HomeMy WebLinkAboutPEC080033-12/1/20083
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TOwN OF YAI� �
COMMUNITVDEVFLOPMENT
75 South Frontage Rd.
Vail, Colorado 81657
970-479-2138/479-2139
FAX 970-479-2452
December 1, 2008
David Louie
Sent via email to Dlouie(a�sb-architects.com
TJ Brink
Sent via email to Tbrink(a�semperdev.com
Adam Williams
Sent via email to Awilliams(a�arcipm.com
Re: Fairmont Vail PEC Final Review Submittal
Dear David, TJ and Adam,
Department of Community Development
,�,��,�,�IiVED
I am writing to provide a summary of comments that need to be addres5�t1" rior o fi al approval
by the Planning and Environmental Commission. Because of the large number of issues that
remain unresolved, my suggestion is that you go to the PEC meeting next week on Monday
December 8, 2008 for a worksession, with one additional meeting for a final review in the near
future. Please provide an updated version of your submittal, including a response to all of the
following comments and additional requirements from Town of Vail departments by Wednesday
December 3, 2008:
Public Works:
1. Please provide a stamped survey and title report, show floodplain & wetland delineations.
2. A CDOT access permit will be required prior to approval. The access points shall meet
CDOT minimum standard spacing, measured between the PC/PT of each access. Access
points shall be governed by the CDOT Access code not by the design, height or
configurations of the building. Currently the access spacing does not meet this criteria.
3. Provide a Drainage Study for the site and Frontage Rd. and a more detailed drainage plan
showing all inlets, pipe, positive flow away from building, daylight points, swales, etc...
4. Provide a more detailed site plan with horizontal geometry, dimensions, turning movements
in the port cochere and LD area, etc...
5. Showing adequate site distances on Landscape plans and site plan.
6. All walls shall be a minimum 2' off property lines.
7. Show where roof drains and foundation drains will daylight or tie into Storm sewer.
8. Provide more detailed Frontage Rd plans, including horizontal and vertical geometry,
grading, drainage, sections, grade tie-ins, etc...Additional information to the east and west
will be required to adequately show match points.
9. All Frontage Rd. and path lighting shall meet Town standards.
10. Since the Frontage Rd. is lowering �12" at the Recycle Lot driveway, what will the driveway
grade increase to?
11. The hydrant shown on the Utility plan shall not be in the walkway.
12. The walk on the Frontage Rd should be heated as it is in the shade for most of the Winter.
13. The Frontage Rd walk shall be located in its final location per the ultimate Frontage Rd.
design.
14. Show Loading and delivery turning movements and vertical clearance. The minimum
Vertical clearance is 14' and may be required to be greater depending on grade breaks. No
turning movements may occur on the Frontage Rd. All Loading bays must be able to act
independently.
15. Show typical parking stall and aisle dimensions. Show how spaces 1, 22, 27, 75-77, 82-84,
134 exit and turnaround.
16. Show drainage in parking garage and locatioh and size of sand/oil separator and where
drainage daylights.
17. Show compliance to valet parking standards. (50% max)
18. The Middle Creek Floodplain is above the accessible liveable space along the west side of
the project. This may not comply with FEMA standards.
19. The path along Middle creek should be bicycle friendly and follow the Town of Vail Rec.
Path guidelines. Two versions are shown throughout the drawing set. The bike path should
have a short flat section just after crossing the creek to accommodate stairs coming in from
the north from the Frontage Rd. An option should be shown showing construction grading
on Vail International property to eliminate some of the 2-3' walls on the west side, and
discussions had with VI. An option showing the path on the east side of the creek should
also be shown as grading towards the Fairmont property may be achievable.
20. Show grades on the entire parking garage ramp.
21. Please clarify what the 5' clear of structure means on the ramp at 2 locations.
22. Please clarify what the `Blow out Wall' is along the 14% graded ramp.
23. Coordinate with AIPP for Public Art contribution.
24. The Developer complies with Public Works General Conditions of Approval. (See attached)
25. Traffic Study Comments;
1. The trip distribution of 80/20 favoring eastbound traffic seems too high, especially
considering future growth and attractions to the west (Simba Run Connection, EverVail,
Arrabelle, Future LH Parking structure). Based on the assumptions used in the Town's
MP model a 65/35 split seems appropriate. This will impact LOS and turning
movements.
2. We are continuing to work with CDOT on reductions. It is favoring that the greatest
reduction that the Town and CDOT will be permitting is 20%. Please continue your
evaluation with a 0 reduction and a 20% reduction.
3. How will the left turn restriction out of the development be controlled other than
signage?
Fire Department:
1. Provide fire staging and egress on a separate site plan to clearly identify where staging and
egress will occur and how fire trucks can be accommodated.
2. Need to provide access from fire command center to fire staging.
3. If you would like to discuss this further, please contact Mike McGee as soon as possible.
Planning:
1. Please note the requirements for parking, with doubled parked/ valet spaces at a maximum
of 50% of the required parking, and compact spaces at a maximum of 25% of parking. Also
note that enclosed parking spaces have a minimum size of 8 feet x 18 feet, while you are
showing bigger spaces as part of your plan. This must be changed to reflect the
requirements. If you wish to request a variance from this requirement, you will need to
apply for a variance and submit the required additional application materials.
2. Ensure that all plans have clearly labeled items and no internal coding that will be
unrecognizable by Town Staff (i.e. S1- is this stairs?) Please label all units as dwelling
units, accommodation units (hotel rooms), fractional fee units, and employee housing units.
3. Provide detail on square footage of all spaces within the building. This will help calculate
parking and loading, as well as numerous other requirements based on square footage of
different land uses within the building.
4. Provide a letter from TJ Brink confirming that no HOA approval is necessary, since he has
the rights to development, and as such, approves the project. Should HOA approval be
required, please provide a letter from the HOA.
5. Provide a written statement describing the proposal and how the proposal complies with the
applicable adopted master plans and planning documents, including:
A. Employee Housing Analysis: Existing and proposed square footage of dwelling
units and each individual commercial use
B. Parking analysis: Provide data on how the project complies with TOV parking
requirements
C. Summary of zoning requirements and how the project meets these requirements.
6. Provide photo overlays and/or other graphic material to demonstrate the special
relationship of the proposed development to adjacent properties, specifically WMC, and to
public spaces
7. Provide utility companies' sign-off for the project
8. Provide a 3D model of the building.
Should you have questions, feel free to call or email. I will need to have all information submitted
by Wednesday, December 3, 2008. As previously stated, it seems that a worksession may be
more appropriate next week in order to discuss issues and facilitate approval at a later date. As a
worksession, a number of the above issues may remain unresolved at this time. However, if you
are requesting a final approval, these issues must be addressed immediately.
Best,
Rachel Friede, AICP
Planner II
(970)479-2440
Rfriede@vailgov.com
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T�wN OF YAIL '
COMMUNIT/DEVFL.OPMENT
75 South Frontage Rd.
Vail, Colorado 81657
970-479-2138/479-2139
FAX 970-479-2452
October 14, 2008
David Louie
Sent via email to Dlouie(a�sb-architects.com
TJ Brink
Sent via email to Tbrink(c�semperdev.com
Adam Williams
Sent via email to Awilliams(c�arcipm.com
Re: Fairmont Vail PEC Final Review Submittal
Dear David, TJ and Adam,
Department of Community Development
I am writing to provide a summary of comments from Town of Vail Departments as well as a
summary of requirements for your PEC submittal for the November 10, 2008 meeting.
1. Building Department:
a. I clarified with Martin Haeberle, Chief Building Official, who confirmed that you will
have to pick between the 2003 and the 2009 ICC. Martin is happy to discuss this
further.
2. Public Works:
a. Provide a response to all comments provided by Tom Kassmel at our last meeting.
b. The loading and delivery bay will need to accommodate a WB50. Please depict this
on the plans.
c. Be mindful of garage door height and grade changes at garage entry.
d. CDOT approval- Tom confirmed that a preliminary meeting where CDOT gives a
conceptual approval of the Frontage Road grading and access will be sufficient prior
to PEC final approval. However, a condition of the PEC approval will be to get final
approval from CDOT.
3. Fire Department:
a. Provide fire staging and egress on a separate site plan to clearly identify where
staging and egress will occur and how fire trucks can be accommodated.
b. Need to provide access from fire command center to fire staging.
c. If you would like to discuss this further, please contact Mike McGee as soon as
possible.
4. Planning:
a. A conditional use permit application needs to be submitted. In anticipation of this
application, the project was noticed to the public as a major exterior alteration, as
well as a conditional use permit for dwelling units, accommodation units, employee
housing units, conference facilities and meeting rooms on the basement level, multi-
family dwelling units on the first floor, and an eating and drinking establishment on
the second floor. If the conditional use permit includes any conditional uses other
than those listed above, we wiil need to renotice the item, and you will need to
submit self-addressed stamped envelopes to send notice to adjacent property
owners.
b. Please note the requirements for parking, with doubled parked/ valet spaces at a
maximum of 50% of the required parking, and compact spaces at a maximum of
25% of parking. Also note that enclosed parking spaces have a minimum size of 8
feet x 18 feet, while you are showing bigger spaces as part of your plan.
c. Ensure that all plans have clearly labeled items and no internal coding that will be
unrecognizable by Town Staff (i.e. S1- is this stairs?)
5. PEC Submittal Requirements: In addition to addressing any applicable comments above,
please submit the following items for review by Town Staff and the PEC by October 27,
2008.
a. Conditional Use Permit application, and SASE envelopes for adjacent properties, if
applicable
b. Letter from TJ Brink confirming that no HOA approval is necessary, since he has the
rights to development, and as such, approves the project
c. A written statement describing the proposal and how the proposal complies with the
applicable adopted master plans and planning documents, including:
i. Employee Housing Analysis: Existing and proposed square footage of
dwelling units and each individual commercial use
ii. Parking analysis: Provide data on how the project complies with TOV
parking requirements
iii. Summary of zoning requirements and how the project meets these
requirements. I have attached a zone check sheet that will help you in this
summary.
d. Photo overlays and/or other graphic material to demonstrate the special relationship
of the proposed development to adjacent properties, specifically WMC, and to
public spaces
e. Utility companies' sign-off for the project
f. Four sets of full size plans and ten sets of 11x17 plans, including the following (for
detailed requirements, see section 6 of this letter):
i. Stamped Topographic Survey
ii. Existing and Proposed Site and Grading Plans including details on
pedestrian an vehicular access, with a separate site plan showing fire
staging and egress
iii. Landscape Plan showing proposed landscaping (including trees to be
removed), with hardscape and softscape color coded and labeled with
square footage of each section. Note that landscape areas must be 300 sq
feet or more to count as part of landscaping. If there are any retaining walls,
note the elevation at bottom and top of the walls. If any walls are greater
than 3 ft tall (with a 6 foot max for all walls) the wall details need to be
stamped by a Colorado Licensed Professional Engineer
iv. Roof Height Plan showing ridge and peak elevations and natural or
interpolated grade below ridges and peaks, as well as average height
calculations
v. Roof Plan showing areas of flat roof shaded and percentage of flat and
sloped roof noted on plans
vi. Existing and Proposed Architectural Elevations including dimensions of
sections of materials on the fa�ade. Provide a color-coded copy of
combustible materials for the Fire Department
vii. Sun/shade analysis of the existing and proposed building for the spring/fall
equinox and winter solstice at 10:00 am and 2:00 pm
viii. Existing and Proposed Architectural Floor Plans including clearly labeled
dwelling units, accommodation units, employee housing units, and
individually labeled commercial space with square footage for each
individual unit or use
g. A 3D model of the project and adjacent buildings, to be submitted electronically
h. A physical model of the proposed development to include buildings and major site
improvements on adjacent properties will be required at the PEC meeting.
6. Detailed Submittal Requirements: The following outlines detailed information to include on
each sheet of plans:
Topographic survey:
❑ Wet stamp and signature of a licensed surveyor
❑ Date of survey
❑ North arrow and graphic bar scale
❑ Scale of 1"=10' or 1"=20')
❑ Legal description and physical address
❑ Lot size and buildable area (buildable area excludes red hazard avalanche, slopes
greater than 40%, and floodplain)
❑ Ties to existing benchmark, either USGS landmark or sewer invert. This information
must be clearly stated on the survey
❑ Property boundaries to the nearest hundredth (.01) of a foot accuracy. Distances and
bearings and a basis of bearing must be shown. Show existing pins or monuments
found and their relationship to the established corner.
❑ Show right of way and property lines; including bearings, distances and curve
information.
❑ Indicate all easements identified on the subdivision plat and recorded against the
property as indicated in the title report. List any easement restrictions.
❑ Spot Elevations at the edge of asphalt, along the street frontage of the property at
twenty-five foot intervals (25'), and a minimum of one spot elevations on either side of
the lot.
❑ Topographic conditions at two foot contour intervals
❑ Existing trees or groups of trees having trunks with diameters of 4" or more, as
measured from a point one foot above grade.
❑ Rock outcroppings and other significant natural features (large boulders, intermittent
streams, etc.).
❑ All existing improvements (including foundation walls, roof overhangs, building
overhangs, etc.).
❑ Environmental Hazards (ie. rockfall, debris flow, avalanche, wetlands, floodplain, soils)
❑ Watercourse setbacks, if applicable (show centerline and edge of stream or creek in
addition to the required stream or creak setback)
❑ Show all utility meter locations, including any pedestals on site or in the right-of-way
adjacent to the site. Exact location of existing utility sources and proposed service lines
from their source to the structure. Utilities to include: Cable TV, Sewer, Gas,
Telephone, Water, Electric
❑ Size and type of drainage culverts, swales, etc.
❑ Adjacent roadways labeled and edge of asphalt for both sides of the roadway shown for
a minimum of 250' in either direction from property.
Site and Grading Plan:
❑ Scale of 1"=20' or larger
❑ Property and setback lines
❑ Existing and proposed easements
❑ Existing and proposed grades
❑ Existing and proposed layout of buildings and
fences and walls. Indicate the foundation with
solid line.
other structures including decks, patios,
a dashed line and the roof edge with a
❑ All proposed roof ridge lines with proposed ridge elevations. Indicate existing and
proposed grades shown underneath all roof lines. This will be used to calculate building
height.
❑ Proposed driveways, including percent slope and spot elevations at the property line,
garage slab and as necessary along the centerline of the driveway to accurately reflect
grade.
❑ A 4' wide unheated concrete pan at the edge of asphalt for driveways that exit the street
in an uphill direction.
❑ Locations of all utilities including existing sources and proposed service lines from
sources to the structures.
❑ Proposed surface drainage on and off-site.
❑ Location of landscaped areas.
❑ Location of limits of disturbance fencing
❑ Location of all required parking spaces
❑ Snow storage areas.
❑ Proposed dumpster location and detail of dumpster enclosure.
❑ Retaining walls with proposed elevations at top and bottom of walls. A detailed cross-
section and elevation drawings shall be provided on the plan or separate sheet.
Stamped engineering drawings are required for walls between 4' and 6' feet in height.
❑ Delineate areas to be phased and appropriate timing, if applicable
Landscape Plan:
❑ Scale of 1" = 20' or larger
❑ Landscape plan must be drawn at the same scale as the site plan.
❑ Location of existing trees, 4" diameter or larger. Indicate trees to remain, to be
relocated (including new location), and to be removed. Large stands of trees may be
shown (as bubble) if the strand is not being affected by the proposed improvements and
grading.
❑ Indicate all existing ground cover and shrubs.
❑ Detailed legend, listing the type and size (caliper for deciduous trees, height
conifers, gallon size for shrubs and height for foundation shrubs) of all the existing
proposed plant material including ground cover.
❑ Delineate critical root zones for existing trees in close proximity to site grading
construction.
❑ Indicate the location of all proposed plantings.
❑ The location and type of existing and proposed watering
caring for plant material following its installation.
❑ Existing and proposed contour lines. Retaining walls shall
wall and the bottom of wall elevations noted.
for
and
and
systems to be employed in
be included with the top of
Architectural Floor Plans:
❑ Scale of 1/8" = 1' or larger; 1/4" is preferred
❑ Floor plans of the proposed development drawn to scale and fully dimensioned. Floor
plans and building elevations must be drawn at the same scale.
❑ Clearly indicate on the floor plans the inside face of the exterior structural walls of the
building.
❑ Label floor plans to indicate the proposed floor area use (i.e. bedroom, kitchen, etc.).
❑ One set of floor plans must be "red-lined" indicating how the gross residential floor area
(GRFA) was calculated. See Title 12, Chapter 15 — Gross Residential Floor Area for
regulations.
❑ Provide dimensions of all roof eaves and overhangs.
Architectural Elevations:
❑ Scale of 1/8" = 1' or larger; 1/4" is preferred
❑ All elevations of the proposed development drawn to scale and fully dimensioned. The
elevation drawings must show both existing and finished grades. Floor plans and
building elevations must be drawn at the same scale.
❑ If building faces are proposed at angies not represented well on the normal building
elevations, show these faces also.
❑ Elevations shall show proposed finished elevation of floors and roofs on all levels.
❑ All exterior materials and colors shall be specified on the elevations.
❑ The following shall be shown graphically and fully dimensioned: fascia, trim, railings,
chimney caps, meter locations, and window details.
❑ Show all proposed exterior lighting fixtures on the building.
❑ Illustrate all decks, porches and balconies.
❑ Indicate the roof and building drainage system (i.e. gutters and downspouts).
❑ Indicate all rooftop mechanical systems and all other roof structures, if applicable.
❑ Illustrate proposed building height elevation on roof lines and ridges. These elevations
should coordinate with the finished floor elevations and the datum used for the survey.
❑ Exterior color and materials, either on the elevations, or on a separate sample board
Should you have questions, feel free to call or email. I will need to have all information submitted
by Monday, October 27, 2008 at 5pm in order to have this item heard on the November 10, 2008
PEC meeting. If additional noticing is required for the conditional use permit, please inform me of
such by Thursday October 23, 2008.
Best,
Rachel Friede, AICP
Planner II
(970)479-2440
Rfriede@vailgov.com
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1 V�11
Department of Public Works & Transportation
1309 Elkhorn Drive
Vail, CO 81657
970-479-2158
Fax: 970-479-2166
www. vailgov. com
MEMO
To: Rachel Friede
From: Tom Kassmel, Town Engineer
Re: Fairmont Development PEC Review
Date: 10/06/08
The Town of Vail Public Works Department has received the Conceptual Planning and Environmental Commission
submittal plan set dated 8/14/08, received 9/23/08 for the Fairmont Development. Based on our review of the very
preliminary plans the following are comments will be required to be resolved prior to approval. Additional
comments will be provided when more detailed plans are provided.
Comments
1. Please provide a stamped survey and title report.
2. Show Floodplain, wetland delineations.
3. A CDOT access permit will be required prior to approval.
4. Provide a grading plan showing existing and proposed grades, grade tie-ins, spot elevations, top and
bottom of walls, slopes and cross slopes, etc...
5. Provide a drainage plan showing all inlets, pipe, positive flow away from building, daylight points,
swales, etc...
6. Provide site plan with horizontal geometry, dimensions, etc...
7. Provide more specific landscape plan, showing adequate site distances.
8. Provide Frontage Rd plans, including horizontal and vertical geometry, grading, drainage, sections,
etc...Additional information to the east and west will be required to adequately show match points.
9. Provide traffic study showing LOS, trip generation, background and future conditions. The reports shall
coordinate with the Vail Transportation Master Plan currently being updated.
10. Show Loading and delivery turning movements and vertical clearance. The minimum Vertical clearance
is 14' and may be required to be greater depending on grade breaks.
11. Show typical parking stall and aisle dimensions.
12. Show drainage in parking garage and location and size of sand/oil separator.
13. Show compliance to valet parking standards
14. An 8' concrete pan with a 2" invert is required at each access.
15. The Middle Creek Floodplain is above the accessible liveable space along the west side of the project.
This does not comply with FEMA standards.
16. Coordinate with AIPP for Public Art contribution.
17. The Developer complies with Public Works General Conditions of Approval. (See attached)
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Town of Vail
Public Works
General Conditions of Approval
l. Please add the Town of Vail General Notes to construction plans. (Notes can be e-mailed upon request)
2. Please add Utility Signature block and have all utilities sign acknowledging acceptance of utility design.
3. All construction staging issues shall be resolved prior to construction including staging, phasing, access,
schedules, traffic control, emergency access, etc...
4. A ROW/Utility permit shall be obtained and approved by the Town of Vail prior to commencing any
construction within public Right of Way.
5. A Town of Vail Revocable ROW permit shall be recarded for all private property improvements located
within public ways.
6. Prior to approval of a Building permit all necessary permanent and temporary easements are recorded
with Eagle County.
7. Prior to approval of a Building permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and
plans shall include all existing conflicts (i.e. utilities).
8. Any excavation shoring methods used that encroach upon adjacent public ar private property shall have
approval by the appropriate owner and have a recorded easement prior to construction. This includes
CDOT and the Town of Vail Right of Ways.
9. A CDPHE Permit and all applicable ACOE permits (i.e. Dewatering) shall be submitted prior to
construction.
10. If temporary and/or permanent dewatering is anticipated during construction, a dewatering soils analysis
will be required by a qualified licensed engineer analyzing the impact to adjacent properties(i.e.
settlement)
11. Provide full civil construction drawings meeting Town of Vail standards prior to building permit
submittal.
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T R A N S P O R T A T I 0 N G R❑ U P
October 3, 2008
Mr. Adam Williams
ARC Integrated Program Management, Inc.
1790 38th Street, Unit 105
Boulder, CO 80301
RE: Fairmont Vail Traffic Impact Analysis
Dear Mr. Williams:
1
ECEIVE
OCT 06 2008
TOWN OF VAIL
Fox Higgins has completed a traffic impact analysis for the proposed Fairmont Vail
project located on the south side of the S. Frontage Road roughly 850 feet west of the
main Vail roundabout. This analysis has been completed following "Level Three" traffic
assessment requirements per Colorado Department of Transportation (CDOT) Region 3.
Per CDOT requirements, this analysis evaluates potential traffic impacts along the S.
Frontage Road with respect to operational considerations and auxiliary lane needs for
the short-term build-out and long-term (20-year) scenarios. Since the project and
adjacent roadways are anticipated to generate the highest traffic volumes during the
peak winter season, this study analyzes the peak winter scenario for the highest of the
AM, PM and Saturday peak hour volumes. This memorandum summarizes our analysis
and findings.
Project Description
The Fairmont Vail project is proposing to redevelop the existing Evergreen Lodge hotel
with similar uses to include hotel rooms, on-site restaurant and meeting facilities,
fractional-ownership units, and residential condominium units. The project site is located
along the S. Frontage Rd. just west of mile marker 176. A vicinity map is provided on
Figure 1.
Nearby accesses and intersections include the main Vail roundabout (Vail Road and I-70
interchange) located roughly 850 feet east of the east site access, the existing
Lionshead parking structure access located roughly 650 feet west of the west site
access, and driveways for adjacent uses to the east.
Two access driveways along the S. Frontage Road currently serve the site. These
accesses are not shared or used by any other properties. The project proposes to
relocate the easternmost access roughly 45 feet to the west of the current location, with
the east access to serve only service vehicles with redevelopment. The existing
westernmost access will serve as the main site access. This access location may need
to be adjusted slightly to accommodate grades, though is shown in roughly the existing
access location based on the current site plan. The site plan depicting the existing and
proposed access points is shown on Figure 2.
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P.�. BOX 1 9768, BOLJLDER� C❑LORADO 8❑308-2768
PHONE: 303-652-3571 ■ FAx: 303-772-2329 oR 303-652-6574
Mr. Adam Williams
Fairmont Vail Traffic impact Analysis
October 3, 2008
Existing Conditions
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Page 2
The project site is served by the S. Frontage Road, which is a two-lane roadway with a
two-way center left-turn lane (TWLTL) east of the site's west access. The S. Frontage
Road has a posted speed limit of 25 miles per hour (mph). The existing TWLTL begins
to taper between the two site accesses. The existing site accesses are controlled with a
stop sign on the minor street (northbound) approaches.
Existing peak winter weekend volumes contained in the Vail Transportation Master Plan
Update' ("TMP Update") were reviewed along the S. Frontage Road and incorporated
into this analysis. These volumes were collected during peak winter ski weekends and
holidays in 2005 and 2006. The existing AM volumes reflect a heavy westbound
movement to enter the Lionshead parking structure just west of the site. The existing
PM peak hour volumes reflect a reverse-pattern from the AM peak, with a heavy
movement eastbound exiting the Lionshead parking structure and traffic destined for the
I-70 interchange at the main Vail roundabout to the east of the site.
PM peak observations were also performed by Fox Higgins in August 2008 to observe
operations at the site accesses and to determine the directional distribution of site traffic
along the S. Frontage Road. Since the existing hotel site was only 35% occupied when
the most recent observations were performed, adjustments were made to increase these
driveway volumes to represent peak winter use when the hotel would be expected to be
100% occupied. It was determined that the directional split of site traffic was roughly
80% oriented to/from the east along the S. Frontage Road with 20% oriented to/from the
west. The existing peak winter AM and PM peak hour traffic volumes at the site
driveways are shown on Figure 3.
In determining the operational characteristics of an intersection, "Levels of Service"
(LOS) A through F are applied, with LOS A indicating very good operations and LOS F
indicating congested operations. The intersection LOS is represented as a delay in
seconds per vehicle for the intersection as a whole and for critical turning movements.
Criteria contained in the Highway Capacity Manual (HCM)2 was applied to the site
access intersections in order to determine existing levels of service during the peak
winter AM and PM peak hours.
The results of the intersection level of service analysis are summarized in Table 1. As
shown in the table, both access intersections along the S. Frontage Road are operating
acceptably at LOS A overall and LOS C or better for the sidestreet approach.
Future Conditions
In order to evaluate long-term conditions within the study area, Year 2025 traffic
projections reflecting near build-out of the Town of Vail contained in the TMP Update
Vail Transportation Master Plan Uqdate (Draft). Felsburg Holt & Ullevig. June 2008.
Hiqhway Capacitv Manual, Highway Research Board Special Report 209, Transportation Research
Board, National Research Council, 2001. Synchro v. 6 software utilized.
.a
Mr. Adam Wiiliams Page 3
Fairmont Vail Traffic Impact Analysis
October 3, 2008
were reviewed. The most recent traffic projections estimate a Year 2025 AM peak
volume of roughly 520 vehicles per hour (vph) westbound in front of the site with 320 vph
eastbound. In the PM peak hour, the TMP Update model estimates a volume of 890 vph
westbound in front of the site with 1160 vph eastbound. These forecasts equate to
between 2.2% and 3.7% annual growth, depending upon the direction of travel.
In order to provide a 20-year scenario (Year 2030), the Year 2025 forecasts were
increased at an annual rate of 1.5% for five additional years. This growth rate considers
that Vail anticipates to be nearly built out by the Year 2025. Additional growth after 2025
is anticipated to taper off at rates lower than what is currently being experienced with
major redevelopment projects in the area.
Trip Generation
The Fairmont Vail project is proposing to develop a hotel with 128 hotel rooms, 11
fractional-ownership units, and 91 residential units. The hotel will also include a 3,200
SF restaurant on-site, a full-service spa, and 3,600 SF of ineeting space. In comparison,
the existing Evergreen Lodge has 128 hotel rooms with 4,950 SF of on-site restaurant
space and 2,000 SF of ineeting space.
In order to estimate the projected site trips for the Fairmont Vail project, trip rates
contained in the Institute of Transportation Engineers (ITE) Trip Generation3 manual for
"Hotel" and "Residential Condominium/Townhouse" were utilized. Per the ITE
description for "Hotel", these rates include "supporting facilities such as restaurants,
cocktail lounges, meeting and banquet or convention facilities, limited recreational
facilities (pool, fitness room) and/or other retail and service shops". Though use of the
on-site supporting facilities is anticipated to be primarily by guests of the hotel and
residents, the ITE rates reflect that some portion of site traffic will be generated by non-
hotel guests. Thus, all trips associated with the proposed on-site uses are included
within the hotel rates, consistent with ITE methodology.
For the 11 fractional ownership units, ITE "Hotel" rates were applied since these units
will be anticipated to function similarly to the hotel rooms, with respect to traffic
generation. These guests would be anticipated to stay at the hotel for relatively short
periods (two weeks or less). For the 91 residential units, ITE trip rates for "Residential
Condominium/Townhouse" were applied. The estimated site trips based on these
assumptions are shown on Table 2.
Due to the proximity of the site to Vail village (within walking distance) and to transit
stops, it is anticipated that a portion of the trips to the site will involve transportation
modes other than private automobiles. The West Vail Red and Green Loop bus lines
stop at Municipal Building across S. Frontage Road. The In-Town Shuttle stops at the
rear of the hotel site adjacent to the Vail Valley Medical Center. Per the TMP Update,
recent studies in the area have determined that hotel/condo units within walking distance
to Vail village and to transit stops such as this experience up to a 30% trip reduction due
to non-auto use. The estimated site trips applying a 30% non-auto use reduction are
shown on Table 3.
� 3 Trip Generation, 7'h Edition. Institute of Transportation Engineers. Washington D.C. 2003.
Mr. Adam Williams
Fairmont Vail Traffic Impact Analysis
October 3, 2008
Page 4
�
It should be noted that the TMP Update and supporting non-auto use reduction data has
yet to be approved by CDOT (the Town hopes to have approvals completed by the end
of September 2008). Thus, for the purposes of analyzing potential traffic impacts,
capacity issues, and auxiliary lane requirements for the Fairmont Vail site, we have not
applied any reductions. The reduced trip estimates are provided for information only in
this study, though they may be more applicable for use by the Town of Vail for purposes
of traffic model updates and assessment of traffic impact fees.
With no reductions taken, the site is anticipated to generate roughly 885 daily weekday,
1,975 Saturday, 135 weekday AM peak hour, 145 weekday PM peak hour, and 165
Saturday PM peak hour trips at full build-out and 100% hotel/residence occupancy.
Since trips currently associated with the Evergreen Lodge site will be removed from the
surround roadway network with redevelopment of the site, we have also calculated the
"net-added" or "new" trips as a result of the project. As shown on Table 2, the project
represents a net-added trip increase of roughly 640 weekday daily, 640 Saturday, 45
weekday AM peak hour, 55 weekday PM peak hour, and 55 Saturday PM peak hour
trips versus the existing Evergreen Lodge use with no reductions applied.
Trip Distribution and Assignment
In order to determine the distribution of future traffic associated with the Fairmont Vail
site, existing PM peak hour observations were performed by Fox Higgins in August
2008. Based on these observations at both site access points, it was determined that
roughly 80% of the existing hotel site traffic is oriented to/from the east along the S.
Frontage Road with the remaining 20% oriented to/from the west.
The Fairmont Vail site is proposing to provide finro access points along the S. Frontage
Road, though the east access is proposed to serve only hotel service vehicles and
deliveries. The majority of the service vehicle trips are anticipated to occur outside the
typical AM and PM peak hours and peak weekend traffic periods. Hotel guests,
residents, and visitors, which comprise the bulk of the site trips, will utilize only the west
access. The west access will provide access to the hotel underground parking structure.
The projected site trips estimated (with no non-auto reduction applied) were distributed
at the east and west access points consistent with the existing distribution patterns and
are shown on Figure 5. With the 30% non-auto use reduction applied, the estimated
site trips are shown on Figure 6(for information only).
Using the estimated net-added site traffic volumes and existing traffic volumes contained
in the TMP Update, analysis was perFormed to determine if the project would result in a
5% or more increase to any adjacent intersections (per CDOT requirements). It was
determined that the project would result in roughly a 1% increase in traffic at the main
Vail roundabout (Vail Road / S. Frontage Road / I-70 interchange) and <1 % increase at
the Lionshead parking structure access along the S. Frontage Road to the west of the
site. Thus, these intersections were not analyzed for capacity and operational impacts
as part of this study.
'.
�
Mr. Adam Williams
Fairmont Vail Traffic Impact Analysis
October 3, 2008
Traffic Conditions with Project
Page 5
The site-generated trips with no reductions were added to the existing traffic volumes
(minus the existing Evergreen Lodge trips) and are shown on Figure 7. For the
purposes of this analysis, the Saturday peak hour site trips representing the highest site
volumes were utilized. Intersection capacity analysis was performed for the existing-
plus-site scenario consistent with the HCM methodology previously described. As
shown on Table 1, the site access intersections are anticipated to continue to operate
acceptably at LOS A overall with side-street approaches at LOS C or better with build-
out of the Fairmont Vail site.
For the Year 2030-plus-site scenario, the site generated trips with no reductions were
added to the Year 2030 background traffic volumes (minus the existing Evergreen Lodge
trips). Similar to the existing-plus-site analysis above, the Saturday peak hour site trips
representing the highest site volumes were utilized. The Year 2030-plus-site volumes
are shown on Figure 8. The Year 2030 geometry used in this analysis assumed
widening of the S. Frontage Road to four lanes, with a TWLTL east of the site's west
access. Intersection capacity analysis was performed for the existing-plus-site scenario
consistent with the HCM methodology previously described. As shown on Table 1, the
site access intersections are anticipated to continue to operate acceptably at LOS A
overall with side-street approaches at LOS C or better with build-out of the Fairmont Vail
site in the Year 2030 scenario.
Auxiliary Turn Lane Assessment
Using the projected site access volumes with no reductions, an assessment of the
auxiliary turn lane needs for the project was performed using criteria for an "F-R"
roadway contained in the State Highway Access Code4. Per the Access Code, the
minimum volume requirements for auxiliary turn lanes on an F-R roadway at the study
area posted speed limit (25 mph in both directions on the S. Frontage Road) are as
follows:
Left-Turn Deceleration Lane: > 25 vph
Right-Turn Deceleration Lane: > 50 vph
Right-Turn Acceleration Lane: (not required at this posted speed)
Based on the projected site trips, the project meets the requirements for a left-turn
deceleration lane at the west site access. Thresholds for right-turn lane improvements
are not met.
The existing TWLTL on the westbound left-turn approach at the site's west access
narrows to 8 feet in width, insufficient to serve as a functional and safe left-turn lane
(though drivers do use it in this capacity today). In order to accommodate a full-width
left-turn lane, the Fairmont Vail project will need to include restriping and/or physical
widening of the S. Frontage Road to extend a full-width (minimum 12') TWLTL to the
west site access. If additional physical widening is required, this additional width should
State Hiqhway Access Code. State of Colorado. March 2002.
Mr. Adam Williams Page 6
Fairmont Vail Traffic Impact Analysis
October 3, 2008
be provided from the centerline, widening on both the north and south side of the
roadway.
Intersection Site Distance at Proposed Access
Intersection site distance requirements were evaluated using American Association of
State Highway Transportation Officials (AASHTO)5 criteria. The west site access
intersection is to be located along the inside of a curve on the S. Frontage Road at
approximately the existing site access location. There are no known accident trends at
this location due to any site distance limitations. However, the site distance in this area
was reviewed to determine if there are any site distance constraints should the access
location be modified to accommodate driveway grades. Based on measurements
conducted at the site, there will exist roughly 250 feet of site distance for vehicles exiting
the west site access (looking to the west around the curve). Per AASHTO design
guidelines, this meets minimum site distance requirements for the 25 mph posted speed.
Additionally, this distance will likely be increased significantly by the incorporation of a
multi-use path on the south side of the roadway which will also provide additional buffer
from snow bank obstructions in the winter. Proposed landscaping for the project should
consider site distance west of this access and should minimize possible view
obstructions due to landscaping.
Existing View
x,
West from the West Site Access
A Policv on Geometric Desiqn of Highwavs and Streets. AASHTO. Washington, D.C. 2004. �
L
Mr. Adam Wiliiams
Fairmont Vail Traffic Impact Analysis
October 3, 2008
Access and Circulation
Page 7
The Fairmont Vail site plan proposes two access locations along the S. Frontage Road,
similar to the existing use. It is proposed that the easternmost access be relocated
roughly 45 feet west of the existing locations, which will then be closed. The
westernmost site access may need to be adjusted slightly to accommodate grades.
Primary access to the site is proposed at the west access location, while the east access
location will serve service and delivery vehicles only. The proposed access plan is
preferred over the existing hotel access and circulation configuration since it will
concentrate vehicular volumes at the west access (which is more sufficiently spaced
from adjacent accesses and intersections) and will separate slower-turning
service/delivery vehicles from guest/resident/visitor traffic. Access to an underground
parking structure, which will provide for guest, resident, and visitor parking, is provided
off the porte-cochere at the west access.
Per discussions with the Town of Vail, we understand that there had been previous
conversations between the Fairmont Vail project and the Vail Valley Medical Center to
incorporate a shared service vehicle access at the east access location. Consolidation
of these accesses would help to improve corridor mobility. However, based on our latest
discussions, we understand that the medical center is no longer exploring this option.
The possibility for a right-in, right-out configuration at the east (service) access has also
been discussed, consistent with other simila� redevelopment projects along the S.
Frontage Road. From a capacity and operational perspective, the relatively low
anticipated use of the service access does not warrant restriction of this access to a
right-in, in right-out configuration. However, from a larger corridor mobility perspective,
this configuration may provide a benefit, particularly if the service access is shared with
the Medical Center site.
Pedestrian and bicycle access is proposed via a new multi-use path to be constructed
along the south side of the S. Frontage Road with the ultimate 4/5-lane cross-section.
This path is shown as a 10' attached sidewalk on the Fairmont Vail site plan, though the
Town of Vail has discussed the possibility of a meandering, detached path which may
require additional easement. An existing signed and marked pedestrian crossing exists
roughly 265 feet east of the site's east access to facilitate crossing to the transit stop at
the Municipal Building. The site and development plan should facilitate access from the
rear of the facility to the In-Town Shuttle stop located adjacent to the Vail Valley Medical
Center.
Conclusions and Recommendations
The Fairmont Vail project is proposing to redevelop the existing Evergreen Lodge hotel
site with similar hotel, residential, and related uses. The two existing site accesses are
proposed to be relocated west of their current locations. A"Level Three" traffic
assessment was performed for the project per CDOT Region 3 requirements. This study
included analysis of the peak winter traffic scenario for the AM and PM (including
Saturday) peak hour periods. It was determined that the traffic increases associated
�
Mr. Adam Williams
Fairmont Vail Traffic Impact Analysis
October 3, 2008
Page 8
with the project can be accommodated on the existing and future roadway network with
minimal effects with the recommended improvements in place.
The following site-specific improvements are recommended:
• Restripe and/or widen the S. Frontage Road to extend the existing two-way left-
turn lane (TWLTL) to the west access location; this will provide for a full-width
westbound left-turn access into the site, per CDOT Access Code requirements. If
physical widening is required to create this lane, widening should occur from the
centerline of the roadway.
• CDOT Access Permit applications must be submitted and approved to relocate
the two accesses from their current locations.
• Provide sufficient right-of-way to accommodate future widening (4-lanes plus
TWLTL) of the S. Frontage Road along the project frontage. Widening should
occur from the centerline of the roadway.
• Coordinate with the Town of Vail to determine the configuration of the multi-use
path on the south side of the S. Frontage Road
I hope that the contents of this memorandum are helpful to you. Please give me a call if
you would like to discuss our analysis or conclusions.
Sincerely,
Fox Higgins Transportation Group, LLC
���,- �,�,
Steve Tuttle, P.E.
Senior Engineer
Attachments:
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Table 1— Peak Hour Intersection Level of Service Summary
Table 2— Trip Generation Estimate — No Reductions
Table 3— Trip Generation Estimate with Non-Auto Use Reduction
..
Figure 1 — Vicinity Map
Figure 2— Site and Access Plan
Figure 3— Existing Winter Peak Hour Volumes
Figure 4— Year 2030 Peak Season Traffic Volumes
Figure 5— Site-Generated Traffic Volumes - No Reductions
Figure 6— Site-Generated Traffic Volumes with Non-Auto Use Reduction
Figure 7— Existing Peak Season + Site-Generated Traffic Volumes
Figure 8— Year 2030 Peak Season + Site-Generated Traffic Volumes
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T R A N S P O R T A T I O N G R Q U P
LEVEL OF SERVICE DEFINITIONS
In rating roadway and intersection operating conditions with existing or future traffic volumes, "Levets
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 Delay in seconds per vehicle (a)
of Service
Rating Signalized Unsignalized Definition
Low vehicular traffic volumes; primarily free flow operations. Density is low
A 0.0 to 10.0 0.0 to 10.0 and vehicles can freely maneuver within the traffic stream. Drivers are able
to maintain their desired speeds with little or no delay.
