HomeMy WebLinkAbout2026-05-05 Agenda and Supporting Documents Town Council Afternoon Session1.Call to Order (3:00pm)
2.Presentation/Discussion (3:00pm)
2.1 Strategic Plan Update (3:00pm)20 min.
Listen to presentation and provide feedback.
Presenter(s): Russell Forrest. Town Manager
Background: The purpose of this work session is to review
Council's feedback for the Strategic Plan from the April 21,
2026 meeting and approve the plan later in the evening
meeting by resolution.
2.2 Vail Village Construction Policy Update (3:20pm)20 min.
Information Update.
Presenter(s): Chad Salli, Town Engineer and Chief Ryan
Kenney, Vail Police Department
Background: Construction in Vail Village has begun for the
year with the continuation of some projects, start of others and
numerous projects proposed to start later in 2026 and in 2027.
3.DRB/PEC (3:40pm)
3.1 DRB/PEC Update (5 min.)
4.Information Update (3:45pm)
4.1 April 2026 Revenue Update
5.Matters from Mayor, Council, Town Manager and Committee Reports (3:45pm)
5.1 Matters from Mayor, Town Council and Committees (15
min.)
VAIL TOWN COUNCIL MEETING
Afternoon Session Agenda
Vail Town Council Chambers and virtually by Zoom.
Zoom meeting link: https://vail.zoom.us/webinar/register/WN_JDvJa7JtTueG95cP0EtCzw
3:00 PM, May 5, 2026
Notes:
Times of items are approximate, subject to change, and cannot be relied upon to determine what time
Council will consider an item.
Strategic Plan Memo 050526.docx
Town of Vail Strategic Plan 2026 -050526 final draft.docx
Action Plan 050526.docx
2026-17 A Resolution Approving the Town of Vail Strategic Plan.docx
Council Memo 5-5-26.docx
April 27, 2026, PEC Meeting Minutes.pdf
260505 Town of Vail Revenue Update.pdf
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5.2 Town Manager Report (15 min.)
5.3 Council Matters and Status Report
6.Executive Session (4:15pm) (30 min.) Executive Session pursuant to:
C.R.S. § 24-6-402(4)(b) to hold a conference with the Town Attorney, to receive legal advice
on specific legal questions; and C.R.S. § 24-6-402(4)(e) to determine positions relative to
matters that may be subject to negotiations, develop a strategy for negotiations and instruct
negotiators on the topics of 1) West Lionshead Pre Development agreement and 2) Timber
Ridge Development Project
7.Recess 4:45pm (estimate)
TM Update 042126.pdf
260505 Matters.docx
Future Topics.docx
Meeting agendas and materials can be accessed prior to meeting day on the Town of Vail website
www.vail.gov. All Town Council meetings will be streamed live by High Five Access Media and available
for public viewing as the meeting is happening. The meeting videos are also posted to High Five Access
Media website the week following meeting day, www.highfivemedia.org.
Please call 970-479-2460 for additional information. Sign language interpretation is available upon
request with 48 hour notification dial 711.
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AGENDA ITEM NO. 2.1
Item Cover Page
DATE:May 5, 2026
TIME:20 min.
SUBMITTED BY:Stephanie Bibbens, Town Manager
ITEM TYPE:Presentation/Discussion
AGENDA SECTION:Presentation/Discussion (3:00pm)
SUBJECT:Strategic Plan Update (3:00pm)
SUGGESTED ACTION:Listen to presentation and provide feedback.
PRESENTER(S):Russell Forrest. Town Manager
VAIL TOWN COUNCIL AGENDA ITEM REPORT
ATTACHMENTS:
Strategic Plan Memo 050526.docx
Town of Vail Strategic Plan 2026 -050526 final draft.docx
Action Plan 050526.docx
2026-17 A Resolution Approving the Town of Vail Strategic Plan.docx
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To: Vail Town Council
From: Russell Forrest, Town Manager
Date: May 5, 2026
Subject: 2026 Strategic Plan – Resolution No. 17, Series of 2026
__________________________________________________________________________
1. PURPOSE AND INTRODUCTION
On January 19 and 20, 2026, the Town Council met for two days to update the Town’s Strategic
Plan that was last updated in 2024. Attached is that draft Strategic Plan. Also, Town Staff
have created an action plan that is attached to implement over the next five years to achieve the
Town Council’s desired results. On April 21, 2026, the Council reviewed the draft and provided
feedback on edits to the document. The updated draft is now provided to council for
consideration and approval via Resolution No. 17, Series of 2026, at the evening meeting.
2. WHY DO A STRATEGIC PLAN?
The purpose of a strategic plan is to identify the issues that are most important to Vail’s
residents and guests. The Town Council’s role in this plan was to synthesize the feedback they
received and articulate the priority issues and results to address those issues. The Town will
then focus time and resources to address those issues in the next 1 to 5 years.
A strategic plan will be used to develop future budgets (including the 2027 budget), create
departmental business plans, define goals for Town personnel, and provide a framework of
accountability for the organization. Both dollars and human resources will be aligned and
targeted towards achieving the strategic results in this plan.
Also with a strategic plan, a metric (a means of showing progress on goals/results) will be
developed and communicated to the community. This plan will help ensure accountability for
the organization, departments, and individual employees in achieving the Town’s strategic
results. By creating a focus on addressing the most important issues over a 1- to 5-year time
frame, significant results can occur that have measurable benefits for the community. While a
strategic plan provides a level of discipline for budgeting and management, short-term actions
that support strategic initiatives can still occur, allowing the Town to be opportunistic even if a
strategy is not specifically in this plan. In addition, staff may propose different and/or amended
actions to achieve Council results as implementation of this overall plan occurs. This Strategic
Plan is intended to be a dynamic plan that is reviewed and updated at least every two years or
more frequently if the need arises. The Town Manager, at least quarterly, will review progress
on the strategic plan with the Town Council.
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3. ACTION PLAN
The action plan, which is an attachment to the Strategic Plan, is a product staff has
created to achieve the Town Council’s results. This is a dynamic document that will
evolve and be updated. The costs for actions are still being developed and will be
completed as part of the annual budget process. In 2026, staff can anticipate
forwarding to Council a request to fund a Recreation Master Plan that would be
matched with funds from the Vail Recreation District that that the VRD has already
budgeted. The 50% cost the Town may choose to fund is approximately $75,000. The
actual cost would be determined after receiving actual proposals as the result of a
request for proposals. This action will support the following result: “B.4 By December
2027, the Town Council will make a decision regarding the development of a community-
anchored recreation center. Staff will be looking for savings as well to fund an internship to
complete a number of the goals in the Governance Strategic Priority. An intern is also
considered as a resource need to complete a number of actions related to the Governance
priority. Staff will first see if savings can be found to obtain this resource before requesting new
funding for this purpose.
4. SUMMARY OF CHANGES SINCE THE LAST MEETING
Since the last meeting we have made a few changes from individual council members
mostly related to the tone and tenor. Also A.3 is in the “Vibrant Experience” Section and
B.1 related to Town facilities is in “Build a Strong Community.” D.2 related to land use
and housing codes was reframed as an outcome: “D.2 By July 2027, the land use and
housing codes are clear, concise, legally defensible, and they achieve the Town’s policy
goals. “ This was the change most discussed at the last meeting.
5. ACTION REQUESTED OF THE TOWN COUNCIL
Council is requested to provide any final comments on the strategic plan at the
afternoon meeting and consider approval of the plan via Resolution No. 1 7, Series of
2026 in the evening.
Attachments:
A. 2026 Strategic Plan
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Working Draft to Town Council on May 5, 2026
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Executive Summary – 2026 Five Year Strategic Plan
Vision: To be your favorite mountain town.
Purpose: The purpose of the strategic plan is to identify and address the most important issues the
Town of Vail is facing in the next five years. This plan will be used to align resources around
measurable goals to address those critical strategic issues.
Trends/Issues Council Considered: Key trends and issues considered in this plan include:
Value and Vibrancy: Commercial rental rates are pushing unique/locally owned businesses
(retail, food and beverage) out of Vail and impacting the vitality and vibrancy of Vail’s
commercial areas. Unpredictable winters, varying service levels and increasing costs on and off
the mountain are also trends impacting the perception of value for our guests.
New Residents: With new homes for approximately 1,000 new residents coming becoming
available in the next three years, does Vail have the amenities to support new younger
residents? Continuing to enhance our sense of community for both existing and new residents
will be critical to Vail’s success and creating new leaders in the future.
Financial Sustainability: In the next several years the Town will add to its financial reserves
after investing in three large capital projects (Timber Ridge Village, Southface Vail and Dobson
Arena). Continued fiscal discipline as these large capital projects are completed will be
important in continuing to have strong financial sustainability.
Desired Results/Goals; Given the above-mentioned trends the Vail Town Council identified three goal
areas supported by a fourth (Ensure Good Governance) which is an ongoing goal.
• Create a Vibrant Vail Experience. Town policies, incentives, and special events will support
year-round vibrancy and entrepreneurial initiatives from locally owned business so that guests
and residents want to be in Vail’s commercial areas because they are fun, inviting, and
aesthetically attractive.
• Build a Strong Community. Successfully completing Timber Ridge, and Southface affordable
housing developments, providing adequate childcare opportunities, creating places for our
community to connect (library, recreation center) and cultivating our next generation of residents
and leaders will be critical in building our sense of community.
• Protect Our Mountain Environment: Reducing Town of Vail greenhouse gas emissions,
protecting Gore Creek and the natural environment in and around Vail will continue to be
priorities for the Town. In addition, being resilient to natural and manmade emergencies along
with climate change will be critical to protecting our community and economy.
The Town of Vail must continuously work on good governance to support the above-mentioned goals
and to provide a high level of customer service. In the next several years there will be a focus on
ensuring our land use and housing policies will be clear, understandable, and of course achieve
community goals. Departments will identify opportunities to measurably improve customer service.
The town will also work on ensuring financial sustainability and that we are communicating proactively
and transparently with the Vail community.
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2026 Five Year Strategic Plan
1. PURPOSE AND INTRODUCTION
This Strategic Plan’s purpose is to create measurable and meaningful results for our
residents, businesses, and guests to address the most important issues facing the Town of
Vail. This Strategic Plan, once approved, will provide a framework to align both human and
financial resources to achieve critical results in addressing our community’s most important
issues.
On January 19 and 20, 2026, the Town Council met and updated the Town’s strategic plan
that was created in 2024. This update includes a vision statement, mission, priority issues,
and strategic results/goals. This plan is focused on improving the lives of our customers who
are our residents, guests, businesses, and employees that live, work, and play in Vail. To
ground the Town Council on our customers’ perspectives, the meeting on January 19th started
with a robust discussion on feedback from focus groups, community surveys, and trends that
may affect Vail in the future. That feedback informed the strategic issues and results included
in this Plan.
The Strategic Plan is intended to be updated every two years after a Town Council election.
Town Council members in creating this plan are asked to consider long-term strategic issues
but focus on creating meaningful results for our customers in the next two to five years.
2. MISSION AND VISION
Our vision provides a direction and destination of where, as a community, we want to move
towards in the future. The mission or purpose of the Town of Vail defines why we exist as a
local government in serving our residents, businesses, and guests.
After two days of reviewing stakeholder feedback and strategic issues, the Town Council
created the following aspirational vision statement, which is premised on being a strong, vibrant
community so that we can provide exceptional service and value for our guests.
The Town of Vail’s vision is:
To be your favorite mountain town.
This vision:
Is about your connection and devotion to the place, whether you live, work or play here.
Being the best is rankings-oriented and hard to define, so we have set our sights on being
your favorite, i.e. your go-to answer when someone asks, “What is your favorite mountain
town?” Vail. No brainer.
Are we a resort or a community? Both, at the same time. We are a mountain town, here for
all to enjoy what Mother Nature gave us.
In February 2024, the Town Council articulated the following mission statement:
The mission of the Town of Vail and the services we provide is to provide exceptional
public services, to people who live, work, and play here so they can connect to the
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community and to nature, create memories, find opportunities to thrive, and have the
time of their lives.
3. PROGRESS FROM 2024 STRATEGIC PLAN
The Town Council completed a strategic plan in 2024, and we are still actively implementing this
plan. Significant resources have been committed to the execution of three major capital projects
including Dobson Arena, Timber Ridge and Southface. The 2024 Strategic Plan can be found
on the town’s website. The last update on progress was presented to Town Council on Oct. 21,
2025. The public dashboard is available at https://performance.envisio.com/dashboard/Vail.
Plan progress highlights include:
Create a Strong Community and Create Affordable Housing Opportunities
570 homes for locals are currently under construction, including the town’s first Habitat
for Humanity homes.
With new homes the Town will need to actively engage community members to explore
an discover opportunities to meaningfully connect community member with each other
and provide physical spaces and programs to facilitate those connections.
Support Our Workforce
Significant council contributions to the Minturn Family Enrichment Center and new Early
Childhood Education Center in Avon.
Provide an Authentic Vail Experience
Launched the new early winter season “Stoke Sessions” concert series.
$55 million Dobson Ice Rink renovation is being created to enhance town events and
continue a tradition of ice programs including Yeti games.
Transportation
Year-round managed parking, creation of the Transit Route Optimization and Arrive Vail
plans, and pedestrian improvements in West Vail.
Residents and employees of the Eagle River Valley are increasingly using transit with
significant enhancements in CORES regional bus service and continued improvements
in Vail’s transit system. Improved transit service is expected to reduce parking on the
Frontage Rd during the ski season.
Environmental Sustainability
Initiating, after receiving a $1.8 million grant, the initial node of a geothermal district and
finalized the town’s first car share program.
This update will supersede the 2024 plan and build upon it.
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4. 2026 STRATEGIC PLAN
The following section includes the vision, mission, priority issues, and results from the January
19 and 20, 2026 planning sessions.
Vision: The Town of Vail’s vision is:
To be your favorite mountain town.
Mission: The mission describes our purpose and the fundamental services we provide to the
community and the desired impact of those services.
The mission of the Town of Vail is to provide exceptional public services to people who live,
work and play here so they can connect to the community and to nature, create memories,
find opportunities to thrive, and have the time of their lives.
Issues and Results: The following critical issues and results tie back to the feedback the Town
received from the community. The 2026 Strategic Plan recognizes that completing three of the
largest capital projects in Vail’s history including Timber Ridge Village, Southface Vail, and the
Dobson Arena remodel is critical and must be successfully completed with applicable
development partners (Triumph, Corum, VRD respectively). It is also recognized that with each
significant development project, there are inherent risks that will need to be managed and
mitigated as with any development. These projects will continue to require significant human
and financial resources in the next two to three years. The issues and results mentioned below
reflect the necessity to successfully complete these three projects.
It should be acknowledged that are is strong interconnectivity between the issues mentioned
below. For example, results related to community also support creating a vibrant guest
experience. Having a strong community enables us to provide a high level of customer service
and a vibrant experience.
The Town Council worked toward consensus in developing the following strategic priorities and
results. Also, results are analogous to goals. The word “result” is used in that it has a stronger
connection to what our customer experiences in achieving a desired result. For each strategic
result below there are corresponding results and attachment B includes specific actions to
achieve each result.
A. Strategic Priority – Create a Vibrant Vail Experience: The Town of Vail has experienced
an escalation in commercial rents that makes being a local entrepreneur with a brick-and-
mortar store, particularly for food and beverage operations challenging. The trend of more
exclusive national/international brand businesses pushing out unique locally owned
businesses creates the risk of homogenizing Vail Village and Lionshead. At the same time
with an increase in employee housing, there will be a greater demand for locally serving
businesses, particularly food and beverage. Another trend the Town must directly face is
providing value and vibrancy to our guests and residents whether we have good snow years
or not. Providing and communicating opportunities to have fun and an incredible
experience in Vail regardless of snow conditions will be increasingly important in the future.
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Desired Results:
A.1 By December 2028, realize a net 5% increase in locally owned and operated store
front businesses.
A.2. By December 2028, create policies, programming and organizational culture for the
local business community to embrace and promote vibrancy and an environment of fun.
A.3 By December 2026, the Town Council will receive and approve a development
agreement to accomplish the community goals outlined in the West Lionshead Master Plan.
A.4 By December 2027, residents and visitors will have access and utilize a playbook of
diverse and compelling activities that are available in the Town of Vail throughout the year.
B. Strategic Priority – Build a Strong Community: With the Residences of Main Vail now
completed, along with Timber Ridge Village and Southface Vail, the Town will have created
642 new homes for our community between the three projects. This new housing will
provide homes totaling 1021 bedrooms. Creating a strong community that supports a world
class guest experience was seen as being a critical issue in 2024 and continues to be an
ongoing need and opportunity in the future.
Desired Results:
B.1 By March 2027, create policies and an organizational culture where community
members and/or groups can utilize Town facilities.
B.2 By December 2029, parents/caregivers working in Vail needing childcare have access
to affordable childcare located where they need it.
B.3 By December 2031, Vail residents will experience an 820 unit increase in locally owned
and occupied homes in residential neighborhoods, with construction beginning on the East
Vail parcel by 2028. (Note: 820 includes the 570 units being built now and 250 new homes
in the next 5 years)
B.4 By December 2027, the Town Council will make a decision regarding the development
of a community-anchored recreation center.
B.5 By February 2028, the Town of Vail will begin intentionally developing the next
generation of leaders within our community.
