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MEMORANDUM '�e: 4D-o
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: December 14, 2009
SUBJECT: A request for a work session on a major exterior alterations, pursuant to
Section 12-71-7, Exterior Alterations or Modifications, Vail Town Code, to
allow for the redevelopment of the area known as "Ever Vail" (West
Lionshead), with multiple mixed-use structures including but not limited to,
multiple-family dwelling units, fractional fee units, accommodation units,
employee housing units, office, and commercial/retail uses, located at 862,
923, 934, 953, and 1031 South Frontage Road West, and the South Frontage
Road West right-of-way/Unplatted (a complete legal description is available
for inspection at the Town of Vail Community Development Department), and
setting forth details in regard thereto. (PEC080064)
Applicant: Vail Resorts Development Company, represented by Thomas
Miller
Planner: Warren Campbell
SUMMARY
The applicant, Vail Resorts Development Company, represented by the Mauriello
Planning Group, LLC, is requesting a work session with the Planning and
Environmental Commission to present revised plans for the development of a fifth
portal commonly referred to as Ever Vail. Since the work sessions held in the spring
of 2009 the applicant has added the Glen Lyon Office Building (GLOB) to the
development site. This work session is the continuance in what is planned to be a
series of work sessions regarding various aspects and topics with regard to the Ever
Vail project. The Ever Vail project is the proposed creation of a new portal to Vail
Mountain on approximately 12.2 acres. Developments of this extent warrant a
complete understanding of many interconnected aspects. Staff and the applicant
hope that through a series of work sessions that a greater understanding of the
project and its impacts, both positive and negative will be ascertained, thus aiding in
the review of the various applications and their associated criteria and findings. As
this is a work session and the Planning and Environmental Commission is not being
asked to reach any conclusions, Staff has not provided any recommendations at this
time. Staff and the applicant request that the Planning and Environmental
Commission participates in the presentation and tables this application to the
January 11, 2010, public hearing.
I1. DESCRIPTION OF REQUEST
The applicant, Vail Resorts Development Company, represented by the Mauriello
Planning Group, LLC, has submitted seven development review applications which
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will be reviewed and acted upon by the Planning and Environmental Commission
prior to the conclusion of the review process. Those applications include:
• A major subdivision to establish new lot configurations, rights-of-way,
easements, etc;
• An amendment to Special Development District (SDD) No. 4, Cascade, to
remove the GLOB from the SDD;
• A rezoning of the parcels created by the major subdivision to Lionshead
Mixed Use-2;
• An amendment to the Town Zoning Regulations to include the project within
the "commercial core" zone for calculating parking requirements;
• A variance for site coverage for the below grade structure;
• Several conditional use permits to allow for a new gondola, below grade
parking structure, and below grade mountain operations service facility; and
• A major exterior alteration to allow for multiple structures to be constructed.
The work session will include a presentation by the Ever Vail Team addressing the
changes made to the plans since last presented. This will include changes resulting
from the acquisition of the GLOB property. The presentation will additionally begin to
cover the amount of floor area dedicated to various land uses and the required
parking associated with those land use areas. Attached to this memorandum is a
binder of information entitled Ever Vail: Applications for a Major Subdivision,
Rezoning, Text Amendment, Conditional Use Permits, Major Exterior Alteration, SDD
Amendment & Variance to allow for the redevelopment of the West Lionshead Area
(Attachment A). Within this document is a proposed schedule for up coming
meetings and topics, a report detailing the parking on the site and a report from Tom
Allender, Resort Planning Director, on the distribution of skiers on the mountain and
the potential impacts of Ever Vail on skier distribution and counts. These documents
will be pertinent to the discussion regarding required parking and its relationship to
the proposed land uses. These documents have been identified with yellow flags for
ease of location in the binder. Additionally an 11"X17" set of plans has been
provided for the project (Attachment B).
Staff created a list of questions to aid in the review of the required parking associated
with the proposed land uses. These questions are provided to aid in the thought
process and discussion of the proposal. Staff has not completed their analysis of the
questions nor reached any conclusions. There are questions that Staff will be
studying and developing positions on prior to asking the Planning and Environmental
Commission to take action.
• Should Ever Vail be included within the "commercial core" parking
standards which allow for a reduction in the parking required?
Attached is a memorandum to the Planning and Environmental Commission
from April 10, 2000, regarding the creation of the commercial core parking
requirements (Attachment C). Attached to that memorandum is a study from
the Town's traffic and parking consultant. The history behind the
establishment of the "commercial core" parking standards will aid in the
review of the application for the inclusion of Ever Vail within this parking
district.
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• What is the strategy for insuring that the required parking for each land
use is utilized for the generator of that parking need?
• How will parking decks, gates, and other control methods be utilized to
allow/direct vehicles to the appropriate parking locations?
• How will signage be done to direct owners, visitors/guest, skiers,
shoppers, etc., to the parking spaces designated for the uses?
• Should there be a parking requirement attributed to the creation of a
new portal with a lift?
• Should the public parking spaces be deeded to the Town and be on a
separate parcel similar to the other structures?
• What are the impacts of having a parking structure located at a primary
structure not within the control of the Town? How will coordination
occur without violating any monopoly/collusion laws?
• Are 400 additional (excess) parking spaces adequate to support a new
portal and lift? Are there opportunities for more? Should any surplus
parking not associated with a land use be included in this count?
• Who will have access to the loading and delivery facility? Town of Vail
and special event promoters? What types of easements will be
required?
• What is the appropriate Level of Service (LOS) standard that should be
implemented for the operation of a public parking structure?
III. BACKGROUND
On February 6, 2007, the Vail Town Council adopted Resolution No. 4, Series of
2007, which implemented the changes to the Lionshead Redevelopment Master Plan
regarding West Lionshead and the area now called Ever Vail.
On October 27, 2008, Staff presented and over view of the roles and responsibilities
to the Planning and Environmental Commission with regard to the Ever Vail
development.
On November 24, 2008, Staff presented an overview of the Lionshead
Redevelopment Master Plan to the Planning and Environmental Commission and its
applicability to the Ever Vail project.
On December 8, 2008, the Planning and Environmental Commission held a public
hearing at which a presentation and discussion occurred on the topics of vehicular,
mass transit, pedestrian, and bicycle circulation occurred. A list of question and
comments was generated as a part of this discussion.
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On December 22, 2008, the Planning and Environmental Commission held a public
hearing at which the presentation and discussion focused on the proposed design for
the Frontage Road realignment. Discussion included the Simba Run underpass,
retaining walls, median planter design, etc.
On January 7, 2009, the Design Review Board held a public hearing at which the
presentation and discussion focused on the proposed design for the Frontage Road
realignment. Discussion focused on the retaining walls, bridge verse culvert crossing
of the creek, and roadway design.
On March 23, 2009, the Planning and Environmental Commission unanimously
approved with condition(s) a partial preliminary plan to establish the right-of-way to
be allocated for the relocated South Frontage Road adjacent to the interstate.
On April 21, 2009, the Town Council endorsed the submittal of the proposed South
Frontage Road relocation to the Colorado Department of Transportation by a vote of
3-1-1 (Foley opposed and Gordon abstained)
IV. STAFF RECOMMENDATION
The Community Development Department requests that the Planning and
Environmental Commission listen to the presentation, ask questions, provide and
pertinent feedback. The Commission is not being requested to take and final action
at this work session. The applicant and Staff request that the Commission tables this
application to its January 11, 2010, public hearing.
V. ATTACHMENTS
A. Ever Vail: Applications for a Major Subdivision, Rezoning, Text Amendment,
Conditional Use Permits, Major Exterior Alteration, SDD Amendment & Variance
to allow for the redevelopment of the West Lionshead Area dated November
2009
B. Reduced set of proposed plans dated November 2, 2009
C. Staff memorandum dated April 10, 2000, and associated attachments regarding
the creation of the "commercial core" parking standards.
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development
DATE: April 10, 2000
SUBJECT: A request for a final review of the Town of Vail's Core Area Parking Analysis and
proposed amendments to Chapter 12-10,Town of Vail Code.
Planner: Brent Wilson
Applicant: Town of Vail
BACKGROUND AND DESCRIPTION OF THE REQUEST
PEC Update: On March 27th, the PEC conceptually reviewed the proposed amendments
to the Town's parking regulations and directed staff to pursue the following changes to
the parking requirements schedule:
■ A change in restaurant parking calculation from "number of seats" to "seating floor
area." This way, restaurants would not be discouraged from providing large waiting or
lobby areas. Staff believes the amount of kitchen area and staff a restaurant
contains?employs is commensurate with the size of its seating area. Therefore.we
believe "seating floor area" to be a simple, effective technique for calculating
restaurant parking. Additionally, staff is recommending a "minimum parking space"
requirement to cover restaurants that may not have any seating floor area (i.e. Taco
Bell Express). The recommended parking requirement for restaurants has been
amended to reflect the PEC's requests.
■ A change in meeting room/conference space parking from "number of seats" to
"seating floor area." The parking requirement has not changed since the last PEC
meeting, but the method of calculation has been changed to "seating floor area"to
remain consistent with the other uses identified in the Off-Street Parking and Loading
code.
m The PEC directed staff to pursue increasing the parking requirement for residential
condominiums within the core areas. PEC proposed maintaining a parking
requirement of 2 spaces/unit for each condo, This is our current parking requirement
for units between 500-1,999 square feet. This represents a 30% increase over the
consultant's recommendation for units within the commercial cores.
Attachment C
TOWN OF VAIL
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History of the proposal
During the summer of 1999, the 'own hired the firm of Felsburg, Holt & Ullevig to
conduct an in-depth analysis of parking generation in Vail's commercial core areas. The
primary purpose of the study was to determine the influence of external factors (mixed
uses, transit/pedestrian trips, hourly variations in business activity) on parking
generation. Currently, the Town's parking regulations do not account for these factors
and assess parking requirements strictly by land use type and square footage. Given
the inability of many properties in Vail Village and Lionshead to provide on-site parking
and the Town's $17,917 per space parking pay-in-lieu fee, staff realized a need to
produce a more realistic assessment of parking generation in these areas.
Over the past few months, the consultant examined data involving a number of factors
influencing parking generation in Vail. Skier visits, parking structure transactions, land
uses per square foot, parking turnover ratios (length of stay), and traffic(automobile,
transit and pedestrian) counts were referenced and incorporated into a model. This
model was used to determine a more accurate assessment of parking generation in the
Town's commercial core areas. The consultant's recommendations are outlined in
Section [V of this memorandum. It is importa.it to note these recommendations are
applicable only to those properties that exhibit the characteristics outlined above(mixed •
uses, transit/pedestrian trips, hourly variations in business activity). Many areas of Vail
(outside Vail Village and Lionshead)do not exhibit these characteristics and it would be
inappropriate to apply these same rates at other locations. A copy of the consultant's
study and findings has been included in your packet for reference.
lt. ROLES OF THE REVIEWING BOARDS
Planning and Environmental Commission:
Action: The PEC is advisory to the Town Council.
The PEC shall review the proposal for and make a recommendation to the Town
Council on the compatibility of the proposed text changes for consistency with the Vail
Comprehensive Plans and impact on the general welfare of the community.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided. The
staff advises the applicant as to compliance with the Zoning and Subdivision
Regulations,
Staff provides analyses and recommendations to the PEC and Town Council on any text
proposal.
Town Council:
Action: The Town Council is responsible for final approval/denial on code
amendments.
The Town Council shall review and approve the proposal based on the compatibility of
the proposed text changes for consistency with the Vail Comprehensive Plans and
impact on the general welfare of the community.
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F LVExYO ETF,CME-MOSOCRPRKGGEN3.DQC:
Design Review Board:
Action: The DRB has NO review authority on code amendments.
lU. STAFF RECOMMENDATION
Staff recommends that the Planning and Environmental Commission recommend
approval of the proposed code amendments to the Vail Town Council, pursuant to the
following findings:
1. That the proposed code amendments further the development objectives of the
Town of Vail.
2. That the proposed amendments are in keeping with the purpose and intent of the
Vail Land Use Plan and all other applicable master planning documents.
3. That the health, safety,welfare and interests of the community are being met by the
adoption and implementation of the proposed code amendments.
IV. FINDINGS
The following table is a summary of the consultant's and the PEC's recommended
parking rates for specific uses within the Town's commercial core areas. A comparison
between the Town's current rates and the consultant's recommended rates is listed and
reductions/additions to parking ratios are listed where applicable.
