1/8"5' - 0" 5' - 8 1 / 2 " FLUSH CURB/PAVING 1.5' HT METAL PLANTER1.5' HT METAL PLANTER PROPOSED BUILDING PROPOSED BUILDING PA PA R 4 7 ' - 0 " R 2 5 ' - 0 " THE VEHICULAR TURNING MOVEMENT DEPICTED USED THE NABI 416 STANDARD FLOOR BUS MODEL, COMPARABLE IN OVERALL SIZE, WHEELBASE, AND TURNING RADII TO THE “290.6”WB, 10.38”PITMAN ARM, 45 DEG WHEEL CUT”TURNING ENVELOPE PROVIDED BY THE TOWN OF VAIL AS THE TOWN’S LATEST ELECTRIC BUS MODEL. THE TURNING MOVEMENT APPEARS ABLE TO ACCOMMODATE A 43”DEEP FRONT-MOUNTED BIKE RACK, WITHOUT CONFLICT OF ADJACENT SITE IMPROVEMENTS. PA 9' - 0" BOLLARD, TYP. FLUSH CON. CURB EDGE RESTRAINT VEHICULAR ASPHALT PAVING DEMO EXISTING ISLAND; REPAIR AND INFILL ASPHALT IN-KIND NEW CURB ALIGNED WITH EXISTING CURB BEYOND (NORTH OF EXISTING BUS PULL-OFF) PA PA 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 P R O G R ES S P RIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7G G 4 /2 8 /2 0 2 5 3 :3 1 :3 3 P M 4/ 2 8 / 2 0 2 5 3 : 3 1 : 3 3 P M 24900.00 L-103 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SITE ENLARGED PLAN - DROP-OFF 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2024 -DAVIS PARTNERSHIP, P.C. 0'5'10'20'40' SCALE: 1" = 10'-0" 1" = 10'-0"A1 SITE ENLARGED PLAN -DROP-OFF Pedestrian Pavers (Heated) Vehicular Pavers (Heated) Two Vehicular Drop-off Lanes (4 spaces) Bus Only Lane (Drop-off) Shared Vehicular Circulation Asphalt (Heated)New Signage Change in Material (no curb) 66 Although the project does not have the need for it and it could add an additional challenge, the Drop-off has been taken into account under the Town’s direction to integrate it into the project. The presented scheme is still in progress, and is a result of working with the Town of Vail’s Staff as an opportunity to enhance the Skier Drop-off. The incorporation of Westhaven Circle and, according to the Town of Vail, should be considered a Public Beneﬁt since the Cornerstone Building is caught between the Drop-off and the Skier’s Plaza Below. DN BUS-12 - Inter City Bus LEGEND PROPERTY LINE PLANTING AREA LOCAL NATURAL STONE BOULDER PA STANDARD GRAY CONCRETE DRIP IRRIGATED, ROCK MULCH, PLANTING AREA SAND SET CONCRETE UNIT PAVERS DROP OFF ART INSTALLATION PA PA PA PAPAPA WESTHAVEN DR PROPETRY LINE PA 4' - 3 1/8"5' - 0" 5' - 8 1 / 2 " FLUSH CURB/PAVING 1.5' HT METAL PLANTER1.5' HT METAL PLANTER PROPOSED BUILDING PROPOSED BUILDING PA PA R 4 7 ' - 0 " R 2 5 ' - 0 " THE VEHICULAR TURNING MOVEMENT DEPICTED USED THE NABI 416 STANDARD FLOOR BUS MODEL, COMPARABLE IN OVERALL SIZE, WHEELBASE, AND TURNING RADII TO THE “290.6”WB, 10.38”PITMAN ARM, 45 DEG WHEEL CUT”TURNING ENVELOPE PROVIDED BY THE TOWN OF VAIL AS THE TOWN’S LATEST ELECTRIC BUS MODEL. THE TURNING MOVEMENT APPEARS ABLE TO ACCOMMODATE A 43”DEEP FRONT-MOUNTED BIKE RACK, WITHOUT CONFLICT OF ADJACENT SITE IMPROVEMENTS. PA 9' - 0" BOLLARD, TYP. FLUSH CON. CURB EDGE RESTRAINT VEHICULAR ASPHALT PAVING DEMO EXISTING ISLAND; REPAIR AND INFILL ASPHALT IN-KIND NEW CURB ALIGNED WITH EXISTING CURB BEYOND (NORTH OF EXISTING BUS PULL-OFF) PA PA 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /2 8 /2 0 2 5 3 :3 1 :3 3 P M 4/ 2 8 / 2 0 2 5 3 : 3 1 : 3 3 P M 24900.00 L-103 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SITE ENLARGED PLAN - DROP-OFF 04.08.2025PEC SUBMITTAL R3 COPYRIGHT © 2024 -DAVIS PARTNERSHIP, P.C. 0'5'10'20'40' SCALE: 1" = 10'-0" 1" = 10'-0"A1 SITE ENLARGED PLAN -DROP-OFF UPDATED CONCEPT - PER TOWN OF VAIL. Improvements - Westhaven Circle (Drop-off) Circulation patterns: Through Traffic Public Transportation Liftside Traffic 310 PEC MEETING MAY 12, 202567 *VIDEO PRESENTED AS SEPARATE FILE. Improvements - Concert Hall Plaza (Reference) The peak hour of drop off Presidents Weekend (big powder weekend). Video corresponds to 4-4:30pm (@16x speed). Peak drop off hours were ~ 20 vehicles an hour on Saturday 2/15 both AM & PM. Major takeaways: •NOT congested during peak hours. •Westhaven drop-off is likely to be much less congested. 311 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 2025 Potential locations.68 Signage. POTENTIAL CASCADE VILLAGE SIGNAGE AND WAYFINDING LOCATIONS. 312 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 202569 Art Program. PROPOSED LOCATIONS. Proposed locations. 313 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 202570Public/Pedestrian access Service access PUBLIC/PEDESTRIAN ACCESSIBILITY, SERVICE ACCESS, BUS SERVICE AND LIFTSIDE ACCESS. Access and Easements. Bus Service Liftside Access 1 2 3 3 12 314 Gore Creek Westhaven Dr. S Frontage Rd W PEC MEETING MAY 12, 202571 CMC 1.Loading Dock 2.Potential Future Retail Grand Hyatt 3.Gessner Restaurant 4.Gessner Bar 5.Hotel Lobby 6.Makoto 7.Gore Creek Market 8.Golf Simulators 9.Potential Future Retail 10.Retail 11.Potential Future Retail 12.Convention Center Loading Area Cornerstone 13.Underground Connection to Cornerstone 14.Storage and BOH 15.Retail (Ski Rental Services and Valet) 16.Access Plaza 17.Owners’ Lobby 18.Public Pedestrian Vertical Circulation Aria 19.Parking 20. Chairlift 20 Ski Plaza Access Public/Pedestrian Access Service Access 1 2 3 4 5 6 7 8 9 10 14 15 16 18 17 12 13 11 EXISTING AND PROPOSED ACTIVATION ELEMENTS - RETAIL AND AMENITIES. Potential Short-term Cascade Village Activation. 19 20 315 PEC MEETING MAY 12, 2025 The concept for the Cornerstone Building includes the following elements to be able to comply with the Development Review Criteria:: •Overall Maximum building height is 71’, •View corridor between East and West Buildings to break-up massing, •10’ East side setback, •Enhanced visitor experience and accessibility through structured staircase and an elevator, •Pedestrian Connection from Aria Parking to Paseo through second set of stairs, •Westhaven Circle design organizing Pedestrian Circulation, Bus Drop-off and Vehicular Access to the Liftside Condominiums, •NON-F&B Retail Area with opportunity for Public Ski Storage, •Staging and storage space for organized trash/recycling haul off, •Relocated from existing Ticket Office, the Public Amenities (Stairs, Elevator, WC, Lockers and Office) are within existing Easement Boundaries, •New service/maintenance and skier/public access path to the lift along the Paseo. •All Residential Parking is in the building, away from the public view, •Reduced GFRA (from 61,895 sq ft to 56,472 sq ft) •Adjusted count for Dwelling Units down to 28 DUs from 30. •Shared Loading and delivery in CMC Building loading dock, •New staging platform for Loading and Deliver behind CMC Building •No negative impact or reduction to Existing Skier Plaza 1. The proposed SDD complies with the standards; 2. The proposed SDD is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; 3. The proposed SDD is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and 4. The proposed SDD promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. Design Concept. Summary. 72 MAIN DESIGN AND PLANNING CONSIDERATIONS: 316 317 CORNERSTONE BUILDING AT CASCADE VILLAGE Responses to April 14, 2025 PEC Meeting Comments. CORNERSTONE 1 May 12, 2025 The purpose of this memorandum is to provide a written response to the revisions made to the proposed development plan for the Cornerstone development in response to input shared by the Town of Vail Planning & Environmental Commission, the Town staff, and members of the Cascade Village neighborhood. These responses are intentionally highlighted to ensure they are added to the record for the public hearing. RESPONSES TO DEVELOPMENT PLAN REVISIONS The density of the development, both dwellings per acre and gross residential ﬂoor area (GRFA) shall be reduced. Revision: The number of dwelling units has been reduced by 6.6% from 30 to 28 total and the GRFA has been reduced by 8.8% from 61,895 square feet to 56,472 square feet. The density permissible within Development Area A remains the same. The height of the proposed buildings shall not exceed 71 feet to more closely match the 2008 approval. Revision: The height of the proposed buildings has been reduced to 71 feet as measured from the paseo level and 45 feet as measured from Westhaven Drive. This adjustment reﬂects the request of the Town of Vail Planning and Environmental Commission and Town staff. Increase the east side setback to reduce the impact on views from the Liftside Condominiums and increase the sense of privacy. Revision: The proposed development was moved 10 feet to the west to establish a 10-foot setback, the roof overhang was reconﬁgured, and the east facing decks and balconies were redesigned. The Liftside Condominiums overlook the pool so concerns for privacy appear subjective. Better organize the Westhaven Drive skier drop-off area to lessen any potential impacts on ingress/egress from the Liftside Condominiums. Revision: PHH collaborated with the Town of Vail on the redesign of the Westhaven Drive skier drop-off area. The redesigned improvements separate cars, buses, pedestrians and Liftside vehicles using dedicated travel lanes, directional signage, and specialty paving. A snowmelt system will be installed to eliminate the need for snow removal and snow storage. PHH has agreed to construct the Town of Vail directed skier drop-off area as part of the improvements beyond the project’s property line. Increase retail vibrancy on the paseo level of the Cornerstone building. Revision: Approximately 5,250 square feet of net new retail space is proposed within the Cornerstone building along the Paseo level. This activates the paseo by having retail on both sides where only a single loaded corridor and a hill exists today. Increase the number of loading and delivery berths to meet the increased demand resulting from the net new retail space being added and to address existing conditions within Cascade Village, Development Area A. Revision: The shared use loading and delivery dock within the CMC building will be reconﬁgured internally to improve efficiency of operations. At least two new berths are proposed to be added adjacent to the CMC building on private property. A third berth is proposed to be immediately adjacent to the hotel conference center entirely within the Town of Vail ROW of Westhaven Drive. The latter will provide additional needed loading space for the hotel conference center but will require permission from Town of Vail. 318 CORNERSTONE BUILDING AT CASCADE VILLAGE Responses to April 14, 2025 PEC Meeting Comments. CORNERSTONE 2 May 12, 2025 The Cornerstone development shall not reduce the size or otherwise negatively impact the use of the ski yard for skier services and operations. Revision: The proposed development does not reduce the size of the ski yard. To the contrary, it increases the useable area of the outdoor space between the hotel and Cornerstone building and relocates the skier ticketing office and public restrooms to a dedicated space with the new building. To further improve skier services, new public skier lockers are proposed. The new skier plaza area is intended to function more like the plazas designed in Vail Village and Lionshead. Eliminate the escalators as a means of vertical circulation from the skier drop-off area to the skier plaza. Revision: The originally proposed escalator has been replaced by a publicly accessible elevator and new staircase. Neither the elevator nor the staircase is intended to be maintained by the Cascade Village Metropolitan District. The elevator has a 15-person capacity capable of transporting approximately 900 persons per hour. Ensure the adequacy of access for ski lift operation maintenance to the skier plaza. Revision: PHH has met on prior occasions with the Chair 20 ski lift operator, Vail Resorts. Vail Resorts, as the permittee of the special use permit from the United States Forest Service, is obligated to operate the Chair 20. Vail Resorts has initially acknowledged the adequacy of access to maintain Chair 20 via a to-be new recorded access easement across the hotel property and along the Paseo. A 50-ton mobile crane can ﬁt under the connection arch between the hotel and the conference center through the Paseo level. PHH will be engaging in further meetings and collaboration with Vail Resorts and Metro District to complete requirements providing maintenance and skier access to Chair 20. The proposed development plan likely increases the operational expenses of the Cascade Village Metropolitan District. Revision: It is unlikely the proposed development plan increases the operational expenses of the District. As proposed, PHH recommends amending the recorded public access easement to grant the easement rights for public access to the Town of Vail. This amendment more closely aligns with similar public access easements in Vail Village and Lionshead Village. Further, as amended, PHH and its successors accept the cost obligations for the operations and maintenance of the skier access staircase, elevator, public ski lockers and public restrooms. Additionally, the result of new tax assessment base of the Cornerstone units should serve to reduce the tax millage thus reducing the Cascade Village taxes. The Cornerstone building is too large and shall be reduced in size. Revision: The Cornerstone building is a large development. To an extent, its size is driven by all the requested and required uses it needs to accommodate. To that end, however, the total square footage of the building has been further reduced in size by nearly 10%, or 11,118 gross square feet, from the original 120,506 gross square feet to an updated 110,388 gross square feet. Both the unit density and square footage comply with the density requirements within Development Area A as well as the prescribed building height of 71’. 319 Planning and Environmental Commission Minutes Monday, March 24, 2025 1:00 PM Vail Town Council Chambers Present: David N Tucker William A Jensen Robert N Lipnick John Rediker Scott P McBride Robyn Smith Absent: Brad Hagedorn 1. Virtual Link Register to attend the Planning and Environmental Commission meeting. Once registered, you will receive a confirmation email containing information about joining this webinar. 2. Call to Order 3. Main Agenda 3.1 A request for the review of a variance from Section 12-6H-6 Setbacks, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code to allow for a deck expansion within the side setback, located at 400 Vail Valley Drive Unit 4, Tyrolean Condominiums, Vail Village Filing 1, part of Tract B, and setting forth details in regard thereto. (PEC25-0002) Planner: Heather Knight Applicant Name: John R. Wilcox & Janice L. Ozzello, represented by Berglund Architects PEC25-0002 Staff Memo-032425.pdf Attachment A. PEC25-0002 Vicinity Map.pdf Attachment B. Applicant Project Narrative.pdf Attachment C. TyroleanUnit4-plans.pdf Attachment D. Public Comment for 031025 PEC Meeting.pdf Attachment E. Public Comment 031425 Wolfe.pdf Attachment F. Public Comment 031625 Caplan.pdf [Timestamp3:05:00] Knight says staff received updated drawing that were not included in the packet, staff was not aware that such drawings were uploaded. The change is a reduction of 2’ from the east edge of the proposed deck. George Ruther represents the applicant. The presentation will demonstrate the changes and revision. Rediker’s concern is that public notice is properly satisfied, if plans are substantially different, he would like to know that now. Ruther gives a presentation. He walks through the diagram of the previous proposal and the changes made since then. Rediker in an ideal world, an application is noticed with all the plans that will be presented with a Planning and Environmental Commission Meeting Minutes of March 24, 2025 1 320 meeting. However, there will not be much prejudice in proceeding with this. McBride asks if revised plans available online for this meeting. Knight says they were not. Ruther says they would like to proceed, they will demonstrate they meet the criteria. Jensen is concerned that new information is presented that the public hasn’t seen. Ruther notes there was a change in staff’s recommendation from the previous meeting. Knight says the memo was updated based on new information that was received at the previous meeting, but the recommendation remained the same. Ruther, agrees to give a presentation but to table the item to a future date so the update plans can be reviewed by staff and the public ahead of any decision. Ruther gives a presentation. The changes are in response to the PEC and public comments from the last meeting on March 10. He talks about the changes made, the proposed deck was pulled back two feet to the west, decreasing the proposed encroachment. Ruther gives a background on the Tyrolean. It was constructed as approved with variances to the setbacks in order to lower the overall building height. The deck that existed in 2011 that was enclosed was far more impactful than what is proposed today. There was 200 square feet enclosed on the east side of the building. 13 setback variances have been granted for this building, each time the PEC found extraordinary circumstances going back to the original condition of the building. He reviews the review criteria. Arguably the most potentially impactful deck area was previously remodeled and removed from the home. Ruther addresses Criteria two, the applicant is proposing the minimum relief necessary to achieve uniformity and compatibility. There is no further increase in the encroachment into the setback compared to what is existing. It will improve the circulation of the deck. It will have no negative effect on light and air, or distribution of population. The deck is well inside of 1981 setback, it is not a grant of special privilege. Not aware of another property in HDMF where the building height was reduced and pushed out wider like happened here. Rediker asks about the circulation issue that was brought up. Ruther says the applicant is proposing to replace a window with a door to provide access out to the new deck area. Smith asks if it is necessary for egress. Adam Gilmer with Berglund Architects says since it is an above grade deck it is not a requirement, it’s another way to improve the circulation. McBride asks about the railing. Ruther says the rail is solid, 42 inches will be screened by the railing. Rediker asks for public comment. Howard Willard lives in Vail Mountain View. Along with many residents, he attended the meeting to make comment. We’ll study the presentation over the next few weeks. Never seen that plan but there’s a dimension that the buildings are 40’ apart. Ask for the professionals to check that dimension. It was difficult to determine the square footage of the existing deck. Laura Willard is on the board at Vail Mountain View. The 40’ is a measurement from the second floor, would like some clarification on that. Will abstain because having some of the pictures and photographs will be more impactful at the next meeting. Jay Levine is president of the Vail Mountain View HOA. Wants to congratulate George on his award, but in this case they disagree. It’s a party deck well within the setback, the new door only makes it worse. It’s not the size of the deck, it’s the principle, we’ll have more to come from more residents at the next Planning and Environmental Commission Meeting Minutes of March 24, 2025 2 321 meeting. David Charles is in Vail Mountain View to the east. Concerned about the noise, it is a party deck. Concerned about the sound travelling. The point that was made about circulation is because people will be coming and going out of that door, speaking loudly, listening to music. It violates Town code, and potentially raises their property value but decreases ours. Concerned about the Town giving away its code rights so one party benefits over another. Dan Wolfe is in Vail Mountain View and agrees with the last speaker. The fact that circulation is used, implies that the current doors are not big enough for the crowds on the deck. Although the deck wall is solid, their heads will be over the deck and sound will carry. Lisa Widmeier is an owner in the building, supportive of what the board will present. She has been here since 1pm to lend support to residents. Rediker asks for commissioner comment. McBride is concerned with reference to south facing deck. The addition is on the east side. Hesitates to refer to it as circulation only. Robyn Smith made a motion to Continue to the PEC meeting on April 14th, 2025; Scott P McBride seconded the motion Passed (5 - 0). 3.2 A request for the review of a variance from Section 12-6H-6 Setbacks and Section 14-10- 4(B) Architectural Projections, Decks, Balconies, Steps, Bay Windows and the Like, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code to allow for an addition and an expansion of an existing outdoor patio to extend up four feet (4’) and nineteen feet (19’), respectively, into the required twenty- foot (20’) setback, located at 400 Vail Valley Drive Unit 1/Vail Village First Filing, Tract B, Tyrolean Condominiums. (PEC25-0004) Planner: Heather Knight Applicant Name: Sorem Properties LLC, represented by Ruther Associates LLC and Pierce Austin Architects PEC25-0004 Staff Memo.pdf Attachment A. PEC25-0004 Vicinity Map.pdf Attachment B. Applicant Narrative.pdf Attachment C. Plan Set.pdf [Timestamp 4:05:30] Planner Knight gives a presentation. Knight walks through the request to the northeast of the structure. She talks about the background of the building. There are no documented variances for the Unit One. She walks through the review criteria; staff is recommending denial finding it does not meet the criteria. Smith, has Unit 1 has not taken a 250 addition? All the other units have taken these? Knight confirms that others have used the 250 addition. Some of those are within the setbacks as part of those 13 variances on the property. George Ruther represents the applicant. In review of town file, some folks used 250 additions with a setback variance and some did not. The code clearly articulates that is acceptable to use a 250 on non- conforming structures if it meets the criteria. He talks about the review criteria. They believe they meet all three. The variances will not have negative impacts on the relationship of the existing uses or structures. He talks about uses in the vicinity. The decks of Altus Vail are facing south, with the exception of one on the west which is over the height of the Tyrolean. The first two levels of Altus are enclosed parking. Planning and Environmental Commission Meeting Minutes of March 24, 2025 3 322 They are requesting equal degree of relief, there is no further encroachment than existing. Because it is a ground floor unit, with common area and parking there was not an opportunity to expand on the interior. When we talk about noise, we’re talking about a different thing than a setback as a land use regulation. The initial configuration requires variances for circumstances to expand that other properties don’t experience. Rediker asks for public comment. Laura Willard is secretary of the board at Vail Mountain View. She reads a letter. The board of directors expresses concerns about the patios. Expansion would be within inches of the property line, increasing from 24 feet to 54 feet. This is large enough to accommodate a large group, concerned about noise from the patio. The southeast corner is 35 feet from Vail Mountain View. They already have a large deck with essentially no setbacks, that is very possibly over the property line. She is pretty sure that what is proposed goes over the property line, concerned about that. David Charles is in Vail Mountain View. They are on the second floor and on the ground level on the backside (north) of building. Does not believe the variance should be granted and the other residents agree. No further comment. Public comment closed. Rediker asks for commissioner comment. Smith, this is valid for a variance, the hardship is this hole in the ground surrounded by mechanical equipment. They haven’t gotten a variance for this unit and everyone else has been able to get one. There is not a negative impact. From the public comment there is an existing noise issue, it’s not the additional square footage that is increasing the noise. If you have a noise problem talk to code enforcement, it is not grounds to deny a variance. This meets the criteria, it is not a double dip. If it looks like it’s not going to pass, they should be allowed to table. She supports this application. Lipnick has no comments. McBride, would like to hear more on the potential encroachment on the property line. Ruther, suggests a condition of approval that prior to building permit the line is surveyed to make sure. No one is proposing to build a deck on someone else’s property. Knight, the condition would be prior to building permit review. Ruther says they agree. McBride, the first two floors of Altus are parking structure? Ruther confirms, and the impacts we are talking about go both ways. McBride having a hard time on criteria 1 and 2. Not firmly entrenched at this point. Rediker, each one of these applications is different and important to consider on their own. These are not easy applications. He is hesitant to make existing non-conformities worse and allowing owners to build right up to property line. However, the applicant has made good points regarding the original construction of the building and how we came to this situation which is far from ideal. Looking at the 250 sf addition, believe they should be able to take advantage of that, puts them on equal footing with other residents of the building and others in the community. We already have an existing deck wall that is against the property line, the expansion is closest and most impactful to the Altus building to the east. Always respectful of job that staff does, staff is taking a conservative approach in this instance, and that’s what he expects staff to do, they gave us the letter of the law. In this instance it meets the criteria. Robyn Smith made a motion to Approve with the findings and conditions on page 12 and the additional condition that the applicant provide a survey prior to building permit review; John Rediker seconded the Planning and Environmental Commission Meeting Minutes of March 24, 2025 4 323 motion Passed (3 - 1). Voting For: Robert N Lipnick, Robyn Smith, John Rediker Voting Against: Scott P McBride 3.3 A request for a recommendation to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision. (PEC25-0003) Planner: Greg Roy Applicant Name: PHH Design Development PEC25-0003 Staff Memo March 24, 2025.pdf Attachment A. Vicinity Map.pdf Attachment B. Narrative & Project Description.pdf Attachment C. Amendment Materials.pdf Attachment D. Plan Set Part1.pdf Attachment D. Plan Set Part2.pdf Attachment E. Renderings.pdf Attachment F. Applicant Presentation.pdf [ Timestamp: 0:00:00] Planner Roy gives a presentation. No final decision is requested at this time. He walks through the vicinity map. He walks through the history of the property. Rediker asks about the height with the previous approvals. Roy says during the approval process in 2008 the height was reduced from 91’ to 71’. Roy walks through the zoning standards of the proposal. Jensen asks about the EHU requirement. Roy walks through the housing plan; two units within Cornerstone and the remainder dormitory units in the CMC building. Roy and commissioners discuss the layout of the ground floor. Roy walks through the floor plans on each level. He clarifies that there are two sparking spaces per unit, 64 spaces. The employee housing units would have their parking in the Aria garage. Roy touches on the proposed landscaping. He talks about the proposed deviations from SDD. No. 4 and the criteria for review. This item is requested to be continued. Jensen asks about the dormitory housing. Should parking be a part of the dorm housing component? Roy says there are six spaces for the CMC dormitory, only requires one per code as it’s one unit. Smith confirms the dormitory is currently occupied. If the CMC is not accepted, then what happens to it? Roy says it would be employee housing regardless. Smith says it is below the minimum requirement necessary for dormitory housing, how does that work? Roy says rather than how many beds, it is how many employees can count towards that linkage requirement. Smith asks if there is an EHU requirement for the AU’s. Roy says that is another component, that would need to be accounted for in the housing plan. Planning and Environmental Commission Meeting Minutes of March 24, 2025 5 324 Roy says linkage or inclusionary it always takes into account the existing, regardless of whether they paid into commercial linkage or inclusionary zoning when they were built. The applicant gets credit for existing. The applicant is represented by Alonso Ruiz de Velasco and Doug Williams with PHH. Velasco gives a presentation. He talks about the opportunities for this project. He highlights changes from previous application, stairs rather than escalator in response to neighbor’s concerns, accommodating ticketing area, relocating existing bathrooms, small area for public lockers. They are adding public ski lockers accessible from the paseo, based on previous feedback. Smith talks about the determination of use for ski lockers on the ground level. Jensen asks where the restrooms are located? Velasco says near the stairs, accessible from the plaza. They have setback the building 10’ on the east end and have a trash/delivery area on the lower level. Velasco walks through the plan for the parking level. The height of the building was lowered by 11 feet. He talks about the setbacks on the project, including a new 10’ setback on the east side of the building. Lipnick asks about the proposed electric easement. Velasco says the existing electrical line would be relocated on the side of the building. Smith asks about the maintenance of the skier plaza. Velasco says that is the intent, they will work with the manager of that. Velasco walks through the elevations and the heights. Rediker asks the ceiling height of the residential units, Velasco says typically 10.5’ a little bit higher on the top floor. Smith asks about feedback from neighbors with the reduction in height. Velasco says they did have an open house in January. Velasco talks about employee housing. Smith doesn’t think that wayfinding is necessarily a public benefit. Velasco talks about public benefits, access and circulation, and the SDD design criteria. McBride asks about the height of the hotel. Velasco says it is at 54’. Roy says because there is not underlying zoning, it is measured against the development plan from the previous approval. McBride thinks the perspective doesn’t accurately depict how much taller the new building is. Smith asks about the applicability of no. 5. Rediker asks if there will be a front desk? Velasco says these units can be added to the rental pool that is managed by the hotel. Planning and Environmental Commission Meeting Minutes of March 24, 2025 6 325 Rediker asks about the trash, are there dedicated employees that handle trash? Velasco says there will be dedicated staff for overall maintenance of the area affiliated with the hotel. Rediker right now all the lots are owned by the same party. What happens if down the road we have different ownership in Cornerstone, how are we going to ensure that trash collection is managed properly with a separate HOA in the future? Velasco, similar to how it works today with the CMC. It has eight units, under an HOA. That all has to be built into the HOA to make it function. Rediker, are there employees for the CMC HOA? Velasco says the units that are managed by the hotel in the rental pool have that service attached. Smith, is there a place for an additional loading dock? Velasco, we are looking at a couple of options. Smith, is there a way you can account for this potential place because it would solve a lot of questions that people have. It would illustrate you have a plan to resolve loading. Rediker asks about the circulation in the re-designed roundabout. Velasco says there are separate spaces for bus pickup and vehicle drop-off as well as Liftside access. Rediker, how are we going to control people stopping on the north side and blocking homeowner’s access into Liftside? Rediker asks where loading and delivery will occur, for instance packages for homeowners. Velasco, similar to other properties it comes into the existing loading dock and is later distributed. Smith asks about the Public Works considerations. Tom Kassmel, Town Engineer, says we share the same concerns and we’ve given some preliminary comments. At the moment we prefer the original design. This is something that Liftside had concerns with, recommends a meeting so we can talk through the concerns. There is more discussion to be had with this. McBride also has concerns about the proposed configuration, and Liftside being able to access their drive. The PEC and Velasco discuss the management of the drop-off, trying to avoid delays and obstruction as much as possible. Smith and Kassmel discuss snow storage requirements. Lipnick asks how the fourth portal will affect this project. Kassmel says assuming West Lionshead gets built it will be a more major portal to the mountain. Don’t necessarily think it will have a huge impact, in the interim there might be more skier dropoff here in Cascade. Smith asks about the ski storage and owner’s lounge. Council is wrong about this being a public benefit, you can’t dictate a commercial use remain in perpetuity. Roy says that can be included in a DIA, that was something that was included in Solaris. If they wanted to change that they would have to go back to Council to change that. Planning and Environmental Commission Meeting Minutes of March 24, 2025 7 326 Smith recommends a grab and go or small coffee shop in the current lobby area for the ski lockers. McBride is ok with it, if it can be included in a Developer Improvement Agreement. Rediker asks for public comment. Margie Ortiz is a homeowner in Liftside. Has concerns about the proposal, didn’t really consider the effects on Liftside. Wants a sun/shade analysis to see how it impacts the pool area. How is it going to affect visual line of site? It is going to impact our property value. Hadn’t thought until this discussion about the parking issues of driving in there. The building is really high, even if they took off two floors. Bob Rosen is a member of the Metro district board. You all had very appropriate comments of asking the right questions. My concern is the property rights of the district. We own things and the plans are using our property without having an agreement with us. We have a recorded easement, they need our consent. They’ve told you they’re negotiating for an electric easement, they can’t do that because the easement is with the district and we’re party to that. If the utility wants to change it, they need our consent. Wants to know that we are going to have real discussions before anything is approved. We have a prescriptive easement for the ticket office. We’re willing to deal with Cornerstone on all of these issues. Stan Beard lives in the neighborhood. He can’t tell from any of the drawings if they’re giving a deceleration and acceleration lane on the frontage road. Is that still in the design? You can tell they’ve attempted to address some comments, but when you see the perspective with what is there now is alarming. There’s a total disregard for the homeowners that have lived there all this time. The design doesn’t fit in with the neighborhood and surrounding buildings. You don’t have to maximize the property fully, it can still be valuable. Don’t send something to the council that they will feel political pressure to vote for. Mark Lessens has been in Cascade for 25 years. Has a safety concern, has pictures which show them unloading into the hotel and taking up a lane. The developer has to develop a way to get the product in and out without obstructing two lanes of traffic. Lorenza serves on the HOA in Liftside. Concerned about the Cornerstone building, it will have a direct and significant impact on Liftside. After its unanimous rejection in 2024 we had hoped for significant revisions. We still see little to no substantive changes to address the core issues. The height is too high, out of scale, the increase in density is not appropriate. There is a lack of proper buffer zones. They have failed to address community feedback. The lack of a dedicated loading zone will force activity into single lane. This doesn’t meet criteria, doesn’t align with scale and design of area. Requests the PEC recommend denial, applicant has had multiple opportunities to align but have failed to do that. Janie Lipnick lives in the neighnorhood. When Cornerstone had an open house, they said there would be a loading dock in the building. The new roundabout is going to create a problem for everyone getting in and out of the neighborhood. We keep hearing that they will deal with this down the line, this has been going on for a year. Agrees that height, mass, design does not fit with the neighborhood. The Metro board doesn’t have any agreements in place with Cornerstone. Zach Stevens is a Vail resident. He’s a practicing architect and familiar with Liftside. The submissions lacked context, shows viewshed analysis of what the effect is. Talks about the elevations and building height. Take a step back and understand what they’re not saying with this proposal. There is inconsistency with how we judge these special development districts. Scott Wagner is on Metro District board and lives in neighborhood. This is a broken record, to address things that are not getting addressed. Do they have the requirements to meet service needs? There is not a way to get through the paseo with a servicing truck for the lift. We have an ongoing complaint to protect the rights for the lift. The district has responsibility of the lift and the access and the easement. Vail Resorts is our customer, they operate it. There is nowhere for cars to queue up in that area. If the Planning and Environmental Commission Meeting Minutes of March 24, 2025 8 327 circle is a public street, why are we allowing them to change it without input from the neighbors. The height was talked about from Westhaven, it was disregarded the people that live on the other side of the river, they will see the 86’. If they are granted this, it will be the new height moving forward. They tried to do a master plan with Council, each building has to stand on its own. The CMC dorms for EHUs were done before this meeting was started a year ago. That was for the J-1s for the hotel. The views from Liftside will be extremely impacted. They had the open house in January, they waited until most of the people would be out of the neighborhood. Thanks Smith for service on the PEC. Thad King is president of Liftside Condos. They are opposed to Cornerstone, it proposes to take GRFA and dwelling units approved in 2008 for the CMC and would reallocate unused portions to the Cornerstone site. The parcel can be properly developed without those additions. Just because there are approved but unused density and GRFA, should not mean that the developer is justified in eliminating setbacks and adding height and mass. In favor of revitalization, but it would be more appropriate for the excess density in 2008 to remain with the CMC building for it’s further redevelopment, or be used for Aria. Urges PEC to again recommend denial. Donna Neff is an owner of 30 years in Liftside. Loading and unloading zones in an already congested area, the liability for the Town and all owners is amazing. Wasn’t fond of the disingenuous parts of the presentation. What constitutes facts, is the Town doing an analysis on what would be safe for that roundabout? Amelia Stefan is an attorney at Foster Graham. Represents Nolegio partners who are property owners in Liftside. Clients maintain that development is positive and supportive of development in the village. However, frustrated that the applicant continues to present a proposal that doesn’t conform with development in the village and criteria in the code. Looking at the criteria, one criteria is that it is consistent with all plans and policies for the Town. The Land Use plan, one of the standard is that the density within accommodation area is 25 DU’s/acre, the applicant is proposing a density of 43 DU’s/acre in that area (page 25). Clients are concerned that the height was only reduced by 5’ despite this being the third iteration. Neighbors were clear that the height and bulk was their primary concern. The view of the west building may only be 60 feet from Westhaven, this amendment will amend the zoning for all property within SDD No. 4. This would allow any new building to be built to this height. Supports a town led master planning process to reinvision what this would look like. Jill Tanenbaum has been in Millrace for 35+ years. Where are guests of owners and retail guest going to park? Reiterates that she’s very concerned about the traffic and congestion getting in and out of the neighborhood. Concerned about skier dropoff, this will be dangerous for the neighborhood. Alberto Varon thanks commissioners. He owns a unit at Liftside, concerned about the current proposal. Thanks PHH for hearing some of their concerns. The proposal is out of line with the character of the neighborhood. Much of the public benefit involves landscaping, and the bulk is on their property. No food and beverage or public amenities, not clear how those benefits anyone. The traffic concerns are not addressed. Not clear how Liftside will access their parking. There’s been no comment about how Town will handle vehicular and pedestrian traffic, how will that be addressed on the feeder road. There is a lack of dedicated loading zones. Not clear how the 2008 approval still has standing. Kristina Hedley lives in the neighborhood. The developer spoke about this being the first phase, encourages PEC to consider what that means. There is already high activity, concerns about what this will bring, especially with West Lionshead. The height should also be considered from the lift. Mitchell Karlin is on Greenhill Ct and owner at Millrace. They’re anticipating that owners or rental people hand carry their trash down which is not realistic. Scott Wagner again, the Council had mentioned concerns about having a oil/water separator in the garage, that is also a concern of ERWSD and neighbors. Planning and Environmental Commission Meeting Minutes of March 24, 2025 9 328 Rediker closes public comment. He asks for commissioner comment. Smith asks if there are requirements for sand/oil separators. Roy says there aren’t but it’s generally asked for and complied with, it’s done almost everywhere. McBride asks about driveway off Westhaven. Velasco says it is the driveway to the hotel. McBride is concerned about the height, it doesn’t conform to buildings in the area. Doesn’t like that the presentation is skewed to Westhaven, we need to consider the view from the other perspective. The burden this places on the traffic circle, to put all the burden on public property doesn’t seem right. The Ritz in Lionshead is a good example of where loading etc.. is provided on property. This is trying to shove ten pounds into a five-pound bag, as opposed to building something that conforms. Main concerns are height, lack of ingress/egress on private property, and the loading area. Jensen says public comment is very consistent and strong, encourages applicant to listen to it. He is supportive of development at Cornerstone, it would enhance all the properties if done right. Especially with West Lionshead coming, sees this as a neighborhood portal and not a public portal. The scale needs to be reduced considerably, encourages applicant to enter in serious conversations with the Metro district. Supportive of it being developed, will be good for the neighborhood, but not the approach that has been taken so far. Lipnick has concerns about mass, scale, and the height of 86’. Concerned about parking and dropoff, trying to navigate that circle. Also concerned about the easements, apparently the applicant hasn’t discussed it with the metro board. Good public comments, that should be a concern of the applicants. Smith, you have made some changes to the proposal. This is a great group that will stay involved in this process, the acceptance of this is up to Council. Your client has assumption that they can produce a village without the master planning process that produces villages. You risk more than you would if you started with the master planning process. It is more likely that West Lionshead comes out with a master plan than where you are at today. Everyone will benefit from your investment and intention, just need to find how to make that work with the process. Doesn’t think the EHUs in the CMC building should be accepted as mitigation for Cornerstone. There are few people speaking in this process about the housing requirement, we have an obligation to provide better housing than what is included here. Tucker, it’s good to see you reflecting some of the changes. You’re showin us what you would like us to see. The traffic study is missing the circle as part of the traffic study. A year ago we asked you to talk to the neighbors, there is a lot of opposition to your idea. Until you get that straight, development will be difficult. Trash still makes no sense, with the hand carried trash and carting it over and down two stories to the loading dock. Thanks for the presentation. Rediker, we had good public comment. Like to hear more from the Town and applicant about the lane off the frontage road and traffic study to be updated. Will the loading and unloading be adequate? It isn’t even adequate for the existing uses. Still concerned about the parking, worried about moving commercial parking off-site. We have a common owner now, but when lots get sold off how do we guarantee that the off-site parking is going to be satisfied. Would like more clarity so everybody understands the PEC decision making about the criteria, easements, and agreements with outside parties. Wants everyone to understand where the PEC’s authority lies. Being able to access the lift for major repairs is a good comment. There are still significant concerns that are being expressed in regard to the bulk and the mass. Robyn Smith made a motion to Continue to the meeting on April 14th, 2025; Robert N Lipnick seconded the motion Passed (6 - 0). Planning and Environmental Commission Meeting Minutes of March 24, 2025 10 329 4. Approval of Minutes 4.1 PEC Results 3-10-25 PEC Results 3-10-25.pdf Robyn Smith made a motion to Approve ; Scott P McBride seconded the motion Passed (3 - 0) Lipnick abstained. 5. Information Update 6. Adjournment Robyn Smith made a motion to Adjourn ; Scott P McBride seconded the motion Passed (4 - 0). Planning and Environmental Commission Meeting Minutes of March 24, 2025 11 330 Planning and Environmental Commission Minutes Monday, April 14, 2025 1:00 PM Vail Town Council Chambers Present: Craig H Lintner Jr John Rediker Brad Hagedorn David N Tucker William A Jensen Robert N Lipnick Absent: 1. Virtual Link Register to attend the Planning and Environmental Commission meeting. Once registered, you will receive a confirmation email containing information about joining this webinar. 2. Call to Order 3. Swearing in of New Members Appointed commissioners CJ Lintner and Brad Hagedorn were sworn in. 4. Election of Officers Bobby Lipnick motioned to appoint John Rediker as Chair. Jensen seconds. Motion passes 6- 0. John Rediker motioned to appoint Brad Hagedorn as Vice-Chair. Lipnick seconds. Motion passes 6-0 5. Main Agenda 5.1 A request for the review of a variance from Section 12-6H-6 Setbacks, Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code to allow for a deck expansion within the side setback, located at 400 Vail Valley Drive Unit 4, Tyrolean Condominiums, Vail Village Filing 1, part of Tract B, and setting forth details in regard thereto. (PEC25-0002) Planner: Heather Knight Applicant Name: John R. Wilcox & Janice L. Ozzello, represented by Berglund Architects PEC25-0002 Staff Memo 041425.pdf Attachment A. PEC25-0002 Vicinity Map.pdf Attachment B. Applicant Project Narrative.pdf Attachment C. PEC25-0002 Plan Set.pdf Attachment D. Public Comment for 031025 PEC Meeting.pdf Attachment E. Public Comment 031425 Wolfe.pdf Attachment F. Public Comment 031625 Caplan.pdf Attachment G. Public Comment 032425 Willard.pdf Planning and Environmental Commission Meeting Minutes of April 14, 2025 1 331 This item was withdrawn by the applicant and was not heard. 5.2 A request for a recommendation to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision. (PEC25-0003) Planner: Greg Roy Applicant Name: PHH Design Development PEC25-0003 Staff Memo April 14, 2025.pdf Attachment A. Vicinity Map.pdf Attachment B. Narrative-Project Description.pdf Attachment C. Amendment Materials.pdf Attachment D. Part 1.pdf Attachment D. Part 2.pdf Attachment D. Part 3.pdf Attachment E. Renderings.pdf Attachment F. Applicant Presentation.pdf Attachment G. Response to Comments.pdf Attachment H. PEC Results 3-24-25.pdf Attachment I. Public Comment.pdf Planner Roy gives a presentation. He walks through the revisions made since the last meeting. He talks about the height and the roundabout in front of the site. He talks about loading and delivery. Hagedorn asks about process. Roy gives a history of the development applications since 2024. Doug Williams with PHH represents the applicant. Williams gives a presentation. He reviews their responses to the comments from March 25th. Hagedorn asks what is driving the change in height. Williams says the square footage got moved around. Jensen says there was concern around the height of 87’ on the paseo side, it doesn’t look like that has been changed. Williams says they are in the process of reviewing that and looking at potential changes. Hagedorn brings up change in uses. We’ve lost F&B use on the paseo level? In the first application was discussion on the paseo being a public area, there was discussion on that being a public benefit. Williams, seems like demand isn’t there, the F&B generates a lot of trash and waste that is difficult to address. Williams walks through project setbacks. Hagedorn asks about moving to the stairs from a escalator for the pedestrian access in the middle. Williams says nobody wanted to provide the maintenance for the escalator. 4,000 lbs unit is anticipated for the elevator, 8-10 people. Williams talks about the Westhaven circle drop-off. Planning and Environmental Commission Meeting Minutes of April 14, 2025 2 332 Town Engineer Tom Kassmel says there is a lot going on there but this would be an improvement over what is out there today. It maintains existing access, doesn’t see the project itself generating that much traffic, it is half the size of Liftside. Hagedorn asks if there are potential issue with obstructing access to Liftside. Kassmel says it’s a local road, low-volume, not as heavily used as many other roads. Lipnick asks how the traffic will keep moving through the traffic drop-off. Kassmel says it has the same configuration as concert hall plaza and would likely operate similarly. The expectation is that the bus would drop off in front of the Cornerstone entrance. Jensen asks about pedestrian flow. Kassmel says the past approval had required that there be a connection to the frontage road. Hagedorn asks if there is data on skier drop-off currently. Kassmel says they just have traffic counts from the area. The lift is the same, so it will be interesting to see if the drop-off increases. Williams talks about the Aria parking garage. Hagedorn asks about the garage parking spaces. Roy says the spaces shown is after the restriping to meet the size standards. Kassmel talks about the traffic impact study, it was studied in July of 2021. Rediker and Kassmel discuss the specifics of the traffic impact study. Williams talks about trash management. He talks about potential loading and delivery solutions around the CMC building. Roy adds that it would require approval from Town Council for any use of the Town right-of- way, including for loading spaces. Rediker asks about the potential deficit of loading docks. Williams says the problem is getting the service trucks off the road. Rediker asks about the current trash management. Williams talks about current practices. Jensen, the trash moving carts are designed for interior, back of house movement. Driving over cobblestones will be difficult. It will be difficult to get that into the compactor. Williams says they may be able to utilize a forklift. Williams talks about the easements on the site. Hagedorn asks about sufficient space for queuing for the lift. Jensen, seems logical from a maintenance perspective. Someday it will need to be addressed, the access to the base terminals will increase the construction cost. Hagedorn asks about unit count. Roy says the EHU count of onsite units has gone down by one. Planning and Environmental Commission Meeting Minutes of April 14, 2025 3 333 Jensen and applicants discuss the proposed employee housing mitigation. Jensen still has concerns whether a dormitory style employee housing unit qualifies by the Town’s definition. Comfortable with variance for ventilation shaft but not comfortable exceeding the 71’ for residential. Rediker would like to have a better understanding of that, PEC needs a full understanding of what is proposed onsite and offsite. Will need it as part of staff’s analysis. Lipnick concerned about the traffic. Hagedorn asks for public comment. Scott Wagner is with the Metro District. Don’t have anything else to say because we have talked about this for the year and got nowhere. We’re going through an election for this. As a resident he has a lot of concerns, the massing, the traffic, asphalt dieting. There is no queuing area for cars here. There are always cars and delivery trucks that park in the circle. Hotel seems to think the street is part of their loading area, this building will make it worse. Why does a private building have their access utilizing the public street? Traffic study might have to be updated. This is 20lbs of stuff in a 10lb bag. Janie Lipnick lives in the neighborhood. We've been through this before, still too much height, mass and bulk for the neighborhood, this is an odd property, the proposal is too big. Concerned about loading and unloading, biggest concern is fire and ingress and egress. Very concerned about the skiers plaza, who will cover the cost of repairs to the lift? There is a lot of concern in the neighborhood. David Foster on behalf of the Martinos in Liftside. Appreciate the time put into this application. The level of detail is really amazing, you ask fantastic questions. This is a quasi-judicial process, criteria under 12-9-A-8 that you’re applying. Submitted a number of letters of the last year, you have to comply with the comprehensive plan. Within the comp plan, this area is identified as resort/accommodations and services – densities up to 25/dwelling units per buildable area. They can only have 17 units on the site based on this, we've spent the last year talking about the 30 units. That’s what people speak to when they talk about too much on the site, stems from not meeting that standard. The perspectives that were used today are a far cry from the impact the units in Liftside will experience. We’ve taken for granted the sun/shade study, does not have confidence those are accurate. Mark Lessans lives in the neighborhood. Understand that they've changed some of the loading, for years we’ve dealt with trucks taking up a lane on Westhaven. Is that entrance going to be blocked off if this new loading areas go in? Thad King is president of Liftside HOA. You’ve heard a litany of problems for this project. The root cause is the proposed density, the applicant’s desire for increased density is what’s causing the other problems like mass, etc.. precluding the applicant from providing employee housing and parking on site. Not opposed to development per se, but suggests that the Aria building is the more appropriate place to grant additional density. There you could add additional mass without affecting Cascade neighbors. Requests the PEC to recommend denial of this application as currently proposed. Jill Tenanbaum, has been at multiple of these meetings, agrees with others about the entrance. There will potentially be a lineup of cars. They traffic study done in 2021 was during covid, not accurate. The better location for this is the Aria building. Robert Rosen, I know you're not concerned with the easement, director of the district. The application has made representations to you that are not true. There has not been a deed to Vail of the district office. The stairs are a recorded easement, hope we can come to terms. Would appreciate if people made representations that are factual. Planning and Environmental Commission Meeting Minutes of April 14, 2025 4 334 Dan Wolf, attorney for PHH. Hearing some misstatements from the district. Confused if they are speaking in the capacity as neighbors or members of the metro district. Clients have a deed to this property which includes where that district sits. No further public comment. Hagedorn closes public comment. Hagedorn asks for commissioner comment. Lipnick says mass and bulk is not appropriate for this neighborhood, concerned about parking, drop- off, and traffic flow at the circle – concerned about safety. Remains concerned about the easements. Still concerned about the loading docks with traffic blocking and safety concerns of the neighbors. Looked at the public benefits from one year ago; skier access via the escalator- now no escalator. Why is the interior lift office a public benefit? You talked a year ago about offsite skating rink. Still concerned about dorm -style EHUs, won't work for families. Concerned about parking for skiers and retail guests. Does the TOV have an agreement to restripe the space? Roy says they have a plan included showing the restriping to make them conforming spaces. Tucker appreciates you working through these comments. Shares concerns about the bulk and mass and relationship and the traffic circle. Love to see additional data or study on that. Things are complicated by the loading and delivery. Likes the idea of enlarging skirt entrance ramp. Lintner appreciates presentation. Agrees with comment about traffic, feel that traffic study relying on 2021 data is a weak data point. Height and density are not a leading concern, the proposed dorms do not comply with code requirements in terms of mitigation. To his knowledge, never been a public vote of acceptance for similar style housing, adequate public housing is a big concern of his. Jensen saw some progress but you are still far away from a submittal that will meet all parties' interests. Loading and delivery is already a challenge, this will add to that. The 2021 traffic study wasn’t the best time to do it. Applicant has to work out easements and continues to be disappointed there is no neighborhood engagement. Not comfortable with EHU dorms and the height and mass of proposal doesn’t fit the SDD and community. Rediker, the loading and delivery is not working as it exists. This application can't move forward without a real solution along the easement lines. Looking forward to see Staff’s memo about criteria. Public has brought up the issue of density multiple times, whether that complies with the master plan. The modified plans for the drop-off – we're seeing an improvement but would like to see a plan that is more clear including dimensions for drop-off. Concerned employee housing criteria is not being met. Concerned about ownership here, there is single ownership now but what if that changes in the future, since we’re allocating parking from this parcel to another parcel, will there be a legal agreement to that effect? Heard from everyone that bulk and mass is an issue. Thanks applicants for their effort and responding to our questions. It’s a little disconcerting to not receive positive feedback from anybody in the neighborhood at this point. Hagedorn has no comment on the civil matter. Not get into the details of criteria at this point. Height is moving in the right direction but still 15 feet above the 71 foot height limit. The previous conversation was that there was public benefit, but sees a reduction of the public benefit here – no activation of the paseo level. Inferior pedestrian access to what was proposed before, still not there with exceeding the height of the SDD. With the new circulation pattern, it moved in the right direction but would like to see more clarity, wants to ensure that Liftside access stays open. There are valid concerns about loading and delivery, proposed solution is fairly ad-hoc and would negatively impact the dormitory space. Concerned about the proposed EHUs, requirement of 50% onsite mitigation. It’s being claimed that dormitories are onsite, its in the same SDD but not the parcel that is being discussed. John Rediker made a motion to Continue to the April 28th PEC meeting; Robert N Lipnick seconded the Planning and Environmental Commission Meeting Minutes of April 14, 2025 5 335 motion Passed (6 - 0). 5.3 A request for review of a Conditional Use Permit, pursuant to Section 12-7H-2 Permitted and Conditional Uses; Basement or Garden Level, and Section 12-7H-3; Permitted and Conditional Uses; First Floor or Street Level, Vail Town Code, in accordance with Title 12, Chapter 16, Conditional Use Permits, Vail Town Code, to allow for dwelling units and attached accommodation units on the basement, garden level or first floor of the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village Filing 2 (PEC25-0008) Please see attachments for Item 5.5 Planner: Jamie Leaman-Miller Applicant Name: HCT Member LLC, represented by Mauriello Planning Group PEC opens items 5.3, 5.4, and 5.5 together as they will be reviewed concurrently. Planner Leaman-Miller introduces the items. He goes through a presentation on the application types, location, and information on the specific proposal. He explains the land exchange that happened with the hospital prior to the hospital expansion. The MEA application and related design deviations remains valid, the CUP and variance expired in November of 2024. The MEA application is for the changes to the application since the original approval. The amendment to the LHRMP has also been approved in the last year. He explains the changes proposed with the application. One of the changes is that the housing requirement is proposed to be met off-site. The building would be moved closer to the property line to the south, new bar and restaurant area, fewer units, and exterior changes that go with the changes listed. The variance is for the setback on the east side to go to 0’. The application is supported by Vail Health along with the landscaping lid over the parking. The building height has slight changes, but still within the permitted amount. The GRFA slightly increases. Rediker asks about the GRFA and the slight increase. About 17,000 increase is because that was employee housing and now moved offsite? Leaman-Miller says that is staff’s understanding but applicant can clarify. Leaman-Miller and PEC discuss the inclusionary and linkage calculations from the current application and 2022. Presentation continues to the Design Deviation portions of the application. This was a change that was approved in the PEC approval from 2022. At that time, the application was changed to accommodate more sloped roof. With regard to design deviation changes, there are a minor changes to the interior roof forms where the sloped roofs were replaced with flat roofs in one area on the interior courtyard. Setback area is shown as the area where the landscaping lid is proposed. Rediker asks if the variance request has changed since last time. Leaman-Miller says it is the same. He continues and goes over the site coverage below grade and above grade. The request is for a variance from the max coverage. CUP request is for multi-family at the garden/basement level. Planning and Environmental Commission Meeting Minutes of April 14, 2025 6 336 Hagedorn asks where Lot 10 is at in the process. Leaman-Miller says there has been outreach and lot 10 will be in front of the DRB as a conceptual application on April 16th. Allison Kent and Matt Kreilich representing the applicant. Kent goes over the background of the application and why the application is back. New build-to line is the reason for a portion of the changes. The new Timber Ridge Village program encourages businesses to do linkage or requirements off-site. The applicants give a presentation. The applicant wants to propose a range of unit numbers that would permit additional units to be able to be added. The location is overviewed and the proximity to adjacent properties and uses. The swap of lot 2E and F1 is described. LRMP applicability is discussed. Pedestrian access is going to be accommodated with the redevelopment and how they can go North/South through the site between the Evergreen and the Hospital. Setbacks in the LRMP are listed for the Evergreen property. Kent goes over the comparison of the 2022 and 2025 applications. Rediker ask what the slide means with the Employee Housing -Timber Ridge program. Kent answers that previous employee housing was to do 20 on-site units and they are now asking to use the Timber Ridge program to replace those previous on-site units. Kent continues with the presentation. Matt Kreilich takes over and discusses the architecture aspect of the building. West middle creek side of the building has added recesses in the façade to articulate portions of the buildings in front of the rest. The south end of the building extended 10’ closer to Lot 10. Rediker asks about a change in the roof plane on a portion of the roof on the far north. Kreilic goes over the shift. Rediker asks more about what looks like roof changes. Kreilic walks through the roof portions. He continues to go over the proposed building and renderings. Shows the changes to the building adjacent to Lot 10. Rediker asks about the changes in this area. Current plans are that the café spills out on lot 10 and the rest is building? Kreilic confirms that the rest would be dwelling units on that elevation. He continues with the pedestrian pathway being proposed. Hagedorn asks a clarifying question on the pathway and if it was at-grade from the lid. Kreilic goes over the access from the S Frontage Rd to W Meadow Dr. Kent adds with the changes that have occurred with the discussions around lot 10. Hagedorn asks if it is ADA compliant. Kent says it is not. 30’ of grade to catch between the two roads. 