HomeMy WebLinkAboutVAIL LIONSHEAD FILING 1 BLOCK 2 LOT 1 CONFERENCE CENTER DEVELOPMENT PLAN 2005Project Name: CONFERENCE CENTER DRB Number: DR8050010
Project Description:. VAILCONFERENCE CENTER-REVIEW PROPOSED CONFERENCE CENTER MASTER PLAN AND
DEVELOPMENT PLAN
Participants:
ARCHITECT FENTRESS BMDBURN ARCHITECTS01 I 17 12005 Phone: 303-722-5000
42l BROADWAY
DENVER
co 80203
Ucense: C000001802
APPLICANT TOWN OF VAIL OLILilaOO'
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
ProjectAddress: 395 S FRONTAGE RD WESTVAIL Locataon:
Legal Description: Lot! 1 Block: 2 Subdivision: VAIL UONSHEAD FIL 1
Parcel Number: 2101-064-0701-2
Comments!
BOARD/STAFF ACTION
Action: WITHDRWN
Conditions:
Planner: Bill Gibson
,r*m
Conceptual Review
Application for Design Review
Department of Community Development RECHf;VED
75 South Frontage Road, Vail, Colorado 81
tel: 970.479.2139 faxi 970.479.2452
JAN 1 r 20C5
TOV.COM.DEV.
building
refer to the submittal requirements for the particular approval that is requested. An application for Design Review
cannot be accepted until all required information is received by the Community Development Department. The
project may also need to be reviewed by the Town Council and/or the Planning and Environmental Commission.
Design review approval lapses unless a building permit is issued and construction commences within
one year of the approval.
Description of
Locationof theProposal: Lot: I alock: ?,. suuoivision:Uail L,'q-oL..- d F'ltb I
Physical Address:3 {s E. L,bn-s[-.^ J Cr-
pa,."tuo..@ontactEag|eCo.Assessorat970-328-8640forparce|no')
Zoning:
Name(s)of owner(s): 4t-, u{ dc^,'l
Mailing Address:5.o."d
Phone:
Owner(s) Signature(s):
Name of Applicant:4.o.u.
Mailing Address:5.it?^-'{
Phone:
E-mail Address:
web: www,vailgov.com
General Information:
All projects requiring design review must receive approval prior to submitting a
(,- e-u.a^<- | (Js<
Type of Review and Fee:
tr ti{
E/crnceptual Review
$50 Plus $1.00 per square foot of total sign area.
No Fee
$650 For consbuction of a new building or demo/rebuild.
$300 For an addition where square footage is added to any residential or
commercial building (includes 250 additions & interior conversions)'
$250 For minor dtanges to buildings and site improvements, such as'
reroofing, painting, window additions, landscaping, fences and
retaining walls, etc.
$20 For minor changes to buildings and site improvements, such as,
reroofing, painting, window additions, landscaping, fences and
retaining walls, etc.
$20 For revisions to plans already approved by Planning Sbff or the
Design Review Board.
No Fee
tr
tr
tr
tr
tr
New Construction
Addition
Minor Alteration
(m ulti-family/commercial)
Minor Alteration
(sing le-family/duple:<)
Changes to Approved Plans
Separauon Request
f0l,f,Nm
Design Review Board
ACTION FORM
Department of Community Development
75 South Frontage Road, Vail, Oolorado 81657
teli 970.479.2L39 fax: 970.479.2452
web: www.ci.vail,co.us
ProiectName: VAILCONFERENCECENTER DRBNumber: DR8050134
Prcject Description:
CONFERENCE CENTER
Participants:
owNER TOWN OF VAIL O4/O5l2oO5
C/O RNANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
APPUCANT TOWN OF VArL O4l0slz00s
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
Project Address: 395 S FRONTAGE RD WEST VAIL Location:
395 E. UONSHEAD CIRCLE
Legal Description: Lofi I Block 2 Subdivision: VAIL LIONSHEAD FIL 1
Parcel Number: 2101-064-0701-2
Comments:
BOARD/STAFF ACTION
Action: WITHDRWN
Conditions:
Planner: Bill Gibson
I
Locallon of the Proposal: Lot:.--'Block: ? subdivision:see
Application for Design Review
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970,479.2139 taxi 97O.479.2452
web: www.vailgov.mm
;;d;6ih;;-1.;ffiiii""ti"qiii.rrnts for the particutar approval that is requested. An application lor Design Rwiew
cannot be accepted until all required information is received by the Communily Development Oepartment' The
;;"t".i ilil'nee; i; re rwie*eopv rhe rown Councit.ani/or the.Plannins "F !gliiT111_T:T:T::,iproject may also need lo be reviewed,by ihe Town council and/or me Hlannlng ano En
b"iign r"nl"", approval lapses un6si a bulldlng permit ls issued and construction commences wllhln
on€ year of the aPproval.
Description ol the Request:$ail' conference center
run1,#
General Inlormatlon:
All proiects requlring design review must receive approval prior to submitting a
Airii,
TeV-$U,in"DFV.
building permil application. Please
ticle report
Physlcal Address:
Parcel No.:
-tol
(Contact Eagle Co. Assessor at 970-328-8640 for parcel no')
Zonlng: Ganaral lTse
Name(s) ol Owner(s):
Malllng Address:75 South Frontage Road
Owner(s) Slgnatu re(s) :
Name of Appllcant: Pylman & Associates -
Maillng Address: pO Bex 2338 Edwarde G0 81632
Phone: 9lla-47q7
E-mail Address:rickGpylnan . com Fax:949-8104
op
8q
Oetl
vatl CO 81657
Type of Review and Fee:
. . Signs
C\ Conceptual Review
. New Crnstruction. Addition
. Minor Alteration
(m ulti-lamily/commercial)
. Minor Alteralion
(single-lamily/duplex)
. Changes to Approved Phns
. Separation Roquest
$50 PtlS $1.m per square foot oi total sign area.
No Fee
$650 For construclion of a new building or demo/rebuild.
$300 For an addition where square footage is added to any residential or
commercial building (includes 250 additions & interior conversions).
$250 For minor changes to buildings and site improvements, such as,
reroofing, painting, window additions' landscaping, lences and
relaining walls, etc.
$20 For minor changes to buildings and site improvemenls, such as,
reroofing, painting, window additions, landscaping, fences and
retaining walls, etc,
$20 For revisions to plans already approved by Planning Staff or the
Design Review Board.
No Fee
For Offlce Use Only:
C
=
Planning and Environmental Commission
ACTION FORM
Department of Community Development
75 South ftontage Road, Vail, Oolorado 81657
tel: 970.479.2139 fax: 970.479.2452
web: www,ci.vail,co.us
Project Namq PEC Number: PEC050003
PEC TyPC: CONFERENCE CENTER
Proiect Description:
CONFERENCE CENTER
Participants:
ARCHmCT FENTRESS BMDBURN ARCHITECTSo1 | Ll 2005 Phone: 303-722-5000
42l BROADWAY
DENVER
co 80203
License: C000001802
APPUCANT TOWN OF VArL oL/t712005
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
Project Addrcss: 395 S FRONTAGE RD WEST VAIL Location:
Legal Descriptaon: Loh 1 Block 2 Subdivision: VAIL LIONSHEAD FIL 1 Paroel Number: 2101-064-0701-2
Commentsi
BOARD/STAFF ACTION
Motion By:
Seond By:
Vote:
Conditionsr
Planner: Bill Gibson
Action: WfiHDRWN
Date of Apprcvat:
Meeting Date:
PEC Fee Paid: $650.00
Apptication for Review by the i nHg-f f;VETPlanning and Environmental Commissipn
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
teli 970.479.2739 fax:. 970.479.2452
. web: www.ci.vail.co.us
General Information:
All projects requiring Planning and Environmental Commission review must receive approval prior to submifring a' building permit application. Please refer to the submitbl requirements for the particular approvat Urat is requestfo.
An application for Planning and Environmental Commission revieu, cannot be accepted until'all required information
is received by the Community Development Department. The project may also neeO to Ue reviewed by Ule T;;
Council andlor the Design Revievrr Board.
Type of Application and Fee:
tr
tr
tr
tr
o
tr
trtr'
Rezoning 91300
Major SuMivision 91500
Minor Subdivision $550
Exemption Plat 9650MinorAmendmenttoanSDD 91000
New Special Development District 95000
Major Amendment to an SDD $6000
Major Amendment to an SDD $1250
(no a(terior mdifrcations)
Description of the
$6s0
$400
$6s0
$800
$1s00
$2s0
$1300
$s00
$200
E VarianceO Sign Variance
fe
Location of the
Physical Address:
ParcelNo.:,Z,
Zoning:
Name(s) of Owner(s):
Mailing Address:
Owner(s) Signature(s):
Name of Applicant:
#l
E-maif Addre "", TAnrLkuollra,t, ,-'-.,e., ?74-V?2
.l 'atocr: ?, subdivision:
(Contact Eagh Co. Assessor at 97G328-8640 for parcel no.)
JAN 1 Y 2iN5
TOV.COM.DEV.
parn Hoomcaoon
F."Jtff* ulllorv:
Page I of 5-01/18/02
r0firNm
Planning and Environmental Commission
ACTION FORM
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 97O.479.2L9 fax: 970.479.2452
web: www.d.vail.co.us
Project Name: CONFERENCE CENTER PEC Number: PEC050004
Project llescription:
CONFERENCE CENTER
Pafticipants:
owNER TOWN OF VArL OrlL7l2O05
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
ARCHITECT FENTRESS BMDBURN ARCHITECTSo1 | 17 12005 Phone: 303-722-5000
42l BROADWAY
DENVER
co 80203
License: C000001802
APPUCANT TOWN OF VAIL OrlLTlaOOs
C/O FINANCE DEM
75 S FRONTAGE RD
VAIL
co 81657
Project Address: 395 S FRONTAGE RD WEST VAIL Location:
Legal Description: Lotr 1 Block 2 Subdivision: VAIL UONSHEAD FIL 1
Parcel Number: 2101-06#0701-2
Comments:
BOARD/STAFF ACTION
Motion By:
Second By:
Vote:
Conditions:
Planner: Bill Gibson
ActiON: WITHDRWN
Date of Approval:
PEC Fee Paidl $1,500.00
--E-r
Rezoning
Major Subdivision
Minor Subdivision
Exemptlon Plat
Minor Amendment to an SDD
New Special Development Dis$ict
Major Amendment to an SDD. MaJor Amendment to an SDD
(m exte rior n di fi catftn s)
Parcel No.:
Zoning:
Name(s) of Owner(s):
Malling Addressl
Owner(s) Signature(s):
Name of Applicant:
Malllng Address:
of the
Location of the : Lot: ,l 'Bbck: ?. subdivision:
(Contact Eagle Co, Assessor at 970-328-8640 for parcel no.)
Hl
Application for Review by the
Planning and Environmental Commi
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479,2t39 tax:. 970.479.2452
. web: www.d.vail,co.us
General fnformation:
All projects requiring Planning and Environmental Commission review must receive approval prior to submifring a
. building permit application. Please r€'fier to the submittal requlrements for the pardorlar apprwal that is requested.
An applicatlon for Planning and Environrnental Commission revlew @nnot be accepted until all reguired information
is received by the Community Development Departnent. The project may also need to be revieMved by the Touen
Council and/or the Design Revial Board.
Type ofApplicadon and Fee:
$1300
$1500
$6s0
$6s0
$1000
$6000
$6000
$12s0
C.
Floodplain Modificathn
Minor ExErior Alteration
JAN 1 ? ZiJ$5
TOV.COM.DEV.
D
tr
tr
tr
tr
tr
tr
tr
tr
tr
$6s0
$400
$650
$800
$1s00
$2s0
$1300
$s00
$200
elopment Plan
tr
LJ
tr
Varianae
Sign Variance
E-mail Address:
For Office Use Oqly:
Fee Paid:lpptication-bfte '.1L PEC No,:
Page I of5-01/18/02
I
,*ffi Planning and Environmental Commission
ACTION FORM
Department of C.ommunity Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2L39 fax: 970.479.2452
web: wrvw.ci.vail.co.us
Project Name: CONFERENCE CENTER PEC Number: PEC050017
Project Description:
MASTER PLAN AMENDMENTS
Participants:
owNER TOWN OF VArL 0310L12005
CIO FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
APPLICANT Pylman & Associates, Inc. 03/01/2005 Phone: 97 0-9494797
Attn: Rick Pylman
P.O. Box 2338'
Edwards
co 81632
ProjectAddress: 395 S FRONTAGE RD WESTVAIL Locationr
Legal Description: [ot: 1 Block 2 Subdivision: VAIL LIONSHEAD FIL 1
Parcel Number: 2101-064-070L-z
2101-064-0000-3
Commentsl
BOARD/STAFF ACIION
Motion By:
Second By:
Vote:
Conditions:
Planner: Bill Gibson
Action: WITHDRWN
Date of Approval:
PEC Fee Paid: $0.00
l,
,rt.m
APPlication for Review bY the
Planning and Environmental Commission
$650
$20o
$650
$800
$1500
$250
$1300
--'-ft
qrt
Deparlment of Community Developmenl
75 South Frontage Road, Vail, Colorado 8'|657
rel: 970,479.21 39 lax' 970'479.2452
web: www.vajlgov'com
General lntormation:
All projects requiring Planning and Environmental commission review must receive approval prior to submitting a
building permit application. itease reter to the submittal requirements lol.the particular €pproval that is requested
An application for Planning and Envilonmental commission revlew cannot be accepted until all requjred inlormation
is received by the Commun,rv o*"i"pt"ti'bepartm"nt. The proiect may also need to be reviewed by the Town
Council and/or the Design Review Board.
Type ot Application and Fee:
variance $5oo
Sign Variance $200
Rezoning $1300
Major Subdivision $1500
Minor subdivision s65o
New Sp€cial Development Dislrict $6000
Major Amendment to an SDD $6000
Maior Amendment to an SDD $1250
ho e xterior mo di f icat io ns )
Description of the Request: Adoptl-on of Master Plan
Location of flre p,oeo".l: Lol: I Block: 2 Subdivision:- Vall/Lionshead lst Fl1ing &
Physicatlddtccsl Lot 3. A Resubdivision of Lot l, Block l, Vail/Lionshead 2nd Fi1lng
(Contact Eagle Co. Assessor at 970-328-8640 for parcel no')
Conditional Use Permit
Floodplain Modification
Minor Exterior Alteration
Major Exterior Alteration
Developmenl Plan
Amendment to a DeveloPment Plan
Zoning Code Amendment
I Parcel No.:
Malllng Address:Phone: 970-479-2138
Zoning:General Use
Name(s)of Owner(s): Town of Vail
Owner(s) Slgnalure(s) :
Name of Applicant:
MallingAddress: P.O. Box 2338, Edwards' CO 81632
_ Phone: q7O-q4q-t1797
E-mall Address: rickpylman.com Fax 970-949-8104
Projecr No.: pRfgf - oeel -
Page lofT-04i01l04
IOI4/1VM
Planning and Environmental Commission
ACTION FORM
Department of Community Development
75 South Frontage Road, Vail, oolorado 81657
tel: 970.479.2139 fax: 970.479.2452
web: www.ci.vail.co.us
Prcject Name: PEC Number: PEC050025
PECType: CONFERENCE CENTER
Proiect llescription:
CONFERENCE CENTER
Participants:
owNER TOWN OF VAIL O4/05l2OOs
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
APPUCANT TOWN OF VAIL O4l05l2OO5
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
Project Address: 395 S FRONTAGE RD WEST VAIL Location:
Legal DescripEon: Lot: 1 Block 2 SuMivision: VAIL LIONSHEAD FIL 1 Parcel Number: 2101{64-0701-2
Comments:
BOARD/STAFF ACTION
Motion By:
Second By:
Vote!
Conditions:
Planner: Bill Gibson
Action: WITHDRWN
Date of Approval:
Meeting Date:
PEC Fee Paid: $650.00
"Tl.),;-$'.,;!l-DEV.
General lnformation:
All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a
building permit applicatlon, Please refsr to the submittal requiremenls tor the particulai approval that is requested.
An applicalion for Planning and Environmental Commission review cannol be accepted until all required intormation
! received by the Community Development Depa.lment. The project may also need to be reviewed by the Town
Council and/or the Design Review Board.
Type ol Appllcatlon and Fee:
Flezonjng $1300
Major Subdivision $tsO0
Minor Subdivisron $650
Exemption Plat $650
Minor Amendment to an SDD $1000
New Special Develophenl District $6000
Major Amendment to an SDD $6000
IVlajor Amendment to an SDD $1250
( n o e xt e ri or mod i f ications)
T5South Frontage Road, Vail, Colorado 81657
tel: 970.479.2139 tax: 970.479.2452
webr www.vailgov.com
r) Conditional Use Permit)- FloodplainModification. Minor Exterior Alteration. Major Exterior Alteration. Development Plan. Amendment to a Developrnent Plan. Zoning Code Amendment. Variance. Sign Variance
$650
$400
$650
$800
$1500
$2s0
$1300
$500
$200
a,$nn}
TZvl
8
Nttf
Description of the Request:Condltlonal Use Permlt for Vall Conference Center
on Charter Bus Lot
Locallon of the Proposal: Lot: _ Block: Subdivision: char-rer- Rrrs r.r'r
Physlcal Address:
Parcel No.:(Contact Eagle Co. Assessor at 970-328-B640 lor parcel no.)
Zoning:General Use
Name(s) of Owner(s):Town of Vall
MalllngAddress: 75 S. Fronraee Road Vail . CO 81657 _
Phone: 479-2105
Owner(s) Slgnatu re(s) :
Name of Appllcant: Pylman and Assoclaces, Inc.
MaillngAddress: P 0 Box 2338 Edwards. C0 816:Z
Phone: 949-t+7 97
E-mail Address: rlck€pylman.com Fax 949-8104
For Offlce Use Onlv:
Fee Pau:b;"' Crd!'glli" ---- *3t
Page I of5-04/01/04
TOI,[NM
Planning and Environmental Commission
ACTION FORM
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2L39 fax: 97O.479.2452
web: wwwci.vail.co.us
Project Name: PEC Number: PEC050026
PECType: CONFERENCE CENTER
Project Description!
UONSHEAD PARKING STRUCTURE
Participants:
owNER TOWN OF VAIL O4lOSl2OOs
gO FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
APPUCANT TOWN OF VArL 0410512005
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL
co 81657
Project Address: 395 S FRONTAGE RD WEST VAIL Locataon:
t-egaf Description: Lot: 1 Block: 2 Subdivision: VAIL LIONSHEAD FIL 1 Parcel Number: 2l0L-064-070I-2
Comments:
BOARD/STAFF ACTION
Motion Byl
Second By:
Vote:
CondiUons:
Planner: Bill Gibson
Action: WITI-IDRWN
Date of Approval:
Meeting Date:
PEC Fee Paid: $650.00
IOI,I/N OT I'XI
Application for Review bY the
Planning and Environmental Commi
Deparlrnent of Community Developlnenl
75 South Fronlage Foad, Vail, Colorado 81657
tel: 970.479.21 39 tax. 910.479 2452
web: www.vailgov.com
ffi)n
l,i' '
General Information:
All projects requiring Planning and Environmental Commission review musl (eceive approval prior to submitling a
building permat application. please reler to the subrnittat requirements for the particular approval that is requested'
An application loi planning and Environmental Commlssion r€view cannol be accepted untll all required informalion
is recetved by the Community Development Department. Th€ proiecl may also need to be reviewed by the Town
Councrl and/or the Design Review Board.