Stable vehicular traffic volume flow with potential for some restriction of
B 10.1 to 20.0 10.1 to 15.0 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.
Stable traffic operations, however the ability for vehicles to maneuver is more
C 20.1 to 35.0 15.1 to 25.0 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.
Approaching unstable vehicular traffic flow where small increases in volume
D 35.1 to 55.0 25.1 to 35.0 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.
Tra�c operations characterized by significant approach delays and average
travel speeds of one-half to one-third the free flow speed. Vehicular flow is
E 55.1 to 80.0 35.1 to 50.0 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.
Forced vehicular traffic flow and operations with high approach delays at
F > 80.0 > 50.0 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 2000 Highway Capacity Manual criteria.
�
HCM Unsignalized Intersection Capacity Analysis Existing
1: S Frontage Rd & West Access AM
--*� �``i► f ~ � l�
Movement � � �� : ��, EBT �� ��EBR � �WBL �� �WBT � .��NBL � � ��NBR= � '� t . ;, ..�; . ,� ..s ,,,:, , . ���� ... .;
Lane Configurations '� � '� '�
Volume (veh/h) 320 5 25 520 1 10
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 348 5 27 565 1 11
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right tum flare (veh)
Median type None TWLTL
Median storage veh) 2
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 353 970 351 ,.
vC1, stage 1 confvol 351
vC2, stage 2 conf vol 620
vCu, unblocked vol 353 970 351
tC, single (s) 4.1 6.4 6.2
tC, 2 stage (s) 5.4
tF (s) 2.2 3.5 3.3
p0 queue free % 98 100 98
cM capacity (veh/h) 1205 470 693
ti_ ,_. � . . �. �.� __ �,.-.�, .
Direction, Lane # EB 1 WB 1 WB 2 NB 9 ', �,� �-.;� �>� .r , ��-� � �F���� , � , .
Volume Total 353 27 565 12
Volume Left 0 27 0 1
Volume Right 5 0 0 11 „ ,
cSH 1700 1205 1700 664
Volume to Capacity 0.21 0.02 0.33 0.02 , ,
Queue Length 95th (ft) 0 2 0 1
Control Delay (s) 0.0 8.1 0.0 10.5 r .
Lane LOS A B
Approach Delay (s) 0.0 0.4 10.5
Approach LOS B
IntersectionSummary� �r.�, ,�; �`,�;r� �� ,� �„.� �:�
Average Delay 0.4
Intersection Capacity Utilization 37.4% ICU Level of Service A
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report �
HCM Unsignalized Intersection Capacity Analysis Existing
2: S Frontage Rd & East Access AM
--r' �t r� � '� �*`
Movement EBT EBR WBL WBT �NBL NBR - ' � .. .;, ; r �....: . . , , ` �. �� 4.,�. . � �
Lane Configurations '� �j � �
Volume (vehlh) 330 1 5 515 5 15
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 359 1 5 560 5 16
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocketl
vC, conflicting volume
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
p0 queue free %
cM capacity (veh/h)
TWLTL
2
TWLTL
2
360 930
359
571
360 930
4.1 6.4
5.4
2.2 3.5
100 99
1199 496
359
359
6.2
3.3
98
685
. � ;..
_... __ .r.__, .
Direction, Lane # ` EB 1 WB 1 WB 2 .NB 1� mP �� ��' �� `'�"��'��"
,�� �,��^'�u�:`z��'�,-�.t�b�.".�?f�" ..�.: ,Ma < "t`��eft�.,-_.,� `�''fi, ���..`+� �.,&�n?; �..,
Volume Total 360 5 560 22
Volume Left 0 5 0 5
Volume Right 1 0 0 16
cSH 1700 1199 1700 626
Volume to Capacity 0.21 0.00 0.33 0.03 r�
Queue Length 95th (ft) 0 0 0 3
, �,
Control Delay (s) 0.0 8.0 0.0 11.0
Lane LOS A B
Approach Delay (s) 0.0 0.1 11 A
Approach LOS B
. ._�e .� ,7, n . - . � _ � �� �,�.,� ,������ '
_ _ �_ . .s.. ,,. `� , ., � � �, �'« ��
lntersection Surriinary � � - � � ���.��:��:�����st.. ��� �~_�'�,� � - � ��� . '�� � ` �
Average Delay 0.3
Intersection Capacity Utilization 37.1% ICU Level of Service A
Analysis Period (min) 15
� Fairmont Vail Traffic Impact Analysis Synchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Existing
1: S Frontage Rd & West Access PM
--� �t #'� ~ � /�`
. � _ ., .,_
Movement . � EBT EBR WBL WBT NBL NBR �.,':' ��` '
� �. � �
Lane Configurations '�r '� �' �j'r
Volume (veh/h) 760 10 25 435 5 10
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 826 11 27 473 5 11
Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right turn flare (veh)
Median type None TWLTL
Median storage veh) 2
Upstream signal (ft) _
pX, platoon unblocked
vC, conflicting volume 837 1359 832
vC1, stage 1 conf vol 832
vC2, stage 2 conf vol 527 �� ��� ,� �
vCu, unblocked vol 837 1359 832
tC, single (s) 4.1 6.4 6.2
tC, 2 stage (s) 5.4
tF (s) 2.2 3.5 3.3
p0 queue free % 97 99 97
cM capacity (veh/h) 797 364 369
_ ______ __
_. _ --x�
Direction, Lane # „ EB 1 WB 1 WB 2 NB 1 ��. ,...,:. ..��'�;�.,�, ,�. �'��� �..�`�:,�'��>��`�:�s. z.. �����.. �_..�.,����.�����
Volume Total 837 27 473 16
Volume Left 0 27 0 5
Volume Right 11 0 0 11 ,
cSH 1700 797 1700 367 '
Volume to Capacity 0.49 0.03 0.28 0.04 „
Queue Length 95th (ft) 0 3 0 3
Control Delay (s) 0.0 9.7 OA 15.3
Lane LOS A C .
Approach Delay (s) 0.0 0.5 15.3
Approach LOS C
_n.._ . , _ �, .___. . � _, _ � . ,_ _�.. _., n
�� . .
Intersection Summary � ...�.�. �� �� {'� ;�:: � � � � ��, . "'� ,� , � _ �� �� � .
Average Delay 0.4
Intersection Capacity Utilization 50.6% ICU Level of Service A
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report ,�
HCM Unsignalized Intersection Capacity Analysis Existing
2: S Frontage Rd & East Access PM
—* "`� f � 4`4 �`
�ent EBT EBR WBL
Lane Configurations
Volume (veh/h)
Sign Control
Grade
Peak Hour Factor
Hourly flow rate (vph)
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume
vC1, stage 1 confvol
vC2, stage 2 conf vol
vCu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
p0 queue free %
cM capacity (veh/h)
� � � �
770 1 5 430 5 20
Free Free Stop
0% 0% 0%
0.92 0.92 0.92 0.92 0.92 0.92
837 1 5 467 5 22
TWLTL
2
838
838
4.1
2.2
99
796
TWLTL
2
1316 838
838
478
1316 838
6.4 6.2
5.4
3.5 3.3
99 94
373 366
� ;�
_ _ _
Direction, Lane # .� .= EB 1 WB 1 WB 2 NB 1 ,�;�_ ;; �.�W,„ , ��_ ; � � r ,, � ���' '�� � � � �' ��F �
:� A �.�"�� �n � ��x � �
Volume Total 838 5 467 27
Volume Left 0 5 0 5 '
Volume Right 1 0 0 22
cSH 1700 796 1700 368
Volume to Capacity 0.49 0.01 0.27 0.07
Queue Length 95th (ft) 0 1 0 6
Control Delay (s) 0.0 9.6 0.0 15.6
Lane LOS A C , .,_
Approach Delay (s) 0.0 0.1 15.6
Approach LOS C
.�..�. r �._ _�,
lntersection Sii�imary. �,; �< � .> --- � . ,` .� �,,.� ..7� �.. �-'" „�>. E ,t„e � �,� �,y
Average Delay 0.4
Intersection Capacity Utilization 50.6% ICU Level of Service A
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Existing + Site
1: S Frontage Rd & West Access AM
—*' � 1� � � f
_ - -
. , _ _ � . ;..
Movement �., EBT EBR V11BL � WBT NBL ������NBR'�,� � , , , r �� ��u�, ,x� „�;�� �' _ ��
Lane Configurations '� � � �
Volume (vehlh) 320 10 47 515 12 56
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 348 11 51 560 13 61
Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right tum flare (veh)
Median type None TWLTL
Metlian storage veh) 2
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 359 1015 353 +�'
vC1, stage 1 conf vol 353
vC2, stage 2 conf vol 662
vCu, unblocketl vol 359 1015 353
tC, single (s) 4.1 6.4 6.2
tC, 2 stage (s) 5.4
tF (s) 2.2 3.5 3.3
p0 queue free % 96 97 91
__ _
cM capacity (veh/h) 1200 444 690
__,. . .
Direction, Lane# `�`���� � ' � �� � �� ���"� � ��. �
�. �' ; EB 9 WB 1 WB 2 � NB 1 � �, . ;w :� � � .� � �,,�
Volume Total 359 51 560 74
Volume Left 0 51 0 13
Volume Right 11 0 0 61
� �. � .. , �� :
cSH 1700 1200 1700 629
Volume to Capacity 0.21 0.04 0.33 0.12 _
Queue Length 95th (ft) 0 3 0 10
Control Delay (s) 0.0 8.1 0.0 11.5 4_
Lane LOS A B
Approach Delay (s) 0.0 0.7 11.5
Approach LOS B
� . _�w_ ,._ ._em _� _ _. _.�, . �_.�
lntersection Summary = -- � �� -�� .; � ,���r .�. , :Y�`�. �` �,,� �
Average Delay 1.2
Intersection Capacity Utilization 37.9% ICU Level of Service A
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Existing + Site
2: S Frontage Rd & East Access AM
—� �`i ,�'' '�' �'1 �
�- - . _ �_ � .
Movemen# ��� . �: . . EBT EBR �WBL WBT NBL �NBR , ,:,v .., :_ �, � .� .„ �. _,: ���� , .. ,`�.,,, .;
Lane Configurations '� � � �
Volume (veh/h) 375 2 2 560 2 2
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 408 2 2 609 2 2
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh) ..
Median type TWLTL TWLTL
Median storage veh) 2 2
Upstream signal (ft) �
. •;� �� ,
pX, platoon unblocked
vC, conflicting volume 410 1022 409
vC1, stage 1 confvol 409 '
vC2, stage 2 conf vol 613 ,
vCu, unblocked vol 410 1022 409
tC, single (s) 4.1 6.4 6.2 `"
., ' . .
tC, 2 stage (s) 5.4
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 1149 468 643
Direction, Lane # ,b_�}'� EB 1 WB 1 WB 2 NB 1 ' � � �` �;:�� '�' ��X � .���` ,������'��;��`�'�
. �'xa r . a.�. s. d,. � .+w?.. xl�£;' _"x..ro <.�"nMB�n�.��
Volume Total 410 2 609 4
Volume Left 0 2 0 2
Volume Right 2 0 0 2
cSH 1700 1149 1700 542
Volume to Capacity 0.24 0.00 0.36 0.01
Queue Length 95th (ft) 0 0 0 1
Control Delay (s) 0.0 8.1 0.0 11.7
Lane LOS A B
Approach Delay (s) 0.0 0.0 11.7
Approach LOS B
_ _ �_.,,� _ _ ;,. _ _ _. _,.� _ ; f�,� , ;� .
Intersection �urr►inary � ��' , � : � ,,
;
, , ., . _ : � � ���"� , s,
Average Delay 0.1
Intersection Capacity Utilization 39.5% ICU Level of Service A
Analysis Period (min) 15
�
Fairmont Vail Traffc Impact Analysis Sqnchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Existing + Site
1: S Frontage Rd & West Access PM
Lane Configurations
Volume (veh/h)
Sign Control
Grade
Peak Hour Factor
Hourly flow rate (vph)
Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right turn flare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
p0 queue free %
cM capacity (veh/h)
--. �t � ''� "�,, �"
:EBT EBR
�
760 17
Free
�°�a
0.92 0.92
826 18
None
1NBL WBT NBL l NBR
�i �' '1'�
69 430 14 60
Free Stop
�% �%
0.92 0.92 0.92 0.92
75 467 15 65
TWLTL
2
845 1453
835
617
845 1453
4.1 6.4
5.4
2.2 3.5
91 95
792 337
835
835
6.2
3.3
82
367
.�
�. _ �—� ,-�,�
Direction, Lane # EB 1 WB 1 WB 2 NB 1 �� #,
� y
. ��. #' ; ,`'��, . �`��,. �v' . r
Volume Total 845 75 467 80
Volume Left 0 75 0 15
Volume Right 18 0 0 65
cSH 1700 792 1700 361
Volume to Capacity 0.50 0.09 0.27 0.22
Queue Length 95th (ft) 0 8 0 21
Control Delay (s) 0.0 10.0 0.0 17.8 �`'
Lane LOS B C
Approach Delay (s) 0.0 1.4 17.8
Approach LOS C
,�._., . _,_ � __,,m _� � . _. _ _.�� -��
lntersection•Summary � � _..�. ,�: e � � � �> �=�. . ,�. _.: �"'�,� ���� . ��, �.,�.��
Average Delay 1.5
Intersection Capacity Utilization 59.3% ICU Level of Service B
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report �
HCM Unsignalized Intersection Capacity Analysis Existing + Site
2: S Frontage Rd & East Access PM
—� � � � � /�
�. � _ _ . ..
Movement EBT EBR. WBL WBT NBL `NBR ,.
Lane Configurations '� '� '� �
Volume (vehlh) 830 1 1 500 1 1
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 902 1 1 543 1 1
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right tum flare (veh)
Median type TWLTL TWLTL .
Median storage veh) 2 2
Upstream signal (ft)
pX, platoon unblocked �
vC, conflicting volume 903 1448 903
vC1, stage 1 confvol 903
vC2, stage 2 conf vol 546 ,,
vCu, unblocked vol 903 1448 903
tC, single (s) 4.1 6.4 6.2 ,
tC, 2 stage (s) 5.4
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 753 343 336
.. , �.. _ ,. __�_. .,. _....: _ „ .�__. ,_ ., _. _.M , ..._.,,...., _....
Direction, Lane # "� EB 1 WB 1 WB 2 NB 1 ' `
Volume Total 903 1 543 2
Volume Left 0 1 0 1
Volume Right 1 0 0 1
cSH 1700 753 1700 340
Volume to Capacity 0.53 0.00 0.32 0.01 ,
Queue Length 95th (ft) 0 0 0 0
Control Delay (s) 0.0 9.8 0.0 15.7 ,
Lane LOS A C �
_
Approach Delay (s) 0.0 0.0 15.7
Approach LOS C
Average Delay 0.0
Intersection Capacity Utilization 53.7% ICU Level of Service A
Analysis Period (min) 15
� Fairmont Vail Traffc Impact Analysis Synchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Year 2030 + Site
1: S Frontage Rd & West Access AM
—�"' �i► 'f� � � /}`
Movem�ent . � � � �EBT �� EBR �WBL � 1NBT ���NBL ���NBR� .� . ��_ � � � �
Lane Configurations �'� � �� �'
Volume (veh/h) 590 10 47 960 12 56
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 641 11 51 1043 13 61
Pedestrians
Lane Width (ft)
Walking Speetl (ft/s)
_ __
Percent Blockage
Right tum flare (veh)
Median type None TWLTL
_ _-
Median storage veh) 2
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 652 1271 326
. - _,
vC1, stage 1 confvol 647
vC2, stage 2 conf vol 624
vCu, unblocked vol 652 1271 326
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s) 5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 95 96 91 .
cM capacity (veh/h) 930 359 670
._..�_ m. �- -� � .. .. . ,. � . _,.....
Direction, Lane # �r� ; EB 9 EB 2 WB 1 WB 2 WB 3 NB 1 ��
Volume Total 428 225 51 522 522 74
Volume Left 0 0 51 0 0 13
Volume Right 0 11 0 0 0 61
cSH 1700 1700 930 1700 1700 581
Volume to Capacity 0.25 0.13 0.05 0.31 0.31 0.13
Queue Length 95th (ft) 0 0 4 0 0 11
Control Delay (s) 0.0 0.0 9.1 0.0 0.0 12.1
Lane LOS A B
Approach Delay (s) 0.0 0.4 12.1
Approach LOS B
?��"d0" �P'" �Y �"v'
i�tersection Surrimary � ,ti�r . F ,�'� ,. 4 . � ���� �,��,;. ': �
Average Delay 0.7
Intersection Capacity Utilization 37.3% ICU Level of Service A
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Year 2030 + Site
2: S Frontage Rd & East Access AM
---� � #'� � � �
_ _. . . � . , . . _�
Movement .-' '� EBT EBR WBL WBT NBL , NBR '.
Lane Configurations '�"� '� '�'� �
Volume (veh/h) 645 2 2 1005 2 2
Sign Control Free Free Stop
Grade 0% 0°/a 0°/a
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 701 2 2 1092 2 2
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type TWLTL TWLTL
Metlian storage veh) 2 2
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 703 1253 352
vC1, stage 1 confvol 702 �
vC2, stage 2 conf vol 551
vCu, unblocked vol 703 1253 352
tC, single (s) 4.1 6.8 6.9 ,,
tC, 2 stage (s) 5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 100 99 100
cM capacity (veh/h) 890 371 645
o � _ _ � ��- �� �e
Direction, Lane # ��: EB 1 EB 2 WB 1 WB 2 WB 3 NB 1_�°- ..., �s �;����„ .,:���;�,. �;, f���`, �;,�{�,�'� ��
Volume Total 467 236 2 546 546 4
Volume Left 0 0 2 0 0 2
Volume Right 0 2 0 0 0 2
cSH 1700 1700 890 1700 1700 471
Volume to Capacity 0.27 0.14 0.00 0.32 0.32 0.01
Queue Length 95th (ft) 0 0 0 0 0 1
Control Delay (s) 0.0 0.0 9.1 0.0 0.0 12.7 �.} ,
Lane LOS A B
Approach Delay (s) 0.0 0.0 12.7
Approach LOS B
Average Delay 0.0
Intersection Capacity Utilization 37.8% ICU Level of Service A
Analysis Period (min) 15
� Fairmont Vail Traffic Impact Analysis Synchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Year 2030 + Site
1: S Frontage Rd & West Access PM
--� � � � � �`
� - � _ , . ,. : _
Movement EBT EBR 1NBL WBT NBL �.°YNBR `.: ;, -
Lane Configurations '�'Fr � '�'� �
Volume (vehlh) 1250 17 69 960 14 60
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 1359 18 75 1043 15 65
Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right turn flare (veh)
Median type None TWLTL
Median storage veh) 2
Upstream signal (ft) ,
pX, platoon unblocked
vC, conflicting volume 1377 2040 689
vC1, stage 1 confvol 1368
vC2, stage 2 conf vol 672
., .
vCu, unblocked vol 1377 2040 689
tC, single (s) 4.1 6.8 6.9 ��� �, �,;
tC, 2 stage (s) 5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 85 91 83
cM capacity (veh/h) 494 178 388
_ _ . � _._ .;..._ .. . ____ _ _ _ - , ��, _ _- �°�
Direction, Lane # ' EB 1 EB 2 WB 1 WB 2 WB 3 NB 1, ,. : F,.,,z��A- �.�� ��� :�`�'; ,¢, . wF �, ���u��
Volume Total 906 471 75 522 522 80
Volume Left 0 0 75 0 0 15
Volume Right 0 18 0 0 0 65 , ��
cSH 1700 1700 494 1700 1700 317
Volume to Capacity 0.53 0.28 0.15 0.31 0.31 0.25
Queue Length 95th (ft) 0 0 13 0 0 25
Control Delay (s) 0.0 0.0 13.6 0.0 0.0 20.2 ,
Lane LOS B C
Approach Delay (s) 0.0 0.9 20.2
Approach LOS C
Average Delay 1.0
Intersection Capacity Utilization 53.4% ICU Level of Service A
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report
HCM Unsignalized Intersection Capacity Analysis Year 2030 + Site
2: S Frontage Rd & East Access PM
—+w �`t ,�`� � '� �*
_ . __
Mo�ement EBT EBR WBL WBT NBL NBR .
Lane Configurations '�'�r � '��' �
Volume (veh/h) 1310 1 1 1030 1 1
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 1424 1 1 1120 1 1
Pedestrians
Lane Width (ft)
Walking Speed (ff/s)
Percent Blockage
Right turn flare (veh)
Median type TWLTL TWLTL
Median storage veh) 2 2
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 1425 1986 712
vC1, stage 1 confvol 1424
vC2, stage 2 conf vol 562
vCu, unblocketl vol 1425 1986 712
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s) 5.8 _ _. . _ .
tF (s) 2.2 3.5 3.3
p0 queue free % 100 99 100
cM capacity (veh/h) 473 176 375
Direction, Lane # �� :, EB 9 EB 2 WB 1 WB 2 WB 3 NB 1'� ,��T' �: ���'°�'�' .�;,z..� ����
_ '.s�r� . ���. '�mc � a . '� �i.�,
Volume Total 949 476 1 560 560 2
Volume Left 0 0 1 0 0 1
Volume Right 0 1 0 0 0 1
cSH 1700 1700 4%3 1%00 1%00 239
Volume to Capaciry 0.56 0.28 0.00 0.33 0.33 0.01
Queue Length 95th (ft) 0 0 0 0 0 1
Control Delay (s) 0.0 0.0 12.6 0.0 0.0 20.2
Lane LOS B C _
Approach Delay (s) 0.0 0.0 20.2
Approach LOS C
lntersection Summary � ��`'���� ��'�'�` � � �
w
� s,< 9, ,.;;+, ,. ' :'�' a +�,`�r t i < .� n _e �'��r ��: ��k.s.
Average Delay 0.0
Intersection Capacity Utilization 46.2% ICU Level of Service A
Analysis Period (min) 15
Fairmont Vail Traffic Impact Analysis Synchro 7- Report
PLANNING AND ENVIRONMENTAL COMMISSION
September 22, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Bill Pierce
Roliie Kjesbo
David Viele
Michael Kurz
Susie Tjossem
Scott Proper
Sarah Robinson-Paladino
5 Minutes
1. A request for a final recommendation to the Vail Town Council on a major amendment to Special
Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development
District, Vail Town Code, to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68 Meadow Drive (Village Inn
Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC080049)
Applicant: Colorado Company, represented by Sherman & Howard, LLC
Planner: Nicole Peterson
ACTION: Tabled to October 13, 2008
MOTION: Kjesbo SECOND: Kurz VOTE: 6-0-1 (Pierce abstained)
60 Minutes
2. A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
ACTION: Tabled to October 13, 2008
MOTION: Kjesbo SECOND: Tjossem VOTE: 7-0-0
Rachel Friede made a presentation per the Staff memorandum.
Bruce Wright, SB Architects, representing the applicant, made a presentation to provide detail on
the project to the Commission.
Brent Lloyd, Valley Crest Design Group, representing the applicant, made a presentation
regarding the landscaping and the proposed pedestrian path.
Jim Lamont, Executive Director of the Vail Village Homeowners Association, commented on the
path along the western side of Middle Creek and asked whether Vail International was consulted.
Page 1
He noted privacy issues and asked why the path was not on the eastern side of the creek. He
added that a path along the western side would tie in well with the existing path at Dobson Ice
Arena. He suggested checking covenants on the existing pedestrian easement and looking into
alternative locations for the connection between Meadow Drive and the Frontage Road. He then
suggested looking into the Frontage Road grade changes and connections to the Vail Valley
Medical Center parking structure, adding that a 3D model would help to explain those
relationships. He also said that recent mixed use development has been cookie cutter, and
there needs to be incentives to provide public spaces within new development.
Sue Freshley, the Vice President of the Vail International HOA, said she would like to understand
more about the proposed streamwalk but she was happy that the pool was located away from
Vail International. She was concerned about the grade changes in the Frontage Road and how
they would potentially affect Vail International's ability to gain access from the Frontage Road in
the future.
Commissioner Kurz said the Frontage Road access needs to have improved visibility to and from
the property. Commissioner Susie Tjossem added that there were numerous accidents on the
Frontage Road at this location. Commissioner Pierce added that the applicant needs to work
with the Town Engineer and CDOT to understand existing and future scenarios with regard to
the Frontage Road.
Bruce Wright commented that a path on the western side of Middle Creek would save a great
number of trees along the eastern side.
Commissioner Pierce commented that the site plan needed to include adjacent properties to help
show how the properties interact with each other. He requested that property lines become less
apparent, as is common in Vail. He added that the PEC needs to see the employee housing
plan.
Commissioner Viele said that if the project complies with zoning, and public benefits do not
negatively impact neighbors, the project seems favorable.
Commissioner Kjesbo asked what the proposed height was in relationship to the existing
building. Staff responded that they would follow up with the answer at the next meeting.
Commissioner Tjossem added that they need a parking plan during construction.
Commissioner Kurz noted that the project needed to be mindful of outdoor lighting, as they are
close to the hospital.
Commissioner Pierce added that the path needs to create a direct thoroughfare. TJ Brink, owner
representative, noted that people currently cut through the property.
Commissioner Proper said he needed more clarification because he doesn't understand the
path and whether it has positive utility.
TJ Brink noted that the Town let the hospital put the parking structure there, and that the
easement would not be vacated, but may be explored when the hospital redevelops.
Commissioner Paladino said it was very admirable to beautify open space, and the removal of
surface parking would be an improvement.
�
Page 2
r1
LJ
5 Minutes
3. A request for a final recommendation pursuant to Section 12-22-4, Adoption of View Corridors
and Section 12-22-5, Amendments, Vail Town Code, to adopt two new view corridors and
amend one existing view corridor in Lionshead, pursuant to the recommenctations outlined in
Chapter 4, Recommendations-Overall Study Area, Public View Corridors, Lionshead
Redevelopment Master Plan, and setting forth details in regard thereto. (PEC080051)
Applicant: Town of Vail/Vail Resorts Inc.
Planner: George Ruther/Gerry Arnold
ACTION: Table to October 13, 2008
MOTION: Kjesbo SECOND: Tjossem
4. Approval of September 8, 2008 minutes
� MOTION: Viele SECOND: Kurz
VOTE: 7-0-0
VOTE: 7-0-0
5. Information Update
Town Council's appeal of the PEC's approval of Vail Resort's temporary business office is
scheduled for Tuesday, October 7tn
6. Adjournment
MOTION: Kjesbo
SECOND: Viele VOTE: 7-0-0
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published September 19, 2008, in the Vail Daily.
Page 3
PLANNING AND ENVIRONMENTAL COMMISSION
September 22, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Site Visits:
1. Village Inn Plaza, 68 Meadow Drive
20 Minutes
1. A request for a final recommendation to the Vail Town Council on a major amendment to Special
Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development
District, Vail Town Code, to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68 Meadow Drive (Village Inn
Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC080049)
Applicant: Colorado Company, represented by Sherman & Howard, LLC
Planner: Nicole Peterson
ACTION:
MOTION: SECOND: VOTE:
60 Minutes
2. A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road WesULot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
ACTION:
MOTION: SECOND: VOTE:
5 Minutes
3. A request for a final recommendation pursuant to Section 12-22-4, Adoption of View Corridors
and Section 12-22-5, Amendments, Vail Town Code, to adopt two new view corridors and
amend one existing view corridor in Lionshead, pursuant to the recommendations outlined in
Chapter 4, Recommendations-Overall Study Area, Public View Corridors, Lionshead
Redevelopment Master Plan, and setting forth details in regard thereto. (PEC080051)
Applicant: Town of Vail/Vail Resorts Inc.
Planner: George Ruther/Gerry Arnold
ACTION: Table to October 13, 2008
MOTION: SECOND: VOTE:
4. Approval of September 8, 2008 minutes
Page 1
MOTION: SECOND: VOTE:
5. Information Update
Town Council's appeal of the PEC's approval of Vail Resort's temporary business office is
scheduled for Tuesday, October 7in
6. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published September 19, 2008, in the Vail Daily.
Page 2
r�
�
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 22, 2008
SUBJECT: A request for a work session for review of a major exterior alteration, pursuant to
Section 12-7H-7, Exterior Alterations or Modifications; and requests for
conditional use permits, pursuant to Section 12-7H-2, Permitted and Conditional
Uses, Basement or Garden Level; Section 12-7H-3, Permitted and Conditional
Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional Uses;
Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing
units, conference facilities and meeting rooms on the basement level, multi-family
dwelling units on the first floor, and an eating and drinking establishment on the
second floor, located af 250 South Frontage Road West/Lot 2, Block 1, Vail
Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
I. SUMMARY
The purpose of today's work session hearing with the Planning and Environmental
Commission is to allow the applicant, HCT Development, represented by TJ Brink, an
opportunity to present the major exterior alteration application for the proposed Fairmont
via the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road
West. The desired outcome of the hearing is for the Planning and Environmental
Commission to understand the proposed development in terms of bulk, mass, height,
and operation, and how this relates to relevant portions of the Vail Comprehensive Plan
and Vail Town Code. The Commission is also being asked to provide comments to
guide the applicant towards a final review.
The Commission is not being asked to take any formal action on this application at this
time. As such, Staff is not providing a formal recommendation until final review is
requested. Staff and the applicant request that the Planning and Environmental
Commission tables this application to the Commission's October 13, 2008, hearing for
further review and discussion.
II. DESCRIPTION OF THE REQUEST
The key elements of The Fairmont Vail proposal, found in Attachment A for reference,
include:
• Two development review applications, including a maior exterior alteration
application, as required by the LMU-1 District for the demolition and rebuild of the
structure and a conditional use permit application for accommodation units,
multiple-family residential dwelling units, conference facilities and meeting rooms,
located on the basement or garden level and for accommodation units and multi-
family dwelling units on the first floor or street level of the structure.
�
• Demo/rebuild including 91 dwelling units (72 net new) and 128 accommodation units
(0 net new)
• Amenities including a front desk, lobby, lounge area, pool, hot tubs, deli, restaurant,
specialty bar, fitness and spa amenities, hotel retail and meeting/conference space
• 254 parking spaces in two below grade floors, additional surface parking spaces at
the porte cochere, and a loading dock
• Potential mitigation of development impacts including employee housing mitigation, a
pedestrian path on the west side of Middle Creek, and public art
II1. BACKGROUND
The Evergreen Lodge, consisting of 128 hotel rooms and 19 dwelling units, was built in
1974. On April 1, 1986, Special Development District #14 (Doubletree Hotel) was
established by the adoption of Ordinance No. 5, Series of 1986. SDD #14 was amended
in 1989 and 1990 to further clarify requirements for redevelopment. On September 6,
2005, the Vail Town Council adopted Resolution No. 15, Series of 2005, which extended
the Lionshead Redevelopment Master Plan study area to include the Evergreen Lodge,
and provided specific recommendations for the redevelopment of the property. On
December 20, 2005, the Vail Town Council adopted Resolution No. 23, Series of 2005,
adopting more specific recommendations for the Evergreen Lodge redevelopment,
including setbacks from the Frontage Road and a potential transit stop. The Council
also adopted Ordinance No. 33, Series of 2005, which repealed SDD #14 and rezoned
the Evergreen Lodge from High Density Multiple Family (HDMF) District to Lionshead
Mixed Use 1(LMU-1) District. On July 14, 2008, the Planning and Environmental
Commission held a worksession to introduce the application, the development team, and
the relevant planning documents.
IV. ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of the
Design Review Board, Planning and Environmental Commission and Town Council on
the various applications submitted on behalf of HCT Development.
A. Exterior Alteration/Modification in the Lionshead Mixed-Use 1(LMU-1)
District
Order of Review: Generally, applications will be reviewed first by the Planning and
Environmental Commission for impacts of use/development and then by the Design
Review Board for compliance of proposed buildings and site planning.
The Planninq and Environmental Commission is responsible for final
approval/denial of a Major/Minor Exterior Alteration. The Planning and
Environmental Commission shall review the proposal for compliance with the
adopted criteria. The Planning and Environmental Commission's approval "shall
constitute approval of the basic form and location of improvements including
siting, building setbacks, height, building bulk and mass, site improvements and
landscaping."
The Desiqn Review Board has no review authority on a Major or Minor Exterior
Alteration, but must review any accompanying Design Review Board application.
The Town Council presides over appeals, which they can also file, which cal up the
actions of Design Review Board or Planning and Environmental Commission Town
2
Council evaluates whether or not the Planning and Environmental Commission or
Design Review Board erred with approvals or denials and can uphold, uphold with
modifications, or overturn the board's decision.
B. Conditional Use Permit (CUP)
Order of Review: Generally, applications will be reviewed first by the Planning and
Environmental Commission for acceptability of use and then by the Design Review
Board for compliance of proposed buildings and site planning.
The Planninq and Environmental Commission is responsible for final
approval/denial of CUP. The Planning and Environmental Commission shall
review the request for compliance with the adopted conditional use permit criteria
and make findings of fact with regard to the project's compliance.
The Desiqn Review Board has no review authority on a CUP, but must review any
accompanying Design Review Board application.
The Town Council presides over appeals, which they can also file, which cal up the
actions of Design Review Board or Planning and Environmental Commission Town
Council evaluates whether or not the Planning and Environmental Commission or
Design Review Board erred with approvals or denials and can uphold, uphold with
modifications, or overturn the board's decision.
V. APPLICABLE DOCUMENTS
TITLE 12, ZONING REGULATIONS
ART/CLE 12-7H: LIONSHEAD M/XED USE 1(LMU-1) DISTRICT (lN PART)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone district is intended to provide sites for a mixture of
multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling
units, restaurants, offices, skier services, and commercial establishments in a clustered,
unified development. Lionshead Mixed Use 1 zone district, in accordance with the
Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open
space and other amenities appropriate to the permitted types of buildings and uses and
to maintain the desirable qualities of the District by establishing appropriate site
development standards. This District is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives for properties to
redevelop. The ultimate goal of these incentives is to create an economically vibrant
lodging, housing, and commercial core area. The incentives in this Zone District include
increases in allowable gross residential floor area, building height, and density over the
previously established zoning in the Lionshead Redevelopment Master Plan study area.
The primary goal of the incentives is to create economic conditions favorable to inducing
private redevelopment consistent with the Lionshead Redevelopment Master Plan.
Additionally, the incentives are created to help finance public off-site improvements
adjacent to redevelopment projects. With any developmenbredevelopment proposal
taking advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicycle access, public plaza
redevelopment, public art, roadway improvements, and similar improvements.
3
NOTE: LAND USES INCLUDED !N THIS APPLICATION ARE IN BOLD AND
UNDERLINED.
12-7H-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL:
A. Definition: The "basement" or "garden level" shall be defined as that floor
of a building that is entirely or substantially below grade.
B. Permitted Uses: The following uses shall be permitted in basement or
garden levels within a structure:
Banks and financial institutions.
Commercial ski storage.
Eating and drinking establishments.
Personal services and repair shops.
Professional offices, business offices and studios.
Public or private lockers and storage:
Recreation facilities,
Retail establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of
this Title.
C. Conditronal Uses: The foliowing uses shall be permitted in basement or
garden levels within a structure, subject to issuance of a conditional use
permit in accordance with the provisions of Chapter 16 of this Title:
Conference facilities and meetinq rooms.
Liquor stores.
Lod_qes and accommodation units.
Major arcade.
Multiple-familv residential dwellinq units, time-share units, fractional
fee clubs, lodge dwelling units, and employee housing units (Type lll
(EHU) as provided in Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Theaters.
Additional uses determined to be similar to conditional uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of
.this Title.
12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET
LEVEL:
A. Definition: The "first floor" or "street level" shall be defined as that floor of
the building that is located at grade or street level along a pedestrianway.
8. Permitted Uses: The following uses shall be permitted on the first floor or
street level within a structure:
Banks, with walk-up teller facilities.
Eatin_q and drinkinq establishments.
Recreation facilities.
Retail stores and establishments.
Skier ticketing, ski school, skier services, and daycare.
4
Travel agencies.
Additional uses determined to be similar to permitted uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of this
Title.
C. Conditional Uses: The following uses shall be permitted on the first floor or
street level floor within a structure, subject to issuance of a conditional
use permit in accordance with the provisions of Chapter 16 of this Title:
Barbershops, beauty shops and beauty parlors.
Conference facilities and meeting rooms.
Financial institutions, other than banks.
Liquor stores.
Lodqes and accommodation units.
Mu/tiple-familv residential dwellin_q units, time-share units, fractional
fee clubs, lodge dwelling units, and employee housing units (Type lll
(EHU) as provided in Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Additional uses determined to be similar to conditional uses described in
this subsection, in accordance with the provisions of Section 92-3-4 of this
Title.
12-7H-4: PERMITTED AND CONDIT/ONAL USES; SECOND FLOOR AND ABOVE:
A. Permitted Uses; Exception: The following uses shall be permitted on those
f/oors above the first floor within a structure:
Lodqes and accommodation units.
Multiple-family residential dwellin_4 units, time-share units, fractional
fee clubs, lodge dwelling units, and employee housing units (Type lll
(EHU) as provided in Chapter 13 of this Title).
Additional uses determined to be similar to permitted uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of this
Title.
12-7H-6: ACCESSORY USES:
The following accessory uses shall be permitted in the Lionshead Mixed Use 1 zone
district:
Home occupations, subject to issuance of a home occupation permit in accordance with
the provisions of Section 12-14-12 of this Title.
Loadinq and deliverv and parkin_q facilities customarily incidental and accessory
to permitted and conditional uses.
Minor arcade.
Offices, lobbies, laundry, and other facilities customarily incidental and accessorv
to hofe/s, lod_qes, and multiple-family uses.
Outdoor dinin_q areas operated in coniunction with permitted eatinq and drinkin_q
establishments.
Swimmin4 poo/s, tennis courts, patios or other recreation facilities customarily
incidental to permitted residential or lodqe uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and
necessary for the operation thereof.
12-7H-7: EXTER/OR ALTERAT/ONS OR MODIFlCATIONS:
A. Review Required: The construction of a new building or the alteration of
an existing building that is not a major exterior alteration as described in
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deny the application. The decision of the planning and environmental
commission may be appealed to the town council in accordance with
section 12-3-3 of this title.
E. Lapse Of Approval: Approval of an exterior alteration as prescribed by
this article shall /apse and become void two (2) years following the date of
approval by the design review board unless, prior fo the expiration, a
building permit is issued and construction is commenced and diligently
pursued to completion. Administrative extensions shall be allowed for
reasonable and unexpected delays as Iong as code provisions affecting
the proposal have not changed.
12-7H-8: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the evidence
before the Planning and Environmental Commission and the Design Review Board that
the proposed exterior alteration or new development is in compliance with the purposes
of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with
applicable elements of the Lionshead Redevelopment Master Plan and that the proposal
does not otherwise have a significant negative effect on the character of the
neighborhood, and that the proposal substantially complies with other applicable
elements of the Vail comprehensive plan.
12-7H-9: LOT AREA AND SITE D/MENSIONS:
The minimum lot or site area shall be ten thousand (10, 000) square feet of buildable
area.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten feet (10 j unless otherwise specified in the
Lionshead redevelopment master plan as a build-to line.
12-7H-11: HE/GHT AND BULK:
Buildings shall have a maximum average building height of seventy-one feet (71) with a
maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master
plan. AI! development shall comply with the design guidelines and standards found in
the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated
in the Lionshead redevelopment master plan, shall be afforded to redevelopment
projects which meet the intent of design guidelines, as reviewed and approved by the
design review board.