C. Strategic Priority – Protect Our Mountain Environment: The high alpine natural
environment of Vail and the Gore Creek Valley makes the Town and Vail Mountain a truly
magical place for the Vail community and our guests. Our future as a community and local
economy is very much tied to how we care for and live in harmony with our natural
environment. With climate change, Vail also must be resilient to the changes that affect our
valley and surrounding region. Both reducing our impact on the natural environment while
also being resilient to a changing environment will be increasingly important in the future.
Desired Results:
C.1 By December 2027, Vail and its partners will have a cohesive wildlife/environmental
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management plan for the Gore Valley to continue to promote, protect and enhance our
natural habitat.
C.2 By December 2029, Gore Creek will meet the requirements to no longer be a 303(d)
listed impaired waterway which would reduce near term risk of losing the gold medal fishery
status.
C.3 By December 2027, the Town Council will receive and approve a community resiliency
plan including economic, environmental, wildfire and organizational resiliency, including
evacuation and continuity of operations plans.
C.4 By December 2030, the Town will achieve a 50% reduction in carbon emissions and by
December 2050, the Town will achieve an 80% reduction in carbon emissions against the
2014 baseline.
D. Strategic Priority – Ensure Good Governance: There is both the need and opportunity,
while the Town is financing three large capital projects, to focus on improving the efficiency
and effectiveness of its services, policies, and customer service. Given there is limited
capacity for new capital projects, particularly while Timber Ridge is being completed and
sold out, there is the opportunity and need to solicit customer feedback at a Departmental
level and identify areas of improvement in day-to-day operations. Another need is to ensure
the Town’s complex land use and housing codes are clear, concise and achieve the policy
goals of the Town. The Town is committed to excellent customer service but there is the
need to be able to define what excellent customer service means and how to measure it at
both an organizational and departmental level.
Desired Results:
D.1 By December 2027, the Town of Vail will simplify and streamline communications to
ensure information is transparent and accessible to the community.
D.2 By July 2027, the land use and housing codes are clear, concise, legally defensible,
and achieve the Town’s policy goals.
D.3 By December 2027, the community will experience a customer focused organization
and culture through the development of customer-focused strategic departmental business
plans.
D.4 By December 2027, the Town will pursue and implement innovative financial strategies
to ensure the viability of our community for the next 50 years and deliver best-in-class
services.
5. NEXT STEPS
Staff would propose approving this plan via resolution as a next step after the language for vision,
mission, priority issues, and results are acceptable to the Town Council. Attached is an action plan
to support the completion of the above-mentioned results (Attachment B).
This strategic plan is focused on the next 2 to 5 years. Moving forward, staff will provide quarterly
updates on progress related to results. A dashboard will be on the Town’s website and used for
updates. It is recommended that after a Town Council election (every two years) the Strategic Plan
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is reviewed and updated as necessary.
Finally, staff will create business plans for each Town Department to ensure that the Council
strategic results are effectively implemented, and the Town Manager, department heads, and
individual staff members are aligned and accountable to achieve the results. The business plans
for departments would also speak to the day-to-day services that Departments provide for their
customers. Feedback from departmental customers will be solicited and used to develop goals and
actions to ensure the highest level of customer service based on available resources.
Attachment A: Trends and Feedback Considered
Attachment B: Action Plan
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ATTACHMENT A: TRENDS AND FEEDBACK INCORPORATED INTO PLAN
I. BACKGROUND ON TRENDS CONSIDERED
Staff synthesized the current state of implementation of existing strategic priorities, community
survey information, previous discussions in the community and with Council, local, state-wide,
and national trends and would acknowledge the following trends/issues for Council’s
consideration:
A. Big Three Capital Projects: With the Residences of Main Vail now complete, along with
Timber Ridge Village and Southface Vail, the Town will have created 642 new homes for
our community between the three projects. This new housing will provide homes totaling
1,021 bedrooms. In addition, the remodel of Dobson Arena is underway. The following is
a summary of those three projects.
Timber Ridge Village: The Town is in the shoes of a developer, and we are
actively managing risk in selling out Timber Ridge and then we will be leasing up
Southface in two to three years. If Timber Ridge sells out the Town will recoup
$38,614,769 of the $40,523,046 cash contribution it invested into the project and
will have adequate resources to pay for the $25,449,948 million the Town has
committed to purchasing homes in the project.
Southface Vail: Construction at Southface started in May 2025 and is expected to
be completed in the Fall of 2028. There are a total of 268 units including studios,
1, and 2, bedrooms. The construction cost of this project is $164 Million. At the
time this plan was prepared Southface is on time and budget.
Dobson Arena: Dobson is an approximately $55 million remodel of the 45-year-
old Dobson ice rink. The project is being paid for from tax increment financing
funds generated through the redevelopment of Lionshead. At the time this plan
was written, this project is on budget and schedule. An operating agreement has
now been executed between the Town of Vail and the Vail Recreation District.
Dobson will be an important opportunity to continue to have incredible ice
programs and increase our ability to have concerts, special events, and host
large group events in conjunction with our lodging community.
These three projects will continue to absorb significant staff and financial capacity for
the next two years. They also will create new opportunities for addressing our
housing challenges and improving economic vitality. This plan contemplates that
significant resources continue to be committed to the completion of the above
projects. Specifically, the Housing and Finance Departments will be actively
managing the housing projects. The Public Works Director and Facilities Manager
are managing construction and completion of the Dobson project, along with the
Economic Development team’s involvement in curating the process around special
events and corporate events at Dobson. Fortunately, we have the Cumming Group
to help support project management for all three projects.
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B. Operational/Policy Enhancements: As we have experienced complex Special
Development District (SDD) applications and closely examined our current housing
policy, staff has concluded that our town code needs to be updated, clarified, in some
places fixed to effectively implement the policies of the Town and provide improved
customer service. The Land Use Code and interconnected housing regulations are the
best examples of where policy changes over time have created a hard-to-understand
and inefficient policy structure. Examples of areas of specific change include: a SDD
process that does not provide for an opportunity to examine and debate a conceptual
plan from a developer (without the developer spending significant money on design).
Council in the spring of 2026 asked staff to accelerate the creation of a sketch plan
process for Special Development Districts. The housing code has four different sections
interwoven into the land use code. It’s complex and hard to understand even for staff.
There are also operational actions that need to be addressed. The good news is that
the Town has invested in technology in the last year to fix a broken permit tracking
system and better manage deed restrictions. However, to be a world class resort
community the Town needs clear, effective municipal codes and operational tools to
manage our complex land use and housing processes.
Also, there is the opportunity and need for our departments to actively solicit feedback
from customers, just like the Council did to create this strategic plan, to improve day-to-
day operations and create Departmental business plans to ensure alignment to council
priorities and improve the efficiency of day-to-day operations.
C. Housing Strategy: The existing goal set in 2017 is to create 1000 additional homes for
Vail employees. With the projects mentioned above and other projects the Town is now
on track to create 850 of the 1000 new homes by 2027. Staff believe it is critical to
complete the Timber Ridge and Southface projects in combination with redeveloping
internal housing policy, processes and data before initiating any significant new housing
projects. Staff and the Vail Local Housing Authority have begun working on this and an
updated housing strategy is at Memo_2026_Housing_Strategies_SemiAnnualUpdate.pdf.
D. Vibrancy and New, Younger Demographic: A trend we are continuing to see in Vail
and other mountain resorts is ever-increasing commercial rents (which is counter to the
national trend of decreasing commercial demand) which make unique, locally owned
retail and food and beverage businesses less economically viable. In their place, we
have seen more private clubs, ski lockers, and high end international/national retail
stores. Of particular concern is the loss of food and beverage businesses that cater to
locals and our employees. A notable exception to this trend is Avanti, which is a
wonderful example of a creative food and beverage business that caters to both locals
and guests. Another trend which is positive (but we need to be prepared for it) is with
the new housing mentioned above, the Town may experience 800-1200 new residents.
Some may certainly be relocating from free market units in Vail, but there will be a
significant increase in employees and younger people living and working in Vail. This
trend in the next 5 years requires the Town and the community to assess whether we
have the services and amenities to support this new population. An example of an
opportunity to address these trends is the Vail Public Library that is increasingly
providing a diversity of programs and spaces for residents and employees to connect
with each other, learn, have fun, and make new friends. We will need additional
programs and facilities to address this positive trend resulting from the Town executing
on its housing goals. A recreation or fitness facility has been discussed as a need. Staff
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would recommend that we update a recreation plan with the Vail Recreation District to
evaluate the need for new recreational and community amenities.
E. Value and Defining What a Premier Mtn. Resort Community Means Today: The
Town’s longtime vision was to be the “premier mountain resort community in the world.”
Historically, Vail could gauge its value to its customers by ratings in Ski Magazine.
When “Vail, Colorado” shows up in the most recent (last ~12 months) resort rankings, it
generally lands top-tier but not #1. Vail is strong in “best overall destination” lists, a little
lower in skier-survey performance lists, and punished in value/affordability lists.
Across the two major “best resorts” lists where Vail is actually ranked recently, it sits
between #6 and #12 (average #9) with excellent brand strength, while affordability-
focused rankings flag it as expensive.
After COVID and with the evolution of the Epic Pass, the Town of Vail now must market
itself in both the winter and summer. We must also consider that the number of people
skiing is not growing so we are facing increased competition for fewer skiers. The key
leader in international growth is Mexico, which represents approximately 10% of our
destination trips.
As we review information on net promoter scores we want to better understand the
perceived loyalty to Vail by our guest.
Summer NPS (likelihood to recommend) was 74 which exceeded both prior summer
and prior winter. Detractors in summer see Vail as expensive, which leaves some
feeling the overall value of the experience doesn’t justify the cost.
Winter NPS (likelihood to return) was 64, decreasing from 70.8 in winter 23/24.
Guests perceived cost concerns as the biggest perceived barrier to future visitation.
Staff would suggest that instead of chasing ratings in magazines that we focus on
improving and enhancing our net promoter score and ensure that we are providing the
very best experience we can to our guests.
F. Aging Infrastructure: Vail is now 60 years old, and the Town has aging infrastructure
nearing the end of its useful life. Dobson Arena was identified in the 2024 strategic plan
as a facility that needed renovation and that is occurring. Town Hall is aging but recent
capital investment in its HVAC system has provided another 5-10 years of life for the
building. Currently the most significant capital need is continuing to maintain the Village
and Lionshead parking structure. Arrive Vail has provided a concept of how to both
address the infrastructure needs of the Village Parking structure, improve the guest
arrival experience, and provide additional transit capacity current and future needs. The
Civic Area may also provide opportunities for community gathering spaces and/or a
municipal complex.
G. Revenue: The Town has grown significantly in terms of programs, while also increasing
the number of employees needed to support these expanded services. In addition, costs
have increased substantially in terms of both operating and capital expenditures and the
town has spent down reserves on major capital projects over the last several years.
Additional revenue sources may need to be considered to support solutions for aging
infrastructure, marketing Vail year-round, attracting, and retaining outstanding
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12
employees, aggressively competing as a resort, and providing an excellent level of
customer service.
H. Changing Climate: There is both the need and the opportunity to become more resilient
in poor snow ski season which will make us even stronger during seasons with strong
snow. The 2025/2026 winter season was the worst snowpack recorded in Colorado.
The Town will need to be increasingly resilient to address these trends and is actively
creating solutions in addressing its significant greenhouse gas emissions
communitywide and in town operations. Core Transit provides an opportunity to reduce
vehicle miles travelled (and the associated emissions) and the cost to employees to live
and work in the Valley. Future mobility initiatives are also needed to achieve the town’s
emissions and sustainability goals. The McKinstry/Geothermal project has the potential
to be a groundbreaking project for renewable energy and provide a pathway for
significantly reducing the Town carbon emissions for snow melt and to be more resilient
in the future. In addition, the Town needs to develop and market non ski activities both
in good and poor snow season to improve our economic resiliency.
I. Redevelopment Opportunities: The Town of Vail and Vail Resorts have completed an
update to the Lionshead Redevelopment Plan for West Lionshead. The demand for retail
and commercial areas have evolved rapidly in the last five years, particularly after
COVID. Maintaining a competitive resort community requires evaluating what our
residents and guests need in the future for amenities and ensuring the Town has the
highest quality built and natural environment. West Vail is a significant opportunity to
create a retail and housing opportunity to meet the Town’s needs in the future. West
Lionshead also could address parking on the Frontage Rd and improving skier drop off
to a major portal.
West Vail is also an opportunity to improve retail and food and beverage offerings for
locals. This requires cooperation from property owners. Additional incentives may be
needed to achieve the vision of the West Vail Master Plan – like the DDA that is being
considered for West Lionshead.
II. FEEDBACK AND ISSUES
Staff compiled themes from the town’s most recent Vail Community Survey, last fielded in the
spring of 2024, and post-visit guest surveys from winter 2024/2025 and summer 2025.
Respondents were asked to rank their priorities for the town, with the top five including:
1. Creating a continuum of housing for locals, ranging from seasonal employees to retirees
2. Protecting wildlife habitat and restoring habitat connectivity
3. Improving the health of the Gore Creek Watershed
4. Increasing access to childcare for those who work in Vail, where workers want it
5. Creating and enhancing annual events that are consistent with Vail’s unique vibe (ex:
GoPro Mountain Games, Bravo!)
As part of both summer and winter post-visit guest surveys, overall affordability was of
greatest concern, with parking as a factor affecting likelihood of returning to Vail and
recommending Vail to others. For guests, parking is a pain point. Parking received the lowest
satisfaction scores from all visitor groups at 3.3 overall last winter – this is consistent with the
past three years. Nearly 1 in 5 open-ended comments called out parking specifically, with
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many asking for cheaper or more convenient options. Guests cite both cost and availability as
concerns, especially with the introduction of summer paid parking and confusion over public
versus private parking. Guests asked for lower rates, cheaper or validated options, clearer
signage/shuttle loops and a simpler parking experience.
Finally, in preparation for this strategic plan the Town’s facilitator and Town Staff conducted
several focus groups including:
Town residents
Young business leaders
Town staff and Directors
Business leaders in the Vail Economic Advisory Committee
Interviews with Town Council members and the Town Manager
Notes from these focus groups were shared with the Town Council on February 19, 2026.
18
2026 Strategic Plan –Actions to
Achieve Council Results
A. Issue: Create a Vibrant Vail Experience
Action/Strategy Timing Point of
Contact
Budget
Needed in
2026
A.1 By December 2028, realize a net 5% increase in locally owned and operated store front
business.
Define locally owned and operated store front businesses. Q2 26 MV/KH
Create inventory of locally owned and operated store front
businesses.
Q4 26 MG
Develop a communications model to improve relationships with
commercial real estate brokers.
Q4 26 MG/MV
Develop strategies to fill storefronts: determine code opportunities
to incent locally owned and operated store front businesses.
Q3 28 MG/MV
Narrow to three to five key strategies to achieve net increase by
2028.
Q2 28 MG/MV
A.2 By December 2028, create polices, programming and organizational culture for the local
business community to embrace and promote vibrancy and an environment of fun
Define vibrancy and fun for local businesses. Q4 26 MV/JG
Establish baseline – inventory of vibrancy and fun in businesses. Q3 26 MV/JG
Complete an inventory of vibe in Vail’s villages. Q4 26 MV/JG
Align land use, housing and design codes to achieve vibrancy
goals.
Q3 28 MG
A.3 By December 2026, the Town Council will receive and approve a development agreement to
accomplish the community goals outlined in the West Lionshead Master Plan.
The partners (Town of Vail, Vail Resorts and East West Partners)
will identify topics to discuss in the pre-development agreement.
Q1 26 RF, MG
The partners will complete a public financing plan and update
needs for public parking.
Q2 26 RF, MG Consultant
budgeted
The partners will complete a development agreement. Q3 26 RF, MG
A.4 By December 2027, residents and visitors will have access to and will utilize a playbook of
diverse and compelling activities that are available in the Town of Vail throughout the year.
Develop a playbook of activities and amenities by season for
distribution to the local community and businesses.
Q3 26
(winter)
Q2 27
(summer)
MV/LG/
AZ
19
B. Issue: Build a Strong Community
Action/Strategy Timing Point of
Contact
Budget
Needed in
2026
B.1 By March 2027, create policies and an organizational culture where community members
and/or groups can utilize town facilities.
Complete inventory of town facilities, parks, other entity uses
(school district), publicly used/privately owned spaces for
supporting community programming.
Q3 26
KLM TBD
Complete financial analysis for each town facility or space (P&L)
and evaluate usage and capacity of those facilities.
Q4 26
Determine needs of community for additional public uses via a new
Recreation Master Plan.
Q3 26 KLM TBD
Complete a management plan that could also be part of the
Recreation Master Plan.
Q1 27 KLM TBD
B.2 By December 2029, parents/caregivers working in Vail needing childcare have access to
affordable childcare located where they need it.
Work with Eagle County to update the demand study for childcare
and where that demand is needed.
3Q 27 KM / RF
Identify sites for future childcare center in conjunction with land
inventory for future Recreation Master Plan update.
Q4 26 Rec Plan
/ TK
Assess and ensure the sustainability of current childcare facilities
and programing and develop recommendations to improve
sustainability.
Q4 27 KM
Facilitate proposed new childcare facility in West Vail. Q2 27 RF
Create micro enterprise opportunities for in-home childcare. Q2 28 KM
B.3 By December 2031, Vail residents will experience an 820 unit increase in locally owned and
occupied homes in residential neighborhoods, with construction beginning on the East Vail
parcel by 2028. (Note 820 includes the 570 units being built now and 250 new homes in the next
5 years)
Establish integrated housing inventory and analytics system with
full deed-restricted unit lifecycle tracking and AI-assisted tools.