Table 2.1— Current and Suggested Parking Rates (Commercial Core Areas Only
Land Use Current Requirement Consultant's PEC's Suggested
Suggested Requirement Requirement
Residential* 2.0+ spaces/unit 1.4 spaces/unit 2.0 spaces/unit
Hotel** 1.0 spaces/unit 0.7 spaces/unit 0.7 spaces/unit
Conference Facility 1 space/ 8 seats 1 space/ 11 seats 1 space/ 165 sq. ft. seating
floor area
General Retail*** 3.33 spaces / KSF —�_ 2.3 spaces I KSF 2 spaces / KSF
Office*'"* 4 spaces I KSF 2.7 spaces/ KSF 4 spaces I KSF
Restaurant 1 space / 8 seats 1 space/ 12 seats 1 space /250 sq. ft. seating
floor area; min. of 2 spaces*'"**
Bank/Finance*** 5 spaces/ KSF 3.7 spaces I KSF 3.7 spaces/ KSF
* Assumes an average unit size of 500-1,999 square feet. Currently includes timeshares and FFU's.
** Assumes an accommodation unit size of at least 600 square feet. Current requirement is 0.4
spaces/unit, plus 0.1 space/each 100 square feet of GRFA, with a max.of 1.0 space/unit. For
parking purposes, timeshares/FFU's will be considered as AU's.
*** Involves a change in calculation from "net floor area"to "gross floor area."
**** Involves a change from space/number of seats to space/seating floor area
"KSF" 1,000 square feet
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F:''.FV FRY ONE:PR:\MEMOSTO',PRKGGI N3.DOC
For Example
For a point of reference, a recently constructed project (the Vail Village Club) is shown based
an existing and the consultant's proposed parking schedule applicability.
Required Parking for 1997 Vail Village Club Proposal
Retail = 3,594 sq. ft. = 11.98 parking spaces
Office = 94 sq. ft. 0.38 parking spaces
Restaurant/Club = 5,717 sq. ft. (381 seats) 47.64 parking spaces
Total = 60.00 parking spaces
-27 (grandfathered spaces)*
Grand Total 33.00 parking spaces pay-in-lieu
Hypothetical Required Parking for Vail Village Club Under Consultant's Proposed Parking
Standards
Retail = 3,594 sq, ft. = 8.26 parking spaces
Office = 94 sq. ft. 0.25 parking spaces
Restaurant/Ciub = 5,717 sq. ft. (381 seats) = 31.75 parking spaces
Total 40.26 parking spaces
-27 (grandfathered spaces)*
Grand Total 13.26 parking spaces pay-in-lieu
This represents a difference of 19,74 pay-in-lieu spaces or$353.680.79 (based on current pay-
in-lieu rates).
ea%
Parking Availability
Table 2.2 Parking Availability by Location
Location/Type # of Percent of Total
- Spaces
Private Lionshead Spaces 995 21%
Public Lionshead Spaces 1,300 28%
Private Vail Village Spaces 1228 26%
Public Vail Village Spaces 1200 25%
Total Available Spaces 4,723 100%
About 47% of the available parking in Vail Village and Lionshead is supplied privately. The vast
majority of these privately-held spaces are devoted to residential uses.
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DISCUSSION ITEMS
Overall, the consultant's recommended parking rates represent a 31% reduction in the amount
of required parking for private uses in Vail Village and Lionshead compared to our current
regulations.
Table 3.1 — Current versus Proposed Parking Requirements
Land Use Quantity Current Recommended
Requirement Requirement
Residential Units 2,148 units 3,222 2,235
Retail 151,475 sf 504 351
—
Restaurant 82,127 sf 257 180
Office 45,000 sf 180 125
Bank 2,460 sf 12 9
_ –
Total Required 4,175 2,900
Spaces
As depicted in Table 2.2, there are about 4,723 total parking spaces in Vail Village and
Lionshead. It is important to note, however, that a large percentage of these spaces (47%)are
privately-held and devoted primarily to private residential uses. There are only about 2,500
public parking spaces in the core areas to serve day skiers and their associated trips with
another 250 spaces outside the core areas at Ford Park. Any vacant private parking spaces
are assumed to be unavailable for public day skier parking.
•
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APPENDIX "A"
411
CHAPTER 10
OFF-STREET PARKING AND LOADING SECTION:
Added text is shown in bold and underlined type; deleted text is shown in stricken type
12-10-1: Purpose
12-10-2: Applicability
12-10-3: Existing Facilities
12-10-4: Additions Or Changes
12-10-5: Construction And Maintenance
12-10-6: Parking; Off-Site And Joint Facilities
12-10-7: Standards; Authority To Adjust
12-10-8: Parking Standards
12-10-9: Loading Standards
12-10-10: Parking Requirements Schedule
12-10-11: Parking Schedule Applicability
12-10-12: Credit For Multiple Use Parking Facilities
12-10-13: Loading Requirements Schedule
risk
12-10-14: Loading Schedule Applicability
12-10-15: Credit For Multiple-Use Loading Facilities
12-10-16: Exempt Areas; Parking Fund Established
12-10-17: Leasing Of Parking Spaces
12-10-18: Variances
12-10-1: PURPOSE:
In order to alleviate progressively or to prevent traffic congestion and shortage of on-street
parking areas, off-street parking and loading facilities shall be provided incidental to new
structures, enlargements of existing structures or a conversion to a new use which requires
additional parking under this Chapter. The number of parking spaces and loading berths
prescribed in this Chapter shall be in proportion to the need for such facilities created by the
particular type of use. Off-street parking and loading areas are to be designed, maintained and
operated in a manner that will ensure their usefulness, protect the public safety, and, where
appropriate, insulate surrounding land uses from their impact. In certain districts, all or a portion
of the parking spaces prescribed by this Chapter are required to be within the main building in
order to avoid or to minimize the adverse visual impact of large concentrations or exposed
parking and of separate garage or carport structures. (Ord. 26(1982) § 1: Ord. 19(1976)§ 12:
Ord. 8(1973) § 14.100).
12-10-2: APPLICABILITY:
Off-street parking and loading space shall be provided for any new building, for any addition or
enlargement of an existing building or for any conversion of uses which requires additional
parking under this Chapter. (Ord. 26(1982) § 2: Ord. 19(1976) § 12: Ord. 8(1973) § 14.200).
12-10-3: EXISTING FACILITIES:
Off-street parking and loading facilities used for off-street parking and loading on the effective
date hereof shall not be reduced in capacity to less than the number of spaces prescribed in this
Chapter, or reduced in area or number to Jess than the minimum standards prescribed in this
Chapter. (Ord. 26(1982)§ 3: Ord. 19(1976) § 12: Ord. 8(1973) § 14.201).
12-10-4: ADDITIONS OR CHANGES:
For additions or enlargements of any existing building or change of use that would increase the
total number of parking spaces required, the additional parking shall be required only for such
addition, enlargement or change and not for the entire building or use. (Ord. 19(1976) § 12: Ord.
8(1973)§ 14.202)
12-10-5: CONSTRUCTION AND MAINTENANCE:
All off-street parking and loading facilities required by this Chapter shall be constructed and
maintained in accordance with the minimum standards for such facilities prescribed by this
Chapter. and shall be maintained free of accumulated snow or other materials preventing full
use and occupancy of the facilities in accordance with the intent of this Chapter, except for
temporary periods of short :luration in event of heavy or unusual snowfall, (Ord. 8(1973) §
14.300)
12-10-6: PARKING; OFF-SITE AND JOINT FACILITIES:
All parking and loading facilities required by this Chapter shall be located on the same site as
the use for which they are required, provided that the Town Council may permit off-site or jointly
used parking facilities if located within three hundred feet(300')of the use served. Authority to
permit off-site oroint parking facilities shall not extend to parking spaces required by this Title to
be located within the main building on a site, but may extend to parking spaces permitted to be
unenclosed. Prior to permitting off-site or joint parking facilities, the Council shall determine that
the proposed location of the parking facilities and the prospective operation and maintenance of
the facilities will fulfill the purposes of this Chapter, will be as useable and convenient as parking
facilities located cn the site of the use, and will not cause traffic congestion or an unsightly
concentration of parked cars. The Council may require such legal instruments as it deems
necessary to ensure unified operation and control of joint parking facilities or to ensure the
continuation of such facilities, including evidence of ownership, long-term lease, or easement.
(Ord. 8(1973) § 14.400)
12-10-7: STANDARDS; AUTHORITY TO ADJUST:
Parking standards shall be those provided in Title 14, Development Standards. The standards
set out in Title 14 shall govern the design and construction of all off-street parking and loading
facilities, whether required by this Chapter or provided in addition to the requirements of this
Chapter. Minor adjustments of the dimensions prescribed in this Chapter may be authorized by
the Administrator if consistent with generally recognized design standards for off-street parking
and loading facilities. (Ord. 8(1973) § 14.500)
12-10-9: LOADING STANDARDS:
Standards for off-street loading shall be as follows:
A. Location: All off-street loading berths shall be located on the same lot as the use served,
but not in the required front setback. Off-street loading berths shall be provided in
addition to required off-street parking and shall not be located within accessways.
B. Size: Each required loading berth shall be riot less than twelve feet wide, twenty five feet
long, and if enclosed and/or covered, fourteen feet high (12' x 254x 14'). Adequate
turning and maneuvering space shall be provided within the lot lines.
C. Access: Accessways not less than ten feet (10') or more than twenty feet(20') in width
0111114'' shall connect all loading berths to a street or alley. Such accessways may coincide with
accessways to parking facilities, (Ord. 26(1982) § 5: Ord. 8(1973) § 14.502)
12-10-10: PARKING REQUIREMENTS SCHEDULE:
Off-street parking requirements shall be determined in accordance with the following schedule:
#1114
A. The following schedule applies to properties within Vail's "Commercial Core Areas" (as
defined on the Town of Vail Commercial Core Area Parking Zones Map, incorporated by
reference).
_
Use
Parking Requirement
Dwelling Unit
1.4 spaces per dwelling unit
ACC-O—MMO-iiiiitOn Unit -r 0.7 spaces per accommodation-unit-
Hotels with Convention Facilities 0.7 spaces per accommodation unit, plus
1.0 space per 11 seats devoted to
meeting/lecture seating
Banks and Financial Institutions- - —
3.7 spaces per 1,000 gross square feet-
rEating and Drinking Establishments 1.0 space per 12 seats
;Hospitals 1.0 space per patient bed plus 1 space per
150 square feet of gross floor area
,Medical and Dental Offices , 2.7 spaces per 1,000 gross squ-are'lei-
Other Professional and Business Offices 2.7 spaces per 1,000 gross square feet
Quick-Service Food /Convenience Stores 5 spaces per 1,000 gross square feet
Recreationat Facilities, Public or Private — Parking requirements to be determined by
the Planning and Environmental
Commission
Parking requirements to be determined bi-': (11114
the Planning and Environmental
Commission
General Retail Stores, Personal Services and Repair
Shops 2.3 spaces per 1,000 gross square feet
- Furniture Store
-Art 6allery
- Grocery Store
Meeting Rooms, Convention Facilities 1.0 space per 11 seats
Movie Theaters 1.0 space per 8 seats
Any Use Not Listed Parking requirements to be determined by
the Planning and Environmental
Commission
For the purposes of calculating parking requirements, timeshare units, fractional fee
units, and other forms of interval ownership units are considered "accommodation
units."
es*
8. The following schedule will apply to properties outside Vail's "Commercial Core Areas"
(as defined on the Town of Vail Commercial Core Area Parking Zones Map,
incorporated by reference):
Use Parking Requirement
Dwelling Unit
If gross residential floor area is 500 square feet or less: 1.5 spaces per unit
If gross residential floor area is over 500 square feet up 2 spaces per dwelling unit;
to 2,000 square feet:
If gross residential floor area is 2,000 square feet or 2.5 spaces per dwelling unit
more per dwelling unit:
Accommodation Unit 0.4 space per accommodation unit, plus 0.1
space per each 100 square feet of gross
residential floor area, with a maximum of 1.0
space per unit
Banks and Financial Institutions 1 space per 200 gross square feet
Eating and Drinking Establishments 1 space per 8 seats
Hospitals 1 space per patient bed, plus 1 space per 150
square feet of gross floor area
Medical and Dental Offices 1 space per 200 gross square feet
Other Professional and Business Offices 1 space per 250 gross square feet
Quick-Service Food!Convenience Stores 1.0 space per each 200 square feet of gross
floor area for the first 1,000 square feet of gross
floor area: 1.0 space per 300 square feet for
gross floor area above 1,000 square feet
Recreational Facilities, Public or Private Parking requirements to be determined by the
Planning and Environmental Commission
-Athletic/Gym 4.5 spaces per 1,000 gross square feet
General Retail Stores, Personal Services and Repair 1 space per 300 gross square feet
Shops
- Furniture Store 1.5 spaces per 1,000 gross square feet
-Art Gallery 1 1.5 spaces per 1,000 gross square feet
- Grocery Store 3.5 spaces per 1,000 gross square feet
Gas Station" 1 space per pump
-with automotive service 1 space per pump + 3 spaces per bay
-with sit down dining 1 space per pump + 1 space per 8 seats
Theaters, Meeting Rooms, Convention Facilities 1.0 space per 8 seats
Any Use Not Listed } Parking requirements to be determined by the
Planning and Environmental Commission
*Total vehicle storage on site may not exceed 150% of the minimum required parking.