12 of that alone, is from the lid to lot 10. Kreilich continues with the landscaping renderings along the path. Kent continues with the zoning compliance of the project. The housing requirements noted earlier, are a little different. The numbers discussed earlier by staff were from an original draft and not the final that was approved. What was approved was similar to what is being proposed today. The big change is to do Planning and Environmental Commission Meeting Minutes of April 14, 2025 7 337 the housing off-site as part of the Timber Ridge program. Jensen asks about the Timber Ridge program. Roy tries to clarify Lintner asks why the change. Kent says it is because they saw this as a valuable program and wanted to take advantage of the application. Would like to get questions and comments and come back on the 28th. Jensen asks about the garden level units. Kreilic goes to the Lot 10 rendering to show where the units in question are located. Dominic Mauriello adds to the purpose of the standard in LMU-1 zoning and that it was to consider residential development on the first floor in the village core as conditional. Hagedorn asks about AAUs or DU on that end. Kent says that it is DUs and AAUs. Rediker asks to see a landscaping plan. Mauriello notes that landscaping will be a topic at the next meeting. Hagedorn asks where the parking garage entrance is located. Kent and Kreilick highlight the areas. Rediker asks if there is any loss of articulation compared to the previously approved plans. Kreilick says that they only increased it, particulary on the west, did not take out anywhere else. Public Comment is opened. Guillermo Velasco is a homeowner in Vail International. It is necessary to redevelop the Evergreen. Concerned about the bulk and mass, height, and that the building is meeting the setbacks. Concerned that the shade will prohibit growth of the middle creek area. Green roofs needing watering is not best use of water. The wall along middle creek is too large and continuous. Haven’t had a lot of engagement with the developers since the previous approval. Should be redeveloped the right way. Hans Spave is an owner and Board member at Vail International. This is a lot of units and this is much taller than the International. The extension on the south end makes the building 10’ longer and could be stepped more than currently shown. Lot 10 should have more stepback in the adjacent building as it climbs up. Roofs on the top of the west elevation are large. Reducing those overhangs could allow more light down to Middle Creek. These roofs don’t have the slopes in the LRMP and thus the height calculations allows more building at a higher level than otherwise contemplated. A4.04 shows the West elevation that has grown by another 10’. It will create a lot of shade in the winter months as well as for the creek. Vertically this elevation has not changed. Same comment as the previous application. The building has excessive height, mass, and scale that is fixable to reduce. Also felt that there was a lack of neighborhood engagement. Does not like the idea that all employee housing is moving off-site. It will create more traffic from commuting to work for those working in the building. Impact to Middle Creek is massive. Rohn Robbins, the attorney for Vail International. The vicinity map shows the lots adjacent to each other. The entire west side of the lot will be a wall and what the international will have to look at. There has Planning and Environmental Commission Meeting Minutes of April 14, 2025 8 338 been a lack of engagement with the neighbors. Objection has been stated in 2022 and still today about the mass of the project. The project has lots of improvement, but there could be more. More stepping down of the building as it continues south. Would like to see a massing model and the PEC should request it. Shading on middle creek will affect the creek. Balconies will overhang into the setback. Last time the balconies were supposed to be glass and we would like them to be removed or changed to another material. Roof forms are improved with more pitch, but now overhang is causing more shadow. Would like to see a change in color scheme that is lightened as mentioned in the DRB meeting. Greg Tonkovich is online, is an owner of Vail International in the NE corner of the building. Had correspondence with the Planner on the project on the topic of the middle creek setbacks. Does not think that the plan meets the setbacks as written. There is a large retaining wall in the setback. Could cause a flooding hazard to the Vail International. Should be told to remove all structures from the setback and ask for a hydrology study to release the Town from liability of flooding. In addition to the stream the LRMP says that there should be two restaurants and requires them to remain. There is a huge need for restaurants in the area because of Dobson. There is a quarter mile walk from Evergreen to either village where there are more restaurants. Café next to dwelling unit is not a good idea. Dominic Mauriello notes that the public comments have been very much the same as the last time. A lot of the comments have been taken into consideration and those have been implemented as much as possible. Will be looking at making further changes as they are possible. They did some neighborhood engagement but it resulted in an appeal. This is different from previous applications today where they were asking for more than permitted; this application is compliant with zoning except for the two variances. Stream setbacks are met with the original and current proposal. The idea that there is a potential issue with flooding is incorrect. The environmental study for this project was done originally and is being updated to reflect current plan. A 3D model with fly through will be prepared for the next meeting. Public Comment closed. Commissioner comments opened. Rediker has a few more things to add to previous questions. Would like to see landscape plan and have the applicant work with Town Staff on the appropriate landscaping on Middle Creek. Important to not kill the plant life along the creek and encourage insect and plant life along the creek. Biggest concern for the employee housing units. How do we get to our requirement? How does that get accommodated in Timber Ridge? It is not beneficial to move EHUs off -site and into Timber Ridge, except for benefiting the Town that is struggling to sell units. More beneficial to have it on-site. Expects staff and the applicant to have more information on those numbers next time. Lintner appreciates the presentation. No pause or concern with the 2022 and the changes are positives from what he could see. The employee housing staying on-site is a huge value that is being taken away and applicant should consider moving them back on-site. Look forward to continuing the discussion and applicant should also continue to engage neighbors. Tucker echoes the feelings on the employee housing. Always need more and should be integrating employees to the site and not off-campus. Really needs to see what the creek-side looks like. Lipnick thanks the applicant for the presentation. Design is better than in 2022 and the improvements are greater. Concerned about the EHUs being moved off -site. The Town required 50% on-site for a reason. Timber Ridge program conflicts with Town Code and the purpose of it. 70% is sold in Timber Ridge, and should be alright without this proposal. Project is worthy of revamp. Jensen thanks staff and the applicant. Sensitivity to the creek is important and want to make sure that it is meeting all the requirements of Town Code. Timber Ridge is part of the community even if it is separated. They aren’t proposing them in Gypsum, which would be a problem. Supportive of the plan to Planning and Environmental Commission Meeting Minutes of April 14, 2025 9 339 add 1000 bedrooms in Vail and is ok with new developments satisfying the requirements at other locations in Town. Hagedorn understands public comment. This is very similar to the previous application which went through a rigorous review process. This has little changes and the ones proposed are small. Ok with variance on setbacks, site coverage. Height and density is a minimal change. Likes to see the coordination effort with the Town on Lot 10. Offset of EHUs can be done in Timber Ridge per Town Council. Will be ok with the off-site movement of EHUs for that reason. Needs to see what those requirements will mean for Timber Ridge housing credits. Appreciates that there are still evolving changes. David N Tucker made a motion to Continue to the April 28th PEC meeting; William A Jensen seconded the motion Passed (5 - 0) Rediker absent. 5.4 A request for the review of a variance from Section 12-7H-10, Setbacks and Section 12- 7H-14 Site Coverage, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, related to improvements for the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village Filing 2 (PEC25-0009) Please see attachments for Item 5.5 Planner: Jamie Leaman-Miller Applicant Name: HCT Member LLC, represented by Mauriello Planning Group David N Tucker made a motion to Continue to the April 28th PEC meeting; William A Jensen seconded the motion Passed (5 - 0) Rediker Absent. 5.5 A request for review of a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for redevelopment of the Evergreen Lodge, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village Filing 2 (PEC25-0010) Planner: Jamie Leaman-Miller Applicant Name: HCT Member LLC, represented by Mauriello Planning Group Staff Memo - Evergreen Introduction 4-14-25.pdf A. Evergreen Supporting Documents.pdf B. Evergreen Narrative 3-10-25.pdf C. Environmental Impact Report 10-21-22.pdf D. Transportation Impact Analysis 2-15-22.pdf E. Project Planset 3-10-25.pdf F. Project Elevations.pdf G. Project Renderings.pdf H. Vicinity Map.pdf David N Tucker made a motion to Continue to the April 28th PEC meeting; William A Jensen seconded the motion Passed (5 - 0) Rediker absent. Planning and Environmental Commission Meeting Minutes of April 14, 2025 10 340 6. Approval of Minutes 6.1 PEC Results 3-10-25 PEC Results 3-24-25.pdf William A Jensen made a motion to Approve ; Robert N Lipnick seconded the motion Passed (4 – 0-1) Rediker absent, Lintner abstains. 7. Information Update 8. Adjournment William A Jensen made a motion to Adjourn ; David N Tucker seconded the motion Passed (5 - 0) Rediker absent. Planning and Environmental Commission Meeting Minutes of April 14, 2025 11 341 Planning and Environmental Commission Minutes Monday, May 12, 2025 1:00 PM Vail Town Council Chambers Present: Craig H Lintner Jr John Rediker Brad Hagedorn David N Tucker William A Jensen Robert N Lipnick Absent: 1. Virtual Link Register to attend the Planning and Environmental Commission meeting. Once registered, you will receive a confirmation email containing information about joining this webinar. 2. Call to Order 3. Main Agenda 3.1 A request for review of a Conditional Use Permit, pursuant to Section 12-7H-2 Permitted and Conditional Uses; Basement or Garden Level, and Section 12-7H-3; Permitted and Conditional Uses; First Floor or Street Level, Vail Town Code, in accordance with Title 12, Chapter 16, Conditional Use Permits, Vail Town Code, to allow for dwelling units and attached accommodation units on the basement, garden level or first floor of the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village Filing 2 (PEC25-0008) Planner: Jamie Leaman-Miller Applicant Name: HCT Member LLC, represented by Mauriello Planning Group PEC25-0008 Staff Memo.pdf A. Evergreen Supporting Documents.pdf B. Project Narrative, April 28, 2025.pdf C. Project Planset, April 28, 2025.pdf D. Project Elevations, April 28, 2025.pdf E. Project Renderings, April 28, 2025.pdf F. Vicinity Map.pdf Items 3.1, 3.2 and 3.3 will be heard simultaneously. Planner Leaman-Miller (LM) gives a presentation. He describes the applications, location within LMU-1, history of the property and variances. He describes the land exchanges with Vail Health. LM describes the key characteristics of the project and changes since 2022. CUP is described first – including criteria for review. Variance request is next, site coverage and setback variances requested. Major exterior Planning and Environmental Commission Meeting Minutes of May 12, 2025 1 342 alteration request is last. LM describes the standards and commercial linkage. LM goes into detail regarding commercial linkage. He describes the housing program with Timber Ridge. The roof design is described and how it has changed since 2022. Rediker asks where we are in the design review process. LM responds. LM goes over the Middle Creek plan and implementation of that plan. LM goes over the loading and delivery plan. PEC may approve variations to loading dimensions per 12-10-9. Criteria for review is discussed. Hagedorn asks if all three items are opened at once. Rediker – yes Jensen asks about criteria and changes. LM says that we are looking at changes since last approval. Rediker asks about changes vs looking as a new LM says it is nuanced. Looking at changes for ext. alteration. Other items have expired, so looking at it as new. Rediker asks about the loading and delivery at the front. What are dimensions? LM – 12x35 which is standard, but moving radius not certain. Smaller truck is proposed. Hagedorn – credit for commercial linkage? Seems odd to get credit if getting rid of jobs Roy – look at net increase for everything. We can’t back charge for things that are there. Applicant team presents: Mauriello and Kohn Mauriello describes DRB process so far; going back in June. DRB happy with design. He describes the updates – roof overhangs, pitch. He compares the 2022 approval vs todays. Hagedorn asks about the density – if it is the highest number of units. Mauriello replies yes – that way they don’t need to come back to PEC if it decreases. Mauriello states that GRFA has increased, but still complies with Code. He describes the site coverage and below grade in Lionshead. He talks about the code wording for below grade and site coverage – variance is requested because of the below grade portion. He talks about parking and employee housing. He reviews the new policy regarding Timber Ridge. He shows multiple renderings from all views; massing, Rediker asks about the height of the helipad vs proposed Evergreen. Mauriello states that it is lower because of flight restrictions. Rediker asks about height of hospital vs Evergreen. Mauriello states that the heights are close but doesn’t have exact numbers. Mauriello continues to go over massing model renderings. He shows comparison elevations – 2022 vs current. He describes the step down to the south and the relief of the elevations. He goes over the sun/shade analysis. EIR has been updated in April 2025; development has net-positive impacts. States that applicant will work with TOV on landscape and Middle Creek planning; DRB will determine final plan and take action prior to building permit. Rediker asks about path along creek. Will it provide access to Dobson? Mauriello talks about the old Hwy 6 bridge; will clean it up and provide landscaping. Rediker asks about the creek setback and paths in setback along bldg. Mauriello – no mow zone and landscaping only. Will work with Greg Barrie to determine best plants. Describes bridges over creek – for viewing only, not recreational. Mauriello describes the conditions of approval. Rediker asks about those – 8 will be complied with to fill #9? LM – yes, #8 is creation of plan and #9 is implementation. Jensen asks about the 1,000 sf proposed number. Mauriello goes over calculations and conversion of employees to sf Jensen questions the numbers (sf) Hagedorn explains the numbers as he understands. Jensen asks about GRFA and taking out EHUs. Mauriello states that EHUs don’t count towards GRFA. So, when removed, did not impact the GRFA. Rediker asks about GRFA increase – south end? Mauriello, correct. Planning and Environmental Commission Meeting Minutes of May 12, 2025 2 343 Rediker – 50% on site mitigation ,unless meets exceptions (4). Goes over exceptions in Code. Any specific one met here? Mauriello – Criteria D, achieving goals of the Town. Cites new policy for Timber Ridge. Rediker reads “D”; interprets argument made by applicant. How does it meet the intent of the Code with regard to EHUs – not new policy? Mauriello – still mitigates and meets requirements, using new policy helps meet housing goals. Tucker asks about loading dock and exception. LM goes over the applicant request for exception. Rediker clarifies that this is an additional space and others meet code. Asks about how this will function. Mauriello goes over loading bay vs everyday drop off like UPS/Fed Ex. Goes over two main loading bays. Front space is supplemental, quick drop offs. Loading bays are designed as oversize. Feel like this is adequate. Lintner asks about EHU and Timber Ridge. How formalized? Mauriello – COA prior to CO, must be deed restricted. Town has program, contract, time frame. Must be before CO or will need to come back to PEC. Rediker asks about Ehu credit program. What further info do we have w/regard to how program operates? Roy asks Jason Dietz (Housing Director) to come forward to explain program. Dietz describes program and relevant aspects to Evergreen. Program based on 96 existing units being replaced with new units. Credits live for 10 years – will expire. Contract is different than buying a unit. Two different prices; Dietz describes the credit for each unit type. He describes the credit buying process and timelines. Roy explains that applicant will purchase enough credits to purchase the equivalent of sf of linkage. Rediker asks about buying credit vs buying units? Mauriello – credits. Lintner – 20% deposit amount is 20% of credit value? Dietz – correct Lintner – fully wrap up before CO. Any other checkpoints along the way? Because it is a new development, timelines may change. Dietz – unit needs to be closed to get credit. Advantages to get credits on units built first vs last. Manage risk – secure credits within timeframe. Roy – whoever is buying the unit needs to choose to buy the credit or not. Owner of unit must be part of the conversation of buying credits. Jensen clarifies that. Goes over potential scenarios for buying 15,000sf. Lintner asks about the goal of program is not to have a 1-1 offsite to onsite. The goal is to fill up Timber Ridge? Mitigating risk in development. Dietz – yes, meant to mitigate risk on the 96 units. Lintner asks about what is getting built and timing – when we approve these credits, things can get CO’d – something to think about. Hagedorn – asks about assigning credits to units purchasing by others. Dietz explains assigning credits. Hagedorn – if buy a unit and buy credits, could sell and retain the credits? Dietz- yes. Hagedorn – seems like a great deal for the developer, not the Town or applicant. Dietz – explains the direction and debate that TC had. Rediker asks if there are any more questions for Dietz. None. Public comment: Ron Robbins, attorney for Vail International: asks about EIR. States that direction of project gets better and better. Balcony treatment on West side is questioned. No glass railings preferred. Continued concern of long wall on West side and impact to VI. Wants to require plantings along other side of creek, near VI. No other public comment. Rediker asks about glass balconies. Will that be a DRB issue – on their radar? Roy, yes handled at DRB. Believes applicant has changed this. Planning and Environmental Commission Meeting Minutes of May 12, 2025 3 344 Rediker asks about west side of creek – who owns that property? Roy – TOV property, south is ERWSD. Rediker – asks about conditions 8 &9, what may occur on TOV side? Mauriello states they have been focused on their side of the creek. Can review at DRB. Work with TOV on that. Rediker states that TOV should be engaged on doing something on west side of creek, but not at applicant’s expense. Should do this all at once. Roy – the implementation plan should cover both sides of creek. Commissioner comments: Hagedorn – comments from previous meetings stand. Nice revisions. In favor – meets all criteria. TR program – doesn’t necessarily agree with program, in favor of developer; but if can meet, then great. Jensen thanks applicant for adjustments made. EHU – understands the why, but worries. Hopes the project doesn’t see any further delays. Supports. Lipnick appreciates work done in last 3 years; better project as a result. Will see how EHU adjustments work at Timber Ridge. Supports. Tucker thanks applicants for great work. EHU credit program not in favor of, but optimistic. Lintner sees positive change since 2022; plan to do more and make activated space is great and is in support. Can’t go against Council but EHU program is concerning; warns of backing out due to construction issues. Wants a small amount of EHU on site; would be great to see. Overall happy with proposal. Rediker – 3.1 (CUP), well-reasoned for criteria. Approves. 3.2 (variance), discusses below grade site coverage and other projects. Supports; all criteria met. 3.3 (ext alteration), concerns about stream corridor but conditions 8 & 9 will satisfy concerns. Shade analysis good to see for creek health. Applicant will improve site drainage with plan. Loading – dedication to smaller trucks is ok. Concerned with EHU program. Applicant is entitled to mitigate off site per Code. Four requirements must be met to move remaining 50% off-site. Exception D is applicable in this case, especially with TC program. Exception D is read for the record. Explains purposes of EHU, housing should be interspersed throughout town. Shouldn’t be in one space along the interstate. Talks about TR and existing businesses with shortages of housing. Not for new development. Not disagreeing with programs but doesn’t seem to meet the criteria for exception to 50% off site. Rediker asks for motions for all three items, one at a time. Brad Hagedorn made a motion to Approve with the findings on pg. 7 & 8 of the staff memo; William A Jensen seconded the motion Passed (6 - 0). 3.2 A request for the review of a variance from Section 12-7H-10, Setbacks and Section 12- 7H-14 Site Coverage, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, related to improvements for the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village Filing 2 (PEC25-0009) Planner: Jamie Leaman-Miller Applicant Name: HCT Member LLC, represented by Mauriello Planning Group PEC25-0009 Staff Memo.pdf A. Evergreen Supporting Documents.pdf Project Narrative, April 28, 2025.pdf C. Project Planset, April 28, 2025.pdf Planning and Environmental Commission Meeting Minutes of May 12, 2025 4 345 E. Project Renderings, April 28, 2025.pdf D. Project Elevations, April 28, 2025.pdf F. Vicinity Map.pdf Brad Hagedorn made a motion to Approve with the findings on pg. 9-10 of the staff memo; Robert N Lipnick seconded the motion Passed (6 - 0). 3.3 A request for review of a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for redevelopment of the Evergreen Lodge, located at 250 South Frontage Road West/Lot 2W, Block 1, Vail Lionshead Filing 2, and Lot F-1, Vail Village Filing 2 (PEC25-0010) Planner: Jamie Leaman-Miller Applicant Name: HCT Member LLC, represented by Mauriello Planning Group PEC25-0010 Staff Memo.pdf A. Evergreen Supporting Documents.pdf B. Project Narrative, April 28, 2025.pdf C. Project Planset, April 28, 2025.pdf D. Project Elevations, April 28, 2025.pdf E. Project Renderings, April 28, 2025.pdf F. Environmental Impact Report, updated April 28, 2025.pdf G. Transportation Impact Analysis 2-15-22.pdf H. Vicinity Map.pdf Brad Hagedorn made a motion to Approve with Conditions ; David N Tucker seconded the motion Passed (5 - 1). Voting For: William A Jensen, Robert N Lipnick, Brad Hagedorn, David N Tucker, Craig H Lintner Jr Voting Against: John Rediker 3.4 A request for a recommendation to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision. (PEC25-0003) Planner: Greg Roy Applicant Name: PHH Design Development PEC25-0003 Staff Memo May 12, 2025.pdf Attachment A. Vicinity Map.pdf Attachment B. NarrativeProject Description.pdf Attachment C. Amendment Materials.pdf Attachment D. Plan Set Part1.pdf Attachment D. Plan Set Part2.pdf Attachment D. Plan Set Part3.pdf Attachment E. Renderings.pdf Attachment F. Applicant Presentation Part1.pdf Attachment F. Applicant Presentation Part2.pdf Attachment G. Response to Comments.pdf Attachment H. PEC Results 3-24-25.pdf Attachment I. PEC Results 4-14-25.pdf Planning and Environmental Commission Meeting Minutes of May 12, 2025 5 346 Attachment J. Public Comment.pdf Attachment K. Ordinance No. 5, Series of 2016.pdf Before presentation, Lipnick states he does not believe he has a conflict of interest. But, will recuse himself after speaking to Town Attorney. Based off of legal letter received. Planner Roy gives presentation. He reviews the history of the project. Applicant is seeking final approval today. He shows changes since last meeting; height lowered by 15 feet most significant. He talks about density. He discusses compatibility of design / adjacent buildings; shows material board for proposed development. He outlines the proposed setbacks and describes previous approvals. Parking plan shown; all required residential parking is within the building garage. Retail within Aria garage. Requests amendment to allow for parking within Aria garage as SDD states it should all be on site. Loading and delivery: using CMC space; 2 additional spaces added to CMC bldg., 2 exist already. Meets requirements. Rediker asks about condition relating to loading. Roy looks it up; condition #20. Rediker asks about a management plan for loading and delivery. Roy states no but it can be added. Roy continues with presentation. Discusses the drop-off area design. Rediker asks about a path from center area to stairs. Roy – yes. This is part of public benefit ask. It is a more formalized program of what happens today. Hagedorn – small island added for Liftside access? Roy – yes. Roy discusses EHU and mitigation calculations. Describes what has changed, proposal for mitigation. Rediker – so majority is covered by dormitory style within CMC? Roy, yes. Look at area A as onsite. Hagedorn asks about dormitory housing and discretionary view of governing body. Who is governing body? Roy – PEC is recommending body, but TC has final approval. Roy goes over fit with Comprehensive Plan, Land Use plan. He reviews the landscaping plan, referring to Cascade as 3rd Village. Minimal plantings. Accommodates pedestrians, similar to other Villages in Vail. Reiterates easements and PEC purview. He reviews the criteria for approval; all are met. Staff’s recommendation is for approval with conditions noted in staff report. Rediker asks about page 7 of staff memo – density of area A. Roy explains accommodation units, density calculations. Transient units discussed. Rediker asks about EHU calculations. Dormitory units at CMC – does that number include other floors? Roy – no, only units on lower level. Goes over calculations. Planning and Environmental Commission Meeting Minutes of May 12, 2025 6 347 Rediker asks about page 9 of staff memo; asks about new standards put in place for Area A. Roy – clarifies the condition, not referencing specific plan sheets but using PEC numbers instead. Rediker wants to make sure language makes sense. What do future boards reference? Just this application? Roy clarifies Rediker’s question. Will include the narrative, all info for application. Not only the plan sheets. Similar to what was done at the Highline SDD recently. Rediker asks Roy to look at zoning analysis again. Roy discusses the chart found in the staff memo. Rediker asks landscaping allowable / requirement. Roy – number is the proposed plan. Previously approve number is closer to 20% of lot. Describes what has changed from 2018. Jensen asks about housing / EHU / dormitory style. Hagedorn asks about definition of on-site. Area A is on-site? But, separate parcel within, separate ownership potentially. Roy goes over traditional way of looking at on-site. Then discusses Area A nuances. Not unique – similar to duplexes and one development area. Not same scale, but looked at similarly. Tucker – asks about the separate loading space that is adjacent to Westhaven Road and if that is proposed with this application. Roy states that TC would need to approve via separate application. Jensen asks about loading berths. Existing? Roy breaks down the loading proposal. Tucker states that it would affect the quality of life for the dorm. Applicant presentation: Alonzo Ruiz de Velasco and Doug Williams (PHH development) Velasco thanks Roy for application. He discusses the reduction in height, overhangs reduced, enhanced drop-off, etc – all things that have changed since last presentation. He walks through the plans and describes each element. Rediker asks about the ticket office, public lockers, storage area – not specific to ski storage? Velasco – not defined yet. Rediker – where is residential lobby? Jensen – asks about ski locker area. Velasco – is just storage, not day lockers. Not defined yet. Will discuss with owners. Velasco reviews other plans at other levels. Rediker asks about how wide the stairs are? Planning and Environmental Commission Meeting Minutes of May 12, 2025 7 348 Velasco – 8’ each side. We can widen if needed, extra room in building. Velasco reviews the residential unit floor plans. Roof plan discussed; maintaining view window at main entrance to Cascade. He reviews Area A and properties under same ownership. He shows the previously approved vs proposed standards in two tables. Existing site photos are shown with renderings showing proposed development. He discusses the approved heights of buildings in Area A, ranging from 26’ to 71’. He describes the changes to the overall height to the proposed buildings. Setbacks shown for other buildings in Area A. Shows proposed. Sun/shade analysis shown. Easements discussed; respecting the existing easements, ticketing office, proposed location of new pedestrian easement on s side of building. Not encroaching the water easement. Addresses skier plaza concerns from last meeting; space between lift and ticket office will be increased. Trash management addressed; within CMC building. Rediker wants to discuss; asks to clarify path of travel from Cornerstone. Velasco reviews the path of travel via ATV. Rediker clarifies the plan. Serves Cornerstone and hotel? Velasco, correct. It is currently underutilized so leaves room for additional trash. Jensen clarifies the route. Velasco clarifies that needs to go through the paseo level. And must work with TOV for trash route along ROW. Rediker asks about proposed loading spots outside by Mill Race. Velasco sees them as temporary. Rediker asks about portion along ROW, along road. Roy states it would need TC permission. He goes over location, logistics. TC will determine how that space would work. Would not satisfy requirements. Velasco shows photos of existing lower level CMC space. It is deed restricted and in use. He shows the AUs on 4th floor. Rediker asks for what purpose the AUs are for. Associated with Hotel? Velasco – not part of hotel, but will be used as accommodation unit. Velasco goes over landscaping improvements, potential public benefits. He describes the circulation pattern of the drop-of area. Signage, public art, public access discussed. He summaries the design concept. Hagedorn brings up EHU / inclusionary zoning. Still concerned about Area A as considered on-site and dormitory style housing. Dorms don’t foster community or provide permanent solutions to housing. Would you be open to a condition to require part of TR credit program? Velasco is willing to satisfy that has not been mitigated (650sf), but we do see that the product we are offering is satisfactory. More cost effective for both hotel and employees; less commuting, no parking costs. We do see that we have complied with definition of EHU. Hagedorn argues that it is at the discretion of PEC. Velasco goes over layout of dorm. Says it is comfortable. Satisfy needs of J-1s, not long term Planning and Environmental Commission Meeting Minutes of May 12, 2025 8 349 employees. We are considering one of the tiers of employees. Hagedorn states this is being used like a mitigation bank; dorms not intended to do this. Not specifically for Cornerstone. Can’t satisfy both hotel and Cornerstone. Makes me uncomfortable. Velasco states that this was built before Cornerstone and now we are using it. Hagedorn brings up 12-24-7. George Ruther discusses on-site vs off-site policy to TOV policy. 50% requirement on-site intention stated. Land vs funding problems with housing. In this case on-site vs off-site, still achieving TOV policy to use private property to accommodate housing. Not TOV land. In this case, 95% is inclusionary zoning. Phase 1 of Cornerstone project was the completion of dormitory units; just taking advantage of banking units and got units occupied sooner. Deed restriction states a credit applied; complies with mitigation bank. Hagedorn – why were dorms put in code as part of discretion? Ruther states that it was a very different time, TC gave 5 options to meet housing obligation. Policies have changed. Applicants need to tell TC what they need, that’s why discretion comes into play. Every project needs a different type of housing. Jensen questions J-1 housing needs and displacement of current 25 occupants in the dorm. But, sees the town’s desire to see the needs of housing into a more permanent form. Ruther brings up Four Seasons Hotel and their dorms. Purpose of dorm is for seasonal employees, which is dominant worker. Jensen – need alternative units to satisfy long-term worker. Ruther – that is above and beyond, is that considered a public benefit? We have met the letter of the code. Lintner asks that it is at the PEC’s discretion, not at applicants? Roy responds yes. Lintner states that PEC needs to make recommendation; need to find a better way than dorms to refer to TC. Hagedorn states that 12-24-7 states that mitigation banks must be tracked – how? Roy – through the housing department. Ruther states that it is on file, with housing director signature. Rediker asks about loading and delivery. Would you be receptive to a condition regarding a management plan? Re: existing conditions with dumpsters on ROW, leaves bad impression, horrible for neighbors. I’m not convinced that you can manage loading. You need to commit to not putting dumpsters on side of road or delivery trucks on side of road. New building will only increase traffic. Frequency of pickups, time of day must be outlined; I don’t have the confidence that you can do that. Need to have a plan with town staff to address these issues. Can you commit to this? Velasco responds yes. Rediker states that this will become Condition 21. Any other thoughts re: management plan. Planning and Environmental Commission Meeting Minutes of May 12, 2025 9 350 Jensen supports. You’ve done a good job with the drop-off circle but there has to be more with regards to the neighborhood. Rediker states that the loading location needs to be approved by the DRB prior to CO. A plan must be in place. Velasco states yes, we will identify it when we go to TC. Lintner asks if the applicant has an objection to presenting to PEC before going to Council? Could impact development if issues not addressed. Ruther asks Lintner to be more specific. Why bring it back to PEC, can we articulate it today. Lintner – detail-wise, there are issues. What is the effectiveness of the plan? Ruther goes over Village delivery plan and history. Too much invested in loading in each building. Now these spaces are underutilized; need to create a multi-user loading space. He brings up Lionshead loading. We need specificity to create a plan. Roy crafts a proposed condition of approval. Jensen supports staff working with applicant on the plan. Tucker states the importance of the neighborhood – driving past loading upon entrance/exiting of neighborhood. He asks about the traffic study, off of frontage road. Ruther states that they are looking into it; covid numbers not accurate. Tom Kassmel, Town Engineer, addresses this. Based on reviewing traffic study, we did use peak season. We don’t see a whole lot of change in recent years. Tucker – not the growth but the complexity of the development. Kassmel – skier drop off is formalized now. Organized better. Increasing volume of traffic is not a concern. Looking at less than concert hall plaza. Not concerned. Rediker asks for staff’s perspective regarding the drop off. Kassmel agrees with general concept. Needs engineered drawings to make sure it works. Hagedorn brings up the mitigation bank; needs to be included to TC packet. Ruther states that it is in the Town’s files. Roy confirms that it will be included in the TC packet. Rediker asks for public comment. Public comment: Mike Rumbaugh, Venture Sports owner. Speaks of impact of project in Cascade Village. Currently, drop-off is a junk show. Lift ticket office bathroom is horrible, not up to Vail standards. Project brings vibrancy to area, can be used as 4th access point by bringing more desirable experience. Proposal is up to Vail standards. Is in favor with dormitory style housing. Viable solution, J-1s want to live in dorms. Compares housing options to pie chart – part of the solution. It helps Timber Ridge. Avon firehouse was developed into dorms and was hugely successful. This project brings up the vibrancy of Cascade. Planning and Environmental Commission Meeting Minutes of May 12, 2025 10 351 Scott Wagner, Westhaven Lane. Has affidavits to hand to PEC members. Rediker asks about why this was generated? Wagner states that it is regarding the process. Wagner reads the affidavit. It involves a discussion between neighbors and the developer and their attorney. Thanks Rediker for bringing up trash and loading issues. Describes issues with Westhaven and neighbors. Complains about CMC building and Aria building conditions; why is it not condemned? Adding density is going to be a problem. Each building standing alone for EHU count should be followed; Should have to start at square one for that calculation. Discusses icy conditions on Westhaven with respect to trash and loading. Then speaks as District representative: no approval for transferring of pedestrian easement. Hasn’t seen plans for stairs, lockers, public facilities within easement. Logistics of trash removal, logistics of construction is concerning. Skier plaza needs attention for queuing up. Janie Lipnick, Metro District Board member. Talks of not swaying Bobby Lipnick’s decision making capabilities on PEC. Lack of communication with developer. Care not taken on their properties – Aria, CMC is disgusting. They do not take responsibility or care of the neighborhood. Disgusted by how their attorney treated Bobby. David Foster, attorney for Liftside. Talks of Area A and 2016 SDD amendments. There are 7 distinct properties within Area A. Mr. Ruther stated that review of dorms should be considered as Phase 1 of Cornerstone and that it satisfied the hotel needs. But, phase 1 was not a hearing, nor were they noticed. He presents a view of existing conditions from Liftside vs proposed. Impact is dramatic; PHH presented a modified version to Liftside but it was not presented here. West building had an additional floor added. We rejected it; not satisfactory to the issues of the past year. Now, reduction of density was 30 to 28. Different plan / elevations than what we saw. Goes over staff report; states that proposed development is 40 units/acre. Comprehensive plan today states 25 units/acre – this cannot be met by this project. We are grateful that they reduced height, but density is too much. Thad King, president of Liftside. Revisions to height and reduction of density is movement in right direction. Still asking for increase in GRFA and units; big increases from approved in 2008. Discusses the parcel size and density of over 40 units/acre – that’s what is causing the problem. Massing is the issue, setbacks are too minimal. Unjustifiable. EHU requirement through dormitory style housing, doesn’t address affordable permanent housing, rather than providing for seasonal housing. PHH is proposing using Aria structure. SDD states that parking must be provided on -site. Tandem parking only results in 2 spaces per dwelling unit. No guest parking will be provided on the parcel. No delivery, no repair or service truck space, no Uber space on parcel. All these vehicles will likely be using the drop off area and will increase congestion there. Kim Seter, attorney for Metro District. Condition 12 – proposes changes to language regarding easements and ticket office. Updates on legal litigation regarding easements. Lauren Brenner, owner in Mill Race. Talks about the drop-off area and comparing to Concert Hall drop off; says it is apples to oranges. Brings up the loading zone area; doesn’t solve the problem, noise is a concern. More deliveries in one dock is not good for capacity. PHH knows what the neighbors want, but don’t seem to care. Stan Beard, Westhaven Circle. Small concessions the developer are asking for is ridiculous. Smart that they got George to work for them. Concerned about density; dorms add density. Thinks the whole thing should be scrapped. Has anyone talked about how the mitigation will work for the construction? Where will all of the equipment go? Not confident that two way traffic will be maintained. Has any considerati on been given to work with neighborhood and logistics of construction. Angry about the destruction of their other properties; pleads to PEC to shut it down. Appreciates PEC public commitment. Lorenza Chico, Liftside. Thanks PEC. Liftside is most directly impacted; appreciates lowering of height, but density has not changed. States that developer hasn’t taken the time to meet needs of neighborhood Planning and Environmental Commission Meeting Minutes of May 12, 2025 11 352 and has not communicated with neighbors. Trash and loading should be onsite, not on hotel property. Meaningful employee housing is important; dorm style EHU only serves short term J-1 users. Asks PEC not to recommend project to TC. Gabriela Gout de Kalb, Liftside. Same feelings as others before her. Concerned about traffic logistics. Development doesn’t fit, doesn’t think developer will stick to promises. Agrees with Lorenza – this area should be developed, but this project is not right. Not enough room. Alberto Varon, Liftside, 26 years. Not seen much progress over the past year. This development does not accomplish the 3rd node notion. No public benefit in plan. Geared towards private condos. Grateful for Conditions that have been ignored since beginning. Developer needs to work with neighborhood – traffic, density, etc. Jaime Kalb, Liftside. It’s all about the business, that’s why they’re not changing. They are not interested in sitting down with neighbors. Need to address in a different way. No other public comment. Commissioner comments: Tucker: Appreciates work to address items discussed over the past year. Staff put together a great report. Criteria has been met. Conditions are adequate and address the things heard in public comment. There are carrot sticks in there. A lot comes down to letter of law vs spirit of the law. Does meet all criteria. Jensen: Process is inch by inch, commends applicant. It is moving forward, not sure if gotten to finish line yet. On the start of the right path, but needs more time, reflection of public comment. Pleased with height. Encourages developer to take more time and commitment to resolve challenges expressed in public comment. Hagedorn: Easements is a civil matter. Appreciates public comment and sensitivity of neighborhood. We have gotten there in height; more aligned with 2008 approval. Setback issues addressed. Density in overall Area A is not changing – not an issue. Loading plan, traffic pattern is better. Construction management (condition 4) is addressed. Right of Way permit will be required. Has issue with dorms. If there is record that dorms were accepted as part of this project, then I can’t argue with the TOV records. We have not seen that documentation. Documentation must be provided for me to approve. Lintner: Agree with Hagedorn’s comments. Biggest issue is with EHU and the banking. Agrees with adding condition to provide documentation. Rediker: Wants to circle back to Conditions. Regarding #12 – brought up by public comment (rewording). Is rewording essential? Velasco states that the rewording does not matter to the applicant. Roy states the new language for the Condition. He clarifies new condition #21 and #22 regarding trash management plan and EHU bank. Ruther asks about Condition #22. It is a TOV record and is already online. Should not be a condition. Rediker states that the PEC has not seen it and the commission wants to be comfortable with the concept. Hagedorn states that it should be easy to satisfy. Rediker states that we want to make sure it gets into the packet. Planning and Environmental Commission Meeting Minutes of May 12, 2025 12 353 Rediker comments: This has been a difficult process. A lot of hard feelings about how this lot will be developed. Hiring an attorney by applicant alleging that commissioner Lipnick should recuse himself because he is committing ethical violations is inexcusable. He is angered by that. Argument between Rediker and Dan Wolfe ensues. Rediker does not agree that Lipnick has biased opinions due to residence and wife’s involvement on District board. Rediker defends the fact that Lipnick should not have recused himself and brings up background legal comments. Rediker states that this is sad that this was done at the end of the entire process and ethical violations are brought up. You have had a long time to do this. Would like to see the challenge to bring this to an ethical violations court. Back to criteria, pages 19-26, Rediker shares concerns regarding dormitory style housing. Thinks it is ok. TC is ultimate deciding authority. My recommendation is to support the dormitory style housing. Condition regarding loading is sufficient. I know neighborhood is concerned about size; this is no different than many other applications. They have worked to reduce height, under GRFA, density fits. This will be a change to the neighborhood. Change is difficult but at the end of the day, it meets criteria. I am generally in favor of approval. Ruther asks a procedural question regarding a quorum as Jensen needed to leave. What if it is a 2-2 vote? Roy states it would still go to TC with a tie vote. Hagedorn makes a motion. Supports Lipnick’s character. Motion to approve with the conditions on pages 27,28, and 29 of the staff report as amended (#12) and added (#21 & 22) and with the findings on page 29 and 30. Seconded by Tucker. Approved 4-0. Amended Condition #12: 12. Prior to the issuance of a building permit, the applicant shall provide approval from Cascade Village Metro District and Vail Resorts concerning the use and/or relocation of existing easements and the relocation of the ticket office and associated facilities. Conditions 21 and 22 added: 21. The applicant will work with staff prior to DRB approval to come up with a loading and delivery management plan that will require all loading and delivery on site and not allow loading or delivery from Town Property without express consent of Town Council. 22. The applicant shall produce documentation that shows there is available EHU Credit banked for the dormitory units for the Town Council meeting for the initial review of the SDD amendment. Brad Hagedorn made a motion to Approve with Conditions on pages 27,28, and 29 of the staff report as amended (#12) and added (#21 & 22) and with the findings on page 29 and 30.; David N Tucker seconded the motion Passed (4 - 0). 4. Approval of Minutes 4.1 PEC Results 4-28-25 PEC Results 4-28-25.pdf David N Tucker made a motion to Approve ; Brad Hagedorn seconded the motion Passed (4 - 0). 5. Information Update Roy adds that last meeting in May is cancelled due to Memorial Day. Planning and Environmental Commission Meeting Minutes of May 12, 2025 13 354 Hagedorn asks about stream setback – impervious surfaces. Not clear in Code. Need to clarify. Hagedorn also not thrilled about TR credit info being presented last minute.Roy adds that the info was not available until after Friday’s packet was published. Lintner asks about getting more info regarding the housing credit re: TR. Maybe another session to discuss with staff. Roy states that we could do this as an info update with Dietz. Rediker agrees. 5.1 West Lionshead Update West Lionshead update. East- West partners presents. States that they have been working with TC and town staff. Kevin Murphy joins to help with presentation. Presents a conceptual Master Plan, describing the various components of the project. 6. Adjournment Brad Hagedorn made a motion to Adjourn ; David N Tucker seconded the motion Passed (4 - 0). Planning and Environmental Commission Meeting Minutes of May 12, 2025 14 355 1 Greg Roy From:Steph Johnson Sent:Monday, March 24, 2025 10:48 AM To:Greg Roy Subject:FW: PEC Monday March 24,2025 Cornerstone From: lorenza chico <paperflymx@gmail.com> Sent: Monday, March 24, 2025 10:45 AM To: Steph Johnson <sjohnson@vail.gov> Subject: PEC Monday March 24,2025 Cornerstone Monday March 24,2025 Planning and Environmental Commission Subject: Opposition to the Proposed Cornerstone Building Dear Members of the Planning and Environmental Commission, My name is Lorenza Chico, and I currently serve on the HOA at Liftside Condominiums. I am writing to express my strong opposition to the proposed Cornerstone building, which, as the closest neighboring property, will have a direct and significant impact on our community. 356 2 This is now the third time this project has been brought before the PEC. After its unanimous rejection in 2024, we had hoped for meaningful revisions. However, despite extensive feedback from neighbors and a community open house, the applicant has made little to no substantive changes to address the core issues we have repeatedly raised. Concerns Regarding the Proposal 1. Height, Density, and Setbacks • The proposed building exceeds the height limit by 15 feet, making it out of scale with the surrounding area. • At 43 dwelling units per acre , the proposed density represents a 36% increase over what is permitted under SDD No. 4. This level of bulk is out of character for Cascade Village. • The design lacks proper buffer zones, further disrupting the neighborhood’s identity and integrity. 2. Failure to Address Community Feedback • Despite our willingness to engage in dialogue, our concerns remain unaddressed. 357 3 • The applicant organized an open house, but no meaningful adjustments were made based on our input. • We invited Alonso and George to visit Liftside to witness firsthand the project’s impact. Despite scheduling the visit weeks in advance and coordinating unit access with neighbors and contractors, they failed to attend, sending someone else instead. 3. Traffic and Infrastructure Issues • The proposed roundabout modifications will negatively impact Liftside’s entrance and worsen congestion on busy days, blocking the only access point to the entire Cascade area. • The project lacks a dedicated loading zone for service vehicles, delivery drivers, and trash pickup, forcing all activity into a single passenger loading zone, creating further disruptions. 4. Noncompliance with Required Criteria • The application fails to meet the standards of design compatibility and sensitivity to the neighborhood. • It does not align with the architectural design, scale, mass, and height expectations of the area. 358 4 • The project, as proposed, does not respect the built environment of Cascade Village . Request for Denial Given these outstanding issues, I respectfully urge the PEC to recommend denial of this application to the Town Council. The applicant has had multiple opportunities to align the project with existing standards and community concerns, yet they have failed to do so. Despite promises of future conceptual development, the reality remains clear: this application does not conform to the established guidelines for SDD No. 4, nor does it respect the character and needs of Cascade Village. Thank you for your time and consideration. Sincerely, Lorenza Chico Liftside Condominiums 359 T 303-333-9810 F 303-333-9786 360 South Garfield Street Sixth Floor Denver, Colorado 80209 March 24, 2025 Sent Via Email to: sbibbens@vailgov.com Vail Planning and Environmental Commission 75 S. Frontage Road West Vail, CO 81657 Re: Request to Recommend Denial of PEC25-0003, an Application for a Major Amendment to SDD No. 4 Dear Chair Rediker and Members of the Vail Planning and Environmental Commission, Foster Graham Milstein & Calisher, LLP represents Noleggio Partners (“Noleggio”), who own property within Liftside Condominiums. Noleggio opposes the application submitted by PHH Design Development (“Applicant”) for a major amendment to Special Development District No. 4 (“SDD No. 4”), pursuant to 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/Cornerstone Parcel, Liftside/Cornerstone Subdivision and setting forth details in regard thereto (“Application”). This letter summarizes our concerns throughout the multiple iterations of the Application. This also letter analyzes criteria in Section 12-9(A)-8(A) and 12-9(A)-8(B) as set forth in the Vail Town Code (“Code”), which, as you know, must be met for the Town to approve the Application. For the reasons described below, our client remains frustrated with this re-application due to the negligible changes to the Application. Furthermore, the Application does not meet the criteria in Section 12-9(A) and therefore, we respectfully request that the Vail Planning and Environmental Commission (“PEC”) recommend denial to the Vail Town Council (“Council”) for the Application. I.Applicant Communication and Response The Applicant made their first submittal to the PEC for a major amendment to SDD No. 4 in 2024. A primary concern of the PEC, Town Council, and surrounding property owners was a lack of communication with affected neighbors. A second attempt to develop the site was made in December of 2024, in which PHH again initiated an application for an “overall development plan” for Cascade Village absent any community stake holding. In preparation for this Application, PHH 360 held a community open house where neighbors voiced concerns around the building’s design, height, massing, scale, density, traffic, and easement conflicts. The mass, height, bulk, density, and traffic mitigation for the building are the biggest concerns for adjacent property owners. Nonetheless, the Application was “revised” to reduce the building height by only five (5) feet without addressing the other problematic building and circulation elements that are not compatible with existing development. The Applicant’s submittal compels the Town to review the Application and overall project within the normal context of a site plan submittal. However, the infrastructure, open space, and design implications on this resort neighborhood should be subject to a thoughtful public input process with stakeholders to address the long-term vision of Cascade Village. Noleggio maintains that it will support an appropriate, Town-led master planning effort for Cascade Village to foster new development that is compatible with existing development. II. The Application Fails to Meet the Criteria Set Forth in Section 12-9(A)-8(A) of the Code. a. Compatibility Criterion 12-9A-8(A)(1) states, “design compatibility and sensitivity to the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation.” This compatibility requirement must be met unless the Applicant can demonstrate that one or more of the criteria is not applicable, or that a practical solution consistent with the public interest has been achieved.1 Following the Applicant’s initial submittal heard by the PEC August 26, 2024, which received a recommendation of denial by the PEC, the Applicant has made only minimal changes to the proposal. The current Application requests a 21% increase in height, a 36% increase in density, and a 29% increase in the GRFA in comparison to what SDD No. 4 currently allows. However, criterion 12-9A-8(A)(1) requires that an amendment to SDD No. 4 be compatible with the immediate neighborhood. The Application proposes to amend SDD No. 4 to such a degree that the proposed development on the Cornerstone site will be higher, denser, and bulkier than any of the surrounding development. The Application is not compatible with any of the surrounding development. For example, the height of the proposed structure at its highest point is 86 feet, which is significantly higher than 1 Vail Town Code § 12-9(A)-8(A). 361 all surrounding buildings. The proposed design objectively deviates from the architectural design and character of the surrounding hotel, CMC building, and Liftside Condominiums which share a distinct architectural character. The following points reinforce these deviations. • Bulk and Mass: The Application exceeds the recommended height limit of 71 feet by 15 feet. The design does not provide adequate buffers to surrounding properties. The width and bulk of the proposed building prevents accommodation of open space between buildings that is characteristic of the closest structures - the adjacent Hyatt and Liftside Condominiums properties. • Visual integrity and orientation: The building’s orientation on the Cornerstone site directly south of Westhaven Drive compromises the skier experience by substantially blocking a visual corridor to the Cascade Village lift/portal. The proposed building location further creates a constrained ski plaza at the lift location with the easternmost side of the proposed structure encroaching on what visually is currently an access to the mountain and connection to the open space south of Liftside. Overall, the consequences of a poorly sited and scaled development amount to a deviation from the expected scale for development in Cascade Village, thus resulting in no public benefit to the Town. • Architectural Differences: The overall building scale compels the design of window and exterior elements to be out of scale and disproportionate to the scale of existing adjacent development. The large eves projecting off the roof and sides of the buildings adds to the mass of the proposed building and is inconsistent with the architecture of the other buildings in SDD No. 4. b. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Criterion 12-9A-8(A)(2) requires the Application to be designed in a way that relates with surrounding uses and activity. The density of 43 dwelling units per acre far exceeds the density currently permitted by SDD No. 4, and the density permitted by the Vail Comprehensive Plan. The Application argues that the proposed density is not an increase, but instead a “transfer” from yet to be developed GRFA in the approved SDD No. 4. The resulting design on the small .7-acre site is impactful and disproportionate as related to the rest of the structures on lots within Cascade Village. The Application argues that the proposed project is a decrease in approved density based on the now-expired 2016 amendment to SDD No. 4. The 2016 Amendment expired due to inactivity and is not controlling. The 2008 SDD No. 4 is the underlying zoning against which the proposed amendment shall be reviewed. The proposed amendment reflects a 36% increase in density over SDD No. 4. c. Parking, Loading, and Traffic 362 Criterion 12-9A-8(A)(3) requires, “Compliance with the parking and loading requirements as outlined in Chapter 10 of this title.” The purpose of the parking and loading standards is to alleviate or prevent traffic congestion and shortages of parking areas by requiring on-street parking areas and off-street parking and loading facilities incidental to new structures.2 Generally, all parking and loading facilities required by the Code shall be located on the same site as the use for which they are required.3 The Town Council may permit off site or jointly used parking facilities if such offsite or shared locations are within 300 feet of the use being served.4 …The Council may require such legal instruments as it deems necessary to ensure unified operation and control of joint parking facilities or to ensure the continuation of such facilities, including evidence of ownership, long term lease or easement.5” The Application proposes that 66 parking spaces be located on site, with the additional 33 required spaces required by the commercial uses and employee housing be located in the surplus spots located in the Aria garage. However, both the Code and SDD No. 4 state that parking must be located on-site. The Code does not define “on-site” to have any sort of counterintuitive meaning, and the Code expressly provides that Town Council approval is needed for any parking not located within the use being served, given that the off-site parking is within 300 feet of that use. Additionally, the is no alternative loading zone for service vehicles, delivery drivers, or trash pick-up. All loading for the entire building and public lift access will be done from the existing, single passenger loading zone in the front of the building. The Application proposed a building in which the entire lot is utilized for development, and includes no internal drives, drop off zones, or loading docks. The Application seeks to improve the existing public right of way to accommodate an oversized building based on a traffic study that was conducted in July, and supplemented with one day of ski-season traffic counts from 2021. Conducting a traffic study outside of ski season fails to account for the fact that the Cascade Lift is a popular drop-off spot for skiers. The lack of adequate new traffic mitigation features will inevitably have a negative traffic and noise impact on all surrounding buildings and is contrary to the express purpose of the parking and loading requirements of the Code.6 d. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. Criterion 12-9A-8(A)(4) requires conformity with applicable plans and policies. The Town’s Comprehensive Plan is unique in that it not only contains guidelines for future 2 Vail Town Code § 12-10-1. 3 Vail Town Code § 12-10-6. 4 Vail Town Code § 12-10-6. 5 Vail Town Code § 12-10-6. 6 Vail Town Code § 12-10-1. 363 development, but objective standards for that future development. The Comprehensive Plan sets forth land use categories that indicate the types of land uses that should occur within the Town. The property on which the Application is located is within the Resort Accommodations and Services (“RAS”) land use category. RAS is described as follows: “This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre).” The Application, as a proposal for condominium style dwelling units, proposes 43 dwelling units per acre. The Application’s proposal of 43 dwelling units per acre is in clear violation of the Comprehensive Plan’s maximum limit of 25 dwelling units per acre, and as a result, the PEC cannot, as matter of law, find that all criteria required to approve the SDD amendment were satisfied.7 Therefore, the PEC must recommend to the Town Council denial of the Application. Further, The Application identifies an increase in total allowable density including both number of dwelling units and GRFA as required to create economic incentives to redevelop Cascade Village similar to the redevelopment scenario planned for Lionshead Village. The most critical distinction between the Application and what is currently permitted in Lionshead Village is that the Town completed a long-term vision and planning process with elected and appointed officials and community stakeholders to realize and update the vision for Lionshead Village. This long-term master planning process in Lionshead Village took over two years. That same process has not taken place for Cascade Village. The Applicant held one open house for neighbors to attend which does not constitute meaningful stake holding with the community. A master planning process for Cascade Village was discussed during review of the Applicant’s prior submittals to the Town. As stated in a Staff Memo presented to the Vail Town Council on December 3, 2024, concerning this project, Staff recognized the expansive list of properties for consideration that are not owned by the Applicant. SDD No. 4 is made up of Cascade Club (Aria building), Cascade Hotel (Grand Hyatt), CMC/Cascade Residences, Cornerstone, Liftside, Millrace, and Westhaven sites. Furthermore, the Staff Memo stated, “Given the lack of underlying zoning and any recent master planning activity, a collaborative discussion among stakeholders about broad goals in Cascade Village Area A is warranted,” underscoring the Town’s understanding that master planning process should be one that engages the public and affected property owners. e. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and 7 Vail Town Code § 12-9A-8(A). 364 sensitive to natural features, vegetation and overall aesthetic quality of the community. Criterion 12-9A-8(A)(6) requires proposed development to be responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. The proposed bulk, scale and density of the project with minimal standard setbacks lacks response to the larger context of Cascade Village. Larger setbacks incorporated on adjacent properties recognize the built environment’s physical relationship to public spaces within Cascade Village. Historically, previously approved and built developments have incorporated larger setbacks than identified in SDD No. 4 and have created an existing context within which the Application must fit. No provision for meaningful open space on the site (with 80% of the site proposed to be covered by the building footprint) has been incorporated into the site design which is not responsive to the overall aesthetic quality, form or function of the community that exists in Cascade Village today. f. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. Criterion 12-9A-8(A)(8) calls for functional and aesthetic landscaping. The Application states “The existing standard for landscaping allows whatever landscaping is approved in the development plan. The landscaping coverage of the Cornerstone development is 20.5%, which includes 1,745 square feet of planted area and the rest is pavers, sidewalks, and circulation.” Landscaping proposed in the Application is predominantly hardscape and associated with pedestrian and vehicular circulation around the perimeter of the site and between the proposed structures. The building footprint leaves no room for functional landscaping that could help break up building massing and provide informal public realm open space which is characteristic of other developments in Cascade Village. III. Request Due to the Application’s deficiencies as explained herein, Noleggio respectfully requests that the PEC recommend to Town Council denial of the Application. The Application does not meet the criteria in Section 12-9A-8(A) of the Code. Additionally, the Application is clearly contrary to the objective density provisions of the Comprehensive Plan. Despite the Applicant attempting to create compatibility with the surrounding development through promises of future, conceptual development, it is evident that the Application does not conform with the height, mass, bulk, and density for SDD No. 4 and overall built environment in Cascade Village. Due to the forgoing reasons, the Application cannot be approved as a matter of law, and we respectfully request that the PEC recommend denial of the Application to Town Council . Please do not hesitate to contact me should you have any questions. 