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Home My WebLink AboutEver Vail Parking Memorandum 121409 MEMORANDUM � � � To: Planning and Environmental Commission From: Mauriello Planning Group, representing Mauriello Planning Group Vail Resorts Development Company Date: December 14, 2009 At each Planning and Environmental Commission meeting, certain topics will be addressed specifically. To simplify the process, for each meeting Mauriello Planning Group will provide a brief inemo summarizing the topic. More in-depth information can be found within the overall application. PARKING Parking in Ever Vail is the primary driver in the design of the site and defines the underground improvements. As P1 currently proposed, Ever Vail will be constructed with a - '� �-' z total of 1,551 parking spaces, including the following: _.._ F w� J`4�„ij, ; �/ • Public Skier Parking: 400 spaces a�. � � ' s,` ___.;�. � <-L � ., ; ,�i; -� _ • Public Commercial Parking: 308 spaces ��,�` r�}; � ' I �, ' • Private Residential Parking: 489 spaces ��`��i �"r �I�_ -� • Employee Replacement Parking: 318 spaces � ��.� • Other Parking: 36 spaces The total parking available for public parking is 708 spaces, � P2 m,.\� utilized similarly to the other public parking structures. - -- � The remaining spaces are private spaces. \� �� While it is difFicult to idenfify from the site plan, the � :.- — ' � � building floor plans paint a clearer picture of how parking ��` ``�1 `� --- � "� funcfions on the Ever Vail site. The majority of the � - �;_,' _ � parking, both public and private, is located entirely f��//� �- � ,�. __ , � - underground, and covers almost the entire site. In fact, ��ro �� - - the only area of the site that does not include parking is ;�-�_/ ��,� -� the Red Sandstone Creek corridor. While this is a topic for another day, we are requesting a site coverage variance P3 for underground improvements, due to the extensive �!.� underground parking structure. Other underground � �, improvements include the centralized loading and delivery �� e� � , :�• - structure, and the enfire Mountain Operations facility. ,�- �_ , ��- - For the purposes of this analysis, parking has been divided % F�at 1� , ' ,,�! � � into two main categories: parking obligations and parking �1�� i'' � requirements. The former are the obligations as outlined -�-- in the Lionshead Redevelopment Master Plan and other � planning documents. The latter are the requirements of Chapter 12-10 of the Zoning Regulations. I � Parking 12/14/09 1 I * Parking Obligafions The first parking obligation outlined by the Lionshead Redevelopment Master Plan is a � recommendation for approximately 400 public parking spaces in Ever Vail beyond the requirements of the Chapter 12-10 of the Zoning Regulafions. According to the Lionshead Redevelopment Master Plan, these 400 parking spaces serve two specific needs: • the existing deficiency of off-street parking on peak days • the shifting demand of parking created by the introduction of a new ski lift in West Lionshead (from Sec 4.8.3.3, LRMP) The need for these 400 spaces is further reinforced by the Vail Transportafion Master Plan, adopted in 2009. The VTMP identifies a range of 300 to 500 parking spaces to be located in West Lionshead, beyond the zoning requirements (pg. 50, VTMP). It also clearly identifies an issue with locating too many parking spaces in West Lionshead, due to the limited ski terrain these public parking spaces access. In response to this issue of public parking in West Lionshead, Tom Allender of Vail Resorts Mountain Operafions completed an analysis of the distribution of skiers on Vail Mountain, both before and after the development of Ever Vail. The findings of this analysis indicate that Ever Vail will have very little effect on the number of skiers visiting the other portals to Vail Mountain, but will result in a significant reduction in the number of vehicles parked along the Frontage Road. Based on parking capacities in Ever Vail, there is only one day that cars may be present on the Frontage Roads based upon the experience of the 2008/2009 ski season. (Pg. 8, Allender Memo 11/2/09) Based on the Lionshead Redevelopment Master Plan, the Vail Transportation Master Plan, and the research of Vail Resorts Mountain Operations, the 400 public parking spaces is the appropriate number � of parking spaces needed to resolve the issue of parking on the