For the purposes of calculating parking requirements, timeshare units.fractional fee 41141
units, and other forms of interval' ownership units are considered "accommodation
units." (Ord. 25(1982) § 6: Ord. 8(1973) § 14.601).
42-10-11: PARKING SCHEDULE APPLICABILITY:
Where fractional requirements result from application of the schedule, the fraction shall be
raised to the next whole number. (Ord. 50(1978)§ 10)
12-10-12: CREDIT FOR MULTIPLE USE PARKING FACILITIES:
A. Applicability: This schedule will apply to those properties which lie outside the
Town's commercial core (as defined on the Town of Vail Commercial Core Area Parking
;ones incor orated b reference). The credit for multiple uses is not available to
those properties utilizing the core area parking schedule."
elk
S. Multiple Use Credit Schedule: Where a single parking facility series more than one use,
the total parking requirement for all uses may be reduced in accordance with the following
schedule:
Total Requirement Permitted Reduction
Determined Per To Determine Multiple
Section 12-10-10 Use Parkinq Requirement
1 to 100 spaces No reduction
101 to 200 spaces 2.5 percent
201 to 300 spaces 5.0 percent
301 to 400 spaces 7.5 percent
401 to 500 spaces 10.0 percent
501 to 600 spaces 12.5 percent
601 to 700 spaces 15.0 percent
701 to 800 spaces 17.5 percent
801 to 900 spaces 20.0 percent
901 to 1,000 spaces 22.5 percent
Over 1,000 spaces 25.0 percent (Ord. 8(1973) § 14.603)
12-10-13: LOADING REQUIREMENTS SCHEDULE:
Off-street loading requirements shall be determined in accordance with the following schedule
Use Loading Requirement
Lodges with over 10,000 square feet One loading berth for uses up to
total floor area, including accessory 75,000 square feet total area,
uses within the lodge plus one additional berth for each
25,000 square feet total floor area in
excess of 75,000 square feet
Multiple-family dwellings with over One loading berth for uses up to
20,000 square feet gross residential 100,000 square feet gross residential
floor area floor area, plus one additional berth for
each 50,000 square feet gross
f1144 residential floor area in excess of
100,000 square feet
Professional and business offices, One loading berth
banks, and financial institutions with
over 10,000 square feet total floor area
Retail stores, personal services, repair One loading berth for uses up to
shops, eating and drinking establishments - 10,000 square feet total floor area,
and all other commercial or service uses plus one additional berth for each
•
with over 2,000 square feet total floor 5,000 square feet total floor area
area in excess of 10,000 square feet
Any use listed as a conditional use Loading facilities requirement to be
determined by the Town Council as a
condition of the conditional use permit,
but not less than the comparable
requirement prescribed above
Any use not listed, if such use required One loading berth, plus additional
the recurring receipt or distribution berths prescribed by the Town
of goods or equipment by truck Council upon determination of need
(Ord. 8(1973) § 14.701)
410
12-10-14: LOADING SCHEDULE APPLICABILITY:
410
Where fractional requirements result from application of the schedule, the fraction shall be
raised to the next whole number. (Ord, 50(1978) § 10)
12-10-15: CREDIT FOR MULTIPLE-USE LOADING FACILITIES:
Where a single off-street loading facility serves more than one use, the number of off-street
loading berths may be reduced in accordance with the following schedule:
Total Requirement Reduced
Determined Per Requirement With
Section 12-10-13 Multiple_ Use
1 berth 1 berth
2 berths 1 berth
3 berths 2 berths
4 berths 2 berths
5 berths 3 berths
ei*
6 berths 3 berths
7 berths 4 berths
8 berths 4 berths
9 or more berths 5 berths
(Ord. 8(1973) § 14.703)
12-10-16: EXEMPT AREAS: PARKING FUND ESTABLISHED— PLEASE REFER TO
APPENDIX "A" ON THE "PARKING PAY-IN-LIEU" MEMO. NO OTHER CHANGES ARE
PROPOSED FOR THIS CODE SECTION.
12-10-17: LEASING OF PARKING SPACES:
A. General: No owner, occupant or building manager, or their respective agent or
representative, shall lease, rent, convey or restrict the use of any parking space, spaces
or area to any person other than a tenant, occupant or user of the building for which the
space, spaces or area are required to be provided by the zoning ordinances or
regulations of the Town except as may be specifically provided in this Section.
B. Lease Qualifications; Application To Lease; A parking space, spaces or areas may be
leased by the owner, occupant or building manager thereof in accordance with the
following;
1. Any owner, occupant or building manager who owns, occupies or manages ten
(10)or more private parking spaces located in Commercial Core 1, Commercial
Core 2, Commercial Core 3, High Density Multiple-Family, Public
Accommodations, Lionshead Mixed Use 1, Lionshead Mixed Use 2 or Special
Development Zone Districts and provides sufficient parking for use by employees
may apply to the Administrator of the Town for a permit to lease parking spaces.
2. Application shall be made on a form provided by the Administrator and upon
approval of the application by the Administrator a leasing permit shall be issued
with or without condition as determined by the Administrator. If the Town staff
determines that the lease proposal results in a visual impact to surrounding
streets or property, the Administrator may condition the approval with a
requirement that the applicant install landscaping on the site to improve the
visual appearance of the parking area. If said private parking spaces are located
on the common area or grounds of any condominium project, written approval of
the condominium association (if any)will be required on this application.
3. The Administrator may request that an applicant conduct a parking utilization
study to determine the difference between the average capacity of the lot and the
peak day utilization, and such other information as may be necessary for the
proper consideration of the application.
4. The proposed lease agreement shall be for the period of not less than one
month nor greater than twelve (12) months. When requested, the Administrator
may extend the lease agreement for an additional twelve (12) months so long as 411
the conditions relating to the parking spaces have not significantly changed. Any
applicant wishing for an extension to an established lease agreement, must
submit an application to the Administrator no later than two (2) weeks prior to the
termination of the existing approval.
5. No applicant shall be permitted to lease more than sixty percent(60%)of the •
parking spaces which is the difference between the average capacity of the lot
and the peak day utilization as determined by the Administrator.
6. No applicant who is operating a private parking area charging an hourly fee on
the effective date hereof shall be eligible for approval of his or her application.
7. Parking required for any use in accordance with this Title may not be satisfied by
the leasing of space from another person under the provisions of this Section.
8. It shall be the responsibility of the owner, occupant or building manager who has
leased spaces to others to provide adequate and proper signs therefor and to
see that the leased spaces are used and occupied in accordance with the lease
agreement.
9. Leasing shall be permitted for short-term parking only, and shall be prohibited for
long-term storage of vehicles by individuals or companies.
10. Car rental agencies may lease parking spaces only in the CC3 Zone District, and
shall be limited to a maximum of fifteen (15) parking spaces per site. Each site
may be allowed a maximum of one lease for a car rental agency. (Ord. 3(1999)§
5: Ord. 47(1991) § 1: Ord. 31(1985) § 1: Ord. 34(1977) § 1)
12-10-18: VARIANCES:
e -9 • t
14). Variances from the provisions of this chapter shall follow the procedures set forth in
Title 12. Chapter 17 of this Code.
ALTERNATIVE PARKING RATIO ANALYSIS
FOR THE VAIL VILLAGE AND
LIONSHEAD CORE AREAS IN
VAIL, COLORADO
Prepared for
Town of Vail
75 South Frontage Road
„gook
Vail, Colorado 81657
Prepared by:
Felsburg Holt & Ullevig
Greenwood Corporate Plaza
7951 E. Maplewood Ave. Ste. 200
Englewood, Colorado 80111
(303) 721-1440
Engineer: Charles M. Buck, P.E.
Principal: Arnold J. Ullevio, P.E.
November, 1999
FHU Reference No 99-137
•
TABLE OF CONTENTS
41,
Page.
EXECUTIVE SUMMARY
I. INTRODUCTION 1
A. Background 1
B. Study Purpose 1
II. EXISTING CONDITIONS 4
A. Parking Characteristics 4
B. Land Use 6
III. PARKING STANDARDS 10
ADDENDUM
LIST OF FIGURES
Paae
1 . Vicinity Map 2
2. Parking Transactions by Month: Vail Transportation Center &
Lionshead Structures 5
3. Vail Village Core Area 7
4. Lionshead Core Area 8
LIST OF TABLES
1 . Parking Transactjons by Month 4
2. Parking by Length of Stay 6
3. Existing Land Uses Vail Village And Lionshead S
4. Parking Rates 10
5. Recommended Core Area Parking Rates 11
6. Calculated Parking Requirements - Vail Village and Lionshead 12
•
EXECUTIVE SUMMARY
Currently, the Town of Vail requires new development or redevelopment to provide for parking
based on requirements contained in the Town's standards. The concern has been expressed
that, due to the mix of uses and modal split characteristics, these standards may not be
applicable within the Vail Village and Lionshead core areas.Typically, such combined and uses
result in reduced demand for parking, based on:
• Higher levels of multi-purpose trip making, where a single vehicle trip is made to
complete two or more trip purposes.
• The proximity and viability of alternative transportation modes.
• Hourly variations in the peak accumulation of parked vehicles between different land
uses which tends to reduce the aggregate parking demand of the core area.
The following report documents the analytical process used to develop alternative parking
generation rates specific to the Vail Village and Lionshead core areas. The analyses utilized
/998/1999 ski season data provided by the Town, including daily skier activity, parking
transactions at both VTC and Lionshead parking structures, and existing land uses within the
Vail Village and Lionshead core areas. •
The above data were supplemented with available information from the Institute of
Transportation Engineers (iTE) and the Urban Land Institute (ULI) on shared parking for mixed
use developments. A comparative evaluation with previous transportation engineering efforts
in other Colorado resort towns was also utilized.
The resultant parking rates, documented below, are intended to be applied only to development
occurring within the Vail Village and Lionshead core areas; the use of these rates in outlying
areas would underestimate potential parking demands and could exacerbate any existing
parking shortages.
Recommended Core Area Parking Rates
Land Use I Parking Rate {{
i
Residential 1.4 spaces per Dwelling Unit
Hotel ' 0.7 spaces per Accommodation Unit
Hotel with Convention Facilities 0.7 spaces per Accommodation Unit, plus 1 .0 space per
11 Seats devoted to meeting/lecture seating
General Retail 2.3 spaces per 1,000 Square Feet
•
1 Office 2.7 spaces per 1,000 Square Feet
Restaurant { 1.0 space per 12 Seats
Bank/Finance I 3.7 spaces per 1,000 Square Feet
For purposes of parking requirements, time share and fractional fee units will be
410
considered as accommodation units,
I. INTRODUCTION
A. Background
The. Town of Vail is one of Colorado's premier mountain resort communities. Located along I-
70 just west of the Continental Divide, Vail provides unique year-round recreation
opportunities, with emphasis on winter ski activity. Vail is one of the most recognized
destination ski resorts in the state, and has hosted international ski competitions.
Continuing growth, and the physical setting of Vail, have challenged the community to develop
and maintain one of the most innovative and successful multi-modal, pedestrian oriented
transportation systems. The Vail transit system is the second most utilized in the state, and
consists of a core area shuttle coordinated with bus service to/from outlying areas. An
extensive system of pedestrian/bicycle trails enhances multi-moda ism while providing
recreational opportunities. Central parking facilities provide an interface between vehicular
travel and pedestrian access to the core areas of Vail Village and Lionshead.
Vail Village and Lionshead are located south of 1-70 along the south frontage road, as depicted
in Figure 1 . Each of these pedestrian oriented core areas consists of a mix of residential,
accommodation, commercial/retail, and restaurant uses.At Vail Village, the Vail Transportation
Center (VTC) parking structure provides 1 ,200 parking for these uses, as well as for day skiers
during the winter. A 1,300 space structure accommodates similar parking needs within
Lionshead.
B. Study Purpose
Currently, new development or redevelopment within Vail Village and Lionshead is assessed
parking impact fees by the Town of Vail based on requirements contained in the Town's
standards. Due to the mix of uses and modal split characteristics, the concern has been
expressed that these standards may not be applicable in these core areas.. In these multi-use
areas, the concept of "shared" parking may provide alternative standards. Typically, two or
more land uses in close proximity to each other may share the same parking supply without
conflict or encroachment. This is often due to the difference in peak parking demand between
the uses; for example, parking spaces used during the day by office workers may be used
during the evening hours by restaurant patrons. In addition, related land uses can result in
multiple-purpose trip making, in which a single parking space satisfies several trip purposes.
An example of this might be a shopping excursion with visits to several retail establishments
and a restaurant for lunch. With the close proximity of uses, the vehicle is parked once, and
the remainder of the trips within the multi-use area are accomplished either on foot or via
transit. Similar parking relationships between hotels and nearby restaurants has also been
documented.
Shared parking concepts are apolicahie in multi-use areas with the following characteristics:
• Mix of uses in close proximity,
• Continuous pedestrian connection.
• Strong transit element.