Type ol Application and Fee:
Rezoning $1300
Maior SuMivision $1500
Mir-ror Subdivision $650
Fxemption Plat $650
Minor Amendment to an SDD $1000
Nev/ Special Development District $6000
Maior Amendment to an SDD $6000
Maio. Amendment to an SDD $1250
(no exterior modif ications)
Conditional Use Permit
FloodDlain Modaticatioll
Minor Exterior Alteration
Maior Exterior Alteration
Development Plan
Amendmenl 10 a Devetopment Plan
Zoning Code Amendment
Varaance
Sign Variance $q
B
s
$650
$400
$6s0
$800
$ 1500
$250
$1300
$s00
$200
Description ol the Request: Conditional Use Pe
---r---
Location of the Proposaf : Lot: d etoct<: Z Subdivision:Lkt-'l (-td.'[^-'-a t
Physical Address:
parcef No.: ltQ( Obqaq+,ontacr Eagte Co. Assessor at 970-328-8640 for parcelno.)
ZOnlng:
-
Celaral Uce
Name(s) of Owner(s): Tor.m of ve11
MailingAddress: 75 S. Frontage Road Vall, Co R1657 -
Phone: a7q-? I 0q
Owner(s) Signature(s) :
Name of Applicant:
P 0 Box 2338 Edwards. CO 81632Mailing Address:
Phone: 949-4797
Fax-949-B 104E-mail Address:
Pagc Iol 5-t)4^Il K\4
rlckGpylman, com
tt
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
June 13,2005
A request for a correction to the Vail Land Use Plan to designate the
Lionshead Redevelopment Master Plan Area and an amendment to the
Lionshead Redevelopment Master Plan to amend, in part, Chapter 5, Vail
Civic Center Detailed Plan Recommendations, and setting forth details in
regard thereto; and, a request for a final review of a conditional use
permit, pursuant to Section 12-gC-3, Conditional Uses, Vail Town Code,
to allow for a public convention facility and public parking facilities and
structures, located at 395 East Lionshead Circle/Lot 1, Block 2, Vail
Lionshead Filing 1, and setting forth details in regard thereto.
Applicant: Town of Vail, represented by Pylman & Associates, Inc.
Planner: Bill Gibson
il.
SUMMARY
The applicant, Town of Vail, represented by Pylman & Associates, Inc., has
requested a worksession meeting with the Planning and Environmental
Commission to provide an introduction to the Conference Center project located
at the "Charter Bus Lot" site adjacent to the Lionshead Parking Structure. The
purpose of this worksession is to allow the applicant to present an overview of
the project hislory/background and the submitted development review
applications.
This worksession meeting is the first of many meetings to be held over the next
several months intending to facilitate the development review process for the
submitted development review applications. The Commission is not being asked
to take any formal actions at this time.
DESCRIPTION OF THE REQUEST
The applicant, Town of Vail, represented by Pylman & Associates, Inc., is
requesting a worksession meeting with the Planning and Environmental
Commission to discuss the proposed plans for the Conference Center project,
located at the "Charter Bus Lot" site adjacent to the Lionshead Parking Structure.
The purpose of this meeting is to allow the applicant an opportunity to present an
introduction/overview of the proposed project and to provide a brief description of
the development review applications that have been submitted to facilitate the
development of the Conference Center project.
The scope of this project will encompass three principle components:
. New conference center facilityr Lionshead Parking Structure renovations. South Frontage Road and East Lionshead Circle streetscape
improvements
This project will require the Planning and Environmental Commission's review
and approval of the following development review applications:
o Text Amendments to the Lionshead Redevelopment Master Plan. Conditional Use Permit for a public convention facility. Conditional Use Permit for public parking facilities and structures
The proposed Conference Center project falls within the purview of the
Lionshead Redevelopment Master Plan. The Lionshead Redevelopment Master
Plan is a comprehensive guide that outlines goals, objectives, and
recommendations for the development and redevelopment of the Lionshead
neighborhood. The proposed Conference Center project's adherence to the
policies and recommendations of the master plan should be a significant factor in
the Planning and Environmental Commission's evaluation of the submitted
development applications.
Excerpts from the Lionshead Redevelopment Master Plan relevant to the
Conference Center proposal have been identified in Section V of this
memorandum. Chapter 2 of the Lionshead Redevelopment Master Plan
identifies the Town of Vail's policy objectives for the redevelopment of the
Lionshead neighborhood. Chapter 3 of the Lionshead Redevelopment Master
Plan provides an assessment of the existing conditions within Lionshead the
Lionshead neighborhood. Chapter 4 and Chapter 5 provide general and specific
recommendations for the future developmenUredevelopment of Lionshead. A
portion of Chapter 5 specifically addresses the "Vail Civic Center' area which
contemplates a future conference center. Chapters 6, 7, and 8 provide site
design guidelines, design standards, and architectural design guidelines for
Lionshead; and finally Chapter 9 addresses implementation of the master plan.
A portion of Chapter 9 specifically addresses the "Vail Civic Center" area and
future conference center.
The applicant is proposing to amend the Lionshead Redevelopment Master Plan
to update the document as it relates to the proposed Conference Center project.
The adoption of any such amendments will require Planning and Environmental
Commission review and recommendation to the Town Council.
The Lionshead Parking Structure and Charter Bus Lot site is zoned General Use
(GU) District. Within the General Use District, public convention facilities and
public parking facilities and structures are allowed as conditional uses.
Therefore, both the proposed conference center facility and the proposed
modifications to the Lionshead Parking Structure require Planning and
Environmental Commission review and approval of a Conditional Use Permit.
ilt.
tv.
Additionally, within the General Use District all development standards are
determined by the Planning and Environmental Commission. Therefore, the
proposed conference center facility and the proposed modifications to the
Lionshead Parking Structure require Planning and Environmental Commission
review and approval of a site specific development plan.
This worksession meeting is the first of many meetings to be held over the next
several months intending to facilitate the development review process for the
submitted development review applications. As this worksession is only intended
as an introduction to the Conference Center project, the Commission is not being
asked to take any formal actions at this time. Future worksessions will be held to
review the individual development applications and details of the proposed
Conference Center project.
A vicinity map (Attachment A), a Town Council memorandum date June 7, 20Os
(Attachment B), Lionshead Redevelopment Master Plan excerpts (Attachments
C, D, E, F, and G), the applicant's draft project master plan (Attachment H) have
all been attached for reference.
BACKGROUND
A brief history of the proposed Conference Center project is outlined in an
attached memorandum to the Town Council dated June 7,2OO5, (Attachment B)
and in the Applicant's Draft Project Master Plan (Attachment H).
ROLES OF THE REVIEWNG BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Design Review Board, Planning and Environmental Commission, Town
Council, and staff on the submitted applications:
A. Lionshead Redevelooment Master Plan Amendment
Order of Review: Generally, master plan amendment applications will
be reviewed by the Planning and Environmental Commission and the
Commission will forward a recommendation to the Town Council. The
Town Council will lhen review the amendment application.
Planning and Environmental Gommission:
The Planning and Environmental Commission is responsible for the
review of a Lionshead Redevelopment Master Plan amendment
application, pursuant to Section 2.8, Adoption and Amendment of the
Master Plan, and forwarding of a recommendation to the Town Council.
Design Review Board:
The Design Review Board has no review authority over a master plan
amendment.
Town Council:
The Town Council is responsible for final approval, approval
modifications, or denial of a Lionshead Redevelopment Master
?
with
Plan
amendment application, pursuant to Section 2.8, Adoption and
Amendment of the Master Plan.
The Town Council has the authority to hear and decide appeals from any
decision, determination, or interpretation by the Planning and
Environmental Commission and/or Design Review Board. The Town
Council may also call up a decision of the Planning and Environmental
Commission and/or Design Review Board.
Staff:
The Town Staff facilitates the application review process. Staff reviews
the submitted application materials for completeness and general
compliance with the appropriate requirements of the Town Code. Staff
also provides the Planning and Environmental Commission a
memorandum containing a description and background of the application;
an evaluation of the application in regard to the criteria and findings
outlined by the Town Code; and a recommendation of approval, approval
with modifications, or denial.
B. Conditional Use Permit (CUP)
Order of Review: Generally, conditional use permit applications will be
reviewed by the Planning and Environmental Commission, and then any
accompanying design review application will be reviewed by the Design
Review Board.
Planning and Environmental Gommission:
The Planning and Environmental Commission is responsible for final
approval, approval with modifications, or denial of a conditional use
permit application, in accordance with Chapter 12-16, Conditional Use
Permits, Vail Town Code.
Design Review Board:
The Design Review Board has no review authority over a conditional use
permit or variance application. However, the Design Review Board is
responsible for the final approval, approval with modifications, or denial of
any accompanying design review application.
Town Council:
The Town Council has the authority to hear and decide appeals from any
decision, determination, or interpretation by the Planning and
Environmental Commission and/or Design Review Board. The Town
Council may also call up a decision of the Planning and Environmental
Commission and/or Design Review Board.
Staff:
The Town Staff facilitates the application review process. Staff reviews
the submitted application materials for completeness and general
compliance with the appropriate requirements of the Town Code. Staff
also provides the Planning and Environmental Commission a
memorandum containing a description and background of the application;
V.
an evaluation of the application in regard to the criteria and flndings
outlined by the Town Code; and a recommendation of approval, approval
with modifications, or denial.
APPLICABLE PLANNING DOCUMENTS
Title 12. Zoninq Requlations. Vail Town Gode
Article 12-9C: GeneralUse (GU) District(in part)
12-9C-1: PURPOSE:
The general use district is intended to provide sites for public and quasi-
publlc uses which, because of their special characteristics, cannot be
appropiately regulated by the development sfandards prescribed for
other zoning districts, and for which development standards especially
prescribed for each particular development proposal or proiect are
necessary to achieve the purposes prescribed in section 12-1-2 of this
title and to provide for the public welfare. The general use disfrlcf ts
intended to ensure that public buildings and grounds and certain types of
quasFpublic uses permitted in the district are appropriately located and
designed to meet the needs of residenfs and visitors to Vail, to harmonize
with sunounding uses, and, in the case of buildings and other structures,
to ensure adequate light, air, open spaces, and other amenities
appropriate to the permifted types of uses.
12-9C-3: CONDITIONAL USES; (in part)
A. Generally: The following conditional uses sha// be permifted in the GU
district, subject to issuance of a conditional use permit in accordance with
the provisions of chapter 16 of this tifle:
Public parking facilities and structures.
Public theaters, meeting rooms and convention facilities.
1 2-9 C-5: D EV ELO P MENT SIANDARDS;
A. Prescribed By Planning And Environmental Commission: ln the
general use district, development standards in each of the following
categoies shall be as prescribed by the planning and environmental
commission:
1. Lot area and site dimensions.
2. Setbacks.
3. Building height.
4. Densig control.
5. Site coverage.
6. Landscaping and site development.
7. Pa*ing and loading.
B. Reviewed By Planning And Environmental Commission: Development
standards shall be propsed by the applicant as a part of a conditional
use permit application. Site specifrc development standards shall then be
determined by the planning and environmental commission during the
review of the conditional use request in accordance with the provisions of
chapter 16 of this title.
1 2-9 C-6: ADD I TI O NAL DEV ELO P MENT SIANDARDS:
Additional regulations pertaining to site development standards and the
development of land in the general use district are found in chapter 14 of
this title.
Chapter 12-16: Conditional Use Permits (in part)
1 2-1 6-1 : PURPOSE: Ll MITATIONS:
ln order to provide the flexibility necessary to achieve the objectives of
this tifle, specified uses are permitted in certain dlsfnbts subject to the
granting of a conditional use permit. Because of their unusual or special
characteristics, conditional uses require review and evaluation so that
they may be located properly with respect to the purposes of this title and
with respect to their effects on surrounding properties. The review
process prescribed in this chapter is intended to assure compatibility and
harmonious development between conditional uses and sunounding
properties and the town at large. Uses /isfed as conditional uses ln fhe
various dlsfricfs may be permifted subject to such conditions and
limitations as fhe town may prescribe to ensure that the location and
operation of the conditional uses will be in accordance with development
objectives of the town and will not be detrimental to other uses or
properties. Where conditions cannot be devised to achieve these
objectives, applications for conditional use permits shall be denied.
Lionshead Redevelopment Master Plan
CHAPTER 2: INTRODUCTION (in part)
2.1 Purpose of the Master Plan
This master plan was initiated by the Town of Vail to encourage
redevelopment and new development initiatives within the Lionshead
study area. Both public and private lnteresfs have recognized that
Lionshead today lacks the economic vitality of Vail Village, its neighboring
commercial district, and fails to offer a world c/ass resorf experience.
Lionshead's economic potential has been inhibited by a number of
recunent themes: lack of grov,rth in accommodation units ("hot beds"),
poor retail qualtty, the apparent deterioration of existing buildings, an
uninteresting and disconnected pedestrian environment, mediocre
architectural character, and the absence of incentives for redevelopment.
Redevelopment is citical for Vail and Lionshead if the community is to
remain a competitive four-season resort. Other resorts are spending
millions of dollars to upgrade their facilities in order to attract more visifors
year-round. Grovvth in the number of skiers annually has slowed to one to
two percent, intensifying competition for market share. Skiers are
spending /ess tme skiing and more time shopping, dining out, and
enjoying other off-mountain activities. As a result, the demand for quality
retail shopping and a greater diversity of expeiences has dramatically
increased. All of these are sorely in need of improvement in Lionshead.
Vail, and specifically Lionshead, will fall behind if the community fails to
upgrade the quality of its facilities and correct the existing flaws in its
primary commercial nodes.
This master plan, developed over a period of two years and with
extensive involvement by the community, is a comprehensive guide for
property owners proposing to undertake development or redevelopment
of their properties and the municipal officials responsible for planning
public improvements. The plan outlines the Town's objec1ves and goals
for the enhancement of Lionshead and proposes recommendations,
incentives, and requirements for redevelopment and new development of
public and pivate propefties. lt also recommends specifrc public
improvement projects that are strategically important to the future
success of Lionshead.
The master plan is intended to provide direction over the next 15 to 2O
years.
2.2 Definition of a Master Plan
ln the development of the Lionshead Master Plan, the following definition
has been used as fhe basrs for this work:
A master plan is a guide, a flexible framework for future action. lt
articulates a community's fundamental land use policies, principles, and
goals in a broad and general way. lt plans for the future physical
development or redevelopment of an area of the community, including its
functional and circulation sysfems and its public facilities.
The land use policies in a master plan are generally implemented through
zoning ordinances. Existing zoning and land use codes may be modified
and new provisions enacted in order to conform to the master plan and
carry outthe plan's objecfues.
A master plan does not convey approvat for particular development
proposals or concepts, nor can it be implemented in a short time frame.
After adoption of the Lionshead Master PIan, every development proposal
will have to go through the applicable development review and approval
process, with its attendant public notices and public hearings. A
proposal's adherence to the policies contained in the adopted master plan
will be one of the factors analyzed by staff, the Planning and
Environmental Commission (PEC), the Design Review Board (DRB), and
the Town Council (as applicable) in determining whether to approve or
disapprove the specific proposal.
2.3 Policv Obiectives
The Town Council adopted six policy objectives on November 4, 1996 to
outline the important issues fo be addressed in the master plan and to
provide a policy framework for the master planning process.
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a
waffner, more vibrant environment for guests and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
2.3.2 VitalQ and Amenities
We must seize the opportunity to enhance guest expeience and
community interaction through expanded and additional activities and
amenities such as performing arts venues, confercnce facilities, ice inks,
sfreefscape, parks and other recrea$onal improvements.
2.3.3 Strcnger Economic Base Through lncreased Live Beds
ln order to enhance the vitality and viability of Vail, renewal and
redevelopment in Lionshead must promote improved occupancy rates
and the creation of additional bed base ("live beds" or "warm beds")
through new lodging products.
2.3. 4 lmproved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
2. 3. 5 I m proved I nfrastructu re
The infrastructure of Lionshead (streetg wall<ways, transportation
sysfemg parking, utilities, loading and delivery sysferng snow removal
and storage capacity) and its public and private sellces must be
upgraded to support redevelopment and revitalization efforts and to meet
the seruice expectations of our guests and residents.
2.3.6 Creative Financing for Enhanced Private Profits and Public
Revenues
Financially creative and fiscally realistic strafegr'es must be identified so
that adequate capital may be raised from all possible sources to fund
desired pivate and public imprcvements.
2.4 Ground Rules for the Master Plannino Process
On November 4, 1996, the Town Council adopted the following ground
rules for the master planning process in order to clarify the initial
parameters and rules under which the master plan would be developed.
1. The master plan to be developed for all public and private lands in
Lionshead will serue as fhe policy framework for all future decision-
making on specific development and redevelopment proposals in
Lionshead. The master plan will be based on the Lionshead Policy
Objectives adopted by the Town Council to reflect the community's
nferesfs.
2. The Town of Vail will work collaboratively with Vail Resofts, lnc. on the
master plan for Lionshead and will involve all other interested citizens,
busrness owners and property owners in the master planning process.
The master plan ultimately recommended may or may not reflect
development apprcaches cunently being explored by VRl.
3. Proprietary information of any private property owner or developer will
remain private and confidential unless it becomes part of a public record.
4. There will be no nef /oss to the Vail community of either locals' housing
or parking spaces (public and private) now existing in Lionshead.
5. Collaborative public/private redevelopment and financing ventures,
including urban renewal authorities and downtown development
authorities, will be considered.
6. The intent of redevelopment includes minimizing short-term
construction-related impacts of redevelopment on existing businesses
and residents and increased cooperation between the public and pivate
sectors.
The Town Council will have final decision-making authority on the
Lionshead Master PIan, adoption of implementing actions, use of public
lands, public improvements, and public financing mechanisms. The Town
Council or its authorized boards (PEC and DRB) will make final decrsions
on subsequent site-specific development proposa/s consisfenf with the
master plan.
2.5 Urban Desiqn Principles
On November 4, 1996, the Town Council adopted the following set of
urban design principles to guide the development of the master plan:
1. Connect Lionshead physically and visually to the mountain landscape.
2. Make people physically and emotionally comfortable in Lionshead.
3. Provide a sense of arrival to demarcate the Lionshead districL
4. Create landmarks and turning points to guide people through the area
and make it memorable.
5. Provide gates and portals to help define the sequence of public spaces
and places.
6. Define appropriate /and uses adjacentto outdoor spaces.
2.8 Adoption and Amendment of The Master Plan
The Lionshead Master Plan was adopted by resolution No. 14, Series of
1998, on December 15t', 1998, by the Vail Town Council following a
recommendation to approve by the Planning and Environmental
Commission. Future amendments to this master plan must be approved
by resolution or motion by the Town Council following a formal
recommendation by the Planning and Environmental Commission.
lmplementation activities and ordinances will be approved in accordance
with the Town of Vail Municipal Code.
CHAPTER 3: EXISTING CONDITIONS ASSESSMENT AND PROBLEM
IDENTIFICATION (in part)
3.2 Existinq Land Uses
3.2.4 Conference/Meeting Facilities
The Lionshead study area contains several public and private conference
facilities (see Map L), with the majority of space in private ownership.
Aside from Dobson ice arena, which is not suitable for smaller
conferences and meetings, the only publicly available conference room in
Lionshead is in the Vail Public Library, a small and heavily utilized facility.
ln general, there is a growing need for additional conference space in
Lionshead, especially as the local economy seeks to diversify and provide
a wider range of destination resort activities in addition to skiing.
3.8 Transportation and Circulation
During Presrdenf's Day weekend in 1997 the transportation planning firm
of Felsburg, Holt, and Ullevig conducted an in-depth inventory and
analysis of the existing transpoftation pattems in the Lionshead study
area. Their report is contained in appendix A. The following is an
overview of the existing transportation and circulation systems in
Lionshead:
3.8.1 Vehicular
The vehicular access sysfem in Lionshead is compised of one primary
route (the l-70 South Frontage Road) and four secondary roufes (Easf
Lionshead Circle, West Lionshead Circle, Lionshead Place, and Forest
Road).