Frontage Road and to serve the proposed gondola. The second parking obligafion idenfified by the Lionshead Redevelopment Master Plan is found in Ground Rule#4, which states: "There will be no net loss to the Vail community of either locals' housing or parking spaces (public and private) now existing in Lionshead" (Sec. 2.4, LRMP). Ever Vail includes an addifional 318 parking spaces identified as "replacement parking." This parking will replace the spaces displaced (and not replaced) by development at the North Day Lot, the West Day Lot, and the Holy Cross Lot. In summary, beyond the Parking Requirements outlined by Chapter 12-10 of the Zoning Regulations, there are an additional 718 parking spaces (400 public skier spaces + 318 employee replacement , parking spaces) being provided at Ever Vail, based on the obligations outlined in the Lionshead ��, Redevelopment Master Plan and the Vail Transportation Master Plan. ', * Parking Requirements �'�, Chapter 12-10, Off-Street Parking and Loading, of the Zoning Regulations provides parking I requirements for uses as a site is developed. There are two parking requirement schedules: I Commercial Core Area Parking Requirements (12-10-10-A) and those properties outside of the �i Commercial Core Area (12-10-10-B). The current adopted Commercial Core Area maps include all of i Vail Village and Lionshead. As part of this applicafion, Vail Resorts is requesting a Text Amendment to include Ever Vail within the Commercial Core Area. The Commercial Core Area parking requirements were adopted based on the concept of shared parking facilities and areas served by mass transit. � The following table indicates the proposed uses and the parking required to serve those uses: Parking 12/14/09 2 Use Quantity Core Area Parking Requirements Result 25%Reduction � Dwelling Units 358 1.4 per unit 501.20 375.90 ' Accom. Units 120 .7 per unit 84.00 63.00 EHU 48 1.4 per unit 67.20 50.40 Hotel Conference 5,156 1 per 330 sf seating area 15.62 11.72 Meeting Room 3,840 1 per 165 sf seating area 23.27 17.45 Restaurant 14,293 1 per 250 of seating floor area 57.17 42.88 Retail 52,620 2.3 per 1000 sf net floor area 121.03 90.77 VRD/Ski School 15,690 1 per 1000 sf net floor area 15.69 11.77 Spa 20,710 1 per 1000 sf net floor area 20.71 15.53 Office 33,600 2J for 1000 sf net floor area 90J2 68.04 Maint. Facility 1 estimated need of 50 spaces 50.00 50.00 ', I TOTAL: 1046.61 797.46 ' The total number of parking spaces proposed to meet the requirements of the Commercial Core Area to serve the uses on-site is 798 parking spaces. These spaces include both publicly accessibly spaces ', �,. (commercial uses = 308.2 spaces) and private spaces (residential uses = 489.3 spaces). There are a few , things to note about the parking requirements: '�, 1. Parking requirements for some uses are not listed specifically or are set by the Planning and I, Environmental Commission. In Evervail, these uses indude the Spa (proposed at 1 space per , 1000 sf of net floor area) and the VRD/Ski School Space (also proposed at 1 space per 1000 sf II of net floor area). , 2. There is a code requirement for a 25% reduction in parking requirements when parking ! facilities are proposed to include more than 1,000 parking spaces. Therefore, the reducfion �il has been applied to each individual use (except the Maintenance Facility which has an � estimated need of 50 spaces, the 310 replacement spaces, and the 400 skier spaces). � *Conclusions As currently proposed, Ever Vail will be constructed with a total of 1,551 parking spaces. To put that number into context, the Vail Village Structure has approximately 1,300 spaces, serving 300,000 sq. ft. � of commercial uses, and some private residential uses. The Lionshead Parking Structure has approximately 1,200 spaces, serving 150,000 sq. ft. of commercial uses (most private residential uses in Lionshead are parked) (pg. 15, VTMP). Ever Vail will include approximately 120,000 gross sq. ft. of commercial space. Studies by the Town of Vail indicate that generally 95% of cars parked in the parking structures are skiers. As a result, the 1,551 parking spaces at Ever Vail are more than adequate to serve the project and will likely eliminate future parking on the Frontage Road in the long-term, with 708 � parking spaces available to the public on any given day (includes skier public parking and commercial public parking). Parking 12/14/09 3