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As both Vail Village and Lionshead exhibit these characteristics, the purpose of this study is
to develop alternative parking generation rates specific to these core areas.
The analyses documented in this report are based on 1998/1999 ski season data provided by
the Town, including:
• Skier visits per day.
• Parking transactions at both VTC and Lionshead parking structures.
• Existing land uses within the Vail Village and Lionshead core areas.
The above data were supplemented with available information on parking and shared parking
from the Institute of Transportation Engineers and the Urban Land Institute. Previous
transportation engineering efforts in other Colorado resort towns were also referenced.
3
IL EXISTING CONDITIONS
A_ Parking Characteristics
As previously stated, the VTC structure contains 1,200 parking spaces (including 18 handicap
spaces), and the Lionshead structure contains 1 ,300 spaces (including 16 handicap spaces).
Ford Park, a ski season temporary parking location, accommodates approximately 250
vehicles, bringing the total formai public parking supply within Vail to about 2,750 spaces. In
addition to this public parking supply, private parking is also provided within the core areas.
Based on data provided by the Town, the private parking supply in Vail Village is 1,228
spaces, with 995 private parking spaces in Lionshead.
The demand for parking in Vail varies considerably between seasons, with the peak ski season
creating the highest demands. This demand is accommodated through a variety of public and
private parking facilities. During peak times, public facilities such as the VTC and Lionshead
structures, as well as the temporary parking lot in Ford Park, approach capacity. When the
capacity of these three locations is exceeded, overflow parking occurs along the Frontage
Road.
Available parking data for the structures at VTC and Lionshead consist of the number of
transactions conducted at each location per day during the 1998/1999 ski season. Each
transaction represents a single vehicle's stay within a parking facility. Table 1 summarizes
these data by month.
Table 1.
Parking Transactions by Month
Location Parking Transactions (1)
November December January February March April
VTC 10,734 53,179 55,170 52,798 60,141 i 26,441
Lionshead 7,467 33,505 36,599 34,676 41,844 18,31 1
1 . 1998/1999 ski season data.
Figure 2 graphically depicts the monthly parking transactions for both VTC and Lionshead
structures the 1998/1999 ski season. As shown, parking transactions peaked in March, with
60,141 transactions at the VTC and 41 ,844 transactions at Lionshead, This peak coincides
with the highest month for skier activity based on proprietary skier visitation data information
provided by the resort,
The peak ski day occurred on Saturday, February 13, 1999. On this date, the VTC recorded
2,042 parking transactions, and Lionshead recorded 1,394 transactions.The 15th highest ski
day, typically used for planning purposes in. Vail, occurred on Sunday, February 7, 1999. On
this date, the VTC recorded 1 ,966 parking transactions, and Lionshead recorded 1 ,392
transactions.
4
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1993 i 1999 SKI SEASON
LEGEND
Elsa . vail Transportation Center
•
1
Lionshead Figure 2
Parking Transactions By Month:
Vail Transportation Center & Lionshead Structures .
Vail Faking:::enemtion t.,9-t37 320/99
,
Historic length of stay data for parking in both the VTC and Lionshead structures was provided
by the Town, as summarized in Table 2. 410
Table 2.
Parking by Length of Stay
ILocation Average Length of Stay in Hours (1)
04.5 1.5=2 I :2-3 3-4 I 4-5 1 5 6 6-7. 7-8 8-9 9-11 11 +
VTC 1 32% 10% 15% I 8% 6% 6% 7% 6% 4% 3% 3%
Lionshead 137% 7% 10% I 7% 7% 8% 9% 1 8% I 4% 2% 1%
1: Based on 1996/1997 ski season data.
As shown, approximately 35 percent of all parking transactions were for length of stays of 1.5
hours or less. Typically, durations of 4 hours or less would be primarily attributable to
commercial development. Day skier parking duration would be expected to fall within the 4 to
9 hour range, and residential/accommodation uses would account for most of the stays in
excess of 9 hours.
B. Land Use
The core areas of Vail Village and Lionshead are depicted in Figures 3 and 4, respectively.
Existing land use data within the core areas were provided by the Town of Vail, as summarized
in Table 3.
Table 3.
Existing Land Uses - Vail Village And Lionshead
Land Use Vail Village . Lionshead Total
Residential/Accommodation f 1 ) 1,190 Units 958 Units 2,148 Units
Retail 83,553 SF 67,922 SF 151,475 SF
Restaurant 58,930 SF 23,197 SF ` 82,127 SF
Office 22,600 SF 22,400 SF 45,000 SF
Sank ( 1 ,940 SF 520 SF 1 2,460 SF
1 Sased on observations of the Town, residential units, fractional fee/timeshare
n t5, and lodging accommodation units have similar functional characteristics
within the core areas.
410
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As shown, these core areas consist of a mix of residential and commercial uses. As previously ,
discussed, such combined lard uses result in higher levels of multi-purpose trip making, where
a single vehicle trip is made to complete two or more trip purposes. This results in a reduced
demand for parking space from what might be expected in areas of less intense development.
These core area uses are also seen to generate less demand for parking than similar uses in
other areas of Vail due to the proximity and viability of alternative transportation modes.
Additionally, hourly variations in the peak accumulation of parked vehicles between different
•
land uses tends to reduce the aggregate parking demand of the core area; this phenomenon •
•
is termed 'shared parking". The Urban Land Institute (ULI) and the Institute of Transportation
Engineers (ITE) have published extensive data on shared parking for mixed use developments.
This concept, in conjunction with the forgoing data, has been utilized in this analysis.
•
•
•
•
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Ana.
9
PARKING STANDARDS
The following table is a comparison of parkins rates from various sources for existing and
potential uses within the core areas of Vail Village and Lionshead.
Table 4.
Parking Rates
Parking Rates.:'Expressed in Spaces per Unit..
Land Use •
ITE (1) Breckenridge Breckinridge : Town of Vail
Standards (2) Care (3) (4)
Residential 1 .11/DU 1.5/DU 1' .1/DU 1 .5-2.5/DU*
Hotel 0.52/AU 1.0/AU 1 .1/AU 1 .0/AU (max)
Convention Facility 0.81/AU** Special Review 3.1/KSF 1/8 Seats
General Retail 3.23/KSF 2.,5/KSF 1 .4/KSF 3.33/KSF
1Office 2.79/KSF 2.5/KSF 1 .4/KSF 4.O/KSF
Restaurant (5) 1 /3.57 Seats 1/4 Seats 1/7.14 Seats 1/8 Seats
9.08/KSF 6,25/KSF 3.5/KSF 3.12/KSF
LEank/Finance 4.23/KSF 2.5/KSF 1 .9/KSF I 5.0/KSF
1. PARKING GENERATION, 2nd Edition, institute of Transportation Engineers, 1987.
2. Town of Breckinridge, Colorado Off-Street Parking Ordinance.
3. Downtown Breckinridge Multi-Use Area Parking Ratios, DOWNTOWN PARKING
STUDY, Felsburg Holt & Ullevig, 1995.
{ 4. Town of Vail Parking Regulations.
5. Rates shown are per seat and per KSF. The KSF rates are based on 40 SF per
seat (typical).
Dependent on gross square footage of dwelling unit.
** Hotel with convention facility.
The applicability of the current Town of Vail parking requirements were evaluated as they
relate to the core area uses:
Residential. The current parking requirements are high for core areas, ranging from 1 .5
spaces to 2.5 spaces per dwelling unit dependant on the size of the unit. However,
within the core areas, size of the dwelling unit is seen to have minimal effect on
parking demand; these units are typically occupied by a single family with a single
vehicle.. It is, therefore, suggested that the residential parking requirement within the
core areas be reduced to 1 .4 spaces per dwelling unit.
•
10
� MEMORANDUM
TO- Planning and Environmental Commission
FROM: Community Development
DATE: March 27, 2000
SUBJECT: A request for a final review of the Town of Vail's Care Area Parking Analysis and
proposed amendments to Chapter 12-10, Town of Vail Code.
Planner: Brent Wilson
BACKGROUND AND D ON OF THE REQUEST
PEC Update: On February 14 , the PEC conceptually reviewed the proposed
amendments to the Town's parking regulations and voiced the following concerns:
Private parking qeneration vs. public day sçier parkinq demand—Although the PEC
acknowledged a desire to amend the parking requirements for private businesses
within Vail's commercial core areas in order to provide an incentive for
redevelopment and more accurately reflect actual parking generGted, the
commission was generally wary about relaxing private parking requirements without
any planned additions of day skier parking —especially given the recent expansion of
the ski area.
Staff response: The purpose of this study is to examine the parking demand
generated by individual businesses in the core areas. This proposal would amend
the zoning regulations to limit the required parking for private businesses in core
areab to what they generate based on land use and square footage. We believe day
skier parking issues should be addressed by the Town of Vail and Vail Resorts as a
separate agreement on skier parking demands. The Town is currently working with
a consultant to address management and potential additions of day skier parking
within the town. An overview of this day skier parking analysis is being presented to
the Town Council on March 21 ' and the study should be completed in June of this
year. Staff believes it would be inappropriate to require local businesses to be
burdened by day skier parking demands.
* Identifying where existing parkinq is underutilized * the PEC expressed a concern
that existing privately-held parking spaces are frequently used inefficiently.
Staff response - based on conversations with property managers and developers
around town (as well as field observations), we believe parking for residential
condominiums and accommodation units has been over-assessed within core areas
in the past. Many properties in town (Village Center condos, the Antlers, the Austria
Haus) have under-utilized on site parking facilities. The fact that privately-held
spaces are under-utilized supports the argument that the Town is over-assessing
enm/ vm
rum r)siWiTi
businesses in the two commercial core areas. Please refer to the attached letter
from Rob Le Vine (Antlers)on this issue.
a Residential parking requirements —the PEC expressed concerns that the proposed
residential dwelling unit parking requirement is too low.
Staff response— Major factors that influence parking demand for dwelling units in the
core areas include: parking turnover ratios, alternate sources of transportation and
variable occupancy rates. Given the fact that almost three-fourths of the dwelling
units in Vail are held by absentee owners, staff believes peak dwelling unit
occupancies within the core areas rarely, if ever, approach 100%. When the
consultant examined parking generation by dwelling units within Vail, he factored in
the use of shuttle services, the proximity of the airport, and skier visitation patterns.
a A change in calculation methodology from net floor area to gross floor area —the
PEC expressed a concern that businesses would be assessed a greater parking
requirement based on the use of gross floor area calculations.
Staff response— all proposed parking requirements have been adjusted based on
this methodolgy with no increases proposed due to calculation methodology. Since
the changes are from net floor area to gross floor area, the actual change in parking
requirements is a slight reduction.
History of the proposal
During the summer of 1999, the Town hired the firm of Felsburg, Holt& Ullevig to
conduct an in-depth analysis of parking generation in Vail's commercial core areas. The
primary purpose of the study was to determine the influence of external factors (mixed
uses, transit/pedestrian trips, hourly variations in business activity) on parking
generation. Currently, the Town's parking regulations do not account for these factors
and assess parking requirements strictly by land use type and square footage. Given
the inability of many properties in Vail Village and Lionshead to provide on-site parking
and the Town's $17,917 per space parking pay-in-lieu fee, staff realized a need to
produce a more realistic assessment of parking generation in these areas.
Over the past six months, the consultant examined data involving a number of factors
influencing parking generation in Vail. Skier visits, parking structure transactions, land
uses per square foot, parking turnover ratios (length of stay), and traffic (automobile,
transit and pedestrian) counts were referenced and incorporated into a model. This
model was used to determine a more accurate assessment of parking generation in the
Town's commercial core areas. The consultant's recommendations are outlined in
Section IV of this memorandum. It is important to note these recommendations are
applicable only to those properties that exhibit the characteristics outlined above (mixed
uses, transit/pedestrian trips, hourly variations in business activity). Many areas of Vail
(outside Vail Village and Lionshead) do not exhibit these characteristics and it would be
inappropriate to apply these same rates at other locations. A copy of the consultant's
study and findings has been included in your packet for reference.
C
Page of 6
—„,
U. ROLES OF THE REVIEWING BOARDS
Planning and Environmental Commission:
Action: The PEG is advisory to the Town Council.
The PEC shall review the proposal for and make a recommendation to the Town
Council on the compatibility of the proposed text changes for consistency with the Vail
Comprehensive Plans and impact on the general welfare of the community.
Staff:
The staff is responsible for ensuring that ail submittal requirements are provided. The
staff advises the applicant as to compliance with the Zoning and Subdivision
Regulations.
Staff provides analyses and recommendations to the PEC and Town Council on any text
proposal,
Town Council:
Action: The Town Council is responsible for final approval/denial on code
amendments.
The Town Council shall review and approve the proposal based on the compatibility of
the proposed text changes for consistency with the Vail Comprehensive Plans and
impact on the general welfare of the community.
*►- Design Review Board:
Action: The DRB has NO review authority on code amendments.