12-7H-12: DENSITY (DWELLING UNITS PER ACRE):
Up to a thirty three percent (33%) increase over the existing number of dwelling units on
a property or thirty five (35) dwelling units per acre, whichever is greater shall be
allowed. For the purpose of calculating density, employee housing units,
accommodation units, attached accommodation units, timeshare units, and fractional fee
club units shall not be counted as dwelling units. Additionally, a"/odge dwelling unit'; as
defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the
purpose of calculating density.
12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed
'� for each one hundred (100) square feet of buildable site area, or an increase of thirty
three percent (33%) over the existing GRFA found on the property, whichever is greater.
Multrple-family dwelling units in this zone district shall not be entitled to additional gross
7
residential floor area under section 92-15-5, "Additional Gross Residential Floor Area
(250 Ordinance)'; of this title.
12-7H-14: SITE COVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site area, unless
otherwise specified in the Lionshead redevelopment master plan.
12-7H-15: LANDSCAP/NG AND SITE DEVELOPMENT:
At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise
specified in the Lionshead redevelopment master plan.
12-7H-16: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chapter 90 of this
title. At least one-half (1/2) the required parking shall be located within the main building
or buildings.
12-7H-18: M/TIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall a/so be responsible for mitigating direct impacts of
their development on public infrastructure and in all cases mitigation shall bear a
reasonable relation to the development impacts. Impacts may be determined based on
reports prepared by qualified consultants. The extent of mitigation and public amenity
improvements shall be balanced with the goals of redevelopment and will be determined
by the planning and environmental commission in review of development projects and
conditional use permits. Mitigation of impacts may include, but is not limited to, the
following: roadway improvements, pedestrian walkway improvements, streetscape
improvements, stream tracbbank improvements, public art improvemenfs, and similar
improvements. The intent of this section is to only require mitigation for large scale
redevelopment/development projects which produce substantial off site impacts.
VAIL LAND USE PLAN (IN PART)
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town
Council. The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goa/s of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land use
decisions may be made within the Town of Vail. The goals, as articulated within the
Land Use Plan, are meant to be used as adopted policy guidelines in the review process
for new developmenf proposa/s. In conjunction with these goa/s, land use categories
are defined to indicate general types of Iand uses which are then used to develop the
Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is
intended to provide a general framework to guide decision making. Where the land use
categories and zoning conflict, existing zoning controls development on a site.
The Vail Land Use Plan contains the following goa/s:
1.0 General Growfh/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
ba/ance between residential, commercial and recreationa! uses to serve
both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possib/e.
1.12 Vail should accommodate most of the
developed areas (infill areas).
1.13 Vail recognizes its stream tract as being a
as its potential for public use.
additional growth in existing
desirable land feature as well
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 /eaders
should work together closely to make existing facrlities and the Town
function more efficiently.
2.3 The ski area owner, the business community and the Town /eaders
should work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
2.5 The community should improve non-skier recreational options to improve
year-round tourism.
2.7 The Town of Vail should improve the existing park and open space lands
while confinuing to purchase open space.
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to serve
the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial areas
to accommodate both local and visitor needs.
3.5 Entertainment oriented business and cultural activities should be
encouraged in the core areas to creafe diversity. More nighttime
businesses, on-going events and sanctioned "street happenings" should
be encouraged.
4.0
�
Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Future commercial development in the Core
areas needs to be carefully controlled to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is prese►ved thorough implementation of the
Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and should
be preserved. (sca/e, alpine character, small town feeling, mountains,
natural setting, intimate size, cosmopolitan feeling, environmental quality.)
4.4 The connection between the Village Core and Lionshead should be
enhanced through:
a) Installation of a new type of people mover.
b) Improving the pedestrian system with a creatively designed
connection, oriented toward a nature walk, alpine garden, and/or
sculpture plaza.
c) New development should be controlled to limit commercial uses.
Residenfial
0
5.1 Additional residential growth should continue to occur primarily in existing,
platted areas and as appropriate in new areas where high hazards do not
exist.
5.2 Quality time-share unrts should be accommodated to help keep
occupancy rates up.
5.3 Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail with
appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace demands for a
full range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied
sites throughout the community.
Chapter 6, Section 4: LRMP Lionshead Redevelopment Master Plan
Included in this category are those properties which are identified as being included in
the Lionshead Redevelopment Master Plan boundaries. Properties located within this
land use category shall be encouraged to redevelop, per the Master Plan
recommendations, as it has been found that it rs necessary in order for Vail to remain a
competitive four-season resort. Uses and activities for these areas are intended to
encourage a safe, convenient and an aesthetically-pleasing guest experience. The
range of uses and activities appropriate in the Lionshead Redevelopment Master Plan
(LRMP) land use category may include skier and resort services, ski lifts, ski trails, base
facilities, public restrooms, ticket sa/es, clubs, public p/azas, open spaces, parking and
loading/delivery facilities/structures, public utilities, residential, /odges, accommodation
units, deed restricted employee housing, retail businesses, professional and business
offices, personal services, and restaurant uses.
LIONSHEAD REDEVELOPMENT MASTER PLAN (IN PART)
Chapter 2, Introduction
2.1 Purpose of the Master Plan (in part)
"This master plan was initiated by the Town of Vail to encourage
redevelopment and new development initiatives in the Lionshead study
area. Both public and private interests have recognized that Lionshead
today /acks the economic vitality of Vail and fails to offer a world class
resort experience. Lionshead's economic potential has been inhibited by
a number of recurrent themes:
• Lack of growth in accommodation units ("hot beds'j;
• Poor retail quality;
• Deterioration of existing buildings;
• Uninteresting and disconnected pedestrian environment;
• Mediocre architectural character, and the
• Absence of incentives for redevelopment.
This master is a comprehensive guide for property owners proposing to
undertake development or redevelopment of their properties and the
municipa! officials responsible for planning public improvements. The plan
outlines the Town's objectives and goals for the enhancement of
Lionshead and proposes recommendation, incentives, and requirements
for redevelopment and new development. "
10
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to
outline the important issues to be addressed in the master plan and to
provide a policy framework for the master planning process.
2.3.1 Renewal and Redevelopmenf
Lionshead can and should be renewed and redeveloped to
become a warmer, more vibrant environment for guests and
residents. Lionshead needs an appealing and coherent identity, a
sense of p/ace, a personality, a purpose, and an improved
aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additional activities
and amenities such as performing arts venues, conference
facilities, ice rinks, streetscape, parks and other recreational
improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and
redevelopment in Lionshead must promote improved occupancy
rates and the creation of additional bed base ("live beds" or "warm
beds') through new lodging products. Live beds and warm beds
are best described as residential or lodging rooms or units that are
designed for occupancy by visitors, guests, individuals, or families
on a short term rental basis. In order to improve occupancy rates
and create additional bed base in Lionshead, applications for new
development and redevelopment projects which include a
residential component shall provide live beds in the form of
accommodation units, fractional fee club units, lodge dwelling
units, timeshare units, attached accommodation units (i. e., lock-off
units), or dwelling units which are included in a voluntary rental
management program and available for short term rental. Further,
it is the expressed goa/ of this Plan that in addition to creating
additional bed base through new lodging products, there shall be
no net /oss of existing live beds within the Lionshead
Redevelopment Master Plan study area.
2.3.4 /mproved Access and Circu/ation
The flow of pedestrian, vehicular, bicycle and mass transit traffic
must be improved within and through Lionshead.
2.3.5 Improved /nfrastructure
The infrastructure of Lionshead (streets, walkways, transportation
systems, parking, utilities, loading and delivery systems, snow
removal and storage capacity) and its public and private services
must be upgraded to support redevelopment and revitalization
efforts and to meet the service expectations of our guests and
residents.
2.3.6 Creative Financing for Enhanced Private Profits and Public
Revenues
11
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area is at Middle Creek (at the Vail public library and Dobson Ice Arena),
but the true entrance to the Lionshead retail core is at the western end of
the Lionshead parking structure. Pedestrian connections should be
sensitive to the residential uses on West Meadow Drive and East
Lionshead Circle. It is also important that they be continuous from the
intersection of Vail Road and East Meadow Drive in Vail to the west end
of the parking structure in Lionshead. The Town of Vail Streetscape
Master Plan recommendations for West Meadow Drive should be
implemented in a way that is consistent in design and character with the
entire Vail Village/ Lionshead connection.
4.3 Conneciions to the Natural Environment
One of the outstanding characteristics of Vail Village is its spectacular
visual connection to Vail Mountain, particularly the protected view
corridors up Bridge Street from the village parking structure and toward
the Gore Range from East Meadow Drive. Over the years the village has
a/so strengthened its physical connections to the natural environment by
improving creekside parks and trails and by integrating landscape into the
built environment at every opportunity.
Lionshead has no similarly strong connection to the natural environment
even though it is situated even closer to the base of the mountain. To
remedy this critical deficiency, the following recommendations are made:
4.3.1 Visual Connections
As development and redevelopment occur in Lionshead, it will be
vital to protect visual connections to the ski mountain. These
visual relationships strengthen the identity of Lionshead as an
alpine resort and provide a visual reference that helps Lionshead
visitors to find their way through the core. Visual connections to
the natural environment should be established utilrzing the
following techniques:
4.3.1.1 View Corridors
Creating and establishing view corridors is an effective way
to link the urban core of Lionshead visually to the natural
environment of Gore Creek and the mountain. The master
plan is recommending the creation of severa/ dedicated
public view corridors. ln addition, all private development
and redevelopment should endeavor to create visual
connections from and through their properties.
View corridors do not have to be expansive to be effective.
In many cases, a slender but well targeted view corridor
can be just as effective as a broad view. Nor do visual
connections have to be continuous; they can reoccur,
providing intermittent vrews from different angles.
4.3.1.2.1 North-Soufh Orientation of Buildings
The predominant east-west orientation of buildings in
Lionshead acts as a visual and physical barrier,
interrupting the connection to the natural environment.
It should be a priority in future development and
redevelopmenf to orient vertical building masses along
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4,6 Vehicularand Pedestrian Circulation
4.6.9 Intersiate Highway 70
I-70 is the primary vehicular circulation corridor for the Vail Valley
and is critically important to the economic health of the Vail
community. It does, however, create both a visual and physical
division between the south and north sides of Vail, as well as
consuming a significant amount of land. As Vail continues to grow
over time it is strongly recommended that the ideas of potentially
burying or bridging 1-70 through the Town of Vail be studied and
the potential benefits and impacts considered. Specifically,
consideratron should be given to securing the air-rights over I-70
so that future development and circulation scenarios are not
precluded.
4.6.2 South Frontage Road
Recommendations outlined below address potential re-alignment
of portions of the frontage road, ingress and egress
improvements, bicycle/ pedestrian improvements, and visual
improvements. For a detailed discussion of capacity and the
impacts of future development on the frontage road, see the traffic
impact study contained in appendix A. Figure 4-9 depicts
potential redevelopment without the realignment of the Frontage
Road while Figure 4-9a depicts redevelopment with a partial
realignment of the Frontage Road.
4.6.2.2 Road lmprovements to Handle Increased Tra�c
Volume
The potential expansion of the Lionshead bed base and
the corresponding increases in traffic volumes will
necessitate traffic mitigation measures. Increased road
width, acceleration/ deceleration lanes, and perhaps
roundabouts may be required in conjunction with new
development. These improvements are described in the
traffic impact study, attached as appendix A. It is important
to note that the potential widening of the frontage road
depicted in the overall master plan graphic is not
necessarily the best or required solution. It is a potential
solution but the final design of road improvements will
need to consider not only the traffic volume requirements
but visual impacts and community preferences as well.
4.6.2.3 Provision for Bicycles and Pedestrians
A pedestrian/ bicycle path should be created on the south
side of the frontage road running the entire length of the
Lionshead study area. Providing an unbroken pedestrian/
bicycle path to connect the main Vail roundabout to
Cascade Village, this pathway will conform to the current
Town of Vail standards regarding width and material.
4.6.4 Visual/mprovements
!t is essential that improvements for better traffic flow be
accompanied with aesthetic improvements in order to break up
the perceived width of the improved roadway and to give a
15
stronger image to this north edge of Lionshead (see figure 6-5).
Improvements could include landscaped medians and a
consistent landscape treatment between the South Frontage Road
and the eastbound lane of 1-70. Fragile understory plantings
should be avoided in favor of street trees and hardy ground covers
that can su►vive winter snowplowing activities. This corridor
should also include new directional signage, described in section
4.10.1.1
4.6.4.3 Pedestrian Sidewalks and Crossings
A series of primary and secondary pedestrian walks should
be created connecting the West Lionshead area with the
Lionshead core, the frontage road, and the ski yard.
These walks and crosswalks are identified on Map Q and
Map T.
4.6.4.4 Visual Improvements
As the road systems and adjacent lodging properties in
west Lionshead are upgraded it is critical that a consistent
visual character be developed through the design of new
pedestrian walkways, landscaping, retaining walls, lighting,
and site furnishings. For fu►ther information on these
systems, see chapter six, Site Design Guidelines.
4.7 Loading and Delivery
4.7,1 Properties with Direct Service Access
As a general rule, properties that can provide for their own service
and delivery needs should comply with the following guidelines:
a. Loading and delivery facilities should be located deep enough
into the property that the estimated peak volume of service
vehicles does not back up into or block the access road or
pedestrian areas.
b. Service drives and loading docks must be screened with
landscaping, fencing, retaining walls or other appropriate
design techniques.
c. All reasonab/e measures shall be taken to prevent noise and
exhaust impacts on adjacent properties.
d. In no case shall a property utilize the pubiic roadway or
pedestrian area to stage service and delivery vehicles.
4.8 Parking
Parking is a critical component in a mixed-use resort environment such as
Lionshead, and any efforts to enhance this component should adhere to
the following goa/s and guidelines:
a. Parking must be sufficient to meet demand. Correctly assessing
parking demand in an environment such as Lionshead is difficult but
extremely important. Overestimating parking demand can be as
damaging as underestimating demand due to the extreme expense of
parking space (especially if structured) in a rea/ estate envrronment
such as the Vail Valley. Likewise, parking is a large consumer of
ground and should be designed to occupy as little real estate as
possible. In tight margin developments such as mid-range hotels and
locals/employee housing, the expense of parking can be the deciding
16
factor as to the economic viability of fhe project. Due to these
attributes of parking, it is important that true demand, or desired
demand, be distinguished from actual usage. For example, the "free
after three" program currently in p/ace for the Town of Vail parking
structures has undoubtedly increased the usage of these structures
during the evening hours (the Lionshead structure filled in the evening
for the first time in 1998). However, there has not been a
corresponding increase in sa/es tax revenue, which was the original
intent of "free after three" (Note- concrete studies regarding the
utilization of the "free after three" program have not been conducted
and it is sfrongly recommended that this occur if the program is to
continue). It is hypothesized that a significant portion of people
utilizing the free parking program are in fact employees or people that
would have used transit or other means of access if the parking were
not as readily available. In other words, parking usage often will rise
to fill the available space, but the profile of the user may not be whom
the parking was intended for. To be concise, the parking supply in
Lionshead and the Town of Vail needs to not only meet the demand, it
needs to meet the desired demand and should be structured or
programmed in such as way to do so. Parking is important, but too
expensive and land consuming to be provided without solid reasoning.
b. Parking should be visually inconspicuous. Parking should be
structured below ground whenever possible. Surface parking areas
should be heavily screened with landscaping, berms, and walls.
Expanses of asphalt should be interrupted with islands of landscaping
or replaced with pedestrian quality paving materials. Surface parking
areas should be avoided in or near the retail pedestrian core area.
Although structured parking may be more desirable visually, it must
be properly designed so as not to detract from the guesYs arrival
experience.
4.8.1 Potential Displacement of Existing Parking
The ground rules for the Lionshead master plan mandate no net
loss of parking as a result of redevelopment.
4.8.2 Residential Properties
As a policy, all residential properties should provide their own
parking within their property according to existing Town of Vail
regulations and the pa�ameters described above.
4.8.4 Parking for Emp/oyee Housing
The unit-to-parking space ratio for employee housing should be
reduced to maximize the housing opportunities in west Lionshead.
During the master planning process, the Vail Town Council toured
several employee housing complexes in Keystone Resort fhat
averaged .25 cars per bed (one parking space per four-bed unit).
Most of these complexes at Keystone are removed from the core
and depend on a bus transit system to carry employees to and
from work. Yet, Keystone property managers have not observed
a parking shortage. Likewise, at the Rivers Edge employee
housing projecf in Avon, a parking ratio of .75 cars per bed has
been more than adequate and the parking !ot is underutilized.
17
4.9 Housing
Recent community surveys and grass-roots planning efforts such as Vail
Tomorrow have identified the lack of locals housing as the most critical
issue facing the Vail community. Early in the Lionshead master planning
process, west Lionshead was identified as an opportunity area to
implement some of the community's housing goa/s, particularly relating to
employee housing. These opportunities and associated issues are
outlined below.
4.9.1 No Net Loss of Employee Housing
Ground rule number five of the master plan states that there shall
be no net /oss of employee housing in Lionshead as
redevelopment occurs.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goals in Lionshead is
through policy based requirements such as the employee
generation ordinance currently being pursued by the Vail Town
Council. As required by a future ordinance, all development and
redevelopment projects, as a prerequisite to project approval,
should provide housing for employees generated and to the extent
possible this housing should be located in the Lionshead area.
4.10 Gateways, Landmarks, and Portals
The lack of spatial hierarchy or organizational clarity is a fundamental
problem in the Lionshead pedestrian and vehicular network today. This
section discusses the need to create a series of gateways, portals,
landmarks and useful public spaces that will increase and enhance the
character and identity of the pedestrian environment.
4.10.2 Landmarks
A landmark is a significant archifectural element that all the
visitors to Lionshead can identify and remember. Landmarks
signify important points of entry, turning points and critical
intersections in the pedestrian network, as well as destinations
and visual reference points. The single landmark in Lionshead
today is the Gondola clock tower, which will be replaced with the
Vail Associates core site redevelopment. Appropriate locations for
new landmarks in Lionshead are the east pedestrian portal, the
central retail mall adjacent to the main pedesfrian plaza, and the
west pedestrian portal adjacent to the intersection of West
Lionshead Circle and Lionshead Place. In addition, the potential
civic center complex at the east end of the parking structure
should function as a significant architectural landmark for the east
end of Lionshead.
4.11 Public Art
Through the Art in Public Places Board, the Town of Vail has long
recognized the importance of public art in pedestrian environments.
Future development and redevelopment projects in Lionshead, especially
projects impacting the retail mall and primary pedestrian environments,
should seek to incorporate public art according to the Town of Vail Art in
Public Places Master Plan (not adopted as of the writing of this
document). Pedestrian circulation systems, portals and gateways,
18
landmarks, pedestrian plazas and architecture all present opportunities to
incorporate public art.
4.13 Live Beds
The maintenance, preservation, and enhancement of the live bed base
are critical to the future success of Lionshead and as such, special
emphasis should be placed on increasing the number of live beds in
Lionshead as the area undergoes redevelopment. The Lionshead area
currently contains a large percentage of the Town's overall lodging bed
base. The bed base in Lionshead's consists of a variety of residential
and lodging products including hotels, condominiums, timeshares and
hybrids of all three. The vast majority of live beds in Lionshead are not
accommodation units in hotels, but instead, in dwelling units in residential
condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square
Lodge, Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead
Arcade, and Montaneros, all of which have some form of rental/property
management program that encourages short term rental of dwelling units
when the owners are not in residence. It has been the experience in
Lionshead that condominium projects which include a voluntary rental
management program have occupancy rates which exceed the
occupancy rate of hotel products, and therefore tend fo provide more live
beds and produce more lodging tax revenues to the Town.
Applications for new development or redevelopment which maintain,
prese►ve, and enhance the live bed base in Lionshead have a
significantly greater chance of approval in the development review
process than those which do not.
4.13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are
defined as residential or lodging rooms or units that are designed
for occupancy by visitors, guests, individuals, or families, on a
short term rental basis. A live bed may include the following
residential products: accommodation units, fractional fee club
units, lodge dwelling units, timeshare units, attached
accommodation units (i.e., lock-off units), and dwelling units which
are included in a voluntary rental management program and
availa6le for short term rental.
4.13.2 Location of Live Beds
Live beds should be located in Lionshead pursuant to the
Lionshead Mixed Use 1 and 2 zone districts. All properties within
Lionshead, when developing or redeveloping and providing new
residential or lodging products, should provide live beds as
defined herein.
4.13.3 Hotel-types of Services and Amenities
To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the
creation of additional live beds should include hotel-types of
services and amenities. Such services and amenities may
include, but not be limited to, the operation of a front desk,
registration/reservation capabilities, recreational amenities, guest
drop-off, on-site management, etc. These types of services and
amenities in multiple family residential dwellings will increase the
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likelihood that the dwelling units will be made available for short
term occupancy and help to promote improved occupancy rates.
4.13.4 Review of New Development and Redevelopment Projects
The Planning and Environmental Commission shall consider the
policies and direction given by this Plan with respect to live beds
when reviewing new development and redevelopment projects in
Lionshead. Applications for new development or redevelopment
shall maintain the live bed base in Lionshead. Applications for new
development and redevelopment which enhance the live bed base
have a significantly greater chance of approval in the development
review process than those which do not. A proposa/'s adherence
to the policies contained in the adopted master plan will be one of
the factors analyzed by statf, the Planning and Environmental
Commission (PEC), the Design Review Board (DRB), and the
Town Council (as applicable) in determining whether to approve or
disapprove the specific proposal.
Chapter 5, Detailed Plan Recommendations
This section of the Lionshead Master plan examines individual parcels and groups of
parcels within the Lionshead study area, excluding the residential properties on the
south side of Gore Creek. The intent of fhis chapter — and the Master plan as a whole -
is to identify important functional relationships and visual objectives within the district
and to propose a framework for the long-term redevelopment of Lionshead. The
document does not intend to limit or eliminate ideas relating to specific parce/s; any
proposals consistent with this framework should be considered even if they are not
anticipated in this document. The parcels addressed here are organized generally from
east to west, starting with the civic hub on the eastern end of the parking structure.
5.19 Evergreen Lodge at Vail
� The Evergreen Lodge is located directly east of the Middle Creek Stream
Tract and is bordered to the north by the South Frontage Road, to the
south by the Vail Valley Medical Center, and to the east by the WestStar
Bank office building. The lot area is 114, 337 square feet or 2. 625 acres.
Physical improvements that currently exist on the site are a nine story
stucco hotel/condominium structure with an adjoining two-story hotel
facilities wing, two below-grade structured parking garages, and paved
surface parking. The nine story structure has a predominant east-west
orientation along the southerly edge of the site while the facilities wing
has a north-south orientation along the western edge of the site. The
eastern parking garage is utilized by the Vail Valley Medical Center for
employee parking and is accessed from the South Frontage Road
through a shared entry/exit with the WestStar Bank office building.
Opportunities for future improvements and upgrades include: ,
• Creation of more underground parking;
• Architectural enhancements consistent with the Lionshead
Architectural Design Guidelines;
• Improved exterior lighting;
• Coordinated vehicular access;
• Improved streetscape and landscaping along the South Frontage
Road;
• Improved pedestrian circulation; and
20
• Upgraded and expanded hotel accommodations and amenities
5.19.1 Pedesfrian Access
Pedestrian access should be upgraded to provide a safe and
attractive pedestrian connection from the South Frontage Road,
through the Evergreen Lodge development site, to West Meadow
Drive with a continuous pedestrian/bicycle path along the South
Frontage Road, as depicted on Map T herein. A gravel path
connecting the South Frontage Road to the paved pedestrian path
located on the east side of the Dobson Ice Arena presently exists
along the south side of the property. This path, while functional,
receives little, if any, regular maintenance and includes a railroad
tie set of stairs that is unsafe and in disrepair.
There are currently no pedestrian improvements /ocated along the
South Frontage Road. Though no improvements exist, a fair
number of pedestrians use the southerly edge of the South
Frontage Road when entering or exiting the site. ln order to
improve pedestrian access and safety, it is recommended that
future redevelopment of the site includes the construction of a
continuous pedestrian/bicycle path along the South Frontage
Road and that the existing gravel path along the southerly edge of
the site be improved and regularly maintained. Said
improvements may necessitate the need for pedestrian access
easements through the site.
5.19.2 Soufh Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles off of the South
Frontage Road from two, full movement, two-way access points.
The current location of these access points relative to the existing
access points for the WestStar Bank Building, Vail Valley Medical
Center parking structure, Town of Vail Municipal Buildings, and
potential future access points to the Vail Valley Medical Center
and Vail International Building results in undesirable traffic flow
and turning movements creating traffic safety and capacity
concerns. In keeping with Policy Objective 2.3.4, Improved
Access and Circulation, of the Plan, opportunities for public
transportation and vehicular circulation improvements should be
explored in conjunction with any future redevelopment of the site.
Possib/e opportunities for improvements may include, an
improved mass transit stop, relocated/reduced/shared points of
entry/exiting, restricted access points, acceleration/ deceleration
/anes, greater sight distances, dedicated turning /anes and
landscaped medians, and the evaluation and possible
implementation of an intersection solution, such as a roundabout.
5.19.3 Preservation of Exisiing Accommodation Units
The Evergreen Lodge presently contains 128 short term
accommodation units. In addition, The Evergreen Lodge a/so
contains a restaurant, lounge, spa, and meeting space facilities
incidental to the operation of the Lodge. Given the importance
and need for short term accommodations to the vitality and
success of the community, any future redevelopment of the site
shall ensure the preservation of short term accommodation units
21
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public view, Service and delivery truck turning maneuvering
should not negatively impact traffic flow on the South Frontage
Road. With a realignment of the vehicular access points, attention
should be given to the location of service and parking areas. An
additional level of structured parking at the current Frontage Road
level would help to minimize the apparent herght of the existing or
future structures, decrease the grade at existing access points,
increase the amount of landscaping on the surface of the
structure, and hide service functions below grade.
5.19.7 Setbacks from fhe South Frontage Road
Special consideration should be given to the setback of buildings
from the South Frontage Road. Pursuant to the Lionshead Mixed
Use -1 zone district setback standards, a minimum 10-foot (10 j
setback is allowed. Given the relationship of the development site
to the South Frontage Road, the need for adequate area for
vehicular traffic circulation, the importance of a/andscape area to
visually screen the massing of the building, and the existence of a
30-foot wide utility easement along the southerly edge of the
South Frontage Road, the minimum required front setback for the
Evergreen Lodge development site shall be thirty feet (30'). This
increased setback requirement shall supersede the 10-foot
setback requirement prescribed in Section 92-7H-10, Setbacks,
Vail Town Code.
5.19.8 Architecturallmprovements
The architectural design guidelines (Chapter 8) discuss severa/
transition tools that can be used to adapt an existing building to
the new character and architectural quality desired for Lionshead.
Given the high visibility of the buildings on this site and the extent
to which they influence the quality of the experience of passers-
by, all future development on the site should be closely scrutinized
for compliance with the applicable architectural design guidelines.
5.19.9 Public Transit Stop
A public transit stop is presently located east of the WestStar
Bank Building, across the street from the Town Municipal offices.
Through the future redevelopment of the Evergreen Lodge and
the Vail Valley Medical Center, an opportunity exists to potentially
relocate the transit stop to a more optimal /ocation.
Chapter 6, Site Design Guidelines
Chapters four and five identified important public spaces and pedestrian corridors that
together define the underlying structure of Lionshead and form essential connections
between the districYs primary destinations. This chapter on site design guidelines
describes the detailed elements that lend character and quality to fhe overall fabric of
public spaces. The master plan envisions a hierarchy of pedestrian spaces and, as
outlined in this chapter, demands increasing attention to detailing in areas where public
use will be more intense. Any projects or situations that do not fal! within the framework
described below shall conform to the existing Town of Vail regulations.
23
6.4 Secondary Pedestrian Walk
Secondary pedestrian walks (see figure 6-3) are similar to primary
pedestrian walks except that they are not located on primary pedestrian
corridors and thus carry a lower volume of pedestrian traffic. The
suggested minimum width for these secondary wa/ks is six feet, although
wider walkways may be required where anticipated pedestrian traffic
volumes are greater. Poured concrete may be used as a paving material.
All other design parameters that apply to primary pedestrian walks also
apply here.
6.6 Pedestrian Path
Pedestrian paths are located outside of the primary Lionshead pedestrian
environment (see figure 6-4). They include stand-alone circulation
corridors, such as the Gore Creek recreational path, that are most often
built with asphalt surfaces. These pathways generally carry a lower
volume of traffic, but their width should reflect both anticipated volume
and anticipated type of traffic, as bicycles, rollerblades, and skateboards
also utilize these pathways. Lighting, signage, site furnishings and
landscaping will be a function of a pathway's intended use, location, and
traffic volume.
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Chapter 8, Architecfural Design Guidelines
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8.1 Vision Statement
The Lionshead neighborhood in Vail presents the opportunity to establish
a dynamic and exciting community within one of the premier resorts in the
25
world. Lionshead's mountain location, proximity to the ski s/opes, and
ample residential base evokes the vision of a truly special place, full of
vitality and interest. This vision can be achieved through redevelopment
of the community by addressing site and architectural issues, and through
consistent and effective transitions from existing to new buildings.
The pedestrian experience of the public spaces within Lionshead is the
most critical issue for redevelopment Many of the existing spaces are
static and uninteresting, due to a prevailing grid organization and lack of
animation and architectural coherency within the spaces. One of the
most effective ways to intensify this experience is through careful design
of the architecture which defines the public spaces. Visually dynamic
variation at the pedestrian level can help avoid a monotonous
streetscape, and judicious use of ornament, detail, artwork, and color can
reflect individuality and establish a variety of experience.
The architecture of Lionshead is envisioned as a unified composition of
buildings and public spaces based on the timeless design principles of
form, sca/e, and order, made responsive to their setting and environment.
It is not envisioned as a strict dictation of a specific "style" or "theme."
Many existing buildings within the community are built of monolithic
concrete s/abs and lack any sense of order or personality. The new
image for Lionshead should move towards the future—using historical
alpine references and Vail Village as antecedents. This design
framework will allow individual property owners freedom of expression
within the personalities of their buildings while establishing and
maintaining an overall unifying character and image for the entire
community. In addition, it is paramount fhat the redevelopment effort
address specific design considerations generated by the location, climate,
and surrounding environment, such as addressing views, using
indigenous building materials, and reflecting the alpine heritage.
Designing in response to our regional heritage, adhering to a consistent
architectural order, and enhancing the public experience will enable
Lionshead to define its own identity—making it a distinct and special
place not just within the context of Vail, but within kindred mountain
communities around the world.
8.3 New and Existing Structures
8.3.1 Special Provisions
While these Guidelines offer a roadmap for the redevelopment of
Lionshead, they are not intended to limit the efforts of developers
and/or designers involved with new and existing structures. It is
understood that many of the buildings within the community or
may be unable to comply with some of the criteria described in the
ADG. Many existing buildings, for instance, may already exceed
the height criteria identified. Some existing roof pitches within the
community may not meet the numerical values described. And
many of the existing pedestrian streets may fall well short of the
"ideal" proportions depicted. These and similar issues will be
handled on a case-by-case basis, with determination of
compliance based upon whether the building meets the general
intent of these Guidelines and the tenets described herein.
26
f��„ � � ;=�t ,;,,r-r<z��. �,� :��.�� ��;�,,.�;.:..�:�::.r�=�
;::,,<<<.; .,: ;, ���.
Similar to existing structures, it is also understood that from time
to time the Town may determine that it is desirable to afford
flexibility in strict application of the Guidelines to new development
projects. ln these instances, the reviewing body shall rely upon the
stated review criteria for deviations to the Architectural Design
Guidelines outlined in sub-section 8.3.3.A contained herein.
Proposed renovations or additions which meet the general intent
of the ADG will be offered more latitude with respect to specific
non-compliant items than those which stray from the overall vision
of Lionshead as described within—variances will be granted from
the detail of the Guidelines if the overall intent is met. In addition,
any meaningful efforts to enhance existing structures will be
recognized as positive progress, and strict compliance with the
"letter" of these Guidelines is not meant to discourage potential
improvements.
8.4.1.2 Building "Roles"
Certain building sites within Lionshead occupy special
locations within the urban "fabric," or "texture" of the
community. To make best use of these special sites and
energize the pedestrian experience, buildings on the sites
will be required to meet the criteria that immediately follow,
in addition to the general criteria described throughout the
rest of the document. The locations of the special sites are
identified within the Lionshead Master Plan. This section
outlines specific architectural requirements for buildings
which occupy these critical sites, based upon the types of
buildings, or building "roles" most appropriate to the sites,
including portals, edge definers, space definers, and
landmarks.
Portals
Portals act as the "front doors" to communities or urban
spaces and therefore often . present the first images to
pedestrians. Buildings which are located on key sites
need to act as inviting and "friendly" portals to or within
Lionshead. Stand-alone structures can act as portals
through appropriately-scaled, large openings and
significant mass, while multiple structures can accomplish
this through proper siting and relationship to one another.
Human scale can be achieved with portals by introducing
horizontal architectural components which relate to the
surrounding context, such as retail frontage heights and
other critical eave heights. This can also be achieved
through careful design of detail which is considerate of the
human form; that is, detail which relates to dimensions
people are most comfortable with, such as railing heights,
head heights, story heights, and similar proportions.
Portals within Lionshead can be effective if they present
enough mass to enclose the spaces they are defining, with
enough open area to present the sense of entry needed for
a community of its size and complexity. They may serve
27
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additional functions as well, such as living areas, bridges,
or enclosed connectors, which can help to further animate
the portals and provide additional income-generating
space.
Edge Definers
Whereas portals act as the "front doors" to urban
communities, edge-defining buildings act as the "exterior
walls" for communities. Where the edges of Lionshead
meet areas exterior to the community such as Vail Village,
the Gore Creek Corridor, and the highway, buildings must
present appropriately-scaled, well-defined edges to contain
Lionshead or act as distinct transition zones from one
neighborhood to the next. The form, massing, and height
guidelines identified in Sections 8.4.2.2 and 8.4.2.3 will
direct much of the design of these edges, but additional
considerations such as building siting, scale, and
architectural image should be taken into account as well.
Building siting should allow for openings to occur between
structures which make up the community edge, to
encourage passers-by to take inviting glimpses inside
Lionshead. In addition, buildings along edges should be
scaled according to nearby structures. Architectural
language should be used to offer a consistent image of
Lionshead from the outside—proportions of buildings and
the ways in which they are detailed need to reflect the
overall image found within the community, and "loud," self-
promoting buildings which reference only themselves
should be avoided.
Landmarks
A landmark provides a sense of orientation for the
community, and reinforces its "sense of place" or image.
As such, it must be visible from key locations within the
community, such as portals and major public spaces, and
must offer an image consistent with Lionshead. As a
unique architectural element, a landmark should be
designed to clearly stand out from the rest of the
community, while stilt presenting a consistent design
language. Care should be taken to provide a clear
hierarchy between the village landmark and other,
secondary landmarks. Landmarks are most successful
when they serve special functions such as bell towers,
clock towers, monuments, or public art, rather than being
self-serving. Furthermore, they should be carefully scaled
to the buildings adjacent to them, as well as to the overall
scale of the urban village.
8.4.1.4 Transition Spaces
General
For the purposes of these Guidelines, transition spaces are
defined as the architectural components which line
28
pedestrian streets and other public spaces. With this in
mind, all structures which form transition spaces shall be
designed with the transparency and other characteristics
described earlier in this document, along with the
dimensional criteria to follow. The intent is to create a
layer of frontage with interest and life, rather than the
typical homogeneous shopping center so common today.
To this end, great latitude is permitted for the design of
transition spaces.
Colonnades, Loggias, and Arcades
Architectural features such as colonnades or loggias—
comprised of columns supporting one edge of a roof and
often called arcades—offer yet another way to provide
successful transitions from public space to semi-public
space. To maintain transparency, however, the
components which make up these features—such as
columns, piers, and planter walls—should be designed to
allow unencumbered pedestrian movement around and
through them. A minimum clear space of 6' shall be kept
between building faces and streetfront columns, piers, and
planter walls. This clear space will encourage two-way
circulation along retail fronts, and foster comfortable
movement. In addition, the ratio of solid mass (expressed
by the column or pier width) to open area (expressed by
the widths of the openings between the columns or piers)
should be designed so it does not act as a barrier which
prevents pedestrians from traveling along or through the
colonnade. Changes in ground plane between public
spaces and colonnades, loggias, and atria can also hinder
freedom of pedestrian movement, and should therefore be
generally limited to 12" or less. The overall intent of this
section is to direct the careful design of architectural
entities so they do not act as barriers between public
spaces and the buildings those spaces serve. Within
these principles, other factors such as elegant proportions,
appropriate scale, and accessibility must also be
considered.
8.4.2 Architecture
8.4.2.1 /ntroduction
The architectural portion of these Guidelines is intended to
provide a unified, conceptual framework using historical
alpine references. lt is imperative that the redevelopment
effort address specific architectural design considerations
generated by the location, climate, and surrounding
environment—such as addressing views, using indigenous
building materials, and reflecting the alpine heritage.
However, within this framework, the architectural language
of buildings within Lionshead should strive to reinterpret its
heritage and look to the future, instead of simply mimicking
the past.
�
8.4.2.2 Building Form and Massing
Building form and massing—as design determinants—are
especially critical to the success of Lionshead as an
interesting, inviting resort. The forms of buildings and the
ways in which they are massed offer opportunities to
present a comfortable, pedestrian sca/e to the Lionshead
traveler, and to strengthen the continuity of the streetscape
throughout. Other vital corridors within Lionshead which
are not along primary pedestrian/retail routes—such as the
Gore Creek Corridor—can a/so benefit from well-designed
massing which relates to the scale of those corridors.
Form and massing act to marry a building to its site,
whether the site is part of a paved plaza or sits within
natural topography, and serve to "break down" the sca/e of
the village fabric when viewed from the ski hill.
The overall design strategy of building form and massing
shall relate to the horizontal organization found within
Lionshead (such as shopfront heights, important floor lines,
and critical eave lines), and to the planning considerations
outlined in the Lionshead Master Plan (sucf► as build-to
lines, sun pockets, and view corridors). The intent of this
section is to guide the creation of a village which is
appropriately scaled through the use of segmented forms
and masses. The underlying fabric shall be constructed of
structures which rise out of the ground gradually, rather
than being vertical blocks set on the ground plane. At the
pedestrian scale, the street level should be
dynamic and interesting, by varying forms and masses at
the bases of buildings. These building "skirts" should not
be uniform one- or two-story masses, but rather
fragmented forms which offer interest and diversity.
8.4.2.3 Building Height
General
The following building height and massing criteria shall
apply to the Lionshead Master Plan study area, excluding
all residential properties south of Gore Creek.
Primary Refail Pedestrian Fronfages
On any property edge fronting a retail pedestrian street or
mafl (see site design guidelines for definition and
locations), at least 50% of a building face shall have a
maximum 16' initial eave height, at which point that face
must step back a minimum of 12'. The remaining
percentage of building face may have a maximum 36'
initial eave height, at which point the building face shall
step back a minimum of 12'. Eave height is defined as fhe
distance from finished grade to the initial primary eave of
the structure. Gab/e faces of buildings are also measured
to their eaves, excluding the actual wall area which
comprises the gable. The infent of this retail/pedestrian
street requirement is to present a dynamic, fragmented
30
streetfront to outdoor spaces, rather than uniform blocks of
building mass (see Section 8.4.2.2).
Ski Yard and Open Space Frontages
This paragraph applres to the portion of any property not
meeting the criteria of the Primary Retail Pedestrian
Frontages section above, and fronting on the ski yard or
the Gore Creek corridor. Due to the unique and highly
visible nature of these areas, building faces fronting them
shall be limited to maximum initial eave heights of 48; at
which point those faces shall step back a minimum of 12'.
It is critical to note that the 48' maximum initial eave height
does not allow for an unarticulated, flat building face from
grade to 48'. The horizontal and vertical maximum
unbroken building face requirements, as well as all other
guidelines contained in this chapter and the Master Plan,
shall apply.