Q4 26 JD $60,000
budgeted
Redevelop policy, data and decision-making infrastructure. Q4 28 JD
Expand deed restriction purchase program product offerings. Q4 27 JD
Create a financial catalyst for affordable housing. Q2 27 JD $25,000
VLHA
Complete Southface Vail. Q4 28 JD
Complete Timber Ridge Village. Q4 26 JD
Initiate construction on the East Vail CDOT site. Q2 28 JD
B.4 By December 2027, the Town Council will make a decision
regarding the development of a community-anchored
recreation center.
Assist VRD with issuing an RFP for the Recreation Master Plan
Update.
Q2 26 TK/VRD $75k TOV
$75k VRD
20
Internally evaluate existing spaces and land that may be used for
Community/Recreation opportunities; share information for use with
Recreation Master Plan update.
Q4 26 TK
Complete Recreation Master Plan which will include a land analysis
that supports other actions in this plan.
Q 2 27 TK/VRD
Present recreation center options to Council for decision regarding
the development of a community-anchored recreation center.
Q4 27 TK/VRD
B.5 By February of 2028, the Town of Vail will begin
intentionally developing the next generation of leaders within
our community.
Develop a mentorship program and speaker series where the “Old
Guard” can impart wisdom to the “New Guard.” The speaker series
should be a combination of a formal session and informal
networking opportunity in the same event.
Q2 27 RF
Formalize the Next Generation group, while keeping the meetings
organic, to allow the group to provide direct feedback to the Town
Manager and Town Council to promote growth, innovation, and
excitement for the future.
Q2 27 RF
Work regionally with Vail Valley Partnership and other local
governments to support local entrepreneurs and young leaders.
Specially support VVP program to connect younger people in the
community and provide leadership and basic life skills.
Q2 27 RF/VVP
C. Issue: Protect the Mountain Environment
Action/Strategy Timing Point of
Contact
Budget
Needed in
2026
C.1 By December 2027, Vail and its partners will have a cohesive wildlife/environmental
management plan for the Gore Valley to continue to promote, protect and enhance our natural
habitat.
Complete the biodiversity study including inventory, land
management, habitat improvement and policy.
Q2 26 KB
Bring partners together to present findings of the study and
collaborate on recommendations.
Q4 26 KB
Utilizing the results of the biodiversity study, develop and release
RFP to develop biodiversity habitat plan and policy for town-
owned land.
Q1 27 KB
Present findings to PEC/Council, develop budget. Q2 27 KB
Begin project planning and implementation of recommendations. Q4 27 KB
Launch new Restore the Gore branding and campaign . Q3 26 KB/PW
Improve stormwater infrastructure and operational activities
ensuring the town employs best management practices to
prevent, capture, and treat pollution.
Q4 28 KB/PW
21
Advance statewide policy, update town regulation and increase
enforcement to ensure compliance with existing laws and broaden
the ability of the town to reduce pesticide impacts on Gore Creek.
Q1 27 KB/PW
Implement site specific restoration and research projects (Golf
Course revegetation plan).
Q4 29 KB/PW
Complete instream trout habitat enhancement project at eastern
end of Ford Park.
Q2 27 KB/PW
C.3 By December 2027, the town council will receive and approve a community resiliency plan
including economic, environmental, wildfire and organizational resiliency, including evacuation
and COOP plans.
Develop a scope of work for phase one of the resiliency plan. Q2 26 RK Budget
$125,000
for 2027
Prepare and issue an RFP for phase one of the resiliency plan. Q3 26
Complete draft plan. Q4 27
C.4 By December 2030, the Town will achieve a 50% reduction in carbon emissions and by
December 2050, the Town will achieve an 80% reduction in carbon emissions against the 2014
baseline.
Present for adoption the Exterior Energy Offset Program, a policy
to mitigate and offset energy use (heated driveways, pools/spas).
Q4 26 KB/CM
Complete Phase 2 Design of the broader Civic Area Geothermal
district, establish governance and financial structure, and
partnerships for implementation.
Q3 27 KB/CM
Complete Energy Performance Contract on town facilities,
geothermal district at library.
Q4 27 KB/CM
Increase utilization of mobility programs (ShiftBike, ZipCar,
SolePower +) by a minimum of 25%.
Q4 28 KB/BM
Propose an Electric Vehicle (EV-first) procurement policy for town
vehicles.
Q1 27 KB/CM
Implement the town’s EV Readiness Plan actions to reach 30%
transition by 2030.
Q4 30 KB/CM
Achieve 50% waste diversion rate through an increase in
composting, plastic waste reduction, and construction and
demolition diversion.
Q4 29 KB/BM
Drive local, statewide, regional and national climate policy and
programs through the adopted CC4CA policy objectives and the
Climate Action Collaborative 2030 Plan.
Q3 30 KB
Implement targeted climate education and capacity building,
reaching at least 25% of town employees while also increasing
community education and outreach by 25%.
Q4 28 KB
22
D. Issue: Ensure Good Governance
Action/Strategy Timing Point of
Contact
Budget
Needed in
2026
D.1 By December 31, 2027, the Town of Vail will simplify and streamline communications to
ensure information is transparent and accessible to the community.
Centralize website update functions within the Communications
Department.
Q1 27 KW FTE/other
resource in
2026-27
Launch a new, comprehensive website at vail.gov as a one -stop
shop for the information needed by all constituents.
Q4 27 KW
D.2 By July 2027, the land use and housing codes are clear, concise, legally defensible, and achieve the
Town’s policy goals
Amend Town Code Chapter 12-9A to include a new Sketch Plan
step in the Special Development District review process.
Q2 26 MG, JD
Select a finalist from the respondents to the RFQ for the
comprehensive rewrite of Town Code Titles 12 and 14.
Q1 26 MG, JD
Administer public engagement and implement communication plan
as a component of Phase 1.
Q4 26 MG, JD
Complete Phase 1 of the comprehensive rewrite of Town Code
Titles 12 and 14.
Q4 26 MG, JD,
GR
$100,000
budgeted
Complete Phase 2 of the comprehensive rewrite of Town Code
Titles 12 and 14.
Q2 27 MG, GR
D.3 By December 2027, the community will experience a customer focused organization and
culture through the development of customer-focused strategic departmental business plans.
Develop a customer service training program for Town of Vail
employees.
Q3 26 RF
Implement a community-wide customer service training program. Q4 27 RF
Town of Vail staff trained to facilitate department-wide strategic
business plan.
Q3 26 RF, KH $42,000
budgeted
Department strategic business plans completed over next three
years.
Q4 29 RF $200,000
budgeted
Create a communications framework for departmental plan
messaging and building culture and legacy of customer service.
Q4 26 RF, KW,
KH
Develop metrics to measure success. Q1 27 RF, KH
D.4 By December 31, 2027 the Town will pursue and implement innovative financial strategies to
ensure the viability of our community for the next 50 years and deliver best-in-class services.
Determine where town operations are financially sustainable and
where they are not.
Q4 26 CS
Engage InnoVail team to solicit internal ideas for revenue
generation.
Q2 27 CS
Solicit crowd sources and community feedback along with focus
groups with financial leaders in the community.
Q4 27 CS
23
Engage an intern/fellow to support research and implementation of
this goal area. This would include looking at innovative strategies
for supporting public operations and projects.
Q3 26 RF / HR $20,000
Release first round of accurate, real stories of how the town works
to receive an ROI on initiatives and investments.
Q1 27 CS
Inventory of what we can sell, trade, collateralize. (i.e. selling
RMV)
Q4 26 CS/JD
Key to Names/Initials
AZ- Albert Zamoro
BM-Beth Markam
CM-Cameron Millard
CS-Carlie Smith
GR-Greg Roy
JD-Jason Dietz
JG – Jeremy Gross
KH – Kathleen Halloran
KLM-Kim McNalley
KB-Kristen Bertuglia
KM- Krista Miller
KW -Kris Widlak
LG-Liz Gladitsch
MG – Matt Gennett
MV-Mia Vlaar
RF-Russell Forrest
TK – Tom Kasmel
VRD-Vail Recreation District
VVP-Vail Valley Partnership
24
RESOLUTION NO. 17
SERIES 2026
A RESOLUTION OF THE VAIL TOWN COUNCIL APPROVING THE TOWN OF
VAIL STRATEGIC PLAN
WHEREAS, the Vail Town Council constitutes the governing body of the Town and is
empowered to adopt laws, ordinances and resolutions consistent with the authority of the
Municipal Home Rule Charter and Colorado Revised Statutes;
WHEREAS, the Vail Town Council received significant public input on strategic
priorities from Town of Vail residents, students, business owners, and guests through the
public process that occurred with focus groups, 2025 Community Survey, post-visit guest
surveys and multiple other public outreach programs;
WHEREAS, the Vail Town Council and Staff also reviewed and recognized the ongoing
work and goals identified in the 2024 Strategic Plan;
WHEREAS, the Strategic Plan identifies the strategic priorities and results the Vail
Town Council will achieve in the next one to five years and will provide strategic direction for
decision-making including resource allocation during the development of the annual budget
and establishment of department and employee work plans;
WHEREAS, the Strategic Plan allows for continuity during changes in leadership,
provides a means to align Council strategic results with the Town budget and human
resources and causes decision-making to be proactive rather than reactive; and
WHEREAS, adoption of the Strategic Plan advances efforts to protect the health,
safety, and welfare of the community.
NOW, THEREFORE, BE IT RESOLVED BY THE VAIL TOWN COUNCIL OF THE
TOWN OF VAIL, COLORADO, THAT:
Section 1. The Vail Town Council hereby adopts, by reference, the Town of Vail Strategic
Plan, dated May 5, 2026, which shall be kept on file in the office of the Town Clerk.
Section 2. This Resolution shall take effect immediately upon its passage.
INTRODUCED, READ, APPROVED AND ADOPTED This 5th day of May, 2026.
___________________________
Barry Davis, Mayor Town of Vail
ATTEST:
________________________
Stephanie Kauffman, Town Clerk
25
AGENDA ITEM NO. 2.2
Item Cover Page
DATE:May 5, 2026
TIME:20 min.
SUBMITTED BY:Tom Kassmel, Public Works
ITEM TYPE:Presentation/Discussion
AGENDA SECTION:Presentation/Discussion (3:00pm)
SUBJECT:Vail Village Construction Policy Update (3:20pm)
SUGGESTED ACTION:Information Update.
PRESENTER(S):Chad Salli, Town Engineer and Chief Ryan Kenney, Vail Police
Department
VAIL TOWN COUNCIL AGENDA ITEM REPORT
ATTACHMENTS:
Council Memo 5-5-26.docx
26
To: Town Council
From: Public Works Department
Date: May 5, 2026
Subject: Vail Village Construction Update
I. SUMMARY
Construction in Vail Village has begun for the year with the continuation of some projects, start
of others and numerous projects proposed to start later in 2026 and in 2027.
Beginning in the late 1990’s, the Town of Vail placed restrictions on construction activity in Vail
Village and Lionshead Village to minimize the impact on our community, guests and business’.
This includes no use of the public Right-of-Way during the winter months from November – April
15, during the peak summer season months of July – August and during scheduled special
events.
The following are projects located in Vail Village
https://tov.maps.arcgis.com/apps/mapviewer/index.html?webmap=7b452965e1a
b4953af78ae1990485e77
2026 Projects
298 Hanson Ranch Rd – Base Camp (Ongoing)
Scope of work: Deck expansion on second floor. Will utilize Town ROW
approximately 4/13 through 6/19 for material delivery/dumpster. Construction
fence will remain even when Town ROW is not in use but will be pushed back
during special events.
Duration/completion: Projected completion date in July 2026.
278 Hanson Ranch Rd – The 62 Restaurant (Ongoing)
Scope of work: Remodel of Los Amigos restaurant space. Access has been
maintained from the south using Vail Resorts property. Crane on Hanson Ranch
Rd tentatively scheduled for early to mid-May.
Duration/completion: Projected completion in November 2026
Gore Creek Promenade - Town of Vail (Ongoing)
Scope of work: reconstruction of water park, resodding lawn
Duration/completion: Projected completion by the end of June 2026, site will be
open during GoPro.
27
Town of Vail Page 2
10th Mountain Division Statue - Town of Vail (Ongoing)
Scope of work: replacing flagstone and landscaping enhancements. Will be
enclosed with a construction fence, any vehicles will be inside fence. Pedestrian
access and bus access should not be impeded.
Duration/completion: Projected completion by 6/1/26
223 Gore Creek Dr – Creekside Building (Ongoing)
Scope of work: Roof remodel, will utilize Town ROW with crane for material
delivery.
Duration/completion: April 13th – May 30th, 2026
281 Bridge St – Bridge St Condo Building (Princess Jewelers) (Proposed)
Scope of work: Stucco resurfacing and roof replacement. Additional internal work
will occur as well. Scaffolding surrounding the building in addition to utilizing
Town ROW on Gore Creek Dr for material delivery/dumpster.
Duration/completion: May, 2026 – exterior done by end of June. Interior mid-
September 2026
230 Bridge St – Slifer Building (Proposed)
Scope of work: Exterior remodel. New stairs, windows, paint. Parking in the back,
will access via east side of Gore Creek Dr. Requesting to fence off half of Bridge
St along building face for construction access/staging.
Start time: Spring 2026, as soon as possible. As of 4/23 permit not submitted.
Duration/completion: TBD
292 E Meadow Dr – Mountain Haus (Proposed)
Scope of work: Porte-cochere remodel, the George entry remodel, entire exterior
re-skin. Will impact E Meadow, streamwalk and Covered Bridge area. Unknown if
buses will maintain access or not.
Duration/completion: TBD
E Meadow Dr & Vail Rd Intersection (Proposed)
Scope of work: Comcast will be performing utility work in the intersection and will
need to excavate. There will be no access, buses will need to be rerouted and
detours in place for emergency vehicles and all other traffic. Start time: TBD.
ROW Permit has yet to be submitted, TOV Lease agreement required.
Duration/completion: Start TBD, Approx. two weeks.
Crown Castle Node Repairs, Vail Village & Lionshead Core Areas (Proposed)
Scope of work: Node repairs at E Meadow and Vail Rd.
Start time: TBD. Spring or Fall only. ROW Permit has yet to be submitted.
17 Vail Rd (Proposed)
Scope of work: Demo, New build
Start time: Fall 2026
28
AGENDA ITEM NO. 3.1
Item Cover Page
DATE:May 5, 2026
SUBMITTED BY:Greg Roy, Community Development
ITEM TYPE:DRB/PEC Update
AGENDA SECTION:DRB/PEC (3:40pm)
SUBJECT:DRB/PEC Update (5 min.)
SUGGESTED ACTION:
VAIL TOWN COUNCIL AGENDA ITEM REPORT
ATTACHMENTS:
April 27, 2026, PEC Meeting Minutes.pdf
29
Planning and Environmental Commission Minutes Monday, April 27, 2026
1:00 PM
Vail Town Council Chambers
Present: John Rediker William A Jensen
Kathryn Middleton
Lauren Wallace
Brad Hagedorn
Margaret H Brown
Craig H Lintner Jr
1. Virtual Link Register to attend the Planning and Environmental Commission meeting. Once registered,
you will receive a confirmation email containing information about joining this webinar. 2. Call to Order
3. Main Agenda
3.1
A request for review of a variance from Section 12-6D-6, Setbacks, pursuant to Chapter 17,
Variances, Title 12, Vail Town Code, to allow for a reduction in the required setback, located
at 816 & 826 Forest Road, Vail Village Filing 6, Block 1, Lot 14 & Lot 15 (PEC-26-4) See attachments in related item 3.2 Planner: Greg Roy Applicant Name: Mexamer Forest Road LLC, represented by Mauriello Planning Group Time: 45 Min PEC-26-4 Staff Memorandum.pdf
Recording Timestamp (00:02:51)
Hagedorn opened Items 3.1 and 3.2 concurrently and read the requests into the record, noting that
the variance request was dependent upon approval of the conditional use permit.
Roy presented the staff report, explaining that the applications involved two properties functioning as
a single project at the western end of Forest Road, south of the Eagle River Water and Sanitation
facility. Roy provided background on the history of the properties, including a prior land swap with the
Town, subsequent rezoning, and a previously approved driveway variance due to steep slopes.
Roy explained that both properties are developed as duplexes and that the proposed funicular would
run along the shared property line, effectively dividing the two lots.
Roy stated that the variance request was to allow the funicular within the required setback, and that
the conditional use permit was required specifically for the funicular system.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 1
30
Roy presented the rail alignment and described the funicular as a slow-moving tram system. Roy
explained that funiculars were previously considered accessory uses but are now subject to a
conditional use permit, requiring both general and use-specific criteria to be met. Roy emphasized that
the screening requirement is a key component of those criteria.
Roy reviewed vegetation conditions on the site, presenting both renderings and existing condition
photos, including a winter image showing sparse vegetation on the north-facing slope. Roy
explained that the proposed location of the funicular and associated structure currently has limited
natural screening.
Rediker asked about the location of the funicular and associated structure relative to existing
site features.
Roy clarified that the rails would run along the shared property line and identified the approximate
location of the recreational structure near the fence line shown in the provided image.
Roy compared the proposal to the previously approved funicular at 696 Forest Road, noting that
the earlier project benefited from substantially more vegetation, which resulted in more effective
natural screening.
Hagedorn asked whether that project had been approved through a conditional use permit process.
Roy confirmed that it had and explained that the Town Code had been updated around that time
to explicitly allow funicular access to recreational structures.
Roy discussed wildfire interface guidelines, explaining that no new trees can be planted within 15 feet
of structures, which significantly limits screening opportunities. Roy noted that the current site has
considerably less vegetation than the comparison property.