3.8.1.1 l-70 South Frontage Road
The l-70 South Frontage Road (see figure 3-B) borders the
northern edge ofthe study area and provides vehicular access
for all of Lionshead. General rssues assoclafed with the
frontage road are described below:
a. Bicycles and Pedestrians
There are no continuous bicycle paths or lanes along the
South Frontage Road nor are there adequate shoulders that
bicyclists or pedestrians could use instead. The need for a
bicycle lane was documented in the 1991 Vail Transportation
Master Plan and the 1988 recreation trails masterplan. The
pedestrian core of Lionshead is an obstacle to bike traffic
through Lionshead to Vail Village, forcing bikes to take the
frontage road instead and causing dangerous conflicts
between cycllsts and motoists.
10
b. Turning Movements
There is one eastbound and no westbound tuming lanes from
the frontage road into Lionshead, which results in traffic
backup during peak travel periods. Westbound vehicles often
veer onto the gravel shoulder to pass cars waiting to make a
left turn. As Lionshead redevelops and expands ifs bed base,
this problem will intensify.
c. Directional Signage
Vrsifors to Lionshead often complain of difficulty finding their
destination. Bewildered mofonsfs slow down at each
intersection because there is no signage directing them to their
lodgings. The cumulative effecfs are traffic congestion and
iritated guests.
d. Overflow Parking.
Each winter during peak ski weekends the westbound
shoulder of the frontage road becomes a default overflow
parking area, stretching westward from the turn across from
the Evergreen Lodge to the entry of the Vail Associafes
seruice yard. This situation creates a dangerous conflict
between through-traffic and pedestrians, as there are no
delineated crosslngs and no sidewalk on the south side of the
frontage road. Safe crossings are made even more difficult by
winter road conditions and traffic congestion and because
pedestrians are often wearing ski boofs and carrying skis.
3.8.1.2 East Lionshead Circle
East Lionshead Circle (see figure 3-9l serues four primary
purposes.' a) providing access to eight lodging facilities; b)
serving as the transit route for private shuft/es and the public
bus sysfem; c) accommodating loading and delivery functions;
and d) providing a place for private skier drop-off.
a. Lodging Access
East Lionshead Circle accesses four lodge properties west of
the main bus drop-off/ pedestrian crossing and four others to
the east of the bus stop. Vehicular traffic to the four properties
to the east poses a srgrni/?cant conflict with the large volume of
pedestrian traffic crossing from the western end of the parking
structure into the Lionshead core. The southern edge of East
Lionshead Circle is fragmented by four separate curb cuts
accessrhg the Lodge at Lionshead.
b. Transit
Transit traffic on East Lionshead Clrcle conslsfs of Town of
Val buses as well as local and regional shutUe bus traffic.
Town buses have difficulty making a left turn from East
Lionshead Circle to the west-bound lane of the South Frontage
1l
Road because of the street gradient and the volume of traffic
that competes with the bus for breaks in the frontage road
traffic. This backup occasionally causes two westbound buses
to stack at the intersection simultaneously and makes it
difficult for buses to finish their circuits on schedule.
The volume of shuttle van traffic on East Lionshead Circle is
greater than it needs to be. ln order for westbound shufrles to
reach their gueuing area in front of the Subway sandwich shop
at the western end of the parking structure, they must drive the
entire length of the road, turn around across from Dobson ice
arena, and drive back to the queuing area. This movement
requires the shuftles to conflict with the west pedestrian
crossrng twice each trip.
The most significant issue with the transit system along East
Lionshead Circle is the drop-off area located at the westem
end of the public parking structure. This drop-off area, home
to buses, shuttle vans, delivery trucks, and personal vehicles,
is poorly organized. As the main pedestrian poftal into
Lionshead, it is one of the least functional and most congesfed
elements in the study area. The primary problem with the
drop-off area is the lack of any clear and safe pedestrian
crosslng from the parking structure into the Lionshead
pedestrian mall. Pedestians often walk through the bus lanes
and across the small planter islands. Delivery vans obscure
sight lines when pedestrians step into the traffic lane of East
Lionshead Circle.
c. Loading and Delivery
Delivery vehicles need to access all of the residential and retail
properties on East Lionshead Circle, but the vast majority
travel only to one of two locailons. The first is the alley behind
Vail 21, Lionshead Pride, and the Lifthouse Lodge. Seruice
vehicles here conflict with a designated fire lane and
significantly downgrade the pedestrian and vehicular anival
experience to these buildings.
The other concentration of service vehicles occurs at the East
Lionshead bus drop-off. Vehicles parking here cause major
conflicts at the pedestrian crossrng from the parking stucture
and detract from the visual image of the primary pedestrian
entry into Lionshead.
Because these two areas together cannot adequately
accommodate peak delivery volumes, seruice vehicles will
occasionally stage outside the areas, further exacerbating
traffic congestion.
t2
d. Pedestrian Traffic
The pedestrian systerns along East Lionshead Circle are
marginal in quality and, in some cases (such as the connection
between the public parking structure and the Lionshead mall),
hardly functional at all. The section of the street from the
eastern drop-off area to Dobson arena has a sidewalk but
lacks pedestrian crossi'hgs to the residential properties. lt also
lacks a dedicated pedestrian connection to the wallway east
of Dobson that continues into Vail Village. The lack of a
sidewalk on the south side of the street forces pedestrians to
cross Easf Lronshead Circle twice or, more commonly, to walk
in the street.
e. Skier Drop-Off
Duing the ski season the droryff area at the westem end of
the parking structure is often used by private mofozsfs as a
skier drop-off area although there are no designated skier
drop-off locations. Automobiles pose a major conflict with
delivery vehicles and further compromise the safety of
. pedesfn'ans crosstng from the parking structure. Although it is
convenient, skier drop-off at this location is dangerous and
should be eliminated or redesigned.
3.9 Parkinq
The ground rules of the Lionshead master plan state that future
redevelopment will not cause a nef /oss of parking. An assessrnenf of
existing parking conditions ls discussed in this section. For additional
parking information on a town-wide basis, p/ease refer to the Town of Vail
carrying capacity analysis and the Master Transportation Study. Existing
public and private parking facilities in Lionshead are shown on Map l.
3.9.1 Parking Generation
Pa*ing demand and generation in a mixed-use resort environment is
difficult to quantify. lt is somewhat easier to analyze when broken out into
its three components: parking generated by the lodging bed base, parking
generated by retail/ commercial activity, and parking generated by the ski
mountain and other destination activities and events. However, the ski
mountain, the retail shops, and the lodging facilities do not represent
discrete and separate populations, so the calculation of public parking
demand is complicated by the high degree of overlapping between these
different parking generators. To understand the relationship between
future improvements in Lionshead and the public parking demand they
will generate, one must first understand how vrslfors will arrive and what
they will be doing during their stay in Vail. Only then can the incremental
increase in public parking demand be estimated.
3.9.1.1 Parking Demand Generated by Lodging
All private residential and lodging properties in Lionshead provide
their own parking, either in surface or structured facilities. None,
whether existing or planned, is expected to increase the demand
13
for public parking facilities. To the contrary, Iodgings within easy
access of the ski mountain and the resoft core may actually
reduce the demand for public parking facilities.
3.9.1 .2 Parking Demand Generated by Retail/ Commercial Space
The retail base in Lionshead, with a few exceptions, utilizes the
Town of Vail public parking facilities. Through the Town's pa*ing
pay-in-lieu sysfem, refall bustnesses pay a one-time assessment
on a sguare footage basis for the parking demand they generate.
The pay-in-lieu formula does not fully adjust for the probability that
the parking for many retail customers is already accommodated in
their lodgings.
3.9.1.3 Day Skier and Special Event Parking
During fhe skl season, day skiers are the largest users of the
Lionshead public parking structure. While it is generally assurned
that skiing, not retail, is the primary destination for the maiority of
wintertime users of the parking structure, no survey data confirms
tf,ts.
3.9.2 Existing Public Parking
The Lionshead public parking structure has a capacity of approximately
1,200 cars. ln addition, a charter bus parking area is located at the
eastern end of the Lionshead parking structure (see figure 3-14).
3.9.3 Existing Parking Shorffall
According to the Town of Vail Master Transportation Study, the
Lionshead parking structure is filled to capacity approximately 20 to 30
times during the winter, or roughly 20 percent of the ski season. During
these times of capacity usage (Christmas, President's Day, Martin Luther
Kng holiday), overflow parking occurs on the north side of the South
Frontage Road.
CHAPTER 4r MASTER PLAN RECOMMENDATIONS - OVERALL STUDY
AREA (in part)
This section of the master plan addresses lssues that affect Lionshead as
a whole. Ihese lssues - and recommendations fo address them - should
be considered in all planning and policy declsions as Lionshead
redevelops.
4.1 Underlvinq Phvsical Framework of Lionshead
The Lionshead resort area (that portion of the sfudy area north of
Gore Creek) is a mixed-use urban environment with several
discernible land-use sub-areas, or "hubs" (see Map N). Although
the hubs overlap somewhat, there ls no consistent and
comprehensive pedestrian connection between them. The primary
goal of the master plan is to create a visually interesting and
functionally efficient pedestrian environment that connects the
hubs to create a cohesive and memorable resort environment.
t4
4.1 .1 Lionshead Master Plan Concept
Two primary pedestrian streefs form the backbone of Lionshead's
physical plan: an easf-wesf corridor connecting Dobson lce Arena
with the west end of Lionshead and a nofth-south corridor
connecting the proposed nofth day lot transportailon center with
the ski yard. The circulation sysfern and new retail and lodging
components will follow the underlying pattem set by these
corridors (see Map T) and the entry portals associafed with them.
4.1.2 East Lionshead - Civic Hub
The civic hub of Lionshead is comprised of Dobson lce Arena, the
Vail public library, the Lionshead public parking structure, and the
proposed Vail Civic Center site on the east end of the parking
structure. Although this area also contains severa/ lodging
properties and may support offrce or retail development in the
future, all planning and design dectsions here should be respectful
of and compatible with these civic components.
4.2 Connection to Vail Villaqe
The lack of connection between Lionshead and Vail Village was
identified early in the master planning process. Although both
West Meadow Drive and East Lionshead Circle connect the
village to Lionshead, the pedestrian sysferns along this corridor
are poor and the streefscape has no consisfenf visual character.
The eastem entry to the Lionshead study area is at Middle Creek
(at the Vail public library and Dobson lce Arena), but the true
entrance to the Lionshead retail core is at the westem end of the
Lionshead parking structure. Pedestrian connections should be
sensdive to the residenfial uses on West Meadow Drive and East
Lionshead Circle. It is also important that they be continuous from
the intersection of Vail Road and East Meadow Drive in Vail to the
west end of the parking structure in Lionshead. The Town of Vail
Sfreefscape Master Plan recommendations for West Meadow
Drive should be implemented in a way that ls consisfenf in design
and character with the entire Vail Village/ Lionshead connection.
4.3 Connections to the Natural Environment
One of the outstanding characteristics of Vail Village is its
spectacular visual connection to Vail Mountain, particularly the
protected view coridors up Bridge Street from the village pa*ing
structure and toward the Gore Range from East Meadow Drive.
Over the years the village has also strengthened its physical
connections to the natural environment by improving creekside
parks and trails and by integrating landscape into the built
environment at every opportunity.
l5
Lionshead has no similarly strong connection to the natural
environment even though it is situated even closer to the base of
the mountain. To remedy this critical deflciency, the following
recommendations are made:
4.3.1 Visual Connections
As development and redevelopment occur in Lionshead, it will be
vital to protect visual connections to the ski mountain. Ihese
visual relationshps strengthen the identity of Lionshead as an
alpine resoft and provide a visual reference that helps Lionshead
vl'sitors to find their way through the core. Visual connections to
the natural environment should be established utilizing the
following techniques:
4.3.1.1 View Conidors
Creating and establishing view corridors is an effective way to link
the urban core of Lionshead visually to the natural environment of
Gore Creek and the mountain. The master plan is recommending
the creation of several dedicated public view conidors. ln
addition, all private development and redevelopment should
endeavor to create visual connections from and through their
propefties.
View corridors do not have to be expansive to be effective. ln
many cases, a slender but well targeted view conidor can be just
as effective as a broad view. Nor do visual connections have to be
continuous; they can reoccur, providing intermiftent views from
different angles.
4.3.1.2 North-South Orientation of Buildings
The Bredominant easf-west orientation of buildings in Lionshead
acts as a visual and physical banier, interrupting the connection to
the natural environment. lt should be a prioity in future
development and redevelopment to orient vertical building rnasses
along a north-south axis whenever possible. This will help to
accomplish the following objectives:
a. Sun Access
During the winter months, the sun is low in the southern sky,
providing the greatest solar exposure to the south faces of
buildings and to sfreefs and spaces open to the south. A
north-south oientation of building /nasses will increase the
amount of sun reaching the Lionshead pedestrian core and the
buildings to the north.
b. Views from New Buildings
ln double loaded buildings oriented on an east-west axis, units
on the south side of the building get great views of the
mountain, but units on the north side do not. Orienting the
building rnass on a north-south line creates angled southern
l6
views for both sldes of fhe building, and units on both sides will
get direct sun sometime duing the day.
c. Views from Existing Buildings
Public input throughout the master planning process indicated
that existing property owners in Lionshead are concemed that
new development will block their private views to the
mountain. By orienting new buildings on a north-south axis,
the potential visual impact on exis1ng buildings is reduced.
d. CreationofSfreefs
A strong view corridor in the Vail Village is Bridge Street. The
orientation of the street toward the mountain provides a
constant sense of direction and draws people to the
destination at the top of the street. Likewise, the proposed
north-south orientation of buildings in Lionshead will help to
create streets oriented to the views, something that is almost
completely lacking today.
4.4 Public View Conidors
4.4.2 Public View Corridors Where Redevelopment of the Viewpoint
or the Foreground is Likely
It is proposed that the following three views be established as critical
design parameters, but not as benchmarked and surueyed conidors.
The extent to which an applicant for redevelopment creates or
maintains these views will be a consideration for approval or
disapproval by the reviewing board. Prior to approval of a
redevelopment application by the Town Council the new view conidor
should be surueyed and formally adopted in accordance with existing
Town code.
4.4.2.1 View Conidor Three
This view is from the east end of the Lionshead parking
structure looking soufh across the Lodge at Lionshead
buildings toward the ski mountain (see figure 4-3). This site
has been identified for future development as a civic facility;
when that happens, thrs view may become more importanL
4.6 Vehicular and Pedestrian Circulation
4.6.2 South Frontage Road
4.6.2.3 Provisions for Bicycles and Pedestrians
A pedestian/ bicycle path should be created on the south
side of the frontage road running the entire length of the
Lionshead study area. Providing an unbroken pedestrian/
bicycle path to connect the main Vail roundabout to
Cascade Village, this pathway will conform to the current
Town of Vail standards regarding width and material.
t7
4.6.2.4 Visual lmprovements
/f rs essenf'al that improvements for better traffic flow be
accompanied with aesthetic improvements in order to
break up the perceived width of the improved roadway and
to give a stronger image to this nofth edge of Lionshead
(see figure 6-5). lmprovements could include landscaped
medians and a consistent landscape treatment between
the South Frontage Road and the eastbound lane of l-70.
Fragile understory plantings should be avoided in favor of
sfreef trees and hardy ground covers that can suruive
winter snowplowing activities. This corridor should also
include new directional signage, described in section
4.10.1.1
4.6.3 Modifications to East Lionshead Circle
4. 6. 3. 4 Visual I m prove ments
As an important link in the transit connection between Vail
Road and the east Lionshead pedestrian portal, East
Lionshead Circle plays an important role in setting the
visual tone and character for people arriving from Vail
village. Toward that end, any architectural additions to the
south face of the parking structure should comply fully with
the architectural design guidelines, and the pedestrian
walkway should create a consisfenf visual character
connecting Dobson Arena with the east Lionshead
pedestrian poftal. ln addition, it is recommended that the
Town of Vail coordinate with the adiacent residential
properties to provide a visually consistent vegetative
screen on the south side of East Lionshead Circle.
4. 6. 3. 5 Pede stri an S idewal ks
A new, more intensively developed pedestrian walkway is
recommended along the south face of the parking
structure to connect the main Lionshead pedestrian portal
with the Dobson/ Civic center pedestrian plaza. This
walkway will provide access to the potential new retail face
of the parking structure and permit unimpeded pedestrian
flow between the two ends of the parking structure (see
figure 6-6). Given the long and linear nature of this fagade,
a covered arcade across the wallouay, as suggesfed
during the master plan public input process, may help to
break it up. lf covered, the walkway should be wide
enough to accommodate the flow of pedestrian traffic
along the retail face and designed as an integral element
of the building.
18
4.8 Parkinq
Pa*ing is a critical component in a mixed-use resort environment
such as Lionshead, and any efforts to enhance this component
should adhere to the following goals and guidelines:
a. Parking must be sufficient to meet demand. Correc1y
assessing parking demand in an environment such as
Lionshead is difficult but extremely important. Overestimating
parking demand can be as damaging as underestimating
demand due to the extreme expense of parking space
(especially if structured) in a real estate environment such as
the Vail Valley. Likewise, parking is a large consumer of
ground and should be designed to occupy as little real estate
as posslb/e. ln tight margin developments such as mid-range
hotels and local{employee housing, the expense of parking
can be the deciding factor as to the economic viability of the
project. Due to these aftributes of parking, it is impoftant that
true demand, or desired demand, be distinguished from actual
usage. For example, the "free after three" program cunently in
place for the Town of Vail parking structures has undoubtedly
increased the usage of these sfrucfures during the evening
hours (the Lionshead structure filled in the evening for the first
time in 1998). However, there has not been a conesponding
increase rn sa/es tax revenue, which was the original intent of
'Tree after three". (Note- concrefe sfudies regarding the
utilization of the "free after three" program have not been
conducted and it is strongly recommended that this occur if the
program is to continue). lt is hypothesized that a significant
portion of people utilizing the free parking program are in fact
employees or people that would have used transit or other
means of access if the parking were not as readily available.
ln other words, parking usage often will rise to fill the available
space, but the profile of the user may not be who the parking
was intended for. To be concise, the parking supply in
Lionshead and the Town of Vail needs to not only meet the
demand, it needs to meet the desired demand and should be
structured or programmed in such as way to do so. Pa*ing is
important, but too expensive and land consuming to be
provided without solid reasoning.
b. Parking should relate to pedestrian circulation and desired
points of access to the pedestrian core. A primary goal of
redevelopment in Lionshead is to increase the quality of the
.pedestrian connections into the retail/ pedestrian core and
through it to
the skl yard. Any new public parking must have a strong and
convenient relationship to this primary destination. However,
parking should not use prime developmenf slfes and does not
have to be immediately adjacent.
t9
c. Parking is only one part of an overall access strategy. Public
parking is very important in bringing guests to Lionshead, but
structured parking is expensive. The cost of structured pa*ing
today ranges from 20,000 to 30,000 dollars per space, so
other means of access should be carefully considered first.
Posslb/e altematives include an enhanced transit system,
more convenient drop-off facilities, a reduction in required
parking ratios for ceftain uses (such as employee and locals
housing), off-site and remote parking, and parking
disincentives that discourage driving.
d. Parking should be visually inconspicuous. Parking should be
structured below ground whenever possib/e. Surface pa*ing
areas should be heavily screened with landscaping, berms,
and walls. Expanses of asphalt should be intemtpted with
is/ands of landscaping or replaced with pedestrian qualrty
paving materials. Surface parking areas should be avoided in
or near the retail pedestrian core area. Although structured
parking may be more desirable visually, it must be prcperly
designed so as nof to detract from the guest's anival
experience.
e. Parking requirements should not constitute an unnecessary
disincentive to redevelopment. A thorough review of the
current parking pay-in-lieu code and pa*ing ratio
requirements is recommended. Given the above dr'scusslons
it is important that parking requirements accurately meet the
true parking demand of new development and redevelopment.