Remaining Building Frontage
Building faces that do not meet the special site criteria of
the sections above may have a maximum initial eave
height of 60; at which point those faces must step back a
minimum of 12'. To the extent possible, all new and
redeveloped buildings in Lionshead should avoid "turning
their backs" on other buildings or important pedestrian
corridors. However, it must be acknowledged that very few
buildings have prime frontage on all sides and almost all
buildings will have different programmatic requirements
and visual characteristics on their different faces. Toward
that end, a building's greatest vertical mass and "back of
house" functions should occur on the frontage with the
least volume of pedestrian traffic. In addition, components
of a building with the greatest vertical mass should be
oriented north-soufh to minimize the blockage of southern
views and sunlight.
It is critical to note that the 60' maximum initial eave height
does not allow for an unarticulated, flat building face from
grade to 60'. The horizontal and vertical maximum
unbroken building face requirements, all other guidelines
contained in this chapter and the Master Plan, and DRB
review and approval, shall still apply.
Wall Surface Criferia
Notwithstanding the previous height and setback
requirements, there shall be no vertical wall face greater
than 35' on a building without a secondary horizontal step
in the building face (the horizontal step may be a cantilever
or a setback). This requirement is intended to prevent
large, unbroken planes in the middles of building faces, to
further
mitigate the visual impacf of building height, and to provide
for higher quality and more interesting articulation of
31
structures. While many instances will necessitate a
distance of at least 24" for this movement, it shall be
incumbent upon the developer to demonstrate that the
intent of this requirement has been met.
Absolute Maximum Heights
Absolute Maximum Height is defined as the vertical
disfance from existing, finished or interpolated grade —
whichever is more restrictive — to the ridge of the nearest
primary roof form to that grade. With this in mind, the
Average Maximum Height of any building shall not exceed
71 ft. Notwithstanding the notion of Average Maximum
Height, the Absolute Maximum Height of any building shall
not exceed 82.5 ft. Within any building footprint, height
shall be measured vertically from the ridgeline of the
primary roof form on a proposed or existing roof to the
interpolated or existing grade directly below said point on a
proposed or existing roof to the imaginary plane created by
the interpolated grades (see Figure 8-15a-c)
Calculation of Average Maximum Height
The intent of implementing an Average Maximum Height
for buildings is to create movement and variety in the
ridgelines and roof forms in Lionshead. Toward that end,
the Average Maximum Height of a building shall be
calculated based upon the linear footage of ridgeline along
primary roof forms. Any amount of primary roof form
ridgeline that exceeds 71 ft. must be offset by at least an
equal amount of primary roof form ridgeline falling be/ow
71 ft., with the distance below 71 ft. equivalent to or
greater than the distance exceeding 71 ft. The average
calculation shall be based on the aggregate linear footage
of primary roof forms across an entire structure, not
separate indivrdual roof forms (see Figure 8-15c)
Average Maximum Height Calculation
Average Maximum Height =
(Primary Ridge Length (A) X Average Height of Ridge (A)]
+�Primary Ridge Length (8) X Average Height of Ridge
(8)J +(Primary Ridge Length (C) X Average Height of
Ridge (C)] +(...J
(Primary Ridge Length (A) + Primary Ridge Length (8) +
Primary Ridge Length (C) + (......)J
Additional Requirements/Exceptions
All buildings, regardless of permitted building heights and
massing principles, shall conform to all established Public
View Corridors (see Lionshead Redevelopment Master
Plan). Special "landmark" building elements, such as
chimneys, towers, or other unique architectural forms, may
exceed the Absolute Maximum Height, subject to approval
by the reviewing board. This provision is intended to
32
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8.4.2.4 Exterior Walls
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General
Exterior walls within Lionshead shall be designed with
clear definition of base, middle, and toQ. This organizing
principle will weave the separate pieces of the community
into a consistent fabric. The tripartite strategy of base,
middle, and top will establish key datums, or special
horizontal layers, within the community which reinforce the
form, massing and height guidelines described earlier. To
this end, the three-part definition of buildings shall relate
directly to organizing principles such as existing datums,
architectural elements such as storefront colonnades and
awnings (where applicable), and massing strategies such
as building setbacks and maximum heights. This strategy
can relate to form and massing principles through the
development of street-level setbacks defining the bases of
buildings where appropriate, and minor setbacks relating to
the middles and tops of buildings.
The bases of buildings should be visually dynamic to
heighten the pedestrian experience. In addition, their
interface with the topography of the site is crucial, as they
act as the transition zones between man-made structures
and natural grade. Visual dynamics at street level are
most effectively accomplished through the introduction of
secondary forms, materials, colors and detailing.
However, the use of indigenous materials at the primary
elements (see following sections for definitions) is critical in
tying buildings to their sites. Rhythm and order should be
introduced to guide the traveler through the streetscape,
and offer an enhanced sense of movement through
Lionshead. To reinforce this intent, street-level walls shall
not span more than 30 feet horizontally without significantly
varying at least 2 of the following 5 characteristics:
• Massing or Height
• Material, Fenestration, or Color
When massing or height are varied, buildings with street-
level walls may vary material, fenestration, or color to meet
the 30-foot span requirement; however, if massing or
height are not varied within 30 feet, material, fenestration,
and color must be varied.
34
+'t.� <Y— l fs: 3�C7.S(Ji7J'1' i•n�,�,�,r �,ryop i,�� ��ct�{Y
;;� "cc�nrz���t" ;`;z�ll�.Yi��t�s to �Irerr sit�s.
C�
Existing buildings may disregard the 30'-maximum
horizontal wall guideline if their structural bays or other
organizing elements exceed 30', provided that the distance
over 30' falls within reasonable limits. An existing building
with 36' structural bays, for instance, is not required to
further divide those bays; however, an existing building
with 48' structural bays may be required to divide those
bays into 24' sections, depending upon the nature of the
pedestrian street frontage.
The middles of buildings within Lionshead shall read as
"quiet" masses when compared to building bases and
roofs, and should act as a unifying background throughout
the community. This should be done through the use of
simple materials, such as stucco, and more consistent,
repetitive fenestration and detailing (see Sections 8.4.2.5
and 8.4.2.9). Building middles should not be designed as
less important, banal elements, but rather as elements
which present interest and articulation through subtle
detailing—through fenestration, shutters, trim, and the
like—instead of massing. The tops of walls shall be
designed to comfortably engage their pitched roofs,
without the abrupt changes in form and massing so
commonly found in structures with primarily flat roofs.
Walls should also be used to visually reduce roof heights,
through the careful design of lowered plate heights and
integrated dormers, which help to merge wall planes with
roof forms and interlock building masses with roof masses.
The tops of buildings shall be capped with well-
proportioned, pitched roofs, acting as the uppermost
unifying image within the architectural fabric of Lionshead.
Roofs viewed from pedestrian streets should nearly
disappear from view as travelers approach, due to their
pitches relative to ground-level sightlines. However,
viewed from a distance, roof forms within Lionshead
should offer a consistent roofscape to the observer within
the community or on the mountain adjacent to it.
Guidelines which direct the design of the roofscape are
described in Section 8.4.2.7.
35
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Materials (General)
As mentioned earlier, building materials should be carefully
selected to recall the heritage of our alpine antecedents,
yet look forward to the vision of Lionshead as a modern
resort community. The specific requirements and limited
palette of major building materials described herein are
intended to reinforce the visual harmony envisioned for the
community and act as additional unifying thread for the
resort.
Materials used at primary building elements—defined as
those which exceed 500 square feet (SF) in wall surface
area—shall recall and relate to the indigenous materials of
the area and enhance the sense of our Colorado mountain
resort heritage. They are described below according to
their most appropriate locations within the tripartite order of
individual structures. Secondary building elements, or
those which cover an area of 500 SF or less, may be
comprised of varying materials to add design flexibility,
encourage individual expression, and enhance visual
interest. They are not specifically listed within these
Guidelines, but may include materials such as painted
steel, canvas and similar textiles, colored unit masonry,
and the like. Within this framework, creative use of
materials is encouraged, but "patchwork" designs of
inconsistent material locations or patterns should be
avoided. All secondary building elements will be approved
at the discretion of the reviewing body.
Base Materials
Materials selected for the bases of buildings must balance
the transparency required at retail shopfronts with the
strong, anchoring elements needed to tie buildings to their
sites. That is, they must successfully integrate the notions
of mass wall and frame wall. In addition, they should offer
both large- and small-scale texture at the ground plane, to
add varying levels of interest and heighten the pedestrian
experience. With this in mind, building bases shall be
primarily constructed of individual pieces or unit materials
such as stone veneer. When using stone, veneers should
be selected which lend authenticity to mass walls—thin
veneers or those which appear as mere surface applique
should be avoided. Battering may be used as an
additional—but optional—design tool to visually strengthen
the bases of structures. As mentioned earlier, secondary
elements within building bases may incorporate accent
materials, but these materials should be carefully selected
to act in concert with the rest of the architecture.
Shopfronts and other special street-level amenities have
the most latitude with respect to material selection, but can
be very successful if constructed of hand-crafted, durable
materials. These types of materials can hold up to the
careful scrutiny of the street-level observer, along with the
physical abuse common to public ways. Acceptable
37
accent materials include—but are not limited to—wood,
wrought iron, forged or formed metals, and etched glass.
Middle Wal/ Materia/s
The middles of buildings shall be constructed of neutral
field materials such as true stucco, EIFS, or wood. These
types of materials help to establish the "quiet" or
"background" vertical surfaces necessary at the major wall
planes which typically make up the bulk of structures. In
addition, they offer an interesting difference between the
dynamic nature of building bases and the more repetitive,
subtle patterns of building walls above street level.
Materials such as stucco should be designed as an
expression of mass, rather than infill between structural
members. Where building walls meet roofs, materials
which successfully integrate the tops of buildings to their
middles, such as wood in the form of brackets, rafter tails,
and the like, are most effective. Approved materials for
use on building roofs are described in Section 8.4.2.7 of
these Guidelines.
Colors
Building colors for structures within Lionshead should be
chosen to blend structures with the mountain environment,
while offering visual and psychological warmth to
observers. To this end, earth tones and other low-
intensity colors derived directly from the surrounding
mountains should be used on primary building elements,
defined as those which cover more than 500 SF. Earth
tones include hues such as off-whites, beiges, tans, and
light grays, introduced in shades slightly darker than their
natural counterparts. Colors inherent to the materials
used, such as natural stones and naturally-weathering
woods, generally offer the hues and textures most
desirable within Lionshead, and such materials should not
be painted. However, integrally-colored concrete, stucco,
and semi-transparent wood stains are acceptable as well.
In an effort to limit the palette of colors used on buildings
and avoid the "patchwork" effect, no more than three colors
should be used on primary building elements.
Secondary building elements (500 SF or less in area} may
be clad in accent colors to add visual interest to the overall
streetscape. They should act as highlighting elements at
storefronts, primary entries, and signage, and are most
appropriate at lower levels to engage pedestrian interest.
Upper levels, in an effort to act as the more "quiet" fabric of
Lionshead, should avoid brighter colors and remain true to
the earth tones listed above. When used, accent colors
should reflect the natural mountain environment of
Lionshead, with golds, oranges, reds, and shades of
38
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green, blue, and purple used most often. Colors foreign to
the mountain setting should be avoided.
Trim
Trim colors, generally used on elements to express
structure, door and window openings, significant floor lines,
fascias, and the like, shall act in concert with field and
accent colors. This is most effectively accomplished
through the selection of deep or vibrant colors having the
same or similar hues, but using different shades or tints.
At street level, accent colors may be used on trim to
express storefronts and reinforce the rhythm of the
streetscape.
8.4.2.5 Exterior poors and Windows
General
In the tradition of mountain antecedents, openings for
exterior doors and windows in buildings within the
Lionshead community shall be treated as recessed
elements in mass walls of stone, concrete, or stucco,
rather than flush surfaces on them. Within frame walls,
they shall be expressed as infill material between structural
members, and recessed from those members. This
treatment lends itself to the image of structures comprised
of significant mass or structure, instead of curtain walls
clad over lightweight frames. Given this general approach,
however, door and window sizes, shapes, types, materials,
and colors should relate to the tripartite order established
through development of base, middle, and top.
Exterior poor Sizes, Shapes, and Types
Door sizes should be appropriate to their materials, with
rustic, "heavy" doors generally used in stone or concrete to
accentuate mass, and glazed, "light" doors used in field
materials such as stucco and wood siding, or at window
wall assemblies (see commercial front exceptions to follow
in this Section). Entry doors located along retail streets
and other public ways offer the first true glimpse of
buildings when approached from those spaces, and should
therefore be designed with hand-crafted quality and
attention to detail. These doors should be oversized when
possible, but in proportion to the frontage of which they are
a part. Entry doors for large retail centers or hotels should
be significantly la�ger than those found in smaller, more
intimate shops. Other doors for structures, regardless of
location, should be designed as part of an obvious
hierarchy, with primary entry doors the largest, secondary
entry doors somewhat smaller, and private or egress-only
doors smaller yet.
Shapes of doors should relate directly to their locations on
the building, with rectanguiar shapes being the most
prevalent. Specially-shaped doors and double doors are
39
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encouraged at primary entries along retail frontages, or as
custom portals for private residences, while the middles of
buildings should be characterized by more standard
shapes. Special shapes should not be overused or used
in a random, ad-hoc fashion; shapes such as arched
heads or square, overhead doors should relate to the
overall building architecture.
Exterior poor Materials and Colors
All exterior doors within Lionshead shall be constructed of
high-quality, durable materials such as wood, metal-clad
wood, or metal; doors at primary hotel, condominium, or
retail entries may also include large areas of glass to
attract pedestrians. Glass doors should relate to building
orientation, views, or functions, with large areas of glass
generally avoided in locations other than those noted.
Maintenance-free materials such as copper, baked
aluminum, and naturally-weathering woods are
encouraged—painted metals and woods should be
avoided whenever possible. Copper cladding and wrought
iron doors may be left to patina naturally, while industrial
metals such as steel and aluminum should be baked or
anodized with finish colors to match building trim.
Commercial fronts and private entries offer the unique
ability to introduce hand-crafted, custom-built portals for
businesses and private residences, and must also have
the ability to display shop wares. They are therefore
permitted more latitude with respect to materials, colors
and amounts of glazing. Aluminum storefronts may be
used on commercial structures, provided they are finished
in factory finish. All-glass doors are permitted as well, with
no limits set on the amount of glass permitted at retail
level. Etched glass is encouraged to bring a level of detail
to special storefronts. Doors which are part of window wall
assemblies may also have large glass areas, to take full
advantage of mountain views. All exterior door glazing
shall be non-reflective, to minimize off-site glare,
particularly from the ski mountain.
Exferior poor Hardware
Variations in designs and materials for exterior door
hardware at primary entries are encouraged to bring a
level of fine detail and creative expression to buildings
within the community. Approved materials include brass,
copper, wrought iron, wood, and industrial metals such as
aluminum or steel. Industrial metals should be prefinished
in colored or clear factory finish systems to reduce
maintenance problems. Door hardware in areas other than
primary entries should complement the surrounding
materials and details.
Window Sizes, Shapes and Types
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As with exterior doors, window sizes should be appropriate
to their surrounding wall materials, with narrow, relatively
tall windows used in stone or concrete, and larger, more
expansive windows used in field materials such as stucco
and wood siding, or in window wall assemblies.
Fenestration within field materials should be designed with
decorative trim and sills, or heavy structural frames, so
they do not appear as "punch-outs" within those materials.
Windows located along retail streets and other public ways
offer locations in which to display goods to pedestrians,
and should therefore be designed with particular care.
Window walls should be designed in proportion to their
associated frontages, with windows at large retail centers
or hotels significantly larger than those found in smaller,
more intimate shops. Other fenestration, regardless of
location, should be designed as part of an obvious
hierarchy, with lower-level, retail street openings the
largest, and windows above somewhat smaller.
Shapes of windows should also relate directly to their
locations on the building, with rectangular shapes being
the most prevalent.
Fenestration located within the middles of buildings should
be shaped and organized into fairly regular patterns, to
establish rhythm and continuity. Specially-shaped
windows are encouraged at walls along retail frontages, or
as custom openings in distinct areas of private residences.
They are also appropriate at dormers and other special
roof elements. As with doors, specially-shaped windows
should relate to the overall building architecture. And as a
general rule, the variety of geometric shapes used should
be limited to 3 on any given building.
Acceptable window types include high-quality fixed,
double-hung, awning, and casement units. Sliding
windows and multiple-opening units such as jalousie are
generally lesser-quality units not conducive to the
mountain environment and should be avoided. At retail
levels, bay, box and bow windows are encouraged to
animate the pedestrian street and integrate public and
semi-public domains. All windows should strive to add
visual interest through careful design of mullions, muntins,
and divided lites. The intent of the Guidelines is to recall
the regional heritage through the thoughtful design of
fenestration and how it relates in scale, proportion, and
materials, to the tripartite order of structures within the
community.
Window Materials and Co/ors
Windows within Lionshead shall be painted or stained
wood, or clad in maintenance-free metals such as copper,
or aluminum and steel with baked finishes. Copper
cladding may be left to patina naturally, while baked
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enamel cotors for aluminum and steel cladding should be
similar to trim colors, and in similar complementary hues to
wall colors or stained wood colors. Factory finishes should
be selected to withstand the intense ultraviolet radiation
found at higher elevations, and prolonged fade-resistant
warranties should be considered. In addition, glazing shall
be non-reflective, to minimize off-site glare, particularly
from the ski mountain.
Decorative shutters are permitted within Lionshead only if
they are designed to operate or appear to operate. When
used, they should be constructed of wood and finished
with durable stains or paints. Their design and placement
should be consistent and should not take on a random or
haphazard appearance. Design freedom is encouraged
within these parameters, and within the context of the other
architectural elements found on the building, including
handrail designs, ornamental iron, and similar detailing.
8.4.2.6 Balconies, Guardrails, and Handrails
Location and Size
Balconies should be carefully located with respect to their
orientation to the sun, involvement with public spaces, and
snow and watershed from structures above and onto
structures or passers-by below. They should be sized as
outdoor rooms, with ample space for outdoor furniture and
other amenities, or merely as small, private parapets used
as "step-outs" to allow fresh air into the adjacent room.
False balconies and balconies which straddle these two
roles should be avoided, as they tend to lack the benefits
of either and are often left unused. Proper location and
size will ensure that balconies become animated spaces,
rather than outdoor storage areas. As animated spaces,
their placement in public plazas and pedestrian streets—
straddling the semi-private and public domains—will infuse
those spaces with the vitality needed to draw visitors to
Lionshead. Balconies which face service alleys or are
located within other socially "dead" spaces, or are
susceptible to water or snowshed are generally
unsuccessful spaces and should be avoided in Lionshead.
The intent of this Section is to infuse public spaces with the
energy of occupied balconies, and encourage designers to
avoid the design of lifeless balconies which remain
unoccupied and therefore detract from public spaces.
Materials and Designs
Custom designs for balconies, guardrails, and handrails
offer the opportunity for truly creative expression within
these Guidelines, and unique design solutions are
encouraged. Approved materials for primary elements
such as guardrails, handrails, posts, and support brackets
include stucco-covered walls (for guardrails only), naturally
weather-resistant woods, wrought iron and other
:,.��-_ ' 42
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decorative metals, and steel. Materials such as glass,
plastic, pipe rails, and metal panels are strongly
discouraged. Secondary elements such as pickets and
ornamental detailing may use other materials not listed
above but will be reviewed on a case-by-case basis.
Materials which meet the intent of the Guidelines and work
in harmony with the architectural language of the building
can lead to positive solutions, but all secondary building
materials will be approved at the discretion of the reviewing
body.
Drainable balconies—or those which shed water off them
via waterproof inembranes as opposed to letting water
trickle through them—shalf be designed whenever other
balconies, pedestrian streets, or other public ways are
exposed to water or snowshed from those balconies.
Placement of the drain systems should be carefully
considered to avoid passers-by below. Non-drainable
balconies may be used in all other locations and should be
constructed of weather-resistant woods or ornamental
metals.
Within these general parameters, balcony, guardrail, and
handrail designs should be patterned after a rational order
of structure and detail. Primary structural or decorative
members should be in proportion to the balconies they are
supporting, which in turn should relate to the overall
building scale. An honest, straight-forward expression of
structure should be sought whenever possible, avoiding
design faux pas such as stucco-covered beams or grossly
undersized brackets.
8.4.2.7 Roofs
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General
In keeping with the spirit of the area's mountain
architecture, primary roofs within Lionshead are to be
predominantly gables and hips, with sheds or flat roofs
permitted at smaller, secondary roofs. Primary roofs are
defined as roofs which cover more than 500 SF of roof
area, while secondary roofs are those which cover 500 SF
of roof area or less. Secondary roofs which occur at
logical breaks in building massing may exceed 500 SF if
the general intent of fragmented forms and visual harmony
is met. Free-standing sheds and butterfly roofs are not
permitted. Mansard roofs are permitted on buildings where
pitched roofs would be impractical, if the mansards are of
similar form, pitch, material, color, and detail to other roofs
within the community (and identified within these
Guidelines). If used, these types of roofs should be
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considerate not only of views from the pedestrian street,
but also those from the ski mountain. To this end, areas of
flat roof within the slopes of the mansard shall be limited to
the practical minimum, and the materials for the flat roof
shall be black or in a color to blend with the sloped roof. In
addition, rooftop equipment within the flat areas shall be
painted to blend with the roof material (see "Miscellaneous
Equipment" Section to follow). The overall image for
Lionshead takes its cue from the simple, fragmented,
gabled roof forms of European alpine villages, where views
of the roofscapes from the mountains are paramount.
All new construction shall comply with the following roof
criteria. Substantial expansions and renovations shall also
adhere to these Guidelines, along with the remaining
portions of the building which are not being expanded or
renovated (see exceptions above, in Sections 8.3.1,
8.3.4.2, and later in this Section). Roof framing shall be
expressed wherever possible, particularly through exposed
ridge beams, outriggers, rafter tails, and fascia boards.
Dimensional Guidelines
Roofs should be constructed with 30" minimum eave and
rake overhangs, with dimensions dependent upon overall
building size. Secondary roofs may have overhangs as
small as 18", but should work with the overall scale of the
roofscape. Ridge beams and outriggers should be of
visually sturdy members (6x or 8x material for wood, and
equivalent sizes for other materials), sized to support
rafters and overhangs; decorative end cuts or patterns are
encouraged. Rafter tails shall also appear sturdy (2x or 3x
material for wood) and be exposed to express structure.
Eave and rake fascias shall be wide enough to screen end
profiles at metal roofs, and to offer a consistent image with
respect to structural roof inembers.
Pifch
Roof pitches for primary roofs shall be from 6:12 to 12:12,
inclusive. Pitch breaks are permitted when they occur at
architecturally appropriate locations such as plate lines,
changes in plane, etc. To add variety to the Lionshead
roofscape, secondary sloped roofs may have pitches
ranging from 4:12 to 12:12, and flat roofs may have limited
use as secondary forms. Existing structures with
especially large footprints may deviate from the pitch
requirements if they meet the overall intent of the roof
guidelines and are responsive to views from both the
pedestrian street and the ski mountain. Steep mansard
roofs which exceed the 12:12 maximum pitch criteria are
not encouraged, but may be necessary in certain instances
when excessive building dimensions make the 12:12 pitch
requirement impractical. These buildings will be
handled on a case-by-case basis, and evaluated on
intent rather than quantitative criteria.
44
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Materials and Colors
Primary roofs shall be covered with a limited palette of unit
materials to present a coherent image for Lionshead.
Approved materials for primary roofs include—but are not
limited to—metal shingles, cementitious shingles, concrete
tiles, wood shakes or shingles, and hiqh-quality asphalt
shingles which offer acceptable colors and depth. Metal
shingles may be of copper (16 oz/SF minimum weight),
terne metal, or other materials with natural patina.
Secondary roofs may be covered with metal panels, in
corrugated, rolled, or standing seam profiles. Primary
roofs shall be in neutral, earth-tone colors, with brown or
gray tones—bright colors or reflective materials are not
permitted. Roofs rriay incorporate blends to achieve
desired colors—on-site mock-ups are required when
blends are proposed. At retail levels, accent colors are
permitted for secondary roofs to add vitality to the
streetscape. Changes in roof materials or colors shall take
place in logical locations, such as changes in pitch or
changes in plane.
Dormers
Dormers are considered secondary roof elements, and as
such are permitted some latitude in terms of form, pitch
and material. Dormers may be gables, hips, or sheds, with
pitch as identified previously for secondary roofs. When
designed as an extension of upper-level walls, they should
be constructed in the more traditional manner, above
broken eaves on both sides of the dormers, as opposed to
continuous eaves up and over the dormers. Design
freedom is encouraged, and dormers with non-compliant
forms or pitches will be considered if the overall roofscape
provides the image intended.
Snowguards, Gutters and Downspouts
Snowguards or snowclips shall be used wherever
significant amounts of snow may accumulate over
occupied areas, such as pedestrian streets, entries, patios,
decks, balconies, or uncovered parking areas. Pitched
roofs which face north are particularly susceptible to snow
and ice accumulation, as are lower roofs to the north of—
and therefore in the shadow of—their higher neighbors. In
these cases several rows of snowguards or many
snowclips may be necessary. Snow and ice accumulation
on metal roofs—which heat quickly during sunny winter
days—is especially dangerous to unsuspecting persons or
equipment. Metal roofs which face south or are located
significantly higher than adjacent, lower roofs shall be
equipped with snowguards or snowclips to prevent injury to
people or damage to lower roofs.
Outdoor gathering areas which face south and are not
completely covered may be exposed to water drip from the
45
roofs above them. These locations—which may include
heavily-used public spaces such as sun pockets or pocket
plazas—are ideal candidates for gutters and downspouts.
Where roofs are in constant shadow or have northern
exposures, gutters and downspouts used in conjunction
with heat tape may work well. Gutters used below
snowguards should be designed to take the load of the
accumulated snow and ice which snowguards frequently
release.
Approved materials for gutters and downspouts within
Lionshead include aluminum or steel with baked finish, and
copper or lead-coated copper. Gutter sections may be
traditional or half-round. Snowguards shall be constructed
of painted plate steel vertical supports (painted black, or to
match roof or building trim color) with horizontal members
made of materials which recall the structure of the building,
such as timbers, logs, or tube steel . Large structures,
where snowguards are not readily visible from street level,
may use the more utilitarian expanded metal or mesh
dams, welded to steel horizontal sections and vertical
supports. All exposed steel shall be painted.
Miscellaneous Equipment
All miscellaneous rooftop equipment, including roof vents,
antennas and satellite dishes, shall be painted to blend
with the roofs to which they relate. Major pieces of
equipment on commercial buildings shall be strategically
located to conceal them from view, or hidden in cupolas or
other structures�xposed equipment is not permitted. All
flashings shall be copper or painted metal to match those
found on exterior walls. The intent of these provisions is to
present a well-blended roofscape throughout the
community, as seen from the public spaces as well as from
the mountain.
Skylights/Solar Panels
Skylights and solar panels are permitted within Lionshead
if they are less than 3 feet higher than the surrounding
roof. Both elements must be included in maximum roof
height calculations, and shall be well-hidden from street
level and the mountain.
8.4.2.8 Fireplaces and Chimneys
Fireplace Requirements
Fireplaces shall be designed to meet all applicable Codes,
including the restriction on wood-burning units within
Lionshead. Exposed flues and vents for gas-operated
fireplaces or other equipment such as furnaces should be
hidden from primary views, and painted to blend with the
nearest.building materials.
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Chimney Sizes and Shapes
All flues 6" diameter or greater which penetrate roofs shall
be designed with chimneys. The sizes of chimneys should
be in scale with the architecture of the building—not small
enough to be lost in the massiveness of the structure, but
not large enough to overwhelm the structure. Chimneys
should be designed with relatively slender proportions
when viewed from at least one profile, with height greater
than width, and in rectangular shapes. Heights of gas-
burning chimneys or boiler flues shall be designed to
proportionally match their wood-burning counterparts, to
lend authenticity and consistency to the overall roofscape.
Chimney Materials
Chimneys within Lionshead shall be covered in stone
veneer (to match building veneer) or stucco, to express the
alpine heritage of the area. Wood or metal-clad chimneys
are permitted at small, residentially-scaled buildings only.
Chimney Caps
Chimneys may terminate in decorative caps of stone,
stucco, or metal. Creative designs, such as arched
openings within caps, barrel or pitched metal roofs, and the
like are encouraged to lend interest to the building
roofscape. Chimney caps should act as elegant crowns to
nicely-proportioned chimneys, and should not seem bulky
or top-heavy. When flat or pitched stone caps are used,
they shall have a minimum thickness of 4". All chimney
caps shall be designed to screen spark arrestors and other
utilitarian equipment as much as possible.
8.4.2.9 Detail
Detail should be introduced to the architecture of
Lionshead to infuse heritage, culture, and artistry to the
Lionshead environment. Well-designed ornamentation can
serve to complement and perhaps intensify the other
architectural principles discussed in these Guidelines, but
should be designed to work in harmony with—and not
against—the basic architecture. The design of, signage,
brackets, lightposts, and the like should present a hand-
crafted quality, particularly at street level. Detail at the
middles of buildings should rely more upon pattern or
carefully-designed repetition to visually connect parts of a
building together or separate buildings to one another.
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VI. ZONING ANALYSIS
Address:
Legal Description:
Parcel Size:
Zoning:
Land Use Designation
Hazards:
Development Standard
Lot Area
Front Setback
Side/Rear Setbacks
Average Height
Maximum Height
Density
Maximum GRFA
Maximum Site Co�
Minimum Landsca
Parking
Employee Housing
250 South Frontage Road/
Lot 2, Block 1, Vail Lionshead Filing 2
2.6248 acres/ 114, 337 sq ft
Lionshead Mixed Use 1
Lionshead Redevelopment Master Plan
None
Allowed
10,000 sq ft minimum
30 ft
10ft
71ft
82.5 ft
91 DU (35/ac)
Unlimited AU
285, 842 sq ft
� e 80,036 sq ft (70%)
Area 22,867 sq ft (20%)
Required 260
Parking spaces
per schedule below
4.9 employees
+14,735.9 sq ft or
$5,329,243.80
fee-in-lieu
Existing
114, 337 sq ft
>30 ft
>10 ft
n/a
84 ft
13-DU (7/ac)
128 AU
58,452 sq ft AU
37,779 sa ft DU
96,231 sq ft TOTAL
38.886 sp ft (34%)
0 EHU on-site
Figure 1: Evergreen Lodge and Adjacent Properties
Vail �\'� \ ;�
Inte�national � � ` - ---
Residential � � � ��
�
� `� ��r�
, � 1"ov�rn of aJai
��
`�� ���. � � �,�ut3icipal
Evergreen Lodge �� � � �fl� ��X
ResidentiaVHotel/RestauranUConference ����� � �'� r���� �
Proposed
114,337 sq ft
35 ft
15ft
70 ft
82.5 ft
91 DU (35/ac)
128 AU
79,853 sq ft AU
185,138 sq ft DU
264,991 sq ft TOTAL
< 70%
> 20%
84 standard
148 valet
+22 compact
254 Garage spaces
+ 6 Surface spaces
260 parking spaces
0 EHU on-site
� ..
," one Districts
.�,°-. Lionshead Mixed Use 1 (LMU-
Agricultural & Open Space (A)
General Use (GU)
:r—� Not Desianated
Last Modified: 7/9/08
� ��
�
�
� __._..
� �
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4'�i(:Uai1�y P�ledical Center
Mespital/Office
US Bank
Office
VII.
Parking Requirements*:
Land Use
91 Dwelling Units
128 Accommodation Units
10,545 sq ft banquet
1,125 sq ft retail
3,471 sq ft restaurant
1,630 sq ft bar
TOTAL
Parki
1.4 s�
0.7 s�
1 spa
2.3 sK
1 spa
1 spa
Employee Housing Mitigation*:
Land Use . � •
Inclusionary Zoning: _ . ..
147,359 sq ft net new DU
Commercial Linkage:
0 Net New Accommodation Units
10,545 net new sq ft banquet
1,125 net new sq ft retail
0 sq ft net new restaurant/bar
13,894 net new sq ft health club
ng Requirement
�aces/DU
�aces/AU
ce/ 330 sq ft
�aces/1,000 sq ft
ce/250 sq ft seating area
ce/250 sa ft seatina area
`
Parking Spaces Required
128
90
32
3
14
7
274 spaces
- 5% reduction for multiple use
260 saaces reauired
Mitigation Requirement
(Residential)
10% of net new floor area
(Commercial)
0.7 employees/net new units
0.8 employees/1,000 sq ft net new
2.4 employees/1,000 sq ft
net new floor area
6.75 employees/1,000 sq ft
net new floor area
0.96 employees/1,000 sq ft
net new floor area
Mitiaation Rate
14.735.9 sq ft
0 x 20%= 0 employees
8.436x20%=
1.69 employees
2.7 x 20%= 0.54 employees
0 x 20%= 0 employees
13.33 x 20%=
2.67 employees
TOTAL 4.9 emplo ees to be mitii
Fee In Lieu
Inclusiona Zonin $305.30/sq ft $4,498,870.20
Commercial Linkage $169,464/employee $830,373.6
TOTAL FEE IN LIEU $5,329,243.80
*Due to the conceptual level of the proposal, these calculations are approximations only
calculations to occur at final review.
CRITERIA FOR REVIEW
A. Major Exterior Alteration in the Lionshead Mixed-Use I District
Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review
criteria for major exterior alteration applications proposed within the LMU-1
District. According to Section 12-7H-8, Vail Town Code, a major exterior
alteration shall be reviewed for compliance with the following criteria:
1
2
3
That the proposed major exterior alteration is in compliance with the
purposes of the Lionshead Mixed Use 1 zone district;
That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
That the proposal does not otherwise have a significant negative effect on
the character of the neighborhood; and,
50
ated
Final
1
�-�J
4. That the proposal substantiaily complies with other applicable elements of
the Vail Comprehensive Plan.
B. Conditional Use Permit (CUP)
Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review criteria
for conditional uses permit requests proposed within the Lionshead Mixed Use 1
(LMU-1) zone district. According to Section 12-16-6, Vail Town Code, the
Planning and Environmental Commission shall consider the following factors with
respect to the proposed use:
Relationship and impact of the use on development objectives of the
town.
2. Effect of the use on light and air, dist.ribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities and public facilities needs.
3. Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
VIII. RECOMMENDED ACTION
Because this is a work session, the Commission is not being asked to take any formal
action on this application at this time. As such, Staff is not providing a formal
recommendation until final review is requested. The Community Development
Department recommends that the Town of Vail Planning and Environmental Commission
listen to the presentations, ask any pertinent questions, and make preliminary comments
regarding the Fairmont Vail project.
Staff and the applicant request that the Planning and Environmental Commission tables
this application to the Commission's October 13, 2008, hearing for further review and
discussion.
IX. ATTACHMENTS
A. Fairmont Vail plans dated September 22, 2008
51
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T�4wN OF VAI� '
COMMUNITY DEVELOPMENT
75 South Frontage Rd.
Development
Vail, Colorado 81657
970-479-2138/479-2139
FAX 970-479-2452
August 20, 2008
David Louie
SB Architects
Sent via email to Dlouie@sb-architects.com
Re: Fairmont Vail Response to Meeting Notes/Questions
Dear David,
Department of Community
I am writing in response to the questions posed at the August 19, 2008 meeting on the
redevelopment of the Evergreen Hotel to the Fairmont Vail. I have included portions of your
meeting notes in italics, with my response in bold below each section.
5. Building Frontage Step (page 8-19 of Chapter 8)
a. Our project is neither primary retail pedestrian frontage or ski yard/open space
frontage. Each of these is more restrictive than our site requires.
Because the building is neither of the above categories on any face, the "Remaining
Building Frontage" section of 8.4.2.3, Building Height, will apply to all faces of the project.
b. 12 foot step in building face is required within the first 60 feet of building fa�ade.
Step must enclose interior space.
e. Other breaks in vertical wall are a/so required, i. e., max. 35' wall expanse and base
level articulation.
f. Once the 12 foot step requirement has been met in the first 60' of fa�ade, SBA
contends that the code places no further restrictions on maximum eave height.
Warren and Rachel to review further and make an interpretation.
g. Per Rachel, the 12 foot deep element must also have a sloping roof form to qualify
as a step in building in building fa�ade. SBA requests confirmation of thrs, as we
would like to use a roof terrace element to serve this function.
The building needs to have an "eave" within the first 60 feet of building fa�ade. Staff has
determined that a roof overhang on a flat or shed roof can be considered an eave, as long
as there is an overhang. However, the corner of a deck structure, as shown on the west
elevation, would not count as an eave, because it does not have any roof structure. Should
the decks have a roof structure overhanging, this could also be considered an eave.
While a 12 foot step in building face needs to occur between the face below the "eave" and
the face above the "eave," there may be more building face stepping, but it will not count
towards this requirement. However, as noted above, the building face must step at least
twenty-four (24) inches, in either direction at least every thirty-five (35) feet.
In response to letter F above, the initial eave within sixty (60) feet needs to be met first, then
a twelve {12) foot step above. The eaves above that can be as high as maximum height will
allow.
Should the highest roof form of that face include the initial eave within the first 60 feet,
d. Gable faces of buildings are measured to their eaves. Wall area within the gable
form is excluded from the step requirement.
If thirty-five (35) feet of wall space without any building face stepping ends within the gable
form, Staff would consider (along with the Design Review Board) allowing an exclusion to
the rule should the design meet the intent of the Lionshead Redevelopment Master Plan.
Should you have questions, feel free to call or email. I hope this clarifies your concerns. I will be
out of the office until September 1, 2008, so if you have any questions in the interim, feel free to
contact Warren Campbell at (970)479-2148. I look forward to meeting again in the future.
Best,
Rachel Friede, AICP
Planner II
(970)479-2440
Rfriede@vailgov.com
�
i° ' �1 �.� � � � � :'�� �
,lahn f. Ei1sr, AIA
Seott A, Lee. AIA
Juseph A� Aadrioia� A1A
Kevin P, D�»n, AIA
Brt�ce A. +Nri�hi; Ai�
'tlfom8s E� Sprinkie, AIA
taAark S. �npP. LEEi�'r AP
Fairmont Vail Desi�n Meetin� Notes:
PROJECT:
DATE OF MEETING:
PLACE OF MEETING:
I
� �.:
Fairmont Vail Hotel and Resort, Vail, Colorado
SB Project No. 2812
2:OOpm to 4:45pm, August 19, 2008
Vail Planning offices
Vail, Colorado
PURPOSE OF MEETING: Informal work session with Vail Planning and Public
Works to follow up on issues discussed in July 14`h meeting
Attendees: Vail Public Works - Tom Kasmell (ls` hour)
Vail Community Development - Warren Campbell, Rachel Friede
SB Architects -Bruce Wright, David Louie
ARC - Adam Williams, Bryan Caruthers
Work Session #1 - Public Works Discussion, 2:00 pm
1. Loading Dock Access
a. SBA is so far not able to make truck access and backing distances work for 40'
semi-trailer access.
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b. Still restricted to right turn in and out. Left turn lane would trigger the need for a
controlled intersection and alignment with curb cut across the street.
c. Tom suggested a scheme where trucks overshoot the dock entry within the 30 foot
easement, and then back into the dock. Location of existing parking structure
prevents this from working.
d. Vail Town Code specifies the size of truck to be served.
e. Option for internal lay-by lane with two curb cuts is possible, but not desirable.
Tom said the width of curb cuts and loss of planted area is primary concern.
CDOT will need to buy off on the third curb cut.
f. Warren suggested accessing the lay-by lane from the porte cochere drive. SBA
noted this is not workable from a guest experience standpoint.
Fire Truck Access and Staging
a. Tom can't speak for Mike Vaughan, but there is precedent on similar newer
project for fire trucks to back out of their staging areas into the roadway without
the need for a turnaround space.
b. The Fire Marshall will not want his trucks to drive underneath any structure
associated with the project.