STAFF RECOMMENDATION
Staff recommends that the Planning and Environmental Commission recommend
approval of the proposed code amendments to the Vail Town Council, pursuant to the
following findings:
1. That the proposed code amendments further the development objectives of the
Town of Vail.
2. That the proposed amendments are in keeping with the purpose and intent of the
Vail Land Use Plan and all other applicable master planning documents.
3. That the health, safety, welfare and interests of the community are being met by the
adoption and implementation of the proposed code amendments.
IV. FINDINGS
The following table is a summary of the consultant's recommended parking rates for
specific uses within the Town's commercial core areas. A comparison between the
Town's current rates and the consultant's recommended rates is listed and
reductions/additions to parking ratios are listed where applicable.
Pv3 =t'6
Table 2.1— Current and Suggested Parking Rates (Commercial Core Areas Only)
J
Land Use Current Requirement Suggested Increase/Decrease
Requirement
Residential* 2.0+ spaces/unit 1.4 spaces/unit 30% decrease*
Hotel** 1.0 spaces/unit 0.7 spaces/unit 30% decrease**
Conference Facility 1 space/ 8 seats 1 space 111 seats 37.5% decrease
General Retail*** 3.33 spaces / KSF 2.3 spaces / KSF 30% decrease***
Office*** 4 spaces/ KSF 2.7 spaces / KSF 32.5% deCrease***
Restaurant 1 space /8 seats 1 space / 12 seats 50% decrease
Bank/Finance' 5 spaces I KSF 3.7 spaces/ KSF 26% decrease***
•
* Assumes an average unit size of 500-1,999 square feet. Currently includes timeshares and Fars.
** Assumes an accommodation unit size of at least 600 square feet. Current requirement is 0.4
spaces/unit, plus 0.1 space/each 100 square feet of GRFA, with a max.of 1.0 space/unit. For
parking purposes, timeshares/FFLI's will be considered as AU's.
-,t** Involves a change in calculation from "net floor area"to "gross floor area."
"KSF"= 1,000 square feet
For Example
()
For a point of reference, a recently constructed project(the Vail Village Club) is shown based
on existing and proposed parking schedule applicability.
Required Parking for 1997 Vail Village Club Proposal
Retail = 3,594 sq. ft. = 11.98 parking spaces
Office = 94 sq. ft. = 0.38 parking spaces
Restaurant/Club = 5,717 sq. ft. (381 seats) = 47.64 parking spaces
Total = 60.00 parking spaces
-27 (grandfathered spaces)*
Grand Total = 33.00 parking spaces pay-in-lieu
_
Hypothetical Required Parking for Vail Village Club Under Proposed Parking Standards
Retail = 3,594 sq. ft. = 8.26 parking spaces
Office = 94 sq. ft. = 0.25 parking spaces
Restaurant/Club = 5,717 sq. ft. (381 seats) = 31.75 parking spaces •
Total = 40.26 parking spaces
_-27 (grandfathered spaces)*
Grand Total = 13.26 parking spaces pay-in-lieu
This represents a difference of 19.74 pay-in-lieu spaces or $353,680.79 (based on current pay-
in-lieu rates).
(
Nile 4 of t)
4111, Parking Availability
Table 2.2— Parking Availability by Location
ILocation/Type #of Percent of Total
Spaces
private Lionshead Spaces 995 21%
Public Lionshead Spaces 1,300 28%
!Private Vail Vil lage Spaces 1228 26%
!Public Vail Village Spaces 1200 25%
[Total Available Spaces 4,723 100% I
About 47% of the available parking in Vail Village and Lionshead is supplied privately. The vast
majority of these privately-held spaces are devoted to residential uses.
V. DISCUSSION ITEMS
Overall, the consultant's recommended parking rates represent a 31% reduction (including a
slight reduction due to the change from net to gross floor area calculations) in the amount of
required parking for private uses in Vail Village and Lionshead compared to our current
regulations.
Table 3.1 — Current versus Proposed Parking Requirements
Land Use Quantity Current Recommended
Requirement Requirement
Residential Units 2,148 units 3,222 2,235
Retail 151,475 sf 504 351
,Restaurant 82,127 sf 257 180
Office 45,000 sf 180 125
Bank 2,460 sf 12 9
Total Required 4,175 2,900
Spaces
As depicted in Table 2.2, there are about 4,723 total parking spaces in Vail Village and
Lionshead. It is important to note, however, that a large percentage of these spaces (47%) are
privately-held and devoted primarily to private residential uses. There are only about 2,500
public parking spaces in the core areas to serve day skiers and their associated trips —with
another 250 spaces outside the core areas at Ford Park.
Pay-in-lieu Sites—applicability
The Town Council has expressed a concern that properties in the core area should be
supplying on-site parking whenever possible and that the pay-in-lieu option should only be
available to those sites that lie within pedestrian zones. Staff is in the process of evaluating the
Page 5 ui
proximity of core area properties to public/private roads in an effort to determine the most
appropriate areas for the pay-in-lieu option. A detailed analysis of this issue will be presented
to the PEC and Council concurrent with this item.
(10)
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APPENDIX A
CHAPTER 10
OFF-STREET PARKING AND LOADING SECTION:
Added text is shown in bold and underlined type;deleted text is shown in stricken type
12-10-1: Purpose
12-10-2: Applicability
12-10-3: Existing Facilities
12-10-4: Additions Or Changes
12-10-5: Construction And Maintenance
12-10-6: Parking; Off-Site And Joint Facilities
12-10-7: Standards; Authority To Adjust
12-10-8: Parking Standards
12-10-9: Loading Standards
12-10-10: Parking Requirements Schedule
12-10-11: Parking Schedule Applicability
12-10-12: Credit For Multiple Use Parking Facilities
1 2-1 0-1 3: Loading Requirements Schedule
12-10-14: Loading Schedule Applicability
12-10-15: Credit For Multiple-Use Loading Facilities
12-10-16: Exempt Areas; Parking Fund Established
12-10-17: Leasing Of Parking Spaces
12-10-18: Variances
12-10-1: PURPOSE:
In order to alleviate progressively or to prevent traffic congestion and shortage of on-street
parking areas, off-street parking and loading facilities shall be provided incidental to new
structures, enlargements of existing structures or a conversion to a new use which requires
additional parking under this Chapter. The number of parking spaces and loading berths
prescribed in this Chapter shall be in proportion to the need for such facilities created by the
particular type of use. Off-street parking and loading areas are to be designed, maintained and
r's
operated in a manner that will ensure their usefulness, protect the public safety, and, where
appropriate, nsulate surrounding land uses from their impact. In certain districts, all or a portion
of the parking spaces prescribed by this Chapter are required to be within the main building in
order to avoid or to minimize the adverse visual impact of large concentrations or exposed
parking and of separate garage or carport structures. (Ord. 26(1982) § 1: Ord. 19(1976) § 12:
Ord. 8(1973)§ 14.100).
12-10-2: APPLICABILITY:
Off-street parking and loading space shall be provided for any new building, for any addition or
enlargement of an existing building or for any conversion of uses which requires additional
parking under this Chapter. (Ord. 26(1982) § 2: Ord. 19(1976) § 12: Ord. 8(1973)§ 14.200).
12-10-3: EXISTING FACILITIES:
Off-street parking and loading facilities used for off-street parking and loading on the effective
date hereof shall not be reduced in capacity to less than the number of spaces prescribed in this
Chapter, or reduced in area or number to less than the minimum standards prescribed in this
Chapter. (Ord. 26(1982) § 3: Ord. 19(1976)§ 12: Ord. 8(1973) § 14.201).
12-10-4: ADDITIONS OR CHANGES:
For additions or enlargements of any existing building or change of use that would increase the
total number of parking spaces required, the additional parking shall be required only for such
addition, enlargement or change and not for the entire building or use. (Ord. 19(1976) § 12: Ord.
8(1973) § 14.202)
12-10-5: CONSTRUCTION AND MAINTENANCE:
All off-street parking and loading facilities required by this Chapter shall be,constructed and
maintained in accordance with the minimum standards for such facilities prescribed by this
Chapter, and shall be maintained free of accumulated snow or other materials preventing full
use and occupancy of the facilities in accordance with the intent of this Chapter, except for
temporary periods of short duration in event of heavy or unusual snowfall. (Ord. 8(1973) §
14.300)
12-10-6: PARKING; OFF-SITE AND JOINT FACILITIES:
All parking and loading facilities required by this Chapter shall be located on the same site as
the use for which they are required, provided that the Town Council may permit off-site or jointly
used parking facilities if located within three hundred feet (300')of the use served. Authority to
permit off-site or joint parking facilities shall not extend to parking spaces required by this Title to
be located within the main building on a site, but may extend to parking spaces permitted to be
unenclosed. Prior to permitting off-site or joint parking facilities, the Council shall determine that
the proposed location of the parking facilities and the prospective operation and maintenance of
the facilities will fulfill the purposes of this Chapter, will be as useable and convenient as parking
facilities located on the site of the use, and will not cause traffic congestion or an unsightly
concentration of parked cars. The Council may require such legal instruments as it deems
necessary to ensure unified operation and control of joint parking facilities or to ensure the
continuation of such facilities, including evidence of ownership, long-term lease, or easement.
(Ord. 8(1973) § 14.400)
12-10-7; STANDARDS; AUTHORITY TO ADJUST:
Parking standards shall be those provided in Title 14, Development Standards. The standards
set out in Title 14 shall govern the design and construction of all off-street parking and loading
facilities, whether required by this Chapter or provided in addition to the requirements of this
Chapter. Minor adjustments of the dimensions prescribed in this Chapter may be authorized by
1
the Administrator if consistent with cenerally recognized design standards for off-street parking
and loading facilities. (Ord. 8(1973) § 14.500)
12-10-9: LOADING STANDARDS:
Standards for off-street loading shall be as follows:
A. Location: All off-street loading berths shall be located on the same lot as the use served,
but not in the required front setback. Off-street loading berths shall be provided in
addition to required off-street parking and shall not be located within accessways.
B. Size: Each required loading berth shall be not less than twelve feet wide, twenty five feet
long, and if enclosed and/or covered, fourteen feet high (12' x 25' x 14'). Adequate
turning and maneuvering space shall be provided within the lot lines.
C. Access: Accessways not less than ten feet(10')or more than twenty feet (20') in width
shall connect all loading berths to a street or alley. Such accessways may coincide with
accessways to parking facilities. (Ord. 26(1982)§ 5: Ord. 8(1973)§ 14.502)
12-10-10: PARKING REQUIREMENTS SCHEDULE:
Off-street parking requirements shall be determined in accordance with the following schedule:
The following schedule applies to properties within Vail's "Commercial Core Areas" (as
-�
defined on the Town of Vail Commercial Core Area Parking Zones Map. incorporated by
reherencmL
Use Parking Requirement
Dwelling Unit 1.4 spaces per dwelling unit
' .
Unit 0 7 spaces per accommodation unit
-Hotels with Convention Facilities 0.7 spaces per accommodation unit, plus
1.0 space per 11 seats devoted to
meeting/lecture seating
and Financial Institutions 3.7 spaces per 1,000 gross S-cluarefeet--
!Eating and Drinking Establishments 1,0 space per 12 seats
Hospitals 1.0-space per patient bed plus 1 space per
; 150 square feet of gross floor area
;Medical and Dental Offices 2.7 spaces per 1,000 gross square feet
Other'Professional and BuSinesS--O-fficeS 2.7 spaPes per 1,000 gross square feet
Quick-Service Food/Convenience Stores 5 spaces per 1,000 gross square feet
Facilities, Public or '-'- Parking
the Planning and Environmental
Commission
^�"' �� __ _
\� ( '=° = °'ox ' / parkng requirements to be determined
the Planning and Environmental
Commission
Retail Stores, Personal Services _-- .-_,--
Shops 2.3 spaces per 1,000 gross square feet
Furniture Store
-Art Gallery
Grocery Store ��----
,Meeting Rooms, Convention Facilities 1.0 space per 11 seats
Movie Theaters __- 1.0 space per 8 seats
Any Use Not Listed -- Parking requirements to be determined by
the Planning and Environmental
Commission
For the purposes of calculating parking requirements. timeshare units, fractional fee
units, and other forms of interval ownership ynis are considered "accommodation
units."
B. The following schedule will apply to properties outside Vail's "Commercial Core Areas"
(as defined on the Town of Vail Commercial Core Area Parking Zones Map,
incorporated by reference):
Use Parking Requirement
Dwelling Unit
If gross residential floor area is 500 square feet or less: 1.5 spaces per unit
If gross residential floor area is over 500 square feet up 2 spaces per dwelling unit;
to 2,000 square feet:
If gross residential floor area is 2,000 square feet or 2.5 spaces per dwelling unit
more per dwelling unit:
Accommodation Unit 0.4 space per accommodation unit, plus 0.1
space per each 100 square feet of gross
residential floor area, with a maximum of 1.0
space per unit
[Banks and Financial Institutions 1 space per 200 gross square feet
Eating and Drinking Establishments 1 space per 8 seats
,
Hospitals 1 space per patient bed, plus 1 space per 150
square feet of gross floor area
IVtedical and Dental Offices 1 space per 200 gross square feet
Other Professional and Business Offices 1 space per 250 gross square feet
Quick-Service Food I Convenience Stores 1.0 space per each 200 square feet of gross CIIS
floor area for the first 1,000 square feet of gross
floor area: 1.0 space per 300 square feet for
gross floor area above 1,000 square feet
Recreational Facilities, Public or Private Parking requirements to be determined by the
Planning and Environmental Commission
-AthieticlGym 4.5 spaces per 1,000 gross square feet
General Retail Stores, Personal Services and Repair 1 space per 300 gross square feet
Shops
- Furniture Store 1.5 spaces per 1,000 gross square feet
-Art Gallery i.5 spaces per 1,000 gross square feet
- Grocery Store 3.5 spaces per 1,000 gross square feet
Gas Station* 1 space per pump
- with automotive service 1 space per pump +3 spaces per bay
with sit down dining 1 space per pump + 1 space per 8 seats
Theaters, Meeting Rooms, Convention Facilities 1.0 space per 8 seats
Any Use Not Listed Parking requirements to be determined by the
Planning and Environmental Commission
*Total vehicle storage on site may not exceed 150% of the minimum required parkin
Cill''
For the purposes of calculating parking requirements, timeshare units, fractional fee
units, and other forms of interval ownership units are considered "accommodation
units." (Ord. 26(1982) § 6: Ord. 8(1973) § 14.601).
12-10-11: PARKING SCHEDULE APPLICABILITY:
Where fractional requirements result from application of the schedule, the fraction shall be
raised to the next whole number. (Ord. 50(1978)§ 10)
12-10-12: CREDIT FOR MULTIPLE USE PARKING FACILITIES:
A. Applicability: This schedule will apply to those properties which lie outside the
Town's commercial core (as defined on the Town of Vail Commercial Core Area Parking
Zones Map, incorporated by reference). The credit for multiple uses is not available to
those properties utilizing the core area parking schedule."
B. Multiple Use Credit Schedule: Where a single parking facility serves more than one use,
the total parking requirement for all uses may be reduced in accordance with the following
schedule:
Total Requirement Permitted Reduction
Determined Per To Determine Multiple
Section 12-10-10 Use Parking Requirement
1 to 100 spaces No reduction
101 to 200 spaces 2.5 percent
201 to 300 spaces 5.0 percent
301 to 400 spaces 7.5 percent
401 to 500 spaces 10.0 percent
501 to 600 spaces 12.5 percent
tf°.* 601 to 700 spaces 15.0 percent
701 to 800 spaces 17.5 percent
801 to 900 spaces 20.0 percent
901 to 1,000 spaces 22.5 percent
Over 1,000 spaces 25.0 percent (Ord. 8(1973) § 14.603)
12-10-13: LOADING REQUIREMENTS SCHEDULE:
Off-street loading requirements shall be determined in accordance with the following schedule
Use Loading Requirement
Lodges with over 10,000 square feet One loading berth for uses up to
total floor area, including accessory 75,000 square feet total area,
uses within the lodge plus one additional berth for each
25,000 square feet total floor area in
excess of 75,000 square feet
Multiple-family dwellings with over One loading berth for uses up to
20,000 square feet gross residential 100,000 square feet gross residential
floor area floor area, plus one additional berth for
each 50,000 square feet gross
residential floor area in excess of
100,000 square feet
Professional and business offices, One loading berth
banks, and financial institutions with
over 10,000 square feet total floor area
Retail stores, personal services, repair One loading berth for uses up to
shops, eating and drinking establishments 10,000 square feet total floor area,
and all other commercial or service uses plus one additional berth for each
with over 2,000 square feet total floor 5,000 square feet total floor area
area in excess of 10,000 square feet
Any use listed as a conditional use Loading facilities requirement to be
determined by the Town Council as a
condition of the conditional use permit,
but not less than the comparable
requirement prescribed above
Any use not listed, if such use required One loading berth, plus additional
the recurring receipt or distribution berths prescribed by the Town
of goods or equipment by truck Council upon determination of need
(Ord. 8(1973) § 14.701)
12-10-14: LOADING SCHEDULE APPLICABILITY:
Where fractional requirements result from application of the schedule, the fraction shall be
raised to the next whole number. (Ord. 50(1978) § 10)
12-10-15: CREDIT FOR MULTIPLE-USE LOADING FACILITIES:
Where a single off-street loading facility serves more than one use, the number of off-street
loading berths may be reduced in accordance with the following schedule:
Total Requirement Reduced
Determined Per Requirement With
Section 12-10-13 Multi.�a,le„_Use
1 berth 1 berth
2 berths 1 berth
3 berths 2 berths
4 berths 2 berths
5 berths 3 berths
6 berths 3 berths
7 berths 4 berths
8 berths 4 berths
9 or more berths 5 berths
(Ord. 8(1973) § 14.703)
12-10-16: EXEMPT AREAS: PARKING FUND ESTABLISHED— PLEASE REFER TO
APPENDIX "A” ON THE "PARKING PAY-IN-LIEU" MEMO. NO OTHER CHANGES ARE
PROPOSED FOR THIS CODE SECTION.
12-10-17: LEASING OF PARKING SPACES:
A. General: No owner, occupant or building manager, or their respective agent or
representative, shall lease, rent, convey or restrict the use of any parking space, spaces
or area to any person other than a tenant, occupant or user of the building for which the
space, spaces or area are required to be provided by the zoning ordinances or
Cr)
regulations of the Town except as may be specifically provided in this Section.
B. Lease Qualifications; Application To Lease: A parking space, spaces or areas may be
leased by the owner, occupant or building manager thereof in accordance with the
following:
1 , Any owner, occupant or building manager who owns, occupies or manages ten
(10)or more private parking spaces located in Commercial Core 1, Commercial
Core 2, Commercial Core 3, High Density Multiple-Family, Public
Accommodations, Lionshead Mixed Use 1, Lionshead Mixed Use 2 or Special
Development Zone Districts and provides sufficient parking for use by employees
may apply to the Administrator of the Town for a permit to lease parking spaces.
2. Application shall be made on a form provided by the Administrator and upon
approval of the application by the Administrator a leasing permit shall be issued
with or without condition as determined by the Administrator. If the Town staff
determines that the lease proposal results in a visual impact to surrounding
streets or property, the Administrator may condition the approval with a
requirement that the applicant install landscaping on the site to improve the
•
visual appearance of the parking area. If said private parking spaces are located
on the common area or grounds of any condominium project, written approval of
the condominium association (if any)will be required on this application.
3. The Administrator may request that an applicant conduct a parking utilization
study to determine the difference between the average capacity of the lot and the
peak day utilization, and such other information as may be necessary for the
proper consideration of the application.
4. The proposed lease agreement shall be for the period of not less than one
month nor greater than twelve (12) months. When requested, the Administrator
may extend the lease agreement for an additional twelve (12) months so long as
the conditions relating to the parking spaces have not significantly changed. Any
applicant wishing for an extension to an established lease agreement, must
submit an application to the Administrator no later than two (2) weeks prior to the
termination of the existing approval.
5. No applicant shall be permitted to lease more than sixty percent(60%)of the
parking spaces which is the difference between the average capacity of the lot
and the peak day utilization as determined by the Administrator.
6. No applicant who is operating a private parking area charging an hourly fee on
the effective date hereof shall be eligible for approval of his or her application.
7. Parking required for any use in accordance with this Title may not be satisfied by
the leasing of space from another person under the provisions of this Section.
8. It shall be the responsibility of the owner, occupant or building manager who has
leased spaces to others to provide adequate and proper signs therefor and to
see that the leased spaces are used and occupied in accordance with the lease
agreement.
9. Leasing shall be permitted for short-term parking only, and shall be prohibited for
long-term storage of vehicles by individuals or companies.
10. Car rental agencies may lease parking spaces only in the CC3 Zone District, and
shall be limited to a maximum of fifteen (15) parking spaces per site. Each site
may be allowed a maximum of one lease for a car rental agency. (Ord. 3(1999)§
5: Ord. 47(1991)§ 1: Ord. 31(1985) § 1: Ord. 34(1977) § 1)
12-10-18: VARIANCES:
Any parking variu4e- . _ -
'• • - , .11
1 4). Variances from the provisions of this chapter shall follow the procedures set forth in
Title 12, Chapter 17 of this Code.
U
C
ALTERNATIVE PARKING RATIO ANALYSIS
FOR THE VAIL VILLAGE AND
LIONSHEAD CORE AREAS IN
VAIL, COLORADO
Prepared for:
Town of Vail
75 South Frontage Road
Vail, Colorado 81 657
Prepared by:
Felsburg Holt & Ullevig
Greenwood Corporate Plaza
7951 E. Maplewood Ave. Ste. 200
Englewood, Colorado 80111
(303) 721-1440
Engineer: Charles M. Buck, P.E.
Principal: Arnold J. Ullevig, P.E.
November, 1999
FHU Reference No. 99-137
TABLE OF CONTENTS
Page
EXECUTIVE SUMMARY
I. INTRODUCTION 1
A. Background 1
B. Study Purpose 1
II. EXISTING CONDITIONS 4
A. Parking Characteristics 4
B. Land Use 6
III. PARKING STANDARDS 10
ADDENDUM
cee,
•
LIST OF FIGURES
Paae
1. Vicinity Map 2
2. Parking Transactions by Month: Vail Transportation Center &
Lionshead Structures 5
3. Vail ViHage Core Area 7
4, Lionshead Core Area 8
�^^
LIST OF TABLES
1 . Parking Transactions by Month 4
2. Parking by Length of Stay 6
3. Existing Land Uses Vail Village And Lionshead ' . . . 6
4. Parking Rates 10
6, Recommended Core Area Parking Rates 11
6. Calculated Parking Requirements - Vail Village and Lionshead 12
•
`` .
~
EXECUTIVE SUMMARY
Currently, the Town of Vail requires new development or redevelopment to provide for parking
based on requirements contained in the Town's standards. The concern has been expressed J
that, due to the mix of uses and modal split characteristics, these standards may not be
applicable within the Vail Village and Lionshead core areas. Typically, such combined land uses •
result in reduced demand for parking, based on:
o Higher levels of multi-purpose trip making, where a single vehicle trip is made to
complete two or more trip purposes.
• The proximity and viability of alternative transportation modes.
°
Hourly variations in the peak accumulation of parked vehicles between different land
uses wnich tends to reduce the aggregate parking demand of the core area.
The following report documents the analytical process used to develop alternative parking
generation rates specific to the Vail Village and Lionshead core areas. The analyses utilized
1998/1999 ski season data provided by the Town, including daily skier activity, parking
transactions at both VTC and Lionsheed parking structures, and existing land uses within the
Vail Village and Lionshead core areas.
The above data were supplemented with available information from the institute of
Transportation Engineers (ITE) and the Urban Land Insfrtute (ULI) on shared parking for mixed
use developments. A comparative evaluation with previous transportation engineering efforts
in other Colorado resort towns was also uti>izad-
Thereou|tantparkiuSnatey, docurnentedbelovv, anaimtemdedtobaapp|ledonlytodava!uprnent
occurring within the Vail Village and Lionshead core areas; the use of these rates in outlying
areas would underestimate potential parking demands and could exacerbate any existing
parking shortages.
Recommended Core Area Parking Rates
F - --- '
|
Land Use | Parking Rate
Residential 1.4 spaces perDvve|hngUn�
Hotel ' | 0.7 spaces pet Accommodation Unit
Hotel with Convention FacUi,ieu 0.7 spaces per Accommodation Unit, plus 1 .0 space per
_ . 11 Seats devoted to meeting/lecture seating
General Retail 2.3 spaces per 1,000 Square Feet
`
Office 2.7 spaces per 1,000 Square Feet
�
| -
Restaurant | 1.0 space per 12 Seats
Bank/Finance 3.7 spaces per 1,000 Square Feet
For purposes of parking requirements, time share and fractiona fee units will be �
�
considered as ac�prnrnod�hmnunits. N�
1. INTRODUCTION
A. Background
The Town of Vail is one of Colorado's premier mountain resort communities. Located along i'
70 just west of the Continental Divide, Vail provides unique year-round recreation
opportunities, with emphasis on winter ski activity. Vail is one of the most recognized
destination ski resorts in the state, and has hosted international ski competitions.
Continuing growth, and the physical setting of Vail, have challenged the community to develop
and maintain one of the MOST innovative and successful multi-modal, pedestrian oriented
transportation systems, The Vail transit system is the second most utilized in the state, and
consists of a core area shuttle coordinated with bus service to/from outlying areas. An
extensive system of pedestrian/bicycle trails enhances rnu|tifnoda|}srn while providing
recreational opportunities. Central parking facilities provide an interface between vehicular
travel and pedestrian access to the core areas of Vail Village and Lionshead.