For example, a stated goal of the masterplan is to encourage,
facilitate, and provide incentives for the expansion of ground
level retail in Lionshead. While this expanded retail will likely
represent some level of incremental increase to public parking
demand in Lionshead, this demand needs to be accurately
understood so the parking pay-inJieu fee does not make the
retail expansion economically unfeasible.
The following recommendations for parking deal with existing
parking that may be displaced by development, private residentiaU
lodging parking, public parking supply and demand, and pa*ing
for locald employee housing.
4.8.1 Potential Displacement of Existing Parking
The ground rules for the Lionshead master plan mandate no net
/oss of parking as a result of redevelopment. Properties
potentially affected by this policy include:
4.8.1.3 Charter Bus Parking Lot
The charter bus parking area on the east end ofthe Lionshead
parking structure is the proposed location for a future Vail
civic/community center. The property is extremely valuable to
20
the community, and its current utilization as a parking lot is not
ifs hlghesf and best use. Alternate locations for charter bus
parking include the Ford Park parking lot and a down-valley
sife. A drop-off point for fhe buses will still be necessary and
is recommended as a component of the proposed tansit
center on the north day lot.
4.8.3.3 Potential New Parking Sites
To respond to the projected parking demand increase
dlscussed in the traffic study, it is strongly recommended that
all town-wide parking opportunities be examined or re-
examined prior to any final planning or parking construction.
Specific public parking opportunities in Lionshead include:
a. Lionshead Parking Structure
The existing Lionshead parking structure is a logical location
for expanded public parking because it is already owned by
the Town of Vail. Also, the structure is conveniently located
between the proposed civic center on the east and the main
portal to the Lionshead pedestrian mall on the wesl No other
location offers visitors such ease of access.
A self-ventilating split deck structure, the garage has six half
decks, each holding approximately 200 vehicles (1200 spaces
in total). The addition of one complete level would increase
the structure by 400 spaces, two complete new levels by 800
spaces.
Snow removal rs an rssue in the addition of new decks. The
top deck of the structure is cleared manually with front-end
loaders. Additional decks will make it impossible to continue
this method, as the internal dimensions of the structure will not
accommodate ftont-end loaders. In addition, the construction
of a new delivery staging area on the west end of the structure
will remove the snow storage area presently used.
Alternatives include heating the upper deck, providing for an
altemate snow removal access road to the upper deck, and
construction of a roof over the entire structure.
Public input during the masterplan process has indicated the
importance of the eastward view, across the top of the parking
structure, toward the Vail Village as rnotorlsfs travel east along
the South Frontage Road and l-70. Future expansion plans of
the Lionshead parking structure should consider the potential
impacts expansion could have on this view plane.
AIso an issue ls the necessary structural reinforcement of the
existing facility to support the weight of additional decks.
2I
4.9 Emplovee Housinq
Recent community surueys and grass-roots planning efforts such
as Vail Tomonow have identified the lack of locals housing as the
most crttical issue facing the Vail community. Early in the
Lionshead master planning process, west Lionshead was
identified as an opportunity area to implement some of the
community's housing goals, particularly relating to employee
housing. These oppoftunities and associated issues are outlined
below.
4.9.1 No Net Loss of Employee Housing
Ground rule number five of the master plan states that there shall
be no net loss of employee housing in Lionshead as
redevelopment occurs.
4.9.2 Visual /ssues
The financial realities of affordable housing often require cost
reducing measures, generally involving the quality of detailing,
planning, and architectural design. Given the strong desire to
make these housing prcjects feasible, it is recommended that
some latitude be granted to affordable housing developers.
However, if ls a/so important that financial realities not be used as
an excuse to produce unsightly, poorly designed, substandard
products. Employee housing does not need to match the
architectural sophistication of a five star resorf developmenl but it
does need to be good quality construction and design. Rivers
Edge in Avon is a good example of an attractive yet affordable
employee housing project.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goals in Llonshead is
through policy based requirements such as the employee
generation ordinance currently being pursued by the Vail Town
Council. As required by a future ordinance, all development and
redevelopment projects, as a prerequisite to project approval,
should provide housing for employees generated and to the extent
possib/e this housing should be located in the Lionshead area.
4.9.4 Potential Housing Sites
Following are specific sifes thaf have been identified as suitable
for locals and employee housing (see Map W).
4.9.4.1 South Face of the Lionshead Parking Structure
The south face of the Lionshead parking structure was
identified by the Lionshead master planning team, the
public input 'wish list'process, and the Vail Tomorrow
process as a potential location for housing. Depending on
building height, this location could suppott lwo to three
levels of housing located above a ground floor level of
retail and commercial space.
22
Several planmng rssues are associated with this sde. Firsl
because the structure will front the East Lionshead Circle
pedestrian corridor, the architectural quality and
relationship to the street and pedestrian environment will
be very important. Sfricf sfandards of unit upkeep will have
to be enforced. Second, any housing units at this location
will be required to park in the Lionshead parking structure,
but unit size and location should allow the parking ratio to
be lower than that of a typical one or two bedroom unit.
Third, it is recommended that the height of this potential
development be limited so that mountain views from the
top deck of the parking structure are not blocked. Lastly,
the structural l'ssues relafing to an additional parking deck
should be coordinated with any south face development
scenario.
4.9.4.2 Top Deck of the Lionshead Parking Structure
The upper deck of the Lionshead parkinj structure has
also been identified as a potential location for housing.
Although the parking structure does offer a large area,
several critical planning considerations must be taken into
account.
a. Parking /ssues
The most important future use of the Lionshead pa*ing
facility is expanded public parking. No housing scenarlos
should be pursued before assuring that public parking
needs have been met. ln addition, housing on the
structure must provide its own parking; there should be no
net /oss of existing or future public parking on the stntcture.
b. Structural lssues
Engineering sfudles conducted during the master planning
process indicate that the parking strucfure can
accommodate future expansion above the existing upper
deck, but not without structural reinforcement. Any
housing on top of the structure must take into account the
structural loading of the new development and the
accom pa nyi ng cost i mpl ication s.
c. Visual /ssues
Because housing on top of the structure will be highly
visible, it will have to adhere to the Lionshead Architectural
Design Guidelines (see chapter 8) and provide for ongoing
maintenance. Also, the view of the mountains across fhe
top of the parking structure is an impoftant part of the
arrival experience for visifors and contributes significantly
to the Lionshead image and character. Any housing on
the parking structure should endeavor not to block this
view completely.
23
4.10 Gatewavs. Landmarks, and Portals
The lack of spatial hierarchy or organizational clarity is a
fundamental problem in the Lionshead pedestrian and vehicular
network today. This section discusses the need to create a series
of gateways, portals, landmarks and useful public spaces that will
increase and enhance the character and identity of the pedestrian
environment.
4.10.2 Landmarks
A landmark is a significant architectural element that all the
vrbrtors to Lionshead can identify and remember. Landmarks
signify impoftant points of entry, turning points and critical
intersections in the pedestrian network, as well as desftnafibns
and visual reference points. The single landmark in Lionshead
today is the Gondola clock tower, which will be replaced with the
Vail Associates core slte redevelopment. Appropriate locations for
new landmarks in Lionshead are the east pedestrian portal, the
central retail mall adjacent to the main pedestrian plaza, and the
west pedestrian poftal adjacent to the intersection of West
Lionshead Circle and Lionshead Place. ln addition, the potential
civic center complex at the east end of the parking strucfure
should function as a significant architectural landmark for the east
end of Lionshead.
4.11 Public Art
Through the Art in Public Places board, the Town of Vail has long
recognized the importance of public aft in pedestrian
environments. Future development and redevelopment proiects in
Lionshead, especially projects impacting the retail mall and
primary pedestrian environments, should seek fo incorporate
public art according to the Town of Vail Art in Public Places
Master Plan (not adopted as of the writing of this document).
Pedestrian circulation systems, portals and gateways, landmarks,
pedestrian plazas and architecture all present opportunities to
incorporate public art.
GHAPTER 5: DETAILED PLAN RECOMMENDATIONS (in part)
See Aftachment G.
CHAPTER 6: SITE DEVELOPMENT GUIDELINES
See Attachment D.
CHAPTER 7: DESIGN STANDARDS
See Attachment E.
24
CHAPTER 8: ARGHITEGTURAL DESIGN GUIDELINES
See Attachment F.
CHAPTER 9: IMPLEM ENTATION
The intent of this chapter is to provide guidance to the Town of Vail as it
seeks to implement the recommendations of this master plan. The
recommendations regarding priorities, phasing, and timing are intended to
be flexible, not binding, so fhaf the community can adapt the plan to
changing conditions and priorities. The project priorities listed below are
divided into public and private improvements, although many proiects will
be implemented through joint public and private financing efforts.
9. 1 P roje ct P rio ritizatio n
9.1 .1 Public lmprovements
The following list of major public improvements ouflined in
previous chapters suggesfs priorities based on the relative
importance of projects and the intenelationships among them.
(The plan acknowledges, however, that other variables also
influence future implementation decisions, including construction
cosfs and funding availability. For example, the construction of a
Gore Creek recreation path bypass ts nof as critical to the
implementation of the master plan as the north day lot
transportation center, but it might be built sooner because of its
lower cost and access to RETT funds.)
9.1.1.6 Development on the South Face of the Parking
Structure and East Lionshead Circle Streefscape
This project includes two important elements: the creation
of a retail/commercial and housing component and the
enhancement of the East Lionshead Circle pedestrian
corridor. Although these prcjects can stand alone, or could' occur prior to adjacent projects, they are closely related to
the East Lionshead pedestrian portal, the Vail Civic Center,
the addition of parking decks to the existing parking
structure, and the sfreefscape connection along West
Meadow Drive to Vail Village. The Town of Vail's efforts to
promote housing for locals causes these projects to take
on a higher priority.
9.1.1.7 Soufh Frontage Road Realignment and
lmprovements
The improvement of South Frontage Road, including
widening and acceleration/deceleration lanes, will become
more critical as exlstlng properties redevelop and add
density. The timing of roadway improvements depends not
only on the pace of redevelopment but also on the ability to
finance the improvements. Decisions about realigning the
road are contingent on the development plans for the west
25
vt.
day lot and the Vail Associafes service yard. lt is likely that
the improvements will happen in significanf phases.
lmposition of impact fees on projects that add densi$ or
traffic volume to Lionshead is one means to secure long-
tenn funding. /f ls impoftant to note, however, certain
improvements are needed now (acceleration/deceleration
lanes, signage), making it more difficult to charge those
expenses to future projects.
9.1.1.8 Parking
Current needs may justify expansion of 500 parking
spaces town wide today, but further study of future parking
demand may be needed to verrfy this. Additional decks on
the existing structure or a new public structure in west
Lionshead may be necessary when the Vail Civic Center is
constructed or development occurs on the west day lot and
the Vail Assocrafes seruice yard. ln any case, the
development of the wesf day lot will necessifafe
replacement of this existing private parking with either
structured parking or an adjacent surface lot. lf future
parking sfudies demonstrate a need for significant public
parking in the west Lionshead area, a ioint venture
between Val Associafes, the Town of Vail, and other
potential development interests shou/d be considered.
9.1 .1.9 Vail Civic Center
Additional parking must be built (in the existing Lionshead
parking structure or nearby) and the charter bus parking lot
must be relocated before the Vail Civic Center can be built.
ln addition, this proiect will be integrally tied to
development on the south face of the Lionshead parking
structure and the streetscape enhancements along East, Lionshead Circle. This will be a huge project and is likely
to occur only after a longer period of planning and fund
raising; other, more critical elements of the master plan
should not be made contingent on its implementation.
APPENDIX: MAPS
See Attachment G.
STAFF RECOMMENDATION
As this is a worksession for the purpose of allowing the applicant to present an
introduction to the Conference Center project, the Staff is not making a formal
recommendation at this time. Staff does recommend, however, that the
Commission listen to a presentation of the project proposal and provide any initial
direction the Commissioners may have at this time; and then table these items
for further discussion at the June 27,2005, Planning and Environmental
Commission public hearing.
26
On June 27,2005, the Planning and Environmental Commission will be asked to
conduct a worksesion to review the Lionshead Redevelopment Master Plan and. to begin evaluating the Conference Center project's adherence to the specific
policies, objectives, and recommendations of the master plan.
VII. ATTACHMENTS
A. Vicinity MapB. Town Council Memorandum dated June 7, 2005
C. Chapter 5: Detailed Plan Recommendations (LRMP)D. Chapter 6: Site Design Guidelines (LRMP)
E. Chapter 7: Development Standards (LRMP)F. Chapter 8: Architectural Design Guidelines (LRMP)
G. Appendix Maps (LRMP)
H. Applicant's Draft Project Master Plan
27
Attachment A
TO:
FROM:
DATE:
SUBJECT:
Attachment B
MEMORANDUM
VailTown Council
Conference Center Advisory Committee & Town Staff
June 7. 2005
Conference Center Update and Decision on Next Steps
Staff: Russell Forrest
1.PURPOSE
The Conference CenterAdvisory Committee (Committee) would like to request the
foffowing based on the direction received from the Town Council on May 17, 2O05:
. To authorize the Town Manager to execute an agreement with Mortenson
for predevelopment service as shown in attachment A.. Review input from the Committee on ideas to reduce construction costs for
the facility.. Approve of additional expenditures to execute the direction provided by the
Town Council on May 17th to move forward with the current design of the
facility.
BACKGROUND
On April 20,zX(,4,the Vail Town Council authorized a series of next steps which
included interviewing owner's representative firms for the Conference Center. On
April 29, 2004, the Committee met to interview five owner's representative firms.
On May 18,2004, the Vail Town Council authorized the Town Manager to execute
a contract with Architectural Resource Consultants, lnc. to be the Town's owner's
representative and funding for the first phase of this contract or $8,510. The Vail
Town Council also authorized the Committee to negotiate with both Piper Jaffray
and Kirtpatrick Pettis to be the Town's investment banker on this project.
On June 1,2004, the Vail Town Council voted to approve the following requests
from the Committee:
Authorization to engage Piper Jaffray as the Town's investment banker for the
Conference Center:
Authorization to issue a request for qualifications (RFQ) for design team
assistance on the Conference Center:
Request to move fonvard with a negotiated guaranteed maximum price (GMP)
process for engaging a design team and a general contractor (as opposed to a
design build process). This essentially means that both the architect and
general contractor will work for the Town of Vail;
2.
. Request for the Vail Town Council to approve the next phase of an owner's
representative contract. The preconstruction phase of the contract would cost
up to $155,774. However, the Committee is only requesting $93,212 (includes
fees and reimbursables) to fund this function until a decision is made by the
Vail Town Council to issue bonds which is anticipated in the
November/December 2004 time frame.
On June 15,2004, the Vail Town Council reviewed and approved the following
next steps:
. Approval of the proposed process for engaging the public in the design team
selection process;r Selection criteria for request for proposals;
. Consideration of proposed process givens;. Review of updated project budget and interrelated parking costs; ando Consideration and review of the major points of the proposed scope of service
request for proposals for design services (to be given to the top 3-4 teams
selected in the qualification competition).
On July 6,2004, the Vail Town Council reviewed and approved the following next
steps:
. Review the recommendation from the Committee on short-listing the design
team candidates and to issue the Request for Proposals (RFP) to the six
recommended design teams;. Review and approve suggested changes to the design team selection process
from the Committee; andr Request permission to issue an RFP for a surveyor to survey the Lionshead
parking structure site and surrounding area.
On July 20,2004, the Vail Town Council unanimously approved the following:
. A contract for design services with Fentress Bradburn; andr Approval of next steps for master planning the Lionshead parking
structure/Conference Center site.
On September 21 ,2004, the Vail Town Council, the Committee, Design Review
Board (DRB) and Planning and Environmental Commission (PEC) reviewed five
alternative site plans. In addition, the public reviewed the same alternatives on
September 22,2004. The near unanimous opinion from the various groups that
reviewed the site plans was that alternative three is the preferred choice.
On October 15, 2004, the Vail Town Council met and reviewed an update on
architectural images for the Conference Cenler and authorized the Committee to
move forward with public discussions regarding the alternative styles.
The Committee met on October 21 ,2004, and reviewed the qualifications
submitted by six general contractors. After reviewing the qualifications, the
Commiftee recommended to the Vail Town Council that three general contractors
receive requests for proposals (RFP). Those general contractors include:
. Hansel Phelps Construction. Hunt Construction Group/Hyder Construction. M.A Mortenson Company
On November 2,2004, the Vail Town Council approved a motion to forward the
above mentioned contractors RFPs.
The design team of Fentress Bradburn developed three alternative architectural
approaches. These images were not the elevations of the proposed Conference
Center but rather provided alternative visions or inspirations that could be
considered for the Conference Center. The three styles include:
l. Bavarian/Traditional Vail style
2. Contemporary
3. Natural/Environmentally inspired style
The Committee reviewed the public input associated with the three design
alternatives on November 18, 2004. After reviewing the public input and the
associated costs with each design option, the Committee forwarded a
recommendation for the 'Architectural Vision lnspired by Nature." The Committee
felt that this would create an outstanding architectural structure. The materials as
envisioned by the design team would utilize "mountain" materials such as heavy
stone and timbers. The roof element would be more iconic but is intended to
reflect the form of the surrounding mountains. lt should also be noted that one
member of the Committee, although not present on November 18, 2004, preferred
theTraditional Vail Vernacularlook. OnDecemberT,2004,theVail TownCouncil
voted 6-1 to direct the Conference Center design team to move forward with a
"natural/environmentally inspired" design style.
The Committee met on December 14, 2004, and voted to recommend that the
Town of Vail purchase (using Conference Center funds) the water and sewer taps
for the charter bus lot site. On December 21 ,2004 the Vail Town Council
authorized that the Town purchase tap fees with the condition that the Eagle River
Water and Sanitation District (District) provide a letter confirming that a tap fee
could be used on the same site for a different use in the future and that the taps
could be moved to another Town of Vail owned land. The District did provide a
letter confirming this issue referencing the District's policies for doing tap transfers.
The final cost ofthe tap fee was $297,896.
On January 18, 2005, the Vail Town Council voted to continue to move in the
direction of the "natural" design. The Vail Town Council did express concern about
the roof of the facility. They furthermore asked that the design team develop
alternative ideas for the roof of the facility.
On March 15,2005, theVail Town Council received an update on the operational
plan, design, and capital budget for the Conference Center. The Committee also
forwarded a recommendation to the Vail Town Council to issue an RFP for
operations, management, and marketing. ln. addition, the Committee
recommended forwarding the design to the general contractors for pricing. The
Vail Town Council approved both recommendations.
4.
On March 17,2005 the Vail Town Council received a comprehensive update on
the critical elements of the conference center. In addition, they considered three
basis alternatives for the conference center. These alternatives included:
Option A: Discontinue all work and expenditures on the project:
lf the Vail Town Council is fundamentally uncomfortable with the risks
associated with the project, then discontinuing all work on the project is a
viable alternative. A future discussion would then be required regarding
the disposition of existing funds collected for the Conference Center and
how the dedicated lodging and sales tax for the Conference Center is
addressed.
Option B: lmplement the existing program and obtain additional revenue to
pay for the budget overage.
The current project design can not be built with the funds available today
and budget parameters that limit debt service at$2.7 million per year.
Option B involves bringing ballot language forward to the Council in August
of 2005 and keeping the same basic design
Option C: Reduce the Gost of the Facility and work within the existing
revenue budget for the proiect.
This option involves reducing the cost of the existing facility by cutting the
size and scope of the facility. Staff recommends not cutting the facility to
below 32,000 sq. feet meeting space based on the HVS study.
After significant public input and Council deliberation, the Vail Town Council
directed staff to:
lmplement option B which involved moving fonrvard with the existing
program while reducing costs to the reasonable extent possible. This step
involves moving fonryard with the existing design and reviewing it with Town
Boards. ln addition, Council directed staff to develop ballot language that
would not only provide additional revenue for the construction of the facility
but also an additional $1.5 million per year over and above annual debt
service to pay for operational deficits.