Utilities Easement - 30 feet
a. Transformers and emergency generators may be located at-grade within the 30 foot
easement. Holy Cross will not allow vault locations.
b. May encroach upon easement with actual building footprint if the existing utility
lines are undisturbed or if we are willing to cover the cost of relocation. All
separate utilities companies will have to sign off on the encroachment.
c. Foundation encroachment may help utilities with future utilities maintenance, as
the foundation wall will act as a retaining wall for any required excavation.
d. Location of all utilities - gas, electrical, water and sewer - within the easement
should be completed ASAP, as it will indicate whether we propose encroachment.
Need plan view showing utilities locations and building section to show that
excavation equipment has required clearance to underside of any cantilevered
building elements.
4. Pedestrian Path Easement
a. TJ does not want to propose abandoning or altering the easement if it lengthens
the entitlements process - Town Council review.
b. Encroachment of balconies above pedestrian height is possible, as long as the
vertical and horizontal path clearances are maintained - no tunnels either.
c. Encroachment of below grade area may also be allowed, as long as the 6 foot path
is maintained.
d. Could propose reducing the width of the easement to 10' in exchange for pathway
improvements and a temporary 6' easement to access the path.
e. If only the portion of path leading up to the restaurant is improved, an agreement
could stipulate that the owners of the resort would pay for completing the path
improvements if/when the parking garage is demolished and the easement can link
to the Frontage Road.
5. Pedestrian Path at Middle Creek
a. SBA proposes that a 6 foot wide pedestrian path occurs along the west side of
Middle Creek on the Middle Creek tract owned by the TOV.
b. May expect some resistance from Vail International.
c. 6' width may be reduced if needed to maintain existing trees.
d. Some pedestrian traffic already occurs along west side of Middle Creek.
e. A new Qwest phone line will be located in an easement on west side of Middle
Creek
f. Retaining walls are allowable - should be achieved with boulders, not concrete.
g. Grade is too steep to qualify for accessible path, but use of stairs should be
minimized.
h. Path behind the Vail Library is a good example of how this path might be
developed.
i. Transit stop will not be moved from current location in front of the bank.
6. Frontage Road Re-alignment
a. No scheduled plans for implementation of realignment developed to serve needs of
future convention center project - 4 to 5 years ago.
b. If we propose alteration of the realignment to better serve our project, TJ will bear
the cost of the roadway improvement.
c. SBA will continue to show schemes that work with current and proposed road
layouts.
�J
Work Session #3 - Community Development Discussion, 3:00 pm
l. Absolute Maximum Height (MH� of maximum 82.5 feet
a. MH is measured from highest rid�e of a primary gable or hip form to a point
directly below at either interpolated natural grade (ING) or finish grade (FG) -
whichever is more restrictive. MH is never measured to the top of lower roof
elements.
b. If the end of a roof ridge occurs directly over interior space within the building
footprint, then MH is measured to ING, not FG
c. If it serves our purposes, it is acceptable to add base elements that enclose interior
space to allow MH to be measured to ING rather than FG. There are no specific
depth or area requirements for base elements serving this purpose. A l�ase element
does not need to be 12 foot in depth, but it does need to enclose conditioned space.
In the past, "Cheaters" have stepped the base floor out by 1 foot to meet this
requirement.
d. Based on discussions, it is still not clear whether sloped roof forms are required at
these base elements.
e. It is acceptable to establish a low FG by excavating an outdoor terrace space to
well below ING and use the base element to trigger the max. ht. measurement to
ING.
f. In cases where it is more favorable to measure to ING, it is possible to create gable
or hip dormers on the main roof form that are set (minimum 1 foot) back from
the footprint of the tower, to avoid having to measure to finish grade. Dutch
gables are another way of creating varied roof forms that are measured to ING.
g. In cases where the tip of a gable is barely exceeding MH, clipping the gable tip is a
common way to get the building back into compliance.
h. Main roof forms are any gable or hip roof element that comprises more than 500 sf
in plan. Shed roof and flat roof forms do not qualify as main roof forms.
2. Average Height (AH� maximum of 71 feet.
a. AH is measured segment by segment from the primary roof rid e line down to
ING or FG, whichever is more restrictive. AH is never measured to the top of
lower roof elements.
b. AH requires that any roof forms that barely meet MH restrictions be offset by an
equal amount of lower roof areas.
c. Lower roof forms at base of building can be included in the AH calculations as
long as they exceed 500 sf AND have either gable or hip roofs from which a ridge
line may be determined. Enclosure of interior space is not required (porte cochere
canopy) for inclusion in average height calculation.
3. Architectural Features
a. Confirmed that columns and retaining walls used to enclose terraces and balconies
are considered architectural features and may encroach up to 4 feet into the
setback.
b. Enclosed interior space may not encroach on the setback.
c. Can be used to create a base element for the building for purpose of achieving
fa�ade articulation, but will not qualify as a step in the building fa�ade since they
are neither deep enough nor interior space.
�. Wall expanse
a. Confirmed that change in color and materials can be used in lieu of 2 foot step to
create the required break in building to avoid maximum 35 feet vertical wall
expanse — subject to planning review.
5. Building Frontage Step (page 8-19 of Chapter 8�
a. Our project is neither primary retail pedestrian frontage or ski yard/open space
frontage. Each of these is more restrictive than our site requires.
b. 12 foot step in building face is required within the first 60 feet of building far�ade.
Step must enclose interior s��ace.
c. Eave eight is t e distance from finished grade to the initial primary eave.
d. Gable faces of buildings are measured to their eaves. Wall area within the gable
form is excluded from the step requirement.
e. Other breaks in vertical wall are also required, i.e., max. 35' wall expanse and base
level articulation.
f. Once the 1? foat step requiremcnt has been inet ii� the first b0' c�f fa�acie, SBA
contends that the code places no further restric�ions an �naxiTnum eati-e height.
�:'arren and Rachel ta revie� further and tnake an interpretation.
g. Per Rachel, the 12 foot deep element must also have a sloping roof form to qualify
as a step in building in building fa�ade. SBA requests coniirmatic�n ot this, as we
vs-ould like to use a rc�c�f terrace element to serve this function.
6. Exceeding Maximum Height
a. Elevator overruns, chimneys and mechanical spaces may exceed the max. height
restrictions by 15' or 25%, whichever is more restrictive.
END
THE ABOVE NOTES REPRESENT OUR IN'I'ERPRETATION OF'1TiE ACTION, DISCUSSION AND DECISIONS OF THIS
MEETING. COPIES OF THESE NOTES HAVE BEEN PROVIDED TO ALL PARTICII'ANTS IN THE MEETING. ANY
ADDITIONS OR CORRECTIONS SHOULD BE DIItECTED TO THE ATTENTION OF'I'fiE WRITER W1THIN 5
WORKING DAYS.
THESE NOTES EMAILED TO THE T'EAM ON 8/21/08 BY: David Louie, Projea Manager, SB Architects
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JOMN W. DUNN
•DYANC[D GLRTfIW �AM►[fiLL
YIJIEN M. DUNfJ� ACP
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Dunn Law Fax: 970-748-8881
Dunn Law FBx: 970-746-8881
LAW OFFICCS CR
.J�HN W. DUNN, LLC
� �IM��O L•K/ut/ COM�Iw�
GOMMUNITY BwNK ClNTEI1 SUiTE EOs
70 BENCMN�RK RO�D
PO!* Orricc Box 7�i�
AVON, COLONI�DO
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Goorge Ruther
Director of Community Development
Town of Vail
7S South Frontagt Raad
vail CO 81657
Rc: Evergreen Lodge
Dear George:
04:46:55 p.m. OS-12-2008
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Augt�st 8, 2008 .J
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TttEPNONE:
1970) 746-6400
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This ofl'ice represcnts Tbc Vai! I�, lnc., the awners assaciation for the
condominium units comprising The Vai1 Inn Condominiums Iocated on the fifth civough the �ighth
floors of the L�vcrgreen Lodge, a pmperty owned by HCT Dt�w�elopment, LLC.
Vait Inn is in receipt of cornespondenc� from HCT Development stating tf�ei�a plans
to renovete and expand the exisling bvilding. However, HCT is the successor to the original
declarant of the condominium declaration for The Vail Tnn and bound by the obligations of tY�e
declaration. It is thesef�re our position that any such plans must first be approved by Vail Inn.
We accordingly roquest that the Town not acc�pt aay plaus unless the same �avQ the
approval of Vail Tnn.
JWD:ipse
cc. Mr. Kinney
Mr. Bergerud
Yours very �vly,
LAW OFFICFS OF JOHN W. DUNN, LLC
ro� w. n�
z iz
1544346 wesrt Dunn Law Fax: 970-748-8881 04:46:48 p.m. 08-12-2008 1/2
JOHN W, OUNN
ADV�NCED C[I1T1►I[O P4qIK[Gµ
KA1iEN M. DUNN, 4CP
wRITEN�9 fM�i��
LAw Orvices or
..JOHN W. DurvN, LLC
A IIM�RO �IA�IIITY COYYAN�'
COMMUNITY BANK CEIVTER SUITE 20S
70 BENCMMYpK ROAD
� POST OPFICE BOX 7717
AVON� COIOliADO
616t0
TELECOPIER TRAIYSMI'I'TAL
TO: �0 V�'C� �2����,e,r
No. _ �(��'(- ����
FROM: JOHN W. DUNN
DATE: �S (a-- � �
FAX: (970) 748-8881 PHONE: (970) 748-6400
SF,NDER'S E-MAIL: jdvnn@jwdunnlaw.com
TELEPHONE:
(9701 748-6400
iACSIMI�E;
(970) 746-BgBI
hi9heounerylaw.com
NUMBER OF PAGES (excluding this page) �
This message is intended on(y for the use of the individual or entity to which it is directed and may contain `
inforn�ation which is privileged, confidentiul and/or exempt frnm disclosure under applicable law. If tlie rrader of
this message is not the intended recipient or the emplayee or agent responsible for deliverii�g the message to the
intendcd recipient, you are hereby notified that any dissemination, distribution or copying of this communication is
strictly prohibited. If you havc received tliis communication in error, please notify this office immediately by collect
telephone call and dcstroy the transmittal.
Rer:
JOHN W. DUNN
ADVANCED CERTIFIED PARALEGAL
KAREN M. DUNN, ACP
WRITER'S EMAIL:
1dm1n c���dt�mnlaw.com
LAW OFFICES OF
JoHrv W. DUNN, LLC
A LIMITED LIABILITY COMPANY
COMMUNITY BANK CENTER SUITE 206
70 �ENCHMARK ROAD
POST OFFICE BOX 7717
AVON,COLORADO
81620
George Ruther
Director of Community Development
Town of Vail
75 South Frontage Road
Vail CO 81657
Re: Evergreen Lodge
Dear George:
august s, Zoos
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TELEPHONE:
(970) 748-6400
FACSIMILE:
(970) 748-8881
highcountrylaw.com
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This office represents The Vail Inn, Inc., the owners association for the
condominium units comprising The Vail Inn Condominiums located on the fifth through the eighth
floors of the Evergreen Lodge, a property owned by HCT Development, LLC.
Vail Inn is in receipt of correspondence from HCT Development stating their plans
to renovate and expand the existing building. However, HCT is the successor to the original
declarant of the condominium declaration for The Vail Inn and bound by the obligations of the
declaration. It is therefare our position that any such plans must first be approved by Vail Inn.
We accordingly request that the Town not accept any plans unless the same have the
approval of Vail Inn.
JWD:ipse
cc. Mr. Kinney
Mr. Bergerud
Yours very truly,
LAW OFFICES OF JOHN W. DUNN, LLC
.� ' .
Jo W. Dunn
�
1544346 wesrt Dunn Law Fax: 970-748-8881 02:44:00 p.m. 08-13-2008 1/1
JO►iN W. DUNN
♦DVnNCEO CEI�TIFI[D PAqAICGAL
KAREN M. DUNN� ACP
WWITCR�S CMA�I�
jJunn ri� wd�tnnlow.c��m
LAW ORFICE6 OF
JoHrv W. DUNN, LLC
N LIMITED U/�91LIT COMPANY
COMMUNITY BANK CENTER SUITE 206
70 BCNCMMARK ROAD
POST QFFIGE BOX 7%17
AVON, COLORADO
81620
Rachel Freed
Department of Community DeveIopment
Town of Vail
75 South Fronta�e Road
Vail CO 81657
VIA FACSIMILE 479-2452
Re: Evergreen Lodge
Dear Rachel:
August 13, 2008
TELEPHO�IE:
(�70) 748-6400
FACSIMILE:
(970) 748-6BB1
highcountrylaw.eom
As you know, this office represents The Vail Inn, Inc., the owners association for
the candominium units comprising The Vail I�ui Condominiums locatecl on the fifth throu�h the
eighth floors of the Evergreen Lodgc, a property owned by HCT Development, LLC.
On August 8, 2008, I sent a letter to George Ruther requesting that the Town not
accept any plans unless the same have the approval of Vail Inn. That letter and the request
contained in it are now withdrawn.
Yours very truly,
LAW O FICES OF JOHN W. DUNN, LLC
.�r�..��
JohriW. Dunn
JWD:ipse
cc. Mr. Kinney
Mr. Bergerud
r
MEMBERS PRESENT
Rollie Kesbo
David Viele
Michael Kurz
Susie Tjossem
PLANNING AND ENVIRONMENTAL COMMISSION
July 14, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
Bill Pierce
Sarah Robinson-Paladino
Scott Proper
Site Visits:
1. Evergreen — 250 South Frontage Road West
30 Minutes
A request for a recommendation to the Vail Town Council on a proposed major amendment to
Special Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special
Development District, Vail Town Code, to allow for the enclosure of a pedestrian pathway
through the southwest wing of the approved structure and creation of commercial square
footage; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting
forth details in regard thereto. (PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Tabled to September 8, 2008
MOTION: Kurz SECOND: Viele VOTE: 4-0-0
75 Minutes
A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
ACTION: Tabled to August 11, 2008
MOTION: Tjossem SECOND: Viele VOTE: 4-0-0
Rachel Friede made a presentation per the staff memorandum. She generally touched upon the
desired outcomes of the work session and the Town regulations and planning documents that
would apply to the Evergreen redevelopment.
T.J. Brink, representing HCT Development Company, introduced himself as the developer and
also introduced SB Architects as part of the design team.
Scott Lee and David Louie, SB Architects, made a presentation that began with a description of
their firm, previous projects, and the Fairmont flagship. Scott Lee discussed the desire to pursue
LEED certification on the project and the commitment of the Fairmont Hotel to green structures.
Commissioner Kurz stated that it appeared the development team had reviewed and addressed
the Lionshead Redevelopment Master Plan. He mentioned the need for possible public
Page 1
�
amenities and some concerns about the two levels of dormers in the roof form above the port
cochere.
Commissioner Tjossem stated that the applicant should address mitigation of construction
worker parking if this project moves forward.
Commissioner Viele asked to see the land use square footage charts. He said that overall, he is
very positive about the design. He asked a question about were the pedestrian path would be
located along Mill Creek.
Commissioner Kjesbo, made a comment about a bus stop being relocated from the WestStar
Bank Building to the front of the Fairmont.
15 Minutes
3. A request for a recommendation to the Vail Town Council to review the Vail Land Use Plan map,
pursuant to Section 8-3, Vail Land use Plan to allow for a change in the land use designation
from Community Office to Lionshead Redevelopment Master Plan for properties known as
"Cascade Crossing" and "Vail Professional Building" (Future "Ever Vail"), located at 953 and
1031 South Frontage Road West/unplatted (A complete legal description is available for
inspection at the Town of Vail Community Development Department), and setting forth details in
regard thereto. (PEC080036)
Applicant: Town of Vail
Planner: Nicole Peterson
ACTION: Table to July 28, 2008
MOTION: Tjossem SECOND: Kurz VOTE: 40-0
Nicole Peterson gave a presentation per the staff inemorandum.
Commissioner Viele, stated for the record that he is a property owner in the Glen Lyon Office
Building.
Jay Petersen, representing the Glen Lyon Office Building, stated that he would like to request a
tabling in order to look into including the Glen Lyon Office Building (GLOB) property within the
Lionshead Redevelopment Master Plan land use designation. He would then subsequently
submit an application for inclusion in the Lionshead Redevelopment Master Plan.
Warren Campbell, stated that the Staff was indifferent to the tabling request. It was suggested
that Staff could take two weeks to discuss the inclusion of the GLOB site in the land use
designation.
30 Minutes
4. A request for a work session for prescribed regulations amendments to Section 14-10-7, Outdoor
Lighting, Vail Town Code, to allow for amendments to the outdoor lighting standards, and setting
forth details in regard thereto. (PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Table to July 28, 2008
MOTION: Viele SECOND: Kurz VOTE: 4-0-0
Bill Gibson gave a presentation per the memorandum.
Commissioner Kurz noted concerns about regulating specific types of lights, but supported
regulating wattages and direction and screening of lights. He noted that light pollution is a
concern, especially since dark skies are an element of the local marketing districts' promotions.
Page 2
�
Commissioners Viele and Kesbo recommended the amendments be simple, clear, and easily
understood.
Commisisoner Tjossem suggested that the proposed amendments be coordinated with the
Town's other energy efficiency efforts.
Jim Lamont, Vail Homeowners Association, suggested that there should be a portion of the
lighting standards which allows dramatic decorative lighting of commercial structures.
5 Minutes
5. A request for work session for a major exterior alteration, pursuant to Section 12-7B-7, Exterior
Alterations or Modifications, a request for a conditional use permit pursuant to Section 12-7B-5,
Permitted and Conditional Uses; Above Second Floor, a request for variances from Section 12-
7B-15, Site Coverage, and Section 12-7B-16, Landscaping and Site Development, pursuant to
Chapter 12-17, Variances, and a request for amendments to an adopted view corridor pursuant
to Section 12-22-5, Amendments, and Section 12-22-6, Encroachments into Existing View
Corridors, Vail Town Code, to allow for the re-development of the Clock Tower Building (Gorsuch
Ltd. Building) to include three floors of above grade structure, a new clock tower, and an eating
and drinking establishment above the second floor, located at 263 East Gore Creek Drive/Lots D
and E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC070025)
Applicant: Gorsuch Ltd. and John P. McBride, represented by Resort Design Associates
Planner: Scot Hunn
ACTION: Table to August 25 2008
MOTION: Viele SECOND: Kurz VOTE: 4-0-0
5 Minutes
6. A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional
Uses, Vail Town Code, to allow for public utilities installations, located at 145 North Frontage
Road West, Lot 1, Middle Creek Subdivision and setting forth details in regard thereto.
(PEC080031)
Applicant: Cricket Communications Inc., represented by Mike Sharlow
Planner: Nicole Peterson
ACTION: Withdrawn
7. Approval of June 23, 2008 minutes
MOTION: Viele SECOND: Tjossem VOTE: 4-0-0
8. Information Update
9. Adjournment
MOTION: Viele SECOND: Kurz VOTE: 4-0-0
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published July 11, 2008, in the Vail Daily.
Page 3
�
John F, �13er, AIA '
Sc�tt A. Les, AIA ,
Joseph A. Andeiata, AIA '
Kevirc P. Ouan, A!A '
Btuce A. Wright, AIA '
Thomas E. Spriakle, RIA !
Mark S. Sapp. LEED"'AP '
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Fairmont Vail
Agenda —Work Session with Vail Planning, Fire Marshall & Public Works
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Locauon: �'ail Communiri� Development Office, �'ail, CO
�lttendees:
HB Development: T. J. Brink
�B .�rchitects: ticott Lee, David Louie
Civil — Peak Land Consultants: :�fark Luna
�fEP & Fire — Beaudin Ganze: Denis Beaudin
Project ;�Ianagement —.1RC: _ldam ��'illiams
�'ail Communin� Development: Rachel Friede, Planner
�'ail Fue �farshall: blike �'aughan
�'aii Public Works: Tom Kassmel, Town Engineer
3:OOpm-3:30pm — Discussion related to Fire Control Svstems
• Fire vehicle access
• Hpdrant locations
• Esterior building materials
• Fire suppression and alarm system requirements
3:30pm-4:OOpm — Public �`Uorks Issues
• Location of utilities and tie in points at site boundaries
• Proposed location of curb cuts and grade changes
• Grading and excavation issues, soil nail & tie back process
• Traffic study process, review & firms
• Frontage Road alignment
• To�'/CDoT Interactive Work Sessions
• Flood plain information & location
• 1�rmy Corp of Engineers Involvement
• Permit Review staffing/outsourcing
• Code consultant thoughts
4:OOpm-4:30pm —�rchitectural Design Guidelines — Height and i�lass restricuons
• _lrchitectural projections — clarification needed
• :�llowable articulation of guestroom decks at grade and above.
• Determination of a��erage and mas. heights at depressed site areas.
• Potential for steeper slope than 12:12 at primary rooF surface
• To�' Interactive �`��ark Sessions
• :�dditional needs — story poles, public review, Council review
4:30pm-5:OOpm — Lionshead DetaIled Plan Recommendations for Evergreen Lodge site
• Pedestrian ��ccess
• Frontage Road Improvements
• Preservation of .�ccommodation Units
• Impact on ��iddle Stream Tract
• Relationship to �'ul �'alle}- \Iedical Center and proposed �'ail Civic Center
• Service and Delivery
• tietbacks from Frontage Road
• �rchitecturalImprovements
• Public Transit Stop
END
John F. Eller, AIA
Scott A. Lee, AIA
Joseph A. Andriola, AIA
Kevi� P. Dun�, AIA
Bruce A. Wright, AIA
Thomas E. Sprinkle, AIA
Mark S. Sopp, LEED'`' AP
AR.CH 1TECTS
Fairmont Vail Desi�n Meetin� Notes:
PROJECT:
DATE OF MEETING:
PLACE OF MEETING:
Fairmont Vail Hotel and Resort, Vail, Colorado
SB Project No. 2812
14 July 2008
VAIL Planning offices
Vail, CO
PURI'OSE OF MEETING: Informal work session with Vail Planning, Fire Marshal
and Public Works with the following goals:
• Understand Fire control design parameters
• Review utilities and roadway realignment issues
• Review Lionshead Redevelopment code and height restrictions
• Clarify Vail Planning and entitlements requirements
Attendees: Vail Fire Marshall - Mike Vaughan
Vail Public Works - Tom Kasmell
Vail Community Development - Warren Campbell, Rachel Friede
HB Development - T.J. Brink
SB Architects - Scott Lee, David Louie
ARC - Chris Squadra, Adam Williams
Peak Land Consulting - Mark Luna, Romeo Baylosis
Beaudin Ganze - Denis Beaudin, Patrick Burns
Work Session #1 - Fire Control Discussion, 3:00 pm
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Fire truck staging - accommodate 96' diameter turning circle
• 80' diameter with grasscrete border is acceptable.
• See fire access requirements in Chapter 14 of Vail Town Code
Fire control diagram will be required
• Need dedicated fire control room near staging - can be downstairs
• Enunciator panel required at front desk
• May require some stair pressurization and other measures similar to high-rise given
lack of access to upper floors from south and west.
• Standpipes - require manual wet system
� Need temporary fire control during construction - dry standpipes
One staging area with no truck access on other sides of building requires hydrants around
building.
• Next meeting to propose hydrant locations - Beaudin Ganze
• Most difficult access is to southwest corner of the site
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4. Exterior path of travel for fire
• Exterior wood that meets 1-hour fire rating is allowable - heavy timber
• Exterior projected balconies should minimize use of combustible materials
• Wood trim at windows and doors is allowable
• Next meeting to bring color-coded elevations with combustible wood highlighted
5. Entitlements Process
• For building permit submittal, submit specs for fire department approval
• Have Fire and Life Safety report available 1 week prior to next meeting
Work Session #2 - Public Works Discussion, 3:40 pm
1. South Frontage Road access
• Plans for road realignment - Tom Kasmell to send
• Full in/out curb cuts at 400 to 500 feet separation
• Right in/out access only for loading dock
2. Loading dock
• Shared dock with Hospital is preferred by Vail
• Hospital doesn't want this - not workable for operations to share dock
• TJ & Adam to meet with Hospital to discuss shared curb cut
3. Other Items
• No tie backs except at Creek to minimize CDOT entitlements timeline
• De-watering permit may require additional geotechnical analysis
• Permanent pump may be needed.
• Traffic study needed - Kimly Hom or pox Higgins are potential traffic engrs. -
requires 3 weeks
• Have traffic study available 1 week prior to next meeting
• Recreation/pedestrian access path may occur outside of our property line on TOV
Middle Creek tract - minimize retaining walls and grading
• Check CEQUA website for restrictions on improvement to Middle Creek
vegetation
• Landscape - Hyatt to check on what is allowable within Frontage Road ROW
• Transformers to be at grade per Holy Cross Electric - no vaults
Work Session #3 - Community Development Discussion, 4:20 pm
l. Employee Housing - new standards for minimum size
• Dormitory = 250 sf per unit
• Studio = 438 per unit
• 1 Bedroom = 438 per unit
• 2 Bedroom = 788 per unit
2. Height Restrictions
• Property is outside of the pedestrian retail core, but base elements can be used in
similar way to reduce wall height from ground
• 2 to 3 story spaces at building base that project minimum 12 feet can be used to
establish new datum from which average height, maximum height and eave height
are measured
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• Strategy is often used in depressed pool areas to allow creation of additional floors
on view side of homes that step down to views.
• Base elements (loggia) must be habitable space to avoid need to measure to finish
grade
• Clipped gables can be used to reduce the height of a ridge in regard to average and
maximum heights
• Dutch gables can be used to pull the fascia within the building footprint and allow
us to measure height from the natural grade
3. Architectural Features
• Columns and retaining walls used to enclose terraces and balconies are considered
architectural features and may encroach up to 4 feet into the setback.
• Can't be enclosed, conditioned space
• Can be used to create a base element for the building
4. Wall expanse
• Change in color and materials can be used in lieu of 2 foot step to create the
required break in building to avoid maximum 35 feet vertical wall expanse -
subject to planning review
• Code is geared toward creating a base, middle and top at all elevations
5. Roof articulation
• Slopes steeper than 12:12 at primary roof surface are discouraged, but are evaluated
case-by-case.
• Code allows primary roof slopes from 6:12 to 12:12
• Elevator overruns and chimneys may exceed the max. height restrictions.
Next Informal Work Sessions - Monday, August 11
• 9:00 am - Fire Control
• 10:00 am - Public Works
• 11:00 am - Community Development
END
THE ABOVE NOTES REPRESENT OUR INTERPRETATION OF THE ACTION, DISCUSSION AND DECISIONS OF� THIS
MEETiNG. COPIES OF THESE NOTES HAVE BEEN PROVIDED TO ALL PARTICII'ANTS IN THE MEETING. ANY
ADDITIONS OR CORRECTIONS SHOULD BE DIRECTED TO THE ATTENTION OF THE WRITER WITHIN 5
WORKING DAYS.
THESE NOTES EMAII.ED TO THE TEAM ON 7/17/08 BY: David Louie, Projec[ Manager, SB Architects
\
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: July 14, 2008
SUBJECT: A request for a work session for review of a major exterior alteration, pursuant to Section
12-7H-7, Exterior Alterations or Modifications; and requests for conditional use permits,
pursuant to Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden
Level; Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level; 12-
7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to
allow for the redevelopment of the Evergreen Lodge, with dwelling units, accommodation
units, employee housing units, conference facilities and meeting rooms on the basement
level, multi-family dwelling units on the first floor, and an eating and drinking
establishment on the second floor, located at 250 South Frontage Road West/Lot 2,
Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
INTRODUCTION
The applicant, HCT Development, represented by TJ Brink, has requested a work session
meeting with the Town of Vail Planning and Environmental Commission (PEC) to discuss the
proposal for the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road
West. The purpose of this work session is to introduce the project and the development team,
discuss the development review process and the applicability of relevant portions of the Vai
Comprehensive Plan and Vail Town Code, and to outline next steps for the project.
The Commission is being asked to listen to the presentation and provide any feedback that is
appropriate at this time. Staff has not performed a formal review of the project at this time and
makes no representations of compliance of the project with the prescribed review criteria. Staff
will perform a thorough review of the project as it moves forward in the development review
process.
II. PROJECT DESCRIPTION
The key elements of the proposal to redevelop the Evergreen Hotel into The Fairmont Vail
include:
• The inclusion of 92 dwelling units and 128 accommodation units
• The provision of a front desk, lobby, lounge area, pool and hot tubs, restaurant and bar and
meeting/conference space
• The provision of 265 parking spaces in two below grade floors, 5 additional surface parking
spaces at the porte cochere, and a loading dock
A vicinity map (Attachment A) and a copy of the latest conceptual proposal from HCT
Development LLC dated July 14, 2008 (Attachment B), is attached for reference.
Backqround
The Evergreen Lodge, consisting of 128 hotel rooms and 19 dwelling units, was buiit in 1974.
On April 1, 1986, Special Development District #14 (Doubletree Hotel) was established by the
adoption of Ordinance No. 5, Series of 1986. SDD #14 was amended in 1989 and 1990 to
further clarify requirements for redevelopment. On September 6, 2005, the Vail Town Council
adopted Resolution No. 15, Series of 2005, which extended the Lionshead Redevelopment
Master Plan study area to include the Evergreen Lodge, and provided specific
recommendations for the redevelopment of the property. On December 20, 2005, the Vail Town
Council adopted Resolution No. 23, Series of 2005, adopting more specific recommendations
for the Evergreen Lodge redevelopment, including setbacks from the Frontage Road and a
potential transit stop. The Council also adopted Ordinance No. 33, Series of 2005, which
repealed SDD #14 and rezoned the Evergreen Lodge from High Density Multiple Family
(HDMF) District to Lionshead Mixed Use 1(LMU-1) District.
Development Standards
Parcel Size:
Zoning:
Land Use Designation:
Front Setback (North):
Side/Rear Setbacks:
Building Height:
Density:
Allowable GRFA:
Maximum Site Coverage:
Minimum Landscape Area
Vail
International
Residential
2.6248 acres/ 114, 337 sq ft
Lionshead Mixed Use 1
Lionshead Redevelopment Master Plan
30 ft minimum
10 ft minimum
71 ft average
82.5 ft maximum
92 DUs max (35 DU/acre)
Unlimited EHU, AU, FF, TS
285,842 sq ft
80,036 sq ft (70%)
22,867 sq ft (20%)
Figure 1: Evergreen Lodge and Adjacent Properties
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2
III. DEVELOPMENT REVIEW PROCESS
The Fairmont Vail development proposal is comprised of two (2) different development review
applications, both intended to facilitate the redevelopment proposal. The development
applications include:
A maior exterior alteration application, as required by the LMU-1 District, for the
redevelopment of the structure; and
• A conditional use permit application for accommodation units, conference facilities and
meeting rooms, located on the basement or garden level and for accommodation units and
multi-family dwelling units on the first floor or street level of the structure.
The following will detail the process required for each of the two development applications,
including role of reviewing bodies, review criteria, and pertinent sections of Vail Town Code and
master planning documents as they relate to the review criteria.
A. Maior Exterior Alteration in the Lionshead Mixed-Use 1 District
Roles of Reviewinq Bodies: All new construction in LMU-1 District is considered a major
exterior alteration and is subject to review by the Planning and Environmental
Commission followed by a Design Review Board review of the application for new
construction. The PEC will review for impacts of use/development, and approval "shall
constitute approval of the basic form and location of improvements including siting,
building setbacks, height, building bulk and mass, site improvements and landscaping."
Actions of the Design Review Board or Planning and Environmental Commission may be
appealed to the Town Council or by the Town Council. Town Council evaluates whether
or not the Planning and Environmental Commission or Design Review Board erred with
approvals or denials and can uphold, uphold with modifications, or overturn the board's
decision.
Criteria for Review: Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the
review criteria for major exterior alteration applications proposed within the LMU-1
District. According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall
be reviewed for compliance with the following criteria:
That the proposed major exterior alteration is in compliance with the purposes of
the Lionshead Mixed Use 1 zone district;
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
3. That the proposal does not otherwise have a significant negative effect on the
character of the neighborhood; and,
4. That the proposal substantially complies with other applicable elements of the
Vail Comprehensive Plan.
B. Conditional Use Permit (CUP)
Roles of Reviewinq Bodies: The Planning and Environmental Commission is
responsible for final review of conditional use permits. The Planning and Environmental
Commission shall review the request for compliance with the adopted conditional use
3
permit criteria and make findings of fact with regard to the project's compliance. The
Design Review Board has no review authority on a CUP, but will review the
accompanying Design Review Board application for New Construction. Actions of
Design Review Board or Planning and Environmental Commission may be appealed to
the Town Council or by the Town Council. Town Council evaluates whether or not the
Planning and Environmental Commission or Design Review Board erred with approvals
or denials and can uphold; uphold with modifications, or overturn the board's decision.
Review Criteria: Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review
criteria for conditional uses permit requests proposed within the Lionshead Mixed Use 1
(LMU-1) zone district. According to Section 12-16-6, Vail Town Code, the Planning and
Environmental Commission shall consider the following factors with respect to the
proposed use:
Relationship and impact of the use on development objectives of the town.
2. Effect of the use on light and
facilities, utilities, schools, parks
facilities and public facilities needs.
air, distribution of population, transportation
and recreation facilities, and other public
3. Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
C. Applicable Zoninq Requlations
ARTICLE 12-7H: LIONSHEAD MIXED USE 1(LMU-1) DISTRICT (IN PART)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone district is intended to provide sites for a mixture of multiple-
family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units,
restaurants, offices, skier services, and commercial establishments in a clustered, unified
development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead
Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other
amenities appropriate to the permitted types of buildings and uses and to maintain the desirable
qualities of the District by establishing appropriate site development standards. This District is
meant to encourage and provide incentives for redevelopment in accordance with the
Lionshead Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives for properties to redevelop.
The ultimate goa/ of these incentives is to create an economically vibrant lodging, housing, and
commercial core area. The incentives in this Zone District include increases in allowable gross
residential floor area, building height, and density over the previously established zoning in the
Lionshead Redevelopment Master Plan study area. The primary goa/ of the incentives is to
create economic conditions favorable to inducing private redevelopment consistent with the
Lionshead Redevelopment Master Plan. Additionally, the incentives are creafed to help finance
public off-site improvements adjacent to redevelopment projects. With any
development/redevelopment proposal taking advantage of the incentives created herein, the
following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access,
public plaza redevelopment, public art, roadway improvements, and similar improvements.
0
12-7H-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL:
A. Definition: The "basemenY' or "garden level" shall be defined as that floor of a
building that is entirely or substantially below grade.
8. Permitted Uses: The following uses shall be permitted in basement or garden
levels within a structure:
Banks and financial institutions.
Commercial ski storage.
Eating and drinking establishments.
Personal services and repair shops.
Professional offices, business offices and studios.
Public or private lockers and storage.
Recreation facilities.
Retaii establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
C. Conditional Uses: The following uses shall be permitted in basement or garden
levels within a structure, subject to issuance of a conditional use permit in
accordance with the provisions of Chapter 16 of this Title:
Conference facilities and meeting rooms.
Liquor stores.
Lodges and accommodation units.
Major arcade.
Multiple-family residential dwelling units, time-share units, fractional fee clubs,
lodge dwelling units, and employee housing units (Type 1ll (EHU) as provided in
Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Theaters.
Additional uses determined to be similar to conditional uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL:
A. Definition: The 'first floor" or "street level" shall be defined as that floor of the
building that is located at grade or street level along a pedestrianway.
8. Permitted Uses: The following uses shall be permitted on the first floor or streef
level within a structure:
Banks, with walk-up teller facilities.
Eating and drinking establishments.
Recreation facilities.
Retail stores and establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
C. Conditional Uses: The following uses shall be permitted on the first floor or street
level floor within a structure, subject to issuance of a conditional use permit in
accordance with the provisions of Chapter 16 of this Title:
5
Barbershops, beauty shops and beauty parlors.
Conference facilities and meeting rooms.
Financial institutions, other than banks.
Liquor stores.
Lodges and accommodation units.
Multiple-family residential dwelling units, time-share units, fractional fee clubs,
lodge dwelling units, and employee housing units (Type lll (EHU) as provided in
Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Additional uses determined to be similar to conditional uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-4: PERM/TTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE:
A. Permitted Uses; Exception: The following uses shall be permitted on those floors
above the first floor within a structure:
Lodges and accommodation units.
Multiple-family residential dwelling units, time-share units, fractional fee clubs,
lodge dwelling units, and employee housing units (Type lll (EHU) as provided in
Chapter 13 of this Title).
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-6: ACCESSORY USES:
The following accessory uses shall be permitted in the Lionshead Mixed Use 1 zone district:
Home occupations, subject to issuance of a home occupation permit in accordance with the
provisions of Section 12-14-12 of this Title.
Loading and delivery and parking facilities customarily incidental and accessory to permitted
and conditional uses.
Minor arcade.
Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels,
lodges, and multiple-family uses.
Outdoor dining areas operated in conjunction with permitted eating and drinking establishments.
Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to
permitted residential or lodge uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and
necessary for the operation thereof.
12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required: The construction of a new building or the alteration of an
existing building that is not a major exterior alteration as described in subsection
8 of this section shall be reviewed by the design review board in accordance with
chapter 11 of this title.
1. Submittal Items Required: The submittal items required for a project that
is not a major exterior alteration shall be provided in accordance with
section 12-11-4 of this title.
8. Major Exterior Alteration: The construction of a new building or the alteration of
an existing building which adds additional dwelling units, accommodation units,
fractional fee club units, timeshare units, any project which adds more than one
thousand (1, 000) square feet of commercial floor area or common space, or any
project which has substantial off site impacts (as determined by the
administrator) shall be reviewed by the planning and environmental commission
C
as a major exterior alteration in accordance with this chapter and section 12-3-6
of this title. Any project which requires a conditional use permit shall also obtain
approval of the planning and environmental commission in accordance with
chapter 16 of this title. Complete applications for major exterior alterations shall
be submitted in accordance with administrative schedules developed by the
department of community development for planning and environmental
commission and design review board review.
1. Submittal Items Required, Major Exterior Alteration: The following
submittal items are required:
a. Application: An application shall be made by the owner of the
building or the building owner's authorized agent or representative
on a form provided by the administrator. Any application for
condominiumized buildings shall be authorized by the
condominium association in conformity with all pertinent
requirements of the condominium association's declarations.
b. Application; Contents: The administrator shall establish the
submittal requirements for an exterior alteration or modification
application. A complete list of the submittal requirements shall be
maintained by the administrator and filed in the department of
community development. Certain submittal requirements may be
waived and/or modified by the administrator and/or the reviewing
body if it is demonstrated by the applicant that the information and
materials required are not relevant to the proposed development
or applicable to the planning documents that comprise the Vail
comprehensive plan. The administrator and/or the reviewing body
may require the submission of additional plans, drawings,
specifications, samples and other materials if deemed necessary
to properly evaluate the proposal.
C. Work Sessions/Conceptual Review: If requested by either the applicant or the
administrator, submittals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or
a work session with the town council.
D. Hearing: The public hearing before the planning and environmental commission
shall be held in accordance with section 12-3-6 of this title. The planning and
environmental commission may approve the application as submitted, approve
the application with conditions or modifications, or deny the application. The
decision of the planning and environmental commission may be appealed to the
town council in accordance with section 12-3-3 of this title.
E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article
shall /apse and become void two (2) years following the date of approval by the
design review board unless, prior to the expiration, a building permit is issued
and construction is commenced and diligently pursued to completion.
Administrative extensions shall be allowed for reasonable and unexpected delays
as long as code provisions affecting the proposal have not changed.
12-7H-8: COMPLIANCE BURDEN:
!t shall be the burden of the applicant to prove by a preponderance of the evidence before the
Planning and Environmental Commission and the Design Review Board that the proposed
exterior alteration or new development is in compliance with the purposes of the Lionshead
Mixed Use 9 zone district, that the proposa! is consistent with applicable elements of the
Lionshead Redevelopment Master Plan and fhat the proposal does not otherwise have a
7
significant negative effect on the character of the neighborhood, and that the proposal
substantially complies with other applicable elements of the Vail comprehensive plan.
12-7H-9: LOT AREA AND SITE DIMENS/DNS:
The minimum /of or site area shall be ten thousand (10, 000) square feet of buildable area.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten feet (10) unless otherwise specified in the
Lionshead redevelopment master plan as a build-to line.
12-7H-11: HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy-one feet (71') with a
maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan.