365 Sincerely, David Wm. Foster FOSTER GRAHAM MILSTEIN & CALISHER, LLP 366 36 7 368 369 37 0 37 1 372 37 3 374 375 376 377 378 379 380 381 382 383 384 385 1 Amanda Mascarenas From:Thad King <thaddking@gmail.com> Sent:Wednesday, April 9, 2025 12:38 PM To:CommDev; PublicInputTownCouncil Subject:Fwd: Cornerstone Development Application Begin forwarded message: From: Thad King <thaddking@gmail.com> Subject: Re: Cornerstone Development Application Date: April 9, 2025 at 2:27:24 PM EDT To: George Ruther <george@rutherassociates.com> Cc: Tom McDonnell <mcd911@icloud.com>, Lorenza Chico <paperflymx@gmail.com>, Alonso Ruiz de Velasco <arv@phh.com.mx>, Doug Williams <doug.williams@phh.com.mx>, David Foster <david@fostergraham.com> George, I must say I am more than disappointed that your client PHH has for the second time cancelled a scheduled meeting with representatives from Liftside, with less than 24 hours notice. The first time was on January 14th when Alonso was in town for a "neighborhood presentation" at the Grand Hyatt to present proposed plan modifications prior to submission to the PEC. At your request, we scheduled for him to visit representatives of Liftside onsite to discuss our concerns with the proposed project. I flew in from Atlanta, Lore flew in from Mexico City, our Liftside neighbors Angie and Paul Martino arranged for their counsel to drive up from Denver and then Alonso failed to show up (instead sending Doug Williams, who had been employed by PHH less than a week and thru no fault of his own had very little knowledge about the proposed project). This is now the second time, apparently because PHH wants to mandate who representing Liftside can and cannot attend a meeting to understand plans that are being submitted to the PEC. It would appear that the Cornerstone developer wishes to punish its neighbors by not showing their proposed modifications until a public meeting next week. If you have plans that will be submitted to the PEC on Monday, please forward them to this group to review in advance of surprising us at the meeting. We will send them to our own professionals to review. Thad Cc: Town of Vail PEC Town Council of Vail 386 38 7 38 8 38 9 39 0 1 Greg Roy From:Alberto Varon <albertovaron@hotmail.com> Sent:Monday, May 12, 2025 1:56 PM To:Greg Roy Subject:VOTE NO to major amendment to Special Development District No. 4 (Cornerstone proposal) Dear Mr. Roy and PEC- I write to oppose the proposed major amendment proposed for the Cornerstone development and encourage the PEC to vote against such amendment. We are residents of Liftside and oppose this plan, which encroaches on our rights and fails to fit with existing development. The applicants have repeatedly failed to address the numerous environmental, infrastructure, and countless zoning issues raised in prior meetings. In particular, their proposed plan would have tremendous negative impact on the Cascade neighborhood. Their plan would create a bottleneck that poses severe safety concerns. This will create huge traffic issues, both for residents of the area and more importantly, access for emergency services. They have not addressed a significant legal concern: the Cornerstone Site Proposal appears to violate the Cascade Vail Metro District's easements and service plan. This will lead to legal issues and violates existing agreements. Their alterations to the original plan include only had minor changes and fail to address any of the concerns raised at prior PEC meetings. Any waivers to the existing code would set a problematic precedent for the Town of Vail. The proposed project claims there are areas of public amenity, but the plans limit these to a few small spots of landscaping. The areas they claim are for public benefit are all on their own privately-held land. They are using existing housing to satisfy future code requirements, which is a violation of the spirit if not the letter of the code. The same is true of parking. There are so many concerns As stated prior, we would support a development plan that engaged with the neighbors and the neighborhood, that maximized access while preserving our town's natural assets, and that had the town's best interests in mind. The current proposal does none of these things. We keep hoping the developer would engage in real dialogue but we have yet to see that come about. We strongly urge you to vote AGAINST the request for a recommendation to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village). Yours, Alberto, Jacob, and Haya Varon Liftside B-11 391 39 2 39 3 39 4 39 5 39 6 ORDINANCE NO.5 SERIES OF 2016 AN ORDINANCE AMENDING ORDINANCE NO. 5, SERIES OF 2008, IN ACCORDANCE WITH SECTION 12-9A-10, AMENDMENT PROCEDURES, VAIL TOWN CODE, TO ALLOW FOR A MAJOR AMENDMENT TO SPECIAL DEVELOPMENT DISTRICT NO. 4, VAIL CASCADE SUBDIVISION; AND TO AMEND AND RE-ESTABLISH THE APPROVED DEVELOPMENT STANDARDS FOR AREA A, CASCADE VILLAGE TO ALLOW FOR THE DEVELOPMENT OF A MIXED USE DEVELOPMENT, LOCATED AT 1300 WESTHAVEN DRIVE; AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, Section 12-9A-10 of the Vail Town Code (the "Code") permits major amendments to previously approved development plans for Special Development Districts; and WHEREAS, Ordinance No. 5, Series of 2008, repealed and re-enacted Ordinance No. 10, Series of 2008, to amend and re-establish the approved development plan for Area A, Cascade Village, SDD No. 4, to allow for certain additions to the "Vail Cascade Hotel Site", located at 1300 Westhaven Drive, Cascade Village; and WHEREAS, the purpose of this ordinance is to amend Ordinance No. 5, Series of 2008, to amend and re-establish the development standards for Development Area A, Cascade Village and to amend and re-establish the site specific development plan for the "Cascade Village" within Development Area A to allow for the reduction in accommodation units; and WHEREAS, to the extent that there are any previous site specific development plan approvals or development standards established for the Cascade Village", this ordinance shall *6 iRteRded to speGifiGally supersede and otherwise cause any previous site specific development plan approvals or development standards for the "Cascade Village" to become null and void; and; 397 WHEREAS, any and all site specific development plans and development standards approved and/or established for planning areas and sites within SDD No. 4, not specifically affected by this ordinance, shall remain valid and in full effect; and WHEREAS, in accordance with the provisions outlined in the Code 'mss Regulatiens, the Planning and Environmental Commission (the "PEC") held a public hearing on the major amendment application and has submitted its recommendation of approval to the Vail Town Council (the "Council"); and WHEREAS, all notices as required by the Vail Town Code have been sent to the appropriate parties; and WHEREAS, on February 28, 2016, the PEC Planning and EmvirenmeRtal Commission n -f the TOWR of Vail held a public hearing and reviewed and forwarded a recommendation of approval, with conditions, for the proposed major amendments to Special Development District No. 4, Cascade Village, to the Vail Town Council in accordance with the procedures and criteria and findings outlined in Title 12, Zoning Regulations, of the Vail Tewa Code; and, WHEREAS, the Vail TOWR Council finds that the major amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town, based upon the review outlined in Section VIII of the Staffs February 8, 2016, memorandum to the PEC Planning and EnyiFORFAeRtal i nmmiccinn' and as outlined in the Staffs March 15, 2016, memorandum to the Vail--ewa Council, and the evidence and testimony presented; a44d-, WHEREAS, the Vail- TGWR Council finds that the amendment does further the general and specific purposes of the Zoning Regulations, based upon the review outlined in Section VIII of the Staffs February 8, 2016, memorandum to the PEC RlaRRiRg- and F=ny*rOn.m.P-nta;1 Commission, and as outlined in Section IV of the Staffs March 15, 2016, 398 memorandum to the Vail Town Council, and the evidence and testimony presented; and-, WHEREAS, the Vail-TGWR Council finds that the major amendment promotes the health, safety, morals, and general welfare of the Town, and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances is natural environment and its established character as a resort and residential community of the highest quality, based upon the review outlined in Section VIII of the Staffs February 8, 2016, memorandum to the PEC PIanRiR9 and Environmental and as outlined in the Staffs March 15, 2015, memorandum to the Vail Town Council, and the evidence and testimony presented. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Note: Language proposed to be removed from Ordinance No. 5, Series of 2016 is shown in ; language proposed to be added is shown in bold.) Section 1. Special Development District No. 4, Cascade Village is hereby amended and re-established as follows: Purpose Special Development District No. 4 is established to ensure comprehensive development and use of an area in a manner that will be harmonious with the general character of the Town, provide adequate open space and recreational amenities, and promote the objectives of the Vail Comprehensive Plan. Special Development District No. 4 is created to ensure that the development density will be relatively low and suitable for the area and the vicinity in which it is situated, the development is regarded as complementary to the Town by the Town Council and the Planning and Environmental Commission, and because there are significant aspects of the Special Development District which cannot be satisfied through the imposition of standard zoning districts on the area. 399 Definitions Forthe purposes of this Ghapte Special Development District, the following definitions shall apply: A. "Special attraction" shall be defined as a museum, seminar or research center or performing arts theateror cultural center. B. "Transient residential dwelling unit or restricted dwelling unit' shall be defined as a dwelling unit located in a multi -family dwelling that is managed as a short term rental in which all such units are operated under a single management providing the occupants thereof customary hotel services and facilities. A short term rental shall be deemed to be a rental for a period of time not to exceed 31 days. Each unit shall not exceed 645 square feet of GRFA which shall include a kitchen having a maximum of 35 square feet. The kitchen shall be designed so that it may be locked and separated from the rest of the unit in a closet. A transient dwelling unit shall be accessible from common corridors, walks, or balconies without passing through another accommodation unit, dwelling unit, or a transient residential dwelling unit. Should such units be developed as condominiums, they shall be restricted as set forth in Section 13-7 Condominiums and Condominium Conversions, Subdivision Regulations. The unit shall not be used as a permanent residence. Fractional fee ownership shall not be allowed to be applied to transient dwelling units. For the purposes of determining allowable density per acre, transient residential dwelling units shall be counted as one half (1/2) of a dwelling unit. The transient residential dwelling unit parking requirement shall be 0.4 space per unit plus 0.1 space per each 100 square feet of GRFA with a maximum of 1.0 space per unit. Established A. Special Development District No. 4 is established for the development on a parcel of land comprising 97.955 acres and Special Development District No. 4 and the 97.955 acres may be referred to as "SDD No. 4." 400 B. The district shall consist of five separate development areas, as identified in this ordinance consisting ofthe following approximate sizes: Area Known As Development Area Acreage Cascade Village A 17.955 Coldstream Condominiums B 4.000 Glen Lyon Primary/Secondary and Single Family Lots C 29.100 Glen Lyon Commercial Site D 1.800 Tract K E 8.322 Dedicated Open Space 32.078 Roads 4.700 TOTAL 97.955 Development Plan Required—Approval Procedure Each development area with the exception of Development Areas A and D shall be subject to a single development plan. Development Area A shall be allowed to have two individual development plans for the Cascade Club, Cascade Hotel, CMC/Cascade Residences, Cornerstone, Liftside, Millrace, and Westhaven site sites as approved by the TewR Council. be allowed one developmeRt plan eaGh. Development Area D shall be allowed to develop per the approved phasing plans as approved by the Town Council. A development plan for Development Area E shall be established through the review and approval of a design review application and/or conditional use permit application. The developer shall have the right to proceed with the development plans or scenarios as defined in the development statistics section of this ordinance. Amendments to SDD No. 4 shall comply with Section 12-9A, Vail Town Code. Permitted Uses A. Area A. Cascade Village 1. First floor commercial uses shall be limited to uses listed in Section 12-713- 3, (Commercial Core 1), Vail Town Code, except for in the Cascade Residences building, where office uses shall be permitted on the first floor. 401 The "first floor" or "street level" shall be defined as that floor of the building that is located at grade or street level; 2. All other floor levels besides first floor street level may include retail, theater, restaurant, educational, and office except that no professional or business office shall be located on street level or first floor, with the exception noted above, unless it is clearly accessory to a lodge or educational institution except for an office space having a maximum square footage of 925 square feet located on the first floor on the northwest corner ofthe Plaza Conference Centerbuilding; 3. Lodge; 4. Multi -family dwelling; 5. Single Family dwelling; 6. Primary/Secondary dwelling; 7. Transient residential dwelling unit; 8. Employee dwelling as defined in Section 12-13 of the Vail Town Code; 9. Cascade Club addition of a lap pool or gymnasium. B. Area B, Coldstream Condominiums 1. Two-family dwelling; 2. Multi -family dwelling. C. Area C, Glen Lyon Primary/Secondary and Single -Family Lots 1. Single family dwelling; 2. Two-family dwelling. 3. Type II Employee Housing Unit (EHU) per Chapter 12-13, of the Vail Town Code. D. Area D. Glen Lyon Commercial Site 1. Business and professional offices; 2. Employee dwelling as defined in Section 12-13 of the Vail Town Code. E. Area E, Tract K 1. Bicycle and pedestrian paths. 2. Interpretive naturewalks. 402 3. Nature preserves. 4. Passive outdoor recreation areas and open spaces. Conditional Uses Conditional uses shall be reviewed per the procedures as outlined in Chapter 12-16, Conditional Use Permits, Vail Town Code. A. Area A, Cascade Village 1. Cascade Club addition of a wellness center not to exceed 4,500 square feet; 2. Special attraction; 3. Ski lifts; 4. Public Park and recreational facilities; 5. Major arcades with no frontage on any publicway, street, walkway or mall area; 6. Transportation Business; Temporary Use of Unit 4, Level 4, Cascade Club Condominiums enclosed parking area for Conferences, Conventions and Special Events. B. Area B, Coldstream Condominiums 1. Public Park and recreational facilities; 2. Ski lifts. C. Area C, Glen Lyon Primary/Secondary and Single -Family Lots 1. Public park and recreational facilities; 2. Ski lifts. D. Area D, Glen Lyon Commercial Site 1. Micro -brewery as defined in Chapter 12-2, Vail Town Code. E. Area E, Tract K 1. Public parks; 2. Publicutility and publicservice uses; 3. Access roads; 403 4. Ski lifts and tows; 5. Ski trails; 6. Snowmaking facilities; 7. Other uses customarily incidental and accessory to permitted and conditional uses and necessary for the operation thereof, with the exception of buildings. Accessory Uses A. Area A. Cascade Village 1. Minor arcade; 2. Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Title 12, Zoning Regulations, Vail Town Code; 3. Attached garages or carports, private greenhouses, swimming pools, tennis courts, patios, or other recreational facilities customarily incidental to permitted residential uses; 4. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. This shall include spas, salons and fitness centers located within the Vail Cascade Resort and Spa. B. Area B, Coldstream Condominiums 1. Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Title 12, Zoning Regulations, Vail Town Code; 2. Attached garages or carports, private greenhouses, swimming pools, tennis courts, patios, or other recreational facilities customarily incidental to permitted residential uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. C. Area C, Glen Lyon Primary/Secondary and Single -Family Lots 1. Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Title 12, Zoning Regulations, Vail Town 404 Code; 2. Attached garages or carports, private greenhouses, swimming pools, tennis courts, patios, or other recreational facilities customarily incidental to permitted residential uses; 3. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. D. Area D, Glen Lyon Commercial Site 1. Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Title 12, Zoning Regulations, Vail Town Code. 2. Attached garages or carports, private greenhouses, swimming pools, tennis courts, patios, or other recreational facilities customarily incidental to permitted residential uses. 3. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. 4. Minor arcade. Location of Business Activity A. All offices, businesses, and shall be operated and conducted entirely within a building, except for permitted unenclosed parking or loading areas, and the outdoor display of goods. B. The area to be used for outdoor display must be located directly in front of the establishment displaying the goods and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. Density - Dwelling U nits The number of dwelling units shall not exceed the following: A. Area A, Cascade Village In Area A, a total of two ,URdFed eighty eight (288) two hundred eighty five 285) accommodation or transient dwelling units and a maximum of one hundred thirty one (131) dwelling units for a total density of two hundFed seventy five (275) 405 two hundred seventy three point five (273.5) dwelling units. B. Area B, Coldstream Condominiums Sixty-five (65) dwelling units C. Area C, Glen Lyon Primary/Secondary and Single -Family Lots One -hundred four (104) dwelling units. D. Area D, Glen Lyon Commercial Site Three dwelling units, two of which shall be employee housing units (EHUs) as defined within Chapter 12-13, Vail Town Code. Density --Floor Area A. Area A, Cascade Village The gross residential floor area (GRFA) for all buildings shall not exceed 356,680 354,837 squarefeet. B. Area B, Coldstream Condominiums Sixty-five thousand square feet (65,000 sq. ft.) GRFA. C. Area C, Glen Lyon Primary/Secondary and Single -Family Lots GRFA shall be calculated for each lot based on the Two -Family Primary/Secondary Residential District, per Section 12-6D-8 Density Control, Vail Town Code. D. Area D, Glen Lyon Commercial Site The development plan for this area has expired. See Ordinance No. 8, Series of 1998 for previous requirements. Commercial Square Footage A. Area A, Cascade Village Area A shall not exceed 35,698 41,238 square feet of commercial area. B. Area D, Glen Lyon Commercial Site The development plan for this area has expired. See Ordinance No. 8, Series of 1998for previous requirements. 406 TABLE 1: AREA A PARKING & DEVELOPMENT STATISTICS This table is an accounting of development and parking allowances / requirements for Area A: 407 Use Dwelling Accommodation Square EHUs Commercial On Site Cascade Units Units Feet Square Feet Parking Parking Structure Spaces Liftside 29 48,600 2 56 Condos formerly Waterford Westhaven 13 32,000 29 Condominiums Millrace 39 47,984 64 Phase I, II, IV The Cascades 6 11,987 12 formerly Millrace III Cascade 22 47,151 13 16 Residences approved) Blue Tiger 1,600 13.3 Restaurant Empty) Office/Retail 5,061 16.3 Cascade Hotel 145 53,434 111 Hotel 3,250 27.1 Restaurant Hotel Market 1,095 3.65 Hotel Retail 1,096 3.65 Hotel Spa 5,800 19.3 Hotel Salon 650 2.2 Terrace 120 58,069 105 Rooms Terrace Retail 5,856 20 Plaza Rooms 20 7,205 16 Plaza Retail 2,024 7 Plaza 8,297 35 Conference Fitness Club 5,886 30 Cornerstone 22 0 48,407 4 623 56 0 Total 1131 285 354,837 6 41,238 230 425.5 Multiple Use Credit 10% of required) 42.5 Total Required Parking in Cascade Parking Structure 383 Total Parking Spaces Provide in Cascade Parking Structure 421 Total Surplus Parking Spaces in Cascade Parking Structure 38 GRFA includes DU and AU square footage. EHUs do not count towards GRFA in SDD #4. Vail Cascade Resort and Spa (Cascade Hotel) has approval under separate permit to add 77 parking spaces on the upper level of the Cascade Club building, by Minor Amendment granted in December 2015, which is not included in this accounting of parking spaces. 26 of the surplus parking spaces in the Cascade Parking Structure are reserved for use by the Cascade Resort and Spa (Hotel) to accommodate future changes in use or expansions that may require parking. 408 Development Plans Area A, Cascade Village Site specific development plans are approved for Area A. The following documents comprise the development plan for the SDD as a whole, Liftside Condominiums Building (formerly known as Waterford), Cascade Residences (formerly known as the "CMC Building"), Cornerstone, Cascade ClubAddition Scenario 1 and 2, and Millrace IV: 1. Waterford, Sheet #L-2, dated 11-12-92, Landscape Plan, Dennis Anderson. 2. Waterford, Sheet #1.1, dated 11-13-92, Site/Grading Plan Gwathmey, Pratt, Schultz. 3. Waterford, Sheet #2.1, dated 11-13-92, Plan Level 38/43'3", Gwathmey, Pratt, Schultz. 4. Waterford, Sheet #2.2, dated 11-13-92, Plan Level 48'-6"/53'-0", Gwathmey, Pratt, Schultz. 5. Waterford, Sheet #2.3, dated 11-13-92 Plan Level 59'-0:/64'-3" by Gwathmey, Pratt, Schultz. 6. Waterford, Sheet #2.4, dated 11-4-92, Plan Level 69'-6"/74'-9", Gwathmey, Pratt, Schultz. 7. Waterford, Sheet #2.5, dated 11-13-92, Plan Level 80'-0"/85'-3" Gwathmey, Pratt, Schultz. 8. Waterford, Sheet #2.6, dated 11-13-92, Plan Level 90'-6" Gwathmey, Pratt, Schultz. 9. Waterford, Sheet #2.7, dated 11-13-92, Plan Level 101'-0" Gwathmey, Pratt, Schultz. 10. Waterford, Sheet #2.8, dated 11-13-92, Plan Level 111'-6" Gwathmey, Pratt, Schultz. 11. Waterford, Sheet #2.9, dated 11-13-92, Plan Level 122'-0" Gwathmey, Pratt, Schultz. 12. Waterford, Sheet#2.10, dated 12-14-92, Roof Plan All Levels Gwathmey, Pratt, Schultz. 13. Waterford, Sheet #3.1, dated 11-13-92, Elevations Gwathmey, Pratt, Schultz. 14. Waterford, Sheet#3.2, dated 11-13-92, Elevations, Gwathmey, Pratt, Schultz. 15. Waterford, Sheet #4.1, dated 11-4-92, Sections Gwathmey, Pratt, Schultz. 16. Waterford, Sheet #4.2, dated 11-4-92, Sections, Gwathmey, Pratt, Schultz. 17. Waterford, Sheet #4.3, dated 11-4-92, Sections, Gwathmey, Pratt, Schultz. 18. Waterford, Sheet #9.1, dated 10-20-92, Unit Plans Gwathmey, Pratt, Schultz. 19. Waterford, Sheet #9.2, dated 10-20-92, Unit Plans, Gwathmey, Pratt, Schultz. 20. Waterford, Sheet #9.3, dated 10-20-92, Unit Plans Gwathmey, Pratt, Schultz. 21. Waterford, Sheet #9.4, dated 10-20-92, Unit Plans, Gwathmey, Pratt, Schultz. 22. Waterford, Sheet #9.5, dated 10-20-92, Unit Plans Gwathmey, Pratt, Schultz. 409 23. Cascade Club Addition Site Plan, Roma, 10/10/88. 24. Cascade Club Floor Plan, Roma, 10/10/88. 25. Millrace III, Sheet#1, dated 5/6/93, Site Plan, Steven James Riden. 26. Millrace III, Sheet #2, dated 4/13/93, Floor Plans for Single Family Residence, Steven James Riden. 27. Millrace III, Sheet #3, dated 5/6/93, Elevations for Single Family Residence, Steven James Riden. 28. Millrace III, Sheets #4 and #5, dated 3/20/93, Floor Plans for Duplex Building, Steven James Riden. 29. Millrace III, Sheets #6 and #7, dated 5/6/93, Elevations for Duplex Building, Steven James Riden. 30. Millrace III, Sheet L1, dated 5/6/93, Site/Landscape Plan, Steven James Riden. 31. Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Site Plan, Arnold Gwathmey Pratt, 10/28/91. 32. Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Elevations Arnold Gwathmey Pratt, 10/22/91. 33. Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Floor PlansArnold Gwathmey Pratt, 10/23/91. 34. Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Landscape Plan, Dennis Anderson Associates 35. Cosgriff Parcel, Survey, Alpine Engineering, Inc., 10/31/91 stamped. 36. Survey, a part of Cascade Village, Eagle Valley Engineering, Leland Lechner, 6/8/87. 37. Site Coverage Analysis, Eagle Valley Engineering, 10/10/88. 38. Cascade Village Special Development District Amendment and Environmental Impact Report: Peter Jamar Associates, Inc., revised 11/22/88. 39. Topographic Map, Inter -Mountain Engineering, Ltd, 12/1/94. 40. Improvement Location Certificate, Eagle Valley Surveying, Inc., 3/2/92. 41. The Approved Development Plan for Area A, Westhaven Condominiums, containing the following Sheets: 410 Dwg.# Title Author Date A-1.0 Title Sheet Morter Architects 03-15-05 A-1.1 Vicinity Map Morter Architects 01-31-05 A-1.2 GTA Summary Morter Architects 03-15-05 A-1.3 Spring Equinox Sun Shading Morter Architects 01-31-05 A-1.4 Summer Solstice Sun Shading Morter Architects 01-31-05 A-1.5 Fall Equinox Sun Shading Morter Architects 01-31-05 A-1.6 Winter Solstice Sun Shading Morter Architects 01-31-05 A-1.7 Site Plan Morter Architects 03-15-05 C001 Cover Sheet Alpine Engineering 03-14-05 C002 Gradin Plan (West Half) Alpine Engineering 03-14-05 C003 Gradin Plan (East Half) Alpine Engineering 03-14-05 C004 Storm Drainage Plan Alpine En ineerin 03-14-05 C005 Grading and Drainage Details Alpine Engineering 03-14-05 0006 Utility Plan Alpine Engineering 03-14-05 C007 Utility Details Alpine Engineering 03-14-05 C008 Demolition Plan Alpine Engineering 03-14-05 L-1 Landscape Plan Dennis Anderson 03-15-05 L-2 Landscape Plan -Cascade Club Dennis Anderson 03-15-05 A2.0 Parking Level Plan Morter Architects 03-15-05 A2.1 First Floor Plan Morter Architects 03-15-05 A2.2 Second Level Plan Morter Architects 03-15-05 A2.3 Third Level Plan Morter Architects 03-15-05 A2.4 Fourth Level Plan M orter Architects 03-15-05 A2.5 Roof Plan Morter Architects 03-15-05 A3.1 Building A Elevations M orter Architects 03-15-05 A3.2 Building B Elevations Morter Architects 03-15-05 A4.0 Building Sections Morter Architects 02-14-05 A4.1 Building Sections Morter Architects 02-14-05 A4.2 Building Sections MorterArchitects 02-14-05 42. Approved Development Plan for Area A, Cascade Residences, containing the following sheets: Dwg.# Title Author Date 2.20 Second Floor Plan RKDArchitects 01-28-07 2.30 Third Floor Plan RKDArchitects 1-28-07 2.40 Fourth Floor Plan RKD Architects 1-28-07 411 A-2.50 Fifth Floor Plan RKD Architects 1-28-07 3.10 East and North Building Elevations RKDArchitects 1-28-07 3.20 West and South Building Elevations RKD Architects 1-28-07 43. Approved Development Plan for Area A, Cornerstone Site, containing the following sheets: D w g . Title 4Mhor Date L1 Landscape Plan Dennis Anderson 06-20-08 S1 Schematic Bus Turnaround Adpine Engineering 06-03-08 2.00a Site Plan GPSL Architects, P.C. 06-12-08 2.00b Site Plan GPSL Architects, P.C. 06-12-08 A-2.01 Lower Level Parking GPSL Architects, P.C. 06-12-08 A-2.02 Upper Level Parking - Plaza Level GPSL Architects, P.C. 06-12-08 2.03 Westhaven Drive Ground Level GPSL Architects, P.C. 06-12-08 A-2.04 Westhaven Drive Level One GPSL Architects, P.C. 06-12-08 A-2.05 Level Two GPSL Architects, P.C. 06-12-08 A-2.06 Level Three GPSL Architects, P.C. 06-12-08 A-2.07 Level Four GPSL Architects, P.C. 06-12-08 A-2.08 Level Five GPSL Architects, P.C. 06-12-08 2.09 Level Five Loft GPSL Architects, P.C. 06-12-08 A-2.10 Roof Plan GPSL Architects, P.C. 06-12-08 A-3.10 Elevation: West @ Loft Side GPSL Architects, P.C. 06-12-08 A-3.20 Elevation: East @ Cascade GPSL Architects, P.C. 06-12-08 A-3.30 Elevation: North and South GPSL Architects, P.C. 06-12-08 3.40 Elevation/Section: East @ Liftside GPSL Architects, P.C. 06-12-08 44. Approved Development Plan for Area A, Vail Cascade Resort and Spa, containing the following sheets: 412 Dwg. # Title Author Date A1.0 Schematic Design Leo A Daly 01-04-16 A1.1 Existing Site Plan Leo A Daly 2015 A1.2 Proposed Site Plan Leo A Daly 2015 Page 1 Vail Cascade Hotel Leo A Daly 12-23-15 Cascade Village — SDD Amendment No. 4 Existing Conditions with Hotel Room Modifications Page 2 Vail Cascade Hotel Leo A Daly 12-23-2015 Cascade Village — SDD Amendment No. 4 Existing Conditions with Hotel Room Modifications Page 3 Vail Cascade Hotel Leo A Daly 12-23-2015 Cascade Village — SDD Amendment No. 4 Existing Conditions with Hotel Room Modifications Page 4 Vail Cascade Hotel Leo A Daly 12-23-2015 Cascade Village — SDD Amendment No. 4 Existing Conditions with Hotel Room Modifications Page 5 Vail Cascade Hotel Leo A Daly 12-23-2015 Cascade Village — SDD Amendment No. 4 Existing Conditions with Hotel Room Modifications Page 1 Vail Cascade Hotel Leo A Daly 12-23-2015 Cascade Village — SDD Amendment No. 4 Proposed Plans Page 2 Vail Cascade Hotel Leo A Daly 12-23-2015 Cascade Village — SDD Amendment No. 4 413 Proposed Plans 2 of 15 Site Plan Leo A Daly No Date 3 of 15 Arrival / Extended Porte Cochere Leo A Daly No Date 4 of 15 NE —Arrival Perspective Leo A Daly No Date 5 of 15 North — Arrival Perspective Leo A Daly No Date 6 of 15 NW — Arrival Perspective Leo A Daly No Date 7 of 15 Arrival Canopy Leo A Daly No Date 8 of 15 North Fagade Leo A Daly No Date 9 of 15 North Fagade — Materials Description Leo A Daly No Date 10 of 15 North Fagade - Section Leo A Daly No Date 11 of 15 North Fagade — Section — Materials Description Leo A Daly No Date 12 of 15 East Facade Leo A Daly No Date 13 of 15 West Fagade Leo A Daly No Date 14 of 15 Overall South Elevation Leo A Daly No Date Sheet 1 of 14 Partial Topographic Map of Westhaven Drive, Liftside, Cornerstone and Cascade Club Condominiums PLC Peak Land Consultants 11/16/15 Sheet 2 of 14 Partial Topographic Map of Westhaven Drive, Liftside, Cornerstone and Cascade Club Condominiums PLC Peak Land Consultants 11/16/15 Sheet 3 of 14 Partial Topographic Map of Westhaven Drive, Liftside, Cornerstone and Cascade Club Condominiums PLC Peak Land Consultants 11/16/15 Sheet 4 of 14 Partial Topographic Map of Westhaven Drive, Liftside, Cornerstone and Cascade Club Condominiums PLC Peak Land Consultants 11/16/15 Sheet 5 of 14 Partial Topographic Map of Westhaven Drive, Liftside, Cornerstone and Cascade Club Condominiums PLC Peak Land Consultants 11/16/15 414 Sheet 6 Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet 7 Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet 8 Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet 9 Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 10 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 11 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 12 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 13 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Sheet Partial Topographic Map of Westhaven Drive, PLC Peak Land 11/16/15 14 of 14 Liftside, Cornerstone and Cascade Club Consultants Condominiums Area C, Glen Lyon Primary/Secondary and Single Family Lots Building Envelopes for Lots 39-1 and 39-2 per sheet, L-1, prepared by Design Workshop, Inc., dated 11-9-98. 415 Area D, Glen Lyon Commercial Site The development plan for this area has expired. See Ordinance No. 8, Series of 1998 for previous requirements. Development Standards The development standards set out herein are approved by the Town Council. These standards shall be incorporated into the approved development plan pertinent to each development area to protect the integrity of the development of SDD No. 4. They are minimum development standards and shall apply unless more restrictive standards are incorporated in the approved development plan adopted by the Town Council. Setbacks A. Area A, Cascade Village Required setbacks shall be as indicated in each development plan with a minimum setback on the periphery of the property (Area A) of not less than twenty feet, with the exception that the setback requirement adjacent to the existing Cascade parking structure/athletic club building shall be two feet as approved on February 8, 1982, by the Planning and Environmental Commission, and with the exception that the setback requirement of a portion of the Westhaven Condominiums building, as indicated on the approved development plans referenced in this ordinance, shall be 14 feet. All buildings shall maintain a 50 foot stream setback from the centerline of Gore Creek. The Liftside Condominiums Building shall maintain a minimum 20 foot setback from the north edge of the recreational path along Gore Creek. B. Area B, Coldstream Condominiums Required setbacks shall be as indicated on the development plan. C. Area C, Glen Lyon Primary/Secondary and Single -Family Lots Required setbacks shall be based on the Two -Family Primary/Secondary 416 Residential District, Section 12-6D-6, Setbacks, Vail Town Code. For single- family Lots 39-1 and 39-2, development shall occur per the approved building envelopes and is subject to the following: All future development will be restricted to the area within the building envelopes. The only development permitted outside the building envelopes shall be landscaping, driveways (access bridge) and retaining walls associated with driveway construction. At -grade patios those within 5' of existing or finished grade) will be permitted to project beyond the building envelopes not more than ten feet (10') nor more than one-half (1/2) the distance between the building envelope and the property line, or may project not more than five feet (6) nor more than one-fourth (1/4) the minimum required dimension between buildings. Height A. For the purposes of SDD No. 4 calculations of height, height shall mean the distance measured vertically from the existing grade or finished grade (whichever is more restrictive), at any given point to the top of a flat roof, or mansard roof, or to the highest ridge line of a sloping roof unless otherwise specified in approved development plan drawings. B. Area A, Cascade Village 1. The maximum height for the WestiR Hotel Vail Cascade Resort and Spa, CMC Learning Center, Terrace Wing, Plaza Conference Building and Cascade Parking Structure/Athletic Club is 71 feet. 2. Cornerstone Building: Maximum height of 71 feet. 3. Liftside Condominiums Building: Maximum height of feet as measured from finished grade to any portion of the roof along the north elevation shall be 55' (South Frontage Road), 56' along the west elevation Westhaven Drive, and 65 feet along the south and east elevation as measured from finished grade. 417 4. Westhaven Building: A maximum of 55 feet. 5. Millrace III: A maximum of 36 feet. 6. Millrace N: A maximum of 36 feet. 7. Cascade Club Addition: A maximum of 26 feet. 8. Cascade Entry Tower: A maximum of 36 feet. 9. The remainder of buildings in Area A shall have a maximum height of 48 feet. C. Area B. Coldstream Condominiums The maximum height shall be 48 feet. D. Area C. Glen Lyon Primary/Secondary and Single -Family Lots The maximum height shall be 33 feet for a sloping roof and 30 feet for a flat or mansard roof. E. Area D. Glen Lyon Commercial Site 51 % of the roof shall have a height between 32 and 40 feet. 49% of the roof area shall have a height under 32 feet. On the perimeter of the building for Area D, height is measured from finished grade up to any point of the roof. On the interior area of any building, height is measured from existing grade up to the highest point of the roof. Development plan drawings shall constitute the height allowances for Area D. Site Coverage Area A: Not more than 45% of the total site area may be covered by buildings unless otherwise indicated on the site specific development plans. Area B: No more than 35% of the total site area shall be covered by buildings, provided, if any portion of the area is developed as an institutional or educational center, 45% of the area may be covered unless otherwise indicated on the site specific development plans. 418 Area C: No more than 25% of the total site area shall be covered by buildings, unless the more restrictive standards of Chapter 12-21, Vail Town Code apply. Area D: No more than 37% of the total site area shall be covered by buildings and the parking structure. Landscaping At least the following percentages of the total development area shall be landscaped as provided in the development plan. This shall include retention of natural landscape, if appropriate. Areas A and B, fifty percent (50%), and in Areas C and D, sixty percent 60%), of the area shall be landscaped unless otherwise indicated on the site specific development plans. Parking and Loading A. Area A, Cascade Village 1. Off-street parking shall be provided in accordance with Chapter 12-10, Vail Town Code, exceptthat 75% ofthe required parking inAreaAshall be located within a parking structure or buildings with the exception of Millrace IV, Scenario I and the Westhaven Condominiums, where 66.6% and 71 %, respectively, of required parking shall be enclosed in a building. 2. The total parking requirement, based on the proposed development plan and provided in the Cascade parking Structure, is 383 spaces. A total of 421 parking spaces have been provided in the Cascade parking structure. There is a surplus of 38 parking spaces in the Cascade parking structure. Twenty-six (26) of the surplus parking spaces in the Cascade Parking Structure are reserved for use by the Cascade Resort and Spa (Hotel) to accommodate future changes in use or expansions that may require parking. There shall be a total of 421 spaces in the n}a*R Cascade parking structure Club parking structure. A 47--.5 10 percent mixed-use credit per the Town of Vail parking code has been applied to the 419 total number of required parking spaces in the Cascade parking structure. 3. There shall be a total of 58 on-site parking spaces on the Liftside Condominiums Building site with a minimum of 75% of the required space located below grade. No mixed use credit shall be applied to this site. 4. There shall be a minimum of 56 enclosed parking spaces located within the Cornerstone building. No mixed use credit has been applied to this lot. 5. The third floor of the Cascade parking structure shall not be used to meet any parking requirements for accommodation units, transient residential dwelling units, employee dwelling units ordwelling units. 6. Phasing: All required parking for Cornerstone and Liftside Condominiums Building shall be located on their respective sites. All required parking for the Cascade Club Wellness Center Addition Scenario 1 shall be provided in the Cascade parking structure. 7. Seventy-five percent of the required parking shall be located within the main building or buildings and hidden from public view from adjoining properties within a landscaped berm for Millrace III. 8. All loading and delivery shall be located within buildings or as approved in the development plan. B. Area B. Coldstream Condominiums Fifty percent of the required parking shall be located within the main building or buildings and hidden from public view from adjoining properties within a landscaped berm. C. Area C, Glen Lyon Primary/Secondary and Single -Family Lots Off-street parking shall be provided in accordance with Chapter 12-10 of the Municipal Code. 1. Area D, Glen Lyon Commercial Site 2. Once the parking structure is constructed, the parking and access to Area D shall be managed per the TDA Parking Report, Parking Management Section, pages 6 and 7, August 10, 1988, and TDA Report, Vail Brewery Parking Analysis Update, dated January 16, 1990, both 420 written by Mr. David Leahy. 3. No loading or delivery of goods shall be allowed on the public right-of-way along the South Frontage Road adjacent to the Area D development. 4. The owner of the property and brewery management shall prohibit semi - truck and trailer truck traffic to the Glen Lyon Commercial site. The only truck loading that shall be allowed to the site shall be vans having a maximum length of 22 feet. Recreation Amenities Tax Assessed The recreational amenities tax due for the development within SDD No. 4 under Chapter 3.20 shall be assessed at a rate not to exceed fifty cents per square foot of GRFA in Development Area B; and at a rate not to exceed fifteen cents per square foot of GRFA in Development Area C; and at a rate not to exceed seventy-five cents per square foot of floor area in Development Area D; and shall be paid in conjunction with each construction phase prior to the issuance of building permits. Conservation and Pollution Controls A. The developer's drainage plan shall include a provision for prevention of pollution from surface runoff. B. The developer shall include in the building construction, energy and water conservation controls as general technology exists at the time of construction. C. The number of fireplaces permitted shall be as set forth in the Vail Town Code as amended. D. If fireplaces are provided within the development, they must be heat efficient through the use of glass enclosures and heat circulating devices as technology exists at the time of development. E. All water features within Development Area A shall have overflow storm drains per the recommendation of the Environmental Impact Report by Jamar Associates on Page 34. F. All parking structures shall have pollution control devices to prevent oil and dirt from draining into Gore Creek. G. In Area D, a manhole on the brewery service line shall be provided so that the 421 Upper Eagle Valley Consolidated Sanitation District may monitor BOD strength. H. In Area D, the brewery management shall not operate the brewery process during temperature inversions. It shall be the brewery owner's responsibility to monitor inversions. I. All trash compactors and trash storage areas shall be completely enclosed within Special Development District 4. J. Protective measures shall be used during construction to prevent soil erosion into Gore Creek, particularly when construction occurs in Areas A and D. K. The two employee dwelling units in Area D shall only be allowed to have gas fireplaces that meet the Town of Vail ordinances governing fireplaces. Additional Amenities and Approval Agreements for Special Development District No. 4. A. The developer shall provide or work with the Town to provide adequate private transportation services to the owners and guests so as to transport them from the development to the Village Core area and Lionshead area as outlined in the approved development plan. B. Area A, Cascade Village 1. The developer of the Westhaven Condominiums building shall construct a sidewalk that begins at the entrance to the Cascade Club along Westhaven Drive and extends to the west in front of the Westhaven building to connect with the recreational path to Donovan Park, as indicated on the approved development plans referenced in this ordinance. The walk shall be constructed when a building permit is requested for the Westhaven Condominiums. The sidewalk shall be part of the building permit plans. The sidewalk shall be constructed subsequent to the issuance of a building permit and prior to the issuance of a temporary certificate of occupancy for the Westhaven Condominiums. 2. The developer shall provide 100 -year floodplain information for the area adjacent to the Waterford and Cornerstone buildings to the Town of Vail Community Development Department before building permits are released for either project. 422 C. Area D, Glen Lyon Commercial Site. The development plan for this area has expired. See Ordinance No. 8, Series of 1998 for previous requirements. Employee Housing The development of SDD No. 4 will have impacts on available employee housing within the Upper Eagle Valley area. In order to help meet this additional employee housing need, the developer(s) of Areas A and D shall provide employee housing. In Area D, the above referenced employee housing requirement shall be provided on site. For the Westhaven Condominiums site, the employee housing requirement shall be met as set forth in Condition 3, as set forth in Ordinance No. 12, Series of 2005. There shall be a total of 2 employee dwelling units in the Liftside Condominiums Building. One shall be a minimum of 300 square feet and the other a minimum of 800 square feet. The developer of the Westhaven Condominiums building shall provide 4,400 square feet of employee housing pursuant to the terms of an agreement reached with the Town of Vail as described in Condition 3, as set forth in Ordinance No. 12, Series of 2005. The developer of Area D shall build 2 employee dwelling units in the Area D east building per the approved plan for the East Building. In Area D one employee dwelling unit shall have a minimum GRFA of 795 square feet and the second employee dwelling unit shall have a minimum GRFA of 900 square feet. The GRFA and number of employee units shall not be counted toward allowable density or GRFA for SDD No. 4. All Employee Housing Units shall be deed restricted per Chapter 12.13, as amended, of the Vail Town Code prior to issuance of building permits for the respective project. In Area C, Lots 39-1 and 39-2, shall be required to provide a Type II, Employee Housing Unit (EHU) per Chapter 12-13 of the Zoning Regulations of at least 500 sq. ft. each, on each lot. These lots shall not be entitled to the 500 sq. ft. of additional GRFA. The 500 sq. ft. shall be included in the allowable GRFA on these lots. Each lot shall also be entitled to 300 sq. ft. of garage area credit for the employee housing unit, in addition to the 600 sq. ft. garage area credit allowed per residence. The driveway width of 12 is allowed to 423 remain (no increase in driveway width is required) for all allowed/required dwelling units and employee housing units on these lots. Time Requirements SDD No. 4 shall be governed by the procedures outlined in Section 12-9A of the Town of Vail Town Code, unless such time requirement is amended herein. Section 2. Special Development District No. 4 Special Development District No. 4 and the development plans for all sites other than the development plan for the GGFReFstene Site Cascade Village, hereby remain approved for the development of Special Development District No. 4 within the Town of Vail, unless they have otherwise expired. Section 3. Conditions of Approval for the Cascade Village Development Plan The following conditions of approval are herein made part of this amending ordinance and shall specifically and exclusively apply or pertain to the site specific development plans approved and referenced herein for the Cascade Village: 1. Prior to the issuance of a building permit for the installation of any proposed swimming pool or expansion of impervious materials in the pool deck area on the south side of the hotel, the Developer shall obtain approval from the Planning and Environmental Commission of a Minor Amendment to this Special Development District No. 4. Section 3 4. Conditions of Approval for the Cornerstone Site Development Plan The following conditions of approval are herein made part of this amending ordinance and shall specifically and exclusively apply or pertain to the site specific development plans approved and referenced herein for the Cornerstone Site: 1. That the Developer revise the approved plans for the Cornerstone Building, prior to or concurrent with any submittal for design review, to ensure that each employee housing unit also include provisions for no less than one -hundred 424 100) square feet of storage, per unit, on-site and within the structure; 2. That the Developer obtains final review and approval of the proposed development plan by the Town of Vail for Review Board, prior to making an application forthe issuance of a building permit. 3. That the Developer pays in full the employee housing mitigation fee of 691.476.44 or otherwise complies with the Vail Town Code with regard to the required mitigation, in a manner acceptable to the Town of Vail, using any one or a combination of the permitted mitigation methods, pursuant to Section 12-23- 6B, and Section 12-24-6B, Vail Town Code, prior to the issuance of a building permit. 4. That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans, including the following required off-site improvements; a. Design and Construct Westhaven Drive entrance improvements including; additional turn lanes and adequate queuing areas, landscaped and irrigated medians, (6') sidewalk connections from the proposed skier portal to the Frontage Road on both sides of Westhaven Drive, a bus turnaround and bus stop meeting Town of Vail and ECO standards, 3 skier drop-off spaces, landscaping and adequate snow storage areas as approved by the PublicWorks Department. b. Design and Construct A 10' concrete walk along the South Frontage Road from the western most point of the Cascade Parking/Conference building to a point in front of the Liftside Condominiums, approximately 680' in length including crosswalk). The walk shall be detached wherever feasible and separated by a minimum of a 5' landscaped and irrigated buffer. Such drawings/plans shall be submitted to the Town of Vail Community Development Department for review and shall receive approval prior to the Developer making application for the issuance of a building permit. 5. That the Developer shall address and resolve, to the satisfaction of the Town Engineer, all the comments and conditions identified in the memorandum from the 425 Town Engineer, and addressed to Scot Hunn, dated January 25, 2008, on any civil engineered plans submitted in conjunction with building permits. 6. That the Developer pays in full, the Traffic Impact Fee of $117.000 (based on the 18 net pm peak hour trips) prior to the issuance of a building permit. All or a portion of the fee may be offset by specific capacity improvements including the cost of the design and construction of the left turn lane on Westhaven Drive. 7. That the Developer prepares a Cornerstone Building Art in Public Places Plan, for input and comment by the Town of Vail Art in Public Places Board, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the funding, up to $50.000, for one (1) public art improvement to be developed in conjunction with the Cornerstone Building project. 8. That the Developer provides the legally executed and duly recorded Type VII deed restriction with the Eagle County Clerk & Recorder's Office in a form approved by the Town Attorney for the four (4) on-site employee housing units, and that said units shall be made available for occupancy, prior to the issuance of a temporary certificate of occupancy for the Cornerstone Building project. 9. That the Developer integrate sustainable and/or energy efficient technologies such as geothermal or ground source heating, active solar and high efficiency heating and cooling systems and equipment in any further design and construction specifications, to be approved by the Town prior to installation, for all portions of the heated bus turn -around and skier drop-off areas identified on the plans labeled "Cornerstone Schematic Bus Turnaround" by Alpine Engineering, dated June, 3, 2008; 10. That the Developer submit a master sign program for design review for those areas along Westhaven Drive and near the intersection of Westhaven Drive and 426 South Frontage Road, specifically for the purpose of directing skier parking within the Cascade Resort parking structure and reducing, to the extent possible, the amount of vehicles parked on South Frontage Road. Section 4 S. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section a 6. The Town Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants thereof. Section & 7. The amendment of any provision of the Town Code as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. Section 7- 8. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this 15th day of March, 2016, and a public hearing for second reading of this Ordinance set for the 5th day of April 2016, at 6:00 P.M. in the Council Chambers of the Vail Municipal Building, Vail, Colorado. 427 ATTEST: Patty Mc nny, own be OF SEAL INTRODUCED, READ, ADOPTED AND ENACTED ON SECOND READING AND ORDERED PUBLISHED IN FULL this 5th day of April, 2016. ATTEST: Z*-, Patty Vc'Kehp y, T pWN•O.c G Dave Ch in, Maor s •7 r n ' 428 TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 12, 2025 SUBJECT: A request for a recommendation to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12 - 9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/Cornerstone Parcel, Liftside/Cornerstone Subdivision. (PEC25-0003) Applicant: PHH Design Development Planner: Greg Roy I. SUMMARY The applicant, PHH Design Development, is requesting a recommendation to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision. Based upon staff’s review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends The Planning and Environmental Commission forward a recommendation of approval, with conditions to the Vail Town Council. II. DESCRIPTION OF REQUEST The applicant, PHH Design Development, is requesting a recommendation to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive. The following items are included for review: 429 Town of Vail Page 2 Attachment A. Vicinity Map Attachment B. Narrative/Project Description Attachment C. Amendment Materials Attachment D. Plan Set Attachment E. Renderings Attachment F. Applicant Presentation Attachment G. Response to Comments Attachment H. PEC Results 3-24-25 Attachment I. PEC Results 4-14-25 Attachment J. Public Comment Attachment K. Ordinance No. 5, Series of 2016 The project is composed of the following components: Proposed Uses The Cornerstone proposal includes the following permitted uses within Area A of the Cascade Village SDD: • First floor commercial retail use • Multifamily dwellings • Employee Housing Units • Accommodation Units in CMC Building These uses are also supported by the Vail Land Use Plan designation of RAS, Resort Accommodations and Service. Dwelling Units The current application is proposing 28 free market dwelling units to be located on all floors of the structure with GRFA totaling 56,472 square feet. The previously approved development plan for the site included 23 free market dwelling units, four EHUs and 55,931 square feet of GRFA. Density – Land Use Plan The Land Use Plan designates this site, and the rest of Area A of SDD No. 4 as Resort Accommodations and Services. Page 25 of the Land Use Plan notes the suggested density for the area in the paragraph below: “This area includes activities aimed at accommodating the overnight and short - term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre).” 430 Town of Vail Page 3 The application proposes to transfer six units of density and 8,065 square feet of GRFA from the CMC Residences site in Area A to the Cornerstone site for a total of 28 units and 56,472 square feet of GRFA on the site. The density within the SDD is not changing. With no underlying zoning the SDD is the only zoning for the area and is informed by the Land Use plan. Employee Housing Units (EHUs) The project proposes a dormitory style EHU containing 14 sleeping rooms consisting of 25 beds and associated common areas (kitchen, bathrooms, laundry facilities, eating and lounge areas) totaling 5,755 square feet located in the CMC building (1310 Westhaven Drive). Per the Vail Town Code, TYPE VII Inclusionary Zoning and Commercial Linkage EHUs are not considered Gross Residential Floor Area (GRFA) and are thus not deducted from a development’s available GRFA. In addition, EHUs do not contribute to the calculation of dwelling units for purposes of calculating allowable units per acre. Housing Plans within SDDs are approved by the Town Council as part of the recommendation from the PEC. (see pages 2-5 of attachment B) Housing Plan Analysis Section 12-23-8 Commercial Linkage administration and 12 -24-8 Inclusionary Zoning administration dictate that a housing plan is required with development review. Per these sections, the housing plan for a project located in an SDD is reviewed and approved by Town Council. This follows the review procedure for a SDD in which the PEC is the recommending body. This application includes both commercial and residential additions, which requires review with both sections of Commercial Linkage for any new commercial floor area and Inclusionary Zoning for any new residential floor area. There is 5,250 square feet of retail space proposed with this application, which per table 23-1 has a generation rate of 2.4 employees per 1,000 square feet of floor area, equaling 12.6 new employees. There are also four new accommodation units proposed in the CMC building, and accommodation units have a generation of .6 new employees per unit for a total of 2.4 employees. This brings the employee generation count to 15 employees. Developments must mitigate 20% of the employees generated which would be three (3) total employees. The application proposes 56,472 square feet of new GRFA. Per Inclusionary Zoning housing requirements in 12-24-2, 10% of the new floor area must be mitigated in employee housing for a requirement total of 5,647.2 square feet. As Commercial Linkage has an “employee housed” requirement and Inclusionary Zoning has a “square footage” requirement, the two must be consolidated into one requirement 431 Town of Vail Page 4 from which to measure. Combining the two requirements in a single development application has no set method per Town Code and has been done through various approaches with different developments. The applicant is proposing the requirements be met with the 5,755 square foot dormitory unit in the CMC building and off-site EHUs, payment of fee-in-lieu or conveyance of vacant property off-site. The commercial linkage requirement of three (3) employees can be satisfied by 750 square feet of dormitory as Table 23-2 in Section 12-23-3 states which equates 250 square feet per employee for a dorm space (on-site dormitory style units are permitted at the sole discretion of the applicable governing body). This leaves 5,005 square feet to be utilized for Inclusionary Zoning. The 5,647.2 square feet of the inclusionary zoning requirement leaves a balance of 642.2 square feet that must be accounted for with the alternative methods of mitigation mentioned above. Per 12-24-6 & 12-23-6 Methods of Mitigation, all new construction with a requirement of 438 square feet or 1.25 employees or greater must accomplish the mitigation with no less than one-half of the mitigation on-site. “On-site” is not defined in Town Code, and for this SDD, it has been taken to be within the applicable planning area. The CMC dormitory is within Area A and is considered on-site employee housing, meeting the requirement of at least 50% being met on-site. Per Chapters 23 and 24 of Town Code, before granting approval of an employee housing plan, the applicable governing body shall make findings that the employee housing plan conforms to the general and specific purposes of this title, and that the plan is compatible with the applicable elements of the Vail Comprehensive Plan and the development objectives of the Town. Commercial The project includes approximately 5,250 square feet of retail space located within the Cornerstone building along the paseo and retail plaza on the lowest level. The amendment also proposes four accommodation units to be added within the CMC building. Commercial square footage within Area A is limited to 41,238 square feet. As listed on Tables 11 and 12 of the applicant’s narrative, the existing commercial square footage has been reduced from 41,238 to 40,500 square feet. This is due to the cease in use of the old Aria Club space and the Blue Tiger restaurant, and the proposed addition of the Cornerstone retail use. Per the Vail Town Code 12-9A-7 Uses, determination of permitted, conditional and accessory uses shall be made by the Planning and Environmental Commission and Town Council as part of the formal review of the proposed development plan. The SDD requires that the ground floor uses within Area A to be those allowed on the first floor in the Commercial Core 1 zone district. The removal of the proposed ski lockers has negated 432 Town of Vail Page 5 the necessity of the PEC and Town Council from having to make a determination of similar use that was previously going to be required. Amenity Space Indoor Public Amenity The project includes space designated for restrooms, public lockers, and ticketing. The ticketing office is proposed to replace the existing ticket office building that is occupying the site to the east of the existing stairs. Outdoor Public Amenity Outdoor public amenities include the formalized bus turnaround/drop-off area, upper plaza with public covered and heated stairs and elevator, retail plaza, paseo and courtyard with summer and winter programming. The proposed bus turnaround/drop -off area mimics the design of the existing drop -off area at Concert Hall Plaza in Lionshead. The concept design for the bus stop and skier drop-off has been reviewed by the Town Engineer and is recommended for approval to move forward into final design. Parking The project generates the requirement for 85 spaces as referenced in the Applicant’s narrative in Table 9. Within the building, there are 58 parking spaces for the residential units on one level of parking which is the second story of the structure above the paseo, and one level down from Westhaven Dr. The remaining 27 spaces are proposed to be provided within the Aria parking garage utilizing the excess parking that exists today. Parking spaces, including their size, were reviewed in the Aria parking garage to ensure that they conform to current day standards. The 413 parking spaces noted in the table below represent the number of parking spaces that exist with the number that can be restriped to today’s size standards. There are two applicable sections of the SDD that refer to the parking for the Cornerstone site. “Parking and Loading” subsection A, for Area A, Cascade Village No.4 notes that there shall be a minimum of 56 enclosed parking spaces located within the Cornerstone building. The 58 spaces within the structure meet this requirement. Subsection No. 6 of the SDD notes that all required parking for Cornerstone should be located on their site. This is proposed to be changed as part of the SDD amendment to allow the 27 spaces for the EHU, AUs, and retail located within the structure . 433 Town of Vail Page 6 Ordinance No. 5, Series of 2016 replaced a previous parking chart with the following as an accurate tally of parking requirements in Area A. This chart demonstrates the availability of 45 excess parking spaces after accounting for the existing active uses and proposed spaces necessary to cover the amount within the Cornerstone site. Staff finds that the use of a portion of the excess identified in 2016 for the EHUs and the commercial uses in the Cornerstone development is acceptable. Loading The required loading berths for the proposed Cornerstone building would equal one space with the multi-use discount in Section 12-10-9 of Town Code. The applicant is proposing to utilize and add to the existing loading area on the west side of the CMC building to accommodate this increased requirement. There are two existing loading spaces interior to the building and an additional two spaces that could be accommodated on the west side of the site. The two spaces added to the CMC site would bring the total up to four 434 Town of Vail Page 7 loading spaces, which would meet the code requirement for all the uses within the hotel, the CMC building, and the proposed Cornerstone building. The proposed space is 80 feet by 10 feet and included in the applicant’s documents under “Loading and Delivery – Opportunities”. This would equate to two 40x10 loading spaces. 12-10-9(B) requires that the spaces be a minimum of 12 feet in width. Per this code section the PEC may vary the size of the spaces if they find that such variation is necessary to prevent negative impacts to the public right-of-way. While there may be negative impacts to the CMC building that could be mitigated by reducing the width of the space and moving it further to the west, there does not appear to be any negative impact to the ROW. As the spaces are not fully designed and shown on plan s, the condition of approval included with the recommendation shall be that the additional loading spaces be designed and submitted for Design Review Board approval and that the spaces shall be at least twelve feet in width unless otherwise approved by the Town Engineer. The additional space adjacent to the conference center and Westhaven Drive would require a separate approval from Town Council for use of the right-of-way. Easements The application will require approval from multiple easement holders for improvements within all established easements. It is neither staff’s role nor that of the Planning and Environmental Commission to make a determination regarding these matters. It is upon legal advice that this private matter should play no role in the decision making of the commission. Approval from easement holders will be required for any encroachments into the easement prior to any building permit issuance. Changes to SDD No. 4 Cascade Village 1. Density – Dwelling Units The number of dwelling units shall not exceed the following: A. Area A, Cascade Village In Area A, a total of two hundred eighty five (285) nine (289) accommodation or transient dwelling units and a maximum of one hundred thirty one ( 131) dwelling units for a total density of two hundred seventy three point five ( 273. 5) dwelling units. 2. Table accounting for development and parking allowances for Area A would be removed and replaced. Removed 435 Town of Vail Page 8 Replacement 436 Town of Vail Page 9 3. The section of the Special Development District that notes the sheets for the “Approved Development Plans” would remove the previously approved versions and replace with the phrase: “The approved development plan is as referenced in the plans for PEC25-0003”, or as may be amended at the discretion of the Town Attorney. Section to be removed: 437 Town of Vail Page 10 4. Section 4. Conditions of approval for the Co rnerstone Site Development Plan The following Conditions of approval in the SDD would be removed and replaced with any conditions of approval set by the PEC or Town Council, subject to review by the Town Attorney. To be Removed: 1. That the Developer revise the approved plans for the Cornerstone Building, prior to or concurrent with any submittal for design review, to ensure that each employee housing unit also include provisions for no less than one -hundred 100) square feet of storage, per unit, on- site and within the structure; 2. That the Developer obtains final review and approval of the proposed development plan by the Town of Vail for Review Board, prior to making an application forthe issuance of a building permit. 438 Town of Vail Page 11 3. That the Developer pays in full the employee housing mitigation fee of 691. 476. 