Rediker asked whether the 15-foot buffer requirement applies to the funicular rails.
Roy clarified that the buffer applies to structures and does not directly apply to the rails themselves.
Roy reviewed the staff analysis and stated that several key criteria were not met, including the
requirement that the funicular be appropriately screened and that the proposal meet
development objectives related to minimizing visual impacts on the hillside.
Roy stated that staff could recommend approval of the variance contingent upon approval of the
conditional use permit, but could not recommend approval of the conditional use permit itself.
Hagedorn asked whether the recreational structure was included as part of the conditional use permit.
Roy clarified that the conditional use permit applies only to the funicular, and that the recreational
structure would require separate Design Review Board approval. Roy added that the Fire Department
had expressed concerns regarding emergency access, noting that previous projects required stair
access and that the current proposal does not provide an alternative if the funicular is not operational.
Rediker asked a procedural question regarding the order in which the applications should be considered.
Hagedorn stated that the Commission may consider the items in any order.
Roy added that the order in which the items are listed on the agenda does not affect the review process.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 2
31
Wallace asked for additional information regarding the recreational or accessory structure.
Roy described the structure as a small enclosed space with an associated deck and seating area,
noting that it falls under the Town Code definition of a recreational structure.
Wallace asked how the current code distinguishes between different types of recreational
structures compared to previous versions of the code.
Roy responded that the Town Code provides a definition of recreational structures but does not
further differentiate between types beyond that definition.
Rediker asked about precedent and referenced the previously approved funicular at 696 Forest Road.
Roy confirmed that the project included a recreational structure and reiterated that such structures
are allowed by right, whereas the funicular itself requires conditional use approval.
Jensen, referencing the site plan, asked whether the funicular is intended to provide ski-in, ski-
out access.
Roy stated that this is likely the intent but noted that the applicant would be able to provide a
more definitive explanation.
Wallace asked whether the proposal could be designed to achieve adequate screening despite
the limited existing vegetation.
Roy responded that the plans submitted do not demonstrate that adequate screening can be
achieved under current conditions.
Hagedorn asked if there were any additional questions for staff. Hearing none, Hagedorn opened
the applicant presentation.
Kent and Webb introduced themselves and the project team.
Kent began the presentation, explaining that the application includes both a conditional use permit for
the funicular and a setback variance for the shared track. Kent noted that the order of submission was
administrative and related to the Town’s application system.
Kent described the property as a challenging site with steep slopes and a long development history.
Kent explained that the project includes two full lots with four dwelling units and that the overall scale
reflects that level of development intensity.
Webb provided additional background, explaining that the property previously contained a single-
family residence and that multiple development concepts had been explored over time. Webb stated that the design evolved to avoid multiple driveways and to work collaboratively with
the Town, and that the funicular is intended to complete the project.
Kent described the site conditions, noting that much of the property exceeds 40 percent slope
and includes approximately 300 feet of vertical elevation gain.
Kent explained that the proposed funicular would consist of a 318-foot track with a 178-foot vertical
rise, supported by an electric motor system integrated into the architecture.
Kent discussed the history of funiculars in Vail, noting that earlier installations were treated as accessory
uses until the code was updated to require conditional use permits following projects such as Rockledge
Planning and Environmental Commission Meeting Minutes of April 27, 2026 3
32
Road. Kent again referenced 696 Forest Road as a comparable example.
Kent stated that she would focus on the conditional use criteria and began addressing staff’s findings.
Kent explained that the lots have been platted since 1964, are zoned for residential use, and
that funiculars are recognized in the code as appropriate for steep sites.
Kent presented a visual analysis, describing site visibility from multiple vantage points.
Kent explained that the upper portions of the site are difficult to see from Forest Road and largely
obscured from the valley floor by terrain, buildings, and vegetation. Kent referenced views from
Eagle River Water and Sanitation, Lionshead, the Ritz, and higher elevations such as Vail View
Drive, noting that visibility increases primarily from elevated viewpoints.
Kent stated that the clearest view of the site occurs from an upper-level vantage point at the Ritz.
Rediker asked how many trees would need to be removed to construct the funicular.
Webb stated that approximately a dozen aspen trees would be removed along the alignment and
added that additional trees would be replanted as part of the project.
Rediker asked for clarification on the number of trees.
Webb confirmed that approximately a dozen trees would be removed.
Middleton asked about the height of the proposed structure relative to the retaining wall and
existing conditions.
Webb explained the alignment of the funicular and stated that the track would run directly up the
slope along the property line.
Jensen asked whether additional trees would need to be removed for construction of the
recreational structure.
Webb stated that minimal tree removal would be required for the structure because that area is
already relatively clear.
Kent described the recreational structure as a small-scale element, approximately 104 square feet,
with a minimal deck and ramp area. Kent stated that it has been designed to blend with the
surrounding architecture and landscape, including use of bronze track materials consistent with other
installations in Town.
Kent compared the proposal to the funicular at 696 Forest Road, noting that the previously approved
recreational structure there was larger and included additional amenities, including heated stair
access, which Kent noted would be more visually prominent than the proposed tracks.
Kent addressed vegetation concerns, explaining that historical aerial imagery from 1999 shows the
site was previously heavily vegetated. Kent stated that pine beetle infestation and subsequent tree
removal significantly reduced vegetation over time.
Kent explained that the site remains viable for additional landscaping and that additional aspen planting
could help restore a more natural condition. Kent stated that the applicant is willing to work with staff
and the Design Review Board to increase screening.
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Kent said that despite current site conditions, the property remains viable for additional landscaping
and explained that while extensive evergreen planting is not proposed, additional aspen trees could
be introduced to better reflect historical vegetation patterns.
Kent said the applicant understands staff’s concerns regarding screening and is willing to work with
staff and the Design Review Board to incorporate additional vegetation.
Kent explained that the initial landscape plan focused primarily on screening the lower retaining
walls and did not fully anticipate concerns related to visibility of the funicular tracks.
Kent noted that the site historically contained more evergreen vegetation and reiterated that
additional planting could be incorporated. Kent then referenced the setback variance and stated
that staff had recommended approval and that the variance meets the applicable criteria.
Kent walked through the project renderings and explained that the proposed landscape design
concentrates screening along the lower portions of the track near the retaining walls but
acknowledged that the team is open to expanding planting further upslope if needed.
Rediker asked whether plantings are proposed along the upper tiered retaining wall sections.
Webb said that an approved landscape plan exists, although it was not currently displayed,
and explained that the intent is to heavily plant those areas.
Rediker asked about the types and height of proposed plantings.
Webb explained that due to Fire Department restrictions, plantings would primarily consist of aspens
and other approved ornamental species rather than dense evergreen screening.
Webb added that the landscape plan is robust and includes a mix of plantings, though much of
the design effort to date has focused on the track area itself.
Rediker asked whether additional vegetation such as shrubs could be used to provide screening
above the tracks.
Webb said that additional buffering could be considered, though it would need to comply with fire
code requirements.
Kent added that the site is already naturally regenerating with young aspen growth, though this is
difficult to observe in winter conditions, and noted that multiple clearings exist where additional
planting could occur.
Rediker requested that the landscape plan be displayed for review.
Hagedorn directed staff to pull up the landscape plan.
Roy reviewed the planting plan and identified proposed species including aspens, maple, and
spruce, along with shrubs and smaller plantings concentrated around the retaining wall tiers.
Roy explained that most of the landscaping is focused on the lower portions of the site, particularly
around the retaining walls, and that limited planting is shown along the upper alignment of the
funicular track.
Rediker asked for staff’s perspective on the adequacy of screening in the lower developed portion of
the site.
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Roy said that based on wildland -urban interface guidelines, the existing plan likely represents the
maximum achievable screening in that area and noted that the proposed plantings are beneficial.
Roy emphasized that staff’s primary concern remains the upper portion of the site, where screening
is currently inadequate and no additional planting is proposed.
Rediker asked whether the lack of planting in the upper portion was intentional.
Webb said that the original intent was to maintain a more natural appearance but acknowledged
staff’s concerns and stated that the applicant is willing to significantly increase planting in that area.
Rediker asked about long-term responsibility for maintaining vegetation and questioned whether a
condition of approval could require ongoing maintenance, particularly given that multiple property
owners are involved.
Roy said that such a condition could be applied but noted that it would be more effective to
tie maintenance requirements to a specific approved landscape plan to ensure consistency
with Commission expectations.
Hagedorn asked if there were any additional questions from Commissioners.
Jensen asked whether the project is intended to provide ski-in, ski-out access.
Webb confirmed that ski access is part of the project intent and explained that access would connect
via a cat road leading to Cascade Lift.
Rediker asked whether the applicant could revisit the site to identify specific trees to be removed
and prepare a more detailed planting plan for the upper portion, noting that the area is visible from I-
70 and the frontage road and therefore requires thoughtful screening.
Rediker asked whether a comprehensive landscape plan addressing the entire site could be prepared.
Webb said that the team could return within a week with a more detailed plan developed in
coordination with the project landscape architect.
Rediker emphasized that meeting screening and compatibility criteria would be critical to his support
and that a more definitive plan is necessary.
Wallace indicated agreement with those comments.
Hagedorn asked if there were any further questions. Hearing none, Hagedorn opened public comment.
Hagedorn confirmed that there were no in-person or online public comments, and public comment
was then closed.
Hagedorn asked whether the applicant had any closing comments.
Kent said that the applicant agrees with Commissioner Rediker’s comments and is open to tabling
the item to a future meeting in order to return with a revised and more detailed landscape plan.
Kent added that additional feedback from the Commission would be helpful before making a
formal request.
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Hagedorn asked if staff had any closing comments, and staff indicated there were none.
Hagedorn moved the discussion to Commissioner comments and noted that Commissioner Lintner
was participating remotely.
Hagedorn invited Lintner to begin.
Lintner said he appreciated the applicant’s willingness to table the item and return with more detailed
landscaping information. Lintner explained that he does not have conceptual concerns with the
proposal but emphasized that more concrete details are necessary to evaluate whether the approval
criteria are met.
Rediker said he evaluated the application first as a conditional use permit and then as a variance.
Rediker stated that the proposal generally meets the criteria outlined in the staff report, with the
exception of the criterion related to impacts on the character of the area. Rediker explained that the
primary concern is not scale or bulk but visibility, particularly given that the site is visible from
multiple vantage points and has generated prior public comment regarding retaining walls. Rediker
stated that additional information on upper-level screening and more detailed visual
representations would help address these concerns.
Wallace said she found the applicant’s response to the first criterion persuasive but agreed that
additional landscape detail is needed to evaluate compliance with other criteria. Wallace noted that the
mix of renderings and seasonal photographs made it difficult to fully assess the proposal. Wallace
added that based on her experience traveling past the site, the upper portion appears less visible from
the valley floor, but she requested additional clarification regarding long-term maintenance of
landscaping as it relates to the conditional use permit.
Jensen said he does not have concerns with the funicular itself, as it complies with Town Code, but
stated that vegetation remains his primary concern. Jensen recommended that the applicant quantify
the number of trees to be removed, noting that this would help better understand the overall impact.
Jensen also acknowledged that new plantings will take time to mature and provide effective screening
and stated that with additional information, he would be comfortable moving forward.
Brown said she generally agreed with previous comments and stated that additional landscape
information would be helpful. Brown noted that increasing plantings or height in retaining wall
areas could improve screening where the site is most visible and expressed confidence in the
applicant’s landscape architect while emphasizing the importance of a more developed plan.
Middleton said she had reviewed the project in earlier iterations and noted that the funicular was not
part of the original proposal. Middleton expressed concern regarding the visibility of the funicular and
its visual impact on the hillside, particularly given prior public comments. Middleton also raised
concerns about vegetation maturity, construction disturbance, and potential impacts to the hillside and
stated that she supports tabling the item and reviewing a more detailed landscape plan.
Nobriga approached the podium and explained that construction would likely utilize a crane and
manual labor rather than heavy equipment on the hillside in order to minimize disturbance. Nobriga
added that materials would be transported in stages to reduce impacts to the site.
Commissioners briefly discussed construction logistics, including the possibility of staging from
above, though it was noted that this would require additional approvals from Town Council.
Rediker said that when the applicant returns, it would be helpful to understand where the funicular
varies in height from approximately four to nine feet so that the relationship between structure height
and proposed landscaping can be evaluated.
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Hagedorn said he generally agreed with the other Commissioners and reiterated that his primary
concern is screening, particularly along the upper portion of the alignment above the retaining walls.
Hagedorn acknowledged the challenge of balancing fire mitigation requirements with screening
objectives and stated that a well-integrated and naturalistic landscape approach would be preferred
over rigid planting patterns.
Hagedorn concluded that if there were no further comments, the Commission would be prepared to
consider a motion and noted that if continued, the next available meeting date would be May 11.
John Rediker made a motion to Continue to the May 11, 2026 PEC meeting.; Margaret H
Brown seconded the motion Passed (7 - 0). 3.2
A request for the review of a Conditional Use Permit, pursuant to Section 12-6D-3,
Conditional Uses, Vail Town Code, to allow for a Funicular pursuant to Section 12-16,
Conditional Use Permits, Vail Town Code, located at 816 & 826 Forest Road, Vail
Village Filing 6, Block 1, Lot 14 & Lot 15 (PEC-26-3)
Planner: Greg Roy Applicant Name: Mexamer Forest Road LLC, represented by Mauriello Planning Group Time: 45 Min PEC-26-3 Staff Memorandum.pdf Attachment A. Vicinity Map.pdf
Attachment B. Applicant Narrative.pdf
Attachment C. Application Plan Set.pdf
Attachment D. Renderings.pdf
Opened with item 3.1 and heard congruently.
John Rediker made a motion to Continue to the May 11 PEC meeting. ; Margaret H Brown seconded
the motion Passed (7 - 0). 3.3
A request for review of a Conditional Use Permit, pursuant to Section 12-9C-3
Conditional Uses, Vail Town Code, in accordance with Title 12, Chapter 16, Conditional
Use Permits, Vail Town Code, to allow for the renovation and expansion of the Gerald
R. Ford Amphitheater buildings located at 540 S Frontage Rd W/Unplatted – Ford Park
Amphitheater. PEC-26-8
Planner: Greg Roy Applicant Name: Vail Valley Foundation, represented by Zehren and Associates, Inc. Time: 45 Min PEC-26-8 4-27 Staff Memo.pdf Attachment A. Vicinity Map.pdf
Attachment B. Applicant Narrative.pdf
Attachment C. Project Plan Set.pdf
Attachment D. GRFA Office Space Memo.pdf
Attachment E. Box Office Exhibit.pdf
Attachment F. Public Comment FPAC.pdf
Recording Timestamp (00:58:03)
Planning and Environmental Commission Meeting Minutes of April 27, 2026 8
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Hagedorn opened agenda item 3.3 and introduced the request for a Conditional Use Permit to allow
for the renovation and expansion of the Gerald R. Ford Amphitheater buildings within Ford Park.
Roy presented the application and stated that the Commission had previously reviewed the project
during a work session earlier in the year, noting that this is the first formal application. Roy explained
that the amphitheater is located within Ford Park and operates within a defined lease area managed
by the Vail Valley Foundation.
Roy provided background on the amphitheater, stating that it was originally constructed in 1986,
followed by improvements in 2001 that included additional restrooms and a roof structure, and further
updates in 2014 with the addition of the lobby area. Roy explained that while these improvements
were incremental, the current proposal represents a more comprehensive phase of upgrades following
the recent installation of new seating.
Roy explained that the property is located within the General Use (GU) zone district, noting that this
district does not have fixed development standards such as setbacks, height, or density, and instead
relies on project -specific review. Roy clarified that the application focuses on the changes associated
with this project rather than cumulative totals across Ford Park due to the complexity of calculating
those figures across the full parcel.
Roy outlined the scope of the proposal, explaining that it includes expansion of the box office,
modifications to the south concessions, reconstruction of the north concessions building, and
minor additions to the east concessions and loading areas. Roy noted that the additions are
shown on the plans using lighter shading.
Roy described the box office expansion, explaining that it extends further to the south into an area that
currently includes lawn and trees, some of which will be removed. Roy stated that enhanced
landscaping is proposed to mitigate these impacts and noted that a retaining wall had been adjusted
based on staff feedback to improve pedestrian circulation and create space for additional planting.
Roy explained that the improvements are guided by the 2023 Ford Park Master Plan, which
emphasizes limiting development to what is necessary to support operations. Roy stated that the
proposed interior expansions are intended to improve functionality for staff rather than expand the
overall use of the facility.
Roy described the architectural approach, explaining that most additions maintain existing building
heights and materials to minimize visual impact and maintain consistency with the existing
amphitheater character.
Roy then described the north concessions building, noting that it is proposed to be demolished and
rebuilt as a two-story structure and is the only component that increases building height. Roy
explained that the new structure will provide additional storage, gathering space, and a second- floor
flexible area for performers and operations. Roy added that the design has been refined since the
work session, including a reduction in height based on Commission feedback.
Roy addressed shading concerns raised during the work session and stated that a sun study shows
any additional shadow would primarily fall on the amphitheater and adjacent lawn areas rather than
impacting nearby gardens.
Roy concluded by reviewing the Conditional Use Permit criteria and stated that staff finds the
application meets all applicable criteria and recommends approval with conditions, including Design
Review Board review.
Hagedorn asked if there were questions for staff.
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Wallace stated that her previous question regarding shading had been addressed.
Wallace asked for clarification on the justification for additional staff space, noting that the application
emphasizes operational need without increasing staffing levels, and asked which staff functions
require the additional space.
Roy stated that additional detail is included in the staff memo and noted that the applicant would be
able to provide more specific information regarding staffing needs.
Jensen commented on familiarity with the box office area and noted that staff often work in tight
conditions during events. Jensen asked whether the need for additional space is driven by
operational necessity or peak event conditions.
Roy acknowledged the question and stated that the applicant would be best suited to address
that distinction.
Hagedorn asked if there were any additional questions for staff. Hearing none, Hagedorn invited
the applicant to present.
Campos introduced himself as a landscape architect with Zarin & Associates and stated he was
representing the Vail Valley Foundation along with Kaselak, the project architect, and additional team
members. Campos noted that Peter Blowston would be available to address operational questions.
Campos explained that the project has been in development for approximately four years and referenced
the prior work session held in January. Campos stated that the presentation would include an overview of
the project, followed by detailed architectural discussion and responses to Commission concerns.
Campos described the project location within Ford Park and clarified that the amphitheater
occupies approximately 2.28 acres of a larger 37-acre park. Campos emphasized that the
amphitheater is a relatively small but significant component of the overall park system.
Campos described the existing site layout, identifying the box office, south concessions, main entrance
canopy, north concessions, Borgen Plaza, and the stage and seating areas. Campos noted that Borgen
Plaza functions as a flexible programming space and is somewhat separated from general public areas.
Campos explained that the project includes an updated lease boundary that resolves previous
inconsistencies and ensures that all development calculations are based on a clearly defined
project area.
Campos described the development impacts, stating that the project results in approximately a 4.3%
increase in building footprint and an increase in enclosed space from roughly 10,000 square feet to
approximately 14,000 square feet. Campos emphasized that the site remains predominantly open
space and continues to function primarily as an outdoor venue.
Campos explained that approximately 78 trees will be removed as part of the project and that
replanting is constrained by wildfire defensible space requirements. Campos stated that replacement
planting will include more understory vegetation such as shrubs and grasses, while maintaining
compliance with fire safety regulations.
Campos then transitioned to architectural discussion and turned the presentation over to Kaselak.
Kaselak described the box office expansion, explaining that it includes improved dressing rooms,
additional office space, conference areas, and storage. Kaselak stated that the design integrates the
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building into the landscape through berming and maintains a low-profile architectural
character consistent with the existing amphitheater.
Kaselak described modifications to the south concessions building, including expanded kitchen
and refrigeration areas and relocation of the donor wall.
Kaselak described the reconstruction of the north concessions building, explaining that the new
structure includes expanded storage, improved circulation, additional gathering space, and a second-
floor flexible use area. Kaselak stated that the design incorporates folding doors to connect indoor and
outdoor spaces and includes an elevated viewing deck and green roof features.
Kaselak described the east concessions expansion and noted that loading dock modifications were
adjusted to avoid impacts to East Betty Ford Way and preserve surrounding landscape areas.
Kaselak concluded by presenting renderings demonstrating how the buildings integrate with
the landscape and remain largely screened from key viewpoints.
Middleton asked whether the proposed studio space would be limited to performers or used
more broadly for community programming.
Kaselak stated that the space is intended to be multi-use and available for a variety of functions.
Hagedorn asked about changes to the roofline.
Kaselak explained that the roofline has been lowered from earlier concepts and refined to better fit
the site.
Rediker asked about the height of the building at the frontage.
Roy stated that the height is approximately 29.5 feet from ground level.
Rediker asked about year-round use of the studio space and ceiling heights.
Kaselak explained that ceiling heights range from approximately 18 feet down to 12 feet due to
design constraints.
Rediker asked about loading operations along East Betty Ford Way and whether the proposed
changes improve functionality.
Blowston introduced himself and stated that the revised design allows for improved truck access
and more efficient operations, including accommodation for multiple semi-trucks.
Campos explained that berming and retaining walls will provide screening in that area.
Hagedorn opened public comment.
Hearing no public comment, Hagedorn closed public comment.
Hagedorn opened Commissioner comments.
Middleton said she had no additional questions, stated that the project looks great, and
expressed support for the updates.
Brown asked for clarification on square footage and stated that the project appears to increase building
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area by approximately 4,000 square feet. Campos confirmed the calculations and explained the increase.
Brown asked whether the venue capacity would remain the same.
Campos confirmed that the amphitheater would continue to accommodate approximately 2,600 people.
Brown emphasized the importance of maintaining a positive user experience, particularly related
to building design and rooflines.
Jensen said the changes made over the past several months are positive and stated that improvements
to the amphitheater are overdue. Jensen expressed support for the proposed expansions and stated
that they appear necessary and well targeted.
Wallace said she agrees with previous comments and stated that the plan appears thoughtful
and responsive to both operational and community needs.
Rediker said that while the proposal generally meets the review criteria, he has concerns about the
scale of the north concessions building, stating that it may be oversized relative to the amphitheater.
Rediker noted the height and façade as areas of concern but acknowledged the operational benefits of
the improvements.
Lintner was not present.
Hagedorn said the proposal reflects responsiveness to prior Commission comments and stated
that while there are concerns about scale, he acknowledges concerns about scale but supports
the application, noting it is still “on the edge” for him.
Hagedorn concluded that if there were no further comments, the Commission would be prepared
to consider a motion
William A Jensen made a motion to Approve with the findings on page 13. ; Lauren Wallace
seconded the motion Passed (5 - 1).
Voting For: Brad Hagedorn, Margaret H Brown, Lauren Wallace, Kathryn Middleton, William A Jensen
Voting Against: John Rediker
3.4
A request for review of a Conditional Use Permit, pursuant to Section 12-7D-2
Conditional Uses, Vail Town Code, in accordance with Title 12, Chapter 16, Conditional
Use Permits, Vail Town Code, to allow for a Child Daycare Center located at 2161 N
Frontage Rd W/Lot 2A Vail Das Schone Filing 3. (PEC-26-7)
Staff requests this item be tabled to the May 11, 2026 PEC Meeting
Planner: Greg Roy Applicant Name: Ace Low Capital, represented by Zehren and Associates, Inc. Time: 2 Min
John Rediker made a motion to Table to the May 11, 2026 PEC meeting.; William A Jensen
seconded the motion Passed (6 - 0). 3.5 A request for review of a Minor Subdivision, pursuant to Title 13, Chapter 4, Minor
Subdivisions, Vail Town Code, to allow for a subdivision to create new parcels1-EX, 2-EX,
Planning and Environmental Commission Meeting Minutes of April 27, 2026 12
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and 3EX located at 4313 Spruce Way and 4317 Columbine Dr / A resubdivision of a
portion of I-70 right-of-way lying within federal aid project I70-2(38)Sec. 1 and a portion
of Lot 2, Block 5, Bighorn Subdivision Third Addition Amended Plat. (PEC-26-9)
Planner: Greg Roy Applicant Name: Town of Vail, represented by Anna Bengtson Time: 45 Min Staff memo - Minor Sub 04-27-26.pdf Attachment A. Final Plat dated 3-26-2026.pdf
Attachment B. Applicant Narrative, 3-30-2026.pdf
Attachment C. Vicinity Map.pdf
Attachment D. Topographic Survey.pdf
Attachment F. Title Report.pdf
Attachment E. Site Specific Geotechnical Study.pdf
Recording Timestamp (01:51:32)
Hagedorn opened the items, noting that Item 3.5 is a request for review of a minor subdivision
pursuant to Title 13, Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a subdivision to
create new parcels 1EX, 2EX, and 3EX, located at 13 Spruce Way and 4317 Columbine Drive, a
resubdivision of a portion of I-70 right-of-way lying within Federal and Project I-7238, Section 1, and
a portion of Lot 2, Block 5, Bighorn Subdivision, 3rd Edition Amended Plat (PEC 26-9).
Hagedorn continued that Item 3.6 is a request for a recommendation to the Vail Town Council for a
Vail Land Use Plan map amendment pursuant to Section 8 -3, Amendment Process, to designate the
proposed parcels 1EX, 2EX, and 3EX as High Density Residential, located at the same properties as
the previous item.
Hagedorn continued that Item 3.7 is a request for a recommendation to the Vail Town Council for a
zone district boundary amendment pursuant to Section 12-3- 7 to allow zoning of the proposed
parcels 1EX, 2EX, and 3EX as Community Housing 1, located at the same address and legal
description as the previous items.
Hagedorn noted the planner for all items is Roy and the applicant is the Town of Vail represented
by Bengtson, and confirmed that Lintner is present.
Roy began the presentation and explained that the items are presented in sequence for review,
beginning with the subdivision, followed by land use, and then zoning. Roy displayed the plat and
provided historical context, explaining how the area existed prior to construction of I-70 and how
the current configuration resulted from interstate development and right-of-way acquisition.
Roy walked the Commission through the minor subdivision proposal and identified the creation of
parcels 1EX, 2EX, and 3EX. Roy pointed out a hatched area on the plan and explained it represents
an easement associated with Bighorn Creek.
Rediker asked for clarification on the hatched area.
Roy confirmed the area represents Bighorn Creek.
Rediker asked whether development could occur within that area or if setbacks apply.
Roy said nothing can occur within the required 25-foot setback associated with the creek corridor.
Rediker asked about the eastern parcel, its dimensions, and overall buildability.
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Roy responded and explained the constraints associated with that parcel.
Hagedorn commented on ratios and site constraints and how those factor into overall
development potential.
Roy acknowledged the comment and continued describing the physical limitations of the site,
including stream setbacks and easement areas.
Roy concluded the subdivision portion and stated staff is recommending two conditions of approval,
including combining the smaller parcel into the larger parcel and removing the administrative
certificate from the plat.
Roy transitioned into the land use amendment and explained the request to designate the parcels as
High Density Residential. Roy stated that this designation aligns with surrounding land use patterns
in the area.
Roy then transitioned into the zoning amendment and explained the proposal to zone the parcels as
Community Housing 1 (CH-1). Roy described CH-1 as the lowest -height community housing district
with a maximum height of 35 feet and additional allowance for sloped roofs. Roy noted surrounding
zoning districts vary but that land use in the area is generally consistent with high-density residential
designations.
Roy explained permitted uses within CH-1, including employee housing and community-serving
uses, and reviewed development standards including setbacks, site coverage, GRFA, and
landscaping requirements.
Hagedorn asked what the current land use and zoning are for the parcels.
Roy said the parcels currently have no zoning or land use designation because they are within
CDOT right-of-way.
Rediker asked about parcel sizes.
Roy clarified that combining 2EX and 3EX would create a larger parcel and confirmed that 1EX
is approximately 13,768 square feet.
Rediker followed up to confirm the configuration of the parcels.
Jensen asked about terminology related to employee housing uses within the zoning description.
Roy clarified how employee housing applies within the CH-1 district.
Rediker asked about surrounding zoning, noting that properties to the south are zoned two-
family residential.
Roy confirmed that characterization.
Rediker asked about zoning for 2EX, 3EX, and properties to the east.
Roy confirmed the surrounding zoning pattern.
Rediker summarized that the Commission is primarily evaluating height and site coverage standards
as part of the zoning framework.
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Roy agreed with that summary.
Hagedorn invited the applicant to present.
Bengtson introduced herself as the Town of Vail Housing Development Specialist and noted she
is presenting remotely. Bengtson stated that Dietz and Smith are present in the room.
Bengtson introduced the project as the CDOT East Vail parcels and stated she would provide
project history, housing goals, and application overview.
Bengtson explained that housing is a major priority for the Town and referenced the Vail Housing
2027 Strategic Plan and the 2024 Housing Policy Statement as guiding documents.
Bengtson stated the Strategic Plan includes a goal of delivering 1,000 deed-restricted units by 2027
and explained that the Town has been pursuing this through programs and property acquisition.
Bengtson explained the 2024 Housing Policy focuses on engaging the private sector, reducing
barriers, supporting a range of housing types, and using funding as a policy tool. Bengtson stated the Town pursued three CDOT right-of-way acquisitions including Timber Ridge,
South Face Vail, and East Vail. Bengtson explained that East Vail is intended as a smaller-scale
project to complement those larger developments.
Bengtson continued describing the CDOT East Vail property and stated the site is approximately 1.02
acres located along Columbine Drive and Spruce Way. Bengtson noted the applications include Parcel
1EX at 4317 Columbine Drive and Parcels 2EX and 3EX at 4313 Spruce Way, and explained they are
being evaluated together as a single project area. Bengtson explained the property was originally acquired
as CDOT right-of-way in the mid-1970s for interstate construction, operation, and maintenance, and noted
a maintenance facility existed on-site for approximately 20 years before being removed in the early 1990s,
with the site remaining largely vacant since with occasional equipment storage. Bengtson stated the
property was approved for acquisition in 2023 and acquired in February 2025.
Bengtson described the East Vail property as the third component in the Town’s housing “stool,”
alongside Timber Ridge and South Face Vail, explaining Timber Ridge is a larger -scale ownership
project, South Face Vail is a larger-scale rental project, and East Vail is intended to be a smaller-
scale ownership-focused project consistent with a Chamonix-style model.
Bengtson stated the purpose of the project is to add to the continuum of housing, provide new ownership
opportunities, diversify housing types, and support different stages of life within the community.
Bengtson reiterated the minor subdivision application is intended to formally establish parcels 1EX,
2EX, and 3EX based on field verification and survey work and noted discrepancies were addressed
through field review. Bengtson identified that the hatched areas represent access easements for
CDOT to maintain a culvert and armored channel associated with Bighorn Creek and further noted a
headgate within the system serves Bighorn Condominiums and diverts water through a buried pipe to
a pond. Bengtson stated the application includes a condition to combine Parcels 2EX and 3EX, which
the applicant supports, and noted Parcel 3EX was not originally considered developable for housing
but was included for overall site planning purposes, including potential parking considerations.
Bengtson transitioned to the Community Housing 1 zoning application and explained CH-1 was
established in June 2024 to provide flexible development standards for deed-restricted housing
projects, including a 35-foot maximum height and standards for setbacks, site coverage, GRFA, and
landscaping. Bengtson noted CH-1 has only been applied once previously.
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Bengtson explained the land use amendment request for High Density Residential is intended to align with
surrounding designations and support the CH-1 zoning request, stating the proposal is consistent with the
Comprehensive Plan and Town development objectives and supports housing as infrastructure.
Bengtson concluded by outlining next steps including issuing an RFP, concept planning, Design
Review Board review, and refinement with a goal of a 2028 groundbreaking. Rediker questioned the proposed development related to parcels 1EX, 2EX, and 3EX and asked for
clarification on zoning and development potential. Rediker noted that 2EX and 3EX are being
combined and confirmed the total site area would be approximately 30,000 square feet, stating that if
zoned CH-1 approximately 55% of the site could be developed but raising concern that portions of
3EX and part of 2EX may not actually be developable due to constraints.
Rediker asked what is specifically planned for development on parcels 2EX and 3EX under CH-1,
particularly in relation to the 25-foot creek buffer, and questioned how density and GRFA are
evaluated given CH-1 does not rely on traditional density metrics.
Rediker expressed concern that combining the parcels could still result in a large building envelope
and asked for clarification on where development would occur, particularly west of the creek buffer.
Bengtson responded that prior feasibility analysis evaluated a larger area and a range of housing
types with potential yields between 15 and 30 units across all parcels, but clarified that the current
proposal is smaller in scope and that 3EX is not considered developable east of the easement,
leaving portions of 2EX as the primary buildable area.
Bengtson stated final development configuration will be determined through concept planning
and confirmed that setbacks and height will govern development intensity.
Dietz stated his name for the record and explained that due to parcel shape and environmental
constraints, setbacks will be the primary limiting factor. Dietz stated no development is planned east
of the CDOT easement and explained that 3EX is effectively non-developable for structures and
would likely remain open space or be used for parking or amenities. Dietz stated potential housing on
1EX and 2EX would likely consist of for-sale townhomes constrained by height and setbacks.
Rediker stated that this remains an assumption and expressed concern about rezoning without a
finalized plan, emphasizing concern about approving the highest density zoning without knowing
the buildout and asking for an estimated unit count.
Dietz responded that no formal layout exists but estimated the combined parcels would likely not
exceed approximately 20 units.
Rediker questioned why CH- 1 is being pursued instead of medium density zoning and asked
whether setback reductions would be sought in the future.
Dietz responded that the intent is not to modify setbacks and that CH- 1 is being used as designed for
workforce housing, explaining the Town is establishing zoning prior to issuing an RFP and design work.
Bengtson added that CH-1 is intentional to ensure deed-restricted housing and align with Town
housing policy.
Dietz noted CH-1 supports state housing policy alignment and allows up to 30% market-rate
units, though the Town intends 100% deed-restricted housing.
Rediker asked whether deed restriction could be applied under other zoning districts.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 16
45
Dietz confirmed it could.
Rediker asked about zoning of Chamonix-style homes.
Dietz explained those are governed under a separate community housing framework tied to a
master plan.
Rediker raised concern about housing diversity and ensuring a range of unit types.
Dietz responded that the project is intended to fill gaps in the housing continuum but that unit mix has
not been finalized.
Rediker reiterated concern that the site appears closer to medium density given constraints
and expressed concern that future approvals could require relaxing standards.
Hagedorn clarified the distinction between land use and zoning and stated the designation is
High Density Residential for land use but separate from zoning.
Roy confirmed that land use does not determine development standards and that CH-1 governs
those standards, explaining High Density Residential aligns the site with surrounding patterns while
CH-1 remains the lowest community housing zone.
Rediker asked for confirmation on unit yield.
Dietz stated an anticipated range of approximately 10 to 20 units.
Rediker asked if that includes parking.
Dietz confirmed that it does.
Rediker asked about parking requirements.
Roy explained CH-1 requires approximately 1.05 spaces per unit.
Rediker confirmed parking must be on-site.
Roy confirmed that requirement.
Hagedorn asked if there were additional questions.
No further questions were raised.
Hagedorn opened public comment and invited speakers in the room and online.
Staff stated public comment would be limited to three minutes per speaker and requested
speakers avoid repetition.
Stevinson stated for the record that he is a homeowner at 4253 Spruce Way on the 1EX parcel and
has lived in the area approximately 15 years. Stevinson stated he has followed the CDOT right-of-
way disposal process and appreciates access to materials online while traveling. Stevinson stated he
supports increasing housing in Vail and clarified his concern is not about development occurring but
about what is proposed and how it affects the immediate neighborhood.
Stevinson raised concern about combining parcels 1EX, 2EX, and 3EX into a single development
Planning and Environmental Commission Meeting Minutes of April 27, 2026 17
46
framework, stating that 1EX and 2EX have different neighborhood contexts, explaining that 1EX is
adjacent to low-density duplex housing while areas closer to Bighorn Road transition to higher
density. Stevinson expressed concern that treating the parcels as one unified development area
overlooks those differences and impacts adjacent properties.
Stevinson further expressed concern that zoning is being considered without a defined development
plan and noted concern about long-term implications of zoning decisions, emphasizing that zoning is
durable and may outlast current assumptions and could allow future development intensity beyond
what is currently discussed.
Lindstrom stated for the record that representing the Vail Local Housing Authority, the project reflects
an early use of CH zoning in a by-right manner and explained that this approach addresses
development parameters earlier in the process rather than later discretionary review, which has
caused issues in past projects.
Lindstrom stated the proposed CH-1 zoning is compatible with surrounding land use and supports
the Town’s goal of distributing community housing throughout neighborhoods and providing a
range of housing types, and expressed support for the application.
Mueller stated for the record that he lives directly behind the site and expressed concern about
high-density designation, noting frequent wildlife activity including bears and bighorn sheep and
stating development could negatively impact wildlife movement and habitat. Mueller stated the
proposed intensity is incompatible with the natural environment.
Mueller stated for the record that she lives near the project and agreed with concerns regarding density
and scale, stating the neighborhood is primarily single-family and duplex residential and valued for its
quiet character. Mueller expressed concern that higher density development would impact privacy, views,
and neighborhood character and suggested lower intensity housing would be more compatible.
Bengtson clarified that the proposal is CH- 1 zoning, the lowest-density community housing district,
and emphasized that High Density Residential is a land use designation and not zoning. Bengtson
stated the intent is compatibility and not high-density development and noted building height would be
approximately 43 feet under sloped roof calculations.
Staff explained that High Density Residential applies broadly south of I-70 as a planning framework and
that CH-1 is intended to transition into lower-density neighborhoods while supporting housing goals.
Lintner stated it is important to distinguish between land use and zoning and noted confusion
between the two is driving misunderstanding. Lintner stated the proposal is not traditional high -
density development and fits within the neighborhood context and noted that some transition in
density is necessary to meet housing goals. Lintner expressed support for the proposal.
Rediker reiterated concern about lack of a defined development plan and stated it is difficult to evaluate
zoning changes without clarity on buildout, raising concern about spot zoning and compatibility.
Wallace stated the proposal is a creative approach and generally aligns with housing goals but
expressed concern about compatibility and uncertainty and stated she would prefer more detail
before making a decision.
Jensen stated approval feels premature without understanding what would be built and raised
concerns about building form, parking, and impacts, stating the community deserves more clarity.
Brown stated she is somewhat split but more comfortable with the land use designation and noted the area
already includes multifamily development but acknowledged difficulty in evaluating zoning without a
Planning and Environmental Commission Meeting Minutes of April 27, 2026 18
47
defined plan.
Middleton stated she supports increasing housing opportunities and understands neighborhood
concerns but noted the site will likely be developed regardless and stated she would prefer more clarity
before deciding.
Hagedorn stated he supports the application and emphasized that CH-1 is intended to reduce
uncertainty by setting clear parameters and that concerns about unknown outcomes are inherent in
that framework. Hagedorn stated the proposal is compatible with surrounding development and meets
criteria for approval. Hagedorn asked if there were further comments.
Rediker stated additional comments and reiterated concern about lack of clarity on density and
compatibility, stating evaluation should be based on broader neighborhood context and that
compatibility has not been fully demonstrated.
Hagedorn asked if the Commission was ready for a motion.
Hagedorn asked staff to confirm the order of votes.
Roy confirmed the sequence as subdivision, then land use amendment, then zoning amendment,
noting the condition to remove the administrator’s certificate.
Brad Hagedorn made a motion to Approve with conditions on page 12 and findings on page 12 of
the staff memo. ; Lauren Wallace seconded the motion Passed (6 - 1). Voting For: Brad Hagedorn, Craig H Lintner Jr, Margaret H Brown, Lauren Wallace, Kathryn
Middleton, William A Jensen
Voting Against: John Rediker
3.6
A request for a recommendation to the Vail Town Council for a review of a Vail Land Use
Plan map amendment, pursuant to Section 8-3, Amendment Process, Vail Land Use Plan, to
designate of the proposed parcels 1-EX, 2-EX, and 3EX as part of PEC- 26 -9 as High
Density Residential, located at 4313 Spruce Way and 4317 Columbine Dr/ A resubdivision
of a portion of I-70 right-of-way lying within federal aid project I70-2(38)Sec. 1 and a portion
of Lot 2, Block 5, Bighorn Subdivision Third Addition Amended Plat. (PEC-26-12)
Planner: Greg Roy Applicant Name: Town of Vail, represented by Anna Bengtson Time: 75 Min Staff Memo - LU Amend.pdf Attachment A. Applicant Narrative, 3-30-2026.pdf
Attachment B. Land Use Map Amendment.pdf
Attachment C. Vicinity Map.pdf
Attachment D. Topographic Survey.pdf
Attachment E. Site Specific Geotechnical Study.pdf
Items 3.5, 3.6, and 3.7 heard together.
Brad Hagedorn made a motion to Approve with the findings on page 8 of the staff memo. ; Margaret
H Brown seconded the motion Passed (6 - 1). Voting For: Brad Hagedorn, Craig H Lintner Jr, Margaret H Brown, Lauren Wallace, Kathryn
Middleton, William A Jensen
Voting Against: John Rediker
Planning and Environmental Commission Meeting Minutes of April 27, 2026 19
48
3.7 A request for a recommendation to the Vail Town Council for a zone district boundary
amendment, pursuant to Section 12-3 -7, Amendment, Vail Town Code, to allow for the
zoning of the proposed parcels 1-EX, 2- EX, and 3EX as part of PEC-26-9 as Community
Housing-1, located at 4313 Spruce Way and 4317 Columbine Dr/ A resubdivision of a
portion of I-70 right-of-way lying within federal aid project I70 -2(38)Sec. 1 and a portion
of Lot 2, Block 5, Bighorn Subdivision Third Addition Amended Plat. (PEC-26-10_
Planner: Greg Roy Applicant Name: Town of Vail, represented by Anna Bengtson Time: 75 Min Staff Memo - Rezone 04-27-26.pdf Attachment A. Applicant Narrative, 3-30-2026.pdf
Attachment B. Proposed Zoning Map.pdf
Attachment C. Site Specific Geotechnical Study.pdf
Items 3.5, 3.6, and 3.7 heard together.
Brad Hagedorn made a motion to Approve with the findings and criteria on page 8 and 9 of the
staff memo. ; Kathryn Middleton seconded the motion Passed (4 - 3).
Voting For: Brad Hagedorn, Craig H Lintner Jr, Margaret H Brown, Kathryn Middleton
Voting Against: Lauren Wallace, William A Jensen, John Rediker 3.8
A request for a recommendation to the Vail Town Council for the establishment of a
new Special Development District, pursuant to Section 12-9(A), Special Development
Districts, Vail Town Code, to allow for the development of a multi-family project,
located at 442 South Frontage Road East/ Vail Village Filing 5, Tract D. (PEC-26-11)
Planner: Greg Roy Applicant Name: Lunar Vail Land Investment, LLC, represented by Ruther Associates LLC Time: 120 Minutes PEC-26-11 Lunar Staff Memo.pdf Attachment A. Vicinity Map.pdf
Attachment B. Applicant Narrative.pdf
Attachment C. PEC-26-11 Plans.pdf
Attachment D. Apollo Park Board Support Letter.pdf
Attachment E. Applicant Presentation.pdf
Recorded Timestamp (03:19:28)
Hagedorn opened discussion on Item 3.8, a request for a recommendation to establish a Special
Development District for a multifamily project at 442 South Frontage Road East. Hagedorn noted the
item was scheduled as a work session and raised procedural concerns regarding a legal letter
submitted on Friday, questioning whether the correspondence could impact the Commission’s ability
to proceed. Hagedorn emphasized that third-party legal disputes are typically outside the
Commission’s jurisdiction and asked staff how the item should move forward given the letter.
Roy clarified the meeting was intended as a work session and that no final decision would be made. Roy
stated the Town Attorney would review the submitted legal letter and advise if any action was required,
otherwise the Commission could proceed and treat it as public comment. Roy added that staff would
Planning and Environmental Commission Meeting Minutes of April 27, 2026 20
49
move forward with the application as scheduled unless legal counsel determined otherwise.
Hagedorn questioned whether a legal determination was required prior to proceeding and expressed
concern about inefficiency if foundational legal issues remained unresolved. Hagedorn stated that in
future similar situations, clearer legal direction and timelines would be helpful before time is spent on
review. Hagedorn also noted that the applicant submitted under an existing process and the
Commission should continue unless directed otherwise by counsel.
Commissioner stated that the submitted legal correspondence appeared to represent a civil dispute
between parties and recommended proceeding with the work session while allowing the legal matter
to resolve separately.
Wallace expressed concern regarding uncertainty created by the legal correspondence but stated she
supported continuing discussion. Wallace noted that conflicting interpretations contributed to
confusion but agreed the Commission should proceed.
Ruther, representing Lunar Vail Land Investment, stated the applicant was prepared to proceed and
acknowledged conflicting legal opinions between parties. Ruther stated the applicant believes the matter
should resolve independently and confirmed that Lunar Vail Land Investment owns the property.
Roy confirmed no formal staff presentation would occur and explained the item was structured as a
work session to receive feedback on the revised proposal. Roy noted a written staff report had been
provided and deferred to the applicant.
Ruther stated the proposal represents a revised Special Development District application following
Town Council remand and clarified the project is not a new application but an amendment to the
existing process initiated in 2025. Ruther stated the purpose of the work session is to present
revisions, identify unchanged elements, and receive feedback prior to resubmittal.
Hagedorn asked how feedback should be structured. Ruther stated he preferred to complete
the presentation prior to questions.
Ruther stated key revisions include removal of Apollo Park Buildings A and B from redevelopment,
with those structures remaining as existing conditions. Ruther stated overall density has been
reduced to 17 new dwelling units and net new GRFA reduced to under 36,000 square feet. Ruther
added the east setback adjacent to the Wren has been increased to 33 feet and the building footprint
has been reduced by pulling the south facade north.
Ruther stated the proposal no longer encroaches into the 30-foot utility easement and total parking has
Planning and Environmental Commission Meeting Minutes of April 27, 2026 21
50
been reduced by approximately 40 spaces. Ruther stated landscaping has been shifted back onto
the applicant’s property.
Rediker questioned what zoning comparisons were being used and stated compatibility should be
evaluated across the broader area rather than immediate neighbors. Rediker stated the Commission
needs clearer definition of density and expressed concern about selective comparisons.
Ruther stated elements that have not changed include enclosed parking replacing surface parking,
continued placement of a 5–6 story building on the north portion of the site, and compliance with the
Vail Village Master Plan. Ruther stated emergency access, concealed parking, and architectural
character remain consistent, and most west-side impacts are now below grade.
Ruther stated access remains from South Frontage Road and reiterated the project focuses
on redevelopment of the parking lot rather than Apollo Park structures. Wallace and Hagedorn asked clarifying questions regarding process and whether the application
is a continuation or new review. Ruther confirmed it is a continuation of the prior SDD process.
Ruther stated coordination has continued with neighboring properties and emphasized
ongoing stakeholder engagement.
Hagedorn asked about ownership. Ruther confirmed Lunar Vail Land Investment owns the site.
Ruther stated the work session is intended to present conceptual plans and gather feedback prior
to formal application refinement.
Ruther stated access has not changed and vehicle access enters from the south into a three-level
below-grade garage. Ruther stated pedestrian access routes are shown throughout the site.
Ruther described the building as 100 percent residential above a three-story parking garage and
began walking through each level.
Ruther described parking level P3 as the lowest level with approximately 21 parking spaces and
noted prior iterations extended parking south to Apollo Park, which has now been eliminated.
Ruther stated a potential future connection could be accommodated through a knockout panel if
future redevelopment occurs.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 22
51
Ruther described level P2 as having approximately 25 parking spaces and noted this level
remains below fire access and includes the pool plaza interface
Ruther described level P1 as the primary access level for vehicles and fire trucks, with entry, exit,
and circulation occurring at this level.
Ruther stated three short-term parking spaces may be provided for guest drop-off.
Ruther stated Apollo Park surface parking is being replaced within the structure.
Ruther described level R0 as street-level due to site slope, with direct pedestrian access from the
north and elevation drop toward the south.
Ruther stated level R0 includes recreational amenities and approximately eight employee housing
units totaling about 6,000 square feet.
Ruther described level R1 as including five residential units with approximately 9,800 square feet
of GRFA.
Ruther described level R2 as similar to R1.
Ruther described level R3 as slightly modified for egress with reduced GRFA and five units.
Ruther described the top level as containing two units with terraces.
Hagedorn asked if R0 was previously parking. Ruther confirmed it was previously parking but has
been converted to residential.
Hagedorn asked about access location. Ruther confirmed access occurs along the east property line.
Rediker asked about loading and trash. Ruther stated trash is located on the north side and trucks
enter from the west.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 23
52
Rediker asked about loading areas. Ruther stated loading is located on the northwest portion of the site.
Ruther described two pools on-site, one for Lunar Vail and one for Apollo Park.
Ruther stated the proposal includes 22 additional dwelling units beyond zoning allowance
and approximately 35,803 square feet of additional GRFA.
Ruther stated prior concerns focused on GRFA and noted comparisons to nearby developments.
Ruther stated underground parking significantly increases costs.
Hagedorn stated density was not the primary concern and that height and setbacks drive massing.
Lintner agreed.
Hagedorn stated GRFA contributes to massing but noted mitigation through underground parking.
Ruther stated reductions include approximately 28,000 square feet not being replaced and
clarified GRFA excludes employee housing and the pool.
Rediker asked about density calculations. Ruther confirmed density includes existing units but
excludes employee housing.
Jensen agreed.
Ruther stated the project has been significantly reduced in scale.
Hagedorn stated he did not see red flags.
Ruther discussed building height, stating the maximum remains 69.8 feet.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 24
53
Ruther stated no portion exceeds 70 feet and previous elevator overruns have been removed.
Ruther stated the building aligns with the 5–6 story master plan guidance.
Ruther stated the frontage road elevation is closer to 60 feet with stepping back toward the interior.
Ruther stated the design incorporates step-down massing and reduced terrace lengths.
Ruther stated sunshade impacts were analyzed and noted existing trees and buildings already
create shading.
Ruther stated it is difficult to fully eliminate shading while meeting master plan guidance.
Ruther stated the design balances sunshade and façade articulation.
Ruther stated massing has been reduced in areas such as the trash enclosure.
Hagedorn asked about comparison to master plan guidance.
Ruther stated practical constraints limit strict interpretation.
Lintner agreed that real-world conditions differ from theoretical guidance.
Ruther stated additional comparison materials will be provided at the next meeting.
Rediker asked if reductions in units corresponded to reductions in parking. Ruther confirmed they
were proportional.
Rediker raised concerns about employee housing parking.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 25
54
Ruther stated there are varying interpretations and that the proposal uses approximately one space
per unit.
Ruther stated the site is walkable and near transit.
Rediker questioned guest parking adequacy.
Ruther stated loading areas will accommodate service vehicles.
Ruther stated coordination with fire and trash services is ongoing.
Ruther stated inclusionary zoning is based on 10% but the proposal increases to approximately 17.5%.
Ruther stated most employee housing will be on-site with a small portion fee-in-lieu
Hagedorn supported maximizing on-site units.
Lintner stated the project is a significant improvement.
Ruther stated the team will return May 11 with additional materials.
Ruther stated no vote will be requested and the process is iterative.
Rediker stated the project is moving in a positive direction but concerns remain.
Ruther stated remaining questions will be addressed.
Ruther clarified GRFA excludes pools.
Rediker asked about density and buildable area.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 26
55
Ruther confirmed employee housing is included in density where applicable.
Jensen stated no red flags.
Rediker asked about building height from the creek. Ruther explained stepping and massing.
Hagedorn referenced master plan guidance.
Ruther stated the design responds to that guidance.
Rediker raised concerns about frontage road shading.
Ruther stated shading cannot be entirely eliminated.
Wallace requested comparison materials. Ruther confirmed they will be provided.
Rediker asked about setbacks. Ruther explained the 7.5-foot condition reflects existing buildings.
Ruther described west-side encroachment treated as a planter.
Hagedorn supported the approach.
Rediker aked about south setback. Ruther stated it is zero for Apollo Park.
Ruther described parking program totaling approximately 78 spaces.
Jensen asked about service vehicle parking. Ruther described loading areas.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 27
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Wallace asked for clarification on inclusionary zoning numbers. Ruther confirmed calculations.
Hagedorn emphasized on-site housing requirements.
Ruther asked about master plan alignment. Rediker reiterated stepping concerns.
Lintner expressed support for moving forward.
Ruther outlined next steps.
Hagedorn referenced the Friday legal letter. Peters spoke regarding shared ownership considerations. Willard expressed support for coordination and continued collaboration.
Hagedorn closed public comment.
Ruther thanked the Commission and requested feedback.
Middleton stated no objections and supported the applicant’s response to feedback.
Brown stated she appreciated the project complexity and supported subgrade encroachments
but requested more clarity on housing and parking.
Jensen stated the revised single-building approach improved clarity and expressed interest in
further massing review.
Wallace stated the work session was helpful and requested legal clarification.
Rediker stated the proposal is significantly improved and expressed comfort with height,
setbacks, density, and GRFA but noted future focus on design compatibility.
Lintner supported the direction and emphasized separating civil matters from land use review.
Planning and Environmental Commission Meeting Minutes of April 27, 2026 28
57
Hagedorn stated the proposal is a positive step forward and highlighted improvements in
setbacks, parking, and inclusionary zoning, while emphasizing affordability concerns.
Rediker reiterated concerns about affordability and referenced prior projects such as Altus.
Ruther thanked the Commission for feedback.
John Rediker made a motion to Continue to the May 11, 2026 PEC meeting.; William A
Jensen seconded the motion Passed (7 - 0). 4. Approval of Minutes
4.1 04-13-26 PEC Minutes 4-13-2026 PEC Meeting Minutes.pdf
John Rediker made a motion to ; Margaret H Brown seconded the motion (6 - 0).
5. Information Update Roy informs commissioners that the May 25, 2026, meeting is cancelled.
6. Adjournment
John Rediker made a motion to Approve ; Kathryn Middleton seconded the motion Passed (7 - 0).
Planning and Environmental Commission Meeting Minutes of April 27, 2026 29
58
AGENDA ITEM NO. 4.1
Item Cover Page
DATE:May 5, 2026
SUBMITTED BY:Jake Shipe
ITEM TYPE:Information Update
AGENDA SECTION:Information Update (3:45pm)
SUBJECT:April 2026 Revenue Update
SUGGESTED ACTION:
VAIL TOWN COUNCIL AGENDA ITEM REPORT
ATTACHMENTS:
260505 Town of Vail Revenue Update.pdf
59
1
TOWN OF VAIL
REVENUE UPDATE
May 5, 2026
4.0% General Sales Tax
Upon receipt of all sales tax returns, March 2026 collections are estimated to be
$5,606,894, down (10.3)% from 2025 and are up 5.5% from the amended
budget.
2026 YTD collections of $17,028,979 are down (8.3)% from 2025 and up 2.5%
from the amended budget. Inflation as measured by the consumer price index
was up 3.3% for the 12-months ending March 2026. The amended budget totals
$39.7 million for 2026.
March sales tax collections were impacted by limited snowfall, but particularly in
the lodging category, which declined (12.4)% compared to March 2025. Sales tax
collections from short-term rentals decreased (9.9)% while collections from hotels
and lodges decreased (13.2)%. Retail was down by (9.9)% while food and
beverage decreased (6.5)%.
0.5% Housing Fund Sales Tax
Upon receipt of all sales tax returns, March 2026 collections of the 0.5% housing
sales tax are estimated to be $685,017, down (10.3)% from 2025 and up 5.6%
from the amended budget.
2026 YTD collections of $2,079,431 are down (8.1)% from 2025 and up 2.6% from
the amended budget The amended budget for the housing fund sales tax totals
$4.8 million for 2026.
Real Estate Transfer Tax (RETT)
RETT collections through April 28 total $2,341,451, down (21.2)% from this time
in 2025. This decrease is largely due to a small number of large-dollar sales that
occurred in early 2025. The number of property sales (excluding time-shares) were
down (10.5)% from 2025.
The annual budget for RETT collections totals $7.8 million for 2026 (a 20.4%
decrease compared to 2025 actuals).
Lift Tax
Lift tax collections for March 2026 total $1,205,914, down (11.9)% or $(163,610)
from 2025. Year-to-date lift tax collections of $4,166,447 are down (9.7)% from this
time in 2025.
Construction Use Tax
Use Tax collections through April 28 total $355,142 compared to $595,779 at this
time in 2025. The budget totals $2.5 million for 2026.
60
2
Daily Parking Sales
Daily sales from the parking structures from November through April total
approximately $6,194,543, down (15.4)% from the prior season. This amount
includes daily fees charged to the parking pass holders.
Total parking transactions were down approximately (13.6)% compared to the prior
winter season.
Winter Parking Pass Sales
Winter parking pass sales for the 2025/2026 winter season total approximately
$1,197,750, a decrease of $(35,994) or (2.8)% from the prior season. Adjustments
to the pass pricing structure were approved for the 2025/2026 season. If prices
had not been increased (and the same number of passes were sold), collections
would have been down approximately ($99,492), or (8.3)% from the prior season
mainly due the decrease in the number of employee plus passes sold. 2025/2026
season pass sales indicate that more employees opted for the local pass option
than prior years. The total budget for winter parking pass sales is $1,240,000.
The number of passes sold by type is included in the following chart:
Summary
Across all funds and excluding one-time grants and reimbursements, year-to-date
total revenue of $39.9 million is up 2.0% from the amended budget and is down
(7.9)% from the prior year.
The majority of the positive variance compared to the amended budget is due to
higher-than-expected real estate transfer tax collections and sales tax collections.
The town amended the budget in early April to adjust for impacts in visitation from
the low snow fall. Compared to the prior year, sales tax, lift tax, parking, and real
estate transfer tax collections have decreased.
Pass Type
2025/2026
Pass Sales
2024/2025
Pass Sales
Increase /
(Decrease)
from Prior
Year
Premier 21 21 -
Vail Village Business Premier 70 69 1
Lionshead Business Premier 4 7 (3)
Employee 495 488 7
Employee Plus 266 330 (64)
Local 4,161 3,635 527
Total 5,017 4,550 468
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Preliminary Amended 2026 Budget % change % change
2021 2022 2023 2024 2025 Budget Variance from 2025 from Budget
January 3,422,209$ 5,217,125$ 5,911,572$ 5,805,199$ 5,988,253$ 5,610,786$ 5,678,686$ 67,900$ -5.17%1.21%
February 3,691,850 5,686,585 6,041,108 6,080,349 6,325,963 5,684,325 5,743,400 59,075 -9.21%1.04%
March 4,364,797 5,912,059 6,055,992 6,412,535 6,247,759 5,315,067 5,606,894 291,827 -10.26%5.49%
YTD 11,478,857$ 16,815,769$ 18,008,672$ 18,298,082$ 18,561,975$ 16,610,178$ 17,028,979$ 418,802$ -8.26%2.52%
April 1,751,528 2,234,296 2,264,892 1,842,893 2,193,928 1,180,000 -
May 1,061,516 1,227,974 1,118,011 1,176,629 1,220,969 1,180,000 -
June 2,149,312 2,317,931 2,272,457 2,361,482 2,371,399 2,289,072 -
July 3,491,668 3,507,973 3,412,277 3,643,192 3,744,809 3,628,942 -
August 2,877,550 2,997,389 2,932,111 3,052,213 3,270,007 3,144,067 -
September 2,359,528 2,441,331 2,508,064 2,415,397 2,539,164 2,447,619 -
October 1,734,964 1,729,558 1,773,358 1,753,419 1,906,445 1,757,502 -
November 1,880,397 1,902,643 1,901,141 1,844,461 1,878,308 1,807,572 -
December 5,749,365 5,602,018 5,811,950 5,789,893 5,762,201 5,654,095 -
Total 34,534,683$ 40,776,882$ 42,002,933$ 42,177,661$ 43,449,206$ 39,699,047$ 17,028,979$ 418,802$ -8.26%2.52%
Preliminary Amended 2026 Budget % change % change
2022 2023 2024 2025 Budget Variance from 2025 from Budget
January 645,487$ 720,906$ 705,167$ 728,999$ 685,810$ 694,252$ 8,442$ -4.77%1.23%
February 702,730 736,788 741,549 771,048 692,823 700,161 7,338 -9.19%1.06%
March 719,717 738,244 783,123 763,215 648,733 685,017 36,284 -10.25%5.59%
YTD 2,067,934$ 2,195,938$ 2,229,839$ 2,263,262$ 2,027,366$ 2,079,431$ 52,065$ -8.12%2.57%
April 269,018 271,930 222,032 264,598 142,400 -
May 146,657 132,333 139,793 145,795 142,649 -
June 280,460 275,113 284,485 286,154 278,231 -
July 424,602 412,849 439,142 451,816 440,885 -
August 361,165 352,887 369,212 395,849 382,022 -
September 294,861 304,068 293,066 308,100 298,442 -
October 207,397 213,568 210,364 229,552 221,322 -
November 230,383 229,092 222,639 226,892 218,186 -
December 671,982 703,050 699,750 694,515 683,338 -
Total 4,954,459$ 5,090,828$ 5,110,322$ 5,266,534$ 4,834,841$ 2,079,431$ 52,065$ -8.12%2.57%
0.5% HOUSING SALES TAX
Town of Vail Revenue Update
May 5, 2026
4.0% GENERAL SALES TAX2026 Budget Comparison
Actual 4.0% Collections 4.0% Collected
Sales Tax
2026 Budget Comparison
0.5% Collected
Sales Tax
Actual 0.5% Collections
62
Town of Vail Revenue Update
YTD 4% General Sales Tax Collections By Year
May 5, 2026
Through March 31
March 4% General Sales Tax Collections By Year
Through March 31
•March collections of $5,606,894 are down (8.3)% from prior year and are up 2.5% from the amended
budget.
$5,912,059
$6,055,992
$6,412,535
$6,247,759
$5,606,894
$0 $1,000,000 $2,000,000 $3,000,000 $4,000,000 $5,000,000 $6,000,000 $7,000,000
2022
2023
2024
2025
2026
$16,815,769
$18,008,672
$18,298,082
$18,561,975
$17,028,979
$0 $5,000,000 $10,000,000 $15,000,000 $20,000,000
2022
2023
2024
2025
2026
•YTD collections of $17,028,979 are down (8.3)% from prior year and are up 2.5% from the
amended budget.
•Inflation as measured by the consumer price index was up 3.3% for the 12-months ending March
63
Town of Vail Revenue Update
May 5, 2026
March 0.5% Housing Fund Sales Tax Collections By Year
Real Estate Transfer Tax by Year
YTD Through April 28
March Collections YTD Collections
•This chart shows YTD collections of 1% RETT, segmented by real property values. 2026
collections are down (21.2)% from the prior year.
$2,816,126
$1,897,504
$3,119,761 $2,970,489
$2,341,451
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
2022 2023 2024 2025 2026
Sales Less Than $2.5 Million Sales $2.5 to $5 Million Sales $5 to $10 Million Sales Over $10 Million
•March collections of $685,017 are down (10.3)% from prior year and are up 5.6% from the
amended budget.
•2025 YTD collections of $2,079,431 are down (8.1)% from 2025 and are up 2.6% from the
amended budget.
$738,244 $783,123 $763,215
$685,017
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
2023 2024 2025 2026
$2,195,938 $2,229,839 $2,263,262
$2,079,431
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
2023 2024 2025 2026
64
YTD Through April 2026
Construction Use Tax by Year
Town of Vail Revenue Update
May 5, 2026
YTD Lift Tax Collections
YTD Through March 2026
•2026 YTD lift tax collections of $4,166,447 are down (9.7)% or $(447,915) from the same time
last year.
$4,285,902
$4,265,597
$4,585,496
$4,614,362
$4,166,447
$0 $500,000 $1,000,000 $1,500,000 $2,000,000 $2,500,000 $3,000,000 $3,500,000 $4,000,000 $4,500,000 $5,000,000
2022
2023
2024
2025
2026
•Use Tax collections through April 28 total $355,142 compared to $595,779 from this time last
year. This is an decrease of (40.4)%.
$599,518
$695,078
$495,237
$595,779
$355,142
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
2022 2023 2024 2025 2026
65
Vail Business Review
March and Q1 2026
May 5, 2026
The Vail Business Review breaks down the 4.5% sales tax collected for the month of
March and the first quarter. The 4.5% sales tax includes the town’s general 4% sales
tax and the 0.5% housing sales tax supported by Town of Vail voters during the
November 2021 election, effective January 1, 2022. The housing sales tax sunsets on
December 31, 2051.
March 4.5% sales tax was down (10.3)% from the prior year. Retail decreased (9.9)%,
lodging decreased (12.4)%, food and beverage decreased (6.5)%, and utilities/other
decreased (9.1)%. Excluding the out-of-town category, sales tax for the month of March
was down (10.1)% compared to prior year.
Q1 4.5% sales tax was down (8.2)% from the prior year. Retail decreased (5.6)%,
lodging decreased (12.2)%, food and beverage decreased (4.2)%, and utilities/other
decreased (4.0)%. Excluding the out-of-town category, sales tax for the first quarter was
down (9.0)% compared to prior year.
Town of Vail sales tax reports, the Vail Business Review, and financial statements are
available on the internet at vail.gov. You may email me to request to have the Vail
Business Review emailed to you automatically.
Please remember when reading the Vail Business Review that it is produced from sales
tax collections as opposed to actual gross sales.
If you have any questions or comments, please feel free to call me at (970) 479-2125 or
Carlie Smith, Finance Director, at (970) 479-2119.
Sincerely,
Lauren Noll
Revenue Manager
66
Town of Vail Business Review
March Sales Tax Collections by Year
March 2026 Sales Tax
March 2025
Sales Tax Collections by Business Type
March 2026
1,983,508
Lodging
2,636,879
Food &
Beverage
1,372,753
Utilities &
Other
298,772
$0
$400,000
$800,000
$1,200,000
$1,600,000
$2,000,000
$2,400,000
$2,800,000
$3,200,000
(9.9)% (6.5)%
(9.1)%
Retail
6,636,387
6,794,573
7,189,297
7,010,875
6,291,913
$0 $1,000,000 $2,000,000 $3,000,000 $4,000,000 $5,000,000 $6,000,000 $7,000,000
2022
2023
2024
2025
2026
General Sales Tax
Housing Sales Tax
• March 2026 retail sales decreased (9.9)%, lodging decreased (12.4)%, food and beverage
decreased (6.5)%, and utilities and other decreased (9.1)%.
• The figures above reflect 4.5% sales tax.
Retail
2,202,222
Lodging
3,011,607
Food &
Beverage
1,468,263
Utilities &
Other
328,783
$0
$400,000
$800,000
$1,200,000
$1,600,000
$2,000,000
$2,400,000
$2,800,000
$3,200,000
(12.4)%
• This report represents collections of Town of Vail sales tax, as opposed to actual gross sales.
• On January 1st, 2022, Town of Vail sales tax increased from 4.0% to 4.5% on all items except food for
home consumption. The 0.5% increase to sales tax is depicted in light blue. General 4.0% sales tax
collections are shown in darker blue.
• Total March 2025 collections were $7,010.875; March 2026 collections were $6,291,913, down from the
prior year (10.3)%.
67
Town of Vail Business Review
March 2025March 2026
Geographic Area Trends by Year
March Sales Tax
Sales Tax by Location
March 2026 Sales Tax
975,654
966,343
1,001,311
915,133
810,907
1,232,458
1,263,980
1,347,293
1,214,465
1,028,589
1,348,539
1,479,405
1,365,214
1,601,526
1,429,296
3,079,736
3,084,845
3,475,480
3,279,750
3,023,120
Other Areas
13%
Lionshead
17%
Out of
Town
23%
Vail Village
47%
• Vail Village sales tax decreased (7.8)%, Lionshead decreased (15.3)%, Other Areas decreased (11.4)%,
and Out of Town decreased (10.8)%. Excluding Out of Town collections, all areas were down (10.1)%.
• The figures above reflect 4.5% sales tax.
$0 $500,000 $1,000,000 $1,500,000 $2,000,000 $2,500,000 $3,000,000 $3,500,000
2022
2023
2024
2025
2026
Vail Village
Out of Town
Lionshead
Other Areas
• This chart shows March sales tax collections by geographic area over time.
• The 0.5% increase for housing sales tax is depicted in lighter shades. General 4.0% sales tax
collections are shown in darker shades.
Other Areas
13%
Lionshead
16%
Out of
Town
23%
Vail Village
48%
68
Accommodation Services Sales Tax by Year
Retail Business 4.5% Sales Tax Detail
March 2026 Sales Tax
Town of Vail Business Review
Apparel
$495,854
Grocery
$255,779
Gallery
$2,465
Gifts
$14,163
Jewelry
$88,916Retail Liquor
$68,031
Retail Other
$426,502
Sporting Goods
$492,155
Online Retailers
$139,344
Retail Home
Occupation
$300
• March 2026 accommodations services decreased (12.4)% from the prior year. Short-term rentals decreased
(13.0)% and hotels and lodges decreased (12.2)%.
• The figures above reflect 4.5% sales tax.
• Short-term rental sales tax collection numbers include online marketplace facilitators like Airbnb and VRBO.
Revenue collections from facilitators may include some hotels and lodges that advertise and rent properties on
these platforms.
2,263,279
976,969
2,067,044
944,563
1,814,677
822,202
$0 $500,000 $1,000,000 $1,500,000 $2,000,000
Hotel and Lodges
Short-Term Rentals
2026 2025 2024
69
Retail 219,254 250,983 (31,729) -12.6%
Lodging 448,883 530,614 (81,730) -15.4%
F & B 135,772 126,048 9,724 7.7%
Other 6,998 7,488 (490) -6.5%
Total 810,907 915,133 (104,226) -11.4%
Retail 279,515 320,992 (41,477) -12.9%
Lodging 541,031 642,236 (101,205) -15.8%
F & B 204,824 247,465 (42,641) -17.2%
Other 3,219 3,773 (553) -14.7%
Total 1,028,589 1,214,465 (185,876) -15.3%
Retail 476,930 560,152 (83,222) -14.9%
Lodging 693,608 760,397 (66,789) -8.8%
F & B 1,360 2,948 (1,587) -53.9%
Other 257,397 278,030 (20,632) -7.4%
Total 1,429,296 1,601,526 (172,230) -10.8%
Retail 1,007,808 1,070,094 (62,285) -5.8%
Lodging 953,356 1,078,361 (125,005) -11.6%
F & B 1,030,798 1,091,802 (61,005) -5.6%
Other 31,158 39,493 (8,336) -21.1%
Total 3,023,120 3,279,750 (256,630) -7.8%
Retail 1,983,508 2,202,222 (218,713) -9.9%
Lodging 2,636,879 3,011,607 (374,729) -12.4%
F & B 1,372,753 1,468,263 (95,509) -6.5%
Other 298,772 328,783 (30,011) -9.1%
Total 6,291,913 7,010,875 (718,962) -10.3%
Retail Apparel 495,854 522,024 (26,171) -5.0%
Retail Food 255,779 249,489 6,290 2.5%
Retail Gallery 2,465 10,080 (7,616) -75.5%
Retail Gift 14,163 12,997 1,165 9.0%
Retail Home Occupation 300 151 149 99.0%
Retail Jewelry 88,916 92,163 (3,247) -3.5%
Retail Liquor 68,031 75,117 (7,086) -9.4%
Retail Other 426,502 506,164 (79,662) -15.7%
Retail Sport 492,155 610,562 (118,407) -19.4%
Retail Online Retailer 139,344 123,473 15,871 12.9%
Total 1,983,508 2,202,222 (218,713) -9.9%
Cascade Village / East Vail / Sandstone / West Vail
Town of Vail Business Review
March 4.5% Sales Tax
2026 Collections 2025 Collections YoY % ChangeYoY $ Change
Total - All Areas
Lionshead
Out of Town
Vail Village
Retail Summary
70
Town of Vail Business Review
Q1 Sales Tax Collections by Year
Q1 2026 Sales Tax
Q1 2025
Sales Tax Collections by Business Type
Q1 2026
5,863,257
Lodging
8,154,550
Food &
Beverage
4,124,947
Utilities &
Other
965,655
$0
$1,000,000
$2,000,000
$3,000,000
$4,000,000
$5,000,000
$6,000,000
$7,000,000
$8,000,000
$9,000,000
(5.6)% (4.2)%
(4.0)%
Retail
18,906,702
20,189,948
20,479,205
20,810,676
19,108,410
$0 $5,000,000 $10,000,000 $15,000,000 $20,000,000
2022
2023
2024
2025
2026
General Sales Tax
Housing Sales Tax
• Q1 2026 retail sales decreased (5.6)%, lodging decreased (12.2)%, food and beverage decreased
(4.2)%, and utilities and other decreased (4.0)%.
• The figures above reflect 4.5% sales tax.
Retail
6,214,122
Lodging
9,285,575
Food &
Beverage
4,305,046
Utilities &
Other
1,005,934
$0
$1,000,000
$2,000,000
$3,000,000
$4,000,000
$5,000,000
$6,000,000
$7,000,000
$8,000,000
$9,000,000
(12.2)%
• This report represents collections of Town of Vail sales tax, as opposed to actual gross sales.
• On January 1st, 2022, Town of Vail sales tax increased from 4.0% to 4.5% on all items except food for
home consumption. The 0.5% increase to sales tax is depicted in light blue. General 4.0% sales tax
collections are shown in darker blue.
• Total Q1 2025 collections were $20,810,676; Q1 2026 collections were $19,108,410, down from the prior
year (8.2)%.
71
Town of Vail Business Review
Q1 2025Q1 2026
Geographic Area Trends by Year
Q1 Sales Tax
Sales Tax by Location
Q1 2026 Sales Tax
2,781,520
2,814,304
2,970,122
2,870,031
2,560,174
3,538,670
3,807,544
3,885,302
3,714,391
3,288,870
4,074,443
4,403,917
4,147,353
4,659,614
4,406,855
8,512,069
9,164,184
9,476,429
9,566,640
8,852,511
Other Areas
14%
Lionshead
18%
Out of
Town
22%
Vail Village
46%
• Vail Village sales tax decreased (7.5)%, Lionshead decreased (11.5)%, Other Areas decreased (10.8)%,
and Out of Town decreased (5.4)%. Excluding Out of Town collections, all areas were down (9.0)%.
• The figures above reflect 4.5% sales tax.
$0 $1,000,000 $2,000,000 $3,000,000 $4,000,000 $5,000,000 $6,000,000 $7,000,000 $8,000,000 $9,000,000
2022
2023
2024
2025
2026
Vail Village
Out of Town
Lionshead
Other Areas
• This chart shows Q1 sales tax collections by geographic area over time.
• The 0.5% increase for housing sales tax is depicted in lighter shades. General 4.0% sales tax
collections are shown in darker shades.
Other Areas
14%
Lionshead
17%
Out of
Town
23%
Vail Village
46%
72
Accommodation Services Sales Tax by Year
Retail Business 4.5% Sales Tax Detail
Q1 2026 Sales Tax
Town of Vail Business Review
Apparel
$1,482,627
Grocery
$720,262
Gallery
$25,370
Gifts
$36,576
Jewelry
$264,581Retail Liquor
$203,199
Retail Other
$1,223,436
Sporting Goods
$1,514,683
Online Retailers
$391,762
Retail Home
Occupation
$761
• Q1 2026 accommodations services decreased (12.2)% from the prior year. Short-term rentals decreased (9.9)%
and hotels and lodges decreased (13.2)%.
• The figures above reflect 4.5% sales tax.
• Short-term rental sales tax collection numbers include online marketplace facilitators like Airbnb and VRBO.
Revenue collections from facilitators may include some hotels and lodges that advertise and rent properties on
these platforms.
6,552,881
2,803,571
6,452,461
2,833,114
5,601,265
2,553,285
$0 $1,000,000 $2,000,000 $3,000,000 $4,000,000 $5,000,000 $6,000,000 $7,000,000
Hotel and Lodges
Short-Term Rentals
2026 2025 2024
73
Retail 663,572 768,403 (104,831) -13.6%
Lodging 1,435,729 1,688,636 (252,906) -15.0%
F & B 438,701 393,081 45,620 11.6%
Other 22,172 19,912 2,260 11.4%
Total 2,560,174 2,870,031 (309,857) -10.8%
Retail 848,594 944,187 (95,593) -10.1%
Lodging 1,740,471 1,994,199 (253,727) -12.7%
F & B 684,599 757,366 (72,767) -9.6%
Other 15,205 18,639 (3,434) -18.4%
Total 3,288,870 3,714,391 (425,521) -11.5%
Retail 1,425,397 1,467,136 (41,739) -2.8%
Lodging 2,138,124 2,333,457 (195,332) -8.4%
F & B 5,447 10,134 (4,687) -46.3%
Other 837,887 848,887 (11,000) -1.3%
Total 4,406,855 4,659,614 (252,759) -5.4%
Retail 2,925,694 3,034,396 (108,702) -3.6%
Lodging 2,840,225 3,269,284 (429,058) -13.1%
F & B 2,996,201 3,144,465 (148,264) -4.7%
Other 90,391 118,496 (28,105) -23.7%
Total 8,852,511 9,566,640 (714,129) -7.5%
Retail 5,863,257 6,214,122 (350,865) -5.6%
Lodging 8,154,550 9,285,575 (1,131,024) -12.2%
F & B 4,124,947 4,305,046 (180,099) -4.2%
Other 965,655 1,005,934 (40,278) -4.0%
Total 19,108,410 20,810,676 (1,702,266) -8.2%
Retail Apparel 1,482,627 1,470,036 12,591 0.9%
Retail Food 720,262 783,564 (63,302) -8.1%
Retail Gallery 25,370 32,604 (7,234) -22.2%
Retail Gift 36,576 34,274 2,302 6.7%
Retail Home Occupation 761 453 308 68.1%
Retail Jewelry 264,581 255,942 8,639 3.4%
Retail Liquor 203,199 224,476 (21,277) -9.5%
Retail Other 1,223,436 1,195,341 28,095 2.4%
Retail Sport 1,514,683 1,762,625 (247,942) -14.1%
Retail Online Retailer 391,762 454,807 (63,045) -13.9%
Total 5,863,257 6,214,122 (350,865) -5.6%
Cascade Village / East Vail / Sandstone / West Vail
Town of Vail Business Review
Q1 4.5% Sales Tax
2026 Collections 2025 Collections YoY % ChangeYoY $ Change
Total - All Areas
Lionshead
Out of Town
Vail Village
Retail Summary
74
AGENDA ITEM NO. 5.1
Item Cover Page
DATE:May 5, 2026
SUBMITTED BY:Stephanie Bibbens, Town Manager
ITEM TYPE:Matters from Mayor, Council, Town Manager and Committee Reports
AGENDA SECTION:Matters from Mayor, Council, Town Manager and Committee
Reports (3:45pm)
SUBJECT:Matters from Mayor, Town Council and Committees (15 min.)
SUGGESTED ACTION:
VAIL TOWN COUNCIL AGENDA ITEM REPORT
ATTACHMENTS:
75
AGENDA ITEM NO. 5.2
Item Cover Page
DATE:May 5, 2026
SUBMITTED BY:Stephanie Bibbens, Town Manager
ITEM TYPE:Matters from Mayor, Council, Town Manager and Committee Reports
AGENDA SECTION:Matters from Mayor, Council, Town Manager and Committee
Reports (3:45pm)
SUBJECT:Town Manager Report (15 min.)
SUGGESTED ACTION:
VAIL TOWN COUNCIL AGENDA ITEM REPORT
ATTACHMENTS:
TM Update 042126.pdf
76
Town Managers’ Update
May 5, 2026
1. Nature Center
On April 7th the Town Council conducted a site visit to Ford Park visiting the
Nature Center, the AMP, and the Art Studio. During the Council Matters item on
the 7th, the Council provided direction to Staff to continue as planned with
maintaining and cleaning the Nature Cener site, and confirmed that there would
not be any programing on the site in 2026. Council stated that they would like to
undertake a process in 2026 to determine goals for the site including how the
land and Nature Center should be managed in the future. Also, Council reviewed
the riparian enhancement project and had several questions for staff which were
provided to Council on April 21st. On April 21st there were no questions regarding
the memorandum Watershed Specialist Pete Wadden provided for the project.
Without further questions, staff will proceed with the riparian project as planned
and described to the Town Council. Also, in the last several weeks, staff has
worked with Walking Mountains on cleaning up the Nature Center so it will be
ready for future uses as appropriate for that building and space.
There appears to be a consensus that the area around the nature center should
be a contemplative space and protected as a preserve for its natural value. The
question of interpretative programs and what form they should take is still open.
Staff would like to share a possible approach to determine future goals for
programming and interpretive opportunities for the Nature Center site, to include
establishing a 5–7-person committee. A rough concept of what the committee
could do includes:
Step 1: Learning: Review and discuss previous studies on the nature
center, interpretive programs provided by Walking Mountains and Betty
Ford Gardens, guest and resident survey information, other examples for
interpretive programs. This might also include some public listening
sessions.
Step 2: Draft Goal development: With a facilitator , develop draft goals and
share those draft goals with Council. Specific goals for the use of the
Nature Center Site should support a positive experience for guests and
residents, respect the natural character of the site, and is additive to the
amenities of Ford Park.
Step 3: Final Goals and Objectives: Develop final recommendations on
goals and objectives and then share them with the Town Council .
Objectives for achieving the goals would provide clear direction to the
Town on how to proceed with next steps to implement the goals.
77
Town of Vail Page 2
In developing a set of goals and objectives for the Nature Center, staff would
recommend that we retain a facilitator to ensure all voices are heard in the
committee and that the process to create the goals and objectives is constructive
and efficient with people’s time. The final process used would most likely need to
be determined with the chosen facilitator.
Before a committee began work, it would also be important for the Town Council
to determine if there are any “givens” such as creating a new building at this time
is not a desired outcome and/or significant modifications of the existing building
will trigger expensive improvements required by applicable codes.
In terms of the composition of the committee, the Town could advertise for
interested individuals to participate in the committee that don’t have pre-
determined conclusions on the use of the site. Council may want to have
representatives (no more than two) on the committee. Direct participation of
council members in an advisory committee may expedite getting to a final
recommendation. Alternatively, Council may choose to empower an independent
committee to provide recommendations to the Council. Council would still be the
final decision maker on the goals, objectives, next steps, and budgeting funds for
the implementation of recommendations. Staff could be a resource for the
committee and respond to questions but not “facilitate the process ” directly. If
Council liked this approach next steps would include:
1) Council would determine specific language for desired outcomes and givens
for the project.
2) Staff would solicit proposals for facilitators to provide a proposed process and
estimated cost. We don’t anticipate this to be a significant expense but
assume an additional allocation of money may be needed. Currently $50,000
is budgeted for maintenance and repair at the Nature Center in 2026.
3) At the same time the Town could advertise for individuals to participate in
nature center committee being clear this committee has a clear start and a
conclusion upon delivering goals and objectives to the Council. Again, no
more than 7 people are recommended for the committee, and Council would
need to determine if Council participation on the committee is desired or not.
4) Council could review and determine who will sit on the committee and receive
a recommendation on an appropriate facilitator.
If this or an alternative approach is preferred, staff would appreciate Council ’s
direction on how to proceed with the question of determining future
use/programming of the Nature Center site.
2. Other Topics
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AGENDA ITEM NO. 5.3
Item Cover Page
DATE:May 5, 2026
SUBMITTED BY:Stephanie Bibbens
ITEM TYPE:Matters from Mayor, Council, Town Manager and Committee Reports
AGENDA SECTION:Matters from Mayor, Council, Town Manager and Committee
Reports (3:45pm)
SUBJECT:Council Matters and Status Report
SUGGESTED ACTION:
VAIL TOWN COUNCIL AGENDA ITEM REPORT
ATTACHMENTS:
260505 Matters.docx
Future Topics.docx
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COUNCIL MATTERS
Status Report
Report for May 5, 2026
Council Comments at April 21st meeting:
Town Council agreed to Jonathan Staufer taking over Kim Langmaid’s
role as Council representative for CCFCA due to scheduling issues.
Council thanked staff for hosting a well-attended and fun! End of
Season celebration
Important Dates______________________________________________________
Town Events
May 8 Hard to Recycle Event
May 28 Park City Leadership visit
June 23 Community Picnic at Donovan
July 14 Community Picnic at Bighorn
August 23 TOV Employee 60th Birthday Dance/Reunion
September 8 Vail Social
Municipal Partner Events
June 22-25 Annual Colorado Municipal League (CML) Conference
August 27-28 CAST -Meeting Carbondale
Social Media Listening
Here is the Sprout Listening link: https://share.sproutsocial.com/view/2a3b58f2-d389-
442a-bb58-f2d389d42a6e
Highlights include the introduction of new Vail Police K9 Goldie
https://www.facebook.com/100068613286240/posts/1262808872682877/, Habitat Vail
Valley's video of new Timber Ridge homeowners
https://www.facebook.com/reel/1014299477944761 as well as our video highlighting the
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Gore Creek Promenade Renewal project, including the installation of the new stone fire
feature https://www.instagram.com/p/DXQEiyxDfvC/.
In the News______________________________________________________
April 14
Noise Bill
https://www.vaildaily.com/news/noise-bill-stalls-in-colorado-house-as-mountain-towns-grapple-
with-vibrancy-resident-concerns/
April 17
Wildfire Preparedness
https://www.vaildaily.com/news/colorado-western-slope-severe-wildfire-season-preparedness/
April 20
AI Call-Taking in Dispatch
https://www.vaildaily.com/news/vail-police-seeking-help-from-ai-call-taking-software/
April 22
Habitat at Timber Ridge - Valley Voices
https://www.vaildaily.com/opinion/column-howard-im-not-crying-youre-crying/
April 23
Strategic Plan
https://www.vaildaily.com/news/vail-town-council-hones-in-on-vibrancy-and-resiliency-as-it-
tweaks-2026-strategic-plan/
April 24
Trash Trucks in Vail Village
https://www.vaildaily.com/news/with-no-more-tractor-trailers-in-village-core-vail-aims-to-
eliminate-garbage-trucks-next/
April 28
Funicular on Forest Road
https://www.vaildaily.com/news/vail-construction-forest-road-funicular-lift/
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Future Topics, May 2026
TOPIC DEPARTMENT
VLHA Board interviews Housing
Timber Ridge site visit Housing
Joint Meeting with BOCC Town Manager
Joint Meeting with VLHA Council/Housing
Re-Zoning Subdividing East Vail CDOT Parcel Housing
EHU Exchange Proposal Housing
Senior Scholarship Awards Council
Update to Town Code Regarding Chain Law Police Department
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