All development shall comply with the design guidelines and standards found in the Lionshead
redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead
redevelopment master plan, shall be afforded to redevelopment projects which meet the intent
of design guidelines, as reviewed and approved by the design review board.
12-7H-12: DENS/TY (DWELLING UN/TS PER ACRE);
Up to a thirty three percent (33%) increase over the existing number of dwelling units on a
property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed. For the
purpose of calculating density, employee housing units, accommodation units, attached
accommodation units, timeshare units, and fractional fee club units shall not be counted as
dwelling units. Additionally, a"lodge dwelling unit'; as defined herein, shall be counted as
twenty five percent (25%) of a dwelling unit for the purpose of calculating density.
12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each
one hundred (100) square feet of buildable site area, or an increase of thirty three percent
(33%) over the existing GRFA found on the property, whichever is greater. Multiple-family
dwelling units in this zone district shall not be entitled to additional gross residential floor area
under section 12-15-5, "Additional Gross Residential Floor Area (250 Ordinance)'; of this title.
12-7H-14: SITE COVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise
specified in the Lionshead redevelopment master plan.
12-7H-15: LANDSCAP/NG AND SITE DEVELOPMENT:
At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise
specified in the Lionshead redevelopment master plan.
12-7H-16: PARK/NG AND LOAD/NG:
Off street parking and loading shall be provided in accordance with chapter 10 of this title. At
least one-half (1/2) the required parking shall be located within the main building or buildings.
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct impacts of their
development on public infrastructure and in all cases mitigation shall bear a reasonab/e relation
to the development impacts. Impacts may be determined based on reports prepared by
qualified consultants. The extent of mitigation and public amenity improvements shall be
balanced with the goals of redevelopmenf and will be determined by the planning and
environmental commission in review of development projects and conditional use permits.
Mitigation of impacts may include, but is not limited to, the following: roadway improvements,
pedestrian walkway improvements, streetscape improvements, stream tract/bank
improvements, public art improvements, and similar improvements. The intent of this section is
to only require mitigation for large sca/e redevelopment/development projects which produce
substantial off site impacts.
D. Applicable Planninq Documents
Vail Land Use Plan (in qart)
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council.
The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goa/s of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land use decisions
may be made within the Town of Vail. The goa/s, as articulated within the Land Use Plan, are
meant to be used as adopted policy guidelines in the review process for new development
proposa/s. In conjunction with these goals, land use categories are defined to indicate general
types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan
is not intended to be regulatory in nature, but is intended to provide a general framework to
guide decision making. Where the land use categories and zoning conflict, existing zoning
controls development on a site.
The Vail Land Use Plan contains the following goa/s:
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a ba/ance
between residential, commercia! and recreational uses to serve both the visitor
and the permanent resident.
1.2 The quality of the environment including air, water and other natural resources
should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing developed
areas (infill areas).
1.13 Vail recognizes its stream tract as being a desirable land feature as well as its
potential for public use.
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while
accommodating day skiers.
2.2 The ski area owner, the business community and the Town /eaders 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 /eaders should work
together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural opportunities to
encourage summer tourism.
2.5 The community should improve non-skier recreational options to improve year-
round tourism.
2.7 The Town of Vail should improve the existing park and open space lands while
continuing to purchase open space.
�, 3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
G�
3.2 The Village and Lionshead areas are the best location for hotels to serve the
future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail, therefore
conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial areas to
accommodate both /ocal and visitor needs.
3.5 Entertainment oriented business and cultural activities should be encouraged in
the core areas to create diversity. More nighttime businesses, on-going events
and sanctioned "street happenings" should be encouraged.
4.0 Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in existing
commercial areas. Future commercial development in the Core areas needs to
be carefully controlled to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved thorough implementation of the Urban
Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and should be
preserved. (scale, alpine character, small town feeling, mountains, natural
setting, intimate size, cosmopolitan feeling, environmental quality.)
4.4 The connection between the Village Core and Lionshead should be enhanced
through:
a) Installation of a new type of people mover.
b) Improving the pedestrian system with a creatively designed connection,
oriented toward a nature walk, alpine garden, and/or sculpture plaza.
c) New development should be controlled to limit commercial uses.
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in existing, platted
areas and as appropriate in new areas where high hazards do not exist.
5.2 Quality time-share units should be accommodated to help keep occupancy rates
up.
5.3 Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail with appropriate
restrictions.
5.4 Residential growth should keep pace with the marketplace demands for a full
range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
Chapter 6, Section 4: LRMP Lionshead Redevelopment Master Plan
Included in this category are those properties which are identified as being included in the
Lionshead Redevelopment Master Plan boundaries. Properties located within fhis land use
category shall be encouraged to redevelop, per the Master Plan recommendations, as it has
been found that it is necessary in order for Vail to remain a competitive four-season resort.
Uses and activities for these areas are intended to encourage a safe, convenient and an
aesthetically-pleasing guest experience. The range of uses and activities appropriate in the
Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort
services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public p/azas,
open spaces, parking and loading/delivery facilities/structures, public utilities, residential,
lodges, accommodation units, deed restricted employee housing, retail businesses, professional
and business offices, personal services, and restaurant uses.
10
�A� Lionshead Redeveloqment Master Plan (in part)
Chapter 2, lntroduction
2• 1 Purpose of the Master Plan (in partJ
"This master plan was initiated by the Town of Vail to encourage redeve%pment
and new development initiatives in the Lionshead study area. Both public and
private interests have recognized that Lionshead today lacks the economic
vitality of Vail and fails to offer a world c/ass resort experience. Lionshead's
economic potential has been inhibited by a number of recurrent themes:
• Lack of growth in accommodation units ("hot beds');
• Poor retail quality;
• Deterioration of existing buildings;
• Uninteresting and disconnected pedestrian environment;
• Mediocre architectural character, and the
• Absence of incentives for redevelopment.
This master is a comprehensive guide for property owners proposing to
undertake development or redevelopment of their properties and the municipal
officials responsible for planning public improvements. The plan outlines the
Town's objectives and goals for the enhancement of Lionshead and proposes
recommendation, incentives, and requirements for redeve%pment and new
development "
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to outline
the important issues to be addressed in the maste� plan and to provide a policy
framework for the master planning process.
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environment for guests and residents. Lionshead
needs an appealing and coherent identity, a sense of p/ace, a personality,
a purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additional activities and
amenities such as performing arts venues, conference facilities, ice rinks,
streetscape, parks and other recreational improvements.
2.3.3 Stronger Economic Base Through /ncreased Live Beds
ln order to enhance the vitality and viability of Vail, renewal and
redevelopment in Lionshead must promote improved occupancy rates
and the c�eation of additional bed base (`live beds" or "warm beds')
through new lodging products. Live beds and warm beds are best
described as residential or lodging rooms or units that are designed for
occupancy by visitors, guests, individuals, or families on a short term
rental basis. ln order to improve occupancy rates and create additional
bed base in Lronshead, applications for new development and
11
redevelopment projects which include a residential component shall
provide live beds in the form of accommodation units, fractional fee club
units, lodge dwelling units, timeshare units, attached accommodation
unifs (i.e., lock-off units), or dwelling units which are included in a
voluntary rental management program and available for short term rental.
Further, it is the expressed goa/ of this Plan that in addition to creating
additional bed base through new lodging products, there shall be no net
loss of existing live beds within the Lionshead Redevelopment Master
Plan study area.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation
systems, parking, utilities, loading and delivery systems, snow removal
and storage capacity) and its public and private services must be
upgraded to support redevelopment and revitalization efforts and to meet
the service expectations of our guests and residents.
2.3.6 Creative Financing for Enhanced Private Profits and Public
Revenues
Financially creative and fiscally realistic strategies must be identified so
that adequate capital may be raised from all possible sources to fund
desired private and public improvements.
Chapter 4, Master Plan Recommendations — Overall Study Area
This section of the master plan addresses issues that affect Lionshead as a whole. These
issues, and recommendations to address them, should be considered in all planning and policy
decisions as Lionshead develops.
4.1 Underlying Physical Framework of Lionshead (in part)
The Lionshead resort area (that portion of the study area north of Gore Creek) is
a mixed-use urban environment with several discernible land-use sub-areas, or
"hubs" (see Map N). Although the hubs overlap somewhat, there is no consistent
and comprehensive pedestrian connection between them. The primary goa/ of
the master plan is to create a visually interesting and functionally efficient
pedestrian environment that connects the hubs to create a cohesive and
memorable resort environment.
4.1.1 Lionshead Master Plan Concept
Two primary pedestrian streets form the backbone of Lionshead's
physical plan: an east-west corridor connecting Dobson Ice Arena with
the west end of Lionshead and a north-south corridor connecting the
proposed north day lot transportation center with the ski yard. The
circulation system and new retail and lodging components will follow the
underlying pattern set by these corridors (see Map T) and the entry
portals associated wifh them.
4.1.2 East Lionshead - Civic Hub
The civic hub of Lionshead is comprised of Dobson Ice Arena, the Vail
public library, the Lionshead public parking structure, and the proposed
Vail Civic Center site on the east end of the parking structure. Although
12
this area a/so contains severa/ lodging properties and may support office
or retail development in the future, all planning and design decisions here
should be respectful of and compatible with these civic components.
4.1.4 Resort Lodging Hub
This area of Lionshead is located just west of the Lionshead retail core
and is comprised almost exclusively of high-density residential and
lodging products. All future planning and design decisions in this area
should work to reinforce the residential nature of the neighborhood and
retain the sense of privacy desired by individual properties. New
development in this area should aim for quieter pedestrian streets, well-
defined pedestrian connections, more intensive landscaping and higher
quality streetscape development.
4.2 Connection to Vail Village
The lack of connection between Lionshead and Vail Village was identified early in
the master planning process. Although both West Meadow Drive and East
Lionshead Circle connect the village to Lionshead, the pedestrian systems along
this corridor are poor and the streetscape has no consistent visual character.
The eastern entry to the Lionshead study area is at Middle Creek (at the Vail
public library and Dobson Ice Arena), but the true entrance to the Lionshead
retail core is at the western end of the Lionshead parking structure. Pedestrian
connections should be sensitive to the residential uses on West Meadow Drive
and East Lionshead Circle. It is also important that they be continuous from the
intersection of Vail Road and East Meadow Drive in Vail to the west end of the
parking structure in Lionshead. The Town of Vail Streetscape Master Plan
recommendations for West Meadow Drive should be implemented in a way that
is consistent in design and character with the entire Vail Village/ Lionshead
connection.
4.3 Connections to the Natural Environment
One of the outstanding characteristics of Vail Village is its spectacular visual
connection to Vail Mounfain, particularly the protected view corridors up Bridge
Street from the village parking structure and toward the Gore Range from East
Meadow Drive. Over the years the village has a/so strengthened its physical
connections to the natural environment by improving creekside parks and trails
and by integrating landscape into the built environment at every opportunity.
Lionshead has no similarly strong connection to the natural environment even
though rt is situated even closer to the base of the mountain. To remedy this
critical deficiency, the following recommendations are made:
4.3.9 Visual Connections
As development and redevelopment occur in Lionshead, it will be vital to
protect visual connections to the ski mountain. These visual relationships
strengthen the identity of Lionshead as an alpine resort and provide a
visual reference that helps Lionshead visitors to find their way through the
core. Visual connections to the natural environment should be
established utilizing the following techniques:
4.3.1.1 View Corridors
Creating and establishing view corridors is an effective way to link
the urban core of Lionshead visually to the natural environment of
Gore Creek and the mountain. The master plan is recommending
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the creation of severa/ dedicated public view corridors. In
addition, all private development and redevelopment should
endeavor to create visual connections from and through their
properties.
View corridors do not have to be expansive to be effective. In
many cases, a slender but well targeted view corridor can be just
as effective as a broad view. Nor do visual connections have to
be continuous; they can reoccur, providing intermittent views from
different angles.
4.3.1.2.1 North-South Orientation of Buildings
The predominant east-west orientation of buildings in
Lionshead acts as a visual and physical barrier, interrupting
the connection to the natural environment. It should be a
priority in future development and redevelopment to orient
vertical building masses along a north-south axis whenever
possible. This will help to accomplish the following objectives:
a. Sun Access
During the winter months, the sun is low in the southern
sky, providing the greatest so/ar exposure to the south
faces of buildings and to streets and spaces open to the
south. A north-south orientation of building masses will
increase the amount of sun reaching the Lionshead
pedestrian core and the buildings to the north.
b. Views from New Buildings
In double loaded buildings oriented on an east-west axis,
units on the south side of the building get great views of
the mountain, but units on the north side do not. Orienting
the building mass on a north-south line creates angled
southern views for both sides of the building, and units on
both sides will get direct sun sometime during the day.
c. Views from Existing Buildings
Public input throughout the master planning process
indicated that existing property owners in Lionshead are
concerned that new development will block their private
views to the mountain. By orienting new buildings on a
north-south axis, the potential visual impact on existing
buildings is reduced.
d. Creation of Streets
A strong view corridor in the Vail Village is Bridge Street.
The orientation of the street toward the mountain provides
a constant sense of direction and draws people to the
destination at the top of the street. Likewise, the proposed
north-south orientation of buildings in Lionshead will help
to create streets oriented to the views, something that is
almost completely lacking today.
4.3.2 Physical Connections
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Physical connections to the natural environment are essential to the
experiential quality of a mountain resort. There are severa/ ways to
achieve a physical connection in addition to creating north-south oriented
streets:
4.3.2.1 Landscape and Greenbelt Corridors
Wherever possible the natural landscape of the Gore Creek
corridor should be allowed to penetrate into the more urbanized
portions of Lionshead (see Map O). This will open up access
points to the Gore Creek corridor, enhance the quality of individual
properties, and improve the image of Lionshead as an alpine
resort.
4.6 Vehicular and Pedestrian Circulation
4.6.1 /nterstate Highway 70
1-70 is the primary vehicular circulation corridor for the Vail Valley and is
critically important to the economic health of the Vail community. It does,
however, create both a visual and physical division between the south
and north sides of Vail, as well as consuming a significant amount of land.
As Vail continues to grow over time it is strongly recommended that the
ideas of potentially burying or bridging 1-70 fhrough the Town of Vail be
studied and the potential benefits and impacts considered. Specifically,
consideration should be given to securing the air-rights over 1-70 so that
future development and circulation scenarios are not precluded.
4.6.2 South Frontage Road
Recommendations outlined below address potential re-alignment of
portions of the frontage road, ingress and egress improvements, bicycle/
pedestrian improvements, and visual improvements. For a detailed
discussion of capacity and the impacts of future development on the
frontage road, see the traffic impact study contained in appendix A.
Figure 4-9 depicts potential redevelopment without the realignment of the
Frontage Road while Figure 4-9a depicts redevelopment with a partial
realignment of the Frontage Road.
4.6.2.2 Road Improvements to Handle Increased Traffic Volume
The potential expansion of the Lionshead bed base and the
corresponding increases in traffic volumes will necessitate traffic
mitigation measures. Increased road width, acceleration/
deceleration /anes, and perhaps roundabouts may be required in
conjunction with new development. These improvements are
described in the traffic impact study, atfached as appendix A. It is
important to note that the potential widening of the frontage road
depicted in the overall master plan graphic is not necessarily the
best or required solution. It is a potential solufion but the final
design of road improvements will need to consider not only the
traffic volume requirements but visual impacts and community
preferences as well.
4.6.2.3 Provision for Bicycles and Pedestrians
A pedestrian/ bicycle path should be created on the south side of
the frontage road running the entire length of the Lionshead study
area. Providing an unbroken pedestrian/ bicycle path to connect
15
the main Vail roundabout to Cascade Village, this pathway will
conform to the current Town of Vai! standards regarding width and
material.
4.6.4 Visuallmprovements
It is essential that improvements for better traffic flow be accompanied
with aesthetic improvements in order to break up the perceived width of
the improved roadway and to give a stronger image to this north edge of
Lionshead (see figure 6-5). Improvements could include landscaped
medians and a consistent landscape treatment between the South
Frontage Road and the eastbound lane of I-70. Fragile understory
plantings should be avoided in favor of street trees and hardy ground
covers that can survive winter snowplowing activities. This corridor
should also include new directional signage, described in section 4.10.1.1
4.6.4.3 Pedestrian Sidewalks and Crossings
A series of primary and secondary pedestrian walks should be
created connecting the West Lionshead area with the Lionshead
core, the frontage road, and the ski yard. These walks and
crosswalks are identified on Map Q and Map T.
4.6.4.4 Visual /mprovements
As the road systems and adjacent lodging properties in west
Lionshead are upgraded it is critical that a consistent visual
character be developed through the design of new pedestrian
walkways, landscaping, retaining walls, lighting, and site
furnishings. For further information on these systems, see chapter
six, Site Design Guidelines.
4.7 Loading and Delivery
4.7.1 Properties with Direct Service Access
As a general rule, properties that can provide for their own service and
delivery needs should comply with the following guidelines:
a. Loading and delivery facilities should be located deep enough into the
property that the estimated peak volume of service vehicles does not
back up into or block the access road or pedestrian areas.
b. Service drives and loading docks must be screened with landscaping,
fencing, retaining walls or other appropriate design techniques.
c. All reasonab/e measures shall be taken to prevent noise and exhaust
impacts on adjacent properties.
d. In no case shall a property utilize the public roadway or pedestrian
area to stage service and delivery vehicles.
4.8 Parking
Parking is a critical component in a mixed-use resort environment such as
Lionshead, and any efforts to enhance this component should adhere to the
following goals and guidelines:
a. Parking must be sufficient to meet demand. Correctly assessing parking
demand in an environment such as Lionshead is difficult but extremely
important. Overestimating parking demand can be as damaging as
underestimating demand due to the extreme expense of parking space
(especially if structured) in a rea/ estate environment such as the Vail Valley.
Likewise, parking is a large consumer of ground and should be designed to
16
�
4, 9
occupy as /���e real estate as possible. ln tight margin deve%pments such as
mid-range hotels and locals/emp/oyee housing, the expense of pa�kin c
be the deciding factor as to the economic viability of the project Due to th
attributes of parking, it is important that true demand, or desired de g an
distinguished from actual usage. For example, the "free after three" r ese
currently in p/ace for the Town of Vail parking structures h mand, be
increased the usage of these structures during the evenin p�gram
Lionshead structure filled in the evening for the first time � as undoubtedly
there has not been a corresponding increase in sa/es ta g hours (the
n >998)• Howeve�,
the original intent of "free after three" x revenue, which was
utilization of the `free after three" program have not been conducted a
Note- concrete studies regarding the
strongly recommended that this occu� if the p�ogram is to continue ./�
nd it is
hypothesized that a significant portion of people utilizing the free ) t is
program are in fact employees or people that would have used transit,or
other means of access if the pa�king were not as readily available. ln o
words, pa�king usage often will rise to fill the available space, but the rotfi7 �
of the user may not be whom the pa�king was intended for. To be con "
the arkin su l in Lionshead and the Town of Vail needs to not p e
p g pp y cise,
the demand, it needs to meet the desired demand and should be struct
or programmed in such as way to do so. Parkin �S � only meet
expensive and land consuming to be provided without solid reasoni u�ed
9 mportant, but too
b. Parking should be visually inconspicuous. Parking should be str ng
ground whenever possible. Surface uctured be%w
screened with landscaping, berms, and wa//s./ Expanses of asphalt should
g areas should be heavily
interrupted with islands of landscaping o� replaced with pedestrian be
paving materials. Surface parking areas should be avoided in or nea� t
retail quality
pedestrian core area. Although structured he
desirable visually, it must be properly designed so a�not/to detaact� o more
guest's arrival experience. m the
4�8-1 Potential Disp/acement of Existing Parking
The ground rules for the Lionshead master plan mandate no net loss
parking as a result of redevelopment. of
4•8•2 Residentia/ Properties
As a policy, all residential properties should provide their own parkin
within their property according to existing Town of Vail regulations and the
parameters described above, g
4.8,4
Parking for Emp/oyee Housing
The unit-to-pa�king space ratio for employee housing should be reduce
to maximize the housing opportunities in west Lionshead. Durin th d
master p/anning process, the Vail Town Council toured severa/ employee
housing complexes in Keystone Resort that averaged .25 cars er be
(one parking space per four-bed unit . p d
Keystone are removed from the core and depend on a bus tran �t sxes at
to carry emp/oyees to and from work Yet, Keystone �o ert ystem
have not observed a parkin shorta e. p p Y managers
employee housin g 9 Likewise, at the Rivers Edge
g project in Avon, a parking ratio of . 75 cars per bed has
been more than adequate and the parking /ot is underutilized.
Housing
17
Recent community surveys and grass-roots planning efforts such as Vail
Tomorrow have identified the lack of locals housing as the most critical issue
facing the Vail community. Early in the Lionshead master planning process, west
Lionshead was identified as an opportunity area to implement some of the
community's housing goa/s, particularly relating to employee housing. These
opportunities and associated issues are outlined below.
4.9.1 No Net Loss of Employee Housing
Ground rule number five of the master plan states that there shall be no
net /oss of employee housing in Lionshead as redevelopment occurs.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goals in Lionshead is through
policy based requirements such as the employee generation ordinance
currently being pursued by the Vail Town Council. As required by a future
ordinance, all development and redevelopment projects, as a prerequisite
to project approval, should provide housing for employees generated and
to the extent possible this housing should be located in the Lionshead
area.
4.10 Gateways, Landmarks, and Portals
The lack of spatial hierarchy or organizational clarity is a fundamental problem in
the Lionshead pedestrian and vehicular network today. This section discusses
the need to create a series of gateways, portals, landmarks and useful public
spaces that will increase and enhance the character and identity of the
pedestrian environment.
4.10.2 Landmarks
A landmark is a significant architectural element that all the visitors to
Lionshead can identify and remember. Landmarks signify important
points of entry, turning points and critical intersections in the pedestrian
network, as well as destinations and visual reference points. The single
landmark in Lionshead today is the Gondola clock tower, which will be
replaced with the Vail Associates core site redevelopment. Appropriate
locations for new landmarks in Lionshead are the east pedestrian portal,
the central retail mall adjacent to the main pedestrian plaza, and the west
pedestrian portal adjacent to the intersection of West Lionshead Circle
and Lionshead Place. In addition, the potential civic center complex at
the east end of the parking strucfure should function as a significant
architectural landmark for the east end of Lionshead.
4.11 Public Art
Through the Art in Public Places Board, the Town of Vail has long recognized the
importance of public art in pedestrian environments. Future development and
redevelopment projects in Lionshead, especially projects impacting the retail mall
and primary pedestrian environments, should seek to incorporate public art
according to the Town of Vail Art in Public Places Master Plan (not adopted as of
the writing of this document). Pedestrian circulation systems, portals and
gateways, landmarks, pedestrian p/azas and architecture all present
opportunities to incorporate public art.
4.13 Live Beds
The maintenance, preservation, and enhancement of the live bed base are
critical to the future success of Lionshead and as such, special emphasis should
18
be placed on increasing the number of live beds in Lionshead as the area
undergoes redevelopment. The Lionshead area currently contains a large
percentage of the Town's overall lodging bed base. The bed base in Lionshead's
consists of a variety of residential and lodging products including hotels,
condominiums, timeshares and hybrids of all three. The vast majority of live
beds in Lionshead are not accommodation units in hotels, but instead, in dwelling
units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge,
Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes,
Lionshead Arcade, and Montaneros, all of which have some form of
rental/property management program that encourages short term rental of
dwelling units when the owners are not in residence. It has been the experience
in Lionshead that condominium projects which include a voluntary rental
management program have occupancy rates which exceed the occupancy rate
of hotel products, and therefore tend to provide more live beds and produce more
lodging tax revenues to the Town.
Applications for new development or redevelopment which maintain, preserve,
and enhance the live bed base in Lionshead have a significantly greater chance
of approval in the development review process than those which do not.
4,13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined
as residential or lodging rooms or units that are designed for occupancy
by visitors, guests, individuals, or families, on a short term rental basis. A
live bed may include the following residential products: accommodation
units, fractional fee club units, lodge dwelling units, timeshare units,
attached accommodation units (i. e., lock-off units), and dwelling units
which are included in a voluntary rental management program and
available for short term rental.
4.13.2 Location of Live Beds
Live beds should be located in Lionshead pursuant to the Lionshead
Mixed Use 1 and 2 zone districts. All properties within Lionshead, when
developing or redeveloping and providing new residential or lodging
products, should provide live beds as defined herein.
4.13.3 Hotel-types of Services and Amenities
To aid in the furtherance of Policy Objecfive 2. 3.3 of the Plan, the creation
of additional live beds should include hofel-types of services and
amenities. Such services and amenities may include, but not be limited
to, the operation of a front desk, registration/reservation capabilities,
recreational amenities, guest drop-off, on-site management, etc. These
types of services and amenities in multiple family residential dwellings will
increase the likelihood that the dwelling units will be made available for
short term occupancy and help to promote improved occupancy rates.
4.13.4 Review of New Development and Redeve/opment Projects
The Planning and Environmental Commission shall consider the policies
and direction given by this Plan with respect to live beds when reviewing
new development and redevelopment projects in Lionshead. Applications
for new development or redevelopment shall maintain the live bed base in
Lionshead. Applications for new development and redevelopment which
enhance the live bed base have a significantly greater chance of approval
in the development review process than those which do not. A proposal's
19
adherence to the policies contained in the adopted master plan will be
one of the factors analyzed by staff, the Planning and Environmental
Commission (PEC), the Design Review Board (DRB), and the Town
Council (as applicable) in determining whether to approve or disapprove
the specific proposal.
Chapter 5, Detailed Plan Recommendations
This section of the Lionshead Master plan examines individual parcels and groups of parcels
within the Lionshead study area, excluding the residential properties on the south side of Gore
Creek. The intent of this chapter — and the Master plan as a whole - is to identify important
functional relationships and visual objectives within the district and to propose a framework for
the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate
ideas relating to specific parcels; any proposals consistent with this framework should be
considered even if they are not anticipated in this document. The parcels addressed here are
organized generally from east to west, starting with the civic hub on the eastern end of the
parking structure.
5.19 Evergreen Lodge at Vail
The Evergreen Lodge is located directly east of the Middle Creek Stream Tract
and is bordered to the north by the South Frontage Road, to the south by the Vail
Valley Medical Center, and to the east by the WestStar Bank office building. The
lot area is 114,337 square feet or 2.625 acres. Physical improvements that
currently exist on the site are a nine story stucco hotel/condominium structure
with an adjoining two-story hotel facilities wing, two below-grade structured
parking garages, and paved surface parking. The nine story structure has a
predominant east-west orientation along the southerly edge of the site while the
facilities wing has a north-south orientation along the western edge of the site.
The eastern parking garage is utilized by the Vail Valley Medical Center for
employee parking and is accessed from the South Frontage Road through a
shared entry/exit with the WestStar Bank office building.
Opportunities for future improvements and upgrades include:
• Creation of more underground parking;
• Architectural enhancements consistent with the Lionshead Architectural
Design Guidelines;
• Improved exterior lighting;
• Coordinated vehicular access;
• Improved streetscape and landscaping along the South Frontage Road;
• Improved pedestrian circulation; and
• Upgraded and expanded hotel accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive
pedestrian connection from the South Frontage Road, through the
Evergreen Lodge development site, to West Meadow Drive with a
continuous pedestrian/bicycle path along the South Frontage Road, as
depicted on Map T herein. A gravel path connecting the South Frontage
Road to the paved pedestrian path located on the east side of the Dobson
Ice Arena presently exists along the south side of the property. This path,
while functional, receives little, if any, regular maintenance and includes a
railroad tie set of stairs that is unsafe and in disrepair.
�
20
There are currently no pedestrian improvements located along the South
Frontage Road. Though no improvements exist, a fair number of
pedestrians use the southerly edge of the South Frontage Road when
entering or exiting the site. In order to improve pedestrian access and
safety, it is recommended that future redevelopment of the site includes
the construction of a continuous pedestrian/bicycle path along the South
Frontage Road and that the existing gravel path along the southerly edge
of the site be improved and regularly maintained. Said improvements
may necessitate the need for pedestrian access easements through the
site.
5.19.2 South Frontage Road /mprovements and Vehicular Access
The site is currently accessed by vehicles off of the South Frontage Road
from two, full movement, two-way access points. The current location of
these access points relative to the existing access points for the WestStar
Bank Building, Vail Valley Medical Center parking structure, Town of Vail
Municipal Buildings, and potential future access points to the Vail Valley
Medical Center and Vail International Building results in undesirable traffic
flow and turning movements creating traffic safety and capacity concerns.
In keeping with Policy Objective 2.3.4, Improved Access and Circulation,
of the Plan, opportunities for public transportation and vehicular
circulation improvements should be explored in conjunction with any
future redevelopment of the site. Possible opportunities for improvements
may include, an improved mass transit stop, relocated/reduced/shared
points of entry/exiting, restricted access points, acceleration/ deceleration
/anes, greater sight distances, dedicated turning /anes and landscaped
medians, and the evaluation and possib/e implementation of an
intersection solution, such as a roundabout.
5.19.3 Preservation of Exisfing Accommodation Units
The Evergreen Lodge presently contains 128 short term accommodation
units. In addition, The Evergreen Lodge a/so contains a restaurant,
lounge, spa, and meeting space facilities incidental to the operation of the
Lodge. Given the importance and need for short term accommodations
to the vitality and success of the community, any future redevelopment of
the site shall ensure the preservation of short term accommodation units
on the site. The preservation of short term accommodations should focus
on maintaining the number of existing hote/ beds and the amount of gross
residential square footage on the site as well as requiring the preservation
of 128 accommodation units. With this in mind, the quality of the existing
accommodation unit room could be upgraded and the rooms could be
reconfigured to create multi-room suites. In no instance, however, should
the amount of gross residential floor area devoted to accommodation
� units be reduced. In fact, opportunities for increasing the number of
accommodation units beyond the existing 128 units already on-site
should be evaluated during the development review process. For
example, the construction of "attached accommodation units'; as defined
in the Zoning Regulations, could significantly increase the availability of
short term rental opportunities within the building.
5.19.4 /mpacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge.
The Tract is owned by the Town of Vail. The tract is heavily vegetated
with several substantial deciduous trees and a significant lower layer of
21
underbrush. Although the site borders the Middle Creek Stream Tract,
there is no significant amount of quality vegetation on the site, and the
parcel lies out of the 100-year flood plain. As currently configured,
opportunities exist to better recognize the benefits of creekside
development. While the natural riparian corridor of Middle Creek needs
to remain protected and preserved, the physical and visual relationships
and references between adjacent development and the stream tract
should be strengthened. An opportunity exists to create a significant
connection between the Evergreen Lodge and Middle Creek. Any use of
Middle Creek for aesthetic or recreational purposes, however, should be
subordinate to the preservation of the natural riparian corridor and its
inherent natural character. The Middle Creek Stream Tract may provide
an opportunity for the construction of a recreational path connecting the
South Frontage Road to the existing pedestrian paths at the Dobson Ice
Arena.
5.19.5 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
Perhaps the most critical functional relationship is the need to coordinate
any future development on the Evergreen Lodge site with the Vail Valley
Medical Center. For example, every effort should be taken to ensure that
future development on the Evergreen Lodge site does not preclude the
Vail Valley Medical Center from reconfiguring the design of the medical
center to eliminate vehicular access off of West Meadow Drive and
relocate the access to the South Frontage Road. Additional opportunities
may include, shared service and delivery facilities, grading and site
improvements, shared parking, pedestrian pathway connections, and land
exchanges.
5.19.6 Service and Delivery
Service and delivery functions for the hotel are accommodated on grade
from the westerly entrance. Service and delivery for the Evergreen Lodge
should occur underground or be hidden from public view. Service and
delivery truck turning maneuvering should not negatively impact traffic
flow on the South Frontage Road. With a realignment of the vehicular
access points, attention should be given to the location of service and
parking areas. An additional level of structured parking at the current
Frontage Road level would help to minimize the apparent height of the
existing or future structures, decrease the grade at existing access points,
increase the amount of landscaping on the surface of the structure, and
hide service functions below grade.
5.19.7 Setbacks from the South Frontage Road
Special consideration should be given to the setback of buildings from the
South Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone
district setback standards, a minimum 10-foot (10') setback is allowed.
Given the relationship of the development site to the South Frontage
Road, the need for adequate area for vehicular traffic circulation, the
importance of a landscape area to visually screen the massing of the
building, and the existence of a 30-foot wide utility easement along the
southerly edge of the South Frontage Road, the minimum required front
setback for the Evergreen Lodge development site shall be thirty feet
(30'). This increased setback requirement shall supersede the 10-foot
22
�J
setback requirement prescribed in Section 12-7H-10, Setbacks, Vail
Town Code.
5.19.8 Architectural lmprovements
The architectural design guidelines (Chapter 8) discuss severa/ transition
tools that can be used to adapt an existing building to the new character
and architectural quality desired for Lionshead. Given the high visibility of
the buildings on this site and the extent to which they influence the quality
of the experience of passers-by, all future development on the site should
be closely scrutinized for compliance with the applicable architectural
design guidelines.
5.19.9 Public Transit Stop
A public transit stop is presently located east of the WestStar Bank
Building, across the street from the Town Municipal offices. Through the
future redevelopment of the Evergreen Lodge and the Vail Valley Medical
Center, an opportunity exists to potentially relocate the transit stop to a
more optimal location.
Chapter 6, Site Design Guidelines
Chapters four and five identified important public spaces and pedestrian corridors that together
define the underlying structure of Lionshead and form essential connections between the
districYs primary destinations. This chapter on site design guidelines describes the detailed
elements that lend character and quality to the overall fabric of public spaces. The master plan
envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing
attention to detailing in areas where public use will be more intense. Any projects or situations
that do not fall within the framework described below shall conform to the existing Town of Vail
regulations.
6.4 Secondary Pedestrian Walk
Secondary pedestrian walks (see figure 6-3) are similar to primary pedestrian
walks except that they are not located on primary pedestrian corridors and thus
carry a lower volume of pedestrian traffic. The suggested minimum width for
these secondary walks is six feet, although wider walkways may be required
where anticipated pedestrian traffic volumes are greater. Poured concrete may
be used as a paving material. All other design parameters that apply to primary
pedestrian walks also apply here.
6.6 Pedestrian Path
Pedestrian paths are located outside of the primary Lionshead pedestrian
environment (see figure 6-4). They include stand-alone circulation corridors,
such as the Gore Creek recreational path, that are most often built with asphalt
surfaces. These pathways generally carry a lower volume of traffic, but their
width should reflect both anticipated volume and anticipated type of traffic, as
bicycles, rollerblades, and skateboards also utilize these pathways. Lighting,
signage, site furnishings and landscaping will be a function of a pathway's
intended use, location, and traffic volume.
23
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Chapter 8, Architectural Design Guidelines
8.1 Vision Statement
The Lionshead neighborhood in Vail presents the opportunity to establish a
dynamic and exciting community within one of the premier resorts in the world.
Lionshead's mountain location, proximity to the ski slopes, and ample residential
base evokes the vision of a truly special place, full of vitality and interest. This
vision can be achieved through redevelopment of the community by addressing
site and architectural issues, and through consistent and effective transitions
from existing to new buildings.
The pedestrian experience of the public spaces within Lionshead is the most
critical issue for redevelopment. Many of the existing spaces are static and
uninteresting, due to a prevailing grid organization and lack of animation and
architectural coherency within the spaces. One of the most effective ways to
intensify this experience is through careful design of the architecture which
defines the public spaces. Visually dynamic variation at the pedestrian level can
help avoid a monotonous streetscape, and judicious use of ornament, detail,
artwork, and color can reflect individuality and establish a variety of experience.
The architecture of Lionshead is envisioned as a unified composition of buildings
and public spaces based on the timeless design principles of form, scale, and
order, made responsive to their setting and environment. It is not envisioned as
a strict dictation of a specific "style" or "theme. " Many existing buildings within
the community are built of monolithic concrete s/abs and lack any sense of order
or personality. The new image for Lionshead should move towards the future—
using historical alpine references and Vail Village as antecedents. This design
framework will allow individual property owners freedom of expression within the
personalities of their buildings while establishing and maintaining an overall
unifying character and image for the entire community. In addition, it is
25
paramount that the redevelopment effort address specific design considerations
generated by the location, climate, and surrounding environment, such as
addressing views, using indigenous building materials, and reflecting the alpine
heritage.
Designing in response to our regional heritage, adhering to a consistent
architectural order, and enhancing the public experience will enable Lionshead to
define its own identity—making it a distinct and special place not just within the
context of Vail, but within kindred mountain communities around the world.
8.3 New and Existing Structures
8.3.1 Specia/ Provisions
While these Guidelines offer a roadmap for the redevelopment of
Lionshead, they are not intended to limit the efforts of developers and/or
designers involved with new and existing structures. It is understood that
many of the buildings within the community or may be unable to comply
with some of the criteria described in the ADG. Many existing buildings,
for instance, may already exceed the height criteria identified. Some
existing roof pitches within the community may not meet the numerical
values described. And many of the existing pedestrian streets may fall
well short of the "ideal" proportions depicted. These and similar issues
will be handled on a case-by-case basis, with determination of
compliance based upon whether the building meets the general intent of
these Guidelines and the tenets described herein.
Similar to existing structures, it is a/so understood that from time to time
the Town may determine that it is desirable to afford flexibility in strict
application of the Guidelines to new development projects. In these
instances, the reviewing body shall rely upon the stated review criteria for
deviations to the Architectural Design Guidelines outlined in sub-section
8.3.3.A contained herein.
Proposed renovations or additions which meet the general intent of the
ADG will be offered more latitude with respect to specific non-compliant
items than those which stray from the overall vision of Lionshead as
described within—variances will be granted from the detail of the
Guidelines if the overall intent is met. In addition, any meaningful efforts
to enhance existing structures will be recognized as positive progress,
and strict compliance with the "letter" of these Guidelines is not meant to
discourage potential improvements.
8.4.1.2 Building "Roles"
Certain building sites within Lionshead occupy special locations
within the urban "fabric," or "texture" of the community. To make
best use of these special sites and energize the pedestrian
experience, buildings on the sites will be required to meet the
criteria that immediately follow, in addition to the general criteria
described throughout the rest of the document. The locations of
the special sites are identified within the Lionshead Master Plan.
This section outlines specific architectural requirements for
buildings which occupy these critical sites, based upon the types
of buildings, or building "roles" most appropriate to the sites,
including portals, edge definers, space definers, and landmarks.
26
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1 „:v_'' l.�li:7'.'7 ,�"s,S t�z'£i7° � . ilFi
i??;c�z�c� �?I 1_:s;sf.rr',<^tti1.
Portals
Portais act as the "front doors" to communities or urban spaces
and therefore often present the first images to pedestrians.
Buildings which are located on key sites need to act as inviting
and "friendly" portals to or within Lionshead. Stand-alone
structures can act as portals through appropriately-scaled, large
openings and significant mass, while multiple structures can
accomplish this through proper siting and relationship to one
another. Human scale can be achieved with portals by
introducing horizontal architectural components which relate to the
surrounding context, such as retail frontage heights and other
critical eave heights. This can also be achieved through careful
design of detail which is considerate of the human form; that is,
detail which relates to dimensions people are most comfortable
with, such as railing heights, head heights, story heights, and
similar proportions. Portals within Lionshead can be effective if
they present enough mass to enclose the spaces they are
defining, with enough open area to present the sense of entry
needed for a community of its size and complexity. They may
serve additional functions as well, such as living areas, bridges, or
enclosed connectors, which can help to further animate the portals
and provide additional income-generating space.
Edge Definers
Whereas portals act as the "front doors" to urban communities,
edge-defining buildings act as the "exterior walls" for communities.
Where the edges of Lionshead meet areas exterior to the
community such as Vail Village, the Gore Creek Corridor, and the
highway, buildings must present appropriately-scaled, well-defined
edges to contain Lionshead or act as distinct transition zones from
one neighborhood to the next. The form, massing, and height
guidelines identified in Sections 8.4.2.2 and 8.4.2.3 will direct
much of the design of these edges, but additional considerations
such as building siting, scale, and architectural image should be
taken into account as well.