44 or otherwise complies with the Vail Town Code with regard to the required mitigation, in a manner acceptable to the Town of Vail, using any one or a combination of the permitted mitigation methods, pursuant to Section 12- 23- 6B, and Section 12- 24- 6B, Vail Town Code, prior to the issuance of a building permit. 4. That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans, including the following required off-site improvements; a. Design and Construct Westhaven Drive entrance improvements including; additional turn lanes and adequate queuing areas, landscaped and irrigated medians, ( 6') sidewalk connections from the proposed skier portal to the Frontage Road on both sides of Westhaven Drive, a bus turnaround and bus stop meeting Town of Vail and ECO standards, 3 skier drop- off spaces, landscaping and adequate snow storage areas as approved by the PublicWorks Department. b. Design and Construct A 10' concrete walk along the South Frontage Road from the western most point of the Cascade Parking/ Conference building to a point in front of the Liftside Condominiums, approximately 680' in length including crosswalk). The walk shall be detached wherever feasible and separated by a minimum of a 5' landscaped and irrigated buffer. Such drawings/ plans shall be submitted to the Town of Vail Community Development Department for review and shall receive approval prior to the Developer making application for the issuance of a building permit. 5. That the Developer shall address and resolve, to the satisfaction of the Town Engineer, all the comments and conditions identified in the memorandum from the Town Engineer, and addressed to Scot Hunn, dated January 25, 2008, on any civil engineered plans submitted in conjunction with building permits. 6. That the Developer pays in full, the Traffic Impact Fee of $ 117. 000 ( based on the 18 net pm peak hour trips) prior to the issuance of a building permit. All or a portion of the fee may be offset by specific capacity improvements including the cost of the design and construction of the left turn lane on Westhaven Drive. 7. That the Developer prepares a Cornerstone Building Art in Public Places Plan, for input and comment by the Town of Vail Art in Public Places Board, prior to the request for a temporary certificate of occupancy. Subject to the above input and comment by the Art in Public Places Board, the Applicant will work with Town Staff to determine the type and location of the art to be provided. Said Plan shall include the funding, up to $ 50. 000, for one ( 1) public art improvement to be developed in conjunction with the Cornerstone Building project. 8. That the Developer provides the legally executed and duly recorded Type VII deed restriction with the Eagle County Clerk & Recorder' s Office in a form approved by the Town Attorney for the four ( 4) on- site employee housing units, and that said units 439 Town of Vail Page 12 shall be made available for occupancy, prior to the issuance of a temporary certificate of occupancy for the Cornerstone Building project. 9. That the Developer integrate sustainable and/ or energy efficient technologies such as geothermal or ground source heating, active solar and high efficiency heating and cooling systems and equipment in any further design and construction specifications, to be approved by the Town prior to installation, for all portions of the heated bus turn -around and skier drop- off areas identified on the plans labeled " Cornerstone Schematic Bus Turnaround" by Alpine Engineering, dated June, 3, 2008; 10. That the Developer submit a master sign program for design review for those areas along Westhaven Drive and near the intersection of Westhaven Drive and South Frontage Road, specifically for the purpose of directing skier parking within the Cascade Resort parking structure and reducing, to the extent possible, the amount of vehicles parked on South Frontage Road. III. BACKGROUND Special Development District No. 4, Cascade Village, was adopted by Ordinance No. 4 Series of 1976. At least twenty amendments have occurred between 1977 and 2008. The subject property was included in a Planned Unit Development under Eagle County jurisdiction then annexed in 1975. SDD No. 4 includes the following areas: Area A Cascade Village Area B Coldstream Condominiums Area C Glen Lyon Primary/Secondary and Single Family Lots Area D Glen Lyon Commercial Site Area E Tract K The entire Cascade Village SDD is approximately 97.5 acres. Because the property was annexed into the Town of Vail as a Planned Unit Development under Eagle County jurisdiction and early Special Development Districts were not based on underlying zoning, there is no underlying zoning for Cascade Village. Uses and development standards for the entire property are as outlined in the adopting ordinance for Special Development District No. 4. The Cornerstone site is located south of Westhaven Drive, between the Liftside Condominiums and the Grand Hyatt Hotel Terrace Wing and conference center. The total site area is 0.6977 acres in size and slopes steeply from Westhaven Drive to the hotel terrace and Cascade Village chairlift level. The chairlift is located immediately adjacent to the site and a public pedestrian easement allows for access across the site from Westhaven Drive to the chairlift. The adjacent Waterford site (Liftside Condominiums) and the Cornerstone site were the only two development parcels within the SDD permitted to 440 Town of Vail Page 13 establish separate development plans. This was changed in 2016 to allow individual development plans for each site in Area A. In 1992 the Town of Vail Planning and Environmental Commission recommended approval of the development plan for the Waterford (Liftside Condominiums) and Cornerstone buildings; the Vail Town Council subsequently approved the development plan via Ordinance No. 7, Series of 1993. The Liftside Condominiums consists of 27 free market dwelling units with approximately 47,000 square feet of GRFA, and two EHUs totaling 1100 square feet. Cornerstone included 64 Transient Residential Units with 28,110 square feet of GRFA, three EHUs for 1,800 square feet, 11,100 square feet of retail/commercial space, and 93 parking spaces. The Cornerstone portion of the approval was never constructed. In 2008, a Cornerstone project was again reviewed by the Planning and Environmental Commission, forwarding a recommendation of approval to the Vail Town Council. The Town Council ultimately approved the application via Ordinance No. 5, Series of 2008 but required a number of changes. The most notable change was lowering the height of the west wing from 91’ to 71’, in keeping with the maximum height of the SDD and requiring a minimum of 50% of the required EHUs to occur on site. The approval included 23 free market units in 55,931 SF of GRFA, four EHUs, and two levels of parking. This approval expired on June 1, 2017, following a series of extensions. In 2016 The Vail Town Council approved a major amendment to SDD No. 4 via Ordinance No. 5, Series of 2016. This major amendment was for a minor reduction in the number of accommodation units and related GRFA in the hotel. Also at this time, the parking table was re-established finding a surplus of 38 spaces. Of these spaces, 26 were allocated to the hotel for future development. This application would redirect a portion of this surplus to the commercial uses in the Cornerstone building and the development of the EHU dormitory in the CMC building. Last year, the PEC reviewed an application for a major amendment to SDD No. 4 and recommended denial to the Town Council at the August 26, 2024 meeting. After review at the Town Council for the major amendment application, where the application was tabled, the applicant withdrew the application. That application included 30 free-market units with 61,469 square feet of GRFA, two EHUs on site, 5,632 square feet of commercial space, 67 parking spaces within the building, and extended to a height of 97 feet. This current application was originally heard at the March 24, 2025 meeting and was tabled to April 14, 2025 meeting. At the conclusion of the meeting on April 14, 2025, the item was tabled to the April 28, 2025 meeting and was then not heard and tabled to the May 12, 2025 PEC meeting. IV. APPLICABLE PLANNING DOCUMENTS 441 Town of Vail Page 14 Staff finds that the following provisions of the Vail Town Code are relevant to the review of this proposal. Title 12 – Zoning Regulations, Vail Town Code Chapter 1 – Title, Purpose, and Applicability (in part) 12-1-2: PURPOSE: A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the town, and to promote the coordinated and harmonious development of the town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality. B. Specific: These regulations are intended to achieve the following more specific purposes: 1. To provide for adequate light, air, sanitation, drainage, and public facilities. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets. 4. To promote adequate and appropriately located off street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. 6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance the appearance of the town. 9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features. 442 Town of Vail Page 15 10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viable community. Chapter 9 – Special and Miscellaneous Districts (in part) 12-9A-1: PURPOSE AND APPLICABILITY: A. Purpose: The purpose of the special development district is to encourage flexibility and creativity in the development of land in order to promote its most appropriate use; to improve the design character and quality of the new development with the town; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural and scenic features of open space areas; and to further the overall goals of the community as stated in the Vail comprehensive plan. An approved development plan for a special development district, in conjunction with the property's underlying zone district, shall establish the requirements for guiding development and uses of property included in the special development district. 12-9A-4: DEVELOPMENT REVIEW PROCEDURES: A. Approval of Plan Required: Prior to site preparation, building construction, or other improvements to land within a special development district, there shall be an approved development plan for said district. The approved development plan shall establish requirements regulating development, uses and activity within a special development district. B. Preapplication Conference: Prior to submittal of a formal application for a special development district, the applicant shall hold a preapplication conference with the department of community development. The purpose of this meeting shall be to discuss the goals of the proposed special development district, the relationship of the proposal to applicable elements of the town's comprehensive plan, and the review procedure that will be followed for the application. C. PEC Conducts Initial Review: The initial review of a proposed special development district shall be held by the planning and environmental commission at a regularly scheduled meeting. Prior to this meeting, and at the discretion of the administrator, a work session may be held with the applicant, staff and the planning and environmental commission to discuss special development district. A report of the department of community development staff's findings and recommendations shall be made at the initial formal hearing before the planning and environmental commission. Within twenty (20) days of the closing of a public hearing on a proposed amendment, the planning and environmental commission shall act on the petition or proposal. The commission may recommend approval of the petition or proposal as initiated, may recommend approval with such modifications as it deems necessary to accomplish 443 Town of Vail Page 16 the purposes of this title, or may recommend denial of the petition or rejection of the proposal. The commission shall transmit its recommendation, together with a report on the public hearing and its deliberations and findings, to the town council. D. Town Council Review: A report of the planning and environmental commission stating its findings and recommendations, and the staff report shall then be transmitted to the town council. Upon receipt of the report and recommendation of the planning and environmental commission, the town council shall set a date for hearing within the following thirty (30) days. Within twenty (20) days of the closing of a public hearing on a proposed SDD, the town council shall act on the petition or proposal. The town council shall consider but shall not be bound by the recommendation of the planning and environmental commission. The town council may cause an ordinance to be introduced to create or amend a special development district, either in accordance with the recommendation of the planning and environmental commission or in modified form, or the council may deny the petition. If the council elects to proceed with an ordinance adopting an SDD, the ordinance shall be considered as prescribed by the Vail town charter. 12-9A-6: DEVELOPMENT PLAN: An approved development plan is the principal document in guiding the development, uses and activities of special development districts. A development plan shall be approved by ordinance by the town council in conjunction with the review and approval of any special development district. The development plan shall be comprised of materials submitted in accordance with section 12-9A-5 of this article. The development plan shall contain all relevant material and information necessary to establish the parameters with which the special development district shall develop. The development plan may consist of, but not be limited to, the approved site plan, floor plans, building sections and elevations, vicinity plan, parking plan, preliminary open space/landscape plan, densities and permitted, conditional and accessory uses. 12-9A-9: DEVELOPMENT STANDARDS: Development standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the town council as part of the approved development plan with consideration of the recommendations of the planning and environmental commission. Before the town council approves development standards that deviate from the underlying zone district, it should be determined that such deviation provides benefits to the town that outweigh the adverse effects of such deviation. This determination is to be made based on evaluation of the proposed special development district's compliance with the design criteria outlined in section 12-9A-8 of this article. Chapter 23: Commercial Linkage 444 Town of Vail Page 17 Chapter 24: Inclusionary Zoning VAIL LAND USE PLAN Land Use Plan Designation: RAS Resort Accommodations and Service This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre). Goals and Policies (in part): 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. 1.3 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). 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 to make existing facilities and the Town function more efficiently. 2.8 Day skier needs for parking and access should be accommodated through creative solutions such as: a. Increase busing from out of town. b. Expanded points of access to the mountain by adding additional base portals. c. Continuing to provide temporary surface parking. d. Addition of structured parking. 3.0 Commercial 3.2 The Village and Lionshead are the best location for hotels to serve the future needs of destination skiers. 445 Town of Vail Page 18 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 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. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. V. ZONING / SDD NO. 4 ANALYSIS Address: 1276 Westhaven Legal Description: Cornerstone Parcel, Liftside/Cornerstone Subdivision Existing Zoning: Special Development District No. 4 (no underlying zone district,) Existing Land Use Designation: Resort Accommodations and Services Mapped Geological Hazards: None Standard Allowed/required Proposed Site Area N/A 30,393 sq. ft. Setbacks Set per development plan North: 0’ South: 5-10’ East: 10’ West: 0’ Height 71’ 71’ Density (onsite) Per development plan 28 DUs 40 DU/acre (Cornerstone site) Area A: No change Density (Area A) 273.5 273.5 (approved) No Change GRFA Per development plan 56,470 sq. ft. GRFA Area A 354,837 sq. ft. 354,837 sq. ft. (no change) Site Coverage Per development plan 79.5% of the site. (24,152 sf / 30,393 sf). Site Coverage (Area A) Maximum 45%, or Per Development Plan 44% (25,337 sq. ft. 83.4% of site) Landscaping Per Development Plan 7.2%, which includes 1,745 square feet of planted area 446 Town of Vail Page 19 Onsite Parking Minimum 56 enclosed 58 spaces in building, 26.3 in Aria structure for commercial uses and EHUS VI. SURROUNDING LAND USES AND ZONING Existing Land Use Zoning District North: Parking Structure/Liftside Condos SDD No. 4 East: Common Area/Open Space/Rec SDD No. 4 South: Grand Hyatt Hotel/Glen Lyons Sub SDD No. 4 West: Grand Hyatt Hotel SDD No. 4 VII. SPECIAL DEVELOPMENT DISTRICT DESIGN CRITERIA Before acting on a special development district application, the Planning and Environmental Commission and Town Council shall consider the following factor s with respect to the proposed special development district. 1. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Overall Compatibility The Applicant is proposing a major amendment to the Special Development District No.4 for the development of the Cornerstone site which is the last undeveloped site within Area A, and therefore presents opportunities to complete the overall plan for the Cascade Village and provide amenities to the larger community. Staff suggests that the following improvements will enhance the site's compatibility and will improve the character, identity, and visual integrity of the neighborhood: • Enhanced skier passageway/entry portal to Cascade Village Chairlift • Creation of the snow-melted paseo connecting the hotel/resort to the new development and the chairlift • Enhanced pedestrian plaza area between existing Terrace Wing (hotel) the proposed Cornerstone Building; and • Creation of bus turn around and skier drop off. The site is currently home to the ticket office and skier drop -off/stairs connecting to the ski lift. The proposed improvements in those areas, while maintaining those uses, are compatible with the remainder of Cascade as it is one of the few sites that has seen minimal to no improvement since it was originally built . The stairs and public elevator connecting the drop-off area to the ski lift level is an improvement to the existing staircase. Similarly, the proposed ticket office and restroom facility is an 447 Town of Vail Page 20 improvement to the existing facilities. In terms of the proposed uses and facilities, they are upgrades of the existing uses today which are compatible with the overall site. Compatibility with neighborhood and adjacent properties The maximum permitted heights for buildings within Area A per SDD #4 (Ordinance No. 5, Series of 2016) are as follows: • The maximum height for the Vail Cascade Resort and Spa, CMC Learning Center, Terrace Wing, Plaza Conference Building and Cascade Parking Structure/Athletic Club is 71 feet. • The maximum height for the Cornerstone property is 71 feet. • Liftside Condominiums Building: Maximum height in feet as measured from finished grade to any portion of the roof along the north elevation shall be 55 feet (South Frontage Road), 56 feet along the west elevation (Westhaven Drive), and 65 feet along the south and east elevation as measured from finished grade. The proposed building has two separate wings as viewed from the north. The eastern wing is closest to the Liftside building and extends approximately 45 feet from the roadway, with an overall height on the south side of 71 feet. This is slightly lower than what was permitted for Liftside as viewed from Westhaven drive. The 71 feet is a result of the slope of the site and how the southern side drops from Westhaven drive by 26 feet, resulting in a height of 71 feet. This is within the permitted height as permitted by the SDD. The west wing of the building is separated from the eastern wing by the drop -off plaza level. The west wing has a height in this location of approximately 45 feet and extends to 51.9 feet on the western end of the building along the frontage road. That same western edge of the building totals 67.9 feet in height on the paseo side. Directly above the skier plaza, the western building extends 45.8 feet above the frontage road on the north and 69.9 feet above the paseo on the south. The eastern building extends 47.8 feet above the frontage road on the north and 70 feet above the paseo on the south. The massing has been revised from previous versions the PEC has seen, in order to limit the height to be within the permitted zoning of 71 feet. This reduces the overall mass of the building and makes it more compatible with adjacent structures. As noted earlier, the height for adjacent properties in this area have a 71 -foot height limit, with the exception of Liftside Condominiums which has a 65-foot limit. The architectural design and character of the building are different than the hotel, CMC building and adjoining Liftside Condominiums which share a distinct architectural character. Further down Westhaven Drive, the Westhaven Condos have a similar, but 448 Town of Vail Page 21 different architectural theme with limited shed roofs and dormers without the use of hips. Metal roofing is used in all the buildings in the area as well as a strong stone base with wooden accents or siding, but stucco is the predominant material. The proposed material board includes wood, stone, metal roofing, but also has metal panels and stucco for siding. While not the same as the surrounding buildings, the materials are present in the buildings throughout town. The stucco on the building brings in some semblance of the adjacent structures. The building materials, while not exactly the same or utilized in the same proportions, are compatible to the neighborhood. Incorporation of additional stucco areas into the design should be considered at the Design Review Board phase in order to enhance the architectural connection to the immediate area. The proposed setbacks for the building are generally ten feet to zero feet, with the exception of where the escalator and ticket office is located on the inside corner, which has a setback of 25 feet. In the included setback analysis, there are examples of setbacks that are as low as zero feet from property lines or within ten feet of property lines. The previous approval in 2008 had setbacks that ranged from 2-5 feet and the 1993 approval before that had 1.5-5 feet in setbacks along the various lot lines . The current proposal improves upon this by increasing the spacing from adjacent properties. As an internal lot bounded by Westhaven Drive and buildings on two sides, the lot is unique. The programming on the south side is similar to the village core and Lionshead as a pedestrian area with commercial adjacent. In this location the minimal setback would be appropriate to be similar to those areas in CC1 and LMU1 where setbacks are zero or ten feet, respectively. The west side of the building also has a minimal setback with stairs and landscaping proposed off -property. Due to the nature of the adjacent building, there is little impact to the form or function of that space as a result of the small setback. The north setback is similar to the hotel building to the west and portions of the CMC building further down Westhaven. This provides a consistent setback along that side of the street. The northeastern and east setbacks are the portions of the site where the parking and paseo level setback differ from the building setback. The parking and paseo level extend to the property line while the building that extends above is set back approximately ten feet. Additional treatment to the lower levels that are on the property line should be considered to alleviate any impacts to users in the area. Staff finds this criteria to be met. 2. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. The proposed uses, which include multifamily dwelling units, EHUs, limited commercial (retail) and skier services are all uses by right and appropriate for the site. 449 Town of Vail Page 22 The proposed development plan does combine a portion of units and GRFA for development Area A that was previously spread between this site and the CMC building. The proposal has been amended to reduce the unit count by 4 units (2 EHUs included) and reduces the GRFA on the site as well. The location of the density within development Area A would be appropriate as it is a continuation of residential use in the higher density portion of the development area. The CMC building is the portion of development Area A that transitions to the lower density portion of the SDD and would be best to not increase density and produce a larger building in that location. The commercial uses and skier services, located on the lowest floor the pedestrian plaza and paseo will activate the area and provide much needed energy. They provide a complimentary use to the hotel site and ski lift within the Cornerstone lot where most appropriate. The area immediately adjacent to the plaza/paseo is best suited to commercial use compared to a residential use that would have privacy and access concerns. Collectively, the uses, activity and density provide a compatible and workable relationship with the surrounding hotel and resort uses of Cascade Village. Staff finds this criteria to be met. 3. Parking and Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. The required parking for the residential component of the project will occur on the Cornerstone parcel with the commercial and EHU generated parking accommodated in the Aria parking garage, utilizing existing surplus spaces. The Aria garage was constructed under Eagle County jurisdiction prior to annexation. Many of the parking spaces may not comply with the Town of Vail standard for indoor space of 9’ by 18’. The applicant has committed to restriping existing spaces to result in a minimum of 27 conforming spaces to correspond with the requested use of the facility by the new development. The updated spaces reduce the overall number of parking spaces within the garage, but still result in an excess of available spots. The SDD currently requires that all parking generated by the Cornerstone site be accommodated within the building itself, with a secondary requirement that 56 spaces must be provided within the building as structured parking. The building could be amended to accommodate the parking for the commercial spaces but would likely result in an increase in massing or a decrease in residential space, which would result in the same size building. Utilizing the available spaces at the Aria garage is the better approach as the commercial users would likely also be skiers who may be parking in the structure already, or arriving via skier drop-off and may not need a vehicle. Loading is proposed to be accommodated by the loading dock located at the CMC building. This will require transporting goods for the commercial uses via the paseo 450 Town of Vail Page 23 and will require a formal agreement from the property owners to ensure this is continued in perpetuity. The CMC building loading dock is currently used by the hotel for its loading and delivery and is proposed to include two new spaces along the western side of the property. These spaces are not designed, and a condition of approval is added to ensure that they are designed and conform to applicable standards. The addition of these two spaces brings the facility up to the required number of loading and delivery spaces that would be required with a new development today. As noted in the conditions of approval, a formal agreement will need to be put in place between the Cornerstone, hotel property, and CMC building for the use of this space and access to and from via the paseo and walkway in perpetuity. The consolidation of loading and delivery is in line with the Village areas that have loading docks and smaller vehicles dispersing packages from there. Staff finds this criteria to be met. 4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. Vail Land Use Plan The goals contained in the Vail Land Use Plan are to be used as the Town's policy guidelines during the review process for the amendment of a special development district. Staff has reviewed the Vail Land Use Plan and believes the following goals, objectives and policies are relevant to the review of this proposal: Vail Land Use Plan 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 seNe both the visitor and the permanent resident. 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). 2.0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 451 Town of Vail Page 24 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. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Land Use Plan Designation: RAS Resort Accommodations and Service This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre). The Vail Land Use Plan notes the Cascade as being the “third portal” to Vail Mountain and being the “third node” of urban development in the Town. This area was envisioned to be similar to Vail Village and Lionshead as a place for skier services and retail to accommodate guests on the mountain. This proposal is in line with this plan as adding more commercial services for skiers as well as an improvement to the entrance to the mountain and access to the ski lift. The proposed development generally furthers the above referenced goals, objectives and policies and, therefore, is in general compliance with the Vail Comprehensive Plan. Staff finds this criteria to be met. 5. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. According to the Official Town of Vail Geologic Hazard Maps, the Cornerstone development site is not located in any geologically sensitive areas or within the 100-year floodplain of Gore Creek or its tributaries. Staff finds this criteria to be met. 452 Town of Vail Page 25 6. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. The proposed site plan is responsive to its location and utilizes the full site while accommodating for the change in grade from Westhaven Dr to the ski lift area. The building and its lowest floor level uses integrate well with the paseo, linking the development, the chair lift and the existing hotel and resort. The skier passageway with stairs and elevator is an integral design feature, that creates and entryway from the drop-off area to the ski lift that is immediately adjacent to the site. The proposal includes the off-site paseo, courtyard and on-site commercial uses to provide open space for pedestrian use that is unique to it’s location. There are few other sites in town that have skier access and the current access today is underutilized and lacking in the vibrancy present at the other three access points. The aesthetic quality of the site will be improved through this development with the added entry and the addition of the commercial space and public gathering area between the hotel and the proposed Cornerstone building. The landscaping for the proposal is provided almost exclusively off-site in the adjoining right-of-way or on the hotel’s property. This is similar to Vail Village and Lionshead, where the majority of landscaping for sites is provided along the pedestrian a reas. While a departure from it’s current day open space and trees that is the result of the site being vacant, this is in line with the long term vision for the area to be a node of access for the mountain. The building design does provide for visual interest from Westhaven Dr as well as the paseo level. There is articulation in the building massing and decks break up the façade. At the plaza level there is a deck overlooking the ski lift and a stone base tha t extends along the lower level that grounds the structure and breaks up the two lowest levels from the separate wings above. The building is well articulated and proportioned and brings a visual interest to the site where none exists today. Staff finds this criteria to be met. 7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation. Access to the single floor parking garage occurs at grade directly from Westhaven Drive to the west of the proposed snow melted bus turnaround and passenger vehicle drop off. Public Works has reviewed the proposed skier drop-off/bus turn around area and does not have any concerns or comments. The proposed design is similar to what was approved previously and will formalize the turnaround area that exists today and prevent misuse of that area of the right of way. The provided traffic impact study notes 453 Town of Vail Page 26 that there will be little to no impact on the study area as a result of the proposed project. Pedestrian access from Westhaven Drive is predominately through the skier passageway to the lower skier plaza. Secondary pedestrian access occurs via a stairway at the west end of the proposed building. The proposed entryway represents an improvement that will enhance access to the ski lift. The drop -off area combined with the escalator and elevator will provide handicap access that is not present today and will accommodate a variety of mountain users that may not be able to access the ski lift today. Staff finds this criteria to be met. 8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. The project includes minimal yet appropriate onsite landscaping, predominantly along the street edge and within the skier plaza. Significant landscape enhancements are proposed along the paseo linking the project to the hotel and greater resort. As previously mentioned, this is akin to the villages where pedestrian access is prioritized over landscaped area. Landscaping is used to soften the appearance of the buildings compared to usable space and is appropriate for the proposal. Staff finds this criteria to be met. 9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. A phasing plan is not contemplated with this proposal. All work including improvements not on the Cornerstone parcel will be completed concurrently. As conditioned, a Construction Site Management Plan will be required that will ensure safe and appropriate access for the public to the Cascade Chairlift during construction. Also as conditioned, approval from effected entities including the Cascade Metro District, Vail Resorts, ERWSD, and Holy Cross Energy will be required prior to the issuance of a building permit. Staff finds this criteria to be met. VIII. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forwards a recommendation 454 Town of Vail Page 27 of approval, with conditions to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12 -9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision. Should the Planning and Environmental Commission choose to recommend approval, with conditions, of this request, the Community Development Department recommends the Commission pass the following motion “The Planning and Environmental Commission recommends approval, with conditions, to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12 -9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision.” Should the Planning and Environmental Commission choose to forward a recommendation of approval of this request, the Community Development Department recommends the Commission include the following conditions: Conditions: 1. This application shall require review and approval from the Town of Vail Design Review Board. 2. This application shall begin construction of the development within three years from the time of its final approval and continue diligently toward the completion of the project. 3. Prior to the issuance of any certificate of occupancy, the applicant shall record deed restrictions with the Eagle County Clerk and Recorder, in a format approved by the Town Attorney, for the Employee Housing Units. 4. Prior to the issuance of any certificate of occupancy, the applicant shall mitigate the additional 642.2 square feet of Employee Housing requirement not provided within the application through the listed mitigation methods of 12-23-6(B) or 12-24-6(B). 5. Prior to issuance of a building permit, the applicant shall provide a construction site management plan and parking plan showing how the construction of this site will not impact town parking, ensure bus operations and maintain safe access to the Cascade Chairlift. 6. Prior to issuance of any certificate of occupancy, the applicant shall install a snowmelt system within the sidewalks and shall enter into the standard snowmelt agreement with the Town of Vail. The applicant shall be responsible for providing the heat source, and the on-going maintenance of the sidewalk. 455 Town of Vail Page 28 7. Prior to issuance of any certificate of occupancy, the applicant shall install a snowmelt system within the bus turn around and pedestrian drop off area and shall enter into an operations and maintenance agreement with the Town of Vail. The applicant shall be responsible for providing the heat source of the snowmelt system. 8. Prior to issuance of a building permit, the applicant shall engage Art in Public Places Board on the determination of an acceptable public art installation(s) with a minimum value of $150,000.00. The art shall be installed, or surety posted, prior to any certificate of occupancy. 9. Prior to the issuance of any certificate of occupancy, the applicant shall amend the proposed pedestrian access easement to the west of the property to encompass the area of the stairs from the frontage road down to the paseo. 10. Prior to the issuance of any certificate of occupancy, the applicant shall record a public access easement with the Eagle County Clerk and Recorder, in a format approved by the Town Attorney, for perpetual public access over and across the paseo and associated pedestrian areas, generally following described areas 2C and 2D as shown on slide 64 of the applicant’s May 12, 2025, presentation. 11. Prior to issuance of a building permit, the applicant shall enter into a Development Agreement to include but not limited to the following items: • An agreement for the use of the loading dock, trash, and recycling at the former CMC building for the uses associated with the Cornerstone Development. • An agreement for the perpetual use of 27 parking spaces within the Aria garage for the parking requirements associated with the commercial spaces within the Cornerstone Development and the dormitory style EHU located on the basement level of the CMC Building. • Demonstration of measures to assist in meeting Town of Vail sustainability goals and objectives. • Design, construction and maintenance of the snowmelted bus turnaround and pedestrian drop off area. • Design and construction of the extension of the existing sidewalk along the east side of Westhaven Drive to connect to the existing sidewalk along the South Frontage Road. • Offsite vehicular and pedestrian improvements as determined by the Vail Town Council. 12. Prior to the issuance of a building permit, the applicant shall provide approval from Cascade Village Metro District and Vail Resorts concerning use of existing easements and the relocation of the ticket office and associated facilities. 456 Town of Vail Page 29 13. Prior to the issuance of a building permit, the applicant shall provide approval from ERWSD, and Holy Cross Energy concerning the relocation of water and electrical lines and associated easements shall be required. 14. Prior to the issuance of a building permit, the applicant shall receive written approval from the adjacent property owner for the stairs and awning to cross the property line on the west side of the Cornerstone property. 15. Prior to the issuance of any building permit, outstanding comments provided from Public Works shall be addressed to the satisfaction of the Town Engineer , including; Provide a drainage report for development, provide updated traffic report reflecting updated unit count and commercial square footage, Provide ADA accessible crosswalk across Westhaven Drive just west of the skier drop-off and bust stop, address design comments for skier drop off and bus stop. 16. Prior to the issuance of a certificate of occupancy, the applicant shall demonstrate that a minimum of 27 parking spaces located within the Aria Garage have been restriped to meet the Town code. 17. Prior to submitting for DRB review, the applicant shall provide a conditional capacity to serve from ERWSD. 18. Prior to submitting for building permit, the applicant shall provide the ability to serve letter from ERWSD. 19. Prior to submitting for DRB review, the applicant shall supply a preliminary drainage report. 20. Prior to submitting for DRB review, the applicant shall design and include in the plans the space for two loading and delivery spaces, each of at least 12ftx35ft in dimension, on the west side of the CMC building, subject to approval from the Town Engineer. Should the Planning and Environmental Commission choose to recommend approval, with conditions, of this request, the Community Development Department recommends the Commission make the following findings: 1. The SDD does comply with the standards listed in Section VII of this memorandum, or the applicant has demonstrated that one or more of the standards is not applicable; 2. The SDD is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; 3. The SDD is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and 457 Town of Vail Page 30 4. The SDD promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality.” Alternative Motion: Should the Planning and Environmental Commission choose to recommend denial of this request, the Community Development Department recommends the Commission pass the following motion: “The Planning and Environmental Commission recommends denial to the Vail Town Council for a major amendment to Special Development District No. 4 (Cascade Village), pursuant to Section 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/ Cornerstone Parcel, Liftside/Cornerstone Subdivision.” Should the Planning and Environmental Commission choose to recommend denial of this request, the Community Development Department recommends the Commission make the following findings: 1. The SDD does not comply with the standards listed in Section VII of this memorandum, or the applicant has not demonstrated that one or more of the standards is not applicable; 2. The SDD is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; 3. The SDD is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and 4. The SDD promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality.” IX. ATTACHMENTS Attachment A. Vicinity Map Attachment B. Narrative/Project Description Attachment C. Amendment Materials Attachment D. Plan Set Attachment E. Renderings 458 Town of Vail Page 31 Attachment F. Applicant Presentation Attachment G. Response to Comments Attachment H. PEC Results 3-24-25 Attachment I. PEC Results 4-14-25 Attachment J. Public Comment Attachment K. Ordinance No. 5, Series of 2016 459 CORNERSTONE DEVELOPMENT APPLICATION 460 TOWN COUNCIL MEETING JUNE 17, 2025 CORNERSTONE DEVELOPMENT APPLICATION. ◦BUILDING PROGRAM ◦DEVELOPMENT PROGRAM 2 461 TOWN COUNCIL MEETING JUNE 17, 20253 Cornerstone Building. BUILDING PROGRAM Cornerstone Building Overview •28 residential units. •Creation of 5,250 sf of new retail (while the existing aprox. 5,000 sq ft remain in the Grand Hyatt building) •58 on-site resident parking spaces •3,700 sf of new Skier Drop-off plaza with elevator and stairs •294 sf of new Ticket Office •1,339 sf of new Public Amenities (including lobby, restrooms, public day lockers) •2,000 sf of additional area adjacent to Skier Plaza 462 TOWN COUNCIL MEETING JUNE 17, 2025 UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5A-19 D5 A-19 A5 A-19 A5A-19A1A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LSTORAGE 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING PAVING PATTERN PAVING PATTERN ELEVATOR ELEVATOR ELEVATOR STAIR 2901 Blake Street, Suite 100Denver, CO 80205303.861.8555 PR O G R ESS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7G G 4 /3 0 /2 0 2 5 2 :5 0 :3 4 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 4 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. UNTOUCHED Skier Plaza Improvements Easement 40’-0” 40’-0” 5’-0” clear setback Cornerstone Building Edge Cornerstone Property Line New Retail Grand Hyatt Existing Retail 4 Cornerstone Building. BUILDING PROGRAM - SKIER PLAZA New Ticket Ofﬁce, bathrooms and day lockers PASEO 463 TOWN COUNCIL MEETING JUNE 17, 2025 •Maximum Building Height: 71’ (no deviation) •Density: 28 DUs (no deviation) •GRFA: 56,472 sf (no deviation) •Parking: 85 spaces (58 on-site + 27 in the Aria Parking Structure) •EHU: 5,755 sf in CMC + 643 sf to be recorded prior to Certiﬁcate of Occupancy •Additional AUs: 4 new AUs in 4th Floor of CMC (3,300 sq. ft.) •Landscape: 20.5% of site surface (no deviation) •Site Coverage: under 45% within Cascade Village Area A (no deviation) •Setbacks: (no deviation) 5 Cornerstone Building. DEVELOPMENT PROGRAM 464 TOWN COUNCIL MEETING JUNE 17, 2025 UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 10 OFFICE UNIT LSTORAGE 296'-0" VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING PAVING PATTERN PAVING PATTERN ELEVATOR ELEVATOR ELEVATOR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ES S PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 4 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 4 P M 24900.00 A-02 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL P2 - PASEO 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"B1 LEVEL P2 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. 8048 8048 8048 8048 8 0 7 4 8072 8 0 7 4 8072 8 0 7 2 8068 8066 8064 8062 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 1" / 12" A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " ELEVATOR OVERRUN ELEVATOR OVERRUN ELEVATOR OVERRUN SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. ROOF & OVERFLOW DRAIN, TYP. SNOW GUARD, TYP. GUTTER, TYP.GUTTER, TYP. SNOW GUARD, TYP. GUTTER, TYP. CHIMNEY, TYP. CHIMNEY, TYP. CHIMNEY, TYP. 10 10 1" / 12" 1" / 12" 1" / 12"1" / 12"1" / 12" 3/4" / 12"1" / 12" 8,119.00'8,115.37' 8,119.00'8,115.37' 8,120.56' 8,115.92' 8,115.92' 8,120.56' 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :5 8 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 5 8 P M 24900.00 A-10 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - ROOF LEVEL 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 ROOF - OVERALL ROOF PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. Paseo Skier Plaza NEW 10’ Setback 5’ Setback (Clear) 10’ Setback 6 Existing Pedestrian Easement Setbacks have been added to allow separation from different elements: ◦10’ setback from Liftside (east side). ◦5’ Setback from skier plaza (south side on east end). ◦10’setack to allow building separation from hotel (south side). ◦25’ separation from existing Convention Building. ◦40’ separation between the east and the west building creating a view corridor No deviation. 25’ Separation 40’ Building Separation (view corridor) 30’ Setback Cornerstone Building. DEVELOPMENT PROGRAM - SETBACKS 465 TOWN COUNCIL MEETING JUNE 17, 2025 DEVELOPMENT APPLICATION HISTORY ◦1976 Ordinance Building Outline and Rooﬂine Comparison ◦1993 Approval ◦2008/2016 Approval ◦2025 Application Development Standards + Conditions of Approval Comparison 2025 Deviations 7 CORNERSTONE DEVELOPMENT APPLICATION. 466 TOWN COUNCIL MEETING JUNE 17, 20258 Cascade Village 1976 DEVELOPMENT STANDARDS & CONDITIONS OF APPROVAL COMPARISON 467 TOWN COUNCIL MEETING JUNE 17, 2025 2025 APPLICATION Height: 71’ Density (TRs / AUs / DUs): 28 DUs (131 DUs for Area A) GRFA: 56,472 (for DUs) (354,837 max. for Area A) EHU: 5,755 Sq. Ft. - in CMC ($3.25 million investment) 648 sq. Ft. - payment in lieu or purchase off site Retail (Sq. Ft.): 5,250 Parking requirements: 58 (DUs) - in building 6 (EHUs) - in Aria Parking Structure 17 (Retail) - in Aria Parking Structure Conditions of Approval (Public Beneﬁt): Housing mitigations payment 643 sqft Bust turn-around and drop-off Westhaven Dr entrance sidewalk Public Art $150,000 New Loading Berth (2) Snowmelt agreements *COMPLIES WITH ADOPTED LAND USE REGULATIONS 9 Cornerstone comparison: 1993 / 2008/2016 / 2025 DEVELOPMENT STANDARDS & CONDITIONS OF APPROVAL COMPARISON 2008/2016 APPROVAL Height: 71’ Density (TRs / AUs / DUs): 22 DUs (131 DUs for Area A) GRFA: 48,407 (354,837 max. for Area A) EHU: 4 - in building 50% off site - payment in lieu Retail (Sq. Ft.): 623 Parking requirements: 56 (DUs) - in building 0 (EHUs) 0 (Retail) Conditions of Approval (Public Beneﬁt): Housing mitigation payment $691,476.44 Bus turn-around and drop-off Westhaven Dr entrance sidewalks Frontage Road Sidewalk Public Art $50,000 Master Signage program *COMPLIED WITH ADOPTED LAND USE REGULATIONS 1993 APPROVAL Height: 71’ Density (TRs / AUs / DUs): 64 Transient Residential Units or 32 DUs GRFA: 28,110 (additional to TRs) EHU: 0 Retail (Sq. Ft.): 300 Parking requirements: 26 (TRs) - in building 28 (GRFA) - in building 37 (Retail) - in building Conditions of Approval (Public Beneﬁt): None *COMPLIED WITH ADOPTED LAND USE REGULATIONS 468 TOWN COUNCIL MEETING JUNE 17, 2025 E F E F G G 1 SOUTH ELEVATION LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" 5 LEVEL 3 147'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " 10 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 3 19 20 1:12 PITCH TYP. 1:12 PITCH TYP. 1 1 3 3 4 5 6 6 7 7 7 8 8 9 9 9 10 1:12 PITCH TYP. 10 1212 13 1414 15 15 1617 18 19 2020 9 E F T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 10 ' - 6 " 13 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 71 ' - 0 " A B O V E T H E P A S E O 71 ' - 0 " A B O V E T H E P A S E O 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 14 ' - 0 " 10 ' - 6 " 12 ' - 0 " 10 ' - 6 " 10 ' - 6 " 1:12 PITCH TYP. 1:12 PITCH TYP.1:12 PITCH TYP.8 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 1:12 PITCH TYP. 1 12 3 3 16 4 9 9 10 10 12 12 13 14 14 15 4 17 18 19 6 6 7 7 8 9 9 9 10 Plaza Level Westhaven Dr. Drop-off Paseo Level Skier Plaza 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” Plaza Level Westhaven Dr. Drop-off Paseo Level Skier PlazaNorth Elevation (Westhaven Dr.) South Elevation (Paseo) 60 ’ - 0 ” Cornerstone 2025 Application BUILDING OUTLINE AND ROOFLINE COMPARISON - 1993 VS. 2008/2016 VS. 2025 2025 Application 2008 Approval 2025 Application 1993 Approval 1993 Approval 2008 Approval 469 TOWN COUNCIL MEETING JUNE 17, 2025 DN UP UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBY UNIT A UNIT B UNIT B UNIT C UNIT M UNIT P LOBBY UNIT D PUBLIC ELEVATOR STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 126'-0" 126'-0" 126'-0" 10 10 OPEN TO BELOW 296'-0" WESTHAVEN DRIVE ELEVATOR ELEVATOR STAIR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 9 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 9 P M 24900.00 A-04 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL ONE - PLAZA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. UP UP 01 02 03 04 05 G G E E C C A A 06 08 09 11 13 F F 1407 B B D D 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 OFFICE UNIT LPUBLIC SKI STORAGE PUBLIC SKI STORAGE ENTRY VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING C D E F C D E F G G 11 Paseo Below Skier Plaza Below Cornerstone 2025 Application BUILDING FOOTPRINT COMPARISON - 1993 VS. 2008/2016 VS. 2025 2008 Approval 2025 Application 1993 Approval 470 TOWN COUNCIL MEETING JUNE 17, 202512 Cornerstone 2025 Application UPDATED DEVELOPMENT APPLICATION TABLE. 471 TOWN COUNCIL MEETING JUNE 17, 202513 Cornerstone 2025 Application DEVIATIONS Parking in Aria: ◦27 spaces for Retail & EHU. Increase of AUs: ◦Addition of 4 new AUs in CMC (from 285 to 289) ◦NO deviation from allowable height (71’) ◦NO increase in allowable density within Development Area A ◦NO increase in GRFA within Development Area A On May 12, 2025 the Planning and Environmental Commission forwarded a recommendation for approval (with 22 conditions) to the Vail Town Council by a unanimous vote of 4-0. The PEC found the Project meets compliance and consistency with the nine review criteria. Over the course of the public hearing review process, the favorable responses to the input provided have ensured a development plan that fully complies with the provisions of the Vail Town Code. 472 TOWN COUNCIL MEETING JUNE 17, 202514 Cornerstone 2025 Application DEGREE OF DEVIATIONS 473 TOWN COUNCIL MEETING JUNE 17, 2025 Questions & Answers: Based on Public and Town Council comments from the June 3, 2025 meeting. 15 CORNERSTONE DEVELOPMENT APPLICATION. 474 TOWN COUNCIL MEETING JUNE 17, 202516 ◦Where is the parking for the retail uses within the Cornerstone building and how does it function? ◦Where is the parking for the retail uses within the Cornerstone building and how does it function? ◦The Westhaven Drive skier drop off roundabout is located within the Town of Vail right of way. How is the roundabout considered a public beneﬁt if 90% of the work being completed is on town-owned land? ◦The new skier drop-off area is too small and will become congested. What steps will be taken to ensure this does not happen? ◦The public beneﬁts described appear a bit anemic and underwhelming. What are the justiﬁcations for the proposed public beneﬁts and how where they determined? ◦What is the proposed ﬁnancial value of the proposed public art contribution and how will the public art be selected and integrated in the new development? ◦Food and beverage uses can add vibrancy to an area. Why did the neighbors request the removal of the food and beverage from the proposed plans? Is there a way to accommodate a limited amount of food and beverage in the plans? ◦Please provide an illustration visually demonstrating how trash and recycling will be collected within the Cornerstone Building and then transferred to the loading dock area within the CMC Building? ◦How does a development application get approved with as many as 22 conditions of approval? ◦Will the Applicant be required to submit a stormwater management and drainage plan? ◦Will the Applicant be required to submit a Loading and Delivery Management Plan? ◦The neighbors have repeated requested a Cascade Village Master Plan. Why hasn’t the Applicant been required to submit such a Plan? ◦How will skier access be accommodated during the construction of the Cornerstone Building ? ◦How is the transfer of density within Development Area A being addressed within the parameters of the Vail Comprehensive Plan and Town of Vail Zoning Regulations? ◦How is a portion of the parking for the Cornerstone Building allowed to be transferred to within the Aria Building? ◦Why were dormitory-style units proposed to meet the deed-restricted housing requirements of the Cornerstone? ◦Are dormitory units the right unit type for this development? How does it address the long-term needs for housing in Vail? ◦The movie theater is gone. The community college is gone. The Aria Health Club is gone. Why are these uses not part of the proposed development QUESTIONS FROM JUNE 3 TOWN COUNCIL MEETING Cornerstone 475 TOWN COUNCIL MEETING JUNE 17, 2025 EMPLOYEE HOUSING UNITS ◦LOCATION AND DISTRIBUTION ◦DESCRIPTION ◦WALKTHROUGH 17 CORNERSTONE DEVELOPMENT APPLICATION. 476 TOWN COUNCIL MEETING JUNE 17, 2025 Architectural Plans - Lower Level and Mezzanine Floor Plans 18 EHU in CMC is considered “on-site” within development Area A (Cascade Village). Credit From Deed Restriction has been granted and is being applied for Cornerstone Building. The CMC Building Lower-Level Employee Housing project is an ambitious transformation of unused space into a vibrant, 5,755-square-foot community-style housing complex. This innovative project features brand-new sleeping rooms and common areas, boasting new lighting and modern ﬁnishes throughout. Key highlights include the creation of a shared kitchen and laundry room, designed for convenience and community. Existing locker rooms have been updated with contemporary ﬁnishes, giving them a fresh, modern look. A new ADA-compliant restroom and shower enhance accessibility. The design centers around three distinct pods arranged around a communal area. Two pods feature mezzanines with soaring 15-foot ceilings, while the third has 12-foot ceilings. Large windows in each pod ﬂood the rooms with natural light, enhancing the spacious feel. One entire pod is ADA- accessible, ensuring inclusivity. In total, the project creates 14 sleeping rooms, accommodating up to 25 beds. Each sleeping room is be approximately 160 square feet, designed for comfort and efficiency. The interior ﬁnishes emphasize clean lines and a sleek, modern aesthetic, creating a welcoming environment for all residents. CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 477 TOWN COUNCIL MEETING JUNE 17, 2025 Architectural Plans - Lower Level and Mezzanine Floor Plans 19 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 1.Reception area. 2.Main Corridor. 3.Laundry Room. 4.ADA Accessible Bathroom. 5.Women’s Bathrooms 6.Men’s Bathrooms. 7.Kitchen. 8.Main Room Corridor (Lower Level) 9.Mezzanine Room Corridor. 10.Common Areas (Double Height Ceilings). 11.Bed Rooms (Lower Level) 12.ADA Accessible Bed Rooms. 13.Bedrooms (Mezzanine) 14.Emergency Egress. 15.Open to Below. 1 2 3 4 5 6 10 10 10 11 11 14 141411111111 14 14 8 9 13 13 13 13 13 7 15 15 478 TOWN COUNCIL MEETING JUNE 17, 2025 Reception Area 20 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 479 TOWN COUNCIL MEETING JUNE 17, 2025 Laundry 21 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 480 TOWN COUNCIL MEETING JUNE 17, 2025 Main Corridor 22 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 481 TOWN COUNCIL MEETING JUNE 17, 2025 Kitchen 23 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 482 TOWN COUNCIL MEETING JUNE 17, 2025 Bedroom Vestibule 24 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 483 TOWN COUNCIL MEETING JUNE 17, 2025 Corridor (Lower Level & Mezzanine)25 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 484 TOWN COUNCIL MEETING JUNE 17, 2025 Common area #1 26 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 485 TOWN COUNCIL MEETING JUNE 17, 2025 Common Area #2 27 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 486 TOWN COUNCIL MEETING JUNE 17, 2025 Common Area #3 28 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 487 TOWN COUNCIL MEETING JUNE 17, 2025 Typical sleeping room 29 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 488 TOWN COUNCIL MEETING JUNE 17, 2025 Typical sleeping room 30 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 489 TOWN COUNCIL MEETING JUNE 17, 2025 Men’s bathrooms 31 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 490 TOWN COUNCIL MEETING JUNE 17, 2025 Women’s bathrooms 32 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 491 TOWN COUNCIL MEETING JUNE 17, 2025 ADA bathroom 33 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 492 TOWN COUNCIL MEETING JUNE 17, 202534 CMC Building Lower Level - Completed. *DEED RESTRICTION HAS BEEN RECORDED IN THE TOWN OF VAIL AND THE UNIT IS CURRENTLY 100% OCCUPIED, MANAGED BY THE HOTEL. 493 TOWN COUNCIL MEETING JUNE 17, 2025 Summary of Proposed Public Beneﬁts: The Applicant offers a comprehensive package of tangible public improvements, many of which exceed standard mitigation requirements: •7,000 square feet of Town-speciﬁed streetscape improvements on Westhaven Circle, including drainage, paving, lighting, signage, landscaping, and a snowmelt system. The Applicant will enter into operations and maintenance agreements for ongoing upkeep. •2,000 square feet of new and upgraded pedestrian sidewalk infrastructure, creating a continuous connection from the site to South Frontage Road, improving pedestrian circulation and safety. •$3.25 million+ investment in deed-restricted employee housing for up to 25 residents, completed in advance of typical phasing schedules (includes cost of Real Estate). •643 square feet of additional deed-restricted housing—above the required inclusionary and commercial linkage standards—resulting in a mitigation ratio of greater than 1:1 for the minimal GRFA increase. •1,000 square feet of new loading and delivery infrastructure, including two dedicated berths on private land, to serve users within Development Area A. These will be formalized through new easement agreements. •1,500 square feet of new public amenities at the skier plaza level, including public restrooms, public ski lockers, and day-use lockers. •4,000 square feet of upgraded skier drop-off and plaza space, featuring new stair and elevator access to improve accessibility and visitor ﬂow. These areas will also be maintained by the Applicant. •A minimum $150,000 contribution toward a public art installation, developed in partnership with the Art in Public Places Board, to enrich the cultural and visual character of the plaza. •New pedestrian stair on west side of the building connecting Aria Parking Structure to the paseo, for visitors and skiers. •New Paseo Maintenance Easement to be put in place. 35 Cornerstone 2025 Application PROPOSED PUBLIC BENEFIT 494 CORNERSTONE DEVELOPMENT APPLICATION 495 496 CORNERSTONE BUILDING AT CASCADE VILLAGE DETERMINATION OF PUBLIC BENEFITS (Ordinance No. 13, Series of 2025) CORNERSTONE 1 June 17, 2025 MEMORANDUM: JUSTIFICATION FOR DETERMINATION OF PUBLIC BENEFITS. I. PURPOSE The purpose of this memorandum is to provide objective justiﬁcations for the determination of public beneﬁts associated with the proposed deviations from the approved development standards for the proposed major amendment to Special Development District No. 4, Cascade, for the new Cornerstone Building (Ordinance No. 13, Series of 2025). The information in the memorandum: • Summarizes the applicable determination of development standards process prescribed by the Vail Town Code, • Highlights and compares any proposed deviations to the approved development standard, and • Provides examples of justiﬁcation for the beneﬁts to the public proposed. II. DETERMINATION OF DEVELOPMENT STANDARDS Section 12-9A-9, Development Standards, Vail Town Code prescribes the process by which the development standards with a special development district shall be determined. According to Section 12-9A-9, “Development standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the Town Council as part of the approved development plan with consideration of the recommendations of the Planning and Environmental Commission. Before the Town Council approves development standards that deviate from the underlying zone district, it should be determined that such deviation provides beneﬁts to the town that outweigh the adverse effects of such deviation. This determination is to be made based on evaluation of the proposed Special Development District’s compliance with the design criteria outlined in § 12-9A-8 of this article. III. SPECIAL DEVELOPMENT DISTRICT NO. 4 DEVELOPMENT STANDARDS Special Development District No. 4, Cascade Village (“District”) is unique and unlike any of the other 40- plus special development districts within the Town of Vail. It is unique in that, upon adoption, there was no underlying zoning prescribed for the District. Instead, the original approved development plan, and its 20- plus major and minor amendments since adoption, have regulated development within the District. This was accomplished through regular repeal and re-enactments of the SDD ordinance. While underlying zoning is not required, the absence of underlying zoning continues to challenge the administration of land use regulations within the District. The ongoing challenge created is determining the degree of deviation, if any, that is being requested from the development standards. A more typical approach is that underlying zoning is in place prior to the establishment of the special development district. Then, and any subsequent amendments, either major or minor, can be reviewed based upon the degree of deviation from the underlying zoning development standards. As consistently demonstrated by prior major amendment review processes, the degree of deviation is based upon prior and existing approvals, whether valid or expired. 497 CORNERSTONE BUILDING AT CASCADE VILLAGE DETERMINATION OF PUBLIC BENEFITS (Ordinance No. 13, Series of 2025) CORNERSTONE 2 June 17, 2025 In the case of the Cornerstone Building major amendment development application, this challenge is eased by the nature of the request. As requested, the applicant is requesting minimal deviations from the existing approved development standards for Development Area A in general, or the Cornerstone site speciﬁcally. In the instance of density, both dwelling units per acre and gross residential ﬂoor area (GRFA), the application proposes to transfer density from one location within Development Area A to another location within the same development area. This results in no deviations. Transfer of development rights and development obligations is well documented within the District. The list below highlights and quantiﬁes the degrees of deviations proposed. DEVELOPMENT STANDARD APPROVED PROPOSED DEVIATION Setbacks: 10 feet 0 foot - 10 feet Height: 71 feet maximum 71 feet maximum None Density Control*: DU’s: 22 (131 total*) 28 (131 total*) +6 None GRFA: 48,407 square feet (354,837 square feet total*) 56,472 square feet (354,837 square feet total*) +8,065 square feet None Site Coverage: 45% maximum 44% maximum -1% Landscaping: Per Development Plan 7% None Parking: 100% spaces in Cornerstone Bldg. 85 spaces total 58 spaces in Cornerstone Bldg. (68%) 27 spaces in Aria Bldg. (32%) (45 Surplus Parking Spaces Remain in Development Area A) Loading and Delivery: 2 berths 4 berths + 2 berths * approved and entitled pursuant Ordinance No. 5, Series of 2008 IV. PUBLIC BENEFITS – 2008 APPROVED DEVELOPMENT PLAN In 2008, the Vail Town Council approved a major amendment to Special Development District No. 4 for the Cornerstone development site. This approval was granted pursuant to Ordinance No. 5, Series of 2008. With the support of the Town staff and the Town of Vail Planning & Environmental Commission, and in the absence of underlying zoning within Special Development District No. 4, the 2008 Approved Development Plan has been consistently used as the basis for the determination of allowable development on the Cornerstone site. According to Ordinance No. 5, Series of 2008, the beneﬁts to the Town of the previous SDD amendment deviations included: • The installation of water quality devices in the stormwater management system to treat stormwater prior to entering Gore Creek. 