Vail Village and Lionshead are located south of1-70 along the south frontage road, as depicted
in Figure 1 . Each of these pedestrian oriented core areas consists of a mix of residential,
accommodation, commercial/retail, and restaurant uses. At Vail Village, the Vail Transportation
Center NTC) parking structure provides 1,200 parking for these uses, as well as for day skiers
during the winter. A 1.300 space structure accommodates similar parking needs within
Lionshead.
\ -
B. Study Purpose
Currently, new development or redevelopment within Vail Village and Lionshead is assessed
parking impact fees by the Town of Vail based on requirements contained- in the Town's
standards. Due to the mix of uses and modal split characteristics, the concern has been
expressed that these standards may not be applicable in these core areas. In these multi-use
areas, the concept of "shared" parking may provide alternative standards. Typically, two or
more land uses in close proximity to each other may share the same parking supply without
conflict or encroachment. This is often due to the difference in peak parking demand between
the uses; for example, parking spaces used during the day by office workers may be used ; `
during the evening hours by restaurant patrons. In addition, related land uses can result in
multiple-purpose trip making, in which a single parking space satisfies mevarml trip purposes.
An example of this might be a shopping excursion with visits to several retail establishments
and a restaurant for lunch. With the close proximity of uses, the vehicle is parked once, and
the remainder of the trips within the multi-use area are accomplished either on foot or via
transit. Similar parking relationships between hotels and nearby restaurants has also been
docurnenTe0.
Shared parking concepts are applicable in multi-use areas with the followng characteristics:
°
Mix of uses in close proxim
• Continuous pedestrian connection.
°
Strong transit element.
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As both Vail Village and L7onsheod exhibit these characteristics, the purpose of this study is
U0 to develop alternative parking generation rates specific to these core areas.
The analyses documented in this report are based on 1998/1939 ski season data provided by
the Town, including:
• Skier visits per day.
• Parking transactions at both VTC and Lionshead parking structures.
• Existing land uses within the Vail Village and [ionshead core areas.
The above data were supplemented with available iOf0ri-nation on parking and shared parking
from the Institute of Transportation Engineers and the Urban Land Institute. Previous
transportation engineering efforts in other Colorado resort towns were also referenced.
^ '
•
D0
�
3
�``
If. EXISTING CONDITIONS
A. Parking Characteristics
As previously stated, the VTC structure contains 1,200 parking spaces (including 18 handicap
spaces), and the Lionshead structure contains 1,300 spaces (including 16 handicap spaces).
Ford Park, a ski season temporary parking location, accommodates approximately 250
vehicles, bringing the total formal public parking supply within Vail to about 2,750 spaces. In
addition to this public parking supply, private parking is also provided within the core areas,
Based on data provided by the Town, the private parking supply in Vail Village is 1,228
spaces, with 995 private parking spaces in Lionshead.
The demand for parking in Vail varies considerably between seasons, with the peak'ski season
creating the highest demands. This demand is accommodated through a variety of public and
private parking facilities. During peak times, public facilities such as the VTC and Lionshead
structures, as well as the temporary parking lot in Ford Park, approach capacity. When the
capacity of these three locations is exceeded, overflow parking occurs along the Frontage
Road.
Available parking data for the structures at VTC and Lionshead consist of the number of
transactions conducted at each location per day during the 1998/1999 ski season. Each
transaction represents a single vehicle's stay within a parking facility. Table 1 summarizes
•
these data by month.
Table 1.
Parking Transactions by Month
Location Parking Transactions (1 f
•
November I December January February March April
VTC 10,734 53,179 55,170 52,798 60,141 26,441
Lionshead 7,467 33,505 36,599 34,676 41,844 18,311
1 . 1998/1999 ski season data.
Figure 2 graphically depicts the monthly parking transactions for both VTC and Lionshead
structures the 1998/1999 ski season. As shown, parking transactions peaked in March, with
60,141 transactions at the VTC and 41 ,844 transactions at. Lionshead, This peak coincides
with the highest month for skier activity based on proprietary skier visitation data information
provided by the resort.
The peak ski day occurred on Saturday, February 13, 1999. On this date, the VTC recorded
2,042 parking transactions, and Lionshead recorded 1 ,394 transactions. The 15th highest ski
day, typically used for planning purposes in Vail, occurred on Sunday, February 7, 1999. On
this date, the VTC recorded 1,966 parking transactions, and Lionshead recorded 1 ,392
transactions.
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•
LEGEND
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Parking Transactions By Month:
Vail Transportation Center & Lionshead Structures
Vaii Parxing Generation tl'9-t".17 a1:10199
R
Historic length of stay data for parking in both the VTC and Lionshead structures was provided
by the Town, as summarized in Table 2.
Table 2.
Parking by Length of Stay
Location Average Length of Stay in Hours (11
0-1.5 1.5-2 2-3 3-4 4-5 5-6 6-7 7-8 8-9 9-11 11+ I
V IC 32% 10% 15% 8% 6% 6% 7% 6% Emeins
Lionshead 37% 7% 10% 7% 7% 8% 9% 8% 4% MEM
1. Based on 1996/1997 ski season data.
As shown, approximately 35 percent of all parking transactions were for length of stays of 1.5
hours or less. Typically, durations of 4 hours or less would be primarily attributable to
commercial development. Day skier parking duration would be expected to fall within the 4 to
9 hour range, and residential/accommodation uses would account for most of the stays in
excess of 9 hours.
B. Land Use
The core areas of Vail Village and Lionshead are depicted in Figures 3 and 4, respectively.
Existing and use data within the core areas were provided by the Town of Vail, as summarized
in Table 3.
Table 3.
Existing Land Uses - Vail Village And Lionshead
Land Use Vail Village Lionshead ' Total
Residential/Accommodation (1) J 1 ,190 Units 958 Units 2,148 Units I
Retail 83,553 SF 67,922 SF 151,475 SF
Restaurant 58,930 SF 23,197 SF 82,127 SF
Office 22,600 SF 22,400 SF 45,000 SF
Sank 1 ,940 SF 520 SF 1 2,460 SF I
1 . Based on observations of the Town, residential units, fractional fee/timeshare I
units, and lodging accommodation units have similar functional characteristics
within the core areas.
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As shown, these core areas consist of a mix of residential and commercial uses. As previously
discussed, such combined land uses result in higher levels of multi-purpose trip making, where
a single vehicle trip is made to complete two or more trip purposes. This results in a reduced
demand for parking space from what might be expected in areas of less intense development.
These core area uses are also seen to generate less demand for parking than similar uses in
other areas of Vail due to the proximity and viability of alternative transportation modes.
Additionally, hourly variations in the peak accumulation of parked vehicles between different
land uses tends to reduce the aggregate parking demand of the ccre area; this phenomenon
is termed "shared parking". The Urban Land Institute (ULI) and the Institute of Transportation
Engineers (ITE) have published extensive data on shared parking for mixed use developments.
This concept, in conjunction with the forgoing data, has been utilized in this analysis.
9
!!!. PARKING STANDARDS
The following table is a comparison of ar
p k ng rates from various sources for existing and
potential uses within the core areas of Vail Village and Lionshead.
Table 4.
Parking Rates
Parking Rates.Expressed in Spaces per.Unit Use
ITE (1),.- . Breckinridge ; ` 8reckinridge.,,.' : Town of Vail
Standards (2) Core (3) (4) .:.
T
Residential 1 .11/DU 1.5/DU 1 .1/DU 1 .5-2.5/DU*
Hotel 0.52/AU 1 .0/AU 1 .1/AU 1 .0/AU (max)
Convention Facility 0.81/AU** Special Review 3.1IKSF 1/8 Seats I
General Retail 3.23/KSF 2.5/KSF 1.4/KSF 3.33/KSF
Office 2.79/KSF 2.5/KSF 1 .4/KSF 4.0/KSF
Restaurant (5) 1/3.57 Seats 1/4 Seats 1/7.14 Seats 1/8 Seats
9.08/KSF 6,25/KSF 3.5/KSF 3.12/KSF
Bank/Finance 4.23/KSF 1
2.5/KSF 1 .9/KSF j 5.0/KSF
1 . PARKING GENERATION, 2nd Edition, Institute of Transportation Engineers, 1987.
2. Town of Breckinridge, Colorado Off-Street Parking Ordinance.
3. Downtown Breckinridge Multi-Use Area Parking Ratios, DOWNTOWN PARKING
STUDY, Felsburg Holt & Ullevig, 1995.
1 4. Town of Vail Parking Regulations.
5. Rates shown are per seat and per KSF. The KSF rates are based on 40 SF per
seat (typical).
Dependent on gross square footage of dwelling unit.
** Hotel with convention facility,
The applicability of the current Town of Vail parking requirements were evaluated as they
relate to the core area uses:
`K. sidential. The current parking requirements are high for core areas, ranging from 1.5
spaces to 2.5 spaces per dwelling unit dependant on the size of the unit. However,
within the core areas, size of the dwelling unit is seen to have minimal effect on
parking demand; these units are typically occupied by a single family with a single
vehicle. It is, therefore, suggested that the residential parking requirement within the
core areas be reduced to 1 .4 spaces per dwelling unit.
10
= Hotel. The current hate! parking requirements are 0.4 space per accommodation, plus
0.1 space for each 100 square feet of floor area, with a maximum of 1 .0 space per
accommodation unit. For the core areas, a requirement of 0.7 space per
accommodation unit is suggested, with no adjustment for the size of the unit. Time
NK ^ share and fractional fee reaidonda/ units vvou|d also ba considered asacoornrnodation
�� '
units with a parking requirement of 0.7 space per unit. For hotels with convention
facilities, an additional requirement of 1 .0 space per 11 seats is indicated to
accommodate meeting attendees who are not staying at the hotel.
• Retail. The current requirement of 3.33 spaces per 1,000 square feet (1 .0 space per
300 square feet) is high for core areas, A reduced parking requirement of 2.3 spaces ^ `
per 1 ,000 square feet is suggested for the Vail Village and Lionshead core areas.
• Office. The current requirement of 4.0 spaces per 1 .000 square feet (1 .0 space per
250 square feet) is typical for general office developments in suburban areas and is
high for core areas. It is suggested that a reduced parking requirement of 2.7 spaces
per 1 ,000 square feet is appropriate for the Vail Village and Lionshead core areas.
• Restaurant. Town regulations currently require 1 .0 space per 8 seats, based on seating
capacity or on Building Code occupancy standards (whichever is higher). This parking
requirement is generally consistent with measured parking demands. However, an
adjusted parking requirement of 1 .0 space per 12 seats is suggested for the Vail Village
and Lionshead core areas to be consistent with other adjustments.
• Bank/Financial Institutions. The current requirement of 5.0 spaces per 1,000 square
feet (1 .0 space per 200 square feet) is typical for standard urban developments but
high for denser resort areas. A reduced parking requirement of 3,7 spaces per 1,000
(�
square feet is suggested for core areas
.
The above parking rates, recommended for use in the Vail Village and Lionshead core areas,
are summarized in Table 5.
Table 5.
Recommended Core Area Parking Rates
Land Use ~ �^' ' ' Parking Rate
__-
I Residential l.4 spaces per DvveUing Unit
| Hotel
/ Ho� 0.7 spaces per Accommodation Unit
_ .
Hotel with Convention Facilities 0.7 spaces per Accommodation Unit. plus 1 .0 space per
11 Seats devoted to meeting/lecture seating
' ..::eneca| Retail ` 2.3 spaces per 1.000 Square Feet
Office 2.7 spaces per 1,000 Square Feet
Restaurant l'0 space per 12 Seats
Bank/Finance 3.7 spaces per 1,000 Square Feet
lN ` For purposes of parking requirements, time share and fractional fee units will be
- cunuida,edasaccornnnodahonunits,
11 ' `
'
The above parking rates are intended to be applied only to development occurring within the
Vail Village and Lionshead core areas, previously illustrated in Figures 3 and 4. The use of
these rates in outlying areas would underestimate potential parking demands and could 1
exacerbate current parking shortages. These rates were developed based on the density and
mix of uses within these areas with adjustments to reflect socio-political perceptions in Vail.
As a means of comparison, the aggregate parking requirements were calculated for the land
uses in Vail Village and Lionshead using both the recommended core area parking rates and
the current rates from the Town of Vail regulations. Table 6 summarizes this comparison.
Table 6.
Calculated Parking Requirements - Vail Village and Lionshead
______ . ' .
f --'. Use �� � Quantity '
.
__ _ � CurnantRates | Recommended Ra1es
- +
, Residential/Accommodation -'1 — Units ^ ��� '
| -
Rotai| l5
1 .475 �F 504 351
Restaurant 82,127 BF°** 257 ----
Offi 45,000 3F ! 180 125
Bank
2,4O0 SF 12 9
*�
li���
�_ _
Total ` 4,175 2,900
��
______�
* Estimated average rate of 1.5 spaces per dwelling unit. .
~**° Estimated average rate of 1 .04 spaces per dwelling unit.
` Estimated 1 seat per 40 SF (typical) results in 2'053 seats.
It can be seen that. Using the recommended core area rates, the combined parking space
requirement for Vail Village and Lionshead would be 2,900 spaces. This parking requirement
iu 1'275 spaces less than the current regulations would indicate, representing an approximate
31 percent reduction. '
'
v` .
iN�
�,
12
The following table is a cornp3rison of current Town of Vaii parking regulations to parking
generation rates contained in PARKING �ENER�T|[)N, 2nd �dition' !nmt�ut� ofTranoportobun
Engineers, 1 987. The ITE rates are based on an average of data collected nationwide; and, as
nuch, may not be appropriate for application in Vail or other resort areas. This table is,
therefore, intended for comparison purposes only.
/�
;�
4 10
COMPARISON OF PARKING RATES: VAIL STANDARDS VERSUS ITE
•
Land Use
L
Current Town of Vail
Rec uirements lTE Parking
Generation Rates
Dwelling Unit :f gross residential floor area is 500 1.04 Space per D.U, (Low/Mid-Rise
square feet or less: 1.5 spaces per Apartment)
dwelling unit.
If gross residential floor area is over 500 0.88 Space per D.U. (High-Rise Apartment)
square feet up to 2,000 square feet: 2
spaces per dwelling unit,
If gross residential floor area is 2,000 1.11 Space per D.U. (Residential
square feet cr more per dwelling unit: Condominium)
2.5 spaces per dwelling unit.
Accommodation Unit 0.4 space per accommodation unit, plus 0.81 Space per Room (Convention Hotel)
0.1 space per each 100 square feet of
gross residential floor area, with a 0.52 Space per Room (Non-Convention
maximum of 1.0 spaces per unit. Hotel)
Banks & Financial 1.0 space per each 200 square feet of 0,63 space per 1,000 SF (Walk-In Only
Institutions (i.e., net floor area. Bank)
Savings & Loan)
4.23 Spaces per 1,000 SF (Walk-in/Drive-In
Bank)
Eating and Drinking 1.0 space per each 8 seats, based on 1 Space per 2.63 Seats (Quality Restaurant)
Establishments seating capacity or Building Code
al occupancy standards, whichever is more 1 Space per 3.57 Seats (Family Restaurant)
restrictive,
Hospitals 1.0 space per patient bed plus 1 space 1.79 Spaces per Bed (Hospital)
per 150 square feet of net floor area,
Medical and Dental 1.0 spaces per each 200 square feet of 4.11 Spaces per 1,000 SF (Medical/Dental
Offices net floor oor area. Clinic/Office)
Other Professional and 1.0 spaces per each 250 square feet of 2.79 Spaces per 1,000 SF (General Office
Business Offices net floor area. Building)
Quick-Service Food/ i 1.0 spaces per each 200 square feet of 11,68 Spaces per 1,000 SF (Fast Food
Convenience Stores net floor area for the first 1,000 square Restaurant w/o Drive-In Window)
feet of net floor area: 1.0 spates per
300 square feet for net floor area above
1,000 square feet,
Recreational Facilities, Parking shall be required. Amount to be No data.
Public or Private determined by the Planning and
Environmental Commission
Retali Stores, Personal 1.0 space per `?ach 300 square feet of SF (Shopping
r
per q p rsrwr. .'�.. '4 �pat�g per 1,000 SF lopplrlg
I Services & Repair net floor area. Center)
Shops
Y
Theaters, Meeting 1.0 space per each 8 seats, based on 1 5
Rooms, Convention seating capacity or building. occupancy pace per 5.26 Seats (Movie Theater)
Facilities standards, whichever is more restrictive.
4 Warehousing 1.0 space per each 1,000 square feet of 0.50 Space per 1,000 SF (Warehousing)
net floor area,
IAny Use Not Listed Parking requirements to be determined
by the Planning & Environmental
�_ Commission
4. A request for a conditional use permit, to allow for one Type III and four Type IV
Employee Housing Units. located at the Vail Athletic Club & Spa, 352 East Meadow
Drive!a part of Tract B, Vail Village First Filing.
Applicant: Ron Byrne, d.b.a. VML, L.L.C., represented by Tom Braun
Planner: George Ruther
MOTION: Galen Aasland SECOND: Chas Bernhardt VOTE: 4-0
APPROVED WITH 2 CONDITIONS:
1. That the Developer executes and records employee housing deed-restrictions for each of
the required employee units with the Eagle County Clerk& Recorder's Office prior to the
issuance of a Temporary Certificate of Occupancy. The triggering mechanism for the
TCO would be construction of any of the AU's, FFU's, or condos.
2. That the Developer indicates the precise location and final location of the storage lockers
and washer and dryer on the plans submitted to the Town of Vail for a building permit.
The plans shall be reviewed and approved by the Community Development Department
prior to the issuance of a building permit.
5. A request for a conditional use permit, to relocate 1300' of low-lying bike path, informally
known as the Katsos Property, located at Tract A, Vail Village 12th Filing.
Applicant: Town of Vail
Planner: Allison Ochs
MOTION: Chas Bernhardt SECOND: Galen Aasland VOTE: 4-0
DENIED—With the finding that the PEC feels the environmental negative impact would
outweigh the positive impacts.
6. Final review of the Town of Vail's revised parking generation analysis and proposed
amendments to Chapter 12-10, Town Code.
Applicant: Town of Vail
Planner: Brent Wilson
MOTION: Chas Bernhardt SECOND: Doug Cahill VOTE: 3-1 (Aasland opposed
and requested that his support for approval of the proposal be forwarded to Council.
TABLED—With the finding that it be tabled until such time that the Comprehensive Day-
Skier Parking Study is completed to review it altogether and that the PEC is in general
agreement that this is a step in the right direction to encourage businesses in the core
area.
7. A request for a variance from Sections 12-6H-6 and 12-14-6, Town of Vail Code, to allow
for the addition of gross residential floor area and balconies within required setbacks,
located at 303 Gore Creek Drive, Vail Townhouse #2-C/Lot 2, Block 5, Vail Village 1st
Filing.
Applicant: Vicki Pearson, represented by Ron Diehl
Planner: Ann Kjerulf
TABLED UNTIL APRIL 24, 2000
4111
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development
DATE: February 14, 2000
SUBJECT: A request for a worksession to discuss the findings and recommendations of the
Town of Vail's Core Area Parking Analysis.
Planner: Brent Wilson
w
DESCRIPTION OF THE REQUEST
During the summer of 1999, the Town hired the firm of Felsburg, Holt & Ullevig to
conduct an in-depth analysis of parking generation in Vail's commercial core areas. The
primary purpose of the study was to determine the influence of external factors (mixed
uses, transit/pedestrian trips, hourly variations in business activity) on parking
generation. Currently, the Town's parking regulations do not account for these factors
and assess parking requirements strictly by land use type and square footage, Given
the inability of many properties in Vail Village and Lionshead to provide on-site parking
and the Town's $17,917 per space parking pay-in-lieu fee, staff realized a need to
produce a more realistic assessment of parking generation in these areas.
Over the past six months, the consultant examined data involving a number of factors
influencing parking generation in Vail. Skier visits, parking structure transactions, land
uses per square foot, parking turnover ratios (length of stay), and traffic (automobile,
transit and pedestrian) counts were referenced and incorporated into a model. This
model was used to determine a more accurate assessment of parking generation in the
Town's commercial core areas. The consultant's recommendations are outlined in
Section II of this memorandum. It is important to note these recommendations are
applicable only to those properties that exhibit the characteristics outlined above (mixed
uses, transit/pedestrian trips, hourly variations in business activity). Many areas of Vail
(outside Vail Village and Lionshead) do not exhibit these characteristics and it would be
inappropriate to apply these same rates at other locations. A copy of the consultant's
study and findings has been included in your packet for reference.
IL FINDINGS
The following table is a summary of the consultant's recommended parking rates for
specific uses within the Town's commercial core areas. A comparison between the
Town's current rates and the consultant's recommended rates is listed and
reductions/additions to parking ratios are listed where applicable.
Page 1 of
1L`AIL'sDA"I'A'LVL RYONr PCC'"r44C;+OS\00\PRKNC,G EN.DO( TOWN OF V11L "
Table 2.1 -- Current and Suggested Parking Rates(Commercial Core Areas Only)
•
Land Use Current Requirement Suggested increase/Decrease
Requirement _
Residential* 2.0+ spaces/unit 1.4 spaces/unit 1a% decrease*
Hotel** to spaces/unit 0.7 spaces/unit 30% decrease**
Convention Facility 1 space/8 seats 1 space/ 11 seats 37.5% decrease
General Retail*** 3.33 spaces I KSF 2.3 spaces / KSF 30% decrease***
Office*** 4 spaces I KSF 2.7 spaces / KSF 32.5% decrease***
Restaurant 1 space/ 8 seats 1 space/ 1'2 seats 50% decrease
Bank/Finance**y` 5 spaces/KSF 3.7 spaces / KSF 26% decrease***
* Assumes an average unit size of 500-1,999 square feet. Currently includes timeshares and FFU's.
*` Assumes an accommodation unit size of at least 600 square feet. Current requirement is 0.4
spaces/unit, plus 0.1 space/each 100 square feet of GRFA, with a max.of 1.0 space/unit. For
parking purposes, timeshares/FFU's will be considered as AO's.
*** involves a change in calculation from "net floor area"to "gross floor area"
"KSF"= 1,000 square feet
For Example
For a point of reference, a recently constructed project (the Vail Village Club) is shown based S
on existing and proposed parking schedule applicability.
Required Parking for 1997 Vail Village Club Proposal
Retail = 3,594 sq. ft. = 11.98 parking spaces
Office = 94 sq. ft. — 0.38 parking spaces
Restaurant/Club = 5,717 sq. ft. (381 seats) = 47.64 parking spaces
Total = 60.00 parking spaces
-27 (grandfathered spaces*
Grand Total = 33.00 parking spaces pay-in-lieu
Hypothetical Required Parking for Vail Village Club Under Proposed Parking Standards
Retail = 3,594 sq. ft. = 8.26 parking spaces
Office = 94 sq. ft. = 0.25 parking spaces
Restaurant/Club = 5,717 sq. ft. (381 seats) 31.75 parking spaces
Total = 40.26 parking spaces
-27 (grandfathered spaces)*
Grand Total = 13.26 parking spaces pay-in-lieu
This represents a difference of 19.74 pay-in-lieu spaces or$353,680.79 (based on current pay-
in-lieu rates).
Page 2 of 4
\V AIL'.DA"E°:VI=A/ERYO N£',I'EC,NME=MOS\00:PRKNGGEN,DOC
• Parking Availability
Table 2.2-- Parking Availability by Location
Location/Type # of `Percent of Total
Spaces
Private Lionshead Spaces 995 21%
Public Lionshead Spaces 1,300 28%
Private Vail Village Spaces 1228 26%
Public Vail Village Spaces 1200 25%
Total Available Spaces 4,723 100%
About 47% of the available parking in Vail Village and Lionshead is supplied privately. The
majority of these privately-held spaces are devoted to residential uses.
III. DISCUSSION ITEMS
Overall, the consultant's recommended parking rates represent a 31% reduction in the amount
of required parking for private uses in Vail Village and Lionshead compared to our current
regulations.
Table 3.1— Current versus Proposed Parking Requirements
(Land Use - Quantity Current Recommended
Requirement Requirement
Residential Units 2,148 units 3,222 2,235
Retail , 151,475 sf 504 351
Restaurant 82,127 sf 257 180
Office 45,000 sf 180 125
Bank 2,460 sf 12 9
Total Required 4,175 2,900
Spaces
As depicted in Table 2.2, there are about 4,723 total parking spaces in Vail Village and
Lionshead. It is important to note, however, that a large percentage of these spaces (47%) are
privately-held and devoted primarily to private residential uses. There are only about 2,500
public parking spaces in the core areas to serve day skiers and their associated trips—with
another 250 spaces outside the core areas at Ford Park.
Pay-in-lieu Sites— applicability
• The Town Council has expressed a concern that properties in the core area should be
supplying on-site parking whenever possible and that the pay-in-lieu option should only be
available to those sites that lie within pedestrian zones. Staff is in the process of evaluating the
proximity of core area properties to public/private roads in an effort to determine the most
Page S of 4
•;Y AIL,DATA'.EVERYC?N} PFC„ASSMC>S;OQ'.PRKNOGE.N.DOC
appropriate areas for the pay-in-lieu option. A detailed analysis of this issue will be presented
to the PEC and Council concurrent with this item. 11111
IV. RECOMMENDATION
As this a worksession to discuss possible text amendments to Town's Off-Street Parking and
Loading regulations, staff will not be providing a formal recommendation at this time. However,
at the time of final review by the Planning and Environmental Commission, staff will provide its
recommendation.
•
S
Page 4 of 4
'WAIL DATA1FVERYONE PECNIEMOS\00\PRKNGG EN.DOC