Building siting should allow for openings to occur between
structures which make up the community edge, to encourage
passers-by to take inviting glimpses inside Lionshead. In addition,
buildings along edges should be scaled according to nearby
structures. Architectural language should be used to offer a
consistent image of Lionshead from the outside—proportions of
buildings and the ways in which they are detailed need to reflect
the overall image found within the community, and "loud," self-
promoting buildings which reference only themselves should be
avoided.
Landmarks
A landmark provides a sense of orientation for the community, and
reinforces its "sense of place" or image. As such, it must be
visible from key locations within the community, such as portals
and major public spaces, and must offer an image consistent with
Lionshead. As a unique architectural element, a landmark should
27
be designed to clearly stand out from the rest of the community,
while still presenting a consistent design language. Care should
be taken to provide a clear hierarchy between the village landmark
and other, secondary landmarks. Landmarks are most successful
when they serve special functions such as bell towers, clock
towers, monuments, or public art, rather than being self-serving.
Furthermore, they should be carefully scaled to the buildings
adjacent to them, as well as to the overall scale of the urban
village.
8.4.1.4 Transition Spaces
General
For the purposes of these Guidelines, transition spaces are
defined as the architectural components which line pedestrian
streets and other public spaces. With this in mind, all structures
which form transition spaces shall be designed with the
transparency and other characteristics described earlier in this
document, along with the dimensional criteria to follow. The intent
is to create a layer of frontage with interest and life, rather than the
typical homogeneous shopping center so common today. To this
end, great latitude is permitted for the design of transition spaces.
Co/onnades, Loggias, and Arcades
Architectural features such as colonnades or loggias—comprised
of columns supporting one edge of a roof and often called
arcades—offer yet another way to provide successful transitions
from public space to semi-public space. To maintain
transparency, however, the components which make up these
features—such as columns, piers, and planter walls—should be
designed to allow unencumbered pedestrian movement around
and through them. A minimum clear space of 6' shall be kept
between building faces and streetfront columns, piers, and planter
walls. This clear space will encourage two-way circulation along
retail fronts, and foster comfortable movement. In addition, the
ratio of solid mass (expressed by the column or pier width) to
open area (expressed by the widths of the openings between the
columns or piers) should be designed so it does not act as a
barrier which prevents pedestrians from traveling along or through
the colonnade. Changes in ground plane between public spaces
and colonnades, loggias, and atria can also hinder freedom of
pedestrian movement, and should therefore be generally limited to
12" or less. The overall intent of this section is to direct the careful
design of architectural entities so they do not act as barriers
between public spaces and the buildings those spaces serve.
Within these principles, other factors such as elegant proportions,
appropriate scale, and accessibility must also be considered.
8.4.2 Architecture
8.4.2.1 Introduction
The architectural portion of these Guidelines is intended to provide
a unified, conceptual framework using historical alpine references.
It is imperative that the redevelopment effort address specific
28
architectural design considerations generated by the location,
climate, and surrounding environment—such as addressing views,
using indigenous building materials, and reflecting the alpine
heritage. However, within this framework, the architectural
language of buildings within Lionshead should strive to reinterpret
its heritage and look to the future, instead of simply mimicking the
past.
8.4.2.2 Building Form and Massing
Building form and massing—as design determinants—are
especially critical to the success of Lionshead as an interesting,
inviting resort. The forms of buildings and the ways in which they
are massed offer opportunities to present a comfortable,
pedestrian scale to the Lionshead traveler, and to strengthen the
continuity of the streetscape throughout. Other vital corridors
within Lionshead which are not along primary pedestrian/retail
routes—such as the Gore Creek Corridor—can also benefit from
well-designed massing which relates to the scale of those
corridors. Form and massing act to marry a building to its site,
whether the site is part of a paved plaza or sits within natural
topography, and serve to "break down" the sca/e of the village
fabric when viewed from the ski hill.
The overall design strategy of building form and massing shall
relate to the horizontal organization found within Lionshead (such
as shopfront heights, important floor lines, and critical eave lines),
and to the planning considerations outlined in the Lionshead
Master Plan (such as build-to lines, sun pockets, and view
corridors). The intent of this section is to guide the creation of a
village which is appropriately scaled through the use of
segmented forms and masses. The underlying fabric shall be
constructed of structures which rise out of the ground gradually,
rather than being vertical blocks set on the ground plane. At the
pedestrian sca/e, the street level should be
dynamic and interesting, by varying forms and masses at the
bases of buildings. These building "skirts" should not be uniform
one- or two-story masses, but rather fragmented forms which offer
interest and diversity.
8.4.2.3 Building Height
Genera/
The following building height and massing criteria shall apply to
the Lionshead Master Plan study area, excluding all residential
properties south of Gore Creek.
Primary Retail Pedestrian Frontages
On any property edge fronting a retail pedestrian street or mall
(see site design guidelines for definition and locations), at least
50% of a building face shall have a maximum 16' initial eave
height, at which point that face must step back a minimum of 12'.
The remaining percentage of building face may have a maximum
36' initial eave height, at which point the building face shall step
back a minimum of 12'. Eave height is defined as the distance
�
from finished grade to the initial primary eave of the structure.
Gable faces of buildings are also measured to their eaves,
excluding the actual wall area which comprises the gable. The
intent of this retail/pedestrian street requirement is to present a
dynamic, fragmented streetfront to outdoor spaces, rather than
uniform blocks of building mass (see Section 8.4.2.2).
Ski Yard and Open Space Frontages
This paragraph applies to the portion of any property not meeting
the criteria of the Primary Retail Pedestrian Frontages section
above, and fronting on the ski yard or the Gore Creek corridor.
Due to the unique and highly visible nature of these areas,
building faces fronting them shall be limited to maximum initial
eave heights of 48; at which point those faces shall step back a
minimum of 12'.
It is critical to note that the 48' maximum initial eave height does
not allow for an unarticulated, flat building face from grade to 48'.
The horizontal and vertical maximum unbroken building face
requirements, as well as all other guidelines contained in this
chapter and the Master Plan, shall apply.
Remaining Building Frontage
Building faces that do not meet the special site criteria of the
sections above may have a maximum initial eave height of 60; at
which point those faces must step back a minimum of 12'. To the
extent possible, all new and redeveloped buildings in Lionshead
should avoid "turning their backs" on other buildings or important
pedestrian corridors. However, it must be acknowledged that very
few buildings have prime frontage on all sides and almost all
buildings will have different programmatic requirements and visual
characteristics on their different faces. Toward that end, a
building's greatest vertical mass and "back of house" functions
should occur on the frontage with the /east volume of pedestrian
traffic. In addition, components of a building with the greatest
vertical mass should be oriented north-south to minimize the
blockage of southern views and sunlight.
It is critical to note that the 60' maximum initial eave height does
not allow for an unarticulated, flat building face from grade to 60'.
The horizontal and vertical maximum unbroken building face
requirements, all other guidelines contained in this chapter and
the Master Plan, and DRB review and approval, shall still apply.
Wall Surface Criteria
Notwithstanding the previous height and setback requirements,
there shall be no vertical wall face greater than 35' on a building
without a secondary horizontal step in the building face (the
horizontal step may be a cantilever or a setback). This
requirement is intended to prevent large, unbroken planes in the
middles of building faces, to further
mitigate the visual impact of building height, and to provide for
higher quality and more interesting articulation of structures.
While many instances will necessitate a distance of at least 24" for
�
this movement, it shall be incumbent upon the developer to
demonstrate that the intent of this requirement has been met.
Absolute Maximum Heights
Absolute Maximum Height is defined as the vertical distance from
existing, finished or interpolated grade — whichever is more
restrictive — to the ridge of the nearest primary roof form to that
grade. With this in mind, the Average Maximum Height of any
building shall not exceed 71 ft. Notwithstanding the notion of
Average Maximum Height, the Absolute Maximum Height of any
building shall not exceed 82.5 ft. Within any building footprint,
height shall be measured vertically from the ridgeline of the
primary roof form on a proposed or existing roof to the interpolated
or existing grade directly below said point on a proposed or
existing roof to the imaginary plane created by the interpolated
grades (see Figure 8-15a-c)
Calculation of Average Maximum Height
The intent of implementing an Average Maximum Height for
buildings is to create movement and variety in the ridgelines and
roof forms in Lionshead. Toward that end, the Average Maximum
Height of a building shall be calculated based upon the linear
footage of ridgeline along primary roof forms. Any amount of
primary roof form ridgeline that exceeds 71 ft. must be offset by at
least an equal amount of primary roof forin ridgeline falling below
71 ft., with the distance below 71 ft. equivalent to or greater than
the distance exceeding 71 ft. The average calculation shall be
based on the aggregate linear footage of primary roof forms
across an entire structure, not separate individual roof forms (see
Figure 8-15c)
Average Maximum Height Calculation
Average Maximum Height =
--� (Primary Ridge Length (A) X Average Height of Ridge (A�J +
+(Primary Ridge Length (C) X Average Height of Ridge (C)] +(. ..]
(Primary Ridge Length (A) + Primary Ridge Length (B) +
Primary Ridge Length (C) + (. .... .)]
Additional Requirements/Exceptions
All buildings, regardless of permitted building heights and massing
principles, shall conform to all established Public View Corridors
(see Lionshead Redevelopment Master Plan). Special "landmark"
building elements, such as chimneys, towers, or other unique
architectural forms, may exceed the Absolute Maximum Height,
subject to approval by the reviewing board. This provision is
intended to provide for architectural creativity and quality of
building form, and shall not be used as a means or circumventing
the intent of the building height limitations. In addition, regardless
of final building height, buildings shall avoid monotonous,
unbroken ridge lines, and shall provide visual interest through the
use varied peak heights, roof forms, gab/es, and other appropriate
architectural techniques.
31
this movement, it shall be incumbent upon the developer to
demonstrate that the infent of this requirement has been met.
Absolute Maximum Heights
Absolute Maximum Height is defined as the vertical distance from
existing, finished or interpolated grade – whichever is more
restrictive – to the ridge of the nearest primary roof form to that
grade. With this in mind, the Average Maximum Height of any
building shall not exceed 71 ft. Notwithstanding the notion of
Average Maximum Height, the Absolute Maximum Height of any
building shall not exceed 82.5 ft. Within any building footprint,
height shall be measured vertically from the ridgeline of the
primary roof form on a proposed or existing roof to the interpolated
or existing grade directly below said point on a proposed or
existing roof fo the imaginary plane created by the interpolated
grades (see Figure 8-15a-c)
Calculation of Average Maximum Height
The intent of implementing an Average Maximum Height for
buildings is to create movement and variety in the ridgelines and
roof forms in Lionshead. Toward that end, the Average Maximum
Height of a building shall be calculated based upon the linear
footage of ridgeline along primary roof forms. Any amount of
primary roof form ridgeline that exceeds 71 ft. must be offset by at
/east an equal amount of primary roof form ridgeline falling below
71 ft., with the distance below 71 ft. equivalent to or greater than
the distance exceeding 71 ft. The average calculation shall be
based on the aggregate linear footage of primary roof forms
across an entire structure, not separate individual roof forms (see
Figure 8-15c)
Average Maximum Height Calculation
Average Maximum Height =
—� (Primary Ridge Length (A) X Average Height of Ridge (A�] +
nmary � ge eng verage e�g o � ge
+(Primary Ridge Length (C) X Average Height of Ridge (C)] +(...]
(Primary Ridge Length (A) + Primary Ridge Length (8) +
Primary Ridge Length (C) + (......)J
Additional Requirements/Exceptions
All buildings, regardless of permitted building heights and massing
principles, shall conform to all established Public View Corridors
(see Lionshead Redevelopment Master Plan). Special "landmark"
building elements, such as chimneys, towers, or other unique
architectural forms, may exceed the Absolute Maximum Height,
subject to approval by the reviewing board. This provision is
intended to provide for architectural creativity and quality of
building form, and shall not be used as a means or circumventing
the intent of the building height limitations. In addition, regardless
of final building height, buildings shall avoid monotonous,
unbroken ridge lines, and shall provide visual interest through the
use varied peak heights, roof forms, gables, and other appropriate
architectural techniques.
31
8.4.2.4 Exterior Walls
1
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General
Exte�ior walls within Lionshead shall be designed with ciear
definition of base, middle, and top. This organizing principle will
weave the separate pieces of the community into a consistent
fabric. The tripartite strategy of base, middle, and top will establish
key datums, or special horizontal layers, within the community
which reinforce the form, massing and height guidelines described
earlier. To this end, the three-part definition of buildings shall
relate directly to organizing principles such as existing datums,
architectural elements such as storefront colonnades and awnings
(where applicable), and massing strategies such as building
setbacks and maximum heights. This strategy can relate to form
and massing principles through the development of street-level
setbacks defining the bases of buildings where appropriate, and
minor setbacks relating to the middles and tops of buildings.
The bases of buildings should be visually dynamic to heighten the
pedestrian experience. In addition, their interFace with the
topography of the site is crucial, as they act as the transition
zones between man-made structures and natural grade. Visual
dynamics at street level are most effectively accomplished through
the introduction of secondary forms, materials, colors and
detailing.
However, the use of indigenous materials at the primary elements
(see following sections for definitions) is critical in tying buildings
to their sites. Rhythm and order should be introduced to guide the
traveler through the streetscape, and offer an enhanced sense of
movement through Lionshead. To reinforce this intent, street-level
walls shall not span more than 30 feet horizontally without
significantly varying at least 2 of the following 5 characteristics:
• Massing or Height
• Material, Fenestration, or Color
When massing or height are varied, buildings with street-level
walls may vary material, fenestration, or color to meet the 30-foot
span requirement; however, if massing or height are not varied
within 30 feet, material, fenestration, and color must be varied.
Existing buildings may disregard the 30'-maximum horizontal wall
guideline if their structural bays or other organizing elements
exceed 30', provided that the distance over 30' falls within
reasonable limits. An existing building with 36' structural bays, for
instance, is not required to further divide those bays; however, an
existing building with 48' structural bays may be required to divide
those bays into 24' sections, depending upon the nature of the
pedestrian street frontage.
The middles of buildings within Lionshead shall read as "quiet"
masses when compared to building bases and roofs, and should
33
�'�i4? ��`-i:��: iiil.��)fIl"i' raIIYPE?r` C'CZfF �yC' i1<'r.'i�
ff) �CI)it/1L'L'�„ �)IliiC�tY.t#,>3' li1 ilit�?!Y SI�E:'ti.
act as a unifying background throughout the community. This
should be done through the use of simple materials, such as
stucco, and more consistent, repetitive fenestration and detailing
(see Sections 8.4.2.5 and 8.4.2.9). Building middles should not be
designed as less important, banal elements, but rather as
elements which present interest and articulation through subtle
detailing—through fenestration, shutters, trim, and the like—
instead of massing. The tops of walls shall be designed to
comfortably engage their pitched roofs, without the abrupt
changes in form and massing so commonly found in structures
with primarily flat roofs. Walls should also be used to visually
reduce roof heights, through the careful design of lowered plate
heights and integrated dormers, which help to merge wall planes
with roof forms and interlock building masses with roof masses.
The tops of buildings shall be capped with well-proportioned,
pitched roofs, acting as the uppermost unifying image within the
architectural fabric of Lionshead. Roofs viewed from pedestrian
streets should nearly disappear from view as travelers approach,
due to their pitches relative to ground-level sightlines. However,
viewed from a distance, roof forms within Lionshead should offer a
consistent roofscape to the observer within the community or on
the mountain adjacent to it. Guidelines which direct the design of
the roofscape are described in Section 8.4.2.7.
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34
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Materials (Genera/)
As mentioned earlier, building materials should be carefully
selected to recall the heritage of our alpine antecedents, yet look
forward to the vision of Lionshead as a modern resort community.
The specific requirements and limited palette of major building
materials described herein are intended to reinforce the visual
harmony envisioned for the community and act as additional
unifying thread for the resort.
Materials used at primary building elements�lefined as those
which exceed 500 square feet (SF) in wall surface area—shall
recall and relate to the indigenous materials of the area and
enhance the sense of our Colorado mountain resort heritage.
They are described below according to their most appropriate
locations within the tripartite order of individual structures.
Secondary building elements, or those which cover an area of 500
SF or less, may be comprised of varying materials to add design
flexibility, encourage individual expression, and enhance visual
interest. They are not specifically listed within these Guidelines,
but may include materials such as painted steel, canvas and
similar textiles, colored unit masonry, and the like. Within this
framework, creative use of materials is encouraged, but
"patchwork" designs of inconsistent material locations or patterns
should be avoided. All secondary building elements will be
approved at the discretion of the reviewing body.
Base Materials
Materials selected for the bases of buildings must balance the
transparency required at retail shopfronts with the strong,
anchoring elements needed to tie buildings to their sites. That is,
they must successfully integrate the notions of mass wall and
frame wall. In addition, they should offer both large- and small-
scale te�ure at the ground plane, to add varying levels of interest
and heighten the pedestrian experience. With this in mind,
building bases shall be primarily constructed of individual pieces
or unit materials such as stone veneer. When using stone,
veneers should be selected which lend authenticity to mass
walls—thin veneers or those which appear as mere surface
applique should be avoided. Battering may be used as an
additional—but optional—design tool to visually strengthen the
bases of structures. As mentioned earlier, secondary elements
within building bases may incorporate accent materials, but these
materials should be carefully selected to act in concert with the
rest of the architecture. Shopfronts and other special street-level
amenities have the most latitude with respect to material selection,
but can be very successful if constructed of hand-crafted, durable
materials. These types of materials can hold up to the careful
scrutiny of the street-level observer, along with the physical abuse
common to public ways. Acceptable accent materials include—
but are not limited to—wood, wrought iron, forged or formed
metals, and etched glass.
35
Middle Wal/ Materials
The middles of buildings shall be constructed of neutral field
materials such as true stucco, EIFS, or wood. These types of
materials help to establish the "quiet" or "background" vertical
surFaces necessary at the major wall planes which typically make
up the bulk of structures. In addition, they offer an interesting
difference between the dynamic nature of building bases and the
more repetitive, subtle patterns of building walls above street
level. Materials such as stucco should be designed as an
expression of mass, rather than infill between structural members.
Where building walls meet roofs, materials which successfully
integrate the tops of buildings to their middles, such as wood in
the form of brackets, rafter tails, and the like, are most effective.
Approved materials for use on building roofs are described in
Section 8.4.2.7 of these Guidelines.
Co/ors
Building colors for structures within Lionshead should be chosen
to blend structures with the mountain environment, while offering
visual and psychological warmth to observers. To this end, earth
tones and other low-intensity colors derived directly from the
surrounding mountains should be used on primary building
elements, defined as those which cover more than 500 SF. Earth
tones include hues such as off-whites, beiges, tans, and light
grays, introduced in shades slightly darker than their natural
counterparts. Colors inherent to the materials used, such as
natural stones and naturally-weathering woods, generally offer the
hues and textures most desirable within Lionshead, and such
materials should not be painted. However, integrally-colored
concrete, stucco, and semi-transparent wood stains are
acceptable as well. In an effort to limit the palette of colors used
on buildings and avoid the "patchwork" effect, no more than three
colors should be used on primary building elements.
Secondary building elements (500 SF or less in area) may be clad
in accent colors to add visual interest to the overall streetscape.
They should act as highlighting elements at storefronts, primary
entries, and signage, and are most appropriate at lower levels to
engage pedestrian interest. Upper levels, in an effort to act as the
more "quiet" fabric of Lionshead, should avoid brighter colors and
remain true to the earth tones listed above. When used, accent
colors should reflect the natural mountain environment of
Lionshead, with golds, oranges, reds, and shades of green, blue,
and purple used most often. Colors foreign to the mountain
setting should be avoided.
Trim
Trim colors, generally used on elements to express structure, door
and window openings, significant floor lines, fascias, and the like,
shall act in concert with field and accent colors. This is most
effectively accomplished through the selection of deep or vibrant
colors having the same or similar hues, but using different shades
or tints. At street level, accent colors may be used on trim to
express storefronts and reinforce the rhythm of the streetscape.
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8.4.2.5 Exterior poors and Windows
Genera/
In the tradition of mountain antecedents, openings for exterior
doors and windows in buildings within the Lionshead community
shall be treated as recessed elements in mass walls of stone,
concrete, or stucco, rather than flush surFaces on them. Within
frame walls, they shall be expressed as infill material between
structural members, and recessed from those members. This
treatment lends itself to the image of structures comprised of
significant mass or structure, instead of curtain walls clad over
lightweight frames. Given this general approach, however, door
and window sizes, shapes, types, materials, and colors should
relate to the tripartite order established through development of
base, middle, and top.
Exterior poor Sizes, Shapes, and Types
Door sizes should be appropriate to their materials, with rustic,
"heavy" doors generally used in stone or concrete to accentuate
mass, and glazed, "light" doors used in field materials such as
stucco and wood siding, or at window wall assemblies (see
commercial front exceptions to follow in this Section). Entry doors
located along retail streets and other public ways offer the first
true glimpse of buildings when approached from those spaces,
and should therefore be designed with hand-crafted quality and
attention to detail. These doors should be oversized when
possible, but in proportion to the frontage of which they are a part.
Entry doors for large retail centers or hotels should be significantly
larger than those found in smaller, more intimate shops. Other
doors for structures, regardless of location, should be designed as
part of an obvious hierarchy, with primary entry doors the largest,
secondary entry doors somewhat smaller, and private or egress-
only doors smaller yet.
Shapes of doors should relate directly to their locations on the
building, with rectangular shapes being the most prevalent.
Specially-shaped doors and double doors are encouraged at
primary entries along retail frontages, or as custom portals for
private residences, while the middles of buildings should be
characterized by more standard shapes. Special shapes should
not be overused or used in a random, ad-hoc fashion; shapes
such as arched heads or square, overhead doors should relate to
the overall building architecture.
Exterior poor Materials and Co/ors
All exterior doors within Lionshead shall be constructed of high-
quality, durable materials such as wood, metal-clad wood, or
metal; doors at primary hotel, condominium, or retail entries may
also include large areas of glass to attract pedestrians. Glass
doors should relate to building orientation, views, or functions, with
large areas of glass generally avoided in locations other than
those noted. Maintenance-free materials such as copper, baked
aluminum, and naturally-weathering woods are encouraged-
37
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painted metals and woods should be avoided whenever possible.
Copper cladding and wrought iron doors may be left to patina
naturally, while industrial metals such as steel and aluminum
should be baked or anodized with finish colors to match building
trim.
Commercial fronts and private entries offer the unique ability to
introduce hand-crafted, custom-built portals for businesses and
private residences, and must also have the ability to display shop
wares. They are therefore permitted more latitude with respect to
materials, colors and amounts of glazing. Aluminum storefronts
may be used on commercial structures, provided they are finished
in factory finish. All-glass doors are permitted as well, with no
limits set on the amount of glass permitted at retail level. Etched
glass is encouraged to bring a level of detail to special storefronts.
Doors which are part of window wall assemblies may also have
large glass areas, to take full advantage of mountain views. All
exterior door glazing shall be non-reflective, to minimize off-site
glare, particularly from the ski mountain.
Exterior poor Hardware
Variations in designs and materials for exterior door hardware at
primary entries are encouraged to bring a level of fine detail and
creative expression to buildings within the community. Approved
materials include brass, copper, wrought iron, wood, and industrial
metals such as aluminum or steel. Industrial metals should be
prefinished in colored or clear factory finish systems to reduce
maintenance problems. Door hardware in areas other than
primary entries should complement the surrounding materials and
details.
Window Sizes, Shapes and Types
As with exterior doors, window sizes should be appropriate to their
surrounding wall materials, with narrow, relatively tall windows
used in stone or concrete, and larger, more expansive windows
used in field materials such as stucco and wood siding, or in
window wall assemblies. Fenestration within field materials
should be designed with decorative trim and sills, or heavy
structural frames, so they do not appear as "punch-outs" within
those materials. Windows located along retail streets and other
public ways offer locations in which to display goods to
pedestrians, and should therefore be designed with particular
care. Window walls should be designed in proportion to their
associated frontages, with windows at large retail centers or hotels
significantly larger than those found in smaller, more intimate
shops. Other fenestration, regardless of location, should be
designed as part of an obvious hierarchy, with lower-level, retail
street openings the largest, and windows above somewhat
smaller.
Shapes of windows should also relate directly to their locations on
the building, with rectangular shapes being the most prevalent.
38
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Fenestration located within the middles of buildings should be
shaped and organized into fairly regular patterns, to establish
rhythm and continuity. Specially-shaped windows are encouraged
at walls along retail frontages, or as custom openings in distinct
areas of private residences. They are also appropriate at dormers
and other special roof elements. As with doors, specially-shaped
windows should relate to the overall building architecture. And as
a general rule, the variety of geometric shapes used should be
limited to 3 on any given building.
Acceptable window types include high-quality fixed, double-hung,
awning, and casement units. Sliding windows and multiple-
opening units such as jalousie are generally lesser-quality units
not conducive to the mountain environment and should be
avoided. At retail levels, bay, box and bow windows are
encouraged to animate the pedestrian street and integrate public
and semi-public domains. All windows should strive to add visual
interest through careful design of mullions, muntins, and divided
lites. The intent of the Guidelines is to recall the regional heritage
through the thoughtful design of fenestration and how it relates in
scale, proportion, and materials, to the tripartite order of structures
within the community.
Window Materials and Colors
Windows within Lionshead shall be painted or stained wood, or
clad in maintenance-free metals such as copper, or aluminum and
steel with baked finishes. Copper cladding may be left to patina
naturally, while baked enamel colors for aluminum and steel
cladding should be similar to trim colors, and in similar
complementary hues to wall colors or stained wood colors.
Factory finishes should be selected to withstand the intense
ultraviolet radiation found at higher elevations, and prolonged
fade-resistant warranties should be considered. In addition,
glazing shall be non-reflective, to minimize off-site glare,
particularly from the ski mountain.
Decorative shutters are permitted within Lionshead only if they are
designed to operate or appear to operate. When used, they
should be constructed of wood and finished with durable stains or
paints. Their design and placement should be consistent and
should not take on a random or haphazard appearance. Design
freedom is encouraged within these parameters, and within the
context of the other architectural elements found on the building,
including handrail designs, ornamental iron, and similar detailing.
8.4.2.6 Balconies, Guardrails, and Handrails
Location and Size
Balconies should be carefully located with respect to their
orientation to the sun, involvement with public spaces, and snow
and watershed from structures above and onto structures or
passers-by below. They should be sized as outdoor rooms, with
ample space for outdoor furniture and other amenities, or merely
as small, private parapets used as "step-outs" to allow fresh air
39
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into the adjacent room. False balconies and balconies which
straddle these two roles should be avoided, as they tend to lack
the benefits of either and are often left unused. Proper location
and size will ensure that balconies become animated spaces,
rather than outdoor storage areas. As animated spaces, their
placement in public plazas and pedestrian streets—straddling the
semi-private and public domains—will infuse those spaces with
the vitality needed to draw visitors to Lionshead. Balconies which
face service alleys or are located within other socially "dead"
spaces, or are susceptible to water or snowshed are generally
unsuccessful spaces and should be avoided in Lionshead. The
intent of this Section is to infuse public spaces with the energy of
occupied balconies, and encourage designers to avoid the design
of lifeless balconies which remain unoccupied and therefore
detract from public spaces.
Materials and Designs
Custom designs for balconies, guardrails, and handrails offer the
opportunity for truly creative expression within these Guidelines,
and unique design solutions are encouraged. Approved materials
for primary elements such as guardrails, handrails, posts, and
support brackets include stucco-covered walls (for guardrails
only), naturally weather-resistant woods, wrought iron and other
decorative metals, and steel. Materials such as glass, plastic,
pipe rails, and metal panels are strongly discouraged. Secondary
elements such as pickets and ornamental detailing may use other
materials not listed above but will be reviewed on a case-by-case
basis. Materials which meet the intent of the Guidelines and work
in harmony with the architectural language of the building can lead
to positive solutions, but all secondary building materials will be
approved at the discretion of the reviewing body.
Drainable balconies—or those which shed water off them via
waterproof inembranes as opposed to letting water trickle through
them—shall be designed whenever other balconies, pedestrian
streets, or other public ways are exposed to water or snowshed
from those balconies. Placement of the drain systems should be
carefully considered to avoid passers-by below. Non-drainable
balconies may be used in all other locations and should be
constructed of weather-resistant woods or ornamental metals.
Within these general parameters, balcony, guardrail, and handrail
designs should be patterned after a rational order of structure and
detail. Primary structural or decorative members should be in
proportion to the balconies they are supporting, which in turn
should relate to the overall building scale. An honest, straight-
forward expression of structure should be sought whenever
possible, avoiding design faux pas such as stucco-covered beams
or grossly undersized brackets.
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8.4.2.7 Roofs
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General
In keeping with the spirit of the area's mountain architecture,
primary roofs within Lionshead are to be predominantly gables
and hips, with sheds or flat roofs permitted at smaller, secondary
roofs. Primary roofs are defined as roofs which cover more than
500 SF of roof area, while secondary roofs are those which cover
500 SF of roof area or less. Secondary roofs which occur at
logical breaks in building massing may exceed 500 SF if the
general intent of fragmented forms and visual harmony is met.
Free-standing sheds and butterfly roofs are not permitted.
Mansard roofs are permitted on buildings where pitched roofs
would be impractical, if the mansards are of similar form, pitch,
material, color, and detail to other roofs within the community (and
identified within these Guidelines). If used, these types of roofs
should be considerate not only of views from the pedestrian street,
but also those from the ski mountain. To this end, areas of flat
roof within the slopes of the mansard shall be limited to the
practical minimum, and the materials for the flat roof shall be black
or in a color to blend with the sloped roof. In addition, rooftop
equipment within the flat areas shall be painted to blend with the
roof material (see "Miscellaneous Equipment" Section to follow).
The overall image for Lionshead takes its cue from the simple,
fragmented, gabled roof forms of European alpine villages, where
views of the roofscapes from the mountains are paramount.
All new construction shall comply with the following roof criteria.
Substantial expansions and renovations shall also adhere to these
Guidelines, along with the remaining portions of the building which
are not being expanded or renovated (see exceptions above, in
Sections 8.3.1, 8.3.4.2, and later in this Section). Roof framing
shall be expressed wherever possible, particularly through
exposed ridge beams, outriggers, rafter tails, and fascia boards.
Dimensional Guidelines
Roofs should be constructed with 30" minimum eave and rake
overhangs, with dimensions dependent upon overall building size.
Secondary roofs may have overhangs as small as 18", but should
work with the overall scale of the roofscape. Ridge beams and
outriggers should be of visually sturdy members (6x or 8x material
for wood, and equivalent sizes for other materials), sized to
support rafters and overhangs; decorative end cuts or patterns are
encouraged. Rafter tails shall also appear sturdy (2x or 3x
material for wood) and be exposed to express structure. Eave
and rake fascias shall be wide enough to screen end profiles at
metal roofs, and to offer a consistent image with respect to
structural roof inembers.
Pitch
Roof pitches for primary
inclusive. Pitch breaks
architecturally appropriate
in plane, etc. To add
41
roofs shall be from 6:12 to 12:12,
are permitted when they occur at
locations such as plate lines, changes
variety to the Lionshead roofscape,
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secondary sloped roofs may have pitches ranging from 4:12 to
12:12, and flat roofs may have limited use as secondary forms.
Existing structures with especially large footprints may deviate
from the pitch requirements if they meet the overall intent of the
roof guidelines and are responsive to views from both the
pedestrian street and the ski mountain. Steep mansard roofs
which exceed the 12:12 maximum pitch criteria are not
encouraged, but may be necessary in certain instances when
excessive building dimensions make the 12:12 pitch requirement
impractical. These buildings will be handled on a case-by-
case basis, and evaluated on intent rather than quantitative
criteria.
Materials and Colors
Primary roofs shall be covered with a limited palette of unit
materials to present a coherent image for Lionshead. Approved
materials for primary roofs include—but are not limited to—metal
shingles, cementitious shingles, concrete tiles, wood shakes or
shingles, and hiqh-quality asphalt shingles which offer acceptable
colors and depth. Metal shingles may be of copper (16 oz/SF
minimum weight), terne metal, or other materials with natural
patina. Secondary roofs may be covered with metal panels, in
corrugated, rolled, or standing seam profiles. Primary roofs shall
be in neutral, earth-tone colors, with brown or gray tones—bright
colors or reflective materials are not permitted. Roofs may
incorporate blends to achieve desired colors—on-site mock-ups
are required when blends are proposed. At retail levels, accent
colors are permitted for secondary roofs to add vitality to the
streetscape. Changes in roof materials or colors shall take place
in logical locations, such as changes in pitch or changes in plane.
Dormers
Dormers are considered secondary roof elements, and as such
are permitted some latitude in terms of form, pitch and material.
Dormers may be gables, hips, or sheds, with pitch as identified
previously for secondary roofs. When designed as an extension
of upper-level walls, they should be constructed in the more
traditional manner, above broken eaves on both sides of the
dormers, as opposed to continuous eaves up and over the
dormers. Design freedom is encouraged, and dormers with non-
compliant forms or pitches will be considered if the overall
roofscape provides the image intended.
Snowguards, Gutters and Downspouts
Snowguards or snowclips shall be used wherever significant
amounts of snow may accumulate over occupied areas, such as
pedestrian streets, entries, patios, decks, balconies, or uncovered
parking areas. Pitched roofs which face north are particularly
susceptible to snow and ice accumulation, as are lower roofs to
the north of—and therefore in the shadow of—their higher
neighbors. In these cases several rows of snowguards or many
snowclips may be necessary. Snow and ice accumulation on
metal roofs—which heat quickly during sunny winter days—is
especially dangerous to unsuspecting persons or equipment.
42
Metal roofs which face south or are located significantly higher
than adjacent, lower roofs shall be equipped with snowguards or
snowclips to prevent injury to people or damage to lower roofs.
Outdoor gathering areas which face south and are not completely
covered may be exposed to water drip from the roofs above them.
These locations—which may include heavily-used public spaces
such as sun pockets or pocket plazas—are ideal candidates for
gutters and downspouts. Where roofs are in constant shadow or
have northern exposures, gutters and downspouts used in
conjunction with heat tape may work well. Gutters used below
snowguards should be designed to take the load of the
accumulated snow and ice which snowguards frequently release.
Approved materials for gutters and downspouts within Lionshead
include aluminum or steel with baked finish, and copper or lead-
coated copper. Gutter sections may be traditional or half-round.
Snowguards shall be constructed of painted plate steel vertical
supports (painted black, or to match roof or building trim color)
with horizontal members made of materials which recall the
structure of the building, such as timbers, logs, or tube steel .
Large structures, where snowguards are not readily visible from
street level, may use the more utilitarian expanded metal or mesh
dams, welded to steel horizontal sections and vertical supports.
All exposed steel shall be painted.
Miscellaneous Equipment
All miscellaneous rooftop equipment, including roof vents,
antennas and satellite dishes, shall be painted to blend with the
roofs to which they relate. Major pieces of equipment on
commercial buildings shall be strategically located to conceal
them from view, or hidden in cupolas or other structures—
exposed equipment is not permitted. All flashings shall be copper
or painted metal to match those found on exterior walls. The
intent of these provisions is to present a well-blended roofscape
throughout the community, as seen from the public spaces as well
as from the mountain.
Skylights/Solar Panels
Skylights and solar panels are permitted within Lionshead if they
are less than 3 feet higher than the surrounding roof. Both
elements must be included in maximum roof height calculations,
and shall be well-hidden from street level and the mountain.
8.4.2.8 Fireplaces and Chimneys
Fireplace Requirements
Fireplaces shall be designed to meet all applicable Codes,
including the restriction on wood-burning units within Lionshead.
Exposed flues and vents for gas-operated fireplaces or other
equipment such as furnaces should be hidden from primary views,
and painted to blend with the nearest building materials.
43
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Chimney Sizes and Shapes
All flues 6" diameter or greater which penetrate roofs shall be
designed with chimneys. The sizes of chimneys should be in
scale with the architecture of the building—not small enough to be
lost in the massiveness of the structure, but not large enough to
overwhelm the structure. Chimneys should be designed with
relatively slender proportions when viewed from at least one
profile, with height greater than width, and in rectangular shapes.
Heights of gas-burning chimneys or boiler flues shall be designed
to proportionally match their wood-burning counterparts, to lend
authenticity and consistency to the overall roofscape.
Chimney Materials
Chimneys within Lionshead shall be covered in stone veneer (to
match building veneer) or stucco, to express the alpine heritage of
the area. Wood or metal-clad chimneys are permitted at small,
residentially-scaled buildings only.
Chimney Caps
Chimneys may terminate in decorative caps of stone, stucco, or
metal. Creative designs, such as arched openings within caps,
barrel or pitched metal roofs, and the like are encouraged to lend
interest to the building roofscape. Chimney caps should act as
elegant crowns to nicely-proportioned chimneys, and should not
seem bulky or top-heavy. When flat or pitched stone caps are
used, they shall have a minimum thickness of 4". All chimney
caps shall be designed to screen spark arrestors and other
utilitarian equipment as much as possible.
8.4.2.9 Detail
Detail should be introduced to the architecture of Lionshead to
infuse heritage, culture, and artistry to the Lionshead environment.
Well-designed ornamentation can serve to complement and
perhaps intensify the other architectural principles discussed in
these Guidelines, but should be designed to work in harmony
with—and not against—the basic architecture. The design of
signage, brackets, lightposts, and the like should present a hand-
crafted quality, particularly at street level. Detail at the middles of
buildings should rely more upon pattern or carefully-designed
repetition to visually connect parts of a building together or
separate buildings to one another.
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IV. RECOMMENDED ACTION
Because this is a work session, the Community Development Department recommends that the
Town of Vail Planning and Environmental Commission listen to the presentations, ask any
pertinent questions, and make preliminary comments regarding the Fairmont Vail project.
V. ATTACHMENTS
A. Vicinity Map
B. Application Materials
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.and Title
I;UAR.9NiEE C061NAN1'
Date: OS-29-2008
Land Title Guarantee Company
CUSTOMER DISTRIBUTION
Our Order Number: VC50022853
Property Address:
250 S. FRONTAGE RD. W. / VAIL LIONSHEAD FIL 2, BLK 1, LOT 2 VAIL, CO 81657
If you have any inquiries or require further assistance, please contact one of the numbers below:
HB DEVELOPMENT
8000 E PRENTICE AVE #C3
GREENWOOD VILLAGE, CO 80111
Attn: T.J. BRINK
Phone: 303-825-8500
EMail: tbrink�semperdev.com
Linked Commitment Delivery
For Title Assistance:
Vail Title Dept.
108 S FRONTAGE RD W�{203
VAIL, CO 81657
Phone: 970-476-2251
Fax: 970-476-4732
TOWN OF VAIL �
75 S. FRONTAGE RD.
COMMUNITY DEVEL. DEPT.
VAIL, CO 81657
Attn: RACHEL
Phone: 970-476-2100
Sent Via Courier***
. ! ,
Chicago Title Insurance Company
ALTA COMMITMENT
Our Order No. VC50022853
Schedule A Cust. Ref.:
Property Address:
250 S. FRONTAGE RD. W. / VAIL LIONSHEAD FIL 2, BLK 1, LOT 2 VAIL, CO 81657
1. Effective Date: May 22, 2008 at 5:00 P.M.
2. Policy to be Issued, and Proposed Insured:
"ALTA" Owner's Policy 06-17-06
Proposed Insured:
TO BE DETERMINED
$250.00
3. The estate or interest in the land described or referred to in this Commitment and covered herein is:
A Fee Simple
4. Title to the estate or interest covered herein is at the effective date hereof vested in:
HCT DEVELOPMENT LLC
5. The Land referred to in this Commitment is described as follows:
SEE ATTACHED PAGE(S) FOR LEGAL DESCRIPTION
� ,
Our Order No: VC50022853
LEGAL DESCRIPTION
LOT 2, BLOCK 1, VAIL/LIONSHEAD SECOND FILING, ACCORDING TO THE PLAT RECORDED
OCTOBER 15, 1971 IN BOOK 221 AT PAGE 990, AT RECEPTION NO. 117680, COUNTY OF
EAGLE, STATE OF COLORADO.