ACTION REQUESTED OF THE TOWN COUNCIL
Based on the direction from the Vail Town Council on May 17th, staff and the
Committee would request the following actions:
Mortenson Contract
Via a motion direct the Town Manager to execute the attached agreement with M.
A. Mortenson Company (MAM) for preconstruction services. The Committee is
requesting the Town Council authorize MAM to proceed with construction cost
escalation research, strategies and management, design assist services, and cost
trending monitoring for a monthly fee of $9,000/month. Staff would recommend
that these services be funded for the period between May and November of 2005,
and costs be capped at $54,000.
Value Enqineerinq
The Conference Center Advisory Committee and staff met with the project team
and after consideration of life cycle cost impacts, quality of the building, and the
mission of the project, recommend the following value engineering (numbers
approximate):
$1,400,000
250,000
512,000
220.O00
$2,382,000
Project Team recommendations to Committee & Staff
(changes not affecting exterior\interior finishes, or operaling
costs of the building)
Waterfall feature removed
Change ceiling in ballroom from wood to ACT
Change concrete retaining walls to block walls
Total
Proiect Budqet Aporoval
The 2005 Budget assumed bonds would be sold in April/May of 2005; after that
decision, funds would be allocated to continue the design process. Based on
direction from the Vail Town Council on May 17th to move forward with:
o design,o begin the review process by the Town Boards,o get more certainty on construction cost escalation,
the total potential expenditures in 2005 is projected to be approximately $1 .8
million. This would provide for design services, preconstruction services from
Mortenson, and Owners Representative services through the end of the year. By
November of 2005, the design would be nearing completion of construction
drawings. The Town would be poised to issue a notice to proceed immediately
after an election if the result was to move forward with the conference facility and
thereby avoid further marketplace risk. Staff would request that an additional $1.8
million be authorized via a motion to be spent in 2005 for the conference center.
These expenditures fall within the current soft costs for the project. This
appropriation would be reflected in the August supplemental budget.
ATTACHMENTS:
A. Mortenson Agreement
F lcdev\COUNCI L\ME MOS\0s\conference cente1060705.doc
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
July 11, 2005
A request for a correction to the Vail Land Use Plan to designate the
Lionshead Redevelooment Master Plan Area and an amendment to the
Lionshead Redevelopment Master Plan to amend, in part, Chapter 5, Vail
Civic Center Detailed Plan Recommendations, and setting forth details in
regard thereto; and, a request for a final review of a conditional use
permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code,
to allow for a public convention facilily and public parking facilities and
structures, located at 395 East Lionshead Circle/Lot '1 , Block 2, Yail
Lionshead Filing '1 , Lot 3 and 5, Block 1, Vail Lionshead Filing 2, and
setting forth details in regard thereto.
Applicant: Town of Vail, represented by Pylman & Associates, Inc.Planner: Bill Gibson
il.
SUMMARY
The applicant, Town of Vail, represented by Pylman & Associates, Inc., has
submitted applications to allow for the construction of a Conference Center
located at the "Charter Bus Lot' site adjacent to the Lionshead Parking Structure.
Today's discussion will be a work session to further discuss the proposal. The
Commission is not being asked to take any formal actions at this time.
BACKGROUND
On June 13 and 20,2005, the Planning and Environmental Commission held a
worksession to discuss the proposed Conference Center project.
On July 6, 2005, the Design Review Board conceptually reviewed the proposed
Conference Center project.
DISCUSSION ITEMS
A. Additional Applications/Submittal Requirements
1. Required Approvals
The proposed Conference Center project will require the following
approvals:. General election ballot initiative for additional fundingr Resolution of all private protective covenant issueso Approval from Vail lnternational (construction on their
property)
|il.
r Conditional Use Permit (Conference Center)o Conditional Use Permit (parking structure modifications). Design Review (Conference Center, parking structure, East
Lionshead Circle and South Frontage Road streetscape)r Variance (excessive driveway grades)r Lionshead Redevelopment Master Plan amendmentsr Minor Subdivision Amended Final Platr Colorado Department of Transportation Permits
2. Additional Applications
Minor Subdivision: Currently the Lionshead Parking Structure and
the proposed Conference Center are located on two lots and the
East Lionshead Circle Right-of-Way. The applicant must update
these property boundaries and vacate the existing, abandoned
portions of the East Lionshead Circle Right-of-Way through the
minor subdivision application process.
Variance: The proposed driveway from the South Frontage Road
to the Conference Center's eastern parking structure entrance and
loading dock entrance are too steep to comply with Town of Vail's
minimum engineering standards. The applicant must amend the
proposed driveway to comply with these standards (Title 14,
Development Standards Handbook, Vail Town Code) or receive
Planning and Environmental Commission approval of a variance.
2. Required Additional Application Materials
The following is a prelimindry list of materials, in addition to the
above listed applications, not yet submitted by the applicant: a 3-
dimensional model of the Conference Center and its surrounding,
development standard calculations, architectural plans showing
the Conference Center in its neighborhood context, statements of
compliance with the Town of Vail Streetscape Master Plan and the
Town of Vail Transportation Master Plan, and any other materials
deemed necessary by the PEC, DRB, or staff.
B. Zoninq Requlations
1. General Use Zone District
The Lionshead Parking Structure and Charter Bus Lot are zoned
General Use District. Within the General Use District the allowed
development statistics are prescribed by the Planning and
Environmental Commission as oart of a conditional use permit
application.
o Purpose
The general use district is intended to provide sites for public
and quasi-public uses which, because of their special
characteristics, cannot be appropriately regulated by the
development standards prescribed for other zoning districts,
and for which development standards especially prescribed for
each particular development proposal or project are necessary
to achieve the purposes prescribed in section 12-1-2 of this
title and to provide for the public welfare. The general use
district is intended to ensure that public buildings and grounds
and certain types of quasi-public uses permitted in the district
are appropriately located and designed to meet the needs of
residents and visitors to Vail, to harmonize with surrounding
uses, and, in the case of buildings and other structures, to
ensure adequate light, air, open spaces, and other amenities
appropriate to the permitted types of uses.
o Uses
"Public theaters, meeting rooms and convention facilities" (i.e.
the proposed Conference Center) and "public parking facilities
and structures" (i.e. the Lionshead Parking Structure) are
allowed within the General Use District subject to Planning and
Environmental Commission approval of a condilional use
permit.
Lot area/site dimensions
The Conference Center development site includes the existing
Lionshead Parking Structure, Charter Bus Lot, and the East
Lionshead Gircle Right-of-Way. The proposed development
site boundaries and lot area can not be accurately determined
until the applicant submits a minor subdivision application to
replat this property.
Setbacks
The determination of setback standards can not accurately be
determined until the applicant submits a minor subdivision
application to replat this property. At this time the Conference
Center building is approximately 10 feet from the South
Frontage Road Right-of-Way on the north, abuts the
Lionshead Parking Structure on the west, encroaches up to 30
feet into the East Lionshead Circle Right-of-Way on the east,
and is 0 to 90 feet from the East Lionshead Circle Right-of-
Way Right-of-Way on the south (however, proposed decks do
encroach from the south side of the building into the East
Lionshead Circle Right-of-Way).
Building Height
The applicant must submit a revised building height calculation
plan; however, the Conference Center's primary ridge appears
to be 70 feet in height above the current Charter Bus Lot
grade. The proposed eave line on the south side of the
building will be approximately 80 feet in height above East
Lionshead Circle.
Density Control
There are no dwelling unit or gross residential floor area
(GRFA) proposed with the Conference Cenler project.
The applicant is curently proposing the following floor area
program for this building:Use Square Footage
Pre-function and lobby: 13,776
Ballroom:
Meeting rooms:
Meeting room support:
Operations:
Loading Dock:
Administration:
Food Service/Kitchen: 4,434
30,008
10,100
4,392
18,523
12,649
3,302
lnfrastructure/circulation: 23.367
Total:
Site Goverage
123,205
The determination of site coverage standards can not
accurately be determined until the applicant submits a minor
subdivision application to replat this property. The applicant is
estimating the proposed site coverage to be 59,677 sq.ft.. The
applicant estimates this to be 61% of what they consider the
Charter Bus Lot site.
Landscaping and Site Development
The determination of landscaping standards can not
accurately be determined until the applicant submits a minor
subdivision application to replat this property. The applicant is
proposing to landscape the 10-12 foot wide median between
the Conference Center and the South Frontage Road. The
applicant is also proposing a landscaping bed at the northeast
corner of the Conference Center with an approximately 10 foot
strip of landscaping between the building and the east access
drive. The applicant is also proposing a 10 to 40 foot wide
strip of landscaping between the access drive and Vail
International and Dobson lce Arena; however, much of this
proposed landscaping is located within the existing East
Lionshead Circle Right-of-Way and on Vail International's
property. There are also small landscape planters proposed
along the south side of the Conference Center building. The
appficant is estimating the proposed landscaping to be 7,142
sq. ft.. The applicant estimates this to be 7% of what they
consider the Charter Bus Lot site.
The applicant is also proposing a hardscape areas at the north
entrance to the facility and a hardscape patio area on the
south side of the building along East Lionshead Circle. The
applicant is estimating the proposed hardscaping to be 59,677
sq.ft.. The applicant estimates this to be 13% of what they
consider the Charter Bus Lot site.
Existing landscaping will be removed along the north side of
the Lionshead Parking Structure to accommodate the new
entrance and along the south side of the structure to
accommodate the new shuttle bus turn-around.
Parking and Loading
Required: 334 spaces
Proposed: 125 spaces
Pursuant to Section 12-10-10, Vail Town Code, convention
facilities are required to provide 1 parking space per 120 sq. ft.
of seating area. The applicant is proposing approximately
30,000 sq. ft. of ballroom area and approximately 10,000 sq. ft.
of meeting rooms. This approximately 40,000 sq. ft. of seating
area requires 334 parking spaces. This does not take into
consideration the 14,000 to 21 ,000 sq. ft. of pre-function,
registration, corridor, vestibule areas which are commonly
utilized by conference and event organizers. Including these
areas would increase the parking requirement by 116 to 175
additional spaces.
The applicant is proposing to construct a 325 space parking
structure within the Conference Center building; however, 75
of these spaces replace the 75 space eliminated by the
construction of the new Lionshead Parking Structure entrance.
Construction of the other 125 spaces is being funded by Vail
Resorts and may be used to off-set their parking requirements
for their other Lionshead area construction projects.
The applicant has hired HVS Convention, Sports, and
Entertainment to prepare a parking analysis. The applicant is
proposing that this analysis justifies the construction of 125
parking spaces for the conference center rather than the
minimum of 334 required by the Town Code. A copy of the
analysis was attached in the June 13, 2005, Planning and
Environmental Commission memorandum.
The HVS analysis examines the parking use demands for the
Conference Center in relation to the public use of the
Lionshead Parking Structure. The new conference center
parking structure is designed to connect to the Lionshead
Parking Structure. The analysis generally concludes that
parking is adequately addressed on "design days" and "peak
days" during the shoulder and summer season; however,
parking deficits still exist on both "design days" and "peak
days" during the winter season. The proposed South Frontage
Road improvements include the construction of a widen
shoulder on the north side of the road. lt is anticipated that
winter season over-flow parking will continue to be
accommodated along the South Frontage Road.
The parking analysis recommends 10 of the 125 parking
spaces be used for the estimated 20 full-time employees. The
analysis recognizes that large events of 1,000 or more people
may require 12 additional staff plus 70 to 80 part-time staff (at
the July 6, 2005, Design Review Board meeting, the applicant
noted that community events of up to 3,000 people could be
accommodated).
The parking analysis identifies the need for an appropriate
facility management plan to address the transportation needs
of both conference center employees and users; especially
during large conference center events, during peak days,
during the winter season, or when other large parking
demands are placed on the Lionshead Parking Structure such
as events at Dobson lce Arena.
o Employee Housing
The Town of Vail's requires development projects to provide
housing for 15o/o of all new employees. The Town of Vail
calculates the number of new employees based upon the 1991
Rosall Remmen Cares "Employee Generation Rates" analysis,
unless more specific, project specific employment information
is available.
The applicant has not provided the Town of Vail Housing
Division, or the Vail Local Housing Authority, with any specific
employment projections. Therefore, the "Employee Generation
Rates" analysis will be used to calculate the employee housing
requirement for the Conference Center project. This analpis
calculates employee generation for a conference center at a
rate of 1 employee per 1,000 sq. ft. Based solely upon the
ballroom and meeting room area of approximately 40,000 sq.
ft., 40 new employees will be generated by the Conference
Center project. This employee generation calculation does not
include any pre-function, registration, corridor, or vestibule
areas which are commonly utilized by conference and event
organizers; nor does it include any kitchen or office spaces.
Based upon 40 new employees, the Conference Center is
required to provide housing for 6 employees. The applicant is
not proposing to construct any employee housing. Instead,
the applicant is proposing to provide the Town of Vail with the
cash equivalent of 7 employee housing units; however, the
Town has no adopted formally adopted "pay-in-lieu" program.
2. Conditional Uses
The Planning and Environmental Commission will be reviewing
the proposed conditional use permit applications for the
Conference Center and Lionshead Parking Structure based upon
the following criteria:
1. Relationship and impact of the use on development objectives
of the town.
2. Effect of the use on light and air, distribution of population,
lransportation facilities, utilities, schools, parks and recreation
facilities, and other public facilities and public facilities needs.
3. Effect upon traffic, with particular reference to congestion,
automotive and pedestrian safety and convenience, traffic flow
and control, access, maneuverability, and removal of snow from
the streets and parking areas.
4. Effect upon the character of the area in which the proposed use
is to be located, including the scale and bulk of the proposed use
in relation to surrounding uses.
5. Such other factors and criteria as the commission deems
applicable to the proposed use.
B. Lionshead Redevelopment Master Plan
The Lionshead Parking Structure and the Charter Bus Lot are located
within the boundaries of the Lionshead Redevelopment Master Plan, and
the proposed Conference Center project must be reviewed for
conformance with the master plan. There are numerous portions of the
master plan that are applicable to this project and the Commission should
review the master plan document and the Staff memorandums dated
June 13 and June 27 , 2OO5, for additional information.
1. Purpose/Objectives:
There are several fundamental design objectives of the Lionshead
Redevelopment Master Plan that are applicable to the Conference
Center project:. Pedestrian Environment:o create a generator for activity; create a cohesive,
consistent, well defined pedestrian/retail environmento create a connection between Dobson lce Arena and
the west edge of Lionshead. Vehicular Circulation: create efficient access to private and
public destinations without negative impacts to pedestrian and
residential areaso Transit: an effective and flexible public transit system is
essential for the entire Lionshead area.. Service and Delivery: a consolidated, efficient network meeting
current and futures needs that reduces interference with
pedestrians, emergency services, and traffic.. Parking: to provide adequate public parking in Lionshead and
the communitv as a whole
2.Existing Gonditions:
The Lionshead Redevelopment Master Plan thoroughly inventories
the existing conditions of the Lionshead area. An important item of
note within this inventory includes the identified need for additional
meeting/conference facilities within the Lionshead area. Also within
this inventory, the master plan identifies the need to address
bicycle/pedestrian traffic, vehicular turning movements and parking
along the South Frontage Road; and the need to address pedestrian
traffic, transit, loading/delivery, and skier drop-off along East
Lionshead Circle. The Lionshead Redevelopment Master Plan also
identifies the need to address the existing parking shortfall within the
Town of Vail and highlights how no new development should create a
net-loss of parking.
Recommendations:
The Lionshead Redevelopment Master Plan makes numerous general
and specific recommendations that are relevant to the proposed
Conference Center project.
General Recommendations: The following is a very brief summary of
the general recommendations applicable to the Conference Center
project:. The proposed Conference Center, the Lionshead Parking
Structure, Dobson lce Arena, and the Library should create an
"East Lionshead Civic Hub".. A physical connection needs to be created between Lionshead
and Vail Village, a part of which should include streetscape
improvements.o Connections need to be made to the natural environment,
which can be addressed in numerous ways including building
orientation and the preservation of view corridors.. lmprovement should be made to the South Frontage Road to
provide a bicycle/pedestrian path, improve circulation, and
improve the visual quality of the street.r Loading and delivery facilities should be located within
buildings and the impacts of traffic, noise, exhaust, etc. should
be minimized.o An intensely developed pedestrian walkway should be
developed along the south edge of the Lionshead Parking
Structure.r Architecture and landscaping along East Lionshead Circle
should create a consistent architecture to link Dobson lce
Arena with the east portal of Lionshead.. Parking must be sufficient to meet the demand, parking should
relate to pedestrian circulation and access points, new parking
should be constructed below-grade, and no construction shall
cause a net loss of parking.e The Lionshead Parking Structure is a potential location for
new, additional public parking.
3.
. Charter bus parking may be displaced by a new conference
center. An alternate bus parking locations include Ford Park,
new transit center, or down-valley.. The Lionshead Parking Structure is a potential location for new
employee housing.. Development projects should seek to incorporate public art
according to the Town of Vail Art in Public Places Master Plan.
Detailed Plan Recommendations: The following is a very brief
summary of the detailed plan recommendations for the Conference
Center project:r A future civic center (i.e. the Conference Center) should
accommodate a variety of uses, but the Town Council will
decide the specific development program.
. The Lionshead Parking Structure should be the primary means
of access to the Conference Center.. The southeast corner of the site should be a drop-off area and
arrival point for people walking.. The front entrance should be highly visible with ample plaza
space.o The front doors should provide vertical
building and pedestrian plaza.r An architeclural connection between the
and Dobson lce Arena is needed.. A cohesive pedestrian plaza should link the new center,
Dobson lce Arena, Library, and the Lionshead Parking
Structure.. lf the East Lionshead Circle extension is closed. a new access
for Vail International is required on the South Frontage Road.. Delivery points should include the southeast end of Dobson
and/or a South Frontage Road access for the new civic center.
No delivery points should create regular delivery trafflc on East
Lionshead Circle.r The Conference Center should serve as East Lionshead Circle
visual terminous.. A strong connection is needed between the Conference
Center's pedestrian plaza and East Lionshead Circle.o A strong connection is needed between the Conference
Center and Dobson lce Arena and may include common
entrances, lobbies, ticketing, concessions, and a below-grade
tunnel.o Additional parking must be built (in the existing Lionshead
parking structure or nearby) and the charter bus parking lot
must be relocated before the Conference Center can be built.
Additional decks on the existing structure or a new public
structure in wesl Lionshead may be necessary when the
Conference Center is constructed.. The Conference Center is integrally tied to development on the
south face of the Lionshead parking structure and East
Lionshead Circle streelscape enhancements.
access through the
Conference Center
4. Architectural Design Guidelines:
The Lionshead Redevelopment Master Plan includes specific
qualitative and quantitative architectural design guidelines for new
development and redevelopment projects within the Lionshead area.
These guidelines address:
: B:ii:il3 [:',ill* Massins
r Exterior Walls. Exterior Doors and Windows
: R:';;"n,"t,
Guardrails, and Handrails
: 5::i',:*'andchimnevsr Quantitative Criteria
The Design Review Board will be reviewing the proposed Conference
Center in context of these requirements. lt is Staffs belief that the
proposed Conference Center will not fully comply with these
guidelines and the applicant will need to pursue an application to
allow for deviations from these standards. Such a request will require
the review and recommendation of the Design Review Board followed
by review and approval by the Planning and Environmental
Commission.