498 CORNERSTONE BUILDING AT CASCADE VILLAGE DETERMINATION OF PUBLIC BENEFITS (Ordinance No. 13, Series of 2025) CORNERSTONE 3 June 17, 2025 • A fee in lieu payment of $691,476.44 for off-site employee housing secured by the Town of Vail, or any other approved method of mitigation authorized by the Vail Town Code. • Westhaven Drive skier drop-off improvements located within the Town of Vail ROW. These improvements altered the traffic ﬂow for the LIftside Condominiums. • $50,000 contribution for public art. • Construction of 680 linear feet of unheated, 10-foot wide sidewalk along the South Frontage Road from Westhaven Drive to the west end of the Aria Building. The beneﬁts to the Town highlighted above were determined by the Vail Town Council, acting as the governing body in the ﬁnal approval of the major amendment application, to have been commensurate with the deviations to the development standards granted and outweighed the adverse effects, if any, of such deviations. V. JUSTIFICATION FOR PROPOSED BENEFITS TO THE TOWN The Applicant, PHH, is proposing beneﬁts to the Town that directly address the development standard effected and the potential negative impact, if any, that may result from said deviation. For instance, the Applicant is proposing a deviation from the development standard that all parking must be within the Cornerstone Building. To mitigate any potential impact of this deviation, the Applicant is proposing to accommodate 27 parking spaces within the Aria Building parking garage for the exclusive use of the occupants of the deed-restricted dwelling units in the CMC Building and the tenants and customers of the retail space in the Cornerstone Building. The designated parking is located less than 300 feet from the intended users of the parking spaces. This approach is most similar to retail spaces in Vail Village and Lionshead which relying upon the two public parking garages to meet the parking demands of the retail use. A second example is the mitigation of the reduced setback along Westhaven Drive. Arguably, since the reduced setback has the net effect of increasing the shading of the pedestrian sidewalk and public right of way of Westhaven Drive, as a town beneﬁt, the Applicant has agreed to snow melt the sidewalk and skier drop-off area located entirely within the Town’s right of way. The heating is subject to the standard snowmelt boiler and operations agreements used elsewhere within the Town of Vail. A third example is the mitigation of landscape area. Again, like Vail Village and Lionshead, Cascade Village is intended to serve as a public portal to Vail Mountain, albeit on a much smaller scale. To that end, the Applicant has agreed to construct enhanced and improved skier plaza amenities such as heated snow melt pavers, paseo, site furnishings and public art. These are beneﬁts to the public as a public access easement will exist on the skier plaza and paseo and no different in value and importance than what the Town of Vail approved for the Arrabelle Hotel; again, albeit in on a much smaller scale. Per the Vail Town Code, a percentage of decorative hardscape (20%) shall be counted towards the calculation of required landscape area. In this example, like the Arrabelle Hotel, the Applicant is requesting an increase in the percentage of hardscape area that may be counted towards the landscape area requirement. Other examples exist, but in all examples, the deviation from the approved development standard is mitigated. Of greatest signiﬁcance, the Applicant is not requesting any deviation in the total number of allowable residential dwelling units or an increase in allowable gross residential ﬂoor area within Development Area A. The total allowable number of DU’s remains at 131 and the total allowable GRFA remains at 354,837 square feet. This is atypical when compared to other special development districts where substantial increases in density, both dwelling units and GRFA, are requested to ensure the ﬁnancial feasibility of development and the ensure the delivery of public beneﬁts. As was the case of redevelopment in Lionshead, the Town granted an increase in building height, a 3X increase in GRFA, and an unlimited allowance of dwelling units per acre to achieve adopted development objectives, including improvements in the Town ROW, pedestrian 499 CORNERSTONE BUILDING AT CASCADE VILLAGE DETERMINATION OF PUBLIC BENEFITS (Ordinance No. 13, Series of 2025) CORNERSTONE 4 June 17, 2025 streetscape enhancements, public plaza enhancements, and increased, dispersed, shared, loading and delivery facilities. As illustrated above, the degree of deviation from the approved development standards is minimal, and, the beneﬁts to the public are proportionate to the deviation. A complete list of the public beneﬁts provided is listed below: • Approximately 7,000 square feet of Town designed streetscape improvements (drainage, paving, lighting, signage, heating system, landscaping, etc.) to Westhaven Circle skier drop-off area, including snowmelt system operations and maintenance agreements. • Approximately 2,000 square feet of pedestrian sidewalk improvements and extension completing connection to South Frontage Road. • The early completion of an estimated $1.5M of on-site deed-restricted housing for up to 25 residents. • 643 square feet of deed restricted community housing beyond that which is required for commercial linkage and inclusionary zoning obligations to compensate for the less than 1% of GRFA in excess of zoning resulting in a mitigation ratio of greater than 1:1. • Approximately 1,000 square feet of new loading and delivery berths (+2 total) on privately owned land for users within Development Area A, subject to new easement agreement. • Approximately 1,500 square feet of new public restrooms, public ski lockers and public day use lockers at the skier plaza level of the Cornerstone site. • Approximately 4,000 square feet of improved and enhanced skier drop-off/skier plaza experience, with new stair and elevator access, each of which is to be maintained by the Developer. • A minimum of $150,000 contribution for a public art installation in collaboration with the Art in Public Places Board. • New pedestrian stair on west side of the building connecting Aria Parking Structure to the paseo, for visitors and skiers. • New Paseo Maintenance Easement to provide maintenance access to the ski lift. VI. CONCLUSION In sum, the Applicant has fulﬁlled its burden and demonstrated, subject the review of the nine design criteria prescribed in Section 12-9A-10 of the Vail Town Code, that the deviations to the allowed development standards, as approved and entitled by Ordinance No. 5, Series of 2008, are commensurate with the degree of deviation requested, as noted in Section III herein, and have been mitigated to outweigh the adverse effects of such deviations, if any, as demonstrated in Section V of this memorandum. Compliance with the nine design criteria was achieved through a collaborative effort and the Applicant’s response and plan revisions to the input received from the Town staff, Planning & Environmental Commission, and neighboring community members. To that end, the Applicant requests that the Vail Town Council approves Ordinance No. 13, Series of 2025, as read. 500 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 1 June 17, 2025 I. PURPOSE The purpose of this memorandum is to provide written responses from the Applicant to the questions that were raised during the Vail Town Council meeting works session held on June 3, 2025. The questions below are a mix of questions raised by both the Vail Town Council members and members of the community. II. RESPONSES TO TOWN COUNCIL’S QUESTIONS Where is the parking for the retail uses within the Cornerstone building and how does it function? Applicant Response: A total of 5,250 square feet of net new commercial square footage is proposed along the paseo level of the Cornerstone Building. Prior approvals did not obligate that there be any commercial square footage on the site. As per the Vail Town Code, this commercial square footage requires a total of 18 vehicle parking spaces. • The 18 required parking spaces are located within the Aria Parking Garage which also contains the required parking for the Grand Hyatt Hotel and CMC building. • The Parking Garage sits immediately across Westhaven Drive from the Cornerstone Building within Development Area A and within a less than 200-foot walking distance to the Paseo Level containing the retail space and approx. 350-foot walking distance from the Aria Garage to the Skier Plaza • Two new pedestrian accessways, one at the west end of the Cornerstone Building, and a second through the Skier Drop Off Plaza with elevator access, are proposed to get patrons from the Parking Garage to the Skier Plaza and Paseo Levels and the adjoining new commercial spaces. Path of travel is less than 300 feet 501 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 2 June 17, 2025 This approach to providing parking for commercial patrons is mirrored in its approach to Vail Village and Lionshead Village where parking for those two commercial core areas is provided in public parking garages. Vail’s famed, pedestrian-oriented villages, including Cascade Village, are founded on this urban design approach, centralized parking and subsequent pedestrian activation. The walking distance from the Welcome Center in the Lionshead Parking Garage to the Eagle Bahn Gondola is nearly 1,000 feet in length. The Westhaven Drive skier drop off roundabout is located within the Town of Vail right of way. How is the roundabout considered a public beneﬁt if 90% of the work being completed is on town-owned land? Applicant Response: Correct, many Vail skier drop offs are located entirely within existing Town of Vail right of way. The Westhaven Drive skier drop-off improvements include several advantages over the existing unorganized drop-off: • dedicated public transit lanes and passenger vehicle lanes for short-term skier drop- off, • heated pedestrian sidewalks, skier drop-off and bus lanes, • decorative brick paver surfaces and paved surfaces to help differentiate travel lanes, • skier access via an elevator to navigate the 26 - foot height difference between the drop-off and skier plaza and ticket office. • enhanced street lighting, 502 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 3 June 17, 2025 • signage to assist in organizing the space distinguishing between bus lanes, drop-offs and Liftside condominium access and • irrigated landscape areas. Also included is the completion of the pedestrian sidewalk system connecting the Skier Drop Off Plaza to the existing sidewalk along the South Frontage Road. All of these enhancements have been integrated into the proposed site plan based upon design direction from the Town of Vail Engineer. The ongoing operations and maintenance of the snow-melt heating system will be documented within a snow-melt heating and boiler agreement executed by and between the Town of Vail and the Applicant. It is well documented within the Vail Town Code and the Special Development District process that off-site traffic and streetscape improvements serve as beneﬁts to the public. By way of example, Solaris, Vail Plaza Hotel, and Altus Vail Residences were each required to complete heated sidewalk improvements and landscape improvements within the Town of Vail right of way located adjacent to their development sites. The beneﬁts of the proposed enhancements to the skier drop-off area on Westhaven Drive extend beneﬁts to Vail residents and guests far beyond just the future residents of the Cornerstone Building who will access the ski lift area via the Paseo Level. 503 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 4 June 17, 2025 The new skier drop-off area is too small and will become congested. What steps will be taken to ensure this does not happen? Applicant Response: The new skier drop-off area on Westhaven Circle is being developed as a public beneﬁt for the Vail community. The skier drop-off is a public amenity which serves Chair 20, a publicly accessible chairlift to Vail Mountain authorized by a use permit issued by the United States Forest Service. While encumbered by a public access easement, which is being accommodated within the proposed Cornerstone Building development plan, the skier drop- off is not the sole obligation of the Applicant. In fact, outside of the public access easement, it is unclear how this obligation has landed solely upon the property owner of the Cornerstone development site. It could be argued that this service is the obligation of the Cascade Village Metropolitan District which owns and operates the chairlift and is the grantee of the public access easement. Regardless, at no additional cost to the Metropolitan District and its members, the Applicant has agreed to construct the skier drop-off as designed and directed by the Town of Vail Public Works Department and pay for a portion of its ongoing operations and maintenance. This includes the construction and maintenance of the vertical pedestrian circulation (stairs and elevator) from the Skier Drop-off Level to the Skier Plaza Level. The Applicant and the Town have incorporated changes in the design of skier drop-off area requested by the owners of the Liftside Condominiums. The size of the drop-off area is dictated by the size of the available Town of Vail right of way of Westhaven Drive. The use of the skier drop-off area will be managed by the Town of Vail. Neither the future occupants of the Cornerstone Building, nor the uses within, generate any additional demand for skier drop-off needs beyond what exists currently. As demonstrated to the PEC, the Westhaven Drive skier drop-off area will function much like the drop-off area at Concert Hall Plaza in Lionshead Village; albeit on a lesser volume of use. Signage will be used to inform drivers and guests on the use of the area. Specialty paving is planned to help visually differentiate between areas of pedestrians, cars, buses and Liftside Condominium traffic. Video monitoring will be used to remotely observe activities in the area by the Town of Vail Code Enforcement personnel. Like the owners of Concert Hall Plaza, the future owners of homes in the Cornerstone Building should neither be obligated to manage the seasonal use of the skier drop-off area, nor is it even desirable to have them do so. The public beneﬁts described appear a bit anemic and underwhelming. What are the justiﬁcations for the proposed public beneﬁts and how where they determined? Applicant Response: The public beneﬁts proposed are far from anemic or underwhelming. Instead, and of greatest signiﬁcance, the proposed public beneﬁts, as required by the Section 12-9A- of the Vail Town Code, are directly proportional to the degree of deviation requested from the underlying zoning for the Cornerstone Building development site within Development Area A, Cascade Village. Meaning, the greater the deviations, the greater public beneﬁts. 504 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 5 June 17, 2025 Conversely, the lesser deviations, the lesser the public beneﬁts. The deviations from Ordinance No. 5, Series of 2008 are: • Accommodation units at CMC building. (classroom to accommodation units) • Retail and EHU parking in Aria Parking Garage (27 spaces) o (27 spaces) (2008 - no retail parking requirement (no retail space in project) and only 4 EHU units with the balance EHU fee paid in-lieu) The below are changes to the project scope: • Increase in retail square footage to 5,250 square feet o (different project scope; 2008 – 0 retail sf) • Reduced setback along Westhaven Drive o (2008 – 10 ft, current – 0 ft, increase in sky exposure plane for paseo level) • Increase in % of hardscape to be counted toward landscape area. o ( 72% hardscape in plan ) • Increase in loading and delivery berths o (2008 – 1 berth, current – 5 berths, 2 new outside CMC, 2 within CMC, 1 trash compactor berth in CMC) • Less site coverage than previously approved o (2008 – 45%, current – 44%) The degree of deviation from the underlying zoning for the proposed Cornerstone Building is possibly the least requested of Vail’s 40-plus Special Development Districts due to: • No deviation for allowable building height. • No increase in the allowable density within Development Area A • No increase in GRFA within Development Area A The total allowable number of DU’s remains at 131 and the total allowable GRFA remains at 354,837 square feet. The degree of deviations requested and justiﬁcations for consideration are noted below: “The Applicant, PHH, is proposing beneﬁts to the Town that directly address the development standard effected and the potential negative impact, if any, that may result from said deviation. For instance, the Applicant is proposing a deviation from the development standard that all parking must be within the Cornerstone Building. To mitigate any potential impact of this deviation, the Applicant is proposing to accommodate 27 parking spaces within the Aria Building parking garage for the exclusive use of the occupants of the deed-restricted dwelling units in the CMC Building and the tenants and customers of the retail space in the Cornerstone Building. The designated parking is located less than 300 feet from the intended users of the parking spaces. This approach is most similar to retail spaces in Vail Village and Lionshead which relying upon the two public parking garages to meet the parking demands of the retail use. A second example is the mitigation of the reduced setback along Westhaven Drive. Arguably, since the reduced setback has the net effect of increasing the shading of the pedestrian sidewalk and public right of way of Westhaven Drive, as a town beneﬁt, the Applicant has agreed to snow melt the sidewalk and skier drop-off area located entirely 505 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 6 June 17, 2025 within the Town’s right of way. The heating is subject to the standard snowmelt boiler and operations agreements used elsewhere within the Town of Vail. A third example is the mitigation of landscape area. Again, like Vail Village and Lionshead, Cascade Village is intended to serve as a public portal to Vail Mountain, albeit on a much smaller scale. To that end, the Applicant has agreed to construct enhanced and improved skier plaza amenities such as heated snow melt pavers, paseo, site furnishings and public art. These are beneﬁts to the public as a public access easement will exist on the skier plaza and paseo and no different in value and importance than what the Town of Vail approved for the Arrabelle Hotel; again, albeit in on a much smaller scale. Per the Vail Town Code, a percentage of decorative hardscape (20%) shall be counted towards the calculation of required landscape area. In this example, like the Arrabelle Hotel, the Applicant is requesting an increase in the percentage of hardscape area that may be counted towards the landscape area requirement. Other examples exist, but in all examples, the deviation from the approved development standard is mitigated. Of greatest signiﬁcance, the Applicant is not requesting any deviation in the total number of allowable residential dwelling units or an increase in allowable gross residential ﬂoor area within Development Area A. The total allowable number of DU’s remains at 131 and the total allowable GRFA remains at 354,837 square feet. This is atypical when compared to other special development districts where substantial increases in density, both dwelling units and GRFA, are requested to ensure the ﬁnancial feasibility of development and the ensure the delivery of public beneﬁts. As was the case of redevelopment in Lionshead, the Town granted an increase in building height, a 3X increase in GRFA, and an unlimited allowance of dwelling units per acre to achieve adopted development objectives, including improvements in the Town ROW, pedestrian streetscape enhancements, public plaza enhancements, and an increase in dispersed and shared loading and delivery facilities.” *Source: Vail Town Council Packet, June 3, 2025 506 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 7 June 17, 2025 Of importance, there was a prior iteration of the development review application for the Cornerstone Building whereby the request for deviations was much greater. For instance, at one point, the Applicant had been requesting a 21% increase in building height from 71 feet to 86 feet, a 100% reduction in the east side setback from 10 feet to 0 feet, and a 10% increase in GRFA from 61,895 square feet to 56,472 square feet. The Applicant, however, has since amended the proposed development plan at the direction of the Town staff, PEC and adjacent property owners and eliminated each of these prior deviations. The development plan which was unanimously recommended for approval by the Town staff, and the PEC reﬂects these eliminations in deviations. The current proposal now more closely matches the 2008/2016 approval in both development standards and public beneﬁts. Special Development District No. 4, Cascade Village, was created in 1976 by adoption of Ordinance No. 5, 1976. The District has since been amended more than 20 times. Each of the amendments were in response to changes in conditions or markets. For example, due to changes in the real estate market, the “Ruins” within Cascade Village sat incomplete up until the early 2000’s. As stated, the public beneﬁts of SDD No. 4, Cascade Village included, “Creation of a "third village" and development of signiﬁcant bed base has improved Vail's summer marketing potential, bike path and stream tract opened to public, employee housing.” Each of the original beneﬁts endure today for the enjoyment of the Vail community. For example, during a recent four-day period, the Grand Hyatt Hotel and it’s a 285 hotel rooms were fully occupied due to a corporate event in the conference center during a time of the year when most other Vail hotels are largely vacant. 285 occupied hotel rooms in early to mid-May provides a much-welcomed boost to the Town’s sales and lodging tax revenue collections. 507 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 8 June 17, 2025 What is the proposed ﬁnancial value of the proposed public art contribution and how will the public art be selected and integrated in the new development? Applicant Response: As per the Town of Vail Planning & Environmental Commission recommendation and conditions of approval, the Applicant is committed to a public art obligation of $150,000. As is standard practice, the public art installation will be selected by the Applicant with input and collaboration with the Town of Vail Art in Public Places Board. The public art installation will be thoughtfully integrated into the overall architectural and streetscape design of the project. Currently, a tribute to U.S. Olympian and former Vail resident, Les Streeter exists within the area of the Skier Plaza. The exact history behind this speciﬁc placement of the tribute in the Skier Plaza is unknown. However, this tribute was speciﬁcally placed in this location for a reason. The Applicant is interested in learning more about the history of the placement and further acknowledging the lifetime achievements of Mr. Streeter. To that end, the Applicant intends to reach out the Streeter Family in hopes of collaborating on a future public art installation which pays tribute to the U.S. Olympian and carries on Vail’s competitive downhill skiing heritage. Food and beverage uses can add vibrancy to an area. Why did the neighbors request the removal of the food and beverage from the proposed plans? Is there a way to accommodate a limited amount of food and beverage in the plans? Applicant Response: The neighbors expressed concern with the addition of food and beverage uses within the Cornerstone Building. Their concerns and objections are best noted in the approved meeting minutes of the PEC. As understood, however, food and beverage uses are likely to increase the frequency of loading and delivery and trash removal traffic to and from the site. Introducing more delivery and trash removal traffic on Westhaven Drive was not viewed as being in any way beneﬁcial. To a lesser degree the Applicant shares the neighbors’ concerns. The Applicant is concerned that given the highly seasonal nature of the use of the Skier Plaza and the demonstrated poor track record of food and beverage uses in Cascade Village, this additional food and beverage space will be challenged to be successful on a year-round basis and therefore not achieve the vibrancy objective desired. 508 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 9 June 17, 2025 Vibrancy around the Paseo Please provide an illustration visually demonstrating how trash and recycling will be collected within the Cornerstone Building and then transferred to the loading dock area within the CMC Building. Applicant Response: The Applicant is relying upon a tried-and-true approach to loading and delivery for Development Area A of Cascade Village. Like has been proven successful elsewhere within the Town of Vail, including both Vail Village and Lionshead Village, a dispersed form of loading and delivery is proposed. In this instance, an expanded shared facility is proposed at the 509 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 10 June 17, 2025 current CMC Building loading dock location. While only one new loading and delivery berth is required by Town Code, the Applicant is proposing to build two new berths at the CMC Building site. The Applicant is no longer offering to build a third loading and delivery berth within the right of way of Westhaven Drive. The success of the program elsewhere in Vail is based, in part, upon the use of shared loading and delivery facilities with goods subsequently redistributed via electric motorized vehicles. The Cornerstone development will use a similar type of electric vehicle to move goods to and from the loading and delivery berths to the Cornerstone Building. Trash and recycling from the Cornerstone Building will be transported to the loading dock area where trash from the Grand Hyatt Hotel and the CMC Building is already collected and readied for haul off. As is customary in many locations in Vail, the electric vehicle will travel on Westhaven Drive as illustrated below. However, unlike exists in many other areas in Vail, no loading and delivery will take place within the Town right of way. The advantages of this program are: • Expansion in use of an existing loading and delivery facility. • Creation of two new loading and delivery berths 10 feet X 40 feet each. • Residential deliveries to the Cornerstone Building managed through the CMC dock manager. • Trash and recycling collections via an electric cart. • Reduction in the total number of loading docks through greater utilization and efficiency of the existing facilities. • Aligns with the Town’s amended policy to create dispersed and shared loading and delivery berths. 510 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 11 June 17, 2025 How does a development application get approved with as many as 22 conditions of approval? Applicant Response: The application was unanimously recommended for approval by the Town staff and PEC. As the development site has existing easements, work outside the development site and work in the Town right of way, the conditions of approval are used by the Town of Vail to assure the agreed upon scope of work gets completed. • three conditions are EHU deed restriction related, • three conditions are utility capacity to serve letters, • eleven conditions are related to work outside the development site or easement modiﬁcations, • three conditions are standard conditions of all development applications (i.e. DRB approval, commence construction within three years, construction logistics plan) • one condition is a signed development agreement. The Town of Vail development review process is complex and thorough. As administered and is the case with all large-scale development projects in Vail, there is a long list of time-sensitive tasks which need to be completed during development. That list is memorialized in a development agreement by and between the Town of Vail and the Applicant as part of the approval process. As further demonstrate, most of the conditions cannot be addressed until the Applicant has either prepared construction documents for a building permit or otherwise is in the process of completing the construction of the building. Will the Applicant be required to submit a stormwater management and drainage plan? Applicant Response: Yes, as required by the Town of Vail building permit application submittal process, the Applicant shall be required to submit a stormwater management and drainage plan for review and approval prior to the issuance of a building permit. The Applicant is prepared to complete the stormwater management and drainage plan as part of the civil engineering of the construction plan set of drawings. Will the Applicant be required to submit a Loading and Delivery Management Plan? Applicant Response: Yes, the Applicant will be required to submit a Loading and Delivery Management Plan for review and approval as part of the Design Review Board review process. This is a recommended condition of approval already acknowledged and accepted by the Applicant. 511 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 12 June 17, 2025 What are the Town’s requirements for a construction staging plan and will a plan be required prior to the issuance of a building permit? Applicant Response: The Town’s prescribed contents of a construction staging plan are noted on the webpage of the Town of Vail Building Department and a standard submittal requirement of a building permit application. As such, approval of a construction staging plan is a prerequisite of the issuance of a building permit. The neighbors have repeated requested a Cascade Village Master Plan. Why hasn’t the Applicant been required to submit such a Plan? Applicant Response: The Applicant has acknowledged the neighbors’ and the Vail Town Council’s request for a Cascade Village Master Plan. In doing so, at the instruction of the Town staff, the Applicant withdrew an earlier, active SDD major amendment development review application and initiated an effort to adopt development goals and objectives for a master planning process. Admittedly, the Applicant too saw value in such an overall master planning process. Unfortunately, after further review and consideration by the Town of Vail and the neighbor’s legal counsel, the idea of a master planning process was abandoned and a site-speciﬁc development application for the Cornerstone development site was resubmitted. How will skier access be accommodated during the construction of the Cornerstone Building? Applicant Response: There is no doubt that skier access to Chair 20 will be impacted during the construction of the Cornerstone Building. However, as was the case during Vail’s Billion Dollar Renewal, accommodations will be made to ensure access to Chair 20 is uninterrupted and the guest experience remains of utmost importance. Pedestrian access to Chair 20 will most likely be accommodated via the existing pedestrian easement connecting the hotel drop off area to the Skier Plaza and later during construction from the access stair located at the west side of the Cornerstone Building. The plan to accommodate skiers during construction will be addressed in the construction management plan and will need to be approved by the Town of Vail prior to the issuance of a building permit. The construction management plan will have input from the Grand Hyatt Hotel, Liftside Condominiums, Cascade Village Metropolitan District and Vail Resorts. 512 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 13 June 17, 2025 In 2008, as reported by the Vail Daily article, “Hammer Time”, as many as 10 major, multi-year development projects were underway in Vail. The Town staff and the development community have demonstrated their ability to oversee the construction process to minimize any negative impacts to the guest experience during construction. The following measures have been implemented with demonstrated success: • Increased informational and directional signage • Alternate hours of construction activity • Prohibiting construction on days of known increased guest activity (i.e. Christmas, New Years, President’s Weekend, Fourth of July, etc.) If the Vail community could endure more than $2.5 billion of construction activity and as many as thirteen tower cranes at one time in Vail Village and Lionshead Village during a four-to-ﬁve- year span of time in the early 2000’s, the community can do the same for a single construction project in Cascade Village. How is the transfer of density within Development Area A being addressed within the parameters of the Vail Comprehensive Plan and Town of Vail Zoning Regulations? Applicant Response: The Town staff has repeatedly responded to this question during the course of the development review process. According to the Town staff, the development standards for the Cornerstone development site are deﬁned within the ordinances adopted for Special Development District No. 4, Cascade Village. Further, the Town staff has reiterated the fundamental differences between recommendations and guidelines of a master plan and adopted regulations of a land use code. And, while the Town has intentionally legislated recommendations of a master plan, as is the limited case of the Lionshead Redevelopment Master Plan and the LMU-1 and LMU-2 zone districts, that is not the case in Cascade Village. The Applicant again defers to Town staff for further veriﬁcation of this question. 513 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 14 June 17, 2025 How is a portion of the parking for the Cornerstone Building allowed to be transferred to within the Aria Building? Applicant Response: Again, the Town staff has responded to this question repeatedly. Admittedly, the existing adopted ordinance for the Cornerstone development site states that the parking for the Cornerstone Building shall be on-site. The Applicant, however, as is permissible by the Vail Town Code, is requesting an SDD amendment to the existing ordinance to locate a portion of the parking within the Aria Parking Garage. This is a small deviation as the required parking for both the Grand Hyatt Hotel and CMC Building is located in the Aria Parking Garage. The Aria Parking Garage has a surplus of available parking spaces per the adopted ordinance. This circumstance is in no way unique in the Town of Vail. For example, the Vail Chapel has required parking spaces on the FirstBank property, the Mountain House has all of its required parking in the Village Parking Garage, and the Vail Public Library has its required parking on the Vail Health property. Why were dormitory-style units proposed to meet the deed-restricted housing requirements of the Cornerstone? Applicant Response: The Applicant selected dormitory-style units to meet the inclusionary zoning and commercial linkage requirements of the Cornerstone Building since that type of housing best suits the immediate and most pressing workforce housing needs of the Cascade Village Special Development District. The major employer within the District is the Grand Hyatt Hotel. The Grand Hyatt Hotel employees more than 300 full and part-time Vail residents at the height of the winter season. Of those, approximately 125 are frontline employees. J-1 and H-2B visa holders frequently ﬁll many frontline positions. As is accustom in the resort hotel industry, the year over year turnover rate of certain seasonal frontline positions can be as high as 85% to 95%. To accommodate this highly dynamic and transitory seasonal workforce, dormitory- style units were chosen as the right ﬁt for the right people. Dormitory-style units offer fully furnished housing accommodations with shared cooking and food preparation kitchen facilities. These homes provide seasonal residents (often foreign citizens) easy, affordable and convenient access to housing as it requires the residents to have to make little to no additional investments in housing and homes supplies. Dormitory-style homes have proven as a successful form of housing throughout the Town of Vail over the years by Vail employers, including the Four Seasons Hotel, Marriott Residence Inn, Double Tree Hotel, and the Town of Vail. As per the Vail Town Code, Section 12-13-1, Purpose, states, “The town’s economy is largely tourist based and the health of this economy is premised on exemplary service for Vail’s guests. Vail’s ability to provide such service is dependent upon a strong, high quality and consistently available work force. To achieve such a work force, the community must work to provide quality living and working conditions. Availability and affordability of housing plays a 514 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 15 June 17, 2025 critical role in creating quality living and working conditions for the community’s work force. The town recognizes a permanent, year-round population plays an important role in sustaining a healthy, viable community. Further, the town recognizes its role in conjunction with the private sector in ensuring housing is available.” The Town Council shall approve, approve with modiﬁcations or deny an employee housing plan for a development located within a special development district. Before granting approval of an employee housing plan, the Town Council shall make ﬁndings that the employee housing plan conforms to the general and speciﬁc purposes of this title, and that the plan is compatible with the applicable elements of the Vail Comprehensive Plan and the development objectives of the town. In this instance, the PEC has recommended approval of the proposed employee housing plan with one condition. Of signiﬁcance, the employee housing plan achieves the goals and objectives of the Vail Housing 2027 Plan. Pursuant to Section 12-24-7 Mitigation Bank, Vail Town Code, “The town will provide credit for any EHUs constructed on site, constructed off site or otherwise acquired in anticipation of future residential development or redevelopment, provided that those EHUs meet all applicable requirements of this chapter. However, the construction or acquisition of EHUs in anticipation of future development is at the risk of the applicant, because the residential development shall be subject to all regulations pertaining to EHUs which are in effect at the time the application for development review is submitted to the town, even if those regulations change after the EHUs are constructed. It shall be the applicant’s responsibility to provide documentation of any existing EHU credits upon submission of an application for development review. If the applicant cannot adequately document such credits, the town shall not be obligated to provide such credits.” In November of 2024, the Applicant received a ﬁnal certiﬁcate of occupancy for a building permit application for the adaptive reuse of a portion nearly 6,000 square feet of the CMC Building in Development Area A of Cascade Village. The issuance of the ﬁnal certiﬁcate of occupancy was conditioned upon the Applicant’s prior recording of a deed restriction agreement with the Town of Vail limiting the occupancy of the new dormitory residences to qualiﬁed tenants. The deed restriction has been recorded and the new dormitory homes have been continually occupied by 25 qualiﬁed tenants. The Applicant invested more than $3.25M into the new dormitory homes. Demand for housing, however, remains. To that end, the Applicant completed the dormitory units and established a credit within the Town’s EHU Mitigation Bank. Pursuant to Sections 12-23-7 and 12-24-7 Mitigation Bank, the Vail Town Code states, “The town will provide credit for any EHUs constructed on site, constructed off site or otherwise acquired in anticipation of future residential (commercial) development or redevelopment, provided that those EHUs meet all applicable requirements of this chapter. However, the construction or acquisition of EHUs 515 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 16 June 17, 2025 in anticipation of future development is at the risk of the applicant, because the residential (commercial) development shall be subject to all regulations pertaining to EHUs which are in effect at the time the application for development review is submitted to the town, even if those regulations change after the EHUs are constructed. It shall be the applicant’s responsibility to provide documentation of any existing EHU credits upon submission of an application for development review. If the applicant cannot adequately document such credits, the town shall not be obligated to provide such credits.” The letter from the Town of Vail Housing Department below acknowledges and documentsthe acceptance of the existing EHU credit within the CMC Building. Are dormitory units the right unit type for this development? How does it address the long-term needs for housing in Vail? Applicant Response: See the applicant’s response to the question above. 516 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JUNE 3, 2025 MEETING CORNERSTONE 17 June 17, 2025 The movie theater is gone. The community college is gone. The Aria Health Club is gone. Why are these uses not part of the proposed development application? Applicant Response: The Cornerstone development site is approved as a mixed-use development with a limited amount of commercial square footage. Those uses, while original to the Cascade Village Special Development District were never permitted nor intended on the Cornerstone development site. Those uses were previously located in the CMC Building and the Aria Building, respectively. And, while the Applicant has an ownership interest in both the CMC Building and the Aria Building, due to the ownership structure of the properties, the Applicant cannot cause for those uses to be replaced. The Applicant has however received approval to construct employee housing in the CMC Building and use up to 27 vehicle parking spaces in the Aria Building. Of greater consideration, the movie theater, community college and Aria Health Club no longer exist within Cascade Village for a number of reasons. Those prior uses did not go away because they made too much money or were too successful. Instead, the Cascade movie theaters closed during the process of the Town of Vail approving new movie theaters in the Solaris Plaza, the community college relocated down-valley to accommodate the valley-wide population growth with a larger campus and facilities, and due to declining memberships and the cost of operations, the Aria Health Club was not ﬁnancially solvent without subsidy from other sources. Like the 20-plus amendments, changes in conditions and markets no longer make those uses viable. The minor deviations in zoning do not generate enough value or revenue to subsidize the operating expenses of a community health club year over year. As the Town of Vail knows all too well, the annual cost to fund a community health club is more than even the Vail taxpayer base can support. 517 51 8 51 9 52 0 52 1 52 2 52 3 52 4 52 5 52 6 52 7 CORNERSTONE DEVELOPMENT APPLICATION 528 TOWN COUNCIL MEETING JULY 15, 2025 DEVELOPMENT APPLICATION HISTORY Building Outline and Rooﬂine Comparison ◦1993 Approval ◦2008/2016 Approval ◦2025 Application Development Standards + Conditions of Approval Comparison 2025 Deviations Public Beneﬁt Summary 2 CORNERSTONE DEVELOPMENT APPLICATION. 529 TOWN COUNCIL MEETING JULY 15, 2025 2025 APPLICATION Height: 71’ Density (TRs / AUs / DUs): 28 DUs (131 DUs for Area A) GRFA: 56,472 (for DUs) (354,837 max. for Area A) EHU: 5,755 Sq. Ft. - in CMC ($3.25 million investment) 648 sq. Ft. - payment in lieu or purchase off site Retail (Sq. Ft.): 5,250 Parking requirements: 58 (DUs) - in building 6 (EHUs) - in Aria Parking Structure 17 (Retail) - in Aria Parking Structure Conditions of Approval (Public Beneﬁt): Housing mitigations payment 643 sqft Bust turn-around and drop-off Westhaven Dr entrance sidewalk Public Art $150,000 New Loading Berth (2) Snowmelt agreements *COMPLIES WITH ADOPTED LAND USE REGULATIONS 3 Cornerstone history/comparison: 1993 / 2008/2016 / 2025 DEVELOPMENT STANDARDS & CONDITIONS OF APPROVAL COMPARISON 2008/2016 APPROVAL Height: 71’ Density (TRs / AUs / DUs): 22 DUs (131 DUs for Area A) GRFA: 48,407 (354,837 max. for Area A) EHU: 4 - in building 50% off site - payment in lieu Retail (Sq. Ft.): 623 Parking requirements: 56 (DUs) - in building 0 (EHUs) 0 (Retail) Conditions of Approval (Public Beneﬁt): Housing mitigation payment $691,476.44 Bus turn-around and drop-off Westhaven Dr entrance sidewalks Frontage Road Sidewalk Public Art $50,000 Master Signage program *COMPLIED WITH ADOPTED LAND USE REGULATIONS 1993 APPROVAL Height: 71’ Density (TRs / AUs / DUs): 64 Transient Residential Units or 32 DUs GRFA: 28,110 (additional to TRs) EHU: 0 Retail (Sq. Ft.): 300 Parking requirements: 26 (TRs) - in building 28 (GRFA) - in building 37 (Retail) - in building Conditions of Approval (Public Beneﬁt): None *COMPLIED WITH ADOPTED LAND USE REGULATIONS 530 TOWN COUNCIL MEETING JULY 15, 2025 E F E F G G 1 SOUTH ELEVATION LEVEL 3 147'-0" T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" LEVEL 1 126'-0" 5 LEVEL 3 147'-0" LEVEL 4 157'-6" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 10 ' - 6 " 10 ' - 6 " 13 ' - 6 " 10 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 3 19 20 1:12 PITCH TYP. 1:12 PITCH TYP. 1 1 3 3 4 5 6 6 7 7 7 8 8 9 9 9 10 1:12 PITCH TYP. 10 1212 13 1414 15 15 1617 18 19 2020 9 E F T.O.ROOF WEST BLDG 171'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" LEVEL 1 126'-0" LEVEL P1 114'-0" LEVEL P2 100'-0" LEVEL 4 157'-6" LEVEL 3 147'-0" LEVEL 2 136'-6" TOP OF ROOF EAST BLDG 171'-0" 10 ' - 6 " 13 ' - 6 " 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 71 ' - 0 " A B O V E T H E P A S E O 71 ' - 0 " A B O V E T H E P A S E O 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 14 ' - 0 " 10 ' - 6 " 12 ' - 0 " 10 ' - 6 " 10 ' - 6 " 1:12 PITCH TYP. 1:12 PITCH TYP.1:12 PITCH TYP.8 45 ' - 0 " A B O V E T H E U P P E R P L A Z A 1:12 PITCH TYP. 1 12 3 3 16 4 9 9 10 10 12 12 13 14 14 15 4 17 18 19 6 6 7 7 8 9 9 9 4 Plaza Level Westhaven Dr. Drop-off Paseo Level Skier Plaza 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” 71 ’ - 0 ” 26 ’ - 0 ” 45 ’ - 0 ” Plaza Level Westhaven Dr. Drop-off Paseo Level Skier PlazaNorth Elevation (Westhaven Dr.) South Elevation (Paseo) 60 ’ - 0 ” Cornerstone 2025 Application BUILDING OUTLINE AND ROOFLINE COMPARISON - 1993 VS. 2008/2016 VS. 2025 2025 Application 2008 Approval 2025 Application 1993 Approval 1993 Approval 2008 Approval 531 TOWN COUNCIL MEETING JULY 15, 2025 DN UP UP UP UP 01 01 02 02 03 03 04 04 05 05 G G E E C C A A 06 06 08 08 09 09 11 11 13 13 F F 14 14 07 07 B B D D 12 12 LOBBY UNIT A UNIT B UNIT B UNIT C UNIT M UNIT P LOBBY UNIT D PUBLIC ELEVATOR STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA A1 A-18 A1 A-18 D5 A-19 D5 A-19A5 A-19 A5 A-19 A1 A-19 A1 A-19 28'-6"28'-6"28'-6"28'-6"28'-6"22'-6"18'-6"29'-0"27'-6"15'-6"11'-6"29'-0" 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " 90 ' - 0 " 126'-0" 126'-0" 126'-0" 10 10 OPEN TO BELOW 296'-0" WESTHAVEN DRIVE ELEVATOR ELEVATOR STAIR STAIR 2901 Blake Street, Suite 100 Denver, CO 80205 303.861.8555 PR O G R ESS PRINTS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7 G G 4 /3 0 /2 0 2 5 2 :5 0 :3 9 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 3 9 P M 24900.00 A-04 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 OVERALL FLOOR PLAN - LEVEL ONE - PLAZA 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. N 1/8" = 1'-0"C1 LEVEL 1 - OVERALL FLOOR PLAN - PEC 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. UP UP 01 02 03 04 05 G G E E C C A A 06 08 09 11 13 F F 1407 B B D D 12 LOBBYTRASH & STORAGE MECHANICAL MECHANICAL RETAIL SKI LOCKERS & OWNER STORAGE CORRIDOR VESTIBULE PUBLIC ELEVATOR RESTROOM RESTROOM 12 ' - 6 " 17 ' - 6 " 18 ' - 0 " 9'- 0 " 3'- 0 " 30 ' - 0 " A1 A-18 A1 A-18 D5 A-19 D5 A-19 A5 A-19 A5 A-19 A1 A-19 A1 A-19 GRAND HYATT CASCADE CHAIRLIFT 90 ' - 0 " 10 OFFICE UNIT LPUBLIC SKI STORAGE PUBLIC SKI STORAGE ENTRY VESTIBULE RESTROOM EXISTING GRAND HYATT BALLROOM BUILDING C D E F C D E F G G 5 Paseo Below Skier Plaza Below Cornerstone 2025 Application BUILDING FOOTPRINT COMPARISON - 1993 VS. 2008/2016 VS. 2025 2008 Approval 2025 Application 1993 Approval 532 TOWN COUNCIL MEETING JULY 15, 20256 Cornerstone 2025 Application UPDATED DEVELOPMENT APPLICATION TABLE. 533 TOWN COUNCIL MEETING JULY 15, 20257 Cornerstone 2025 Application DEVIATIONS Parking in Aria: ◦27 spaces for Retail & EHU. Increase of AUs: ◦Addition of 4 new AUs in CMC (from 285 to 289) ◦NO deviation from allowable height (71’) ◦NO increase in allowable density within Development Area A ◦NO increase in GRFA within Development Area A On May 12, 2025 the Planning and Environmental Commission forwarded a recommendation for approval (with 22 conditions) to the Vail Town Council by a unanimous vote of 4-0. The PEC found the Project meets compliance and consistency with the nine review criteria. Over the course of the public hearing review process, the favorable responses to the input provided have ensured a development plan that fully complies with the provisions of the Vail Town Code. 534 TOWN COUNCIL MEETING JULY 15, 2025 Summary of Proposed Public Beneﬁts: The Applicant offers a comprehensive package of tangible public improvements, many of which exceed standard mitigation requirements: •7,000 square feet of Town-speciﬁed streetscape improvements on Westhaven Circle, including drainage, paving, lighting, signage, landscaping, and a snowmelt system. The Applicant will enter into operations and maintenance agreements for ongoing upkeep. •2,000 square feet of new and upgraded pedestrian sidewalk infrastructure, creating a continuous connection from the site to South Frontage Road, improving pedestrian circulation and safety. •$3.25 million+ investment in deed-restricted employee housing for up to 25 residents, completed in advance of typical phasing schedules (includes cost of Real Estate). •643 square feet of additional deed-restricted housing—above the required inclusionary and commercial linkage standards—resulting in a mitigation ratio of greater than 1:1 for the minimal GRFA increase. •1,000 square feet of new loading and delivery infrastructure, including two dedicated berths on private land, to serve users within Development Area A. These will be formalized through new easement agreements. •1,500 square feet of new public amenities at the skier plaza level, including public restrooms, public ski lockers, and day-use lockers. •4,000 square feet of upgraded skier drop-off and plaza space, featuring new stair and elevator access to improve accessibility and visitor ﬂow. These areas will also be maintained by the Applicant. •A minimum $150,000 contribution toward a public art installation, developed in partnership with the Art in Public Places Board, to enrich the cultural and visual character of the plaza. •New pedestrian stair on west side of the building connecting Aria Parking Structure to the paseo, for visitors and skiers. •New Paseo Maintenance Easement to be put in place. 8 Cornerstone 2025 Application PROPOSED PUBLIC BENEFIT 535 TOWN COUNCIL MEETING JULY 15, 2025 Questions & Answers: Based on Public and Town Council comments from the June 3, 2025 meeting. 9 CORNERSTONE DEVELOPMENT APPLICATION. 536 TOWN COUNCIL MEETING JULY 15, 202510 ◦The Town’s recommended improvements for public skier drop-off within the ROW of Westhaven Drive substantially changes the entry to the Cascade Village neighborhood. The Metro District has had no input on the Town’s recommended design. When will the Metro District have an opportunity to provide input? ◦The Developer has offered to modify the existing recorded public access easement from the skier drop off area to the skier’s plaza making the Town of Vail a grantee. The Metro District, the current grantee has not signed off on said modiﬁcation. Will there be an opportunity for the Developer, the District, and Town to meet and discuss this alternative? ◦As per an operating agreement for Chair 20 between the Metro District and Vail Resorts, the District is to provide Vail Resorts with six (6) parking spaces for employee parking. Where will these parking spaces be provided? ◦The Developer is proposing to add two additional temporary loading and delivery berths at the CMC Building loading dock facility. How will the Developer address any added negative impacts on the Millrace Condominium owners? Can some form of privacy screening be incorporated to mitigate any negative impacts? ◦The Metro District has alleged ownership interest in the ticket office building and pedestrian stair currently on the Cornerstone parcel. As such, the District claims that a Town of Vail joint property owner approval is a requirement of the development review application. How has the Developer responded to this issue? ◦The Liftside Condominiums continues to allege that the development review application fails to comply with the Vail comprehensive plan with respect to dwelling units per acre and transfer of density within Development Area A. Does the development application comply? ◦The Cornerstone development is too dense, and as such, will result in traffic congestion due to the added dwelling. How has the allowable density (i.e. allowable dwelling units) been determined and has a traffic report been submitted for review? ◦How does the Cornerstone development application comply with review criteria #2, #3, and #7? ◦How is the Developer addressing the need for a diversity of housing types within the Vail community? ◦The Gore Creek Trail crosses over a portion of the Tennis Court site located outside of Development Area A and immediately to the west of Cascade Village. The Town owns the Gore Creek Trail but not the land underneath. Is the Developer agreeable to granting fee title ownership of the land underneath the trail to the Town of Vail? ◦A master plan for Cascade Village is not a requirement of a major SDD amendment application. However, can a master planning effort be undertaken as part of any future redevelopment efforts within Development Area A of Cascade Village? ◦How does a development application get approved with as many as 22 conditions of approval? QUESTIONS FROM JUNE 3 TOWN COUNCIL MEETING Cornerstone 537 TOWN COUNCIL MEETING JULY 15, 2025 Development Agreement Exhibit B 11 CORNERSTONE DEVELOPMENT APPLICATION. 538 TOWN COUNCIL MEETING JULY 15, 202512 Cornerstone 2025 Application PUBLIC ACCESS / SERVICE AND MAINTENANCE CIRCULATION. UP DN UP UP LOBBY TRASH & STORAGE RETAIL SKI LOCKERS & OWNER STORAGE VESTIBULE PUBLIC ELEVATOR GRAND HYATT CASCADE CHAIRLIFT GRAND HYATT BALLROOM = SERVICE & MAINTENANCE CIRCULATION = PUBLIC CIRCULATION (PEDESTRIAN) MECHANICAL OFFICE UNIT L STORAGE = LOADING / TRASH CIRCULATION (STORAGE & STAGING AREA PROVIDED, MATERIAL CARTED TO/FROM EXISTING LOADING DOCK IN CMC BUILDING) LOBBY UNIT C LOBBY STAIR ELEVATOR STAIR OWNER'S LOUNGE / AMENITY PLAZA 126'-0" 126'-0" WESTHAVEN DRIVEARIA GARAGE LIFTSIDE CONDOS 2901 Blake Street, Suite 100Denver, CO 80205303.861.8555 PR O G R E SS PRIN TS N O T FO R C O N STR U C TIO N DPA Project: Sheet Number: Sheet Title: Revisions Date No. Sheet Information Project Information Issuance Date Consultant(s) 1 2 3 4 5 6 1 2 3 4 5 6RESERVED SPACE FOR CONSULTANTS' LOGOSStamp A B C D E F A B C D E F 7 7G G 4 /3 0 /2 0 2 5 2 :5 0 :2 5 P M 4/ 3 0 / 2 0 2 5 2 : 5 0 : 2 5 P M 24900.00 A-00 CA S C A D E V I L L A G E | C O R N E R S T O N E 12 7 6 W E S T H A V E N D R . VA I L , C O 8 1 6 5 7 SITE PLAN CIRCULATION 04.30.2025PEC SUBMITTAL R3 COPYRIGHT © 2025 -DAVIS PARTNERSHIP, P.C. 0'4'8'16'32' SCALE: 1/8" = 1'-0" SDD DESIGN CRITERIA: 12-9A-8 DESIGN CRITERIA AND NECESSARY FINDINGS 1. Compatibility:The Cornerstone project design and scale is in accordance with neighboring projects. Material usage such as stone veneer, stucco, metal panel, and metal railings are similar to existing adjacent properties. Color scheme is similar to or matching of colors on existing adjacent properties. Both the east and west portions of the Cornerstone project are the same height as adjacent projects from grade. 2. Relationship:All project uses at the Cornerstone building are compatible and relatable to the adjacent projects and uses. A majority of the project will be residential similar to neighboring buildings. Additionally, at the Paseo level, retail and public amenity spaces will be provided similar to existing uses along the Paseo. 3. Parking and loading:Cornerstone building parking is provided in compliance with Chapter 10. Parking for residential uses is provided within the building. As with much of Area A, parking requirements for the retail usage will be provided in the adjacent Aria parking garage. 4. Comprehensive Plan:The Cornerstone project is designed in accordance with applicable requirements and guidelines such as the Vail Comprehensive Plan, Vail town policies, and urban design plans. 5. Natural and/or geologic hazard:While there are no immediate natural or geologic hazards, the Cornerstone project will be an improvement to current site conditions. The project will provide improvements to the public realm; a new plaza and vehicular drop-off, updated paseo, new public access stairs on the west, new public access stairs at the plaza/lift, and new public access elevator; all of which will help to alleviate the current yearly dirt hill erosion and run-off. 6. Design features:The proposed Cornerstone project is designed and located to enhance the entirety of Area A, and intended to serve as the beacon upon entry into Cascade Village. The building is designed with a nod to materials and aesthetic of adjacent buildings, is provided with landscaping and public space to improve function and access of the site and public realm, and is sensitive to the chairlift view up the mountain that is visible upon Cascade Village entry. 7. Traffic:The Cornerstone project maintains current traffic circulation and improves adjacent areas. Westhaven Drive is maintained with two-way traffic, while the bus turnaround is improved with a heated snow-melt system and incorporates landscaping island(s) to promote a place of public access drop- off and plaza. 8. Landscaping:Landscaping is provided in and around the Cornerstone project designed to improve the area. In place of the dirt hill and dirt/gravel road, full site improvements will be provided with new landscape plantings and hardscape. From the Cascade Village drive entry off the frontage road, the view of the lift up the mountain is maintained between buildings. An accessible public access is provided through the project from the frontage road, Westhaven Drive, and bus drop-off in the improved form of a new public access stair and accessible elevator. 9. Workable Plan:Cornerstone project will work with Vail Resorts and Cascade Village Metro District to ensure lift, ticket office, and restrooms are available during construction duration. N 1/16" = 1'-0"B1 SITE PLAN CIRCULATION 539 CORNERSTONE DEVELOPMENT APPLICATION 540 541 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JULY 1, 2025 MEETING CORNERSTONE 1 July 15, 2025 I. PURPOSE The purpose of this memorandum is to provide written responses from the Applicant to the questions that were raised during the Vail Town Council public hearing held on Ordinance No. 14, Series of 2025, on July 1, 2025. The questions below are a mix of questions raised by both the Vail Town Council members and members of the community. II. RESPONSES TO TOWN COUNCIL’S QUESTIONS The Town’s recommended improvements for public skier drop-off within the ROW of Westhaven Drive substantially changes the entry to the Cascade Village neighborhood. The Metro District has had no input on the Town’s recommended design. When will the Metro District have an opportunity to provide input? Applicant Response: The Applicant presented various iterations of the public improvements within the Town of Vail ROW to the Town of Vail Planning & Environmental Commission at three public hearings. Each of those meetings was attended by Board members of the Cascade Village Metropolitan District. At each of those meetings, Board members provided public input on the proposed plans for public improvements. In the end, the Town of Vail Engineer recommended a design solution. The Applicant has incorporated the Town’s recommendations into the proposed development application. That said, the Applicant is willing to meet with the Town, the District, and any other interested parties to evaluate design alternatives, including making no changes to the current circulation pattern. The Applicant has offered to modify the existing recorded public access easement from the skier drop off area to the skier’s plaza making the Town of Vail a grantee. The Metro District, the current grantee has not signed off on said modiﬁcation. Will there be an opportunity for the Applicant, the District, and Town to meet and discuss this alternative? Applicant Response: The Applicant sees potential shared beneﬁts of modifying the public access easement as offered. To further evaluate the option, the Applicant is willing to participate in a meeting with the Town of Vail and the Metro District to discuss the option more fully. As per an operating agreement for Chair 20 between the Metro District and Vail Resorts, the District is to provide Vail Resorts with six (6) parking spaces for employee parking. Where will these parking spaces be provided? 542 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JULY 1, 2025 MEETING CORNERSTONE 2 July 15, 2025 Applicant Response: There is a surplus of vehicle parking spaces in the Aria Parking Garage. Subject to mutually acceptable terms, the Applicant is willing to provide up to six parking spaces in the Aria Parking Garage. Of consideration, however, it is unclear how the operation of Chair 20 generates the demand for six vehicle parking spaces. In the past, Vail Resorts has successfully argued that ski lift operations do not generate an incremental parking demand. The Applicant is proposing to add two additional temporary loading and delivery berths at the CMC Building loading dock facility. How will the Applicant address any added negative impacts on the Millrace Condominium owners? Can some form of privacy screening be incorporated to mitigate any negative impacts? Applicant Response: On Friday, July 11, representatives from PHH met with the President of the Millrace Condominium Association. As a result, the Applicant and Millrace Condominium Association are currently exploring options to mitigate any possible impacts. To do so, will likely require the support of a development review application by the Town of Vail. The Metro District has alleged ownership interest in the ticket office building and pedestrian stair currently on the Cornerstone parcel. As such, the District claims that a Town of Vail joint property owner approval is a requirement of the development review application. How has the Applicant responded to this issue? Applicant Response: The Applicant is the owner of the ticket office and the pedestrian stair. In complying with the minimum submittal requirements for the review of a major amendment application to a special development district, the Applicant submitted a copy of a current title report, including schedules A and B, verifying ownership of the property. The Applicant’s ownership interest was veriﬁed by the Town staff, and therefore, there was no requirement for a joint property approval letter. A copy of the title report is contained within the public record for this development review application in the Town of Vail ﬁles. The Liftside Condominiums continues to allege that the development review application fails to comply with the Vail comprehensive plan with respect to dwelling units per acre and transfer of density within Development Area A. Does the development application comply? Applicant Response: Again, this question has been asked and answered, repeatedly, by the Town staff. Each time it is answered it is veriﬁed by the Town staff to be in compliance. Further, the Town of Vail Planning and Environmental Commission has found that the development review application 543 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JULY 1, 2025 MEETING CORNERSTONE 3 July 15, 2025 complies with each of the nine criteria for review, and such, has forwarded its unanimous recommendation of approval. The Cornerstone development is too dense, and as such, will result in traffic congestion due to the added dwelling. How has the allowable density (i.e. allowable dwelling units) been determined and has a traffic report been submitted for review? Applicant Response: Again, this question has been asked and answered, repeatedly. The Town staff has determined that there is no increase in density in Development Area A of Cascade Village. As such, there is no change in density, increase or decrease, from what is currently allowed by zoning. Further, an updated traffic report was submitted to the Town for review and approval. The Town Engineer has testiﬁed before that Town of Vail Planning and Environmental Commission that there will be no negative impacts to traffic ﬂow and circulation as a result of the approval of the Cornerstone Building development application, or that the Applicant is proposing measures that will mitigate any impact. How does the Cornerstone development application comply with review criteria #2, #3, and #7? Applicant Response: The Town of Vail Planning and Environmental Commission has reviewed the development for compliance with the nine review criteria for review of a major amendment to a special development district. In doing so, the Commission has found the development application to be in compliance with each of the nine review criteria, including review criteria #2, #3, and #7. A copy of the applicant’s written response to the review criteria, the Town staff memorandum addressing the criteria, and the PEC meeting results are included in the Vail Town Council packet for reference. How is the Applicant addressing the need for a diversity of housing types within the Vail community? Applicant Response: The Applicant intends to address its housing needs through the $3.25M investment made in the new dormitory units recently completed in the CMC Building and through an off-site acquisition of a deed restriction credit on a one-bedroom home at the new Timber Ridge Village. In total, the Applicant will have invested nearly $4M into community housing. This investment in housing is speciﬁcally targeted to meet the needs of the employers and businesses located within Development Area A. While a dormitory home or one bedroom home may not appeal to everyone, these home types are appealing to the targeted employee population to which they are intended serve. Of importance, these types of homes ensure affordability for that segment of the employee population intended. The new homes in the 544 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JULY 1, 2025 MEETING CORNERSTONE 4 July 15, 2025 CMC Building have been fully occupied since completion in November of 2024. And, by design, dormitory homes are not intended for long-term occupancy, they do provide homes for a more transitory, seasonal resident of the Vail community. Like all members of the Vail community, these seasonal residents contribute towards to the Vail economy and are part of the fabric of a resort community. All community housing, regardless of type, ﬁlls a niche and adds to the infrastructure of Vail. The Gore Creek Trail crosses over a portion of the Tennis Court site located outside of Development Area A and immediately to the west of Cascade Village. The Town owns the Gore Creek Trail but not the land underneath. Is the Applicant agreeable to granting fee title ownership of the land underneath the trail to the Town of Vail? Applicant Response: A review of the subdivision plat maps reveals that a perpetual easement for public access and maintenance of the Gore Creek Trail presently exists. The easement is platted and recorded with the Eagle County Clerk and Recorder’s Office. The easement, as platted and recorded, achieves the objectives for which it is intended. With that in mind, the Applicant see no justiﬁcation to grant title to the land to the Town of Vail. Further, given the location of the easement area adjacent to Gore Creek, the Town’s adopted subdivision regulations and requirements, and the net effect of creating a new property line which substantially reduces the building envelope of the property, the Applicant cannot forego title to the property. If for some reason the recorded easement is ineffective in achieving the Town’s objective for public access, the Applicant is willing to meet with the Town to discuss mutually acceptable terms for modiﬁcations to the easement language. Any further discussions with respect to the use and ownership of the tennis court site are best saved for future phases of redevelopment. A master plan for Cascade Village is not a requirement of a major SDD amendment application. However, can a master planning effort be undertaken as part of any future redevelopment efforts within Development Area A of Cascade Village? Applicant Response: The Applicant is agreeable to undertaking a master planning effort as part of any future redevelopment efforts within Development Area A. The Applicant requests a planning effort be led by the Town of Vail and jointly funded by all property owners within Development Area A. Further, the Applicant requires that a mutually accepted schedule for completion of the planning effort be adopted. As requested by the Town of Vail, and shared, following the approval of Phase I for Cornerstone, the Applicant is preparing to move forward towards Phase II of their redevelopment plans within Development Area A. How does a development application get approved with as many as 22 conditions of approval? Applicant Response: 545 CORNERSTONE BUILDING AT CASCADE VILLAGE TOWN COUNCIL QUESTIONS FROM JULY 1, 2025 MEETING CORNERSTONE 5 July 15, 2025 The application was unanimously recommended for approval by the Town staff and PEC. As the development site has existing easements, work outside the development site and work in the Town right of way, the conditions of approval are used by the Town of Vail to assure the agreed upon scope of work gets completed. • two conditions are EHU deed restriction related, • three conditions are utility capacity to serve letters, • eleven conditions are related to work outside the development site or easement modiﬁcations, • three conditions are standard conditions of all development applications (i.e. DRB approval, commence construction within three years, construction logistics plan) • one condition is a signed development agreement. The Town of Vail development review process is complex and thorough. As administered and is the case with all large-scale development projects in Vail, there is a long list of time-sensitive tasks which need to be completed during development. That list is memorialized in a development agreement by and between the Town of Vail and the Applicant as part of the approval process. As further demonstrate, most of the conditions cannot be addressed until the Applicant has either prepared construction documents for a building permit or otherwise is in the process of completing the construction of the building. 546 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576 577 578 579 580 581 582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 From:Lori Crosby To:PublicInputTownCouncil Cc:Mikaela Rivera Subject:Ordinance No. 14, Series of 2025 Date:Friday, June 27, 2025 9:05:33 AM Attachments:25-06-27- CVMD - Letter to Town of Vail.pdf Attached please find a letter from Mikaela Rivera regarding the above-referenced Ordinance. Please let us me know if you are unable to open the attachment. Thank you, Lori Crosby LORI CROSBY Paralegal | Main 720–351–4700| Direct 720-351-4706 | Fax 720–351–4745 | | crosby@wcrlegal.com | WCRLEGAL.COM 1350 SEVENTEENTH STREET SUITE 450 DENVER COLORADO 80202 This email message is for the sole use of the intended recipients and may contain information that is confidential and subject to the attorney-client privilege. Any unauthorized review, use, disclosure or distribution is prohibited. 598 Mikaela V. Rivera 720-351-4703 rivera@wcrlegal.com June 27, 2025 VIA ELECTRONIC MAIL: publicinput.vailtowncouncil@vail.gov Town Council Town of Vail 75 S. Frontage Road West Vail, CO 81657 RE: Ordinance No. 14, Series of 2025, First Reading An Ordinance Approving a Major Amendment to Special Development District No. 4, Vail Cascade, and Specifically to Approve an Amended Development Plan for Area A, Cascade Village, to Allow for the Development of a Mixed-Use Development, Located at 1276 Westhaven Drive Amendment Dear Council: As you know, this firm represents Cascade Village Metropolitan District District . This letter is intended to supplement a letter previously submitted to you on behalf of the District concerning the proposed Ordinance. The District continues to have concerns regarding the proposed Amendment. As set forth in my previous correspondence, the District owns property that is included in the application. Specifically, the District owns the ticket office building and other improvements it installed and now operates and maintains relating to accessing the Cascade Lift. The application proposes to demolish and remove District property, without the District . The Vail Town Code § 12-9A-3 provides as follows: APPLICATION An application for approval of a Special Development District may be filed by any owner of property to be included in the Special Development District or his or her agent or authorized representative. The application shall be made on a form provided by the Department of Community Development and shall include: a legal description of the property; a list of names and mailing addresses of all adjacent property owners; and written consent of owners of all property to be included in the Special Development District, or their agents or authorized representatives. The application shall be accompanied by submittal requirements in § 12-9A-5 of this article and a development plan as in § 12-9A- 6 of this article. Because the District has not consented to the Amendment, the application for the Amendment does not meet all applicable code criteria. 599 Town of Vail June 27,2025 Page 2 4926-0868-8465, v. 2 Further, I am attaching the Agreement for Operations and Maintenance that sets forth the operational and maintenance responsibilities with respect to its property and other property surrounding the Cascade Lift. Sincerely, Mikaela V. Rivera for WAAS CAMPBELL RIVERA JOHNSON & VELASQUEZ LLP MVR CC: Kendra Carberry 600 601 602 603 604 605 606 607 608 609 610 611 612 613 614 615 616 617 PRESENTATION BY Greg Roy, AICP Planner PEC25-0003 Major Amendment to SDD #4 Cascade Village Cornerstone 618 Vicinity Map Town of Vail | Cornerstone | vailgov.com 619 SDD No. 4 Density – Dwelling Units Town of Vail | Cornerstone | vailgov.com From SDD No. 4: Deviation: Adding 4 accommodation units to CMC Total number of Dwelling units staying the same 620 SDD No. 4 Density – Floor Area Town of Vail | Cornerstone | vailgov.com From SDD No. 4: No change in density of Area A 621 SDD No. 4 Height Town of Vail | Cornerstone | vailgov.com From SDD No. 4: Cornerstone: Proposed 71’ 622 SDD No. 4 Site Coverage Town of Vail | Cornerstone | vailgov.com From SDD No. 4: As indicated on site specific development plans 623 SDD No. 4 Landscaping Town of Vail | Cornerstone | vailgov.com From SDD No. 4: As indicated on site specific development plans 624 SDD No. 4 Parking Town of Vail | Cornerstone | vailgov.com From SDD No. 4: Deviation: Amendment to #6 allow commercial parking generation from Cornerstone to be within Aria building. #4 met by 58 spaces in Cornerstone building 625 Standards Town of Vail | Cornerstone | vailgov.com 626 Summary Town of Vail | Cornerstone | vailgov.com Standards Density – Units: +4 Accommodation Units Density – Floor Area: No Change Height: 71’ met Site Coverage: Per development plan Landscaping: Per development plan Setbacks: Per development plan Parking: Change to location of spaces 627 Summary Town of Vail | Cornerstone | vailgov.com Total deviations to SDD No.4: •Parking: Amendment to allow commercial parking generation from Cornerstone to be within Aria parking structure. •Dwelling Units: Adding 4 accommodation units to CMC building Parking deviation to SDD No.4 is similar to the concept of utilizing a central parking structure as in the Village Core where parking is not on-site. 628 Criteria for Approval Town of Vail | Cornerstone | vailgov.com 1.Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. 2.Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. 3.Parking and Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. 4.Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. 5.Natural and/or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. 629 Criteria for Approval Town of Vail | Cornerstone | vailgov.com 6.Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. 7.Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation 8.Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. 9.Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. 630 Thank you 631 From:Sarah E. Van Horn To:PublicInputTownCouncil; Stephanie Kauffman Cc:David Foster Subject:Letter to Town Council- Request for Denial of PEC23-0003 Date:Tuesday, July 15, 2025 3:18:45 PM Attachments:image001.png Letter to Vail Town Council [7.15.25].pdf Good Afternoon, Please see the attached letter sent on behalf of David Foster. Please confirm receipt of this email and inclusion of the attached letter in the record. Thank you! Sarah Van Horn Legal Executive Assistant Foster Graham Milstein & Calisher, LLP 360 South Garfield Street | Suite 600 Denver, CO 80209 Main: 303-333-9810 Fax: 303-333-9786 svanhorn@fostergraham.com Confidentiality Notice and Disclaimer: The information contained in this e-mail may contain privileged and/or confidential information intended only for the use of the individual or entity named above. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or other use of this e-mail is strictly prohibited. If you have received it in error, please immediately notify us by telephone (303-333-9810) or e-mail, and delete this message. Although this e-mail and any attachments are believed to be free of any virus or other defect that might affect any computer system into which it is received, it is the responsibility of the recipient to ensure it is virus free and no responsibility is accepted by Foster Graham Milstein & Calisher, LLP for any loss or damage arising in any way from its use. 632 T 303-333-9810 F 303-333-9786 360 South Garfield Street Sixth Floor Denver, Colorado 80209 July 15, 2025 Sent Via Email to: publicinput.vailtowncouncil@vail.gov; sbibbens@vailgov.com Mayor Travis Coggin Vail Town Council 75 S. Frontage Road West Vail, CO 81657 Re: Request for Denial of PEC25-0003, an Application for a Major Amendment to SDD No. 4 Dear Mayor and Members of the Town Council, As you know, Foster Graham Milstein & Calisher, LLP represents Noleggio Partners (“Noleggio”), who own property within Liftside Condominiums. Noleggio opposes the application submitted by PHH Design Development (“Applicant”) for a major amendment to Special Development District No. 4 (“SDD No. 4”), pursuant to 12-9(A), Special Development Districts, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/Cornerstone Parcel, Liftside/Cornerstone Subdivision and setting forth details in regard thereto (“Application”). This letter summarizes our concerns throughout the multiple iterations of the Application. This letter also analyzes criteria in Section 12-9(A)-8(A) and 12-9(A)-8(B) as set forth in the Vail Town Code (“Code”), which, as you know, must be met for the Town to approve the Application. For the reasons described below, our client remains frustrated with this re-application due to the negligible changes to the Application. Furthermore, the Application does not meet the criteria in Section 12-9(A) and therefore, we respectfully request that the Vail Town Council (“Council”) deny the Application. I. Applicant Communication and Response The Applicant made their first submittal to the PEC for a major amendment to SDD No. 4 in 2024. A primary concern of the PEC, Council, and surrounding property owners was a lack of communication with affected neighbors. A second attempt to develop the site was made in 633 2 December of 2024, in which PHH again initiated an application for an “overall development plan” for Cascade Village absent any community stake holding. In preparation for this Application, PHH held a community open house where neighbors voiced concerns around the building’s design, height, massing, scale, density, traffic, and easement conflicts. The mass, height, bulk, density, and traffic mitigation for the building are the biggest concerns for adjacent property owners. The Application was “revised” to reduce the building height; however, this singular change was done without addressing the other problematic building and circulation elements that are not compatible with existing development. The Applicant’s submittal compels the Town to review the Application and overall project within the normal context of a site plan submittal. However, the infrastructure, open space, and design implications on this resort neighborhood should be subject to a thoughtful public input process with stakeholders to address the long-term vision of Cascade Village. Noleggio maintains that it will support an appropriate, Town-led master planning effort for Cascade Village to foster new development that is compatible with existing development. II. The Application Fails to Meet the Criteria Set Forth in Section 12-9(A)-8(A) of the Code. a. Criterion 12-9A-8(A)(1) – Compatibility Criterion 12-9A-8(A)(1) states, “design compatibility and sensitivity to the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation.” This compatibility requirement must be met unless the Applicant can demonstrate that one or more of the criteria is not applicable, or that a practical solution consistent with the public interest has been achieved.1 Following the Applicant’s initial submittal heard by the PEC August 26, 2024, which received a recommendation of denial by the PEC, the Applicant has made only minimal changes to the proposal. The current Application requests a 36% increase in density and a 29% increase in the GRFA in comparison to what SDD No. 4 currently allows. However, criterion 12-9A-8(A)(1) requires that an amendment to SDD No. 4 be compatible with the immediate neighborhood. The Application proposes to amend SDD No. 4 to such a degree that the proposed development on the Cornerstone site will be denser and bulkier than any of the surrounding development. The Application is not compatible with any of the surrounding development. The proposed design objectively deviates from the architectural design and character of the surrounding hotel, 1 Vail Town Code § 12-9(A)-8(A). 634 3 CMC building, and Liftside Condominiums which share a distinct architectural character. The following points reinforce these deviations. • Bulk and Mass: The design does not provide adequate buffers to surrounding properties. The width and bulk of the proposed building prevents accommodation of open space between buildings that is characteristic of the closest structures - the adjacent Hyatt and Liftside Condominiums properties. • Visual integrity and orientation: The building’s orientation on the Cornerstone site directly south of Westhaven Drive compromises the skier experience by substantially blocking a visual corridor to the Cascade Village lift/portal. The proposed building location further creates a constrained ski plaza at the lift location with the easternmost side of the proposed structure encroaching on what currently serves as a visual access point to the mountain and a connection to the open space south of Liftside. Overall, the consequences of a poorly sited and scaled development amount to a deviation from the expected scale for development in Cascade Village, thus resulting in no public benefit to the Town. • Architectural Differences: The overall building scale compels the design of window and exterior elements to be out of scale and disproportionate to the scale of existing adjacent development. The large eves projecting off the roof and sides of the buildings adds to the mass of the proposed building and is inconsistent with the architecture of the other buildings in SDD No. 4. b. Criterion 12-9A-8(A)(2) – Relationship Criterion 12-9A-8(A)(2) requires, “Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity.” The density of 43 dwelling units per acre far exceeds the density currently permitted by SDD No. 4, and the density permitted by the Vail Comprehensive Plan. The Application argues that the proposed density is not an increase, but instead a “transfer” from yet to be developed GRFA in the approved SDD No. 4.2 The resulting design on the small .7-acre site is impactful and disproportionate as related to the rest of the structures on lots within Cascade Village. The Application argues that the proposed project is a decrease in approved density based on the now-expired 2016 amendment to SDD No. 4. The 2016 Amendment expired due to inactivity and is not controlling. The 2008 SDD No. 4 is the underlying zoning against which the proposed amendment shall be reviewed. The proposed amendment reflects a 36% increase in density over SDD No. 4. 2 The applicant on the Major Amendment Application is PHH Design Development. Neither the owner of the Cornerstone property, Vail Land Partners LLC, nor the property from which the density is being “transferred”, Vail Hotel Partners LLC, are applicants to this Major Amendment Application. 635 4 c. Criterion 12-9A-8(A)(3), 12-10-1 & 12-10-6 – Parking, Loading, and Traffic Criterion 12-9A-8(A)(3) requires, “Compliance with the parking and loading requirements as outlined in Chapter 10 of this title.” The purpose of the parking and loading standards is to alleviate or prevent traffic congestion and shortages of parking areas by requiring on-street parking areas and off-street parking and loading facilities incidental to new structures.3 Generally, all parking and loading facilities required by the Code shall be located on the same site as the use for which they are required.4 The Town Council may permit off site or jointly used parking facilities if such offsite or shared locations are within 300 feet of the use being served.5 …The Council may require such legal instruments as it deems necessary to ensure unified operation and control of joint parking facilities or to ensure the continuation of such facilities, including evidence of ownership, long term lease or easement.6” The Application proposes that 66 parking spaces be located on site, with the additional 33 required spaces required by the commercial uses and employee housing be located in the surplus spots located in the Aria garage. However, both the Code and SDD No. 4 state that parking must be located on-site. The Code does not define “on-site” to have any sort of counterintuitive meaning, and the Code expressly provides that Town Council approval is needed for any parking not located within the use being served, given that the off-site parking is within 300 feet of that use. Additionally, there is no alternative loading zone for service vehicles, delivery drivers, or trash pick-up. All loading for the entire building and public lift access will be done from the existing, single passenger loading zone in the front of the building. The Application proposes a building in which the entire lot is utilized for development, and includes no internal drives, drop off zones, or loading docks. The Application seeks to improve the existing public right of way to accommodate an oversized building based on a traffic study that was conducted in July, and supplemented with one day of ski-season traffic counts from 2021. Conducting a traffic study outside of ski season fails to account for the fact that the Cascade Lift is a popular drop-off spot for skiers. The lack of adequate new traffic mitigation features will inevitably have a negative traffic and noise impact on all surrounding buildings and is contrary to the express purpose of the parking and loading requirements of the Code.7 3 Vail Town Code § 12-10-1. 4 Vail Town Code § 12-10-6. 5 Vail Town Code § 12-10-6. 6 Vail Town Code § 12-10-6. 7 Vail Town Code § 12-10-1. 636 5 d. Criterion 12-9A-8(A)(4) – Comprehensive Plan Criterion 12-9A-8(A)(4) requires, “Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans.” The Town’s Comprehensive Plan is unique in that it not only contains guidelines for future development, but objective standards for that future development. The Comprehensive Plan sets forth land use categories that indicate the types of land uses that should occur within the Town. The property on which the Application is located is within the Resort Accommodations and Services (“RAS”) land use category. RAS is described as follows: “This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre).” The Application, as a proposal for condominium style dwelling units, proposes 43 dwelling units per acre. The Application’s proposal of 43 dwelling units per acre is in clear violation of the Comprehensive Plan’s maximum limit of 25 dwelling units per acre, and as a result, the PEC cannot, as matter of law, find that all criteria required to approve the SDD amendment were satisfied.8 Therefore, the PEC must recommend to the Town Council denial of the Application. Further, The Application identifies an increase in total allowable density including both number of dwelling units and GRFA as required to create economic incentives to redevelop Cascade Village similar to the redevelopment scenario planned for Lionshead Village. The most critical distinction between the Application and what is currently permitted in Lionshead Village is that the Town completed a long-term vision and planning process with elected and appointed officials and community stakeholders to realize and update the vision for Lionshead Village. This long-term master planning process in Lionshead Village took over two years. That same process has not taken place for Cascade Village. The Applicant held one open house for neighbors to attend which does not constitute meaningful stake holding with the community. A master planning process for Cascade Village was discussed during review of the Applicant’s prior submittals to the Town. As stated in a Staff Memo presented to the Vail Town Council on December 3, 2024, concerning this project, Staff recognized the expansive list of properties for consideration that are not owned by the Applicant. SDD No. 4 is made up of Cascade Club (Aria building), Cascade Hotel (Grand Hyatt), CMC/Cascade Residences, Cornerstone, Liftside, Millrace, and Westhaven sites. Furthermore, the Staff Memo stated, “Given the lack of underlying zoning and any recent master planning activity, a collaborative discussion among stakeholders about broad goals in Cascade Village Area A is warranted,” underscoring the Town’s 8 Vail Town Code § 12-9A-8(A). 637 6 understanding that master planning process should be one that engages the public and affected property owners. e. Criterion 12-9A-8(A)(6) – Design Features Criterion 12-9A-8(A)(6) requires, “Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community.” The proposed bulk, scale and density of the project with minimal standard setbacks lacks response to the larger context of Cascade Village. Larger setbacks incorporated on adjacent properties recognize the built environment’s physical relationship to public spaces within Cascade Village. Historically, approved and built developments have incorporated larger setbacks than identified in SDD No. 4 and have created an existing context within which the Application must fit. No provision for meaningful open space on the site (with 80% of the site proposed to be covered by the building footprint) has been incorporated into the site design which is not responsive to the overall aesthetic quality, form or function of the community that exists in Cascade Village today. f. Criterion 12-9A-8(A)(8) – Landscaping Criterion 12-9A-8(A)(8) calls for, “Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function.” . The Application states “The existing standard for landscaping allows whatever landscaping is approved in the development plan. The landscaping coverage of the Cornerstone development is 20.5%, which includes 1,745 square feet of planted area and the rest is pavers, sidewalks, and circulation.” Landscaping proposed in the Application is predominantly hardscape and associated with pedestrian and vehicular circulation around the perimeter of the site and between the proposed structures. The building footprint leaves no room for functional landscaping that could help break up building massing and provide informal, public realm open space which is characteristic of other developments in Cascade Village. III. Request Due to the Application’s deficiencies as explained herein, Noleggio respectfully requests that the Town Council deny the Application. The Application does not meet the criteria in Section 12-9A-8(A) of the Code. Additionally, the Application is clearly contrary to the objective density provisions of the Comprehensive Plan. Despite the Applicant attempting to create compatibility with the surrounding development through promises of future, conceptual development, it is 638 7 evident that the Application does not conform with the mass, bulk, and density for SDD No. 4 and overall built environment in Cascade Village. Due to the forgoing reasons, the Application cannot be approved as a matter of law, and we respectfully request that the Town Council deny the Application. Please do not hesitate to contact me should you have any questions. Sincerely, David Wm. Foster FOSTER GRAHAM MILSTEIN & CALISHER, LLP 639 From:lorenza chico To:Jonathan Staufer; Reid Phillips; Sam Biszantz; Barry Davis; Travis Coggin; Dave Chapin; Pete Seibert; PublicInputTownCouncil Subject:Cornerstone Date:Tuesday, July 15, 2025 8:38:38 AM Lorenza Chico Liftside Condos, Unit B41 To the Honorable Members of the Town Council: Good afternoon, My name is Lorenza Chico, a resident of Liftside Condos and a member of its HOA. I am writing today to share my perspective regarding the Cornerstone development proposal. I recognize your role requires balancing growth with protecting the integrity and character of our community. With that in mind, I’d like to step into your shoes and review this proposal based on the same criteria you use to guide your decisions. 1. Compatibility: As the closest neighbors to this project, we can say with certainty that Cornerstone’s design does not align with Vail’s standards. The scale, bulk, density, and lack of buffer zones are all incompatible with the character of our area. Specifically, the proposed density surpasses the 25 units per acre cap, exceeding the allowed 22 units for this parcel. During the open house, when asked whether PHH would commit to not seeking higher density on other parcels, their representative explicitly said no. That uncertainty leaves the door open to further overdevelopment. 2. Relationship with Surrounding Uses: The entrance to our building and the gateway into the area would be 640 severely overcrowded. This is not just an inconvenience—it’s a functional concern for access, safety, and quality of life for everyone in the vicinity. 3. Parking and Loading: The Planning and Environmental Commission required an external loading and unloading study. To date, I’m not aware that the developer has presented a complete, viable solution. Without this, approving the proposal would feel premature. At the moment without the added 28 units they cause problems blocking the area for owners every time the hotel plans an event 4. Comprehensive Plan: There is no clear master plan for all related parcels. With different entities involved in ownership and partnerships, verbal assurances today cannot guarantee responsible development tomorrow. This uncertainty does not serve the community’s long-term interests. 5. Natural and Geologic Considerations: I’ll acknowledge this may not be a major concern in this instance. 6. Design Features: Open space, thoughtful site planning, and aesthetics are essential to maintaining Vail’s identity. From what we’ve seen, the proposed building’s footprint maximizes interior space at the expense of open spaces and community-friendly design. 7. Traffic: While I respect the town engineers’ studies, I would invite them—sincerely —to sit on my terrace one afternoon and observe how that corner really operates. Models and reports do not always capture the lived reality. 8. Landscaping: 641 The absence of buffer zones means no trees and no green spaces—just heated pavers. That is not what Vail represents to its residents or its visitors. 9. Workable Plan: At this point, the community has only been shown the Cornerstone project. We have no visibility into a comprehensive, workable plan for all parcels involved. Without this, it’s hard to trust that today’s decisions won’t lead to unintended consequences down the line. In conclusion, I respectfully ask the council to help our community ensure that whatever is built here reflects Vail’s high standards and values. Growth is inevitable, but how we shape that growth defines the future of our town. We are not asking for development to stop. We are asking for thoughtful control, transparency, and genuine compatibility with the existing community. Thank you for your time and attention to this matter. Sincerely, Lorenza Chico Liftside B41 642 From:Carlos Cardenas To:Reid Phillips; Sam Biszantz; Barry Davis; Travis Coggin; Jonathan Staufer; Dave Chapin; Pete Seibert; PublicInputTownCouncil Subject:Re: Liftside Neighbor - Cornerstone Concern Note (Final, please consider this minor changes) Date:Monday, July 14, 2025 7:18:32 PM Attachments:PastedGraphic-7.pdf Dear members of the Vail Town Council, Thank you for your time. Given the limited window for public comment, I’ll be direct in expressing my deep concern regarding the recent approval of the Cornerstone project by the Town Council. It appears that the project’s advancement has been driven less by substantive improvements and more by developer-driven pressure and procedural manipulation, rather than addressing the genuine concerns raised throughout the process, for example: 1. Misleading Comparisons to Town of Vail Parking During the recent council meeting, George cited Town of Vail parking as a justification for Cornerstone's parking model. However, this comparison is misleading. The Town of Vail’s parking is publicly owned, not privately controlled, and is not subject to future private development or rate-setting by a private entity. Moreover, it is critical to note that during early PEC sessions, office tenants expressed concerns that the developer had sharply increased parking fees to pressure them into terminating their leases. 2. Deliveries and Waste Management Unlike the Town of Vail, which has sufficient infrastructure to support logistics operations, the proposed Cornerstone development lacks the necessary space and planning for adequate delivery and trash disposal—an issue that has been repeatedly flagged during PEC sessions and by community members. Manipulation of the PEC Process It is especially troubling how the PEC process was navigated. On a previous session, with a full quorum, the PEC unanimously voted against the project. The developer then withdrew the application. When it returned for final voting, two PEC members were somehow excluded from voting—leading to a favorable outcome, not through changes in the project itself. Even then, the project was approved with a long list of unresolved conditions, which now the Town of Vail must resolve—despite PEC's prior inability to resolve them satisfactorily. This sequence of events has left the community confused and concerned. The project has not undergone significant changes, yet it somehow moved forward—seemingly due to legal pressure rather than community interest or improved design. Final Appeal I urge the Town Council to reconsider its vote. Before making a final decision, please ask yourselves: would you accept a development like this in front of or beside your own home in the Valley? This decision will leave a permanent mark on our community, impacting our environment, quality of life, and long-term property values. It deserves more than a procedural checkbox— 643 it requires genuine reflection and accountability. Sincerely, Carlos Cardenas LiftSide B-41 Owner On Jul 14, 2025, at 7:11 PM, Carlos Cardenas <ccardenas@cemcapital.com.mx> wrote: July 14, 2025 Dear Members of the Vail Town Council, I want to express my deep concern regarding the recent approval of the Cornerstone project by the Town Council. It appears that the project’s advancement has been driven less by substantive improvements and more by developer-driven pressure and procedural manipulation, rather than addressing the genuine concerns raised throughout the process, for example: 1. Misleading Comparisons to Town of Vail Parking During the recent council meeting, George cited Town of Vail parking as a justification for Cornerstone's parking model. However, this comparison is misleading. The Town of Vail’s parking is publicly owned, not privately controlled, and is not subject to future private development or rate-setting by a private entity. Moreover, it is critical to note that during early PEC sessions, office tenants expressed concerns that the developer had sharply increased parking fees to pressure them into terminating their leases. 2. Deliveries and Waste Management Unlike the Town of Vail, which has sufficient infrastructure to support logistics operations, the proposed Cornerstone development lacks the necessary space and planning for adequate delivery and trash disposal—an issue that has been repeatedly flagged during PEC sessions and by community members. Manipulation of the PEC Process It is especially troubling how the PEC process was navigated. On a previous session, with a full quorum, the PEC unanimously voted against the project. The developer then withdrew the application. When it returned for final voting, two PEC members were somehow excluded from voting—leading to a favorable outcome, not through changes in the project itself. Even then, the project was approved with a long list of unresolved conditions, which now appear to be expected of the Town to handle—despite PEC's prior inability to resolve them satisfactorily. This sequence of events has left the community confused and concerned. The project has not undergone significant changes, yet it somehow moved forward— 644 seemingly due to legal pressure rather than community interest or improved design. Final Appeal I urge the Town Council to reconsider its vote. Before making a final decision, please ask yourselves: would you accept a development like this in front of or beside your own home in the Valley? This decision will leave a permanent mark on our community, impacting our environment, quality of life, and long-term property values. It deserves more than a procedural checkbox—it requires genuine reflection and accountability. Sincerely, Carlos Cardenas LiftSide B-41 Owner On Jun 17, 2025, at 8:24 AM, Carlos Cardenas <ccardenas@cemcapital.com.mx> wrote: June 17, 2025 Dear Members of the Town Council, As a nearby resident, I want to share a concern that I hope the Council considers carefully as it reviews the Cornerstone development proposal: this is not the first time this ownership group has promised to serve the community—and then failed to follow through. Many of us remember when the Cascade property included a gym with squash courts, a full-service spa, an outdoor pool, and tennis courts near Donovan Park that locals actually used. These weren’t just resort amenities—they were part of the neighborhood. They gave residents and homeowners across Vail a place to gather, exercise, and feel connected. Now, that entire part of the property sits neglected and fenced off. The spa is dark. The pool is drained. The squash courts are empty. The tennis courts are overgrown. And the Town, along with the community, is still in the dark about what’s going to be built there. These are not just deferred plans—they’re abandoned community assets. It’s hard to ignore that history when looking at the current Cornerstone proposal. A project of this size—28 condos on a tight lot —should come with some level of public benefit. But this one offers almost nothing. There’s no meaningful landscaping to buffer it from 645 neighbors. No on-site employee housing. No retail or food and beverage offerings. Basic services like trash, parking, and loading are outsourced to other buildings or pushed into public circulation areas. This isn’t responsible development—it’s simply overdevelopment. Vail has always stood out as a town that holds new projects to a higher standard. We don’t just ask whether a building can be squeezed into a site—we ask whether it adds something of value to the community around it. In this case, the answer is clearly no. And given the developer’s track record, I think we’re right to ask: what are we really being left with? I urge you to require more. Start with a proper, public master planning process. And don’t approve this project until we see clear, lasting commitments to the kind of public benefit that once made this property a valuable part of our town. Sincerely, Carlos Cardenas Liftside B-41 Owner Cascade Neighbor and Concerned Vail Resident 646 From:Gus Bramante To:PublicInputTownCouncil Subject:Given The opposition from longtime neighbors and residents. It is difficult to understand the position of counsel.We built our house in 1991 and feel uncaring politicians, for whatever reason are totally insensitive to the long time rResidents Date:Sunday, July 13, 2025 4:43:53 PM Who are you and what is your purpose? MA Bramante Sent from my iPhone 647 From:Nancy Heinen To:PublicInputTownCouncil Subject:Cornerstone Development-Cascade Village-July 15 Meeting Date:Sunday, July 13, 2025 2:30:58 PM To:Vail Town Council We have lived in Cascade for 21 years. We have been following the planning/permit process for the Cornerstone Project. Please disapprove the height of the project. It is too much mass and too high. Please deny the Cornerstone height request. Best, Nancy and John Heinen 648 From:Luis F. Rojas To:Reid Phillips; Sam Biszantz; Barry Davis; Travis Coggin; Jonathan Staufer; Dave Chapin; Pete Seibert; PublicInputTownCouncil Subject:Re: Concerns on Cascade Cornerstone project Date:Saturday, July 12, 2025 5:26:42 PM Hello dear members of the Town Council, Following up on the Cornerstone project, I must share a quick story. My family and I used to have an apartment in Golden Peak at the Tyrolean Building. Our apartment used to have a beautiful view to the Gorge Valley, until the Altus Building was constructed, and our view was obstructed. We sued the Altus developer because our property was devalued, and our neighbors soon followed. At the end we received an important amount for the financial impact of our apartment and the total Tyrolean building. We then decided to move to Liftside assuming we wouldn't have the same problem. Apparently, we were wrong. Please make sure to let the Cornerstone developers know, we're happy to repeat the formula if needed, although for the best interest of everyone, we hope there's no need for that. Looking forward to see you next Tuesday in the Town Council!! LUIS F. ROJAS On Tue, Jul 1, 2025 at 1:41 PM Luis F. Rojas <luisfrojas@gmail.com> wrote: Dear Members of the Town Council, I would like to raise important concerns regarding the Cornerstone development. As residents directly impacted by the proposed project, we believe that the approach taken so far lacks the broader planning structure necessary to ensure long-term, balanced growth in this part of Vail. This development is being advanced without a formal public process for a master plan or redevelopment framework. That absence is critical. Without it, there’s been no meaningful opportunity to reconcile what long-time residents and property owners value about the area with the direction the Town seems to be moving toward. It’s not simply about this one project—it’s about setting the precedent for how future changes are made. The developer is relying on zoning from SDD 4, enacted nearly 50 years ago, to justify a building that bears little resemblance in scale or character to the surrounding neighborhood. That’s not thoughtful urban planning; that’s outdated code being used to override modern expectations of compatibility and fairness among neighboring properties. At the heart of the issue is one simple fact: this parcel cannot accommodate what the developer is trying to fit. Twenty-eight condos overwhelm the site. There’s no space for proper parking, so vehicles spill into the Aria facility. There’s no dedicated loading dock, so logistics are outsourced to the CMC building and the public sidewalk. Trash, deliveries, and even passenger drop-offs are pushed to the roundabout, a move that will almost certainly create traffic backups and safety hazards. In addition, the project offers none of the public-facing benefits typically expected from high-density developments: no buffer landscaping, no integrated food and beverage use, no on-site employee housing. These are basic elements of a well-functioning, community- 649 conscious project—and yet they’ve all been excluded or relocated to other sites. This isn’t about opposition to change. It’s about making sure change is well-planned, fair, and guided by the principles Vail has committed to as a town. The Cornerstone proposal should not move forward without a comprehensive public planning process to evaluate how it fits into the broader future of the area. Thank you for your time and consideration. Sincerely, LUIS F. ROJAS Liftside Condominium C22 650 From:Dave Chapin To:Stephanie Kauffman Subject:Fw: Conerstone Date:Thursday, July 10, 2025 7:18:59 PM Can you please include this in the public comment attachment related to the Cornerstone application. Thank you. As I’m in a quasi judicial role I will not reply and I’ll let the letter writer know that. Dave Chapin Vail Town Council From: Robert Elkins <elkinsr@aol.com> Sent: Thursday, July 10, 2025 12:49 PM To: Dave Chapin <dchapin@vail.gov> Subject: Conerstone Dear council member Chapin Would you please answer a few questions I have about the TOV Council process before final approval of of the Cornerstone project Is given. 1. When does the TOV council address the 22 conditions that PEC attached to their approval? 2. Does the Cascade Metro District’s lawsuit have to be settled before the 2nd reading ? 3. Does the TOV council have to adhere to the Comprehensive Plan’s maximum of 25 units per acre? Thank you for your clarifications. I look forward to your reply. Robert Elkins 1360 Westhaven Vail, CO 651 AGENDA ITEM NO. 5.1 Item Cover Page DATE:July 15, 2025 TIME:15 min. SUBMITTED BY:Hannah Whitton, Community Development ITEM TYPE:Contract Award AGENDA SECTION:Action Items (7:10pm) SUBJECT:Contract Award with OpenGov Inc. for Community Development Permitting Software (7:10pm) SUGGESTED ACTION:Authorize the Town Manager to enter into an agreement, in a form approved by the Town Attorney, with OpenGov Inc. for Community Development permitting software, in an amount not to exceed $129,160.00. In addition, authorize supplementing a total of $140,160.00 to the Capital Projects Fund from the General Fund to cover the one-time costs related to implementation, configuration, data conversion, project management, and the first partial-year software subscriptions for this project. PRESENTER(S):Matt Gennett, Community Development Director & Hannah Whitton, Community Development Operations Manager VAIL TOWN COUNCIL AGENDA ITEM REPORT ATTACHMENTS: Council Memo - Community Development Software 652 To: Vail Town Council From: Matt Gennett, Director of Community Development, and Hannah Whitton, Community Development Operations Manager Date: July 15, 2025 Subject: Permitting & Plan Review Software ______________________________________________________________________ ______________ I. PURPOSE The purpose of this item is to:  Discuss current Permitting/Licensing/Plan Review software solutions and challenges  Discuss process to select new permitting software provider  Request ability for the Town Manager to sign contractual agreements to enter into a contract with software solution provider.  Request approval for a re-allocation of expenditures in the next supplemental budget  Request re-allocation of a portion of the Department of Local Affairs (DOLA) Local Planning Capacity Grant to be utilized towards for software implementation costs. II. BACKGROUND The Town currently utilizes two legacy software platforms to manage contractor registrations, applications, payments, plan reviews, code violations, and departmental reporting. These platforms support a range of departments including Building, Planning, Fire, Wildfire Mitigation, Public Works, Environmental and Housing. However, the lack of integration between these systems has resulted in operational inefficiencies. Staff within Community Development must frequently perform duplicative data entry, increasing risk of errors, contributing to delays in application processing and ultimately creating a frustrating experience for our customers. The legacy systems in use have been in place since 2016 and have experienced a noticeable decline in vendor support over the past four years. This reduction in service 653 has resulted in slower ticket response times and growing backlogs in administrative assistance. Moreover, the plan review platform is no longer under active development by the vendor, with product support and enhancements having been discontinued. Consequently, the platform experiences significant server delays and technical errors, further hindering our ability to deliver timely and efficient services. This memorandum seeks to underscore the importance of transitioning to a modern, unified software platform. The primary objective of this request is to enhance the customer experience throughout the application, plan review, and permitting processes. The current dual-interface system is difficult to navigate, does not comply with the Americans with Disabilities Act (ADA), and lacks the capacity for effective communication with applicants. Feedback from users regularly highlights issues such as a non-intuitive interface, insufficient customer support features, and the requirement to make payments by phone, in person, or by check—leading to increased foot traffic, call volume, and administrative burden. The proposed solution is the implementation of a comprehensive, single -platform system that consolidates all related functions. This integrated platform would allow applicants to complete submissions, make payments, receive real-time application status updates, and communicate directly with staff —all within a centralized and user- friendly environment. Furthermore, the new system will be fully compliant with current ADA standards and will include multilingual support, greatly improving accessibility and usability for a broader range of residents. This upgrade is a critical step toward ensuring that the Town continues to meet the needs of its growing community through transparent, efficient, and inclusive service delivery. III. DETAIL To ensure we selected the best solution to meet both the current and future needs of the Town, staff conducted a thorough evaluation of multiple software vendors. Since December 2024, we have requested and participated in numerous demonstrations from various providers. This process led to the publication of a Request for Proposals (RFP) on the Town ’s website, which generated twelve responses. After a detailed review of each proposal — including outreach to other municipalities for feedback and product reviews—we identified three vendors that aligned closely with our requirements. Further engagement with these finalists included in -depth demonstrations and collaborative evaluations with our IT, GIS, and Community Development teams. This cross-departmental effort ensured that the chosen solution would integrate seamlessly 654 into our existing technological environment while meeting all the Town’s functional and regulatory requirements. The system now being recommended is a leading product within the government software sector. It will significantly enhance both the customer experience and internal staff workflows, supporting improved service delivery and long-term scalability. IV. COST DETAILS The selected software solutions have an annual, ongoing licensing cost of approximately $125,000. This includes the OpenGov software solution annual cost averaging $115,000 per year for 2026 and 2027 and the Bluebeam, Inc. plan review software solution costing $11,000 annually. This is an increase of approximately $24,000 annually compared to our current providers, with whom we have a contractual agreement through February 2026. To ensure the upgraded system is fully implemented and operational by January 2026, all implementation activities must take place during 2025. The proposal also included one-time implementation and data migration costs of $76,000 to be functional for integrations. This includes all necessary services such as staff training, system configuration, integrations with GIS and Laserfiche, and the migration of historic data from the existing platform to the new software. Table 1: Includes the three-year pricing for OpenGov, Inc. This subscription requires a Bluebeam, Inc. Software subscription for plan review software for an annual rate of $11,000 not included in the table above. Through a collaborative effort with the Housing Department, the Town has received approval to utilize $80,000 of the previously awarded Capacity Planning 80% matching grant from the Department of Local Affairs (DOLA) towards this permitting software. The total amount of the grant is $208,000. This significantly offsets the implementation and 655 year-1 software costs. Staff proposes utilizing savings in Planning Projects in the General Fund to cover the remaining amount. The ongoing subscription with OpenGov, Inc. includes a 5% annual cost escalation, with a projected three-year total of $358,000 with the average subscription cost being $115,000 between 2026 and 2027. Given the minimal cost increase compared to our current provider, we propose covering the software implementation cost within the 2025 supplemental budget and then requesting a $24,000 annual increase in the software budget for 2026 and 2027 to accommodate the anticipated escalations. V. ACTION REQUESTED OF COUNCIL 1. Authorize supplementing a total of $140,160 in expenditures to the Capital Projects to cover the one-time costs related to implementation, configuration, data conversion, project management, and the first partial-year software subscriptions for this project. This amount will be offset by budget shifts from the General Fund: $100,000 from the placeholder for Housing Initiatives reimbursed by the DOLA Capacity Planning Grant and $40,160 from the Civic Area Master Planning Project. 2. Authorize the Town Manager to enter into an agreement, in a form approved by the Town Attorney, with OpenGov Inc., for an amount not to exceed $129,160. 656 AGENDA ITEM NO. 5.2 Item Cover Page DATE:July 15, 2025 TIME:45 min. SUBMITTED BY:Greg Roy, Community Development ITEM TYPE:Action Items AGENDA SECTION:Action Items (7:10pm) SUBJECT:Ordinance No. 15, Series of 2025, First Reading, An Ordinance Amending Title 12 of the Vail Town Code to Create the Vail Village Inn (VVI) Zone District and Making Corresponding Edits to Other Sections of Title 12 (7:25pm) SUGGESTED ACTION:Approve, approve with amendments, or deny Ordinance 15, Series of 2025 upon first reading. PRESENTER(S):Greg Roy, Planning Manager VAIL TOWN COUNCIL AGENDA ITEM REPORT ATTACHMENTS: Ord #15 of 2025 Staff Memo.pdf Staff Presentation Ord 15.pdf Applicant Presentation TC 7-15-25.pdf Attachment A. Ordinance No. 15, Series of 2025 Draft.pdf Attachment B. PEC25-0012 Memo Final.pdf Attachment C. PEC25-0012 Materials.pdf Attachment D. PEC Results 6-23-25.pdf 657 TO: Town Council FROM: Community Development Department DATE: July 15, 2025 SUBJECT: First reading of Ordinance No. 15, Series of 2025, an ordinance amending Title 12 and Title 14 of the Vail Town Code to create the Vail Village Inn (VVI) Zone District and making corresponding edits to other section of Title 12. Applicant: Village Inn Plaza Phases l, ll, and lll Homeowners Association(aka Village Inn Plaza Condominium and Vail Plaza Condominiums), represented by Mauriello Planning Group Planner: Greg Roy I. SUMMARY The applicant, the Village Inn Plaza Condominium and Vail Plaza Condominiums, is proposing to amend Section 12-12-2 Definitions and a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Vil lage Filing 1, Block 5D, Lot M and O. The proposed text amendment would revise the definitions of site coverage and landscaping. On June 23, 2025, the Planning and Environmental Commission (PEC) voted 6-0 to recommend approval of the proposed amendments (PEC25-0012). II. ACTION REQUESTED OF THE TOWN COUNCIL The Vail Town Council shall approve, approve with modifications, or deny Ordinance No. 15, Series of 2025 on first reading. III. DESCRIPTION OF REQUEST The application is for a Prescribed Regulation Amendment pursuant to 12-3-7 Amendment, Vail Town Code, to create a new Vail Village Inn (VVI) zone district and an 658 Town of Vail Page 2 amendment to Vail Town Code Section 12 -2-2 Definitions to change the Site Coverage definition. Please see the attached documents for review. A. Ordinance No. 15, Series of 2025 B. PEC25-0012 Staff Report 6-23-25 C. PEC Materials 6-23-25 D. PEC Results 6-23-25 IV. BACKGROUND The subject lots were developed under Special Development District No. 6, which was adopted by Ordinance No. 7, Series of 1976. In 1984 a Minor Subdivision application was approved to separate 68 and 100 E meadow, the subject sites of the application today. Since that date there have been nine major amendments to the SDD and roughly a dozen minor amendments. As a result of a court case in 2024 SDD No. 6 was invalidated and the underlying Public Accommodation (PA) zone district became the primary zoning for the site. In the past, these sites developed through a combination of the existing PA zoning and Special Development District No. 6. As noted in the applicant’s narrative, Special Development District No. 6 was invalidated through a court order in 2022, rendering th e properties developed under those standards as illegal non -conforming. The proposed new zone district seeks to address the issue of the non-conforming status by creating a zone district for these particular sites; Vail Village Inn phases 1, 2, and 3. The district aims to provide a unique zone district that works for the uses on the site and with similar standards to the adjacent Commercial Service Center (CSC) district and the Lionshead Mixed Use 1 (LMU-1) district. The applicant’s proposal of a new zone district provides a straightforward development process for future applications, compared to the reestablishment of a special development district. With this proposal any additions or alterations would be processed th rough the Planning and Environmental Commission (PEC) or Design Review Board (DRB) process, compared to the lengthier minor or major amendment to a Special Development District (SDD). Creation of a new district requires that the standards be reviewed for conformance with the existing development on the site to ensure the existing building meets the proposed standards, and that the proposed standards allow for the appropriate development of the site in the future. As this process does not have the same flexibility of a SDD the application is being paired with one text amendments to definitions. This one text amendment will affect how these individual standards are applied throughout town. The change to the “Site Coverage” definition is listed in the subsection below. This change would not count building area below grade towards site coverage for the VVI, HDMF, CH- 3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 zone districts. The remaining districts in Town would see no change in the way that site coverage is calculated. 659 Town of Vail Page 3 Currently site coverage limits the percentage of a site that a building can occupy above and below grade. This has presented challenges for buildings in the Villages and other higher density areas as parking is usually proposed to be below grade. In some c ases, variances for below grade site coverage have been applied for and granted to accommodate this type of development, as most recently done for the Evergreen development. V. RECOMMENDED MOTION Should the Vail Town Council choose to approve Ordinance No. 15, Series of 2025, on first reading, staff recommends the Council pass the following motion: “The Vail Town Council approves, on first reading, Ordinance No. 15, Series of 2025, an ordinance amending Title 12 and Title 14 of the Vail Town Code to create the Vail Village Inn (VVI) Zone District and making corresponding edits to other section of Title 12.” Should the Vail Town Council choose to approve Ordinance No. 15 Series of 2025, staff recommends the Council make the following findings: “The Vail Town Council finds:” 1. That the amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and 2. That the amendment furthers the general and specific purposes of the zoning regulations; and 3. That the amendment promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality.” Vl. ATTACHMENTS A. Ordinance No. 15, Series of 2025 B. PEC25-0012 Staff Report 6-23-25 C. PEC Materials 6-23-25 D. PEC Results 6-23-25 660 PRESENTATION BY Greg Roy, AICP Planner VVI PEC25-0012 Prescribed Regulations Amendment & Zone District Boundary Amendment 100 & 68 E Meadow Dr 661 Application Summary Town of Vail | PEC25-0012| vailgov.com •New Zone District: Vail Village Inn (VVI) •Zone District Boundary Amendment: Applying new VVI zone district •Text Amendments: Site Coverage 662 Vicinity Map Town of Vail | PEC25-0012| vailgov.com 663 History Town of Vail | PEC25-0012| vailgov.com •Developed under SDD No. 6 664 Existing Conditions Town of Vail | PEC25-0012| vailgov.com 665 Existing Conditions Town of Vail | PEC25-0012| vailgov.com 666 Uses Town of Vail | PEC25-0012| vailgov.com •Existing (Developed) •Multi-Family Dwellings (102) •Commercial •(Existing Zoning) Public Accommodation (PA ) •Lodges with 10% commercial area •Proposed uses are a mix of CSC and LMU-1 667 Standards Town of Vail | PEC25-0012| vailgov.com 668 Setbacks Town of Vail | PEC25-0012| vailgov.com At the discretion of the PEC or the DRB, variations to the prescribed setbacks may be approved during the review of a major exterior alteration if the proposed setbacks: (1)Provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas; (2) Comply with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations; (3) Provide adequate light, air and open space; (4)Are compatible with buildings and uses on adjacent properties; and (5)Will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with the prescribed setbacks. 669 Landscaping Town of Vail | PEC25-0012| vailgov.com The PEC or the DRB may approve variations to the prescribed landscape area during the review of a major exterior alteration if the proposed landscape design: (1)Is consistent with the Vail Village Master Plan; (2) Complies with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations; and (3) Will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with the prescribed landscape area. 670 Site Coverage Town of Vail | PEC25-0012| vailgov.com Existing Language: SITE COVERAGE. (1)The ratio of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calculating site coverage, “building area of a site” shall mean that portion of a site occupied by any building, carport, porte-cochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or supporting columns. (2)For the purposes of this definition, a balcony or deck projecting from a higher elevation may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. In addition to the above, building area shall also include any portion of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered patio that extends more than four feet from the exterior face of the perimeter building walls or supporting columns. 671 Site Coverage – Proposed Language Town of Vail | PEC25-0012| vailgov.com SITE COVERAGE. The ratio of the total building area of a site to the total area of a site, expressed as a percentage, subject to the following: (1)In calculating site coverage, “building area of a site” means that portion of a site occupied by a building, carport, portecochere, arcade or covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or supporting columns. (2) A balcony or deck projecting from a higher elevation may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. (3)Building area shall also include any portion of roof overhangs, eaves, covered stairs, covered decks, covered porches, covered terraces and covered patios that extend more than four (4) feet from the exterior face of the perimeter building walls or supporting columns. (4)In the VVI, HDMF, CH-3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 zone districts, below-grade improvements are not included in the calculation of site coverage. 672 Districts Established Town of Vail | PEC25-0012| vailgov.com (A)Hillside Residential (HR) District; (B)Single-Family Residential (SFR) District; (C)Two-Family Residential (R) District; (D)Two-Family Primary/Secondary Residential (PS) District; (E)Residential Cluster (RC) District; (F)Low Density Multiple-Family (LDMF) District; (G)Medium Density Multiple-Family (MDMF) District; (H)High Density Multiple-Family (HDMF) District; (I)West Vail Multi-Family (WVMF) Overlay District; (J)Community Housing–1 (CH-1) District; (K)Community Housing–2 (CH-2) District; (L)Community Housing–3 (CH-3) District; (M)Vail Village Townhouse (VVT) District; (N)Public Accommodation (PA) District; (O)Commercial Core 1 (CC1) District; (P)Commercial Core 2 (CC2) District; (Q)Commercial Core 3 (CC3) District; (R)Commercial Service Center (CSC) District; (S)Arterial Business (ABD) District; (T)Heavy Service (HS) District; (U)Lionshead Mixed Use 1 (LMU-1) District; (V)Lionshead Mixed Use 2 (LMU-2) District; (W)Public Accommodation-2 (PA-2) District; (X)Agricultural and Open Space (A) District; (Y)Outdoor Recreation (OR) District; (Z)Natural Area Preservation (NAP) District; (AA)Ski Base/Recreation (SBR) District; (BB)Ski Base/Recreation 2 (SBR2) District; (CC)Special Development (SDD) District; (DD)Parking (P) District; and (EE)General Use (GU) District. 673 Districts Affected Town of Vail | PEC25-0012| vailgov.com (A)Hillside Residential (HR) District; (B)Single-Family Residential (SFR) District; (C)Two-Family Residential (R) District; (D)Two-Family Primary/Secondary Residential (PS) District; (E)Residential Cluster (RC) District; (F)Low Density Multiple-Family (LDMF) District; (G)Medium Density Multiple-Family (MDMF) District; (H)High Density Multiple-Family (HDMF) District; (I)West Vail Multi-Family (WVMF) Overlay District; (J)Community Housing–1 (CH-1) District; (K)Community Housing–2 (CH-2) District; (L)Community Housing–3 (CH-3) District; (M)Vail Village Townhouse (VVT) District; (N)Public Accommodation (PA) District; (O)Commercial Core 1 (CC1) District; (P)Commercial Core 2 (CC2) District; (Q)Commercial Core 3 (CC3) District; (R)Commercial Service Center (CSC) District; (S)Arterial Business (ABD) District; (T)Heavy Service (HS) District; (U)Lionshead Mixed Use 1 (LMU-1) District; (V)Lionshead Mixed Use 2 (LMU-2) District; (W)Public Accommodation-2 (PA-2) District; (X)Agricultural and Open Space (A) District; (Y)Outdoor Recreation (OR) District; (Z)Natural Area Preservation (NAP) District; (AA)Ski Base/Recreation (SBR) District; (BB)Ski Base/Recreation 2 (SBR2) District; (CC)Special Development (SDD) District; (DD)Parking (P) District; and (EE)General Use (GU) District. 674 Possible Affected Districts Town of Vail | PEC25-0012| vailgov.com 675 Possible Affected Districts Town of Vail | PEC25-0012| vailgov.com 676 Possible Affected Districts Town of Vail | PEC25-0012| vailgov.com 677 Possible Affected Districts Town of Vail | PEC25-0012| vailgov.com 678 Possible Affected Districts Town of Vail | PEC25-0012| vailgov.com 679 Thank you 680 VAIL VILLAGE INN Crea-on of a New Zone District and Rezoning Town Council July 15, 2025 681 INTRODUCTION •Mauriello Planning Group respresen -ng the applicants •Vail Plaza Condominiums (VVI Phases 1 and 2) •Village Inn Plaza Condominium (VVI Phase 3) •Phases 4 and 5 can choose to rezone themselves but not part of this applica-on 682 INTRODUCTION •Proposing to create a new Zone District: Vail Village Inn (VVI) District •Hybrid modeled aVer CSC and LMU-1 to a degree •Amendment to defini-on of Site Coverage (underground) 683 BACKGROUND •Special Development District #6 was established by the Town of Vail by Ordinance No. 7, Series of 1976. •The underlying zoning was Public Accommoda-on (PA). 684 Phase 4 Sebas-an Phase 5 Phase 1-2 Phase 3 Vail Village Inn Special Development District #6 (Historical)Gateway Building 685 BACKGROUND •Vail Village Inn (VVI) was originally envisioned as pedestrian village offshoot from Vail Village •Project developed pedestrian ways and plazas laid out in a way that did not following ridged zoning requirements found in suburban areas Vail Village Inn (1980) 686 BACKGROUND •VVI was laid out and developed on a more European village model where the focus is on urban design •VVI in some aspects was a more successful pedestrian model than Vail Village with the parking located below grade, but lacking perhaps the loca-onal value of Vail Village proper Vail Village Inn (1980) 687 COURT DECISION •The Town’s agorneys believe that in 2021, Colorado Appeals Court invalidated Special Development District #6 (SDD #6) based on a lawsuit filed by the Phase 5 Condominium Associa-on •Reverted the en-rety of the property to the underlying zoning of Public Accommoda-on (PA) •Made property nonconforming: uses and development standards •Staff put a stop to any development ac-vi-es un-l a new zone district is adopted 688 CHALLENGES OF PA ZONING •PA Zone District is not appropriate zone district for property •PA Zone District is only appropriate for hotel proper-es with limited commercial offerings •VVI is mixture of mostly mul-ple family and commercial uses (hotel only in Phase 4) •Staff agreed that a new zone district was the best approach for the property given its unique character 689 PEC REVIEW •The PEC held two mee-ngs on the proposal on June 9 and June 23 •PEC recommended approval with condi -on on GRFA being limited to 165% versus being unlimited as we proposed •PEC recommenda -on of approval was unanimous 690 PROPOSED NEW ZONE DISTRICT •Applicant is proposing a new zone district Vail Village Inn-1 •Proposal is modeled off of the Commercial Service Center zone district and Lionshead Mixed Use 1 zone district but specifically tailored to this mixed use property •LMU-1 is the most modern of the mixed use districts (25 years old) 691 ADJACENT PROPERTIES •Commercial Service Center is the zone district of two of the adjacent proper-es to the VVI: Solaris and the Gateway •Both are also SDDs to address some of the short-comings of the CSC zone district, most notably GRFA and height Gateway Building: SDD with underlying zoning of CSC Solaris: SDD with underlying zoning of CSC PA PA 692 NOTABLE CHANGES •Uses •Re flect the current uses onsite •Basement level uses •First floor commercial uses on pedestrian corridor •CUP for residen-al/hotel uses on pedestrian corridor •Second floor and above - accommoda-on units, dwellings, etc. •No nonconforming uses created 693 NOTABLE CHANGES •Setbacks •10’ or as exis-ng onsite •PEC/DRB can grant relief from setbacks with criteria (like PA-2) •No nonconformity created Phase 4 Sebas-an Phase 5 Phase 1-2 Phase 3 694 NOTABLE CHANGES •Building Height •45’ or as exis-ng •same as PA •grandfathers in taller heights •No nonconformity created 695 NOTABLE CHANGES •Density •No limit •Like Lionshead zoning •Let development standards and HOA control •No nonconformity created •Other Districts •LMU-1: No limit •PA: 25 DU per acre •CC1: 25 DU per acre •CSC: 18 DU per acre •Phases 1-3: < 25 DU per acre 696 NOTABLE CHANGES •GRFA •165% •Allows all phases to be conforming •No nonconformity created •Other Districts •LMU-1: 250% of site area •PA: 150% •CC1: 80% •CSC: 40% 697 NOTABLE CHANGES •Site Coverage •60% or as exists, greater of •Requires code change for below grade site coverage •Allows for some building expansion •No nonconformity created •Other Districts •LMU-1: 70% of site area •PA: 65% •CC1: 80% •CSC: 75% •Phases 1-3: 42%-48% (above grade) 698 NOTABLE CHANGES •Landscape Area •30% minimum •Allows for reduc -on or increased percentage of hardscape subject to criteria •No nonconformity created •Other Districts •LMU-1: 20% of site area (min) •PA: 30% •CC1: no net loss •CSC: 20% •Phases 1-2: 10.95%; Phases 3: 35.4% 699 NOTABLE CHANGES •Parking and loading •Comply with code •Commercial uses can pay-in-lieu for expansions •No nonconformity created 700 Village Plaza Phase 1-2 Standard Existing Proposed VVI District Total Lot Area 28,290 sq. ft.No Change Minimum Lot Area n/a 10,000 sq. ft. Setbacks Varies from 0 ft. to 43 ft. Existing buildings are located off property 0’ except 10’ on east side of Phase 3 property Height Varies 31 ft. to 35 ft.As existing or 45 ft. ﬂat/48 ft. sloping (same a PA zone District) Density - Dwellings 5 dwelling units or 7.7 units per acre No restriction on number of dwelling units GRFA unknown Unlimited Site Coverage - Above Grade 48% of total site area or 13,702 sq. ft.Greater of existing or 60% above grade (requires deﬁnition change) Site Coverage - Below Grade Unknown 100% below grade Landscaping - softscape 4.9% or 1,401 sq. ft.n/a Landscaping - hardscape 51% or 13,187 sq. ft.n/a Landscaping - Total 10.95% or 3,098 sq. ft. 30% or 8,487 sq. ft. (may be reduced per criteria) Parking as exists Per code however, added to parking pay in lieu Loading as exists No reduction in loading facilities 701 Phase 1-2 702 Village Inn Plaza Phase 3 Standard Existing Proposed VVI District Total Lot Area 46,806 sq. ft.No Change Minimum Lot Area n/a 10,000 sq. ft. Setbacks Varies from 0 ft. to 10 ft.0’ except 10’ on east side of Phase 3 property Height 75 ft. (building 2) and 35 ft. (building 2) approximately As existing or 45 ft. ﬂat/48 ft. sloping (same a PA zone District) Density - Dwellings 26 dwelling units or 24.3 units per acre No restriction on number of dwelling units GRFA unknown Unlimited Site Coverage - Above Grade 42% of total site area or 19,753 sq. ft.Greater of existing or 60% above grade (requires deﬁnition change) Site Coverage - Below Grade Unknown 100% below grade Landscaping - softscape 29% or 13,760 sq. ft.n/a Landscaping - hardscape 22% or 10,716 sq. ft.n/a Landscaping - Total 34.5% or 16,568 sq. ft. 30% or 14,041 sq. ft. (may be reduced per criteria) Parking as exists Per code however, added to parking pay in lieu Loading as exists No reduction in loading facilities 703 Phase 3 704 DEFINITION AMENDMENT: SITE COVERAGE 705 SITE COVERAGE The language that exists today is: SITE COVERAGE. (1) The ra4o of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calcula4ng site coverage, “building area of a site” shall mean that por4on of a site occupied by any building, carport, porte-cochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or suppor4ng columns. (2) For the purposes of this defini4on, a balcony or deck projec4ng from a higher eleva4on may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. In addi4on to the above, building area shall also include any por4on of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered pa4o that extends more than four feet from the exterior face of the perimeter building walls or suppor4ng columns. 706 SITE COVERAGE •In the mid-2000s the Town amended the defini-on of site coverage to address a concern on residen-al proper-es that building sites were being excavated “coast to coast” or property line to property line •Prior to this mid-2000s amendment, site coverage only applied to building footprints located above grade •The language that existed prior to mid-2000s, the language excluded the word “below” •The proposed amendment, when considering residen-al projects, seemed like a very posi-ve change, though it does not appear to have had any real posi-ve environmental impact as homesites are generally fully excavated today for new homes 707 SITE COVERAGE •The major consequence of the change is that it rendered most commercial, mixed use, and mul-ple family sites with underground parking nonconforming •Reduced the ability of residen-al sites to have below grade improvements outside of the building footprint (like parking liVs and other uses) •In fact, since that change was made every major mixed use or commercial project has had to apply for a variance from the defini-on of site coverage 708 PROPOSED SITE COVERAGE SITE COVERAGE. (1) The ra-o of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calcula-ng site coverage, “building area of a site” shall mean that por-on of a site occupied by any building, carport, porte-cochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or suppor-ng columns. In the VVI, HDMF, CH-3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 below grade improvements are not calculated as site coverage. (2) For the purposes of this defini-on, a balcony or deck projec-ng from a higher eleva-on may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. In addi9on to the above, building area shall also include any por-on of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered pa-o that extends more than four feet from the exterior face of the perimeter building walls or suppor-ng columns. 709 Vail Village Inn (1980) 710 1 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX ORDINANCE NO. 15 SERIES 2025 AN ORDINANCE AMENDING TITLE 12 OF THE VAIL TOWN CODE TO CREATE THE VAIL VILLAGE INN (VVI) ZONE DISTRICT AND MAKING CORRESPONDING EDITS TO OTHER SECTIONS OF TITLE 12 WHEREAS, Section 12-3-7 of the Vail Town Code sets forth the procedures for amending provisions of Title 12 of the Vail Town Code; and WHEREAS, on June 15 and June 23, 2025, the Planning and Environmental Commission (the "PEC") held properly-noticed public hearings on proposed amendments to Title 12 to add a new zone district and make corresponding edits to other sections of Title 12; and WHEREAS, on July 15, 2025, the Town Council held a properly-noticed public hearing on the proposed amendments. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: Section 1. The definition of Site Coverage contained in Section 12-2-2 of the Vail Town Code is repealed in its entirety and reenacted as follows: SITE COVERAGE. The ratio of the total building area of a site to the total area of a site, expressed as a percentage, subject to the following: (1) In calculating site coverage, “building area of a site” means that portion of a site occupied by a building, carport, portecochere, arcade or covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or supporting columns. (2) A balcony or deck projecting from a higher elevation may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. (3) Building area shall also include any portion of roof overhangs, eaves, covered stairs, covered decks, covered porches, covered terraces and covered patios that extend more than four (4) feet from the exterior face of the perimeter building walls or supporting columns. (4) In the VVI, HDMF, CH-3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 zone districts, below-grade improvements are not included in the calculation of site coverage. 711 2 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX Section 2. Section 12-4-1 of the Vail Town Code is hereby amended by the addition of a new subsection (FF), to read as follows: (FF) Vail Village Inn (VVI) District. Section 3. Chapter 7 of Title 12 of the Vail Town Code is hereby amended by the addition of a new Article 7K, to read as follows: ARTICLE 7K: VAIL VILLAGE INN (VVI) DISTRICT 12-7K-1 INTENT AND PURPOSE. (A) The Vail Village Inn (VVI) zone district is intended to provide sites for general shopping and commercial facilities serving the Town, together with multi-family dwelling units and lodge and accommodation uses as may be appropriate. (B) The purpose of this Article is intended to ensure adequate light, air, open space and other amenities appropriate to permitted types of buildings and uses, and to maintain a convenient pedestrian environment for permitted commercial uses. 12-7K-2 PERMITTED USES; BASEMENT OR GARDEN LEVEL. The following uses shall be permitted in the basement or garden level of a building: (1) Accommodation units; (2) Attached accommodation units: (3) Banks and financial institutions; (4) Commercial ski storage/ski clubs; (5) Conference facilities and meeting rooms; (6) Eating and drinking establishments; (7) Employee housing units, subject to Chapter 13 of this Title 12; (8) Fractional fee clubs, timeshare, and fractional units; (9) Liquor stores; (10) Lodge dwelling units; (11) Multi-family residential dwelling units; (12) Personal services and repair shops; (13) Private clubs; (14) Professional offices, business offices and studios; (15) Recreation facilities; (16) Religious institutions; 712 3 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX (17) Retail establishments; and (18) Spa facilities. 12-7K-3 PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL. (A) Permitted uses. The following uses shall be permitted on the first floor or street level of a building: (1) Banks and financial institutions; (2) Conference facilities and meeting rooms; (3) Eating and drinking establishments; (4) Liquor stores; (5) Multi-family residential dwelling units and lodge dwelling unit that do not front upon a retail pedestrian corridor; (6) Personal services and repair shops; (7) Recreation facilities; (8) Religious institutions; and (9) Retail establishments. (B) Conditional uses. The following uses shall be permitted on the first floor or street level floor of a building, subject to issuance of a conditional use permit pursuant to Chapter 16 of this Title 12: (1) Accommodation units; (2) Attached accommodation units; (3) Employee housing units, subject to Chapter 13 of this Title 12; (4) Multi-family residential dwelling units (5) Lodge dwelling units; (6) Fractional fee clubs, timeshares, and fractional units; (7) Private clubs; and (8) Professional offices, business offices and studios. 12-7K-4 PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE. (A) Permitted uses. The following uses shall be permitted on any floor above the first floor of a building: (1) Accommodation units; (2) Attached accommodation units; (3) Employee housing units, subject to Chapter 13 of this Title 12; 713 4 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX (4) Multiple-family residential dwelling units; (5) Lodge dwelling units; (6) Fractional fee clubs, timeshare, and fractional units; and (7) Religious institutions. (B) Conditional uses. The following uses shall be permitted on any floor of a building above the first floor, subject to the issuance of a conditional use permit pursuant to Chapter 16 of this Title 12: (1) Banks and financial institutions; (2) Conference facilities and meeting rooms; (3) Eating and drinking establishments; (4) Liquor stores; (5) Personal services and repair shops; (6) Private clubs; (7) Professional offices, business offices and studios; (8) Recreation facilities; (9) Retail establishments; and (10) Spa facilities. 12-7K-5 CONDITIONAL USES. The following conditional uses shall be permitted on any floor of a building, subject to issuance of a conditional use permit pursuant to Chapter 16 of this Title 12: (1) Child daycare centers; (2) Communications antennas and appurtenant equipment; (3) Public or private parking structures; (4) Public buildings, grounds and facilities; (5) Public park and recreation facilities; and (6) Public utility and public service uses. 12-7K-6 ACCESSORY USES. The following accessory uses shall be permitted: (1) Home occupations, subject to issuance of a home occupation permit pursuant to § 12-14-12; (2) Swimming pools, tennis courts, patios, and other recreation facilities customarily incidental to residential or lodge uses; and 714 5 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX (3) Other uses customarily incidental and accessory to permitted or conditional uses and necessary for the operation thereof. 12-7K-7 LOT AREA. The minimum lot area shall be ten thousand (10,000) square feet. 12-7K-8 SETBACKS. (A) The minimum front, side, and rear setbacks shall be ten (10) feet. (B) At the discretion of the PEC or the DRB, variations to the prescribed setbacks may be approved during the review of a major exterior alteration if the proposed setbacks: (1) Provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas; (2) Comply with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations; (3) Provide adequate light, air and open space; (4) Are compatible with buildings and uses on adjacent properties; and (5) Will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with the prescribed setbacks. 12-7K-9 HEIGHT. (A) For a structure with a flat or mansard roof, the maximum height shall be forty-five (45) feet. (B) For a structure with a sloping roof, the maximum height shall be forty- eight (48) feet. 12-7K-10 DENSITY. There shall be no limitation on the number of dwelling units per acre. 12-7K-11 GROSS RESIDENTIAL FLOOR AREA. Up to one hundred sixty-five (165) square feet of gross residential floor area (GRFA) is permitted for each one hundred (100) square feet of lot area. 12-7K-12 SITE COVERAGE. Site coverage shall not exceed sixty percent (60%) of the total lot area. 12-7K-13 LANDSCAPING. (A) At least thirty percent (30%) of the total lot area shall be landscaped. (B) The PEC or the DRB may approve variations to the prescribed landscape area during the review of a major exterior alteration if the proposed landscape design: 715 6 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX (1) Is consistent with the Vail Village Master Plan; (2) Complies with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations; and (3) Will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with the prescribed landscape area. 12-7K-14 PARKING AND LOADING. (A) Off-street parking shall be provided in accordance with Chapter 10 of this Title 12, except that additional on-site parking generated by changes to commercial uses or expansions of floor area of existing commercial uses may pay into the Parking Fund established by §12 -10-16(B) in lieu of providing such parking. (B) No additional loading facilities are required, but there shall be no reduction of existing loading facilities. 12-7K-15 LOCATION OF BUSINESS ACTIVITY. (A) All uses shall be operated and conducted entirely within a building except for: permitted parking and loading areas; the outdoor display of goods; and such activities that are specifically authorized to be unenclosed by a conditional use permit. (B) The area to be used for an outdoor display of goods shall be located directly in front of the establishment displaying the goods and entirely upon the establishment’s private property. An outdoor display of goods shall not obstruct sidewalks, building entrances or exits, driveways, or streets. (C) For purposes of this Section, "conducted entirely within a building" means that all activities related to the use, including contacting potential customers and clients, must occur completely inside of a building, and not in an open doorway of the building. 12-7K-16 MAJOR EXTERIOR ALTERATIONS. (A) Applicability: A major exterior alteration includes: construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club units, or timeshare units; any project adding more than one thous and (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. (B) Application: (1) The application shall be submitted by the owner of the building or their authorized representative on a form provided by the Town. An application for a unit within a building with an owners' association shall be authorized by the association. 716 7 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX (2) The Administrator shall maintain a complete list of the application submittal requirements, and may waive certain submittal requirements if the applicant demonstrates that the information and materials required are not relevant to the application. The Administrator may also require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the application. (C) Planning and Environmental Commission ("PEC") review: (1) The PEC shall hold a public hearing on the application in accordance with § 12-3-6. (2) At the public hearing, the applicant must prove by a preponderance of the evidence that the proposed exterior alteration complies with this Article and applicable elements of the Vail Village Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood. (3) Following the public hearing, the PEC may approve the application as submitted, approve the application with conditions or modifications, or deny the application. (D) Design Review Board ("DRB") review: Following PEC approval, the application shall be reviewed by the DRB pursuant to Chapter 11 of this Title 12. (E) Lapse of approval: (1) Failure to receive DRB approval within two (2) years after the date of PEC approval shall void the PEC approval. (2) Failure to commence construction under a valid building permit within two (2) years after the date of DRB approval shall void the DRB approval. (3) Administrative extensions shall be allowed for reasonable and unexpected delays if regulations affecting the application have not changed. 12-7K-17 MINOR EXTERIOR ALTERATIONS. The construction of a new building or the alteration of an existing building that is not a major exterior alteration shall be reviewed by the DRB pursuant to Chapter 11 of this Title 12. 12-7-K-18 NONCONFORMING USES, STRUCTURES, AND SITE IMPROVEMENTS. (A) Applicability: This Section shall apply to nonconforming uses, structures and site improvements in the VVI District in lieu of Chapter 18 of this Title 12. (B) Uses: 717 8 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX (1) The use of a site or structure lawfully established prior to the effective date of the ordinance codified in this Article that does not conform to the use regulations prescribed by this Article may be continued, subject to this Section and provided that no such nonconforming use shall be enlarged to increase the site coverage or GRFA. Any subsequent reduction in site coverage or GRFA shall be deemed a new limitation, and the use shall not thereafter be enlarged to increase the site coverage or GRFA. (2) A nonconforming use shall not be changed to another nonconforming use. (3) Any nonconforming use that is discontinued for a period of twelve (12) months, regardless of any intent to resume operation of use, shall not be resumed, and any future use shall comply with this Article. (C) Structures and site improvements: (1) Structures and site improvements lawfully authorized by permits or regulations existing prior to the effective date of the ordinance codified in this Article that do not conform to the following may continue, subject to this Section: (a) Height; (b) Setbacks; and (c) Site coverage. (2) If a nonconforming structure or site improvement is destroyed by fire or disaster, the structure or site improvement may be reconstructed if the reconstruction is commenced within twelve (12) months and diligently pursued to completion. All new construction shall comply with all applicable codes regarding safety and construction in effect at the time of reconstruction. (D) Maintenance: Nonconforming uses, structures and site improvements may be maintained and repaired as necessary for convenience, safety and efficiency, provided that the maintenance or repair does not increase the nonconformity. Section 4. The table in Section 12-13-4 of the Vail Town Code is hereby amended by the addition of "Vail Village Inn (VVI)" to the column entitled "Zoning Districts Permitted by Right" for the rows entitled "Type lll", "Type Vll-CL", and "Type Vll-IZ". Section 5. Section 12-15-2 of the Vail Town Code is hereby amended by the addition of "VVI Vail Village Inn" to the column entitled "Zone Districts", and by the addition of "no limitation" to the column entitled "GRFA Ratio". Section 6. Section 12-23-1(B) of the Vail Town Code is hereby amended by the addition of a new subsection (17), to read as follows: 718 9 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX (17) Vail Village Inn (VVI). Section 7. Section 12-24-1(B) of the Vail Town Code is hereby amended by the addition of a new subsection (19), to read as follows: (19) Vail Village Inn (VVI). Section 8. If any part, Section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, Section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts , Sections, subsections, sentences, clauses or phrases be declared invalid. Section 9. The Town Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town and the inhabitants thereof. Section 10. The amendment of any provision of the Town Code as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. Section 11. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this ___ day of ______________, 2025 and a public hearing for second reading of this Ordinance set for the _____day of ______________, 2025, in the Council Chambers of the Vail Municipal Building, Vail, Colorado. _____________________________ Travis Coggin, Mayor ATTEST: ____________________________ Stephanie Kauffman, Town Clerk READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this ___ day of ______________, 2025. _____________________________ Travis Coggin, Mayor 719 10 7/11/2025 HTTPS://VAILCOGOV-MY.SHAREPOINT.COM/PERSONAL/GROY_VAIL_GOV/DOCUMENTS/GREG/PEC CASES/PEC25- 0012/TC/VVI DISTRICT-O071125 (GR).DOCX ATTEST: ____________________________ Stephanie Kauffman, Town Clerk 720 TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 23, 2025 SUBJECT: A request for a review of a Prescribed Regulation Amendment pursuant to 12 -3-7 Amendment, Vail Town Code, to create a new Vail Village Inn (VVI) zone district and an amendment to Vail Town Code Section 12-2-2 Definitions to change the Site Coverage and Landscaping definitions, a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O (aka Village Inn Plaza Condominium and Vail Plaza Condominiums), and amendments to other sections of Title 12 that require references to the new zone district. Applicant: Village Inn Plaza Phases l, ll, and lll (aka Village Inn Plaza Condominium and Vail Plaza Condominiums), represented by Mauriello Planning Group Planner: Greg Roy I. SUMMARY The applicant, the Village Inn Plaza Condominium and Vail Plaza Condominiums , is proposing to amend Section 12-12-2 Definitions and a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O. The proposed text amendment would revise the definitions of site coverage and landscaping. Based upon staff’s review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends The Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council. II. DESCRIPTION OF REQUEST 721 Town of Vail Page 2 The applicant, the Village Inn Plaza Condominium and Vail Plaza Condominiums , is proposing to amend Section 12-12-2 Definitions and a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O. The proposed text amendment would revise the definition of site coverage. The proposal to change the definition of landscaping was removed per the initial review of the application with the PEC at the June 9, 2025 PEC meeting. Subject properties highlighted The proposed zoning would replace the current Public Accommodation (PA) zoning. In the past, these sites developed through a combination of the existing PA zoning and Special Development District No. 6. As noted in the applicant’s narrative, Special Development District No. 6 was invalidated through a court order in 2022, rendering the properties developed under those standards as illegal non-conforming. The proposed new zone district seeks to address the issue of the non-conforming status by creating a zone district for these particular sites; Vail Village Inn phases 1, 2, and 3. The district aims to provide a unique zone district that works for the uses on the site and with similar standards to the adjacent Commercial Service Center (CSC) district and the Lionshead Mixed Use 1 (LMU- 1) district. 722 Town of Vail Page 3 The applicant’s proposal of a new zone district provides a straightforward development process for future applications, compared to the reestablishment of a special development district. With this proposal any additions or alterations would be processed through the Planning and Environmental Commission (PEC) or Design Review Board (DRB) process, compared to the lengthier minor or major amendment to a Special Development District (SDD). Creation of a new district requires that the standards be reviewed for conformance with the existing development on the site to ensure the existing building meets the proposed standards, and that the proposed standards allow for the appropriate development of the site in the future. As this process does not have the same flexibility of a SDD the application is being paired with one text amendments to definitions. This onetext amendments will affect how these individual standards are applied throughout town. The change to the “Site Coverage” definition is listed in the subsection below. This change would not count building area below grade towards site coverage for the VVI, HDMF, CH- 3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 zone districts. The remaining districts in Town would see no change in the way that site coverage is calculated. Currently site coverage limits the percentage of a site that a building can occupy above and below grade. This has presented challenges for buildings in the Villages and other higher density areas as parking is usually proposed to be below grade. In some cases, variances for below grade site coverage have been applied for and granted to accommodate this type of development, as most recently done for the Evergreen development. As part of the consideration of this portion of the application, the PEC should determine if the proposed amendment is generally consistent with the intent of regulating site coverage. III. BACKGROUND The subject lots were developed under Special Development District No. 6, which was adopted by Ordinance No. 7, Series of 1976. In 1984 a Minor Subdivision application was approved to separate 68 and 100 E meadow, the subject sites of the application today. Since that date there have been nine major amendments to the SDD and roughly a dozen minor amendments. As a result of a 2018 court case in 2022 SDD No. 6 was invalidated and the underlying Public Accommodation (PA) zone district became the primary zoning for the site. This application was reviewed at the June 9, 2025 PEC meeting and continued at the end of the discussion to the current meeting. IV. ZONING ANALYSIS Address: 100/68 East Meadow Drive Legal Description: Lot O, Block 5D, Vail Village Filing No. 1 Existing Zoning: Public Accommodation (PA) District 723 Town of Vail Page 4 Proposed Zoning: Vail Village Inn (VVI) District Existing Land Use Designation: Village Master Plan Mapped Geological Hazards: None Standard Public Accommodation (PA) District Proposed Vail Village Inn (VII) District Setbacks Front – 20’ Side – 20’ Rear – 20’ * Front – 10’ Side – 10’ Rear – 10’ ** Maximum Height Flat or mansard roof – 45’ Sloping roof – 48’ Flat or mansard roof – 45’ or height of the existing structure Sloping roof – 48’ or height of the existing structure Density 25/acre of buildable area No limit GRFA 150SF of GRFA/100SF of buildable area No limit Site Coverage maximum 65% of site area Greater of existing or 60% of the site area Minimum Landscaping 30% of the site area 30% of the site area*** Parking Per 12-10-10(B) and 75% of required parking shall be located within the main building or buildings or hidden from view within a landscaped berm. Per 12-10-10(B) **** * At the discretion of the Planning and Environmental Commission and/or the Design Review Board, variations to the setback standards outlined above may be approved during the review of exterior alterations or modifications (§ 12-7A-12 of this article) subject to the applicant demonstrating compliance with the following criteria: (A) Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas; (B) Proposed building setbacks comply with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations; (C) Proposed building setbacks will provide adequate availability of light, air and open space; (D) Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties; and (E) Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. ** or as exists onsite. At the discretion of the Planning and Environmental Commission and/or the Design Review Board, variations to the setback standards outlined above may be approved during the review of exterior alterations or modifications (§ 12-7K-6 of this article) subject to the applicant demonstrating compliance with the following criteria: (A) Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas; (B) Proposed building setbacks comply with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations; 724 Town of Vail Page 5 (C) Proposed building setbacks will provide adequate availability of light, air and open space; (D) Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties; and (E) Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. ***( A) Proposed landscape area design is consistent with the guidance of the Vail Village Master Plan; (B) Proposed landscape area design complies with applicable elements of the Vail Village Urban Design Guide Plan and Design Considerations; and (C) Proposed landscape area design will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed landscape area. **** except that additional on-site parking generated by changes to commercial uses or expansions of floor area of existing commercial uses may pay into the Parking Fund established by §12-10-16(B) even though the VVI District is not located within the “parking pay-in-lieu” zone. No additional loading facilities are required within this zone district. There shall be no reduction of existing loading facilities. SURROUNDING LAND USES AND ZONING Existing Land Use Zoning District North: CDOT Right-of-Way NA East: Solaris Commercial Service Center/SDD No. 39 South: One Willow Bridge/Sonnenalp Public Accommodation West: Sebastian/VVI Phase V Public Accommodation V. PROPOSED TEXT AMENDMENT LANGUAGE Please see Attachment B. Applicant’s Narrative pages 8-14 for the proposed new zone district language. The proposed text amendments to Section 12-2-2 are below. Bold language is proposed additional wording. Strikethrough language is current language proposed to be removed. Existing Language: SITE COVERAGE. (1) The ratio of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calculating site coverage, “building area of a site” shall mean that portion of a site occupied by any building, carport, porte-cochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or supporting columns. (2) For the purposes of this definition, a balcony or deck projecting from a higher elevation may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. In addition to the above, building area shall also include any portion of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered patio that extends more than four feet from the exterior face of the perimeter building walls or supporting columns. 725 Town of Vail Page 6 Proposed: SITE COVERAGE. (1) The ratio of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calculating site coverage, “building area of a site” shall mean that portion of a site occupied by any building, c arport, portecochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or supporting columns. In the VVI, HDMF, CH-3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 below grade improvements are not calculated as site coverage. (2) For the purposes of this definition, a balcony or deck projecting from a higher elevation may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck o r walkway. In addition to the above, building area shall also include any portion of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered patio that extends more than four feet from the exterior face of the perim eter building walls or supporting columns. VI. ROLES OF REVIEWING BODIES Order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council. The Town Council will then review the text amendment application and make the final decision. Planning and Environmental Commission: The Planning and Environmental Commission is responsible for the review of a text amendment application, pursuant to Section 12 -3-7, Amendment, Vail Town Code, and forwarding of a recommendation to the Town Council. Design Review Board: The Design Review Board (DRB) has no review authority over a text amendment to the Vail Town Code. Town Council: The Town Council is responsible for final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12 -3-7, Amendment, Vail Town Code. Staff: The Town Staff facilitates the application review process. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Town Code. Staff also provides the Planning and Environmental Commission a memorandum containing a description and background of the app lication 726 Town of Vail Page 7 an evaluation of the application regarding the criteria and findings outlined by the Town Code; and a recommendation of approval, approval with modifications, or denial. VII. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Town Code and Vail Land Use Plan are relevant to the review of this proposal: Title 12, Zoning Regulations, Vail Town Code CHAPTER 12-1, TITLE, PURPOSE AND APPLICABILITY (in part) Section 12-1-2: Purpose: A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the Town, and to promote the coordinated and harmonious development of the Town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality. B. Specific: These regulations are intended to achieve the following more specific purposes: 1. To provide for adequate light, air, sanitation, drainage, and public facilities. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets. 4. To promote adequate and appropriately located off -street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. 6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with Municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance the appearance of the Town. 9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features. 10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viable community. Commercial Service Center (CSC) Zone District Lionshead Mixed Use 1 (LMU-1) Zone District Public Accommodation (PA) Zone District Vail Land Use Plan 3.2 The Village and Lionshead areas are the best location for hotels to serve the future needs of destination skiers 3.3 Hotels are important to the continued success of the Town of Vail, therefor conversion 727 Town of Vail Page 8 to condominiums should be discouraged. 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. Vail Village Master Plan Mixed Use Sub-Area 1 The Mixed-Use sub-area is a prominent activity center for Vail Village. It is distinguished from the Village core by the larger scale buildings and by the limited auto traffic along East Meadow Drive. Comprised of five major development projects, this sub -area is characterized by a mixture of residential/lodging and commercial activity. There is a great deal of potential for improvements to both public and private facilities in the area. Among these is the opportunity to develop gateway entries to the Village at the 4-way stop and at the intersection of Vail Road and Meadow Drive. It is a lso a long term goal to strengthen the connection between this area and the Village core area by reinforcing the established pedestrian linkages. Pedestrianization in this area may; benefit from the development of retail infill with associated pedestrian i mprovements along East Meadow Drive and the development of public access to Gore Creek. A significant increase in the Village's overnight bed base will occur in this sub-area with the development of the final, phase of the Vail village Inn project. In addition, commercial and residential/lodging development potential is identified in sub -area concepts 3, 4, 6 and 8. The completion of these projects will essentially leave the sub -area "built out". Subsection # 1-1 Vail Village Inn Final phase of Vail Village Inn project to be completed as established by development plan for SDD #6. Commercial development at ground, level to frame interior plaza with greenspace. Mass of buildings shall "step up" from existing pedestrianscale along Meadow Drive to 4-5 stories along the Frontage Road. Design must be sensitive to maintaining view corridor from 4-way stop to Vail Mountain. Special emphasis on 1.2, 2.3, 2.4, 2.6, 3.2, 4.1, 5.1, 6.1. Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. Objective 2.3: Increase the number of residential units available for short term overnight accommodations. Objective 2.4: Encourage the development of a variety of new commercial activity where compatible with existing land uses. Objective 2.6: Encourage the development of employee housing units in Vail Village through the efforts of the private sector. 728 Town of Vail Page 9 Objective 3.2: Minimize the amount of vehicular traffic in the Village to the greatest extent possible. Objective 4.1: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. Objective 5.1: Meet parking demands with public and private parking facilities . Objective 6.1: Provide service and delivery facilities for existing and new development. VIII. CRITERIA FOR REVIEW Text Amendment 1. The extent to which the text amendment furthers the general and specific purposes of the zoning regulations; and The applicable specific purposes of the zoning regulations are listed below: (1) To provide for adequate light, air, sanitation, drainage and public facilities; (4) To promote adequate and appropriately located off-street parking and loading facilities; (7) To prevent excessive population densities and overcrowding of the land with structures; (8) To safeguard and enhance the appearance of the town; (10) To assure adequate open space, recreation opportunities and other amenities and facilities conducive to desired living quarters; and (11) To otherwise provide for the growth of an orderly and viable community. The proposed amendment to the definition of site coverag e will accomplish the specific purposes noted above by allowing additional building area below grade where there will not be an impact to the light and air. The zone districts impacted by this change are the highest density districts, including the core areas, where below grade improvements are often utilized for off-street parking and loading. This is evidenced by historical variances for below grade site coverage that have been granted to sites within the village and nearby parcels to accommodate below-grade parking structures. Encouraging these types of improvements below grade will enhance the appearance of town by reducing impacts to light and air and ensuring that the above grade areas are kept for the occupiable portions of buildings, open space and landscaped areas. The text amendment to create the new VVI zone district is in conformance with the General Purpose of the zoning regulations: “General. These regulations are enacted for the purpose of promoting the health, safety, morals and general welfare of the town, and to promote the coordinated and harmonious 729 Town of Vail Page 10 development of the town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality.” It will provide appropriate zone district standards for the existing development and allow for additional development opportunities to enhance the character of the area. The district will allow the buildings to continue to evolve into the future as is necessary provide for the growth of an orderly and viable community. Staff finds this criterion to be met. 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Applicable portions of the comprehensive plan are listed above in pages 8 and 9 of this staff report. This area is part of the Vail Village Master Plan and which calls out the goals that are most applicable to this site. The proposed amendment is necessary for the upgrading and redevelopment of the site as they are currently in a non -conforming state and are not permitted to make upgrades. The amendment seeks to recognize what is developed on the site and also allow for some expansion in the future. Part of the proposed amendment allows for additional parking to be done through the existing fee-in-lieu program, which speaks to the goal of meeting parking demands not only through private, but also public parking facilities. The parking in these proposed areas is largely built out and landlocked prohibiting additional at-grade or sub-grade parking from being feasible and therefore restricting development due to the inability to provide private parking. This also has the added benefit of reducing vehicular traffic within the village. Staff finds this criterion to be met. 3. The text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and As noted in the applicant’s narrative; the definition of site coverage originally did not include the portions of buildings that were below grade. The addition of the word “below” in the early 2000s was due to concerns of overdevelopment of some lots. The change in language that the time was addressing a concern that was realized around town and is still an appropriate change for the majority of town. This amendment proposes to revert the definition to its previous form for the areas of town where the highest densities are located and where below-grade parking is most likely to occur. This will serve to permit more parking below-grade and reduce potential at-grade parking or underutilization of lots as a result of difficulties accommodating parking minimums on the lot. 730 Town of Vail Page 11 With regard to the proposed new zone district portion of the text amendment, the area where the new zone district is applicable was developed under a Special Development District (SDD) in multiple phases. The underlying zone district, Public Accommodation, requires that Lodges have 70% of the GRFA dedicated to accommodation or fractional fee club units. The sites within the former SDD No. 6 have continued to develop and sell over time and the lodge portion of the SDD was separated from the residential and commercial portions of the SDD. With the dissolution of the SDD the individual sites do not meet the definition of Lodge, with the exception of VVI phase lV, The Sebastian, and do not comply with the underlying zoning. The application realizes the current conditions as an opportunity to create a new zone district that brings the sites into conformance with zoning. The continued use and development of the site is best served by the proposed zone district, in comparison with the creation of a new SDD, which is recognized as having a longer regulatory process for development applications. Staff finds this criterion to be met. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and The proposed text amendment for the new VVI zone district does not make wholesale changes to the areas where it is proposed to be applied. The current non-conforming buildings on the sites could no longer be developed or added to which is not a development objective of the town. The proposed amendment provides a path forward for development of the sites. The proposed zone district is a combination of regulations from zone districts around town and looks to emulate the development opportunities realized elsewhere. The proposed changes to the site coverage definition portion of the text amendment are also consistent with municipal development objectives. By tailoring the proposal to specific districts, the changes will only impact a portion of town. A consistent development objective of the town is to encourage parking to be below grade or within a structure to avoid the use of developable land on surface parking. The proposed amendment will further that goal by allowing additional building area below-grade where it will largely not impact the town from a visual perspective. Staff finds this criterion to be met. 5. Such other factors and criteria the Planning and Environmental Commission and/or council deem applicable to the proposed text amendments Zone District Boundary Amendment 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town. 731 Town of Vail Page 12 The current zoning on the site may have been applicable when the site was initially developed as a Lodge, which at the time had a lower percentage of GRFA required for the accommodation unit or fractional fee unit portion of the site. Since that time the site has continued to develop under the SDD and has become non -compliant with the recent dissolution of the SDD. With the current conditions the site is unable to develop under the primary zoning of Public Accommodation as the subject sites have no accommodation units or fractional fee units. The proposed zone district boundary amendment provides a path forward for the sites to develop in alignment with the specific goal of zoning regulations to “provide for the growth of an orderly and viable community”. The comprehensive plan also looks to increase the commercial development and residential units available for short term occupancy in the area. With the site unable to develop under the current zoning, the proposed zoning would bring the building into conformance with the zoning regulations to allow commercial development. It would also allow development of accommodation units that would be available for short term rental. Dwelling units would also be permitted, and while not specifically for short term rental, there is the possibility that through a short-term rental license these units could also further this goal. Staff finds this criterion to be met. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents. The proposed Vail Village Inn zone district was designed for the particular sites being considered for the zone district boundary amendment. The standards put in place are catered to the current development while allowing additional flexibility for development into the future. The proposed uses within the new district fit the current buildings better than the existing zone district’s uses. The proposed district allows for more commercial development, which is an express goal in multiple planning documents including the Vail Village Master Plan and the Land Use plan. Land Use plan goal 3.4 states: “3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.” The proposed uses were selected to fit the current site as well as fit the character of the area. East Meadow drive has a variety of commercial uses on the ground floor with hotels and residences on the levels above, which would also be permitted under the proposed zoning. Staff finds the propose criterion to be met. 732 Town of Vail Page 13 3. The extent to which the zone district amendment presents a harmonious, convenient, w orkable relationship among land uses consistent with municipal development objectives. The proposed zone district was designed with the goal to preserve the harmonious relationship between the subject sites and the surrounding area while allowing for potential future growth that would further development objectives. The uses in the proposed zone district are more varied from the PA district’s permitted uses and allow for more commercial development along the East Meadow corridor. The proposed district permits for the addition of accommodation units and fractional fee units, but does not limit the development to the definition of Lodge, which allows for more flexibility in any future proposals. Staff finds this criterion to be met. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole. This zoning amendment does not result in the granting of privilege nor is it incompatible with the Vail Comprehensive Plan, two tests for the determination of spot zoning . The land use for this parcel is Vail Village Master Plan, which is also part of the comprehensive plan. As noted earlier in this staff report there are several specific goals from the Vail Village Master Plan that are applicable to this area. The goals aim to increase the employee housing in the area, add to the commercial square footage, keep live beds, decrease vehicular traffic, and provide adequate parking facilities through public and private parking. The proposed zone district would allow for the development of more commercial and residential square footage to further those goals. The standards for the district are also very similar to the existing Public Accommodation zone district with the change in uses and density being the largest variation. With those standards the development should continue to grow in a similar fashion to the properties to east, south and west of the proposed site. Staff finds this criterion to be met. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. The site of the proposed zone district boundary amendment is within a fully developed area with little natural environment. The height, site coverage, and landscaping requirements are similar to what is currently required on the site and should not produce a development product that is detrimental to the items listed in this criteria. Future development on the 733 Town of Vail Page 14 parcel will be required to adhere to all applicable environmental standards during development review, construction, and operation. Staff finds this criterion to be met. 6. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district. The purpose statement for the proposed zone district is noted below: “The Vail Village Inn District is intended to provide sites for general shopping and commercial facilities serving the town, together with multiple-family dwelling and lodge and accommodation uses as may be appropriate. The District is intended to ensure adequate light, air, open space and other amenities appropriate to permitted types of buildings and uses, and to maintain a convenient pedestrian environment for permitted commercial uses.” The site is appropriate for the proposed zone district, as noted in the purpose statement listed above. The site accommodates multi-family dwellings and commercial uses with the ability to add additional live beds through accommodation units. Staff finds this criterion to be met. 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate. As noted earlier in the report this site was originally developed under SDD No. 6, with an underlying zoning of Public Accommodation. The development was in compliance with the lodge definition as one of the phases of the SDD was a hotel that provided enou gh GRFA to allow multi-family residential dwellings in the other phases, as well as the commercial that is seen today. When the SDD was nullified, that overarching approval and zoning went away meaning that each individual development lot then had to meet zoning standards on their own development lot. The proposed sites for this zone district boundary amendment are non -conforming with the PA zoning as they do not have a lodge use and are comprised of multi-family and commercial uses. This necessitates that some zone district boundary amendment take place or the sites be redeveloped in accordance with the PA zoning. This zone district boundary amendment demonstrates how conditions have changed since their original development. Staff finds this criterion to be met. 8. Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. 734 Town of Vail Page 15 IX. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section V lII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a Prescribed Regulation Amendment pursuant to 12-3-7 Amendment, Vail Town Code, to create a new Vail Village Inn (VVI) zone district and an amendment to Vail Town Code Section 12-2-2 Definitions to change the Site Coverage definition, a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O (aka Village Inn Plaza Condominium and Vail Plaza Condominiums), and amendments to other sections of Title 12 that require references to the new zone district. Should the Planning and Environmental Commission choose to recommend approval of this request, the Community Development Department recommends the Commission pass the following motion “The Planning and Environmental Commission recommends approval to the Vail Town Council for a Prescribed Regulation Amendment pursuant to 12 -3-7 Amendment, Vail Town Code, to create a new Vail Village Inn (VVI) zone district and an amendment to Vail Town Code Section 12-2-2 Definitions to change the Site Coverage definition, a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O (aka Village Inn Plaza Condominium and Vail Plaza Condominiums), and amendments to other sections of Title 12 that require references to the new zon e district.” Should the Planning and Environmental Commission choose to recommend approval, of this request, the Community Development Department recommends the Commission make the following findings: 1. That the amendment is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the town; 2. That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and 3. That the amendment promotes the health, safety, morals and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. 735 Town of Vail Page 16 4. That the amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the town; 5. That the amendment furthers the general and specific purposes of the zoning regulations; and 6. That the amendment promotes the health, safety, morals and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. X. ATTACHMENTS A. Vicinity Map B. Applicant’s Narrative C. Applicant’s Memo to PEC 6-11-25 736 VIP Talisman Sonnenalp Sebastian Gateway One Willow Bridge 9 Vail Road Vail Village Plaza Condos 1st Bank Village Inn Plaza (VIP) Vail Interfaith Chapel SDD 39 SDD 21 VA I L R D E MEADOW DR S F R O N T A G ERD E I 7 0 O N - R A MP ( 1 7 6 EASTBOUND) I 70 E a s t b o u n d VA I L R D I Subject Property 0 100 20050 Feet P E C 2 5 - 0 0 1 2P E C 2 5 - 0 0 1 2 Z o n e D i s t r i c t B o u n d a r y A m e n d m e n t P r o p o s a l V a i l V i l l a g e F i l i n g 1 , B l o c k 5 D , L o t s M & O 6 8 & 1 0 0 E a s t M e a d o w D r i v e Z o n e D i s t r i c t B o u n d a r y A m e n d m e n t P r o p o s a l V a i l V i l l a g e F i l i n g 1 , B l o c k 5 D , L o t s M & O 6 8 & 1 0 0 E a s t M e a d o w D r i v e VIP Talisman Sonnenalp Sebastian Gateway One Willow Bridge 9 Vail Road Vail Village Plaza Condos 1st Bank Village Inn Plaza (VIP) Vail Interfaith Chapel SDD 39 SDD 21 VA I L R D E MEADOW DR S F R O N T A G ERD E I 7 0 O N - R A MP ( 1 7 6 EASTBOUND) I 70 E a s t b o u n d VA I L R D This map was created by the Town of Vail GIS Team. Use of this map should be for general purposes only. The Town of Vail does not warrant the accuracy of the information contained herein. (where shown, parcel line work is approximate) Last Modified: June 5, 2025 Public Accommodation (PA) Vail Village Inn Commercial Core 1 Commercial Core 2 (CC2) Commercial Service Center High Density Multiple-Family (HDMF) General Use (GU) Outdoor Recreation (OR) ProposedExisting 737 Vail Village Inn Phases 1, 2 and 3: Crea5on of New Zone District and Rezoning Submi&ed to the Town of Vail: March 31, 2025 Revised May 1, 2025 Revised June 11, 2025 738 Introduc8on In 2024, Colorado Appeals Court invalidated Special Development District #6 (SDD #6) based on a lawsuit filed by the Phase V Condominium Associa5on, rever5ng the en5rety of the property to the underlying zoning of Public Accommoda5on (PA). This leT the exis5ng property owners in a state of limbo, as the PA Zone District generally renders the property nonconforming with most development standards. It effec5vely put a stop to any development ac5vi5es un5l a solu5on could be reached. The PA Zone District is not an appropriate zone district for the property given its commercial and mul5ple-family character. The PA Zone District is only appropriate for hotel proper5es with limited commercial offerings. ATer discussing the zoning related issues with Town staff, it was agreed that the best approach resolving the zoning issues, was to create a new, unique zone district for the Village Inn area that takes its unique collec5on of uses and layout into considera5on and eliminate the need for an SDD. This applica5on creates this new zone district to be applied to the applicants’ proper5es, Phases 1-3. Page of 2 21 Phase 4 Sebas8an Phase 5 Phase 1-2 Phase 3 739 Background Special Development District #6 was established by the Town of Vail by Ordinance No. 7, Series of 1976. The underlying zoning was Public Accommoda5on (PA). The Vail Village Inn (VVI) project was originally envisioned as a pedestrian village offshoot from Vail Village. The project developed pedestrian ways and plazas laid out in a way that that did not following ridged zoning requirements found in suburban areas or more contemporary urban areas in the United States. VVI was laid out and developed on a more European village model where the focus is on urban design. VVI in some aspects was a more successful pedestrian model than Vail Village with the parking located below grade, but lacking perhaps the loca5onal value of Vail Village proper. SDD #6 includes 5 phases as shown on the graphic above and list here: Phases 1 and 2: Vail Village Plaza Condominiums Phase 3: Village Inn Plaza Condominiums Phase 4: The Sebas5an Hotel Phase 5: Phase V Condominium Associa5on PA and Defini8on of Lodge: When the SDD was established, PA was a more simplified zone district than the current PA zone district. “Lodges” were, and con5nue to be, one of the only permifed uses in the PA zone district. In 1976, the defini5on of a “Lodge” was: “Lodge” means a building or group of associated buildings designed for occupancy primarily as the temporary lodging place of individuals are families either in accommoda9on units or dwelling units, in which the gross residen9al floor area devoted to accommoda9on units exceeds the gross residen9al floor area devoted to dwelling units, and in which all such units are operated under a single management providing the occupants thereof customary hotel services and facili9es. With this defini5on, as long as there was more GRFA in accommoda5on units than in dwelling units, the property could qualify as a “lodge.” The current defini5on of “lodge” is more restric5ve, allowing: Page of 3 21 740 LODGE. (1) A building or group of associated buildings designed for occupancy primarily as the temporary lodging place of individuals or families either in accommoda9on units or dwelling units, in which the gross residen9al floor area devoted to accommoda9on units or frac9onal fee club units, is equal to or greater than 70% of the total gross residen9al floor area on the site, and in which all such units are operated under a single management providing the occupants thereof customary hotel services and facili9es. (2) Notwithstanding the above for proper9es containing gross residen9al floor area equal to or less than 80 square feet of gross residen9al floor area for each 100 square feet of buildable site area, such proper9es shall be defined as LODGES, provided that gross residen9al floor area devoted to accommoda9on units or frac9onal fee club units exceeds the gross residen9al floor area devoted to dwelling units. Generally, this means to qualify as a “lodge” today, 70% of the GRFA must be in the form of accommoda5on units or frac5onal fee club units. Even with the old defini5on of Lodge, the individual proper5es within Village Inn never met the PA requirements. PA List of Permi&ed Uses: The PA zone district’s list of permifed uses states the following: The following uses shall be permiQed in the PA District: (A) Automated teller machines (ATMs) exterior to a building; (B) Employee housing units, as further regulated by Chapter 13 of this 9tle; and (C) Lodges, including accessory ea9ng, drinking or retail establishments located within the principal use and not occupying more than 10% of the total gross residen9al floor area of the main structure or structures on the site; addi9onal accessory dining areas may be located on an outdoor deck, porch or terrace. With the Court invalida5ng the SDD, the PA zone district as stand-alone district has created challenges, with the property now nonconforming in many ways - most obviously with the limit on commercial uses as much of the VVI along East Meadow Drive consists of commercial uses. Without the SDD overlay, there is no clear way for any owner to do modifica5ons or improvements, leaving the en5re property in a state of limbo. However, it is also noted that dealing with the original SDD also had its challenges. Due to the scope of the SDD, along with numerous major and minor amendments over the last 5 decades, it has been a challenge to implement the SDD. The applicant and staff has determined that it would be more successful to create a new zone district for the Vail Village in, and to implement that zoning on each phase. This allows each phase to be treated independently from the other so that development standards are not impacted by ac5vi5es on another phase. The applicant is proposing a new zone district Vail Village Inn- 1. The proposal is modeled off of the Commercial Service Center zone district and Lionshead Mixed Use 1 zone district but specifically tailored to this mixed use property. Page of 4 21 741 Commercial Service Center is the zone district of two of the adjacent proper5es to the VVI: Solaris and the Gateway. Both are also SDDs to address some of the short-comings of the CSC zone district, most notably GRFA and height. It should be noted that the PEC and/or the DRB, in the review of any redevelopment project with this new zone district must s5ll find general consistency with the Town’s comprehensive planning documents including the Vail Village Master Plan. Page of 5 21 Gateway Building: SDD with underlying zoning of CSC Solaris: SDD with underlying zoning of CSC PA PA 742 Current Property Condi8ons Village Inn Plaza Phase 3 Standard Exis8ng Proposed VVI District Total Lot Area 46,806 sq. T.No Change Minimum Lot Area n/a 10,000 sq. T. Setbacks Varies from 0 T. to 10 T.0’ except 10’ on east side of Phase 3 property Height 75 T. (building 2) and 35 T. (building 2) approximately As exis5ng or 45 T. flat/48 T. sloping (same a PA zone District) Density - Dwellings 26 dwelling units or 24.3 units per acre No restric5on on number of dwelling units GRFA unknown Unlimited Site Coverage - Above Grade 42% of total site area or 19,753 sq. T. Greater of exis5ng or 60% above grade (requires defini5on change) Site Coverage - Below Grade Unknown 100% below grade Landscaping - soTscape 29% or 13,760 sq. T.n/a Landscaping - hardscape 22% or 10,716 sq. T.n/a Landscape - Total Qualifying 35.4% or 16,568.36 sq. T. Note: Only 2,808.36 sq. T of hardscape counts as landscape area 30% (same as PA) aka 14,041.8 sq. T. or less at discre5on of PEC/DRB Complies at 30% Parking as exists Per code however, added to parking pay in lieu Loading as exists No reduc5on in loading facili5es Page of 6 21 743 Village Plaza Phase 1-2 Standard Exis8ng Proposed VVI District Total Lot Area 28,290 sq. T.No Change Minimum Lot Area n/a 10,000 sq. T. Setbacks Varies from 0 T. to 43 T. Exis5ng buildings are located off property 0’ except 10’ on east side of Phase 3 property Height Varies 31 T. to 35 T.As exis5ng or 45 T. flat/48 T. sloping (same a PA zone District) Density - Dwellings 5 dwelling units or 7.7 units per acre No restric5on on number of dwelling units GRFA unknown Unlimited Site Coverage - Above Grade 48% of total site area or 13,702 sq. T. Greater of exis5ng or 60% above grade (requires defini5on change) Site Coverage - Below Grade Unknown 100% below grade Landscaping - soTscape 4.9% or 1,401 sq. T.n/a Landscaping - hardscape 51% or 13,187 sq. T.n/a Landscape - Total Qualifying 10.95% aka 3,098.40 sq. T. Note: Only 1,697.4 sq. T of hardscape counts as landscape area 30% (same as PA) aka 8,487 sq. T. or less at discre5on of PEC/DRB Complies with ac5on of DRB to lower requirement Parking as exists Per code however, added to parking pay in lieu Loading as exists No reduc5on in loading facili5es Page of 7 21 744 New Zone District Below is the proposed zone district language. This zone district reflects more closely the uses and layout of the successful VVI development as it exists today. Most notably this zone district addresses the mostly zero setback condi5ons that exist today and the types of uses exis5ng today. It should be noted that the PEC and/or the DRB, in the review of any redevelopment project with this new zone district must s5ll find general consistency with the Town’s comprehensive planning documents including the Vail Village Master Plan. Proposed Zone District: Ar8cle 7K: Vail Village Inn (VVI) District 12-7K-1 Purpose: The Vail Village Inn District is intended to provide sites for general shopping and commercial facili5es serving the town, together with mul5ple-family dwelling and lodge and accommoda5on uses as may be appropriate. The District is intended to ensure adequate light, air, open space and other ameni5es appropriate to permifed types of buildings and uses, and to maintain a convenient pedestrian environment for permifed commercial uses. 12-7K-2 PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL. (A) Permifed uses. The following uses shall be permifed in basement or garden levels within a structure: (1) Accommoda5on units; (2) Afached accommoda5on units; (3) Banks and financial ins5tu5ons; (4) Commercial ski storage/ski club; (5) Conference facili5es and mee5ng rooms; (6) Ea5ng and drinking establishments; (7) Employee housing units, as further regulated by Chapter 13 of this 5tle; (8) Frac5onal fee clubs, 5meshare, and frac5onal units; (9) Liquor stores; (10) Mul5ple-family residen5al dwelling units, lodge dwelling units; (11) Personal services and repair shops; (12) Private clubs; (13) Professional offices, business offices and studios; (14) Recrea5on facili5es; (15) Religious ins5tu5ons; (16) Retail establishments; (17) Spa facili5es; Page of 8 21 745 (18) Addi5onal uses determined to be similar to permifed uses in accordance with the provisions of § 12-3-4 of this ar5cle. 12-7K-3 PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL. (A) Permifed uses. The following uses shall be permifed on the first floor or street level within a structure: (1) Banks and financial ins5tu5ons; (2) Conference facili5es and mee5ng rooms; (3) Ea5ng and drinking establishments; (4) Liquor stores; (5) Mul5ple-family residen5al dwelling units, lodge dwelling units that currently exist and which may be expanded in floor area except in areas of the site that front upon a retail pedestrian corridor as determined by the Administrator; (6) Personal services and repair shops; (7) Recrea5on facili5es; (8) Religious ins5tu5ons; (9) Retail establishments; (10) Addi5onal uses determined to be similar to permifed uses in accordance with the provisions of § 12-3-4 of this ar5cle. (B) Condi5onal uses. The following uses shall be permifed on the first floor or street level floor within a structure, subject to issuance of a condi5onal use permit in accordance with the provisions of Chapter 16 of this 5tle: (1) Accommoda5on units; (2) Afached accommoda5on units; (3) Employee housing units, as further regulated by Chapter 13 of this 5tle; (4) Mul5ple-family residen5al dwelling units, lodge dwelling units which are newly established; (5) Frac5onal fee clubs, 5meshare, and frac5onal units; (6) Private clubs; (7) Professional offices, business offices and studios; (8) Addi5onal uses determined to be similar to permifed uses in accordance with the provisions of § 12-3-4 of this ar5cle. 12-7K-4 PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE. (A) Permifed uses. The following uses shall be permifed on those floors above the first floor within a structure: (1) Accommoda5on units; (2) Afached accommoda5on units; (3) Employee housing units, as further regulated by Chapter 13 of this 5tle; Page of 9 21 746 (4) Mul5ple-family residen5al dwelling units, lodge dwelling units; (5) Frac5onal fee clubs, 5meshare, and frac5onal units; (6) Addi5onal uses determined to be similar to permifed uses in accordance with the provisions of § 12-3-4 of this ar5cle. (B) Condi5onal uses. The following uses shall be permifed on second floors and higher above grade, subject to the issuance of a condi5onal use permit in accordance with the provisions of Chapter 16 of this 5tle: (1) Banks and financial ins5tu5ons; (2) Conference facili5es and mee5ng rooms; (3) Ea5ng and drinking establishments; (4) Liquor stores; (5) Personal services and repair shops; (6) Private clubs; (7) Professional offices, business offices and studios; (8) Recrea5on facili5es; (9) Religious ins5tu5ons; (10) Retail establishments; (11) Spa facili5es; (12) Addi5onal uses determined to be similar to permifed uses in accordance with the provisions of § 12-3-4 of this ar5cle. 12-7K-5 CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A BUILDING OR OUTSIDE OF A BUILDING) The following condi5onal uses shall be permifed, subject to issuance of a condi5onal use permit in accordance with the provisions of Chapter 16 of this 5tle: (A) Child daycare centers; (B) Communica5ons antennas and appurtenant equipment; (C) Public or Private parking structures; (E) Public buildings, grounds and facili5es; (F) Public park and recrea5on facili5es; (G) Public u5lity and public service uses; (H) Addi5onal uses determined to be similar to permifed uses in accordance with the provisions of § 12-3-4 of this ar5cle. Page of 10 21 747 12-7K-5 ACCESSORY USES. The following accessory uses shall be permifed in the VVI District: (A) Home occupa5ons, subject to issuance of a home occupa5on permit in accordance with the provisions of § 12-14-12 of this 5tle; (B) Swimming pools, tennis courts, pa5os, or other recrea5on facili5es customarily incidental to permifed or condi5onal residen5al or lodge uses; and (C) Other uses customarily incidental and accessory to permifed or condi5onal uses, and necessary for the opera5on thereof. 12-7K-6 EXTERIOR ALTERATIONS OR MODIFICATIONS. (A) Review required. (1) Generally. The construc5on of a new building or the altera5on of an exis5ng building that is not a major exterior altera5on as described in subsec5on (B) of this sec5on shall be reviewed by the Design Review Board in accordance with Chapter 11 of this 5tle. (2) Submifal items required. The submifal items required for a project that is not a major exterior altera5on shall be provided in accordance with § 12-11-4 of this 5tle. (B) Major exterior altera5on. The construc5on of a new building or the altera5on of an exis5ng building which adds addi5onal dwelling units, accommoda5on units, frac5onal fee club units, 5meshare units, any project which adds more than 1,000 square feet of commercial floor area or common space, or any project which has substan5al off site impacts (as determined by the Administrator) shall be reviewed by the Planning and Environmental Commission as a major exterior altera5on in accordance with this chapter and § 12-3-6 of this 5tle. Any project which requires a condi5onal use permit shall also obtain approval of the Planning and Environmental Commission in accordance with Chapter 16 of this 5tle. Complete applica5ons for major exterior altera5ons shall be submifed in accordance with administra5ve schedules developed by the Department of Community Development for Planning and Environmental Commission and Design Review Board review. (1) Submifal items required, major exterior altera5on. The following submifal items are required. (a) Applica5on. An applica5on shall be made by the owner of the building or the building owner’s authorized agent or representa5ve on a form provided by the Administrator. Any applica5on for condominiumized buildings shall be authorized by the condominium associa5on in conformity with all per5nent requirements of the condominium associa5on’s declara5ons. (b) Applica5on; contents. The Administrator shall establish the submifal requirements for an exterior altera5on or modifica5on applica5on. A complete list of the submifal requirements shall be maintained by the Administrator and filed in the Department of Community Development. Certain submifal requirements may be waived and/or modified by the Administrator and/or the reviewing body if it is demonstrated by the applicant that the informa5on and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail Comprehensive Plan. The Page of 11 21 748 Administrator and/or the reviewing body may require the submission of addi5onal plans, drawings, specifica5ons, 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, submifals 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 § 12-3-6 of this 5tle. The Planning and Environmental Commission may approve the applica5on as submifed, approve the applica5on with condi5ons or modifica5ons, or deny the applica5on. The decision of the Planning and Environmental Commission may be appealed to the Town Council in accordance with § 12-3-3 of this 5tle. (E) Lapse of approval. Approval of an exterior altera5on as prescribed by this ar5cle shall lapse and become void one years following the date of approval by the Design Review Board unless, prior to the expira5on, a building permit is issued and construc5on is commenced and diligently pursued to comple5on. Failure to receive Design Review approval within two years from Planning and Environmental Commission approvals shall void its approval. Administra5ve extensions shall be allowed for reasonable and unexpected delays as long as code provisions affec5ng the proposal have not changed. 12-7K-7 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 altera5on or new development is in compliance with the purposes of the this district, that the proposal is consistent with applicable elements of the Vail Village Master Plan and that the proposal does not otherwise have a significant nega5ve effect on the character of the neighborhood, and that the proposal substan5ally complies with other applicable elements of the Vail Comprehensive Plan. 12-7K-8 LOT AREA. The minimum lot or site area shall be 10,000 square feet of site area. 12-7K-9 SETBACKS. In the VVI District, the minimum front, side, and rear setbacks shall be ten (10) feet or as exists onsite. At the discre5on of the Planning and Environmental Commission and/or the Design Review Board, varia5ons to the setback standards outlined above may be approved during the review of exterior altera5ons or modifica5ons (§ 12-7K-6 of this ar5cle) subject to the applicant demonstra5ng compliance with the following criteria: (A) Proposed building setbacks provide necessary separa5on between buildings and riparian areas, geologically sensi5ve areas and other environmentally sensi5ve areas; (B) Proposed building setbacks comply with applicable elements of the Vail Village Urban Design Guide Plan and Design Considera5ons; Page of 12 21 749 (C) Proposed building setbacks will provide adequate availability of light, air and open space; (D) Proposed building setbacks will provide a compa5ble rela5onship with buildings and uses on adjacent proper5es; and (E) Proposed building setbacks will result in crea5ve design solu5ons or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. 12-7K-10 HEIGHT. For a flat roof or mansard roof, the height of buildings shall not exceed 45 feet or the height of exis5ng structures, whichever is greater. For a sloping roof, the height of buildings shall not exceed 48 feet or the height of exis5ng structures, whichever is greater. 12-7K-11 DENSITY (DWELLING UNITS PER ACRE). No limita5on on the number of dwelling units per acre. 12-7K-12 GROSS RESIDENTIAL FLOOR AREA (GRFA). An unlimited amount of gross residen5al floor area (GRFA) shall be permifed on each site. 12-7K-13 SITE COVERAGE. Site coverage shall not exceed the greater of what currently exists onsite or 60% of the total site area. [see necessary revision to defini8on of site coverage proposed - PA allows 65%] 12-7K-14 LANDSCAPING AND SITE DEVELOPMENT. At least 30% of the total site area shall be landscaped. At the discre5on of the Planning and Environmental Commission and/or the Design Review Board, varia5ons to landscape area, including the percentage of core development allowed may be approved during the review of exterior altera5ons or modifica5ons (§ 12-7K-6 of this ar5cle) subject to the applicant demonstra5ng compliance with the following criteria: (A) Proposed landscape area design is consistent with the guidance of the Vail Village Master Plan; (B) Proposed landscape area design complies with applicable elements of the Vail Village Urban Design Guide Plan and Design Considera5ons; and (C) Proposed landscape area design will result in crea5ve design solu5ons or other public benefits that could not otherwise be achieved by conformance with prescribed landscape area. 12-7K-15 PARKING AND LOADING. Page of 13 21 750 Off-street parking shall be provided in accordance with Chapter 10 of this 5tle except that addi5onal on-site parking generated by changes to commercial uses or expansions of floor area of exis5ng commercial uses may pay into the Parking Fund established by §12-10-16(B) even though the VVI District is not located within the “parking pay-in-lieu” zone. No addi5onal loading facili5es are required within this zone district. There shall be no reduc5on of exis5ng loading facili5es. 12-7K-16 LOCATION OF BUSINESS ACTIVITY. (A) Limita5ons; excep5on. All permifed and condi5onal uses shall be operated and conducted en5rely within a building except for permifed parking and loading areas and such ac5vi5es as may be specifically authorized to be unenclosed by a condi5onal use permit and the outdoor display of goods. For purposes of this sec5on, CONDUCTED ENTIRELY WITHIN A BUILDING means that all ac5vi5es related to the permifed use, including contac5ng poten5al customers and clients, must occur completely inside of a building, and not in an open doorway of the building. (B) Outdoor displays. The area to be used for an outdoor display shall be located directly in front of the establishment displaying the goods and en5rely upon the establishment’s own property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor displays. Page of 14 21 751 Site Coverage Defini8on Amendment In the mid-2000s the Town amended the defini5on of site coverage to address a concern on residen5al proper5es that building sites were being excavated “coast to coast” or property line to property line. Prior to this mid-2000s amendment, site coverage only applied to building footprints located above grade. The language that exists today is: SITE COVERAGE. (1) The ra9o of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calcula9ng site coverage, “building area of a site” shall mean that por9on of a site occupied by any building, carport, porte-cochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or suppor9ng columns. (2) For the purposes of this defini9on, a balcony or deck projec9ng from a higher eleva9on may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. In addi9on to the above, building area shall also include any por9on of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered pa9o that extends more than four feet from the exterior face of the perimeter building walls or suppor9ng columns. The language that existed prior to mid-2000s, the language excluded the word “below” as bold above. The proposed amendment, when considering residen5al projects, seemed like a very posi5ve change, though it does not appear to have had any real posi5ve environmental impact as homesites are generally fully excavated today for new homes. The major consequence of the change is that it rendered most commercial sites with underground parking nonconforming and reduced the ability of residen5al sites to have below grade improvements outside of the building footprint (like parking liTs and other uses). In fact, since that change was made every major mixed use or commercial project has had to apply for a variance from the defini5on of site coverage. Because the Vail Village Inn proper5es contain underground parking facili5es that go outside of the building footprints this change to site coverage is important. This amendment allows there to be two different defini5ons of site coverage to allow and encourage below grade improvements in the commercial and mixed use zone districts. Please note that simply removing the word below from the current defini5on would also allow all improvements below grade to be excluded whether commercial or residen5al. Page of 15 21 752 Proposed language: SITE COVERAGE. (1) The ra9o of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calcula9ng site coverage, “building area of a site” shall mean that por9on of a site occupied by any building, carport, porte- cochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or suppor9ng columns. In the VVI, HDMF, CH-3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 below grade improvements are not calculated as site coverage. (2) For the purposes of this defini9on, a balcony or deck projec9ng from a higher eleva9on may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. In addi9on to the above, building area shall also include any por9on of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered pa9o that extends more than four feet from the exterior face of the perimeter building walls or suppor9ng columns. Page of 16 21 753 Criteria for Review for Text Amendment Sec5on 12-3-7 Amendment provides the Criteria for review a prescribed regula5ons amendment. The criteria area addressed below: (2) Prescribed regula9ons amendment. (a) Factors, enumerated. Before ac9ng on an applica9on for an amendment to the regula9ons prescribed in this 9tle, the Planning and Environmental Commission and Town Council shall consider the following factors with respect to the requested text amendment: 1.The extent to which the text amendment furthers the general and specific purposes of the zoning regula8ons; Applicant Response: Sec5on 12-1-2: Purpose provides the general and specific purposes of the Town’s Zoning Code. The purposes are: (A)General: These regula9ons are enacted for the purpose of promo9ng the health, safety, morals, and general welfare of the town, and to promote the coordinated and harmonious development of the town in a manner that will conserve and enhance its natural environment and its established character as a resort and residen9al community of high quality. (B)Specific. These regula9ons are intended to achieve the following more specific purposes: (1)To provide for adequate light, air, sanita9on, drainage and public facili9es; (2)To secure safety from fire, panic, flood, avalanche, accumula9on of snow and other dangerous condi9ons; (3) To promote safe and efficient pedestrian and vehicular traffic circula9on and to lessen conges9on in the streets; (4)To promote adequate and appropriately located off-street parking and loading facili9es; (5)To conserve and maintain established community quali9es and economic values; (6)To encourage a harmonious, convenient, workable rela9onship among land uses, consistent with municipal development objec9ves; (7)To prevent excessive popula9on densi9es and overcrowding of the land with structures; (8)To safeguard and enhance the appearance of the town; (9)To conserve and protect wildlife, streams, woods, hillsides and other desirable natural features; (10)To assure adequate open space, recrea9on opportuni9es and other ameni9es and facili9es conducive to desired living quarters; and (11)To otherwise provide for the growth of an orderly and viable community. Page of 17 21 754 The proposed text amendments are intended to relief from unnecessary limita5ons that will allow coordinated and harmonious development within the Town and prevent the need for variances generated as a consequence of the current regula5ons. This new zone district allows the Village Inn proper5es to con5nue to be a vital mixed use area of the Town and allows for more efficient upgrades and renova5ons over 5me. 2. The extent to which the text amendment would be&er implement and be&er achieve the applicable elements of the adopted goals, objec8ves and policies outlined in the Vail Comprehensive Plan and is compa8ble with the development objec8ves of the town; Applicant Response: The Town’s adopted Comprehensive Plan and other related documents promote the accommoda5on of parking and other improvements below grade where they do not contribute to bulk and mass and do not otherwise interfere with the design of a pedestrian oriented community. The changes to the VVI provision for landscaping recognizes the character of Vail as a pedestrian oriented community where hardscape improvements are as important and other landscape improvements. This new zone district allows the Village Inn proper5es to con5nue to be a vital mixed use area of the Town and allows for more efficient upgrades and renova5ons over 5me. The following goals, policies, and direc5on from the Town Comprehensive Planning documents support the proposal: Policy 1.1.1: Development and improvement projects approved in the Village shall be consistent with the goals, objec5ves, policies and design considera5ons as outlined in the Vail Village Master Plan and Urban Design Guide Plan. [Vail Village Master Plan] Objec5ve 1.2: Encourage the upgrading and redevelopment of residen5al and commercial facili5es. [Vail Village Master Plan] Policy 1.4.2: The Town may grant flexibility in the interpreta5on and implementa5on of its regula5ons and design guidelines to help protect and maintain the exis5ng character of Vail Village. [Vail Village Master Plan] Policy 3.1.1: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, ligh5ng and sea5ng areas), along adjacent pedestrian ways. [Vail Village Master Plan] Objec5ve 4.1: Improve exis5ng open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village. [Vail Village Master Plan] Policy 4.1.2: The development of new public plazas, and improvements to exis5ng plazas (public art, landmarks, historic features, streetscape features, sea5ng areas, etc.) shall be strongly encouraged to reinforce their roles as afrac5ve people places. [Vail Village Master Plan] Vail Village Sub-Areas statements pasted below: Page of 18 21 755 3. The extent to which the text amendment demonstrates how condi8ons have substan8ally changed since the adop8on of the subject regula8on and how the exis8ng regula8on is no longer appropriate or is inapplicable; Applicant Response: The proposed text changes help to address decades old issues that have been leT unresolved. The new zone district is necessary to address uses and Page of 19 21 756 development that have never been consistent with the exis5ng zoning on the property. With the SDD located on the property being invalidated by the Courts it was necessary to move forward with changes to the Town Code to address zoning on this property and within the Town Code. 4.The extent to which the text amendment provides a harmonious, convenient, workable rela8onship among land use regula8ons consistent with municipal development objec8ves; Applicant Response: The proposed changes to the Code will promote a harmonious, convenient and workable rela5onship among other land use regula5ons. 5. Such other factors and criteria the Planning and Environmental Commission and/or Council deem applicable to the proposed text amendment. Criteria for Review for Zoning Boundary Amendment Sec5on 12-3-7 Amendment provides the Criteria for review a zoning boundary amendment. The criteria area addressed below: (C) Criteria and findings. (1) Zone district boundary amendment. (a) Factors, enumerated. Before ac9ng on an applica9on for a zone district boundary amendment, the Planning and Environmental Commission and Town Council shall consider the following factors with respect to the requested zone district boundary amendment: 1.The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objec8ves and policies outlined in the Vail Comprehensive Plan and is compa8ble with the development objec8ves of the town; Applicant Response: The proposed rezoning is consistent with the goals of the Town and the Vail Comprehensive Plan. The zone district applied to this property reflects and current poten5al future uses of the property. See responses to text amendment criteria above. 2.The extent to which the zone district amendment is suitable with the exis8ng and poten8al land uses on the site and exis8ng and poten8al surrounding land uses as set out in the town’s adopted planning documents; Applicant Response: The proposed rezoning is suitable with exis5ng and poten5al land uses onsite and on surrounding lands. The zoning reflects the current and poten5al future uses of the property. Page of 20 21 757 3.The extent to which the zone district amendment presents a harmonious, convenient, workable rela8onship among land uses consistent with municipal development objec8ves; Applicant Response: The proposed rezoning is suitable with exis5ng and poten5al land uses onsite and on surrounding lands. The zoning reflects the current and poten5al future uses of the property and is consistent with municipal development objec5ves. 4.The extent to which the zone district amendment provides for the growth of an orderly viable community and does not cons8tute spot zoning as the amendment serves the best interests of the community as a whole; Applicant Response: The proposed rezoning and new zone district are proposed to address several proper5es within the commercial core of Vail. The proposed zone district is consistent with the Town’s development goals and comprehensive planning, reflects the current uses on the property, allows for the development of an orderly viable community, and does not cons5tute spot zoning. 5.The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegeta8on, riparian corridors, hillsides and other desirable natural features; Applicant Response: The proposed rezoning has lifle impact on these issues based on the loca5on within the Town of Vail. 6.The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; Applicant Response: This is a circular statement as the proposed zone district is consistent with its own purpose statement. 7.The extent to which the zone district amendment demonstrates how condi8ons have changed since the zoning designa8on of the subject property was adopted and is no longer appropriate; Applicant Response: The current uses are no longer consistent with the PA zone district as the PA district was modified over 5me in such a way as to make the uses nonconforming. The proposed zone district corrects these use conformity issues and is the appropriate zone district for the property. 8.Such other factors and criteria as the Commission and/or Council deem applicable to the proposed rezoning. Page of 21 21 758 MEMORANDUM To: Planning and Environmental Commission From: Mauriello Planning Group Subject: Vail Village Inn Zoning and Related Amendments Date: June 11, 2025 This memo is intended to provide answers to quesOons and comments we heard from the PEC at the June 9, 2025 hearing related to the new VVI zone district. The memo also provides a summary of changes we made to the proposals. Building Height: I failed to menOon at the hearing that the exisOng zoning on the property, PA, allows for a building height of 45’/48’. So what is proposed reflects that current allowance on the property. As was menOoned, this property is also governed by the Vail Village Master Plan. This plan includes guidance related to building stories on this property and throughout Vail Village. This document suggests 2-3 stories along East Meadow Drive. This guidance gives the PEC the ability to require buildings step down towards Meadow Drive if deemed necessary in the review of a development applicaOon. The proposal carries forward the PA building height with the recogniOon that greater building heights have been allowed within the site based on a prior SDD approval. 759 Site Coverage: The direcOon we heard on the amendment to site coverage was to leave the exisOng definiOon intact but to specify those zone districts where below grade improvements would not be calculated as site coverage. Below is our revised proposal: SITE COVERAGE. (1) The ra4o of the total building area of a site to the total area of a site, expressed as a percentage. For the purposes of calcula4ng site coverage, “building area of a site” shall mean that por4on of a site occupied by any building, carport, porte- cochere, arcade and covered or roofed walkway constructed at, below, or above grade as measured from the exterior face of the sheathing of the perimeter walls or suppor4ng columns. In the HDMF, CH-3, CC1, CC2, CC3, CSC, LMU-1, LMU-2, PA, PA-2, SBR, and SBR2 below grade improvements are not calculated as site coverage. (2) For the purposes of this defini4on, a balcony or deck projec4ng from a higher eleva4on may extend over a lower balcony, deck or walkway, and in such case the higher balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or walkway. In addi4on to the above, building area shall also include any por4on of a roof overhang, eaves or covered stair, covered deck, covered porch, covered terrace or covered pa4o that extends more than four feet from the exterior face of the perimeter building walls or suppor4ng columns. This proposed amendment allows densely development properOes with underground parking and similar improvements to be developed without the need for a site coverage variance. Landscape area: There was lots of discussion around the issue of “hardscape” (aka core development) versus “sodscape” (planted areas). There seemed to be some hesitaOon around the degree to which hardscape percentage was being increased in the urban core areas. We are proposing the following changes to address the concerns raised in recogniOon of the highly urbanized and pedestrian character of VVI property. Zone District Change: Similar to the setbacks provision, the landscape provision as been modified to allow some discreOon by the PEC or DRB on the amount of qualifying landscape area provided. AddiOonally, we have changed the percentage of landscape area back to 30% to be consistent with the exisOng PA zone district. 12-7K-14 LANDSCAPING AND SITE DEVELOPMENT. At least 30% of the total site area shall be landscaped. At the discreOon of the Planning and Environmental Commission and/or the Design Review Board, variaOons to landscape area, including the percentage of core development allowed may be approved during the review of exterior alteraOons or modificaOons (§ 12-7K-6 of this arOcle) subject to the applicant demonstraOng compliance with the following criteria: (A) Proposed landscape area design is consistent with the guidance of the Vail Village Master Plan; (B) Proposed landscape area design complies with applicable elements of the Vail Village Urban Design Guide Plan and Design ConsideraOons; and 760 (C) Proposed landscape area design will result in creaOve design soluOons or other public benefits that could not otherwise be achieved by conformance with prescribed landscape area. Landscaping DefiniOon Change: We are no longer proposing to amend the definiOon of landscaping. Density and GRFA: There was some concerned about allowing residenOal floor area and density to be unlimited and thus not having a control on bulk and mass. Density have limle to do with bulk and mass. A 500 sq. d. studio unit counts the same for density as a 2,500 sq. d. 3 bedroom condo. The true impact is more about vitality and perhaps traffic. VVI being a core area of the Town should mean we want to encourage more density. GRFA has some impact on bulk and mass but ulOmately bulk and mass is controlled by site coverage, building height, setbacks, design guidelines, and master planning documents like the Vail Village Master Plan. The Town also does not regulate commercial floor area in any zone district. That is already in the unlimited category. We are sOll proposing that both standards be unlimited and believe that is the correct direcOon, but if the PEC disagrees and prefers to have a limitaOon, we would suggest the following: Density: Phase 3 was originally developed with 33 residenOal units or 35 dwelling units per acre. Today there are 26 units or 24.3 units per acre. Phases 1-2 currently have 5 residenOal units or 7.7 units per acre. To allow for flexibility, the PEC might consider allowing 30 units per acre and an include the language in the PA zone district that states: “For the purposes of calculaOng density, employee housing units, accommodaOon units and fracOonal fee club units shall not be counted towards density.” At the very least, the density limit should be 25 units per acre which does not afford the opportunity to add or split a dwelling unit. GRFA: If this zone district gets applied to Phase 4 (SebasOan Hotel) in the future, a GRFA limit of 165 sq. d. per 100 sq. d. (165%) of site area would be required. The current PA limitaOon is 150%. We would recommend that if the PEC desires to have a GRFA limitaOon that it be set at 165%. This percentage also works for all other phases of the property. The tracking of GRFA on this mulO-family property will conOnue to be a issue that requires significant staff Ome and applicant expense. Hotel Room Conversion: There was a concern expressed that should this VVI zone district get applied to the SebasOan Hotel that it would allow the hotel rooms (aka accommodaOon units) to be converted to condominiums. However, SecOon 13-7-7 of the subdivision regulaOons prohibits the conversion of an exisOng accommodaOon unit to a condominium so this should not be a concern. 761 Planning and Environmental Commission Minutes Monday, June 23, 2025 1:00 PM Vail Town Council Chambers Present: Robyn Smith Craig H Lintner Jr John Rediker Brad Hagedorn David N Tucker William A Jensen Robert N Lipnick 1. Virtual Link Register to attend the Planning and Environmental Commission meeting. Once registered, you will receive a confirmation email containing information about joining this webinar. 2. Call to Order 3. Worksession 3.1 A request for a work session to present conceptual plans for the proposed development of the Lionshead Circle Residences, subject to the approval of a new development plan, pursuant to Article 7H, Section 12-7H-7, Vail Town Code, located at 500 and 534 East Lionshead Circlet/ Vail Lionshead Filing No. 1, A resubdivision of a Part of Lots 1,2, 3 and Tract E, Block 1,. Presenter: Ruther Associates LLC, represented by George Ruther Planner: Greg Roy Work session Staff Memo.pdf Lionshead Circle Residences Narrative.pdf Lionshead Circle Residence - PEC Worksession Materials.pdf Planner Roy gives a short presentation, he talks about the purpose of a work session. The applicant is represented by George Ruther, Charlie Starr, and Jamison McBride with OZ Architecture. Ruther talks about the vicinity map. He walks through the background of the property. Starr goes over zoning compliance within the LMU-1 district. Starr and McBride walk through various aspects of the site plan. Rediker and Oz discuss access for trash services and deliveries. OZ discusses the proposed landscaping and plant material. They walk through the architectural floor plans. Discussion of architectural massing per the guidelines in LRMP. Planning and Environmental Commission Meeting Minutes of June 23, 2025 1 762 Rediker asks if there are ways to improve the pedestrian experience to people accessing the Lionshead garage. Ruther says the LRMP highlights maintaining pedestrian connectivity, they will continue to look at ways to achieve that and work with Public Works. Hagedorn asks about the height calculations in the LRMP, including the stepback criteria of 60’. He has some concerns about the east elevation in regards to the architecture criteria. OZ discusses the proposed materials at the base, middle, and top of the structure. Ruther talks about how the project will meet employee housing requirements, will speak to the criteria that allow employee housing to be offsite. The ownership wants to comply with all regulations and request no variance. They will request minor subdivision application for single development site, major exterior alteration, conditional use permit for surplus parking. Jensen, interesting project, you guys will continue to look at the sheer unbroken walls. Look forward to parking discussion. Rediker, what is approximately the length of the building? Starr, about 210 feet. Rediker, are there any public amenities? Ruther, the amenities are for homeowners. Rediker, what about short-term rentals? Ruther, there is an opportunity for rental programs to be determined. Rediker, what are we looking at for roof pitches? McBride, 6:12 for the most part, with some flat roofs. The majority of the mechanical is in the parking garage, some on the roof as well but it is completely screened. Rediker asks about landscaping on the north of the building. Ruther, the requirements for the Town have regulated itself out of landscaping on many properties. The landscape architects have come up with alternate species which will do well in this location. Smith asks about the Vantage Point garage. Roy says the records show 1972. Smith asks why so many parking spots are proposed? Ruther, we have one place were obligated to replace and we are restoring that. Others are subject to private agreements. There is an amendment to the LRMP in 2019 regarding this area. Lipnick says there 55 spaces required, you’re building 159? Ruther, out of owner preference they want to sell two spaces per dwelling unit. Also want spaces for guest parking. Plus additional spaces for private agreements or other uses. Lipnick asks about the height numbers, applicants run through maximum and average height. Smith, we have 50% mandatory onsite employee housing requirement, but Timber Ridge program made that section unenforceable? It is the intent of the Council to allow those credits to satisfy on-site requirements. Ruther, the off-site housing is to be determined, how that will be met. There is a provision that allows 100% to be off-site if you’re able to demonstrate compliance with the exception criteria. Part of that is the more recently adopted policy. Roy, it doesn’t overrule that code section, Timber Ridge is a way to meet one of those exceptions. Rediker asks for public comment. Timothy Cook, president of Vantage Point HOA. We have an easement across this parking lot right now. Planning and Environmental Commission Meeting Minutes of June 23, 2025 2 763 This plan eliminates this. It’s important that Lionshead Circle walk gets cleaned up. Losing access through the site creates challenges. It’s very congested where the buses come and skier drop-off. There was no mention of foundations, this area is very tricky – there were a lot of problems with the last iteration. Jimmie Lee, president of Lifthouse. We’ve had a lot of previous discussions, hope that we don’t forget the conversations from before. The stairwell is a location where they wanted the transformer and chiller to be located for the building, not in front of the Lifthouse lobby. The Lifthouse has the right for 30 of the spaces under the garage, want to make sure all the spaces are correctly accounted for from the previous private agreements. Public comment closed. Commissioner comment opened. Smith, not PEC responsibility to assess applications for private agreements. Do you have ADA access? McBride, in the public way, yes. Confirms the whole walkway around it will be heated. Hagedorn, a spot for Alpine pizza would be wonderful. If you are looking to accommodate pedestrian traffic from Vantage Point, would want to see that. Make sure snowmelt is future-proofed for geothermal. This site is overdue for redevelopment. Concerns are compliance with 8-14 through 8-19 of the LRMP, looks forward to seeing more with the next application. As well as a detailed look at the housing mitigation plan. Tucker, interested to see more information on mass and height. Generally, interesting to see what will happen on this site, would like more information on the Housing plan. Rediker, interested in what Vantage Point had to say in regard to easement. We need to make sure we have good pedestrian access that’s safe around the site. Make sure all mechanical equipment is inside or screened. Ruther talks about the anticipated schedule moving forward. Jensen has to leave meeting. 4. Main Agenda 4.1 A request for a review of a Prescribed Regulation Amendment pursuant to 12-3-7 Amendment, Vail Town Code, to create a new Vail Village Inn (VVI) zone district and an amendment to Vail Town Code Section 12-2-2 Definitions to change the Site Coverage and Landscaping definitions, a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O (aka Village Inn Plaza Condominium and Vail Plaza Condominiums), and amendments to other sections of Title 12 that require references to the new zone district. PEC25-0012 Planner: Greg Roy Applicant Name: Village Inn Plaza Phases l, ll, and lll (aka Village Inn Plaza Condominium and Vail Plaza Condominiums), represented by Mauriello Planning Group PEC25-0012 Staff Memo.pdf Attachment A. Vicinity Map.pdf Attachment B. Applicant's Narrative.pdf Attachment C. Applicant's Memo to PEC 6-11-25.pdf Planning and Environmental Commission Meeting Minutes of June 23, 2025 3 764 Timestamp: 01:53 Planner Roy gives a presentation. The text amendment to landscaping has been removed from the application. He walks through the zoning standards form the existing zoning (PA) and the proposed (VVI) District. Rediker, understands the difficulty in this situation of assessing the existing GRFA. Does staff see danger in not having limits on GRFA, are we going to see excessive density and GRFA because we have not provided any limits? Roy, site coverage, height, setbacks would be the controlling factors. Vail Village Master plan also talks about bulk and mass as well as urban design guide. There are several other things in the comprehensive plan that help to limit this. Smith, are any of these properties maxed on GRFA? Roy, there were several ordinances that showed increases and they may have been close when looking at the whole SDD, however the record keeping is pretty poor over time. Smith, limiting GRFA helps hold the line in limiting the enclosure of decks. Roy, generally we see the 250 ordinance being used for those types of projects. Smith, we changed the process for alterations to process as they come in. Roy that was for the CC1 zone district that did not apply here. Smith, do we have strong enough safeguards to allow for unlimited GRFA? Roy, LMU-1 allows 250/100 sf of GRFA/buildable area, which is very high. Design considerations allowed for a development of appropriate size in Lionshead. Hagedorn, master plan limits massing and dictates massing without having to lean on GRFA. Roy talks about the districts where the site coverage change for below grade would be applied. Smith asks about excavation into floodplain. Roy, you can go below the base flood elevation outside the floodplain. You can’t go into the floodplain below the base flood elevation. Smith, there are old SDDs that are also HDMF. If base zoning changes, affording additional site coverage is it still an SDD amendment? Roy, it depends on the SDD. If they define site coverage in their SDD, they would have to change that definition in order to take advantage. The applicant is represented by Allison Kent with Mauriello Planning Group. Kent gives a presentation. Smith and Kent discuss the Vail Townhouse District exclusion from the change. Allowing PEC and DRB to allow for variation to landscaping if meeting three criteria. Kent presents on density considerations. It has been a challenge in these larger SDDs to track GRFA. GRFA calculation methods have also been amended many times. Rediker, is the applicant proposing that it would be acceptable to specify density and GRFA limits? Planning and Environmental Commission Meeting Minutes of June 23, 2025 4 765 Kent, they strongly recommend unlimited, but those numbers would be acceptable. Smith and Kent discuss section which prevents conversion of hotel rooms to condominiums. Smith, we should know what these occupancy rates are, shouldn’t be a mystery about live beds. Kent, we used to fight for all dwelling units to be short-term rentals, live bed ins LRMP requires that you have front desk and services in Lionshead. Smith wonders if we should be protecting that use any more, difficult to improve or redevelop. Roy confirms AAUs count towards GRFA. Hagedorn, question about public comment. Roy reiterates what Town’s legal council has told them about the status of SDD No. 6. Smith, asks about pay in lieu parking for commercial conversions? Kent, doesn’t think the intent was changing parking for small commercial additions. Smith, unlimited GRFA and density would also be controlled by parking. Roy says the PEC received public comment right before the meeting. Rediker, there is the option for density of 30 units/acre and 165/100 sf of GRFA / buildable area. Roy confirms that is acceptable to staff. Smith, why should we have a limit? Rediker is uncomfortable with unlimited – there are always scenarios that are unanticipated with regard to development. Hagedorn, density feels like a contrived number given the different units count etc. When the public talks about it, they are talking about the size of the building not necessarily unit counts. More comfortable with GRFA limit and not a density limit. Rediker asks for public comment. Frederick Aldrich, attorney for VIP plaza since early 2000s. Currently representing Phase V association. He was Phase V attorney during litigation in 2014, familiar with the issue involving SDD No. 6. Client is concerned that there is significant misinformation in the application. Look at the court of appeals documents that were submitted to you. Entered in 2021, the opinion details the history of the decision. Goes through the history of the litigation. The claims were not initiated by the association. The opinion of the district court did not invalidate the entire SDD No. 6 zone ordinance. The arguments were centered on a sub-paragraph about occupancy restrictions, cannot enact ordinances that discriminate against condominium ownership. Nobody in phases 1-4 was part of that litigation, there is no reference to those in the court orders. Today he sent a copy of the court of appeals opinion to the PEC, bottom line is those of us in Phase V are not trying to derail this application, but we do want to make it clear that there never has been an invalidation of SDD No. 6. Don’t want to leave the PEC idea that we’re not paying attention to this, we’re not here to oppose or support the application of 1,2,&3. We’re hear to be sure that everyone understands the truth about SDD No. 6. Thanks for your time and attention. No further comment. Public comment closed. Rediker, hasn’t read the opinion, but as a lawyer that concerns him on one level. Rediker, are we supposed to proceed on staff and Town’s legal decision that the SDD has been invalidated? Planning and Environmental Commission Meeting Minutes of June 23, 2025 5 766 Roy says that is the clear opinion here. Smith, are you comfortable not having a density limitation but addressing the parking? Tucker, as mentioned, there are other constraints from the additional zoning standards. Likes the idea of not having it unlimited because of future circumstances. Hagedorn, fine with limiting GRFA but not limiting density, doesn’t like it as a concept how it’s limited in certain districts. Smith, GRFA also comes down to tracking. Roy, the onus is also on applicants to provide that information if they come in with proposals impacting the numbers. Smith supports not limiting GRFA and density, but respects fellow commissioners opinions. Lipnick, favors limiting GRFA and parking, not density. Lintner, interesting discussion, more in favor or limiting parking and GRFA than a density limit. Smith, what does staff think of limiting GRFA and parking? Roy, understands the PEC regard for that, possibly pay in lieu applicable for residential expansions but not commercial ones. Kent, use county numbers as a starting point for moving forward to establish a baseline. Smith, this area benefits from zoning that fits it. You shouldn’t need a land use attorney to understand your zoning requirements. Likes that it affords flexibility for creative design solutions. Height and setbacks controlled by design, hopefully simplify what is a nightmare of a public process. Hagedorn appreciates the changes that have been made. Going more conservative on the height helps as well. Rediker generally agrees. Agrees with staff’s analysis for the text amendment and agrees as well on the analysis for the boundary amendment. Prefers GRFA set at 165/100 sf of buildable site area. Robert N Lipnick made a motion to Recommend for approval with the findings on pg. 15 -16, and the change to limit GRFA to 165 square feet of GRFA for every 100 square feet of buildable site area.; Robyn Smith seconded the motion Passed (6 - 0). 4.2 A request for recommendation to the Vail Town Council, pursuant to Section 3-2-6A, Function, Vail Town Code, to amend Section 5.17 and pertinent subsections of the Lionshead Redevelopment Master Plan, and setting forth details in regard thereto. (PEC25-0014) Applicant: Town of Vail, East West Partners, and Vail Resorts Planner: Heather Knight PEC25-0014 Staff Memo 6-23-25.pdf Attachment A. Section 5.17 Compare.pdf Attachment B. Section 5.17 Proposed-Clean.pdf Planning and Environmental Commission Meeting Minutes of June 23, 2025 6 767 Attachment C. Subsection Compare.pdf Attachment D. Subsection Proposed-Clean.pdf Timestamp 03:12 Planner Knight introduces the applicants. The applicants are represented by Matt Gennett for the TOV, Kevin Murphy and Jim Telling from East West and Melissa Sherburne from Vail Resorts. Gennett introduces the project. Murphy gives an overview of the concept plan. Smith ask about a pedestrian path, Telling talks about a proposed path on the west of the site. Town Engineer Tom Kassmel discuss future transit planning in conjunction with this plan. Smith and Kassmel discuss possible locations of bus stops in the project area. Rediker, we’re taking out employee parking for Vail Resorts, where are they going to start parking? Sherburne, we’ve looked at relocation of uses, we’re in the midst of that planning process. Likely a combination of offsite properties combined with on mountain locations for maintenance purposes. It’s a top priority to make sure every spot is accounted for. Some parking in the concept plan for critical employees. Rediker, how many employees are parking in that lot? Sherburne can’t pinpoint a number but the relocation analysis accounts for that. Gennett goes through summary of the proposed text amendments. Rediker, we’re proposing to take out a lot of language that talks about stepping back as you get to Gore Creek. Why wouldn’t we also talk about sensitive areas around Gore Creek, concepts like stepping back? Gennett agrees, there are bulk and mass parameters in LMU-2 that speak to the same values and principles. Rediker, I’m looking at changes to a master plan not only in context of the current plan but what happens if it falls through. Wants the wording and master pan document to survive this development not occurring and something else occurring down the road. Gennett, we’re cognizant of that. Smith, the language about relationship to the creek – the 2018 open lands plan does not identify any part of this area for acquisition? Gennett believes that is correct. We still want to have conservation principles as part of this Hagedorn, does the open lands plan address mitigating construction and development impact? Gennett, generally, but there is more stringent regulations in the development review process. Smith, are there plans for the bridge? Telling, when road moves that current bridge will have to be adjusted, it also needs repairs. Smith asks about stream setbacks. Kassmel, there would be an exemption for bridges. Applicants bring up redline version. Rediker, is there a need for safety measures along the relocated frontage road? Planning and Environmental Commission Meeting Minutes of June 23, 2025 7 768 Kassmel, with the proximity to the interstate, the sidewalk is on the south side, it will be similar to other recent sections of frontage road. Smith, is this an extension of Lionshead and it removes a lot of the specificity that Evervail had? Gennett, it has sufficient level of specificity but making it less prescriptive and more like a master plan. Some of the figures also had to be updated and refined from 14 years ago. Telling, the parking and housing requirements change depending on what is proposed on the site. You’ll see more details eventually but we’re trying to keep the concept open at this point. Gennett, at a minimum, it will meet the standards of LMU-2. There aren’t specific development plans that have been drawn up at this point. The goal is to meet the housing requirements on site. Murphy talks about a potential phased approach. Discussion of redline version going through Section 5. Lipnick, where is new lift proposed? Gennett references master development plan for Vail Mountain. Rediker asks about the removal of preservation of existing office space? Telling, office space is not as popular as it once was, doesn’t know how leasable that is. As it is conceptual, haven’t given a lot of thought to specificity of what those uses are. Rediker says there used to be more various office uses in Town. 5-17-9, why was this removed? Gennett, predicated on 2010 analysis, dated language. Smith asks about access to the creek. Telling, they would explore if there was some way to get access to the creek from an ADA perspective. We want people to enjoy the creeks, but we also heard in public outreach be careful how close you get to it. Rediker this section is pretty good. 5 -17-7, not just recreation and views but this is an opportunity to restore and enhance an area of Red Sandstone Creek that is essentially blighted. The plan should highlight that. Telling, they don’t disagree. Smith, spell out what guidance we’re trying to take away from the 2018 Open Lands plan. Hagedorn ok with changes to 5-17-8. This is covered by inclusionary zoning and commercial linkage. Rediker, the language about buildings stepping down towards Gore Creek was important. Not necessarily comfortable with what has been removed here. Hagedorn, the intent is to use the LRMP to govern massing, etc.. Gennett confirms. Rediker asks about the removal of the setbacks section. What was the thinking here? Gennett, were looking at setbacks from property line, when that gets subdivided into one parcel you’re looking at setbacks from the outside. Rediker, do we need to reference the necessity for adequate setbacks between buildings, putting aside this concept plan for any future development on this parcel. Gennett, there is also language in Title 14 about adequate setbacks, the intent was to remove redundant language. Planning and Environmental Commission Meeting Minutes of June 23, 2025 8 769 Rediker wants to make sure there are protections against overdevelopment and adequate setbacks in the code or master plan. Smith, there are some areas in Lionshead where a 0’ setback is beneficial. Rediker, zoning only states the setbacks around the perimeter, wants to make sure the interior separation is also addressed. Rediker, you’re removing reference to sun-shade analysis, that was a great concept. Looking at it as if this current development doesn’t happen. Rediker, why was green building language removed? Gennett, it is a dated term, it was redundant with existing language. The new language speaks to the environmentally responsive goals. Hagedorn, some of that is also redundant with the new codes. Gennett, this was originally aspirational, now it is required in codes. Rediker asks if a concept master plan is coming down the road? Telling, this is our conceptual master plan, but a lot of the details will be refined further moving forward. Rediker suggest removing “master” and just calling it a concept plan. Telling agrees. Smith asks about process. Telling, we will be refining the plan as we go which will come back to you in different applications. Gennett walks through associated applications. Smith likes the specificity of other areas of the LRMP. Gennett, it will have appropriate specificity for the master plan level, but there will be more detail at future applications. Lintner, hears what is being said but it does feel like there could be mid-point of a little more detail here. Telling, we’re trying to get to the point where the document can inform details moving forward. Hagedorn, ok with this specificity, this is an entire village. Don’t expect you to have that level of detail at the time of master planning. Sherburne, the sub-sections follow a similar tone. There was a lot of redundancy with other policy documents and a lot of it was outdated. We took a similar approach to what you have seen so far. Rediker asks about language on view corridors that was removed. Would like to know why this was removed. Gennett, we can get more information on that. Sherburne, the language was specific to Evervail design, this design has not progressed to the point to know what is appropriate. Rediker, the concept was to protect some view corridors with Evervail, so it is worth looking at what is needed here. Hagedorn agrees. Rediker asks about 5.20, viable and ideal. Rediker, you guys did a really good job of cleaning things up. Smith would like some more certainty about the transportation and pedestrian connections. Brad Hagedorn made a motion to Continue to the meeting on July 14, 2025; Robyn Smith seconded the Planning and Environmental Commission Meeting Minutes of June 23, 2025 9 770 motion Passed (6 - 0). 5. Approval of Minutes 5.1 PEC Results 6-9-25 PEC Results 6-9-25.pdf Robert N Lipnick made a motion to Approve ; Robyn Smith seconded the motion Passed (6 - 0). 6. Information Update 6.1 Fire Free Five Discussion Timestamp 04:52 Mark Novak and Paul Cada from the Fire Department give a presentation. Novak says we will assume the PEC understands the importance of this issue, and the challenges our community is facing. Cada talks about the Fire Free Five requirements. We’re talking about utilizing those requirements for existing landscaping in the community. The Town has gone through an extensive process of installing FFF landscaping at Town Buildings. Lots of good examples in the community for people to look at. Smith, village fire station? Cada addressing existing trees is the biggest questions. Novak talks about vegetation and the review process. The Gore Valley is more heavily stocked with trees than it used to be. Having come from a community that changed its regulations, people pretty quickly adjust to the changes. We’ve been thoughtful about providing options for the aesthetic but there will be changes that are necessary for prevention. Hagedorn asks about fire danger in the core areas. Novak, increasingly we’re seeing significant losses in commercial buildings and multi-family areas. Rediker and Cada discuss best limbing practices. Smith talks about the most appropriate setbacks with regard to the new landscaping requirements. Hagedorn, who handles enforcement? Cada says that will be the Fire Department and talks about the process. Smith asks about property line issues and costs of compliance. Cada says it is a factor, the cost of compliance is usually less than $5,000 for single family homes. There are funding sources available and other programs to help. Tucker and Cada discuss waterwise landscaping in conjunction with fire resistant landscaping. Hagedorn and Novak discuss insurance considerations. Smith asks about other communities doing mandatory compliance? Cada says one of the first in Colorado, it is happening in California. We’re following best science and need to be a leader here. Roy, thinking about ideas to shorten meetings, including time estimates for specific items. We will have more conversations about this. Planning and Environmental Commission Meeting Minutes of June 23, 2025 10 771 Rediker, we’re constrained by deadlines and when items need to be heard. 7. Adjournment David N Tucker made a motion to Adjourn ; John Rediker seconded the motion Passed (6 - 0). Planning and Environmental Commission Meeting Minutes of June 23, 2025 11 772 AGENDA ITEM NO. 5.3 Item Cover Page DATE:July 15, 2025 TIME:5 min. SUBMITTED BY:Greg Roy, Community Development ITEM TYPE:Action Items AGENDA SECTION:Action Items (7:10pm) SUBJECT:Ordinance No. 16, Series of 2025, First Reading, An Ordinance Rezoning 68 East Meadow Drive, Vail Village Filing 1, Block 5D, Lot O and 100 East Meadow Drive, Vail Village Filing 1, Block 5D Lot M and O, to Vail Village Inn (VVI) (8:05pm) SUGGESTED ACTION:Approve, approve with amendments, or deny Ordinance 16, Series of 2025 upon first reading. PRESENTER(S):Greg Roy, Planning Manager VAIL TOWN COUNCIL AGENDA ITEM REPORT ATTACHMENTS: Ord #16 of 2025 Staff Memo.pdf Attachment A. Ordinance No. 16, Series of 2025.pdf 773 TO: Town Council FROM: Community Development Department DATE: July 15, 2025 SUBJECT: First reading of Ordinance No. 16, Series of 2025, an ordinance rezoning 68 East Meadow Drive, Vail Village Filing 1, Block 5d, Lot O and 100 East Meadow Drive, Vail Village Filing 1, Block 5D Lot M and O to Vail Village Inn (VVI). Applicant: Village Inn Plaza Phases l, ll, and lll Homeowners Association(aka Village Inn Plaza Condominium and Vail Plaza Condominiums), represented by Mauriello Planning Group Planner: Greg Roy I. SUMMARY The applicant, the Village Inn Plaza Condominium and Vail Plaza Condominiums, is proposing a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code to apply the proposed Vail Village Inn (VVI) zone district to the properties located at 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O. On June 23, 2025, the Planning and Environmental Commission (PEC) voted 6-0 to recommend approval of the proposed amendments (PEC25-0012). II. ACTION REQUESTED OF THE TOWN COUNCIL The Vail Town Council shall approve, approve with modifications, or deny Ordinance No. 16, Series of 2025 on first reading. III. DESCRIPTION OF REQUEST The application is for a Zone District Boundary amendment pursuant to 12-3-7 Amendment, Vail Town Code, to apply the new Vail Village Inn (VVI) zone district to Phases l, ll, and ll of Vail Village Inn. A. Ordinance No. 16, Series of 2025 774 Town of Vail Page 2 IV. BACKGROUND The subject lots were developed under Special Development District No. 6, which was adopted by Ordinance No. 7, Series of 1976. In 1984 a Minor Subdivision application was approved to separate 68 and 100 E meadow, the subject sites of the application today. Since that date there have been nine major amendments to the SDD and roughly a dozen minor amendments. As a result of a court case in 2024 SDD No. 6 was invalidated and the underlying Public Accommodation (PA) zone district became the primary zoning for the site. In the past, these sites developed through a combination of the existing PA zoning and Special Development District No. 6. As noted in the applicant’s narrative, Special Development District No. 6 was invalidated through a court order in 2022, rendering th e properties developed under those standards as illegal non -conforming. The proposed new zone district seeks to address the issue of the non-conforming status by creating a zone district for these particular sites; Vail Village Inn phases 1, 2, and 3. The district aims to provide a unique zone district that works for the uses on the site and with similar standards to the adjacent Commercial Service Center (CSC) district and the Lionshead Mixed Use 1 (LMU-1) district. The applicant’s proposal of a new zone district provides a straightforward development process for future applications, compared to the reestablishment of a special development district. With this proposal any additions or alterations would be processed th rough the Planning and Environmental Commission (PEC) or Design Review Board (DRB) process, compared to the lengthier minor or major amendment to a Special Development District (SDD). Creation of a new district requires that the standards be reviewed for conformance with the existing development on the site to ensure the existing building meets the proposed standards, and that the proposed standards allow for the appropriate development of the site in the future. V. RECOMMENDED MOTION Should the Vail Town Council choose to approve Ordinance No. 16, Series of 2025, on first reading, staff recommends the Council pass the following motion: “The Vail Town Council approves, on first reading, Ordinance No. 16, Series of 2025, an ordinance rezoning 68 East Meadow Drive, Vail Village Filing 1, Block 5d, Lot O and 100 East Meadow Drive, Vail Village Filing 1, Block 5D Lot M and O to Vail Village Inn (VVI).” Should the Vail Town Council choose to approve Ordinance No. 16 Series of 2025, staff recommends the Council make the following findings: “The Vail Town Council finds:” 775 Town of Vail Page 3 1. That the amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and 2. That the amendment furthers the general and specific purposes of the zoning regulations; and 3. That the amendment promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality.” Vl. ATTACHMENTS A. Ordinance No. 16, Series of 2025 776 1 ORDINANCE NO. 16 SERIES OF 2025 AN ORDINANCE REZONING 68 EAST MEADOW DRIVE, VAIL VILLAGE FILING 1, BLOCK 5D, LOT O AND 100 EAST MEADOW DRIVE, VAIL VILLAGE FILING 1, BLOCK 5D LOT M AND O, TO VAIL VILLAGE INN (VVI) WHEREAS, Village Inn Plaza Phases l, ll, and lll Homeowners association(aka Village Inn Plaza Condominium and Vail Plaza Condominiums) (the "Applicant") on behalf of the property owners more particularly described as 68 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot O and 100 E Meadow Drive/Vail Village Filing 1, Block 5D, Lot M and O, Vail, Colorado, and depicted in Exhibit A, attached hereto and incorporated herein by this reference (the "Property"); WHEREAS, on March 31, 2025, the Applicant filed an application to rezone the Property to Vail Village Inn (VVI) (the "Application"); WHEREAS, Section 12-3-7 of the Vail Town Code sets forth the procedures for rezoning; WHEREAS, on June 23, 2025, the Planning and Environmental Commission (the "PEC") held a properly-noticed public hearing on the Application, and recommended that the Town Council approve the Application; and WHEREAS, on July 15, 2025, the Town Council held a properly-noticed public hearing on the Application. NOW, THEREFORE BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO THAT: Section 1. The Town Council, upon reviewing the recommendation of the Planning Commission, hearing the statements of Town staff, the Applicant and the public, and giving due consideration to the matter, finds and determines as follows: a. The rezoning is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town; b. The rezoning is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and c. The rezoning promotes the health, safety, morals, and general welfare of the Town and promote the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. 777 2 Section 2. Based on the foregoing findings, the Town Council hereby approves the Application and rezones the Property to Vail Village Inn (VVI). Section 3. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 4. The Town Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town and the inhabitants thereof. Section 5. The amendment of any provision of the Town Code as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. Section 6. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed. INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this 15th day of July, 2025, and a public hearing for second reading of this Ordinance set for the 5th day of August, 2025, in the Council Chambers of the Vail Municipal Building, Vail, Colorado. _____________________________ Travis Coggin, Mayor ATTEST: ____________________________ Stephanie Kaufmann, Town Clerk READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 5th day of August, 2025. _____________________________ Travis Coggin, Mayor ATTEST: ____________________________ Stephanie Kauffman, Town Clerk 778 3 EXHIBIT A 779