EXCEPT
CONDOMINIUM UNITS 5-A, 5-B, 5-C, 5-D, 5-E, 6-A, 6-B, 6-C, 6-D, 6-E, 6-F, 6-G,
6-H, 6-I, 6-J, 7-A, 7-B, 7-C, 7-D TOGETHER WITH ALL PORTIONS OF COMMON ELEMENTS
OWNED BY THE OWNERS OF VAIL INN CONDOMINIUMS (FORMERLY TALBLICK CONDOMINNMS)
ACCORDING TO THE MAP RECORDED MAY 29, 1974 IN BOOK 234 AT PAGE 872 AND THE
FIRST AMENDMENT RECORDED NOVEMBER 15, 1977 IN BOOK 262 AT PAGE 327, AND THE
SECOND AMENDMENT RECORDED FEBRUARY 18, 1988 IN BOOK 479 AT PAGE 155, AND IN
ACCORDANCE WITH THE CONDOMINIUM DECLARATION OF VAIL INN CONDOMINIUMS RECORDED
MAY 29, 1974 IN BOOK 234 AT PAGE 871, AND FIRST AMENDMENT TO SAID DECLARATION
RECORDED AUGUST 6, 1974 IN BOOK 235 AT PAGE 941 AND SECOND AMENDMENT TO SAID
DECLARAT�ON RECORDED NOVEMBER 15, 1977 IN BOOK 262 AT PAGE 327, AND THIRD
AMENDMENT THERETO RECORDED FEBRUARY 18, 1988 IN BOOK 479 AT PAGE 154.
ALTA COMMITMENT
Schedule B - Section 1
(Requirements) Our Order No. VC50022853
The following are the requirements to be complied with:
Item (a) Payment to or for the account of the grantors or mortgagors of the full con.�ideration for the estate or
interestto be insured.
Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record,
to-wit:
Item (c) Payment of all taxes, charges or assessments levied and assessed against the subject premises which are due
and payable.
Item (d) Additional requirements, if any disclosed below:
THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED
PURSUANT HERETO.
ALTA COMMITMENT
Schedule B - Section 2
(Exceptions) Our Order No. VC50022853
The policy or policies to be issued will contain exceptions to the following unless the same are disposed
of to the satisfaction of the Company:
Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an
inspection of the Land ar that may be asserted by persons in possession of the Land.
Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
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 and not shown by the Public Records.
Any lien, or right to a lien, for services, labor ar material heretofore or hereafter furnished, imposed by law and not
shown by the Public Records.
Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records
or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record
for value the estate or interest ar mortgage thereon covered by this Commitment.
(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes
or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes
or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public
Records.
7. (a) Unpatented mining claims; (b) reservation.s or exceptions in patents or in Acts authorizing the issuance thereof;
(c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by
the Public Records.
8. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE
THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES
AS RESERVED IN UNITED STATES PATENT RECORDED MAY 24, 1904, IN BOOK 48 AT
PAGE 503 AND IN UNITED STATES PATENT RECORDED SEPTEMBER 04, 1923, IN BOOK
93 AT PAGE 98.
9. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE
UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED MAY 24, 1904,
IN BOOK 48, AT PAGE 503 AND RECORDED SEPTEMBER 04, 1923, IN BOOK 93 AT
PAGE 98.
10. RESTRICTIVE COVENANTS WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE,
BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE,
COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS,
DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS
SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT
SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW, AND
EASEMENTS, AS CONTAINED IN INSTRUMENT RECORDED OCTOBER 15, 1971, IN BOOK
ALTA COMMITMENT
Schedule B - Section 2
(Exceptions) Our Order No. VC50022853
The policy or policies to be issued will contain exceptions to the following unless the same are disposed
of to the satisfaction of the Company:
221 AT PAGE 989.
1 L THOSE PROVISIONS, COVENANTS AND CONDITIONS, EASEMENTS, AND RESTRICTIONS
WHICH ARE A BURDEN TO THE PROPERTY DESCRIBED IN SCHEDULE A, BUT OMITTING
ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION,
SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY,
HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS SET FORTH IN
APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT
OR RESTRICTION IS PERMITTED BY APPLICABLE LAW AS CONTAINED IN INSTRUMENT
RECORDED MAY 29, 1974 IN BOOK 234 AT PAGE 871 AND AS AMENDED IN INSTRUMENT
RECORDED AUGUST 6, 1974 IN BOOK 235 AT PAGE 941 AND AS AMENDED IN
INSTRUMENT RECORDED NOVEMBER 15, 1977, IN BOOK 262 AT PAGE 327, AND THIRD
AMENDMENT THERETO RECORDED FEBRUARY 18, 1988 IN BOOK 479 AT PAGE 154,
FINDINGS OF ARBITRATOR IN CONNECTION THEREWITH RECORDED JANUARY 11, 1994
IN BOOK 629 AT PAGE 726.
12. EASEMENTS, RESERVATIONS AND RESTRICTIONS AS SHOWN OR RESERVED ON THE
RECORDED CONDOMINIUM MAP OF VAIL INN CONDOMINIUM, FORMERLY TALBLICK
CONDOMINIUMS RECORDED MAY 29, 1974 IN BOOK 234 AT PAGE 872 AND FIRST
AMENDMENT RECORDED NOVEMBER 15, 1977 IN BOOK 262 AT PAGE 327 AND SECOND
AMENDMENT RECORDED FEBRUARY 18, 1988 IN BOOK 479 AT PAGE 155.
13. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET
FORTH AND GRANTED IN AGREEMENT RECORDED JUNE 30, 1989 IN BOOK 509 AT PAGE
326 AND EASEMENT RECORDED JUNE 30, 1989 IN BOOK 509 AT PAGE 327.
14. TERMS, CONDITIONS AND PROVISIONS OF MEMORANDUM OF AGREEMENT BETWEEN
COMCAST OF COLORADO VI, LLC A/K/A COMCAST AND EVERGREEN LODGE AT VAIL,
LTD RECORDED APRIL 14, 2006 AT RECEPTION NO. 200609607.
15. TERMS, CONDITIONS AND PROVISIONS OF GRANT OF EASEMENT RECORDED APRIL 14,
2006 AT RECEPTION NO. 200609613.
16. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON
THE PLAT OF VAIL/LIONSHEAD SECOND FILING RECORDED OCTOBER 15, 1971 IN BOOK
221 AT PAGE 990.
]7. THE ENCROACHMENT OF PARKING SPACES ONTO THE 20.0' PEDESTRIAN AND UTILITY
ALTA COMMITMENT
Schedule B - Section 2
(Exceptions) Our Order No. VC50022853
The policy or policies to be issued will contain exceptions to the following unless the same are disposed
of to the satisfaction of the Company:
EASEMENT AND ONTO THE 30.0' UTILITY EASEMENT DEDICATED ON THE PLAT OF
VAIL/LIONSHEAD, SECOND FILING AS SHOWN ON ALTA/ACSM SURVEY PREPARED BY
PEAK LAND CONSULTANTS, INC., DATED APRIL 2005, JOB #1465 AND UPDATED
SEPTEMBER 21, 2006/
18. THE ENCROACHMENT OF A CONCRETE WALL ONTO THE 30.0' UTILITY EASEMENT
DEDICATED ON THE PLAT OF VAIL/LIONSHEAD, SECOND FILING, AS SHOWN ON
ALTA/ACSM SURVEY PREPARED BY PEAK LAND CONSULTANTS, INC., DATED APRIL
2005, JOB #f1465 AND UPDATED SEPTEMBER 21, 2006.
19. THE EFFECT OF WOOD FENCE NOT WITHIN SUBJECT PROPERTY AS SHOWN ON ALTA/ACSM
PREPARED BY PEAK LAND CONSULTANTS, INC., DATED APRIL 2005, JOB li1465 AND
UPDATED SEPTEMBER 21, 2006.
20. THE ENCROACHMENT OF A WOODEN WALL AND CONCRETE WALL WITHIN STREAM SETBACK
AS SHOWN ON ALTA/ACSM SURVEY PREPARED BY PEAK LAND CONSULTANTS, INC.,
DATED APRIL 2005, JOB /f1465 AND UPDATED SEPTEMBER 21, 2006.
21. THE ENCROACHMENT OF THE BUILDING LOCATED ON SAID LAND INTO THE 20.0'
PEDESTRIAN AND UTILITY EASEMENT DEDICATED ON THE PLAT OF VAIL/LIONSHEAD
SECOND FILING, AS SHOWN ON ALTA/ACSM SURVEY PREPARED BY PEAK LAND
CONSULTANTS, INC., DATED APRIL 2005, JOB #1465 AND UPDATED SEPTEMBER 21,
2006.
22. THE ENCROACHMENT OF TEN PARKING SPACES INTO THE PUBLIC RIGHT-OF-WAY OF
SOUTH FRONTAGE ROAD, AS SHOWN ON ALTA/ACSM SURVEY PREPARED BY PEAK LAND
CONSULTANTS, INC., DATED APRIL 2005, JOB #i1465 AND UPDATED SEPTEMBER 21,
2006.
23. DEED OF TRUST DATED NOVEMBER 06, 2006 FROM HCT DEVELOPMENT LLC TO THE
PUBLIC TRUSTEE OF EAGLE COUNTY FOR THE USE OF DOUGHERY FUNDING LLC TO
SECURE THE SUM OF $22,200,000.00, AND ANY OTHER AMOUNTS PAYABLE UNDER THE
TERMS THEREOF, RECORDED NOVEMBER 13, 2006, UNDER RECEPTION NO. 200630884
AND AMENDED MAY 14, 2008 UNDER RECEPTION NO. 200810147.
SAID DEED OF TRUST WAS FURTHER SECURED IN ASSIGNMENT OF RENTS RECORDED
NOVEMBER 13, 2006, UNDER RECEPTION NO. 200630885 AND AMENDED MAY 14, 2008
UNDER RECEPTION NO. 200810147.
LAND TITLE GUARANTEE COMPANY and LAND TITLE GUARANTEE COMPANY - GRAND JUNCTION
DISCLOSiTRE STATEMENTS
Note: Pursuant to CRS 10-11-122, notice is hereby given that:
A) The subject real property may be located in a special taxing district.
B) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained from the County
Treasurer's authorized agent.
C� The information regarding special districts and the boundaries of such districts may be obtained from
the Board of County Commissioners, the County Clerk and Recorder, ar the County Assessor.
Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing
in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom
margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that
does not conform, except that, the requirement for the top margin shall not apply to documents using forms
on which space is provided for recarding or filing information at the top margin of the document.
Note: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII requires that "Every
title entity shall be responsible for all matters which appear of record prior to the time of recording
whenever the title entity conducts the closing and is responsible for recording or filing of legal
documents resulting from the transaction which was closed". Provided that Land Title Guarantee
Company conducts the closing of the insured transaction and is responsible for recording the
legal documents from the transaction, exception number 5 will not appear on the Owner's Title
Policy and the Lenders Policy when issued.
Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion
of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be
issued) upon compliance with the following conditions:
A) The land described in Schedule A of this commitment must be a single family residence which
includes a condominium or townhouse unit.
B) No labor or materials have been furnished by mechanics or material-men for purposes of
construction on the land described in Schedule A of this Commitment within the past 6 months.
C� The Company must receive an appropriate affidavit indemnifying the Company against un-tiled
mechanic's and material-men's liens.
D) The Company must receive payment of the appropriate premium.
E) If there has been construction, improvements or major repairs undertaken on the property to be purchased
within six months prior to the Date of the Commitment, the requirements to obtain coverage
for unrecorded liens will include: disclosure of certain construction information; financial infarmation
as to the seller, the builder and or the contractor; payment of the appropriate premium fully
executed Indemnity Agreements satisfactory to the company, and, any additional requirements
as may be necessary after an examination of the aforesaid information by the Company.
No coverage will be given under any circumstances for labor or material for which the insured
has contracted for or agreed to pay.
Note: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner's policy commitments containing a mineral severance instrument
exception, or exceptions, in Schedule B, Section 2.
A) That there is recorded evidence that a mineral estate has been severed, leased, or otherwise
conveyed from the surface estate and that there is a substantial likelihood that a third party
holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and
B) That such mineral estate may include the right to enter and use the property without the
surface owner's permission.
Nothing herein contained will be deemed to obligate the company to provide any of the coverages
referred to herein unless the above condition.� are fully satisfied.
Form DISCLOSURE 09/01/02
NOTICE OF PRIVACY POLICY
Fidelity National Financial Group of Companies / Chicago Title Insurance Company
Security Union Title Insurance Company
July 1, 2001
We recognize and respect the privacy expectations of today's consumers and the requirements of applicable federal and
state privacy laws. We believe that rruking you aware of how we use your non-public personal intornwtion ('Personal
Information"), and to whom it is disclosed, will form the basis for a relationship of trust between us and the public
that we serve. This Privacy Statement provides that explanation. We reserve the right to change this Privacy
Statement from time to time consistent with applicable privacy laws.
In the course of our business, we may collect Personal Information about you from the following sources:
* From applications or other forms we receive from you or your authorized representative;
* From your transactions with, or from the services being performed by, us, our affiliates, or others;
* From our internet web sites;
* From the public records rr�intained by governmental entities that we either obtain directly from those
entities, or from our affiliates or others; and
* From consumer or other reporting agencies.
Our Policies Regarding the Protection of the Confidentiality and Security of Your Personal Information
We maintain physical, electronic and procedural safeguards to protect your Personal Information from unauthorized
access or intrusion. We limit access to the Personal Informa�ion only to, those employees who need such access in
connection with providing products or services to you or for other legitimate busmess purposes.
Our Policies and Practices Regarding the Sharing of Your Personal Information
We may share your Personal Inforniation with our affiliates, such as insurance companies, agents, and other real
estate settlement service providers. We also may disclose your Personal Information:
* to agents, brokers or representatives to provide you with services you have requested;
* to third-party contractors or service providers who provide services or perform marketmg or other
functions on our behalf; and
* to others with whom we enter into joint marketing agreements for products ar services that we believe you
may find of interest.
In addition, we will disclose your Personal Information when you direct or give us permission, when we are required
by law to do so, or when we suspect fraudulent or criminal acrivities. We also may disclose your Personal
Inforniation when otherwise perrrutted by applicable privacy laws such as, for example, when disclosure is needed
to enforce our rights arising out of any agreement, transaction or relationship with you.
One of the important responsibilities of some of our affiliated companies is to record documents in the public
domain. Such documents may contain your Personal Information.
Right to Access Your Personal Information and Ability to Correct Errors Or Request Changes Or Deletion
Certain states afford you the right to access your Personal Information and, under certain circumstances, to tind out
to whom your Personal Information has been disclosed. Also: certain states afford you the right to request
correction, amendment ar deletion of your Personal Informarion. We reserve the right, where pernutted by law, to
charge a reasonable fee to cover the costs incurred in responding to such requests.
All requests submitted to the Fidelity National Financial Group of Companies/Chicago Title Insurance Company
shall be in writing, and delivered to the following address:
Privacy Compliance Officer
Fidelity National Financial, Inc.
4050 Calle Real, Suite 220
Santa Barbara, CA 93110
Multiple Products or Services
If we provide you with more than one financial product ar service, you may receive more than one privacy notice
from us. We apologize for any inconvenience this may cause you.
Form PRIV_POL.CHI
NOTICE OF PRIVACY POLICY OF
LAND TITLE GUARANTEE COMPANY, INC., A COLORADO CORPORATION
AND
MERIDIAN LAND TITLE, L.L.C., A COLORADO LIMITED LIABLITY COMPANY, D/B/A
LAND TITLE GUARANTEE COMPANY - GRAND JUNCTION
This Statement is provided to you as a customer of Land Title Guarantee Company, a Colorado corporation and
Meridian Land Title, LLC, d/b/a Land Title Guarantee Company - Grand Junction.
We want you to know that we recognize and respect your privacy expectations and the requirements of federal
and state privacy laws. Infarmation security is one of our highest priarities. We recognize that maintaining your
trust and confidence is the bedrock of our business. We maintain and regularly review internal and external
safeguards against unauthorized access to non-public personal information ("Personal Information").
In the course of our business, we may collect Personal Information about you from:
* applications or other forms we receive from you, including communications sent through TMX, our
web-based transaction management system;
* your transactions with, or from the services being performed by, us, our affiliates, or others;
* a consumer reporting agency, if such information is provided r.o us in connection with your transaction;
and
* the public records maintained by governmental entities that we either obtain directly from those entities,
or from our aftiliates and non-affiliates.
Our policies regarding the protection of the confidentiality and security of your Personal Information are as
follows:
* We restrict access to all Personal Information about you to those employees who need to know that
information in order to provide products and services to you.
* We maintain physical, electronic and procedural safeguards that comply with federal standards tn
�;rotect your Personal Information from unauthorized access or intrusion.
* Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary
action.
* We regularly access security standards and procedures to protect against unauthorized access to Personal
Information.
WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR
ANY PURPOSE THAT IS NOT PERMITTED BY LAW.
Consistent with applicable privacy laws, there are some situations in which Personal Information may be .
disclosed. We may disclose your Personal Information when you direct or give us permission; when we are
required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or
criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable
privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement,
tran.tiaction or relationship with you.
Our policy regarding dispute resolution is as follows. Any controversy or claim arising out of or relating to our
privacy �olicy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American
Arbitration Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court
having jurisdiction thereof.
Form PRIV.POL.LTG.1
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Zehren and Associates, Inc.
20051702.00
Area
New Dwelling Units
Replacement Dwelling Units
Accomodation Units
Employee Housing Units
Conference
Spa/Healthclub
Restaurant/Bar
Level 0 (152'-0")
Level 2 (172'-0")
Total
Lobby/Corridor
Level 0 (152'-0")
Level 1 (162'-0")
Level 2 (172'-0")
�evel 3 (182'-0")
Level 4 (192'-0")
Level 5 (202'-0")
Level 6 (212'-0")
Level 7 (222'-0")
Total
Back of House
Level -1 (142'-0")
Level 0 (152'-0")
Level 1 (162'-0")
Level 2 (172'-0")
Level 3 (182'-0")
Total
Parkinq/Loadinq
Level -1 (142'-0")
Level 0 (152'-0")
Level 1 (162'-0")
Level 2 (172'-0")
Total
�
Sq. Ft.
141,237
37, 779
58,452
5,269
11, 904
10,893
Sq• Ft•
2, 520
2120
4,640
Sq. Ft.
4,000
3,675
5, 705
4, 500
5,000
5,000
4, 500
3,000
35,380
Sa. Ft.
1,000
13,642
18, 386
1,810
1, 866
36,704
Sq• Ft•
57,528
21,635
19,300
6,244
104,707
Evergreen Lodge
Program Summary
Units
73
19
129
32
Spaces
163
50
46
4
263
5/20/2008
Zehren and Associates, Inc.
20011427.00
Area
Unit 801
Unit 802
Unit 803
Unit 701
Unit 702
Unit 703 (Upper Level)
Unit 704
Unit 705
Unit 706
Unit 707
Unit 708
Unit 709
Unit 710
Unit 711
Unit 712
Unit 713
Unit 714
Unit 715
Unit 601
Unit 602
Unit 603
Unit 604
Unit 605
Unit 606
Unit 607
Unit 608
Unit 609
Unit 610 (Upper Level)
Unit 611
Unit 612
Unit 613
Unit 614
Unit 615
Unit 616
Unit 617
Unit 618
Unit 619
Unit 620
Unit 621
Unit 501
Unit 502
Unit 503
Unit 504
Unit 505
Unit 506
Unit 507
Unit 508
Unit 509
Unit 510
Unit 511
Unit 512
Sq• Ft.
2,000
3,000
3,000
2,229
2,220
2,653
2, 260
2,113
1,828
3,300
1, 999
1,850
1,850
1, 704
1,642
1,999
1,248
1,679
2,230
1,821
1,696
1,943
1,917
1, 506
1,588
1,863
1, 880
1, 786
3,039
1,867
2,014
1,976
1, 787
1, 787
1, 704
1,642
1,999
1,248
1,678
2,230
1,871
1,696
2,481
2,000
1,979
1,593
1,856
1,880
1,880
1, 787
1, 787
Evergreen Lodge 5/20/2008
Zoning/Program Analysis 051702 zoning analysis (tov submittai).xls
Bedrooms
3
4
4
3
3
4
3
3
3
5
3
2
2
2
2
3
1
2
3
2
2
2
3
2
2
3
3
2
5
3
3
3
2
2
2
2
3
1
2
3
2
2
3
3
2
2
3
3
3
2
2
View
Creek
Creek
South
Creek
Creek
Creek
South
South
South
North
South
Court
Court
Court
Court
North
North
North
Creek
Creek
Creek
Creek
South
South
South
South
South
South
South
North
North
North
Court
Court
Court
Court
North
North
North
Creek
Creek
Creek
Creek
South
South
South
South
South
South
Court
Court
Page 7
Remarks
Amen 2,653
Sallerson 2,260
Stewart 2,113
Haines 1,828
Maloney 1,999
G. Petracca
M. Petracca
Cavanaugh
Gambrill
Kort
Knoble
Hochesang
Dunahay
Raymer
Dunahay
Sepic
Rubin
Reynaud
W hite
1,917
1, 588
1,863
1, 880
1, 786
3,039
1,867
2,014
1,976
1, 787
1,593
1,856
1,880
1,880
Ex. Buildinq
2,000
3,000
3,000
2,229
2,220
2,653
2,260
0
0
3,300
1, 999
1000
1,850
1, 704
1,642
1, 999
1, 248
1,679
2,230
1,821
1,696
1,943
1,917
1000
0
0
0
0
2000
1,867
2,014
1,976
1000
1, 787
1, 704
1, 642
1, 999
1,248
1,678
2,230
1,871
1,696
2,481
2,000
1000
0
0
0
6000
1000
1,787
Zehren and Associates, Inc.
20011427.00
Unit 513
Unit 514
Unit 515
Unit 516
Unit 517
Unit 401
Unit 402
Unit 403
Unit 404
Unit 405
Unit 406
Unit 407
Unit 408
Unit 409
Unit 410
Unit 411
Unit 412
Unit 413
Unit 414
Unit 301
Unit 302
Unit 303
Unit 304
Unit 305
Unit 306
Unit 307
Unit 308
Unit 309
Unit 310
Unit 311
Unit 312
Unit 201
Unit 202
Unit 203
Unit 204
Unit 205
Unit 206
Unit 101
Unit 102
Unit 103
Unit 104
Total
Replacement GRFA
37, 779
Unit Summary
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
1, 704
1,642
2,000
1,248
1,678
2, 330
1,821
1, 696
2,501
2,000
1,979
1, 592
1, 787
1, 787
1, 703
1,642
2,000
1,248
1, 780
2,600
1, 999
1, 696
2,501
2,000
1,979
1,592
1,800
1, 732
2, 500
1, 350
1,850
2,600
1, 999
1,999
1, 999
1, 750
1, 750
2,600
1,999
1,999
1, 999
179,016
New GRFA
141,237
Total
2
3
32
50
5
Evergreen Lodge 5/20/2008
Zoning/Program Analysis 051702 zoning analysis (tov submittal).xls
2
2
3
1
2
3
2
2
3
3
3
2
2
2
2
2
2
1
2
3
2
2
3
3
2
2
2
2
3
1
2
3
2
2
2
2
2
2
2
2
2
Court
Court
North
North
North
Creek
Creek
Creek
Creek
South
South
South
Court
Court
Court
Court
Court
Court
North
Creek
Creek
Creek
Creek
South
South
South
Court
Court
North
North
North
Creek
Creek
Creek
Creek
South
South
Creek
Creek
Creek
South
Goal Remaininq
141,000 -237
2.17%
3.26%
34.78%
54.35%
5.43%
Page 8
1, 704
1,642
2,000
1, 248
1,678
2,330
1,821
1, 696
2, 501
2,000
1000
6000
1000
1, 787
1, 703
1,642
2,000
1,248
1, 780
2,600
1,999
1,696
2, 501
2,000
1000
1000
1,800
1, 732
2, 500
1, 350
1,850
2,600
1,999
1,999
1, 999
1000
1000
2,600
1,999
1, 999
1000
160,373
Zehren and Associates, Inc
20011427.00
Total Units
Replacement Units
Total New units
Emplovee Housinq Units
EHU 1
EHU 2
EHU 3
EHU 4
EHU 5
EHU 6
EHU 7
EHU 8
EHU 9
EHU 10
EHU 11
EHU 12
EHU 13
EHU 14
EHU 15
EHU 16
Total
Hotel Rooms
Level 1 (162'-0")
Level 2 (172'-0")
Level 3 (182'-0")
Level 4 (192'-0")
Level 5 (202'-0")
Level 6 (212'-0")
Level 7 (222'-0")
Total
Total GRFA
�
92
19
73
Sq• Ft•
331
300
300
320
320
326
344
344
405
297
366
390
314
304
304
304
5,269
Kevs
0
27
28
37
23
10
4
129
237,468
Evergreen Lodge 5/20/2008
Zoning/Program Analysis 051702 zoning analysis (tov submittal).xls
100.00%
Beds
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
32
SF/Kev
0
444
431
469
454
455
513
453
Total Area
0
11,981
12,081
17, 341
10,450
4, 549
2,050
58,452
Page 9
Level -1 (142'-0")
Area Sq• Ft•
Gross Area - New 64,382
Back of House Sq• Ft•
Storage 1,000
Parkinq Sq. Ft. Spaces
Parking 57,528 163
�
Level 0 (152'-0")
Area
Gross Area - New
�ve Conference
Breakout
Ballroom
Boardroom
Pre Convene/Circulation
Total
P� Hospitality
Restaurant
� u Spa/Healthclub
Spa
Healthclub
Total
Circulation/Lobbv
Lobby
Corridor
Total
Back of House
'� � Kitchen
�� Back of House
P� Storaqe
Total
Parkin
Parking
�
Sq• Ft•
67,095
Sa. Ft.
2, 200
2,500
1,443
5, 761
11,904
Sa. Ft• Seats
2,520 168
Sq• Ft•
9,821
1,072
10,893
Sq• Ft.
3,000
1,000
4,000
Sa. Ft•
3, 798
8, 565
1,279
13, 642
Sq• Ft. Spaces
21,635 50
C.�
�
�J
Level 1 (162'-0")
Area
Gross Area - New
Unit SummaN
Unit 101
Unit 102
Unit 103
Unit 104
Total
Unit Summarv
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
Hotel Rooms
Units
Circulation/Lobbv
Lobby
Corridor
Total
Back of House
Engineering
Housekeepinq/Emplovees
Total
Parkinq
Parking
Sq. Ft•
49,473
Sq • Ft.
2,600
1, 999
1,999
1,999
4, 599
Total
0
0
0
4
0
4
Bedrooms View
2 Creek
2 Creek
2 Creek
2 South
4
Keys SF/Key Total Area
0 0.0 0
Sp • Ft.
2,175
1500
3,675
Sq. Ft•
8, 565
9,821
18,386
Sq• Ft. Sqaces
19,300 46
Remarks
Lockoff
0
0
0
0
0
Level 2 (172'-0")
Area
Gross Area - New
Unit Summary
Unit 201
Unit 202
Unit 203
Unit 204
Unit 205
Unit 206
Total
Unit Summarv
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
Hotel Rooms
Units
Emplovee Housinq Units
EHU 1
EHU 2
EHU 3
EHU 4
EHU 5
EHU 6
EHU 7
EHU 8
EHU 9
EHU 10
EHU 11
EHU 12
EHU 13
EHU 14
EHU 15
EHU 16
Total
Hospitalitv
Bar
Back of House
Front Office
Loading Dock
Circulation/Lobbv
Lobby
Sq• Ft•
50,136
Sq. Ft•
2,600
1,999
1, 999
1,999
1, 750
1, 750
12,097
Total
0
0
1
5
0
6
Bedrooms
3
2
2
2
2
2
13
View
Creek
Creek
Creek
Creek
South
South
Kevs SF/Kev Total Area
27 443.7 11,981
Sq• Ft•
331
300
300
320
320
326
344
344
405
297
366
390
314
304
304
304
5,269
Sq• Ft.
2120
Sq• Ft.
1,810
6,244
Sq. Ft.
3,205
Beds
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
32
Remarks
Lockoff
0
0
0
0
0
0
0
Corridor 2,500
Total 5,705
Level 3 (182'-0")
Area
Gross Area - New
Unit Summarv
Unit 301
Unit 302
Unit 303
Unit 304
Unit 305
Unit 306
Unit 307
Unit 308
Unit 309
Unit 310
Unit 311
Unit 312
Total
Unit Summarv
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
Hotel Rooms
Units
Back of House
Front Office
Circulation/Lobbv
Corridor
�
Sq • Ft.
42,258
Sq• Ft.
2,600
1,999
1,696
2, 501
2,000
1,979
1,592
1,800
1, 732
2, 500
1,350
1,850
23,599
Total
0
0
4
7
1
12
Bedrooms
3
2
2
3
3
2
2
2
2
3
1
2
View
Creek
Creek
Creek
Creek
South
South
South
Court
Court
North
North
North
Kevs SF/Key Total Area
28 431.5 12,081
Sq. Ft.
1,866
Sq• Ft.
4, 500
Remarks
Lockoff
0
1
1
2
0
1
0
1
1
0
0
0
7
Level 4 (192'-0")
Area
Gross Area - New
Unit Summarv
Unit 401
Unit 402
Unit 403
Unit 404
Unit 405
Unit 406
Unit 407
Unit 408
Unit 409
Unit 410
Unit 411
Unit 412
Unit 413
Unit 414
Total
Unit Summarv
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
Hotel Rooms
Units
Circulation/Lobbv
Corridor
�
Sa. Ft•
50,240
Sq• Ft•
2, 330
1,821
1,696
2, 501
2,000
1,979
1,592
1, 787
1, 787
1, 703
1,642
2,000
1,248
1, 780
25,866
Total
0
0
4
9
1
14
Bedrooms
3
2
2
3
3
3
2
2
2
2
2
2
1
2
View
Creek
Creek
Creek
Creek
South
South
South
Court
Court
Court
Court
Court
Court
North
Kevs SF/Kev Total Area
37 468.7 17,341
Sa. Ft.
5,000
Remarks
Lockoff
1
1
1
2
0
1
1
0
0
1
1
0
0
0
9
Level 5 (202'-0")
Area
Gross Area - New
Unit Summarv
Unit 501
Unit 502
Unit 503
Unit 504
Unit 505
Unit 506
Unit 507
Unit 508
Unit 509
Unit 610 (Lower Level)
Unit 510
Unit 511
Unit 512
Unit 513
Unit 514
Unit 515
Unit 516
Unit 517
Total
Unit Summarv
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
Hotel Rooms
Units
Circulation/Lobbv
Corridor
Sa. Ft•
50,220
Sq. Ft.
2,230
1,871
1, 696
2,481
2,000
1,979
1,593
1,856
1,880
962
1, 880
1, 787
1, 787
1, 704
1,642
2,000
1,248
1,678
32,274
Total
0
0
7
9
1
17
Kevs
23
Sa• Ft.
5,000
Bedrooms View
3 Creek
2 Creek
2 Creek
3 Creek
3 South
2 South
2 South
3 South
3 South
0 South
3 South
2 Court
2 Court
2 Court
2 Court
3 North
1 North
2 North
SF/Kev Total Area
454.3 10,450
Remarks
Reynaud
Sepic
Rubin
Kort
White
Lockoff
0
1
1
2
0
0
0
1
1
0
1
0
0
1
1
0
0
0
9
Level 6 (212'-0")
Area
Gross Area - New
Unit Summarv
Unit 601
Unit 602
Unit 603
Unit 703 (Lower Level)
Unit 604
Unit 605
Unit 606
Unit 607
Unit 608
Unit 609
Unit 610 (Upper Level)
Unit 611
Unit 612
Unit 613
Unit 614
Unit 615
Unit 616
Unit 617
Unit 618
Unit 619
Unit 620
Unit 621
Total
Unit Summary
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
Hotel Rooms
Units
Circulation/Lobbv
Corridor
Sq• Ft•
50,221
Sq. Ft.
2,230
1,821
1, 696
1,100
1,943
1,917
1, 506
1, 588
1,863
1, 880
824
3,039
1,867
2,014
1,976
1, 787
1, 787
1, 704
1,642
1, 999
1,248
1,678
39,109
Total
1
0
8
11
1
21
Bedrooms
3
2
2
0
2
3
2
2
3
3
2
5
3
3
3
2
2
2
2
3
1
2
52
View
Creek
Creek
Creek
Creek
Creek
South
South
South
South
South
South
South
North
North
North
Court
Court
Court
Court
North
North
North
Kevs SF/Key Total Area
10 454.9 4,549
Sq• Ft•
4, 500
Remarks
G. Petracca
M. Petracca
Cavanaugh
Gambrill
Kort
Knoble
Hochesang
Dunahay
Raymer
Russo
Lockoff
1
1
1
1
0
0
0
1
0
1
0
0
1
1
0
0
0
1
1
0
0
0
10
Level 7 (222'-0")
Area
Gross Area - New
Unit Summarv
Unit 701
Unit 702
Unit 703 (Upper Level)
Unit 704
Unit 705
Unit 706
Unit 707
Unit 708
Unit 709
Unit 710
Unit 711
Unit 712
Unit 713
Unit 714
Unit 715
Total
Unit Summarv
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
Hotel Rooms
Units
Circulation/Lobbv
Corridor
�
Sa• Ft.
32,021
Sq• Ft.
2,229
2,220
1,553
2,260
2,113
1,828
3, 300
1,999
1,850
1,850
1, 704
1, 642
1,999
1, 248
1,679
29,474
Total
1
1
7
5
1
15
Bedrooms
3
3
4
3
3
3
5
3
2
2
2
2
3
1
2
View
Creek
Creek
Creek
South
South
South
North
South
Court
Court
Court
Court
North
North
North
Kevs SF/Kev Total Area
4 512.5 2050
Sq. Ft•
3,000
Remarks
Amen
Sallerson
Stewart
Haines
Maloney
Lockoff
0
1
0
0
1
1
0
0
1
1
1
1
0
0
0
7
Level 8 (232'-0")
Area
Gross Area - New
Unit Summarv
Unit 801
Unit 802
Unit 803
Total
Unit Summarv
Five Bedroom Units
Four Bedroom Units
Three Bedroom Units
Two Bedroom Units
One Bedroom Units
Total Units
C�
�
Sq• Ft•
7,468
Sq• Ft. Bedrooms
2,000 3
3,000 4
3,000 4
8,000
Total
0
2
1
0
0
3
View
Creek
Creek
South
Remarks Lockoff
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TOWN OF VAIL �Y
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on June 23, 2008, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final recommendation to the Vail Town Council, pursuant to 12-3-7,
Amendment, Vail Town Code, for prescribed regulations amendments to Section 14-10-
7, Outdoor Lighting, Vail Town Code, to allow for amendments to the outdoor lighting
standards, and setting forth details in regard thereto. (PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
A request for a final review of a major exterior alteration, pursuant to Section 12-7H-7,
Exterior Alterations or Modifications; and requests for conditional use permits, pursuant
to Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level;
Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4,
Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for
the redevelopment of the Evergreen Lodge, with dwelling units, accommodation units,
employee housing units, conference facilities and meeting rooms on the basement level,
multi-family dwelling units on the first floor, and an eating and drinking establishment on
the second floor, located at 250 South Frontage Road West/Lot 2, Block 1, Vail
Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for information.
Published June 6, 2008, in the Vail Daily.
�
11
rowN a� varL ''{
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on June 23, 2008, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final recommendation to the Vail Town Council, pursuant to 12-3-7,
Amendment, Vail Town Code, for prescribed regulations amendments to Section 14-10-
7, Outdoor Lighting, Vail Town Code, to allow for amendments to the outdoor lighting
standards, and setting forth details in regard thereto. (PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
A request for a final review of a major exterior alteration, pursuant to Section 12-7H-7,
Exterior Alterations or Modifications; and requests for conditional use permits, pursuant
to Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level;
Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4,
Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to allow for
the redevelopment of the Evergreen Lodge, with dwelling units, accommodation units,
employee housing units, conference facilities and meeting rooms on the basement level,
multi-family dwelling units on the first floor, and an eating and drinking establishment on
the second floor, located at 250 South Frontage Road WesULot 2, Block 1, Vail
Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for information.
Published June 6, 2008, in the Vail Daily.
PLANNING AND ENVIRONMENTAL COMMISSION
July 14, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Bill Pierce
Site Visits:
1. Evergreen — 250 South Frontage Road West
30 Minutes
A request for a recommendation to the Vail Town Council on a proposed major amendment to
Special Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special
Development District, Vail Town Code, to allow for the enclosure of a pedestrian pathway
through the southwest wing of the approved structure and creation of commercial square
footage; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting
forth details in regard thereto. (PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
75 Minutes
2. A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
ACTION:
MOTION: SECOND: VOTE:
15 Minutes
3. A request for a recommendation to the Vail Town Council to review the Vail Land Use Plan map,
pursuant to Section 8-3, Vail Land use Plan to allow for a change in the land use designation
from Community Office to Lionshead Redevelopment Master Plan for properties known as
"Cascade Crossing" and "Vail Professional Building" (Future "Ever Vail"), located at 953 and
1031 South Frontage Road West/unplatted (A complete legal description is available for
inspection at the Town of Vail Community Development Department), and setting forth details in
regard thereto. (PEC080036)
Applicant: Town of Vail
Planner: Nicole Peterson
ACTION:
MOTION: SECOND: VOTE:
Page 1
30 Minutes
4. A request for a work session for prescribed regulations amendments to Section 14-10-7, Outdoor
Lighting, Vail Town Code, to allow for amendments to the outdoor lighting standards, and setting
forth details in regard thereto. (PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
5 Minutes
5. A request for work session for a major exterior alteration, pursuant to Section 12-7B-7, Exterior
Alterations or Modifications, a request for a conditional use permit pursuant to Section 12-7B-5,
Permitted and Conditional Uses; Above Second Floor, a request for variances from Section 12-
7B-15, Site Coverage, and Section 12-76-16, Landscaping and Site Development, pursuant to
Chapter 12-17, Variances, and a request for amendments to an adopted view corridor pursuant
to Section 12-22-5, Amendments, and Section 12-22-6, Encroachments into Existing View
Corridors, Vail Town Code, to allow for the re-development of the Clock Tower Building (Gorsuch
Ltd. Building) to include three floors of above grade structure, a new clock tower, and an eating
and drinking establishment above the second floor, located at 263 East Gore Creek Drive/Lots D
and E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC070025)
Applicant: Gorsuch Ltd. and John P. McBride, represented by Resort Design Associates
Planner: Scot Hunn
ACTION: Table to August 25 2008
MOTION: SECOND: VOTE:
5 Minutes
6. A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional
Uses, Vail Town Code, to allow for public utilities installations, located at 145 North Frontage
Road West, Lot 1, Middle Creek Subdivision and setting forth details in regard thereto.
(PEC080031)
Applicant: Cricket Communications Inc., represented by Mike Sharlow
Planner: Nicole Peterson
ACTION: Withdrawn
7. Approval of June 23, 2008 minutes
MOTION: SECOND: VOTE:
8. Information Update
9. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published July 11, 2008, in the Vail Daily.
Page 2
0
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TOWN OF VAIL, COLORADO Statement
*******************************************�****************:x*******************************
Statement Number: R080000796 Amount: $800.00 05/27/200809:24 AM
Payment Method: Check Init: RLF
Notation: 2764 EVERGREEN
LODGE AT VAIL
-----------------------------------------------------------------------------
Permit No: PEC080033 Type: PEC - Major Exterior Alt
Parcel No: 2101-064-0102-0
Site Address: 250 S FRONTAGE RD WEST VAIL
Location:
Total Fees: $800.00
This Payment: $800.00 Total ALL Pmts: $800.00
Balance: $0.00
********************************************************************************************
ACCOUNT ITEM LIST:
Account Code Description Current Pmts
-------------------- ------------------------------ ------------
PV 00100003112500 PEC APPLICATION FEES 800.00