The quantitative standards of these architectural guidelines should be
considered by the Planning and Environmental Commission during
the review of the Conference Center conditional use permit
application. The following quantitative criteria are directly applicable
"' :"':'53 i:",,?1 lT; T:in"*'ili' | ! i ,", n,,,,' ste p ba ckr Ridge heights: 71 ' average maximum height and 82.5'
absolute maximum height. Wall surfaces: 35' maximum vertical face and horizontal steps
requiredo Horizontal Wall Spans: 30' maximum span at street levelo Roof Dimensional Guidelines: 30" min eave and rake
overhangs, and lS" overhangs at secondary roofs. Roof Pitch: primary roof from 6:12 lo 12:12 and secondary roof
from 4'.12to 12'.12 (or flat).
IV. STAFF RECOMMENDATION
As this is a worksession, the Commission is not being asked to take any formal
action at this time. Staff recommends the Commission table these items for
further discussion at the July 25,2005, Planning and Environmental Commission
public hearing.
IV. ATTACHMENTS
Attachment A: Design Development Plans, April 2005
l0
EEH
;F"
+:_'t-
4:
EF'I
E&t
It
c(uil
o
=a
rooo
C\
I
II L
CL
*,g
o
E
CLo
o
oo
c
ct)
II ooo
I
C
G'
-o.
o+,TI
@
$$
€
I
E
oJ
ct
.gv
(u(L
o3oJ
u?oo
(\
-II l-
CL
oo
I
otr(tr
I
o-
t-oo
-IL
"lIri
tr,r III
W/''-!r'-tl
'.!i
-1 -t-
CDE
o
c)
o
oJ
o3o
I ttt I
1l)ooC\
-IIL
CL
oo
I
oc
(E
I
o-
Loo
-lt
Q)r- -!i
,t
c{
@
-l@(0
o
I
E
o
Eoot
o)c
oo
.Yooo
o)
.EEoo
q)c
-YLo
0-
1()oo
(\
I
II L
CL
oo
I
otr
G
-o-
l-oo
III =;j ,r'O OCIO C
-rLl
__
B
t
\\\5'\.)*
4a7
O)@
@
6
oJ
Eo
€
(U
co
C'6
1()oosl
I
II l-
CL
oo
I
ag
(E
o-
Loo
lt . CYOU 39y11isg,
I
./.1
1r)o
c\I@
6
oJ
G
.oc(u
-c(J
o)
tro
og
.a-'=
EE
roooc\
-II L-
CL
oo
I
oc
G
o-
l-oo
-l!
q)
oq)og
o(L
E(tt
ot
0)o,(E
cI
TL
@Go-cEoz
lt)oo
C\
-II L
CL
+,co
E
CLo
I o
oo
c
ct)
II ooo
I
oo
II+,oo
CLoLo
o-
o)
o
0)
CLoLoIL
Eoo-cac
.o
oooE+,foa
lt)oo
(\
I
IIL
CL
+fco
E
CLo
I o
oo
c
ct)
II ooo
I
ao
II+,oo
CLoLo
o-
o
oo
CLat-o(L
!
G
0)
-cac
.9
tt,o
=
=oa
roooN
I
II l-
CL
+,tro
E
CLo
I o
oog
CDt-ooo
I
oo
II+,oo
CLot-oo.
o
.F
ooo-at-o(L
ao3Etoz
1()oo
C\
-II l-
CL
+.g
o
E
CLo
I o
oog
ct)
II ooo
I
oo
II+,oo
CLoLo
o-
u?oo
C\
-IIl-
CL
+,tro
E
CLo
-o
oo
E
ct)
IIooo
T
Co
TI*,
G
o
I
IJJ
?
-*,Loz
1()oo
(\
-l-L
CL
*fco
E
CLo
I o
oo
tr
ct)
II ooo
T
co
II*,
TE
o
I
IJJ
+,o(E
IIJ
lt)oo
(\
-IIL
CL
+,co
E
CLo
-o
oo
c
E'
II ooo
I
tro
II+,(E
o
-UJ
-c+,
=oa
1()oo
C\
I
II L
CL
+,tro
E
CLo
I o
oo
C
ctt
II ooo
I
co
l-+,(E
o
-IJJ
+foo
--
rooo
(\
I
II l-
CL
+,co
E
CLo
o
oo
tr
cttt-ooo
T
co
II+f(E
o
-IJJ
*,oo
--
\1
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Design Review Board
Community Development Department
October 20. 2005
A request for final review of architectural deviations, pursuant to Section
8.3.3.A, Review Criteria for Deviations to the Architectural Design
Guidelines for New Development, Lionshead Redevelopment Master
Plan, to allow for a public convention facility and public parking facilities .
and structures, located at 395 East Lionshead Circle/ Lot 1, Block 2, Vail
Lionshead Filing 1, Lot 3 and 5, Block 1, Vail Lionshead Filing 2, and
setting forth details in regard thereto.
Applicant Town of Vail, represented by Pylman & Associates, Inc.
Planner: Bill Gibson
il.
SUMMARY
The applicant, Town of Vail, represented by Pylman & Associates, Inc. and
Fentress Bradburn Architects, Ltd., has submitted an application to allow for
deviations from the Architectural Design Guidelines of the Lionshead
Redevelopment Master Plan. Pursuant to Resolution 18, Series of 2004, the
Town of Vail Design Review Board is responsible for the review of such
deviations and for forwarding a recommendation to the Planning and
Environmental Commission of approval, approval with modification/conditions, or
denial of the proposed deviations.
APPLICABILITY
The proposed conference center will be located on the charter bus lot and is
zoned General Use District. Although the proposed conference center is not
located within the Lionshead Core retail area or zoned Lionshead Mixed Use I
District; the project is located within the Lionhead Redevelopment Masler Plan
boundaries and some form of a "civic center" is contemplated by the plan for this
location. Therefore, the provisions of the Lionshead Redevelopment Master
Plan's Architectural Design Guidelines are applicable to this proposed
conference center.
SUMMARY OF PROPOSED DEVIATIONS
Ghapter 2, Introduction, Lionshead Redevelopment Master Plan (excerpts)
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 lo outline
the important issues to be addressed in the master plan and to provide a policy
framework for the master planning process.
ilt.
,t
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environment for guests and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
Vitality and Amenities
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additional activities and
amenities such as performing arts venues, conference facilities, ice rinks,
streetscape, parks and other recreational improvements.
Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and
redevelopment in Lionshead must promote improved occupanry rates
and the creation of additional bed base ("live beds" or lrvarm beds')
through new lodging products.
lmproved Access and Girculation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
lmproved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems,
parking, utilities, loading and delivery systems, snow removal and storage
capacity) and its public and private services must be upgraded to support
redevelopment and revitalization efforts and to meet the service
expectations of our guests and residents.
Greative Financing for Enhanced Private Profits and Public
Revenues
Financially creative and fiscally realistic strategies must be identified so
that adequate capital may be raised from all possible sourc€s to fund
desired private and public improvements.
Urban Design Principles
On November 4, 1996, the Town Council adopted the following set of
urban design principles to guide the development of the master plan:
1. Connect Lionshead physically and visually to the mountain landscape.
2. Make people physically and emotionally comfortable in Lionshead.
3. Provide a sense of arrival to demarcate the Lionshead district.
4. Create landmarks and turning points to guide people through the area
and make it memorable.
2.3.4
\
5. Provide gates and portals to help define the sequence of public
spaces and places.
6. Define appropriate land uses adjacent to outdoor spaces.
Ghapter 8, Architectural Design Guidelines, Lionshead Redevelopment
Master Plan (excerpts)
8.1 Vision Statement
The Lionshead neighborhood in Vail presents the opportunity to establish
. a dynamic and exciting community within one of the premier resorts in the
world. Lionshead's mountain location, proximity to the ski slopes, and
ample residential base evokes the vision of a truly special place, full of
vitality and interest. This vision can be achieved through redevelopment
of the community by addressing site and architectural issues, and through
consistent and effective transitions from existing to new buildings.
The pedestrian experience of the public spaces within Lionshead is the
most critical issue for redevelopment. Many of the existing spaces are
static and uninteresting, due to a prevailing grid organization and lack of
animation and architectural coherency within the spaces. One of the
most effective ways to intensify this experience is through careful design
of the architecture which defines the public spaces. Visually dynamic
variation at the pedestrian level can help avoid a monotonous
streetscape, and judicious use of omament, detail, artwork, and color can
reflect individuality and establish a variety of experience.
The architecture of Lionshead is envisioned as a unified composition of
buildings and public spaces based on the timeless design principles of
form, scale, and order, made responsive to their setting and environment.
It is not envisioned as a strict dictration of a specific "style' or theme."
Many existing buildings within the community are built of monolithic
concrete slabs and lack any sense of order or personality. The new
image for Lionshead should move towards the future-using historical
alpine references and Vail Village as antecedents. This design
framework will allow individual property owners freedom of expression
within the personalities of their buildings while establishing and
maintaining an overall unifying character and image for the entire
community. ln addition, it is paramount that the redevelopment effort
address specific design considerations generated by the location, climate,
and surrounding environment, such as addressing views, using
indigenous building materials, and reflecting the alpine heritage.
Designing in response to our regional heritage, adhering to a consistent
architectural order, and enhancing the public experience will enable
Lionshead to define its own identity-making it a distinct and special
place not just within the context of Vail, but within kindred mountain
communities around the world.
I
8.2 Organization, Purpose and Scope
The purpose of the Lionshead Architectural Design Guidelines (ADG) is
to work in concert with the Lionshead Master Plan to enhance the
existing experience within the community, improve the quality of life,
focus direction for future growth, create visual harmony, and improve
property values for businesses and homeowners. This document
constitutes a design philosophy for the community, which when
integrated with the Lionshead Master Plan, helps to establish Lionshead
as a coherent, dyramic village with a true "sense of place." These
Guidelines are intended to direct the growth of the community through
distinct levels of perception, from views of the neighborhood from the
mountain and the highway, to perceptions within its pedestrian streets,
to the detail level of artistry and omamentation on the structures
themselves.
8.3.3. A Review Criteria for Deviations to the Architectural Design
Guidelines for New Development
Similar to the implementation policies of the ADG prescribed for existing
structures, the Town has determined that there may be instances where
flexibility in requiring strict compliance with the Guidelines for new
development maybe in the best interest of the community and the
furtherance of the goals and objectives stated in the Lionshead
Redevelopment Master Plan. That said, however, it is acknowledged
that such instances are rare and extraordinary, and shall be considered
on a case-by-case basis. To aid in determining when flexibility shall be
afforded to new development from strict compliance with the Guidelines,
review criteria have been established. The degree of design deviation
flexibility afforded to a development project shall bear proportionately to
the extent of the improvements proposed. For example, a development
application that proposes the construction of a new structure which
includes the demolition of an existing structure or adds significant
volume or mass to a property, shall more fully comply with the
prescribed Architectural Design Guidelines outlined in the master plan
than an application which proposes a renovation or addition to an
existing building.
The following criteria shall be used by the Town of Vail Planning &
Environmental Commission and Design Review Board to determine if
deviations to the Guidelines should be granted:
It shall be the burden of the applicant to demonstrate to the satisfaction
of the Town of Vail Planning & Environmental Commission following a
recommendalion from the Design Review Board that:
. The request for design deMations are in compliance with the
purposes of the zone district; and
r The proposal which includes the design deviations is consistent
with applicable elements of the Lionshead Redevelopment Master
Plan; and
The proposal which includes the design deviations does not have
a significant neigative effect on the character of the neighborhood;
and
The proposal substantially complies with other applicable
elements of the Vail comprehensive plan; and
The design deviation meets or exceeds the intent of the specific
design standards as prescribed in Section 8.4; and,
. A public benefit is achieved as a result of the design deviation;
and,
. The design deviation furthers the goals, objectives and purposes
as stated in Sections 2.3, 2.5 and 8.2 of the Lionshead
Redevelopment Master Plan.
8.4.1.2 Building"Roles"
Portals
Portals act as the "front doors" to communities or urban spaces and
therefore often present the first images to pedestrians. Buildings
which are located on key sites need to act as inviting and "friendly"
portals to or within Lionshead. Stand-alone structures can act as
portals through appropriately-scaled, large openings and significant
mass, while multiple structures can accomplish this through proper
siting and relationship to one another. Human scale can be achieved
with portals by introducing horizontal architectural components which
relate to the surrounding context, such as retail frontage heights and
other critical eave heights. This can also be achieved through careful
design of detail which is considerate of the human form; that is, detail
which relates to dimensions people are most comfortable with, such
as railing heights, head heights, story heights, and similar proportions.
Portals within Lionshead can be effective if they present enough mass
to enclose the spaces they are defining, with enough open area to
present the sense of entry needed for a community of its size and
complexity. They may serve additional functions as well, such as
living areas, bridges, or enclosed connectors, which can help to
further animate the portals and provide additional income-generating
soace.
Edge Definers
Whereas portals act as the Tront doors" to urban communities, edge-
defining buildings act as the "exterior walls" for communities. Where
the edges of Lionshead meet areas exterior to the community such as
' Vail Village, the Gore Creek Corridor, and the highway, buildings must
present appropriately-scaled, well-defined edges to contain Lionshead
or act as distinct transition zones from one neighborhood to the next.
The form, massing, and height guidelines identified in Sections 8.4.2.2
and 8.4.2.3 will direct much of the design of these edges, but
additional considerations such as building siting, scale, and
architectural image should be taken into account as well.
I
Building siting should allow for openings to occur between structures
which make up the community edge, to encourage passers-by to take
inviting glimpses inside Lionshead. In addition, buildings along edges
should be scaled according to nearby structures. Architectural
lanouaqe should be used to offer a consistent imaoe of Lionshead
from the outside-prooortions of buildinqs and the wavs in which thev
are detailed need to reflect the overall imaoe found within the
communitv, and "loud." self-oromotino buibinqs which reference onlv' themselves should be avoided.
8.4.1.3 PedestrianStreets
Width-to-Height Relationships
Ratios of width to height at pedestrian streets and other outdoor
spaces are crucial to the success of those spaces. While ideas of
comfortable, inviting scale differ greatly between cultures and
individuals, for the purposes of these Guidelines, European mountain
antecedents'-integrated with our Colorado resort location-have
been used as the basis for determining "comfort." With this in mind,
pedestrian streets shall be designed with cross-sections exhibiting
1:1/2 to 1 :1 % widthto-heioht ratios.
DEVIATION #1 : Portions of the realigned East Lionshead Circle are 20 feet in
width, while the Gonference Cente/s southern elevation eave height is 84 feet in
height (i.e. ration in excess ot 1:41.
Staff Comment While the Lionshead Redevelopment Master Plan identifies a
pedestrian walUpath along East Lionshead Circle, staff does not believe this to be
an exclusively pedestrian street. Therefore, staff does not believe this provision
is applicable to this proposal and complies with the seven review criteria.
8.4.2 Architecture
8.4.2.1 lntroduction
The architectural portion of these Guidelines is intended to provide a
unified. conceptual framework usino historical alpine references. lt is
imperative thal the redevelopment effort address specific architectural
design considerations generated by the location, climate, and
surrounding environment-such as addressing views, using
indigenous building materials, and reflecting the alpine heritage.
However, within this framework, the architectural language of
buildings within Lionshead should strive to reinterpret its heritage and
look to the future, instead of simply mimicking the past.
\
8.4.2.3 BuildingHeight
Remaining Building Frontage
Building faces that do not meet the special site criteria of the sections
above may have
those faces must step back a minimum of 12'. To the extent possible,
all new and redeveloped buildings in Lionshead should avoid "turning
their backs" on other buildings or important pedestrian corridors.
However,. it must be acknowledged that very few buildings have prime
frontage on all sides and almost all buildings will have different
programmatic requirements and visual characteristics on their
different faces. Toward that end, a building's greatest vertical mass
and "back of house" functions should occur on the frontage with the
least volume of pedestrian traffic. In addition, components of a
building with the greatest vertical mass should be oriented north-south
to minimize the blockage of southem views and sunlight.
It is critical to note that the 60' maximum initial eave height does not
allow for an unarticulated, flat buiHing face from grade to 60'. The
horizontal and vertical maximum unbroken building face requirements,
all other guidelines contained in this chapter and the Master Plan, and
DRB review and approval, shall still apply.'
DEVIATION #2: The Gonference Genteds southern elevation eaves exceed 60 feet
in height.
Staff Recommendation: While the proposed southern elevation eave does exceed
60 feet in height, a deviation from this guideline is in keeping with the
architectural character ofthe structure. Staff believes the proposed balconies and
the recently added entry roof element meet the intent of this guideline. Staff
believes this deviation complies with the seven review criteria.
Wall Surface Griteria
Notwithstanding the previous height and setback requirements, there
shall be no vertical wall face greater than 35' on a building without a
secondary horizontal step in the building face (the horizontal step may
be a cantilever or a setback). This requirement is intended to prevent
large, unbroken planes in the middles of building faces, to further
mitigate the visual impact of building height, and to provide for higher
quality and more interesting articulation of structures. While many
instances will necessitate a distance of at least 24" for this movement.
it shall be incumbent upon the developer to demonstrate that the
intent of this requirement has been met.
Maximum Heights
Maximum height is defined as the distance from existing or finished
grade-whichever is more restrictive-to the ridge of the nearest
primary roof form to that grade. With this in mind, the Averaqe
Maximum Heiqht of anv buildinq shall not exceed 71'. Notwithstanding
the notion of Average Maximum Height, the Absolute Maximum
Heioht of anv buildinq shall not exceed 82.5'. Absolute Maximum
I
Height shall be determined by interpolating existing or finished grade
through the building footprint and measuring the vertical distance from
the ridge of the highest primary roof form to the imaginary plane
created by the interpolated grades.
DEVIATION #3: The proposed Conference Genter exceeds the average maximum
height and the eaves of the surrounding roof element exceed the absolute
maximum height.
Staff Recommendation: This property is zoned General Use and the building
height standards are determined by the Planning and Environmental Commission;
however, this site is surrounded by properties zoned Lionshead Mixed Use I
District which must comply with the height guidelines of the Lionshead
Redevelopment Master Plan. While Staff believes a deviation from the Average
Maximum Height requirement for the primary roof over the conference center ball
room meets the seven review criteria; Staff does not support any deviations from
the Absolute Maximum Height guideline. The primary roof over the ball room
complies with this standard; however, the roof south elevation roof eaves exceed
the 82.5 foot limit by a few feet. Staff believes this proposal should be modified to
conform to the Absolute Maximum Height guideline to be in keeping with the
character of the neighborhood.
8.4.2.4 Exterior Walls
General
Exterior walls within Lionshead shall be desiqned with clear definition
of base. middle. and lop. This organizing principle will weave the
separate pieces of the community into a consistent fabric. The
tripartite strategy of base, middle, and top will establish key datums,
or special horizontal layers, within the community which reinforce the
form, massing and height guidelines described earlier. To this end,
the three-part definition of buiHings shall relate directly to organizing
principles such as existing datums, architectural elements such as
storefront colonnades and awnings (where applicable), and massing
strategies such as building setbacks and maximum heights. This
strategy can relate to form and massing principles through the
development of street-level setbacks defining the bases of buildings
where appropriate, and minor setbacks relating to the middles and
tops of buildings.
The bases of buildings should be visually dynamic to heighten the
pedestrian experience. In addition, their interface with the topography
of the site is crucial, as they act as the transition zones between man-
made structures and natural grade. Visual dvnamics at streel level
are most effectivelv accomolished throuoh the introduclion of
secondarv forms. materials. colors and detailino. However, the use of
indigenous materials at the primary elements (see following sections
for definitions) is critical in tying buildings to their sites. Rhythm and
order should be introduced to guide the traveler through the
streetscape, and offer an enhanced sense of movement through
Lionshead. To reinforce this intent, street-level walls shall not span
more than 30 feet horizontally without significantly varying at least 2 of
the following 5 characteristics:
o Massing or Height. Material, Fenestration, or Color
When massing or height are varied, buildings with street-level walls
may vary material, fenestration, or color to meet the 3O-fool span
requirement; however, if massing or height are not varied within 30
feet, material, fenestration, and color must be varied.
Existing buildings may disregard the 3O'-maximum horizontal wall
guideline if their structural bays or other organizing elements exceed
30', provided that the distance over 30' falls within reasonable limits.
An existing building with 36' structural bays, for instance, is not
required to further divide those bays; however, an existing building
with 48' structural bays may be required to divide those bays into 24'
sections, depending upon the nature ofthe pedestrian street frontage.
The middles of buildinqs within Lionshead shall read as "quiet"
masses when compared to buildinq bases and roofs, and should act
as a unifvinq backqrbund throuqhout the communitv. This should be
done through the use of simple materials, such as stucco, and more
consistent, repetitive fenestration and detailing (see Sections 8.4.2.5
and 8.4.2.9). Building middles should not be designed as less
important, banal elements, but rather as elements which present
interest and articulation through subtle detailing-through
fenestration, shutters, trim, and the like-instead of massing. The
tops of walls shall be desiqned to comfortablv enoaqe their oitched
roofs. without the abruot chanqes in form and massinq so commonlv
found in structures with primarilv flat roofs. Walls should also be used
to visuallv reduce roof heiqhts. throuqh the careful desiqn of lowered
olate heiqhts and inteqrated dormers. which help to merqe wall olanes
with roof Torms and interlock buildinq masses with roof masses.
The tops of buildinqs shall be capped with well-prooortioned. pitched
roofs. actino as the uppermost unifvinq imaqe within the architectural
fabric of Lionshead. Roofs viewed from oedestrian streets should
nearlv disapoear from view as travelers approach. due to their oitches
relative to oround-level siqhtlines. However. viewed from a distance.
roof forms within Lionshead should offer a consistent roofscaoe to the
observer within the communitv or on the mountain adiacent to it.
Guidelines which direct the design of the roofscape are described in
Section 8.4.2.7.
Deviation #4: The proposed architecture ofthe Conference Center does not have a
clearly defined tripartite design of base, middle, and top.
Staff Recommendation: Based upon input from several public hearings and
direction from the Town Council, the proposed conference center has been
designed with an organic, non-traditional Vail, style of architecture. Therefore, the
building does not as clearly as defined base, middle, and top as many other
structures in Vail. Staff believes the deviation from this guideline is necessary for
an aftractive implementation of this unique, organic architectural style. Staff
believes this deviation complies with the seven review criteria.
Mabrials (General)
As mentioned earlier, building materials should be carefully selected
to recall the heritage of our alpine antecedents, yet look fonrvard to the
vision of Lionshead as a modern resort community. The specific
requirements and limited palette of major building materials described
herein are intended to reinforce the visual harmony envisioned for the
community and act as additional unifying thread for the resort.
Materials used at primary buibing elements-defined as those which
exceed 500 square feet (SF) in wall surface area-shall recall and
relate to the indigenous materials of the area and enhance the sense
of our Colorado mountain resort heritiage. They are described below
according to their most appropriate locations within the tripartite order
of individual structures. Secondary building elements, or those which
c,over an area of 500 SF or less, may be comprised of varying
materials to add design flexibility, encourEtge individual expression,
and enhance visual interest. They are not specifically listed within
these Guidelines, but may include materials such as painted steel,
canvas and similar textiles, colored unit masonry, and the like. Within
this framework, creative use of materials is encouraged, but
'patchwork" designs of inconsistent material locations or pattems
should be avoided. All secondary building elements will be approved
at the discretion of the reviewing body.
Base Mabrials
Malerials selected for the bases of buildings must balance the
transparency required at retail shopfronts with the strong, anchoring
elements needed to tie buildings to their sites. That is, they must
successfully integrate the notions of mass wall and frame wall. In
addition, they should offer both large- and small-scale texture at the
ground plane, to add varying levels of inlerest and heighten the
pedestrian experience. With this in mind, building bases shall be
primarily constructed of individual pieces or unit materials such as
stone veneer. When using stone, veneers should be selected which
lend authenticity to mass walls-thin veneers or those which appear
as mere surface applique should be avoided. Battering may be used
as an additional-but optionaliesign tool to visually strengthen the
bases of structures. As mentioned earlier, secondary elements within
building bases may incorporate accent materials, but these materials
should be carefully selected to act in concert with the rest of the
architecture. Shopfronts and other special street-level amenities have
the most latitude with respect to material selection, but can be very
successful if constructed of hand-crafted. durable materials. These
l0
types of materials can hold up to the careful scrutiny of the street-level
observer, along with the physical abuse common to public ways.
Acceptable accent materials include-but are not limited to-wood,
wrought iron, forged or formed metals, and etched glass.
MiddleWall Materials
The middles of buildinqs shall be constructed of neutral field materials
such as true stucco. EIFS. or wood. These tvoes of materials helo to
establish the "quiet" or "backqround" vertical surfaces necessary at
the maior wall planes which tvpicallv make uo the bulk of structures.
ln addition. thev offer an interestinq differencg between the dvnamic
nature of buildino bases and the more repetitive. subtle oatterns of
buildinq walls above street level. Materials such as stucco should be
designed as an expression of mass, rather than infill between
structural members. Where building walls meet roofs, materials which
successfully integrate the tops of buildings to their middles, such as
wood in the form of brackets, rafter tails, and the like, are most
effective.
DEVIATION #5: The architectural design of Conference Genter does not include a
clearly defined "middle" and does not incorporate the use of stucco, EIFS, or
wood to create a "quiet" middle building mass.
Staff Comment Based upon input from several public hearings and direction
from the Town Council, the proposed conference center has been designed with
an organic, non-traditional Vail, style of architecture, Therefore, the building does
not as clearly as defined base, middle, and top as many other structures in Vail.
Staff believes the deviation from this guideline is necessary for an attractive
implementation of this unique, organic architectural sgrle. Staff believes this
deviation complies with the seven review criteria.
Colors
Building colors for structures within Lionshead should be chosen to
blend structures with the mountain environment, while offering visual
and psychological warmth to observers. To this end, earth tones and
other low-intensity colors derived directly from the surrounding
mountains should be used on primary building elements, defined as
those which cover more than 500 SF. Earth tones include hues such
as off-whites, beiges, tans, and light grays, introduced in shades
slightly darker than their natural counterparts. Colors inherent to the
materials used, such as natural stones and naturally-weathering
woods, generally offer the hues and textures most desirable within
Lionshead, and such materials should not be painted. However,
integrally-colored concrete, stucco, and semi-transparent wood stains
are acceptable as well. In an effort to limit the palette of colors used
on buildings and avoid the 'patchwork" effect, no more than three
colors should be used on primary building elements.
il
I
8.4.2.6 Balconies, Guardrails, and Handrails
Location and Size
Balconies should be carefully located with respect to their orientation
to the sun, involvement with public spaces, and snow and watershed
from structures above and onto structures or passers-by below. They
should be sized as outdoor rooms, with ample space for outdoor
furniture and other amenities, or merely as small, private parapets
used as "step-outs" to allow fresh air into the adjacent room. False
balconies and balconies which straddle these two roles should be
avoided, as they tend to lack the benefits of either and are often left
unused. Proper location and size will ensure that balconies become
animated spaces, rather than outdoor storage areas. As animated
spaces, their placement in public plazas and pedestrian streets-
straddling the semi-private and public domains-will infuse those
spaces with the vitality needed to draw visitors to Lionshead.
Balconies which face service alle;a or are located within other socially
"dead" spaces, or are susceptible to water or snowshed are generally
unsuccessful spaces and should be avoided in Lionshead. The intent
of this Section is to infuse public spaces with the energy of occupied
balconies, and encourage designers to avoid the design of lifeless
balconies which remain unoccupied and therefore detract from public
spaces.
Matertals and Designs
Custom designs for balconies, guardrails, and handrails offer the
opportunity for truly creative expression within these Guidelines, and
unique design solutions are encouraged. Aporoved materials for
orimarv elements such as quardrails. handrails. oosts. and suooort
brackets include stucco-covered walls (for ouardrails onlv). naturallv
weather-resistant woods, wrouoht iron and other decorative metals.
and steel. Materials such as olass. olastic. oipe rails. and metal
oanels are stronolv discouraqed. Secondary elements such as
pickets and ornamental detailing may use other materials not listed
above but will be reviewed on a case-by-case basis. Materials which
meet the intent of the Guidelines and work in harmony with the
architectural language of the building can lead to positive solutions,
but all secondary building materials will be approved at the discretion
of the reviewing body.
Drainable balconies<r those which shed water off them via
waterproof membranes as opposed to letting water trickle through
them-shall be designed whenever other balconies, pedestrian
slreets, or other public ways are exposed to water or snowshed from
those balconies. Placement of the drain systems should be carefully
considered to avoid passers-by below. Non-drainable balconies may
be used in all other locations and should be constructed of weather-
resistant woods or omamental metals.
Within these general parameters, balcony, guardrail, and handrail
designs should be patterned after a rational order of struclure and
12
detail. Primary structural or decorative members should be in
proportion to the balconies they are supporting, which in turn should
relate to the overall building scale. An honest, straight-forward
expression of structure should be sought whenever possible, avoiding
design faux pas such as stucco-covered beams or grossly undersized
brackets.
DEVIATION #6: The balconies of the conference center have a copper facade.
Staff Recommendation: Based upon input from several public hearings and
direction from the Town Council, the proposed conference center has been
designed with an organic, non-traditional Vail, style of architecture. A balcony
fagade of stucco, wood, or iron would not be as complimentary to the
architectural style of the building as the proposed copper material. Staff believes
this deviation complies with the seven review criteria.
8.4.2.7 Roofs
General
In keeping with the spirit of the area's mountain architecture, primary
roofs within Lionshead are to be predominantly gables and hips, with
sheds or flat roofs permitted at smaller, secondary roofs. Primary
roofs are defined as roofs which cover more than 500 SF of roof area,
while secondary roofs are those which cover 500 SF of roof area or
less. Secondary roofs which occur at logical breaks in building
massing may exceed 500 SF if the general intent of fragmented forms
and visual harmony is met. Free-standing sheds and butterfly roofs
are not permitted. Mansard roofs are permitted on buildings where
pitched roofs would be impractical, if the mansards are of similar form,
pitch, material, color, and detail to other roofs within the community
(and identified within these Guidelines). lf used, these types of roofs
should be considerate not only of views from the pedestrian street, but
also those from the ski mountain. To this end, areas of flat roof within
the slopes of the mansard shall be limited to the practical minimum,
and the materials for the flat roof shall be black or in a color to blend
with the sloped roof. In addition, rooftop equipment within the flat
areas shall be painted to blend with the roof material (see
"Miscellaneous Equipment" Section to follow). The overall image for
Lionshead takes its cue from the simple, fragmented, gabled roof
forms of European alpine villages, where views of the roofscapes from
the mountains are paramount.
All new construction shall comply with the following roof criteria.
Substantial expansions and renovations shall also adhere to these
Guidelines, along with the remaining portions of the building which are
not being expanded or renovated (see exceptions above, in Sections
8.3.1, 8.3.4.2, and later in this Section). Roof framing shall be
expressed wherever possible, particularly through exposed ridge
beams, outriggers, rafter tails, and fascia boards.
13
Dimensional Guidelines
Roofs should be constructed with 301 minimum eave and rake
overhangs, with dimensions dependent upon overall building size.
Secondary roofs may have overhangs as small as 18", but should
work with the overall scale of the roofscape. Ridge beams and
outriggers should be of visually sturdy members (6x or 8x material for
wood, and equivalent sizes for other materials), sized to support
rafters and overhangs; decorative end cuts or pattems are
encouraged. Rafter tails shall also appear sturdy (2x or 3x material
for wood) and be exposed to express structure. Eave and rake
fascias shall be wide enough to screen end profiles at metal roofs,
and to offer a consistent image with respect to structural roof
members.
Pitch
Roof oitches for orimarv roofs shall be from 6:12 to 12:12. inclusive.
Pitch breaks are permitted when thev occur at architecturallv
aoprooriate locations such as olate lines, chanqes in plane, etc. To
add variefu to the Lionshead roofscaoe. secondarv slooed roofs mav
have oitches ranqinq from 4:12 to 12:12. and flat roofs mav have
limited use as secondarv forms. Existino structures with esoeciallv
laroe footprints mav deviate from the oitch reouirements if thev meet
the overall intent of the roof ouidelines and are responsive to views
from both the pedestrian street and the ski mountain. Steeo mansard
roofs which exceed the 12:12 maximum pitch criteria are not
encouraqed, but mav be necessarv in certain instances when
excessive buildinq dimensions make the 12:12 oitch requirement
imoractical. These buildinqs will be handled on a case-bv-case basis.
and evaluated on intent ralher than ouantitative criteria.
DEVIATIONS #7: The proposed Conference Center roof includes a large low-
pitched roof of the center of the conference center's ball room plus an organically
shaped, eave line/roof form. The unique Conference Center roof form is not a
gable or hip style, nor does it conform to the recommended roof pitch ranges.
Staff Recommendation: Based upon input from several public hearings and
direction from the Town Gouncil, the proposed conference center has been
designed with an organic, non-traditional Vail, style of architecture. Staff believes
the deviation from this guideline is necessary for an attractive implementation of
this unique, organic architectural style. Staff believes this deviation complies with
the seven review criteria.
Materials and Colors
Primary roofs shall be covered with a limited palette of unit materials
to present a coherent image for Lionshead. Approved materials for
primarv roofs include-but are not limited to-rnetal shinoles.
cementitious shinoles, concrete tiles. wood shakes or shinoles, and
hiqh<ualilv asphalt shinqles which offer acceptable colors and depth.
Metal shinoles mav be of copper (16 ozlSF minimum weiqht). terne
metal. or other materials with natural patina. Secondarv roofs mav be
covered with metal oanels. in corruoated. rolled. or standinq seam
t4
t
profiles. Primary roofs shall be in neutral, earth-tone colors, with
brown or gray tones-bright colors or reflective materials are not
permitted. Roofs may incorporate blends to achieve desired colors-
on-site mock-ups are required when blends are proposed. At retail
levels, accent colors are permitted for secondary roofs to add vitality
to the streetscape. Changes in roof materials or colors shall take
place in logical locations, such as changes in pitch or changes in
plane.
DEVIATIONS #8: While selection of the proposed building colors and materials
has not yet been finalized by the applicant, an EPDM roofing material is being
considered for the main roof over the conference center ball room.
Staff Recommendation: Based upon input from several public hearings and
direction from the Town Council, the proposed conference center.has been
designed with an organic, non-traditional Vail, style of architecture, Staff believes
the deviation from this guideline is necessary for an attractive implementation of
this unique, organic architectural style. Staff believes this deviation complies with
the seven review criteria.
IV. CRITERIA AND FINDINGS
It shall be the burden of the applicant to demonstrate to the satisfaction of the
Town of Vail Planning & Environmental Commission following a recommendation
from the Design Review Board that:
The request for design deviations are in compliance with the purposes of
the zone district; and
The proposal which includes the design deviations is consistent with
applicable elements of the Lionshead Redevelopment Master Plan; and
The proposal which includes the design deviations does not have a
significant negative effect on the character of the neighborhood; and
The proposal substantially complies with other applicable elements of the
Vail comprehensive plan; and
The design deviation meets or exceeds the intent of the specific design
slandards as prescribed in Section 8.4; and,
A public benefit is achieved as a result of the design deviation; and,
The design deviation furthers the goals, objectives and purposes as
stated in Sections 2.3, 2.5 and 8.2 of the Lionshead Redevelopment
Master Plan.
1.
2.
3.
4.
5.
b.
7.
l5
,
V.STAFF RECOMMENDATION
Staff is recommending approval of the proposed deviations from the Lionshead
Redevelopment Master Plan's Architectural Design Guidelines, with the
exception of deviations from the Absolute Maximum Height (deviations #3).
Should the Design Review Board choose to approve the proposed deviations
from the Architectural Design Guidelines of the Lionshead Redevelopment
Master Plan, Staff recommends the Board make following motion:
"The Design Review Board foruards a recommendation of approval to the
Planning and Environmental Commission for prcposed deviations from the
Architectural Design Guidelines of the Lionshead Redevelopment Master
Plan to allow for a new conference center, subject to the following findings:
1. That the request for design deviations are in compliance with the
purposes of the zone districf; and
2. That the proposal which includes the desrgn deviations is consistent with
applicable elements of the Lionshead Redevelopment Master PIan; and
3. That the proposal which includes the design deviations does not have a
significant negative effect on the character of the neighborhood; and
4. That the proposal substantially complies with other applicable elements of
the Vail comprehensive plan; and
5. That the design deviation meets or exceeds the intent of the specific
design standards as prescribed in Section 8.4; and,
6. That a public benefit is achieved as a resuft of the design deviation; and,
7. That the design deviation fufthers the goals, objectives and purposes as
stated in Sec0bns 2.3, 2.5 and 8.2 of the Uonshead Redevelopment
Master Plan."
16
VAIL CONFERENCE CENTER
REQUEST FOR DESIGN VARIATION APPROVAL
1.0 PT]RPOSE
The purpose of this application is to request approval for deviations from the Lionshead
Redevelopment Master Plan Architectural Guidelines for the proposed Vail conference
center.
Chapter Eight of the Lionshead Redevelopment Master Plan consists of a set of
architectural guidelines for the Lionshead study area. The guidelines include a procedure
for review and approval of variations and criteria with which to evaluate proposed
variations.
This application provides information about design objectives and supporting evidence
that the proposed Vail conference center design meets the criteria required for a
recommendation of approval of the proposed variations by the Design Review Board and
the Planning and Environmental Commission.
2.0 INTRODUCTION
The initial task of the conference center design team was to create a master plan for the
proposed development as recommended in the Lionshead Redevelopment Master Plan.
The purpose of this master plan is to ensure that development of a conference center on
the charter bus lot would be in harmony with the overall Lionshead Redevelopment
Master Plan. The newly developed document, entitled The Master Planfor the Vail
Confererrce Center and the Lionshead Parking Structure, was submitted for staff and
PEC review with the conditional use permit application for the conference center. The
staff have determined that the conference center proposal is in overall conformance with
the Lionshead Redevelopment Master Plan but will require approval of a variation from
the architectwal design guidelines. The procedure and criteria for review of a request for
design variations are discussed in detail in a later section of this report.
The conference center site is surrounded by an eclectic mix of existing condominium and
civic buildings, some of which are architecturally undistinguished and none of which
conforms to any consistent style or theme. The site is not part of the Lionshead core area,
where greater consistency in architectural theme is a desirable objective. It adjoins a 26-
year-old precast concrete parking structue that no one wishes to emulate but that requires
an effort to respond with respect, to provide functional connections between the
buildings, and to make their juxtaposition tolerable in the event that redevelopment of the
parking structue proves unfeasible in the foreseeable future. In this eclectic context, the
most important architectural qualities of the conference center and any future
modification of the parking structure may be their contribution to the creation of
memorable landmarks, a more dynamic street edge and a stronger connection to
Lionshead.
The Lionshead Master Plan study area included the area defined as a "civic plaza" (the
library, Dobson Ice Arena and the charter bus lot), as well as a portion of the single-
family residential neighborhood of Forest and Beaver Dam Roads. However, the adopted
architectural guidelines contained in the Lionshead Redevelopment Master Plan were
intended to focus primarily on the development and redevelopment of mixed-use
commercial and residential projects in the Lionshead core area. As such, these guidelines
are not particularly applicable to public buildings to be located in the civic plaza area.
The need for variation approval is not likely to be specific to the conference center site
alone; any remodel or upgrades to the Dobson Ice Arena or the library would likely also
be required to request approval of design variations. The Town Council's desire for a
civic icon and the specific single use of this building as a conference center suggest that
the foremost aim of its architectural design should be to create a landmark building with a
unique architectural identity that is both inspired by its natural surroundings and
compatible with the general design objectives and vision for Lionshead as outlined in the
Lionshead master plan.
The vision statement that introduces Chapter 8 of the Lionshead Redevelopment Master
Plan, "Architectural Design Guidelines," articulates this general vision for the character
of Lionshead:
The architecture of Lionshead is envisioned as a unified composition of
buildings and public spaces based on the timeless design principles of
form, scale, and order, made responsive to their setting and
environment. It is not envisioned as a stict dictation of a specific
"style" or "theme".... The new image for Lionshead should move
towards the future - using historical alpirw references and Vail Village
as antecedents. This design framework will allow individual property
owners freedom of expression...while establishing and maintaining an
overall unifying character and image for the entire community. In
addition, it is paramount that the redevelopment effort address specific
design considerations generated by the location, climate, and
surrounding environment, such as addressing views, using indigenous
building materials, and reflecting the alpine heritage....However, within
this framework, the architectural language of buildings in Lionshead
should strive to reinterpret its heritage and look to the future instead of
simply rnimicking the past.
Numerous specific design principles and design elements are mentioned in the
architectural design guidelines as tools by which individual buildings can contribute to
the vision for a renovated Lionshead. Many of these, such as: the relationship of the
building's ground floor to the street, the creation of important public spaces, and the
enhancement of pedestrian connections are relevant to the conference center design and
have been successfully incorporated into the architectural design for the facility. In
addition, the design team has been particularly careful to use appropriate natural
materials, colors and detailing in the design of the building.
There are, however, several specific elements of the Lionshead Redevelopment Master
Plan Design Guidelines with which the proposed conference center is unable to comply,
owing to the type and volume of interior spaces required by the development program for
the facility. In particular, this application requests approval of variations from Section
8.4.2.3 (building height, building eave design, wall surface criteria), Section 8.4.2.3
(exterior walls), and Section 8.4.2.7 (roofs).
Aside from these variations, the design team feels confident that the architectural design
and detailing of the conference center respond in a satisfactory manner to the intent of the
architectural design guidelines in the Lionshead master plan. Flexibility in the
application of the design guidelines will allow the building to meet many of the other
goals and objectives of Lionshead Redevelopment Master Plan and of the Town of Vail.
3.0 CRITERIA, RESPONSE AND PROCEDURE FOR REVIEW
The following text is quoted directly from the Lionshead Redevelopment Master Plan as
amended by Resolution No. 18, Series of 2004. This paragraph outlines the procedure
for review and approval of a variation from the design guidelines and then states each of
the individual criteria. The design team response to each criterion follows in standard
typeface.
Section 8.3.3A Review Criteriafor Deviations to the Architectural Design
Guidelines for N ew Develapment
Similar to the irnplementation policies of the ADG prescribedfor existing
structures, the Town has determined that there may be instances where flexibility
in requiring strict cornpliance with the Guidelines for new development maybe in
the best interest of the community and the furtherance of the goals and objectives
stated in the Lionshead Refuvelopment Master Plan. That said, however, it is
aclotowledged that such instances are rare and extraordinary, and shall be
considered on a case-by-case basis. To aid in determining whenflexibility shall
be afforded to new development from strict compliance with the Guidelines,
review criteria have been establishcd. The degree of design deviation Jlexibility
afforded to a developtnent project shall bear proportionately to the extent of the
improvements proposed. For exarnple, a development application that proposes
the construction of a new structure which hcludes the demolition of an existing
structure or adds significant mass or volurne to a property, shall more fully
comply with the prescribed Architectural Design Guidelines outlined in the
master plan than an application which proposes a renovation or addition to an
existing building.
The following criteria shall be used by the Town of Vail Planning and
Environmcntal Commission and Design Review Board to determine if deviartons
to the Guidelines should be granted:
It shall be the burden of the applicant to demonstrate to the satisfaction of the
Town of Vail Planning and Environmental Commissionfollowing a
recommendationfrom the Design Review Board that:
1 The requestfor design deviations is in cotnpliance with the purposes ofthe
zone district:
Applicant response:
The charter bus lot, the Lionshead parking structure, Dobson Ice fuena and the
town library are all zoned General Use. The common zone district to this area,
designated in the Lionshead plan as a civic center, is an indication that the design
guidelines written for the Lionshead mixed use core area may not be fully
applicable here. Section l2-9c-l of the Vail Municipal Code states the purpose
of the GU zone district.
"The general use zone district is intended to provide sites
for public and quasi-public uses which, because oftheir
special characteristics, cannot be appropriately regulated by
the development standards prescribed for other zoning
districts, and for which development standards especially
prescribed for each particular development proposal or
project are necessary to achieve the purposes prescribed in
Section 12-l-2 of this title and to provide for the public
welfare. The general use zone district is intended to ensure
that public buildings and grounds and certain types of
quasi-public uses permitted in the district are appropriately
located and designed to meet the needs ofresidents and
visitors to Vail, to harmonize with surrounding uses, and, in
the case of buildings and other structures, to ensure
adequate light, ak, open spaces, and other amenities
appropriate to the permitted types of uses."
The purpose of the zone district directly supports the request for design variation
by stating that all development standards should be reviewed on a case by case
basis for "each particular development proposal". A similar statement regarding
the applicability of the design guidelines to the civic center/general use zone
district in the design guidelines would have been consistent with the purpose and
intent of the GU zone district and with Section 5.1 of the Lionshead
Redevelopment Master Plan. In this case, the desire for a single use large format
building, a conference center, qeates an inherent conflict with some portions of
the design guidelines as written.
The request for design deviations is directly related to and in compliance with the
purpose of the zone district.
2 Theproposalwhichincludes the designdeviations is consistentwith
applicable elements of the Lionshead Redevelopment Master PIan;
Applicant response
The conference center proposal will be subject to the review and approval of a
conditional use permit as required for all uses within the GU zone district. As a
part of the conditional use process the applicant has submitted a site-specific
development master plan document for review. It is the applicant's understanding
that town staff have reviewed this document and the overall pmject plans as a part
of the conditional use permit application review and have concluded that the
conference center proposal meets all aspects of the Lionshead Redevelopment
Master Plan with the exception of strict adherence to certain specific design
guidelines.
3 The proposal which inclu.des the design deviations does twt have a
significant negative effect on the character of the neighborhood;
Applicant response:
The applicant does not believe that the proposal will have a significant negative
effect on the character of the neighborhood. The Master Planfor the Vail
Conference Center and the Lionshead Parking Structure was prepared in part to
anticipate any negative effects on the surrounding neighborhood and, through an
exhaustive analysis, to propose modifications to existing infrastructure, vehicular
circulation systems, and pedesffian connections to avoid such impacts. The
conditional use permit review process includes a criterion relatively similar to
this, and supporting evidence may be found in the concurrent conditional use
permit application.
4 The proposal substantially complies with other applicable elements of thc
Vail C ompr ehensiv e P lan ;
Aoolicant resDonse:
In order to assure that the proposed conference center complies with all of the
applicable elements of the Vail Comprehensive Plan, the town staff and the
design team initiated the master planning process that culminated in the draft
Master Planfor thc Vail Conference Center and the Lionshead Parking Structure.
This master plan document has been submitted to town staff and the Planning and
Environmental Commission for review and may be used as a reference in the
review of this application. It should be reviewed in its entirety to fully understand
and evaluate the relationship of the conference center proposal to the existing
town comprehensive plan. The conference center master plan concludes that the
proposal does comply with all applicable elements of the comprehensive plan.
5 The design deviation meets or exceeds the intent of the specific design
standards as prescribed in Section 8.4;
Applicant response:
While some of the quantitative criteria and specific elements of the approved
design guidelines are not appropriate to the conference center/civic center use, the
underlying intent of those criteria certainly is applicable. The designers of the
conference center have paid great attention to the intent of those criteria and have
attempted to meet or exceed the intent to the greatest degree possible given the
design parameters of the facility and the constraints of the site. The design
incorporates elements specifically targeted to the intent of the criteria, such as
building material changes, the use of a "visor" roof system to reduce the
perception ofbuilding mass and height, and balcony spaces to create horizontal
segments that break up large facades in a manner similar to the "base-middle-top"
concept described in the guidelines.
A full description of the building architecture and its compliance with the intent
of the guidelines is not best expressed here in a text format but will be explained
by the designers with the use of the architectural plans, the model, the digital
model and the other supporting graphics that have been prepared.
6 A public benefit is achieved as a result of the design deviation;
Applicant response:
The approval of the proposed design deviations will allow for a building that
meets both the Town Council desire for an architectural icon in this location as
well as an expressed community desire for facilities that will divenify and
strengthen the local resort-based economy. In both its location and design, the
conference center is specifically intended to be a public benefit by intensifying the
appeal of Vail in the shoulder seasons, addrng important multi-purpose facilities
and amenities to those already available in the community, and reinforcing the
pedestrian connection between Lionshead and Vail Village.
7 The design deviationfurthers the goals, objectives and purposes as stated
in Secrtons 2.3, 2.5 and 8.2 of the Lionshead Redevelopment Master Plan.
Applicant response:
The single most important purpose of the Lionshead Redevelopment Master Plan
was to identify strategies and policy changes that would encourage the economic
revitalization of an aging neighborhood. One strategy identified in the plan was
the development of a large-scale public facility centrally located on the charter
bus lot, where it could benefit from a synergistic relationship with existing civic
facilities in the area and where it would he$ to knit together Vail's two village
cores - an objective that is repeated in virtually every adopted planning document
concerning town core areas. The conference center will directly support the
goals, objectives and purposes of the above referenced sections of the master plan.
a'
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
October 24,2005
A request for final review of a final plat, pursuant to Chapter 134, Minor
Subdivisions, Vail Town Code, to allow for the subdivision of the
Conference Center development site; final review of a conditional use
permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code,
to allow for a public convention facility and public parking facilities and
structures; and final review of architectural deviations, pursuant to Section
8.3.3.A, Review Criteria for Deviations to the Architectural Design
Guidelines for New Development, Lionshead Redevelopment Master
Plan, to allow for a public convention facility and public parking facilities
and structures, located at 395 East Lionshead Circle/ Lot 1, Block 2, Vail
Lionshead Filing 1, Lot 3 and 5, Block 1, Vail Lionshead Filing 2, and
setting forth details in regard thereto.
Applicant: Town of Vail, represented by Pylman & Associates, Inc.
Planner: Bill Gibson
ll.
SUMMARY
The applicant, Town of Vail, represented by Pylman & Associates, Inc. and
Fentress Bradburn Architects, Ltd., have submitted applications to allow for the
construction of a Conference Center located at the "Charter Bus Lot" site
adjacent to the Lionshead Parking Structure.
Today's discussion will be a work session to allow the applicant an opportunity to
discuss three issues with the Planning and Environmental Commission: parking,
employee housing, and architectural revisions. Staff is requesting that the
Commission listen to the applicant's presentation, ask questions, and provide
preliminary direction to the applicant and Staff. Staff is then recommending
the Planning and Environmental Commission table these items to the
Gommission's November 14, 2005, public hearing.
BACKGROUND
On June 13 and June 20, 2005, the Planning and Environmental Commission
held a work session to discuss the proposed Conference Center project. Staff
and the applicant provided an introduction to the project at these work sessions.
On July 6, 2005, the Design Review Board conceptually reviewed the proposed
Conference Center project. The applicant presented an overview of the
Conference Center design. The Design Review Board was general favorable
toward the proposed design. The Board did note their concerns about the
connection of the proposed Conference Center to the Lionshead Parking
tn
Structure, the need to upgrade the existing parking structure, the scale of the
Conference Center's south elevation, the form and color of the proposed roof, the
architectural treatment of the Conference Center's west elevation, and the cplors
of the proposed wood and stone building materials.
On July 11, 2005, the Planning and Environmental Commission held another
work session to further discus the proposed Conference Center project. Staff
and the applicant presented the Commission with additional information about
the project. The following is a brief summary of the Commissioner comments
about the proposal:
r The perceived building heights of the building from the South Frontage
Road and East Lionshead Circle are a concem.r The impact of the Conference Center's east driveway on the future
redevelopment of the Vail Intemational Condominiums is a concern.r The buffer on the east side of the Conference Center needs to be
enhanced.. A 3D computer model of the project and surrounding buiHings must be
provided.
o Parking is a significant problem in the Town of Vail today, and this project
should not make conditions worse.o The HVS parking analysis is not an unbiased report.r The proposed 125 Conference Center parking spaces are not adequate.. Additional parking information is needed.o The proposed Conference Center must be reviewed as a stand-alone
project and should be reviewed in the same manner as a private
development.r The funds provided by Vail Resorts should be used to create new public
parking, not to off-set the costs of the Conference Center project.
. Traffic circulation and turning movements are still a concern.r The employee housing requirement should be met through a pay-in-lieu
program.. The applicant must provide employee generation projections.
r The proposed Conference Center should be designed and reviewed as
an urban infill type project.
On Jufy 25, 2005, the Planning and Environmental Commission held another
work session to further discuss parking for the proposed Conference Center
project. The applicant and representatives from HVS and FHU presented an
overview of the Conference Center parking analysis. In conclusion, the
Commission determined that 125 parking spaces were not adequate for the
proposed Conference Center and the Commission directed the applicant to
comply with the parking standards prescribed by the Town of Vail zoning
regulations.
On Septemb er 12, 2005, the Planning and Environmental Commission held
another work session to further discuss parking for the proposed Conference
Center project.
ilt.
On October 19,2005, the Design Review Board reviewed the applicant's
proposed deviations from the Architectural Design Guidelines of the Lionshead
Redevelopment Master Plan. The applicant is proposing deviations from the
following guidelines: street width-to-building height relationships; roof eave
heights, average and absolute building heights; exterior wall layering, materials,
and colors; balcony materials; and roof pitch and materials. The Board voted 3-
0-1 (Dorward recused) to forward a recommendation of approval to the Planning
and Environmental Commission for the proposed deviations.
APPLICABLE PLANNING DOCUMENTS
Staff has emphasized the pa*ing related code excerpts with bold text.
TITLE 12, ZONING REGULATIONS, VAIL TOWN CODE
Articte 12-9C: General Use (GU) District (in part)
12-9C-1: PURPOSE:
The general use district is intended to provide sites for public and quasi-
publlc uses which, because of their special characteristics, cannot be
appropiately regulated by the development standards prescibed for
other zoning districts, and for which development standards especially
prescibed for each pafticular development proposal or project are
necessaty to achieve fhe purposes prescibed in section 12-1-2 of this
title and to provide for the public welfare. The general use dtsttzbf s
intended to ensure that public buildings and grounds and certain types of
quasi-public uses permitfed in the district are appropiately located and
designed to meet the needs of residents and visitors to Vail, to harmonize
with sunounding uses, an4 in the case of buildings and other structures,
to ensure adequate light, ah, open spaces, and other amenities
appropriate to the permitted types of uses.
1 2-9 C- 5 : D Ev E LO P M E Nr S TANDARDSi
A. Prescibed by Planning and Environmental Commission: ln the general
use district, development sfandards in each of the following categories
shall be as prescribed by the planning and environmental commission:
1. Lot area and site dimensions.
2. Setbacks.
3. Building height.
4. Density control.
5. Site coverage.
6. Landscaping and site developmenL
7. Pa*ing and loading.
B. Reviewed by Planning and Environmental Commission: Development
standards shall be proposed by the applicant as a part of a conditional
use permit application. Srfe speclfic develop;ment standards shall then be
determined by the planning and environmental commission duing the
,l
review of the conditional use request in accordance with the provisions of
chapter 16 of this title.
1 2-9C-6: ADD ITt O NAL D EV ELOP M E Nr SIANDARDS:
Additional regulations pertaining to site development standards and the
development of land in the general use district are found in chapter 14 of
this title.
Article 12-10: Off Street Parking and Loading (in part)
1 2-1 G1 0: Parking Requirements Schedu/es;
Off street parking requirements shall be determined in accordance with
the followi ng sched u I e s:
A. Schedule A applies to properties within Vail's "Commercial
Core Areas" (as defined on the town of Vail core area parking
maps I and ll, incorporated by reference and available for
inspection in the office of the town clerk):
Use
Theaters, meeting rcoms,
conference facilities
Parkino Requirement
1.0 space per 165 sq. ft. of
seating floor area
1 2-1 G20: SPECIAL REV tEW PROY,STONSi
Notwithstanding the provisions of secfibn 12-1G18 of this Chapter, the
Planning and Environmental Commission may approve a reduction to the
number of required spaces specified in section 12-10-10 of this chapter,
provided a report documenting the presence of unique parking
characteristics is provided by a qualified consultant and the following
findings are made by the Planning and Environmental Commission:
A. The parking demand will be /ess fhan the requirements
identified in section 12-10-10 of this chapter; and
B. The probable long-term use of the building or structure, based
on its design, will not generate additional parking demand; and
C. The use or activity is part of a demonstated permanent
program (including, but not limited to, "rideshare" programs,
shuttle service, or staggered work shifts) intended to reduce
parking demand that has been incorporated into the project's final
approved development plan; and
D. Proximity or availability of alternative modes of transportation
(including, but not limited to, public transit or shuttle seruicesJ is
significant and integral to the nature of the use or busrness
activity.
ln reaching a decision, the Planning and Environmental Commission shall
consider suruey data submitted by a qualified transpoftation planning or
engineering consultant. Projects under "special review" are subject to
lv.
additional scrutiny by the planning and environmental commission after
development plan approval if it is deemed necessary to veify continued
compliance with the afuve listed criteria. The maximum allowable
reduction in the number of required spaces shall not exceed twenty five
percent (25%) of the total number required under section 12-1G10 of this
chapter.
prscussroN
The purpose of today's work session it to allow the applicant to discuss the
following three items with the Planning and Environmental Commission: parking,
employee housing, and recent changes to the architectural design. Staff
encourages the Commission to ask questions and provide the applicant and Staff
with any preliminary direction concerning these items.
Parkinq
Since the last PEC work session, the applicant has revised the parking proposal
for the conference center. The applicant is no longer requesting a reduction in
the parking requirement and will now be constructing seven more spaces than
are required by Chapter 12-10, Off-Street Parking and Loading, Vail Town Code.
Required Parking:
Proposed Parking:
24il spaces (30,008 sq. ft. ballroom and 10,100 sq.
ft. meeting rooms)
250 spaces (329 newly constructed spaces, 79
spaces to off-set those spaces eliminated by the
new parking structure entrance)
Emolovee Housinq
The Town of Vail's requires development projects to provide housing lor 15o/o of
all new employees. The Town of Vail calculates the number of new employees
based upon the 1991 Rosall Remmen Cares "Employee Generation Rates"
analysis, unless more specific, project specific employment information is
available.
The "Employee Generation Rates" analysis calculates employee generation for a
conference center at a rate of 1 employee per 1,000 sq. ft. Based upon the
ballroom and meeting room area of 40,108 sq. ft., approximately 40 new
employees will be generated by the Conference Center project. Based upon 40
new employees, the conference center is required to provide housing for 6
employees. The applicant is not proposing to construct any new employee
housing units. Instead, the applicant is proposing to provide the Town of Vail
with the cash equivalent for housing 7 employees in a similar manner as the
recently approved Westhaven Condominiums (aka "The Ruins"). The Town of
Vail Housing Division believes the applicant's cash payment equivalent for
housing 7 employees fulfills the employee housing requirement for the
conference center project.
Architectural Revisions
Since the last PEC work session, the applicants have made several revisions to
the proposed conference center project:
. New south entry design. Stair and elevator connection to the Lionshead Parking Structurer Streetscape improvements to the south side of the Lionshead Parking
Structurer Refinements to the landscaping design. Per the Design Review Board, continuation of the roof eave to the west
building elevation
V. STAFF RECOMMENDATION
As this is a work session, the Commission is not being asked to take any formal
action at this time. Staff is requesting that the Commission listen to the
applicant's presentation, provide preliminary direction to the applicant and Staff,
and then table these items to the Gommission's November 14,2005, public
hearing.
---: