HomeMy WebLinkAboutVAIL VILLAGE FILING 1 BLOCK 5D LOT M O VAIL PLAZA HOTEL 1998 MAJOR AMENDMENT REQUEST DENIED PART 1 LEGAL1998
Vail Plaza Hotel
Major Amendment Request
(denied)
Qucstions? Call thc Planning Staffat 479-2138
APPI,ICATION FOR PI,ANNING AND ENVIRONMENTAI,
COMMISSION APPROVAL
A:TYPE OF APPLICATION:
tr Additional GRFA (250)
tr Bed and Brcaldast
B Conditional Use Permit
D Major or tr Minor Subdivision
tr Rezoning
D Sign Variance
tr Variancc
tr Zoning Codc Amcndmcnt
DESCRIPTION OF THE REQUEST:
tr
D
tr
tr
B.
O R IGINAL
CENERAL INFORMATION
This application is for any projcct rcquiring approval by thc Planning and Environmcntal Commission. For spccific
information, scc thc subnrittal rcquirements for thc particular approval that is rcqucstcd. Thc application can not bc
accepted until all rcquired infornution is subnittcd. Thc project nray also nced to bc rcvicwcd by thc Town Council
and/or thc Dcsign Rcvicw Board.
Anlcndmcnt to an Approved Dcvelopmcnt Plan
Employee Housins Unit (TvDc: )
Major or tr Minor CCI Exterior Alteration
(Vail Village)
Major or tr Minor CCII Extcrior Altcmtion
(Lionshead)
tr Special Development DistrictxE Major or E Minor Amendmcnt to an SDD
Major Amendment Lo Special DevelopmenL District /16
Co
D
LOCATION OF PROPOSAL: LOT BLOCK- FILING -sj:
Attached
ADDRESS: 100 East Meadow Drive BUILDINCNAME: VaiI Village Inn
ZONING: Public Accommoda r ion/ SnO/16
E.NAME OF OWNER(S): Daymer corporaEion
MAILINGADDRESS: I00 East Meadow Drive
Vail,. Colorado 81657 PHoNE:476-5622
F.OWNER(S) SIGNATURE(
G,
I
rH.
NAME OF REPRESENTA K. Peterson
SuiEe 204, 108 So. Fronlage Road WestMAILING ADDRESS:
Vai1, Colorado 8I657 PHONE: 476-99e2
FEE - SEE THE SI.JBMITTAL REQUIREMENTS FOR THE APPROPRIATE FEE.
STJBMIT THIS APPLICATION,ALL SUBMITTAL REQUIREMENTS AND THE FEE TO THE
DEPARTMENT OF COMMIJNITY DEVELOPMENT, T5 SOUTH FRONTAGE ROAD,
VAIL, COLORADO EI657.
For Oflicc Use Only:
r"epaia,f fML -aocd,6X1l Bv, M
Apptication on",- t-lV4V pECMcctingDatc:-
I
-
Rcvircd &96
t'I
I
.,DATE
RECEIPT - The Town ofVail
4 '(9 tta(
RECETVED FROM
ADDRESS
48557
Permit Numbers Polica RecAipt Numbers
-
,, Uh-a"rh tr HoW PAID-Cash-Ch "r*5C11
I
:
POWER OF ATTORNEY (BUYER)
KNow ALL MEN BY THESE PRESENTS, That DAYMER CoRPORATION, N,V.,a Netherlands Antilles corporation of reposing special trust and
confldence in JAY K. PETERSON of the County of Eagl-e, State of Colorado,has made, constituted and appointed by these presents the said JAV K.
PETERSON, its true and lawfuf Attorney-in-fact for it and in its name,place and stead, sole use and benefit, to make, execute, and sign in its
behal-f any and aIl documents required and necessary to make anapplication to the Town of Vail under Chapter a2-9A-2 of the Town Codefor the real property legally described to wit:
As set forth on the attached Exhibit rrAtr.
Said docunents to include, but are not lj-rnited to: application(s) ,documents or writings in such forms and of such contents as rnay be
deemed necessary in connection with the said application.
The purpose and intent of this Power of Attorney is to clothe rny
appointed attorney with all power and authority in connection with such
appl j-cation for said property to the sane extent and with the sane power
and authority which the Corporation might exercj-se, and which power andauthority is expressly so conferred; hereby ratifying and conf irmj-ng
each and everythi-ng ny said attorney shaf l- do or purport to do by virtueof these presents,
Any acts done by the Attorney- in-Fact or agent pursuant to the
power during any period of disability or incornpetence or uncertainty asto whether the principal is dead or alive sha1l have the same effect andinure to the benefit of and bind the principal- or its successors ininterest, heirs, devisees, and personal representative as if theprincipal were alive, conpetent, and not disabled. ff a conservatorthereafter is appointed for the principal, the Attorney-in-Fact oragent, during the continuance of the appointment, shal_l account to theconservator rather than the principal.
IN
March
WIBNESS WHEREOF, I have hereunto set my hand on t6is 31sc day of
, L998.
DAYMER
aNe
r R. Prado, Manag
STATE OF COLORADO
COUNTY OF EAGLE
day
of
The foregoi-ngof March
instrument was acknowledged before me on this 31st
Daymer Corporation, N.V.
, L998 by Waldj-r R. Prado, l{anaging Director
, a Netherlands Antilles, Corporati.on.
and official seal ,
xpires on: 5/7 /98
EXHTBIT NAII
TO POWER OF ATTORNEY
DAYMER CORPORATTON, N.V.
PARCEL ].:
CONDOMINIUM UNIT L, VILI,AGE INN PLAZA-PHASE IV CONDOMINIUMS,
ACCORDING TO THE CONDOMINIUM MAP RECORDED DECEMBER ]-7, T992, IN
BOOK 596 AT PAGE 910, AND AS DEFINED AND DESCRIBED IN THE
CONDOMINIUM DECI"ARATION RECORDED DECEMBER T7 I T992 IN BOOK 595 AT
PAGE 909, COUNTY OF EAGLE, STATE OF COLORADO.
PARCEL 2:
CONDOMTNII,JM UNITS 748 AND 749, VILI,AGE INN PLAZA, ACCORDING TO THE
CONDOMINTUM MAP THEREOF RECORDED NOVEMBER L9, L982 IN BOOK 349 AT
PAGE 11 AND AS DEFINED IN THE CONDOMINIUM DECI,ARATTON RECORDED
NOVEMBER T9, L982 TN BOOK 349 AT PAGE ].2, COUNTY OF EAGLE, STATE OF
COLORADO.
PARCEL 3:
CONDOMINIUM UNITS 766 THROUGH 805 INCLUSIVE VILI,AGE INN PLAZA,
ACCORDING TO THE CONDOMINIIIM MAP THEREOF RECORDED NOVEMBER L9, I9B2
IN BOOK 349 AT PAGE ].1, AND AS DEFINED IN THE CONDOMINIUM
DECI.,ARATION RECORDED NOVEMBER 19, T982 ]N BOOK 349 AT PAGE 12,
couNTY oF EAGLE, STATE OF COLORADO.
PARCEL 4:
THOSE PORTIONS OF LOTS M, N, AND O, BLOCK 5-D, VAIL VILI.,AGE, FIRST
FII.,,]NG, ACCORDING TO THE MAP THEREOF RECORDED UNDER RECEPTION NO.
96382 IN THE OFFICE OF THE EAGLE COUNTY, COLORADO, CLERK AND
RECORDER (CLERKIS RECORDS) DESCRTBED AS FOLLOWS:
BEGINNING AT A POINT, ON THE NORTHERLY LINE OF SAID I,OT O, WHICH IS
THE NORTHEAST CORNER OF A PARCEL DESCRIBED IN BOOK 230 AT PAGE 556
oF THE CLERKTS RECORDS, WHENCE THE NORTHWEST CORNER OF SArD LOT N
BEARS NORTH 79 DEGREES 46 MINUTES OO SECONDS WEST ]-75.0O FEET
DISTANT; THENCE , ALONG SAID NORTHERLY LINE, SOUTH 79 DEGREES 46
MINUTES O0 SECONDS EAST L78.4O FEET, TO THE NORTHWEST CORNER OF
VILI,AGE INN PLAZA, A CONDOMINIUM, ACCORDING TO THE MAp THEREOF
RECORDED TN BOOK 349 AT PAGE ],]. OF THE CLERKIS RECORDS; THENCE,
AIONG THE WESTERLY LINE OF SAID VILLAGE INN PLAZA, A CONDOMTNTUMT
SOUTH 09 DEGREES 30 MINUTES OO SECONDS WEST 37.61 FEET TO THE
NORTHEASTERLY CORNER OF CONDOMINIUM MAP FOR VILI,AGE INN PLAZA -
PHASE IV CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED TN THE
CLERKTS RECORDS; THENCE, DEPARTfNG SAID WESTERLY LINE, THE
FOLIOWING NINE COURSES AI,ONG THE NORTHERLY, EASTERLY AND SOUTHERLY
LINES OF SAID CONDOMINIUM MAP FOR VILI,AGE INN PLAZA - PHASE ]V
coNs:
(L) NoRrH 79 DEGREES 47 MINUTES 08 SECONDS WEST 70.07 FEET;(2) SOUTH 32 DEGREES 56 MTNUTES 27 SECONDS WEST 63.51 FEET;(3) NORTH 79 DEGREES 47 MTNUTES 0B SECONDS WEST 6t-.46 FEET;(4) SOUTH r-0 DEGREES 12 MINUTES s2 SECONDS WEST 69.82 FEET, TO THE
NORTHERLY FACE OF AN EXISTING BUILDING; (5) SoUTH 79 DEGREES 58
MINUTES 51 SECONDS EAST 6.35 FEET, ALONG THE NORTHERLY FACE OF SAID
Exhibit
Page 2
00 SECONDS WEST 50.91- FEET; (2) SOUTH 80 DEGREES 30 MINUTES 00
SECoNDS EASr 56-50 FEET; (3) SOUTH 09 DEGREES 30 MINUTES oo SECONDS
WEST 7.46 FEET, TO THE NORTHERLY LINE OF VILLAGE INN PLAZA PHASES
I AND II, ACCORDING TO THE MAP THEREOF RECORDED IN BOOK 388 AT PAGE
855 OF THE CI,ERK'S RECORDS' THENCE THE FOLIOWING FOUR COURSES ALONG
THE NORTHERLY AND WESTERLY LINES OF SAID VILI,AGE INN PLAZA PHASES
I AND II; (1) NoRTH 80 DEGREES 22 MINUTES 22 SECoNDS WEST l-25.59
FEET; (2) SOUTH 42 DEGREES 32 MTNUTES 2t SECONDS WEST 46.01 FEET;(3) SOUTH 82 DEGREES 06 MINUTES 46 SECONDS WEST 49.48 FEET; (4)
SOUTH 10 DEGREES ].3 MINUTES 02 SECONDS WEST 53.51 FEET TO THE
NORTHEASTERLY CORNER OF FTRST AMENDMENT TO CONDOMINIUM MAP OF
VILI,AGE INN PI,AZA - PHASE V CONDOMINIUMS, ACCORDING TO THE MAP
THEREOF RECORDED IN THE CLERKIS RECORDS; THENCE THE FOLIOWING THREE
COURSES ALONG THE NORTHERLY LINE OF SAID FTRST AMENDMENT TO
CONDoMINIUM MAP oF VILLAGE INN PI"AZA - PHASE V CoNDoMINIUMS: (1)
NORTH 80 DEGREES 02 MINUTES 44 SECONDS WEST 106.72 FEET; (2) NORTH09 DEGREES 57 MINUTES L6 SECoNDS EAST 6.75 FEETr (3) NORTH 80
DEGREES 02 IiIINUTES 44 SECONDS WEST 52.23 FEET, TO THE WESTERLY LTNE
OF SAID LOT U' THENCE NORTH OO DEGREES 23 MINUTES OO SECONDS WEST
105.76 FEET, ALONG SAID WESTERLY LINE, TO THE NORTHWEST CORNER OF
SAID LOT M; THENCE, ALONG THE WEST LINE OF SAID LOT N, NORTH OO
DEGREES 23 MINUTES 00 SECONDS WEST 50.05 FEET, TO THE SOUTHWEST
CORNER OF SAID PARCEL DESCRIBED IN BOOK 230 AT PAGE 556 OF THE
CLERKIS RECORDS; THENCE THE FOLLOWING TWO COURSES ALONG .THE
SOUTHERLY AND EASTERLY LINES OF SAID PARCEL: (1) SoUTH 79 DEGREES46 MINUTES OO SECONDS EAST 1.47.36 FEET; (2) NORTH ].0 DEGREES 14
MINUTES OO SECONDS EAST ].47.43 FEET, TO THE POINT OF BEGINNING,
COUNTY OF EAGLE, STATE OF COLORADO.
PARCEL 5:
CONDOMTNIUM UNITS 2 AND 3, VTLLAGE INN PI,AZA - PHASE IV
CONDOMINIUMS, ACCORDING TO THE CONDOMTNIUM MAP RECORDED DECEMBER
L7, 1.992, TN BOOK 596 AT PAGE 9].0, AND AS DEFINED AND DESCRIBED IN
THE CONDOMINIUM DECI,ARATION RECORDED DECEMBER 17, T992 TN BOOK 596
AT PAGE 909, COUNTY OF EAGLE, STATE OP COLORADO.
.t!
ORIGINAL
VAIL PLAZA HOTEL
Currently known as ffie Vail Village Inn
DEVELOPMENT PRESENTATION
HISTORY
The current owner of the Vail Village lnn has been in love with Vail
since 1972, when he first came here. He acquired the Wl in 1996
with the intention to create a positive contribution towards the best
interest of the Town of Vail and the community that he loves.
During the past several years he has come to the understanding that
one of the aspirations of the Vail business community was to
have a significant anchor: a World Class Hotel, with convention
facilities and the other amenities that could contribute to the
development of year round activity.
From the time he acquired the Vail Village lnn he has had the
intention of redeveloping it. He initiated a study to see if it would be
viable to fulfill that aspiration.
For the new hotel to work it would need to capture it's share of the
Group Market. The demand is there; the Group Market is in the
explicit magnitude of 86.5 million persons/year.
We already have Vail - with all of it's appeal -. The only thing that is
really missing is the "anchor hotel" with convention facilities and all
the other amenities.
Therefore, he had plans created for the Vail Plaza Hotel now being
presented to the community.
These plans resulted from intensive studies and consultation with "old
time" localfriends and other knowledgeable people:
What would be the best use of the WI site and also
best benefit the Town of Vail as well as the
communitv?
The answer was very clear.
Develop a World C/ass Hotel, with Convention Facilities a
large number of hotel rooms and all of the necessary amenities.
A hotel that would constitute an "anchor hotel" for Vail, as
outlined in items (1), (2) and (3) below and providing the benefits
described in (4), (5) (6) and (7).
The architects, Zehren & Associates were challenged to
accommodate this program in a configuration harmonious to the
immediate neighborhood and add to the Vail Character. After
some research the owner was informed that it would require a
high cost solution; to go 4 levels underground. The owner
accepted and after several months of work we were successful in
developing the plans now being presented.
(1) A Gompletion to Vail's Main Entrance
Located in the southeast block of S. Frontage Rd. and Vail Rd. or the
immediate east and south sides of the Gateway Building. The new
building will replace all of the existing buildings currently known as
the Wl.
The main entrance or street front faces S. Frontage Rd. and is
positioned in the area between the Gateway Building and the Village
lnn Plaza Condominiums. (picture 2)
The south side or back of the building will face the Vail ski area.
There will be immediate pedestrian access to East Meadow Drive,
Vail Village and the town bus system through the Village Inn Plaza
retailarea.
On Vail Rd. the new building will replace the existing parking lot and
the old building that now houses Craig's Market. (picture 1)
The development will serve as a buffer for the l-70 and S. Frontage
Rd. traffic noise.
(2) A World Glass Hotel
Majestic lobby and gallery atrium. (picture 3)
381 rooms + 12 living/sleeping rooms = Z9ti!!!ows
(lncludes 12 hotel penthouses with living/sleeping rooms plus 2, 3
or 4 bedrooms). Besides the penthouses, the hotel rooms can be
combined and made into suites with living/sleeping rooms plus 1 to
5 bedrooms.
Gonvention Center: 32,000 sq.ft.
Capable of being divided to simultaneously accommodate groups
from 10 to 1,000 people. lt is also equipped for catering to
Corporate, Association, Incentive, Sales Meetings, groups needing
exhibit space in conjunction with their meeting, as well as fairs,
festivals, parties, balls, lectures and continuing education
programs. The annual maximum capacity = 1,000
attendees/function x 365 days = 365,000 delegates/function/year.
o Health Club/SPA: 25,000 sq.ft.
A total fitness center and Spa, handling the various treatments
provided by a full service Spa.. Casual and Fine dining restaurants.. Parking: 445 indoor spaces
In and out only on S. Frontage Rd.
(3) Effectivelv complements the VAIL CHARACIER
o World Class Resorf
Vail is a World Class Resorf. The development will be a World
Class Hote, (item 2 above), which constitutes an excellent
addition to the Village.
.@
Vail is almost a vehicle free village. The development will be 100o/o
vehicle free into the village. All vehicles, including deliveries,
will operate only on S. Frontage Rd.
The development is extremely functional in this respect:
pedestrians only into the Village, vehicles OUT.
a
o
(4)
Alpine environment
The architects, Zehren & Associates, successfully created a high
quality alpine design, exterior and interior (pictures 1 through 5).
Due to the developments location on S. Frontage Rd., it is possible
to accommodate the necessary mass for the required number of
hotel rooms, amenities, seryices, parking etc. in a configuration
harmonious to the immediate neighborhood (pictures 1 and 2). To
achieve this the development descends 4 levels underground
from the S. Frontage Rd. level (an expensive proposition) and also
recess the higher floors, so that they are not seen from the
street.
Year round hiqh occupancv
A high occupancy will be obtained through aggressive marketing
of a World Class Hotel, offering all of the necessary amenities, for
both the FIT (free independent travel) and group guest.
According to a study performed by Pannell Kerr Forester, based
on data from Meetings and Conventions Magazine, the annual
group business market is in the magnitude of 71.5 million
delegates plus approximately 15 million accompanying
persons. Resulting in a total market of approximately 86.5
million guests
Given the hotels Convention Center capacity, 1,000 people and
the sufficient number of rooms, suites and penthouses, the new
hotelwill be in position to successfully market to those 86.5 million
ouests. The market share to be captured is only 0.14%.
Price is of the utmost importance to this market.
ln order to achieve competitive hotel rates (particularly during
the shoulder seasons) the 12 hotel penthouses (41 bed rooms) will
be sold as Fractional Fee Club for 28 season weeks (The
ownership of the remaining 24 shoulder season weeks will be
retained by the hotel). This will lower the base cost of the
remaining weeks, therefore allowinq the hotel to reduce the
rate to a verv competitive level.
The final result is that the Club units will have the highest
possible occupancy:
a) During the high season the unit will be occupied by an owner
(An owner that purchased a week or weeks convenient for him).
b) During the shoulder season the unit will be occupied by
delegates (Guests that are part of a group booked through the
hotel's strong marketing and competitive rates).
There is a close inter-deoendencv among all of the components;
one needs the other to make the develooment ooerationallv and
economicallv viable:
o Hiqh occupancv (pafticularly during the shoulder seasons)
requires: a) a stronq marketino budoet. b) appropriate product
and c) competitive rafes.c Vail Plaza Hotel with its' number of rooms and excellent
amenities is the appropriate product to provide the volume of
business that can afford a strong and necessary marketing
budget.t The adequate amenities (majestic lobby and gallery, convention
facilities, state of the art Health Club/SPA, casual and fine dining,
indoor parking, etc.) are economicallv iustifiable only in
coniunction with a larqe hotel.o The ownership of the 24 shoulder season weeks of the Club
fakes the hotel to 381 rooms at an average lower base cosf
(because of the sale of the 28 high season weeks). This is very
helptul in allowing competitive marketing to groups and also
contributes in achievino the desired hioh occuoancv.
(5) 246.000 quests dav/vear will be brousht to Vail
a) Conventioneers qenerated per vear = 140,000
day/year
a
a
The Convention facility will have a maximum capacity
persons/function x 1 function/day x 365 days/year =
persons/fu ncti on/yea r.
persons
of 1,000
365,000
The study'Potential Market Demand for a Conference Center in
Vail' prepared in 1993 by Robert S. Benton & Associates and Hire
& Associates for the Town of Vail points out that the then
proposed Conference Center for Vail would have the following,
and important to note, constrains:
Non existence of a local airport for large airplanes.
The use of the facility also as a performance theater would limit
the Conference days to market and, most important,
The lack of an "anchor hotel', under the same roof, that could
serve as headquarters for the conventions.
Even with these constrains, the study estimated that the
Conference Center would generate a demand for 72,200 rooms
nighUyear.
Vail now has the required airport and the Vail Plaza Hotel
development doesn't have the other constrains previously
mentioned. Taking into consideration these factors and others
(Vail's improvements since that time, etc.) it is safe to assume that
the room night demand generated will be more than 1/3 higher, in
the area of 100,000 rooms nighUyear.
This exceeds our hotel capacity dedicated to groups (65,000 room
nighUyear). Therefore, the overflow (estimated 35,000 rooms
nighUyear) will be directed to other hotels in Vail.
The same study considers that the spouse/family attendance will
be significantly higher than the National Average of 20,7o/o
(Meetings and Conventions Magazine), approximately 40o/o,
bringing the total to: 100,000 rooms nighUyear x 1 .4 people/room =
140,000 (delegates, spouse and family) days/year.
The estimated total delegates daylyear (100,000) is a 27.4o/o of the
Convention maximum capacity and represents only 0.14% of the
total group market (item 4 above)
b) FIT (Free Independent Travell = 90,187 guests day/year
The maximum hotel capacity less the 41 Club rooms (12
penthouses) eventually occupied by the owners during their 28
weeks is: 340 hotel rooms x 365 days/year + 41 rooms x 24
weeks/year x 7 days/week = 130,988 rooms nighUyear.
At least 65,000 room nights/year will be dedicated to the FIT
market. In particular during the high season days. Projecting an
overall occupancy of no less than 75o/o "l an average of 1.85
persons/room will take the total FIT to 65,000 x75% x 1.85 =
90,187 FIT visitor day/year, generated by the development, in
addition to the conventioneers.
c) Club Members = 16,072 persons/year
There are 41 rooms in the Club, for 28 weeks. Their occupancy
certainly will be very close to 100% (if not occupied by the owners,
they will more than likely be rented through the hotel.) The
population (total guests) will be:
41 rooms x 28 weeks x 7 days/week x 2 persons/room = 16,072
persons/year.
d) Total = a) + b) + c) = 246.259 quests/vear
(6) The 246.000 quests dav qenerated bv the development
will soread throuqhout Vail, constitutinq CUSIQMERSfr
The development is designed with the consideration that Vail is
the main attraction or draw, with its existing restaurants,
retail, entertainment, attractions, seruices, etc.
The development contains a minimum amount of retail space, just
enough to give a sense of life and generate activity throughout the
public areas. The restaurant is designed to handle the demands of
a hotel for it's size. It is known that guests dine, on the average,
only once at the hotel where they are staying. The additional
amenities, Meeting/Convention Center, Health Club/Spa and
indoor parking represents tools to attract lodging guests and
customers, which will overflow and spread throughout Vail for
lodging, dining, shopping, entertainment, services, etc.
(7) Sales tax qenerated: aprox. $ 6.5 million/year
a) Exoenditure per visitor oer dav
The Denver Metro Convention & Visitor Bureau, has stated that
the average "Conventioneer Expenditure' during the year of 1997
was $ 343/day (as published in an article appearing in the Denver
Post's Business section, January 30, 1998).
Excluding lodging, the spouse/family expenditure would be
reduced to: $343 - $135 = $208/day.
b) $76 million sales/vear qenerated in Vail bv the development
With these figures and the number of guest days of item 5 above,
it is calculated that the development will generate $ 76
million/vear in sales in Vail, which in turn will generate sales tax.
(100,000 delegates day + 90,187 FIT day) x $343 + (40,000
spouses/family +16,072 club members) x 208 = $ 76,897/year.
c) Sales tax qenerated = $76 M x .085 = $ 6.5 million/vear-
for the existlno businesses.
(8)
The hotel policy will be to hire a high quality staff and maintain a
program for their continuous improvement.
The developer is ready to work with the Town of Vail to achieve a
fair and reasonable solution toward the employee housing issue.
G@PV,.
PowER OF ATTORNEY (BUYER)
KNOW ALL MEN BY THESE PRESENTS, That DAYMER CORPORATTON, N.V.,a Netherlands Antj-I1es Corporation of reposing special trust and
confidence in JAY K. PETERSON of the County of Eagle, State of Colorado,has made, constituted and appointed by these presents the said JAY K.
PETERSON, its true and lawful Attorney-in-fact for it and in its name,place and stead, sole use and benefit, to make, execute, and sign in itsbehalf any and all docurnents required and necessary to rnake anapplication to the Town of Vail under Chapter L2-9A-2 of the Town Codefor the real property Legally described to wit:
As set forth on the attached Exhibit ItAn.
Said documents to include, but are not limited to: application (s) ,docunents or writings in such forms and of such contents as may be
deemed necessary in connection with the said application.
The purpose and intent of this Power of Attorney is to clothe myappointed attorney with all power and authority in connection with suchapplication for said property to the same extent and r"rith the same poT,rer
and authority which the Corporation night exercise, and which power andauthority is expressly so conferred; hereby ratifying and confirrning
each and everything ny said attorney shall do or purport to do by virtueof these presents.
Any acts done by the Attorney-in-Fact or agent pursuant to the
pohrer during any period of disability or incompetence or uncertainty asto whether the principal is dead or alive shall have the same effect andinure to the benefj-t of and bind the principal or its successors ininterest, heJ.rs, devisees, and personal representative as if theprincipal were a1ive, cornpetent, and not disabled. If a conservatorthereafter is appointed for the principal, the Attorney-in-Fact oragent, during the continuance of the appointment, shall account to theconservator rather than the principal .
IN
March
WITNESS WHEREOF, f have hereunto set my hand on 11is 3lsc day of
, 1998.
STATE OF COLORADO
COUNTY OF EAGLE
day
of
The foregoingof March
Dayner Corporation, N.V.
ss.
instrunent was acknowledged before me on this 31st
, l-998 by Waldir R. Prado, Managing Director
, a Netherlands Antitles, Corporation.
nd official seal.
ires on: 5 /7 /98
rporation
Prado, Manag
EXHIBIT IIAII
TO POWER OF ATTORNEY
DAYMER CORPORATION, N.V.
PARCEL 1:
CONDOMINIUM UNIT L, VILI,AGE INN PLAZA-PHASE IV CONDOMINIUMS,
ACCORDING TO THE CONDOMINIUM MAP RECORDED DECEMBER ]-7, L992, IN
BOOK 596 AT PAGE 910, AND AS DEFINED AND DESCRIBED IN THE
CONDOMINIUM DECI,ARATION RECORDED DECEMBER L7, 1992 IN BOOK 596 AT
PAGE 909, COUNTV OF EAGLE, STATE OF COLORADO.
PARCEL 2:
CONDOMINIT]M UNITS 748 AND 749, VILT,AGE TNN PI,AZA, ACCORDING TO THE
CoNDoMINTUI{ MAP THEREOF RECORDED NOVEMBER L9 t L982 rN BOOK 349 AT
PAGE ].]. AND AS DEFINED IN THE CONDOMINIUM DECLARATION RECORDED
NOVE},IBER L9. 1,982 IN BOOK 349 AT PAGE ]-2, COUNTY OF EAGLE, STATE OF
COLORADO.
PARCEL 3:
CONDOMINIUM UNITS 766 THROUGH 805 INCLUSIVE VTLI,AGE TNN PI"AZA,
ACCORDING TO THE CONDOMINIW MAP THEREOF RECORDED NOVEMBER 1-9, T982IN BOOK 349 AT PAGE ].]., AND AS DEFINED IN THE CONDOMINIUM
DECLARATTON RECORDED NOVEMBER t_9/ r-982 IN BOOK 349 AT PAGE L2,
couNTY oF EAGLE, STATE OF COLORADO.
PARCEL 4:
THOSE PORTIONS OF LOTS M, N, AND O, BLOCK 5-D, VAIL VILLAGE, FIRST
FTLING, ACCORDING TO THE MAp THEREOF RECORDED UNDER RECEPTION NO.
96382 TN THE OFFICE OF THE EAGLE COUNTY, COLORADO, CLERK AND
RECORDER (CLERK'S RECORDS) DESCRTBED AS FOLLOWS:
BEGINNTNG AT A POINT, ON THE NORTHERLY LINE OF SAID I,oT O, WHICH IS
THE NORTHEAST CORNER OF A PARCEL DESCRIBED IN BOOK 230 AT PAGE 556
OF THE CLERKIS RECORDS, WHENCE THE NORTHWEST CORNER OF SAID LOT N
BEARS NORTH 79 DEGREES 46 MINUTES OO SECONDS WEST ]-75.OO FEET
DISTANT; THENCE , ALONG SAID NORTHERLY LINE, SOUTH 79 DEGREES 46
MINUTES OO SECONDS EAST l_78.40 FEET, TO THE NORTHWEST CORNER OF
VILLAGE INN PITAZA, A CONDOMINIUM, ACCORDING TO THE MAp THEREOF
RECORDED TN BOOK 349 AT PAGE ].]. OF THE CLERKIS RECORDS; THENCE,
ALONG THE WESTERLY LINE OF SAID VILLAGE INN PLAZA, A CONDOMINIUM,
SOUTH 09 DEGREES 30 MTNUTES OO SECONDS WEST 37.51 FEET TO THE
NORTHEASTERLY CORNER OF CONDOMINIUM MAP FOR VILLAGE INN PI,AZA -
PHASE MONDOMTNIITMS, ACCORDING TO THE MAp THEREOF RECORDED IN rHE
CLERKIS RECORDS; THENCE, DEPARAING SAID WESTERLY LINE, THE
FOIJOWING NINE COURSES AIONG THE NORTHERLY, EASTERLY AND SOUTHERLY
LINES OF SAID CONDOMINIUM MAP FOR VILLAGE INN PI,AZA - PHASE TV
CONS:
(1) NORTH 79 DEGREES 47 MINUTES 08 SECONDS WEST 70.07 FEET;(2) SOUTH 32 DEGREES 56 MINUTES 27 SECoNDS wEsT 63.51- FEETT(3) NORTH 79 DEGREES 47 MINUrES 08 SECONDS WEST 6l-.46 rEET;(4) SOUTH L0 DEGREES 12 MTNUTES 52 SECONDS WEST 69.82 FEET, TO THE
NORTHERLY FACE OF AN EXISTING BUILDING; (5) SoUTH 79 DEGREES 5g
I.{INUTES 51 SECONDS EAST 6.35 FEET, AIONG THE NORTHERLY FACE OF SAID
Exhibit
Page 2
00 SECONDS WEST 50.91 FEET' (2) SOUTH 80 DEGREES 30 MINUTES 00
SECoNDS EAST 55.60 FEET; (3) SoUTH 09 DEGREES 30 MINUTES O0 SECONDS
wEsT 7.46 FEET, TO THE NORTHERLY LINE OF VILLAGE INN PI,AZA PHASES
I AND II, ACCORDING TO THE MAP THEREOF RECORDED IN BOOK 388 AT PAGE
855 OF THE CLERKIS RECORDS; THENCE THE F'OLIOWING FOI]R COURSES ALONG
THE NORTHERLY AND WESTERLY LINES OF SAID VILI,AGE INN PI"AZA PHASESI AND IIt (1) NoRTH 80 DEGREES 22 MINUTES 22 SEcoNDs I,IEST L2s.59
rEETr (2) soUTH 42 DEGREES 32 MINUTES 21 SECoNDS WEST 46.01 FEETT(3) SOUTH 82 DEGREES 06 MTNUTES 46 SECONDS WEST 49.48 FEET; (4)
SOUTH 1-O DEGREES 13 MINUTES 02 SECONDS WEST 53.51 FEET TO THE
NORTHEASTERLV CORNER OF FIRST AMENDMENT TO CONDOMINTUM MAP OF
VILLAGE INN PI,AZA - PHASE V CONDOMINTUMS, ACCORDING TO THE I\,IAP
THEREOF RECORDED IN THE CLERKIS RECORDS; THENCE THE FOLI.OWING THREE
COURSES ALONG THE NORTHERLY LINE OF SATD FIRST AMENDMENT TO
CONDOMINIUM MAP OT VILLAGE INN PI,AZA - PHASE V CONDOIiIINIUMS: (1)
NORTH 80 DEGREES 02 MINUTES 44 SECONDS WEST ].06.72 FF,ET, (2) NORTH09 DEGREES 57 MINUTES l-6 sEcoNDS EAST 6.7s FEETr (3) NoRTH 8o
DEGREES 02 MINUTES 44 SECONDS WEST 52.23 FEET, TO THE WESTERLY LINE
OF' SAID LOT M; THENCE NORTH OO DEGREES 23 MTNUTES OO SECONDS WEST
105.76 FEET, ALONG SAID WESTERLY LINE, TO THE NORTHWEST CORNER OF
SAID LOT T{; THENCE, ALONG THE WEST LINE OF SAID LOT N, NORTH OO
DEGREES 23 MTNUTES OO SECONDS WEST 50.05 FEET, TO THE SOUTHWEST
CORNER OF SAID PARCEL DESCRTBED IN BOOK 230 AT PAGE 556 OF THE
CLERKIS RECORDS; THENCE THE FOLLOWTNG TWO COURSES ALONG THE
SOUTHERLY AND EASTERLY LINES OF SAID PARCEL: (1) SOUTH 79 DEGREES46 MINUTES OO SECONDS EAST 147.36 FEET; (2) NORTH ].O DEGREES ].4
MINUTES OO SECONDS EAST ].47.43 FEET, TO THE POINT OF BEGINNTNG,
couNTY oF EAGLE, STATE OF COLORADO.
PARCEL 5:
CONDOMINTUM UNTTS 2 AND 3, VILLAGE INN PI,AZA - PHASE IV
CoNDoMINIUMS, ACCORDTNG TO THE CONDOMTNTUM MAp RECORDED DECEMBERL7, L992, IN BOOK 596 AT PAGE 9t-0, AND AS DEFINED AND DESCRTBED IN
THE CONDOI4INIW DECLARATION RECORDED DECEMBER t_7, t-992 rN BOOK 596
AT PAGE 909, COUNTY OF EAGLE, STATE OF COLORADO.
z-aFbfln AC/CHI policy No. CTEV2Sg2gz
Order No. VC259282 Amount $2,700,000.00
SCHEDULE A ORIGINAL
Address
VAII-, VILLAGE INN
l- . Po1icy Date: Nowember 1-9, L997 aE 5 : 00 P.M.
2. Name of Insured:
DAYMER CORPORATION N.V., AIVIILLES CORPORATION
3. The estate or interest in the land described in this Schedule
and which is covered by this policy is:
A Fee Simple
4. Title t.o the estate or interesE covered by this policy at thedate hereof is vested in:
DAYMER CORPORATION N.V., ANTILLES CORPORATION
5. The land referred Eo in this policy is situated in EAGLE
CounEy, Colorado, and is described as follows:
O PARCEL 1:
CONDOMINIIJM IJNIT 1, VILLAGE TNN PLAZA-PHASE IV CONDOMINII]MS,
ACCORDING TO THE CONDOMINIUM MAP RECORDED DECEMBER 17, !992, IN
BOOK 595 AT PAGE 910, AND AS DEFINED AND DESCRIBED IN THE
CONDOMINII]M DECI-,ARATION RECORDED DECEMBER 17 , T992 ]N BOOK 595
AT PAGE 909, COUMTY OF EAGLE, STATE OF COLORADO.
PARCEL 2:
coNDoMINIW ITNITS 748 AIID 749, VILLAGE INN PLAZA, ACCORDING TO
THE CONDOMINII]M MAP THEREOF RECORDED NOVEMBER ]-9, t982 IN BOOK
349 AT PAGE ]-]- AND AS DEFINED TN THE CONDOMINII]M DECIJARA'IION
RECORDED NOVEMBER 19, ]-982 IN BOOK 349 AT PAGE 12, COINilfY OF
EAGLE, STATE OF COI,ORADO.
PARCEL 3:
CONDOMINIIJM UNITS 755 THROUGH 805 INCLUSIVE VILLAGE INN PLAZA,
ACCORDING TO THE CONDOMINII]M MAP THEREOF RECORDED NOVEMBER 19,
]-982 IN BOOK 349 AT PAGE 1]-, AND AS DEFINED IN THE CONDOMINIT]M
DECT,ARATTON RECORDED NOVEMBER l_9, L982 IN BOOK 349 AT PAGE L2,
COI'NTY OF EAGLE, STATE OF COLORADO,
PARCEI-, 4:
O t"or" poRTroNS oF Lors M, N, AND o, BLocK 5-D, vArL vrLrrAGE,
LAND TITLE GUARANTEE COMPANY
Page 1 This Policy valid only if Schedule B is attached.
rJ'rm i,o/csr
Order No. VC259282
Policy No. CTE'V259282
Amount $2,70O,000.00
SCHEDUI.,,E A
FIRST FILING, ACCORDING TO THE MAP THEREOF RECORDED I]NDER
RECEPTION NO, 96382 IN THE OFFICE OF THE EAGLE COI]NTY,
COLORADO, Ci-,,ERK AND RECORDER (CLERK'S RECORDS) DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT, ON THE NORTHERLY LINE OF SATD LOT O,
WH]CH IS THE NORTHEAST CORNER OF A PARCEL DESCRTBED IN BOOK 230
AT PAGE 555 OF THE CLERK'S RECORDS, WHENCE THE NORTHWEST CORNER
OF SAID LOT N BEARS NORTH 79 DEGREES 45 MINUTES OO SECONDS WEST
175.00 FEET DISTANT; THENCE , ALONG SAID NORTHERLY LINE, SOIIIH
79 DEGREES 45 MINUTES 00 SECONDS EAST 178.40 FEET, TO THE
NORTHWEST CORNER OF VILI,AGE INN PLAZA, A CONDOMINIT]M, ACCORDING
TO THE MAP THEREOF RECORDED IN BOOK 349 AT PAGE ].]. OF THE
CI-,,ERK'S RECORDS; THENCE, ALONG THE WESTERLY LINE OF SAID
VILLAGE TNN PLAZA, A CONDOMINIUM, SOUTH 09 DEGREES 30 MINUTES
OO SECONDS WEST 37.6T FEET TO THE NORTHEASTERLY CORNER OF
CONDOMIN]T]M MAP FOR VILLAGE INN PLAZA - PHASE IV CONDOMINIUMS,
ACCORDING TO THE MAP THEREOF RECORDED IN THE CLERK'S
RECORDS; THENCE, DEPARTING SAID WESTERLY LINE, THE FOLLOWING
NINE COURSES ALONG THE NORTHERLY, EASTERLY .A,ND SOUTHERLY LINES
OF SAID CONDOMINIIJM MAP FOR VILLAGE INN PLAZA - PHASE IV CONS:(1) NORTH 79 DEGREES 47 MTNUTES 08 SECOTTDS WEST 70.07 FEET;(2) SOUTH 32 DEGREES 56 MINUTES 27 SECOIIDS WEST 63.51- FEET;(3) NORTH 79 DEGREES 47 MINUTES 08 SECOITDS WEST 61.46 FEET;(4) SOI'TH 1-O DEGREES 1-2 MINUTES 52 SECONDS WEST 69.82 FEET, TO
THE NORTHERI-,Y FACE OF AN EXISTING BUILDING; (5) SOITTH 79
DEGREES 58 MINUTES 51 SECONDS EAST 6.35 FEET, ALONG THE
NORTHERLY FACE OF SAID EXISTING BUILDING; (5) SOUTH 10 DEGREES
O]- MINUTES 09 SECONDS WEST 5.41 FEET, ALONG THE EASTERLY FACE
OF SAID EXISTING BUILDING; (7) DEPARTING THE EASTERLY FACE OF
SAID EXISTING BUILDING, SOUTH 79 DEGREES 47 MINUTES 08 SECONDS
EAST 83.93 FEET; (8) NORTH 10 DEGREES 12 MINUTES 52 SECONDS
EAST 32.60 FEET; (9) SOUTH 79 DEGREES 47 MINUTES 08 SECONDS
EAST 67.05 FEET, TO THE SAID WESTERI.,,Y I,INE OF VILLAGE INN
PLAZA, A CONDOMINIIIM; THENCE THE FOI-TLTOWING THREE COURSES ALONG
SAID WESTERLY LINE: (1) SOUTH 09 DEGREES 30 MINUTES 00 SECONDS
WEST 50.91 FEET; (2) SOUTH 80 DEGREES 30 MINUTES 00 SECONDS
EAST s5.60 FEET; (3) SOUIH 09 DEGREES 30 MINUTES 00 SECONDS
WEST 7.46 FEET, TO THE NORTHERLY LINE OF VII.,IAGE INN PLAZA
PHASES I AND II, ACCORDING TO THE MAP THEREOF RECORDED IN BOOK
388 AT PAGE 855 OF THE CLERK'S RECORDS; THENCE THE FOLLOWTNG
FOI'R COURSES ALONG THE NORTHERI.,,Y AND WESTERLY LINES OF SAID
VILLAGE INN PI-,AZA PHASES I AND II; (1) NORTH B0 DEGREES 22
MINUTES 22 SECONDS WEST L2s.s9 FEET; (2) SOUTH 42 DEGREES 32
MINUTES 2l- SECONDS WEST 46-Ot FEET; (3) SOUTH 82 DEGREES 06
MINUTES 46 SECONDS WEST 49.48 FEET; (4) SOUTH 1-0 DEGREES l-3
MINUTES 02 SECONDS WEST 53.51 FEET TO THE NORTHEASTERLY CORNER
OF FORFEITURE OR REVERTER CLAUSE AMENDMENT TO CONDOMINIIJM MAP
oF VII_,,L,AGE INN PLAZA - PHASE V CONDOMINIIIMS, ACCORDING TO THE
MAP THEREOF RECORDED IN THE CLERK'S RECORDS,. THENCE THE
FOLLOWING THREE COURSES ALONG THE NORTHERLY LINE OF SAID
LAND TITLE GUARA}ilTEE COMPANY
This Policv valid only if Schedule B is attached.Page
Form AO/CHI
Order No. VC259282
Policy No. CTF.ll259282
Amount $2,7O0,000.00
SCHEDULE A
FORFEITURE OR REVERTER CLAUSE AMENDMENT TO CONDOMINII]M MAP OF
VILLAGE INN PL,,AZA - PHASE V CONDOMINIUMS: (1) NORTH 80 DEGREES
02 MINUTES 44 SECONDS WEST L06.72 FEET; (2) NORTH 09 DEGREES 57
MINUTES 1_6 SECONDS EAST 6.75 FEET; (3) NORTH 80 DEGREES 02
MINUTES 44 SECONDS WEST 52.23 FEET, TO THE WESTERLY LINE OF
SAID LOT M; THENCE NORTH 00 DEGREES 23 MINUTES 00 SECONDS WEST]-05.75 FEET, ALONG SAID WESTERLY LINE, TO THE NORTHWEST CORNER
OF SAID LOT M; THENCE, ALONG THE WEST L,,INE OF SAID LOT N, NORTH
OO DEGREES 23 MINI]:|ES OO SECONDS WEST 50.05 FEET, TO THE
SOUTHWEST CORNER OF SAID PARCEL DESCRIBED IN BOOK 230 AT PAGE
556 OF THE CLERK'S RECORDS; THENCE THE FOLLOWING TwO COURSES
ALONG THE SOUTHERLY AND EASTERLY LINES OF SAID PARCEL: (1)
SOUTH 79 DEGREES 45 MINUTES OO SECONDS EAST ]"47.36 FEET,. (2)
NORTH 10 DEGREES 1-4 MINUTES OO SECONDS EAST 147.43 FEET, TO THE
POINT OF BEGINNING, COIJNTY OF EAGI,E, STATE OF COLORADO.
PARCEL 5:
CONDOMINIIJM I]NITS 2 AND 3, VILLAGE INN PLAZA - PHASE TV
CONDOMINIIJMS, ACCORDING TO THE CONDOMTNTUM MAP RECORDED
DECEMBER ]-7, T992, IN BOOK 595 AT PAGE 910, AND AS DEFINED AND
DESCRIBED IN THE CONDOM]NII]M DECLARATION RECORDED DECEMBER 17,
1992 IN BOOK 596 AT PAGE 909, COU}flTY OF EAGI-,E, STATE OF
COLORADO.
LAND TITLE GUARANTEE COMPANY
This Policy valid only if Schedule B is att.ached.Page
rdrm io/cHr Order No. VC259282
SCHEDULE B
Policy No. CT8U259282
This policy does not insure against loss or damage (and the Companywill not pay costs, attorneys' fees or expenses) which arise byreason of:
General Except.ions:
l-. Right.s or claims of part.ies in possession not shown by thepublic records.
2. Encroachments, overlaps, boundary line disputes, or othermatters which would be disclosed by an accurate survey andinspect,ion of t.he premises.
3. Easement.s, or claims of easements, not shown by the public
records.
4. Any 1ien, or right Eo a lien, for services, labor, or materialheretofore or hereafter furnished, imposed by law and not shownby the public records.
1997 TAXES NOT YET DUE OR PAYABLE AND ASSESSME}TTS NOT YET CERTIFIED TO THE
TREASURERS OFFTCE.
5. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AI{D REMOVE HIS ORE
THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES
AS RESERVED IN UNITED STATES PATEIfI RECORDED JuIy 13, L899, IN BOOK 48 AT
PAGE 475.
7. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE
IINITED STATES AS RESERVED IN IINITED STATES PATENI RECORDED ,JuIy 1-3 , L899,IN BOOK 48 AT PAGE 475.
8. RESTRICTIVE COVENANTS WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE,
BUT OMITTING RESTRICTIONS, IF ANY, BASED ON RACE, COI,OR, REI.IGION, OR
NATIONAL ORIGTN, AS CONTAINED IN INSTRTTMENT RECORDED August 10, !962, IN
BOOK 1-74 AT PAGE 1-79.
9. RECIPROCAL EASEME}TT AGREEMENT BETWEEN VAIL VILLAGE INN, A COI-,,ORADO
CORPORATION, JAMM LTD., A COLORADO LTMITED PARTNERSHIP AND VAII-, VILLAGE INN
ASSOCIATES, A COLORADO GENERAL PARTIIERSHIP RECORDED JANUARY 3, 1983 IN BOOK
35]- AT PAGE 324.
l-0. TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED September 09, 1983IN BOOK 367 AT PAGE 833.
CONVEYANCE OF EASEMENTS BETWEEN VArL VILLAGE rNN, rNC., A COLORADO
CoRPoRATION AND F&L VArL VILLAGE INN PARTTIERSHrP, A COLORADO GENERAL
PARTNERSHIP RECORDED JULY 1.0, 1984 IN BOOK 388 AT PAGE 861-.
t_1-.o
Page 4
rot* i.ozcnr Order No. VC259282
SCHEDULE B
Policv No. CTEU259282
DECI.,,ARATION OF PARTIAL VACATION OF EASEME}ilI IN CONNECTION WITH SAID
EASEMENT RECORDED JULY 25, ]-985 IN BOOK 420 AT PAGE 741.
12. TERMS, COIIDITIONS AND PROVISIONS OF DECLARATION OF EASEME}frTS AND RIGHTS
RECORDED February 04, 1988 IN BOOK 478 AT PAGE 377.
13. TERMS, CONDITIONS AND PROVISIONS OF DECLARATION CONCERNING PARKING WITHIN
SPECTAL DEVELOPMENT DTSTRTCT 5 RECORDED July 10, 1984 IN BOOK 388 AT PAGE
855.
14. EASEMENTS, RESERVATIONS AND RESTRICTIONS AS SHOWN OR RESERVED ON THE
CONDOMINIIIM MAP RECORDED December 1-7, 1-992 TN BOOK 596 AT PAGE 91-0-
15. THOSE PROVTSTONS, COVENANTS AND CONDTTTONS, EASEMENTS AND RESTRTCTTONS,
WHTCH ARE A BURDEN TO THE CONDOMINIIJM IJNIT DESCRIBED IN SCHEDUI-,,E A, AS
CONTAINED IN INSTRIIMEIilT RECORDED Deceniber L7 , L992, fN BOOK 595 AT PAGE
909 -
]-6. TERMS, CONDITIONS AND PROVISIONS OF DECLARATION OF EASEMENTS RECORDED
DECEfiibEr 17, 1992 IN BOOK 596 AT PAGE 908 AND AS SHOWN ON ALTA/ACSM
PREPARED JULY 25, L996 BY EAGLE VALLEY SI'RVEYING, INC JOB NO. 854-5..
O (AFFEcrs PARCEr.,, 4 ALS')
l-7. TERMS, CONDITIONS AIIID PROVISIONS OF COVENANT RECORDED Deceniber 17, l-992 IN
BOOK 596 AT PAGE 911.
(ITEMS 5 THROUGH 17 AFFECT PARCEI., 1)
18. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE
THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES
AS RESERVED IN IJNITED STATES PATENT OF RECORD IN INSTRITME}TT RECORDED JULYL2, 1899 rN BOOK 48 AT PAGE 475.
19. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE
I]NITED STATES, AS RESERVED IN UNITED STATES PATENT RECORDED JULY ]-2, 1.899,IN BOOK 48 AT PAGE 475.
20, RESTRICTIVE COVENANTS, WHICH DO NOT CONTAIN A FORFETTT'RE OR REVERTER
CLAUSE, AS CONTAINED IN INSTRI]MENT RECORDED TN BOOK 1-74 AT PAGE 179.
21. EASEMENT TEN FEET IN WIDTH ALONG THE NORTHERLY PORTION OF LOT O AND P AS
SHOWN ON THE PI,AT OF.VAIL VILLAGE FIRST FILING.
22. EASEMENT AND RIGHT OF WAY AS GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION,INC., IN INSTRIIMEIIT RECORDED NOVEMBER t-9, L97r IN BOOK 222 AT PAGE 321, AND
AS SHOWN ON THE CONDOMINII]M MAP RECORDED NOVEMBER 19, 1982 IN BOOK 349 AT
PAGE 11.
Page 5
r'.i*i iozcnr Order No. VC259282
SCHEDULE B
Policv No. CT8U259282
23. EASEMENT GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION, INC., IN INSTRTJMENT
RECORDED JANUARY 2]-, 1983 IN BOOK 352 AT PAGE 397.
24. THOSE PROVTSTONS, COVENANTS AND CONDTTTONS, EASEMENTS AND RESTRTCTTONS,
WHICH ARE A BURDEN TO THE CONDOMINII]I4 T'NIT DESCRTBED IN SCHEDULE A, AS
CONTATNED IN INSTRIJMENT RECORDED Novedber l-9, 1-982, rN BOOK 349 AT PAGE 12.
25, RECIPROCAL EASEMENT AGREEMENT BETWEEN VAIL VILLAGE INN, A COLORADO
CORPORATION, .JAMM LTD., A COI,ORADO LIMITED PARTNERSHIP AND VAIL VII-JIJAGE INN
ASSOCIATES, A COLORADO GENERAL PARTNERSHIP RECORDED JANUARY 3, 1983 IN BOOK
35]- AT PAGE 324.
25- TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED September 09, 1983IN BOOK 367 AT PAGE 833.
27. EASEMENT BETWEEN VILLAGE INN PLAZA CONDOMINIW ASSOCIATION, A COLORADO NON-
PROFTT CORPORATION, VAIL VILLAGE INN, INC,, A COLORADO CORPORATION, .A,ND F &
L VATIJ VILLAGE PART\IERSHIP, A COLORADO GENERAL PARTNERSHIP IN DOCIJMEIfI
RECORDED JULY 10 , L984 IN BOOK 388 AT PAGE 862.
28. EASEMENTS, RESERVATIONS AND RESTRICTIONS AS SHOWN AND RESERVED ON THE
^-. RECORDED CONDOMINIIIM MAP OF VILL-A.GE INN PLAZA.
U (ITEMS ]-8 THROUGH 28 AFFECT PARCELS 2 AND 3)
29. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE
ITNITED STATES AS RESERVED IN IINITED STATES PATENT RECORDED JuIy 13 , !899,IN BOOK 48 AT PAGE 475.
30. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE
THEREFROM SHOULD THE SAME BE FOUIID TO PENETRATE OR INTERSECT THE PREMISES
AS RESERVED IN IINITED STATES PATENT RECORDED JuIy 13, 1899, IN BOOK 48 AT
PAGE 475.
31. RESTRICTIVE COVENAI\NS WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CI-.AUSE,
BUT OMITTING RESTRICTIONS, IF ANY, BASED ON RACE, COLOR, REI.,,IGION, OR
NATIONAL ORIGIN, AS CONTAINED IN INSTRUMENT RECORDED JULY 10, 1952 IN BOOK
1-74 AT PAGE 179.
32. EASEME}flI TEN FEET IN WIDTH ALONG THE NORTHERLY PORTION OF LOTS O AND P,
BLOCK 5-D AS SHOWN ON THE PLAT OF VAIL VILLAGE, FIRST FILING.
33. RECIPROCAL EASEME}i:T AGREEME}fT BETWEEN VAIL VILLAGE INN, A COLORADO
CORPORATION, JAMM LTD., A COLORADO LIMITED PARTNERSHIP, AND VAIL VILLAGE
INN ASSOCIATES, A COLORADO GENERAL PARTNERSHIP RECORDED JANUARY 3, 1983 IN
BOOK 35]- AT PAGE 324.
Page 5
,o.* io/.",Order No. VC259282
SCHEDULE B
Policv No. CT8U259282
34. UTILITY EASEMENT AS GRANTED TO HOLY CROSS EIJECTRIC ASSOCIATION, INC. IN
INSTRI'MEITT RECORDED ,'ANUARY 21, 1983 rN BOOK 352 AT PAGE 396.
35. TERMS, CONDITIONS AND PROVISIONS OF AGREEMEIIT RECORDED Septeilber 09, l-983IN BOOK 357 AT PAGE 833.
35. ENCROACHMENT OF BASEMEI{T AREA OF VILLAGE INN PI-,AZA AND VILLAGE INN PLAZA
PHASES I AND II O}frIO SI]BJECT PROPERTY AS SHOWN ON IMPROVEMENT LOCATION
CERTIFTCATE BY EAGLE VALLEY SURVEYTNG, INC., ,JOB NO. 854-5 DATED JrdLY 25,
1996.
37. ENCROACHME}TT AND ROOF OVERHANG OF VILLAGE INN PI,AZA PHASES I AND II ONTO
SI'BJECT PROPERTY AS SHOI^IN ON IMPROVEME}ST LOCATION CERTIFICATE BY EAGLE
VALLEY SURVEYTNG, rNC., JOB NO. 854-5, DATED Juty 26 , L996.
NOTE: EASEMENT AGREEMEMT IN CONNECTTON WITH SAID ENCROACHMEIIT wAS RECORDED
JULY 1-0, L9g4 IN BOOK 388 AT PAGE 861.
38. CONVEYANCE OF EASEMENTS BETWEEN VAIL VILI,AGE INN, INC., A COLORADO
CORPORATION AND F&I., VAIL VILI,AGE TNN PARTNERSHIP, A COLORADO GENERAI.,,
PARTNERSHIP RECORDED .JULY 1-0, 1984 IN BOOK 388 AT PAGE 861-.
DECLARATION OF PARTIAL VACATION OF EASEMENT IN CONNECTION WITH SAID
EASEMENT RECORDED JULY 25, 1985 IN BOOK 420 AT PAGE 741-.
39. TERMS, CONDITIONS AND PROVISIONS OF ENCROACIIMENT AND VIEW AGREEMENI
RECORDED December 22, L989 IN BOOK 520 AT PAGE 167.
40. TERMS, CONDITIONS AND PROVISIONS OF EASEMEIilT AGREEMEIfrI RECORDED April 14,
1992 IN BOOK 577 AT PAGE 628.
41. TERMS, CONDITIONS AND PROVISIONS OF RESTRICTIVE COVENANTS RECORDED April
23, 1992 IN BOOK 578 AT PAGE 368 AND RERECORDED APRIL 30, 1992 IN BOOK 578
AT PAGE 996.
42. TERMS, CONDITIONS AND PROVTSIONS OF DEED OF EASEMENT RECORDED May 1-8, 1-994IN BOOK 640 AT PAGE 621.
(ITEMS 29 THROUGH 42 AFFECT PARCEI-, 4)
43. EXISTING LEASES AND TENANCIES -
(AFFECTS ALL PARCELS)
44. DEED OF TRUST DATED OcEober 31, 1,997, FROM DAYMER CORPORATION N.V.,
ATVIILLES CORPORATION TO THE PUBLIC TRUSTEE OF EAGLE COI]NTY FOR THE USE OF
WESTSTAR BANK TO SECIJRE THE SUM OF $1 ,5L8,670.00 RECORDED Nowember 05,
1997, IN BOOK 742 AT PAGE 505 RECEPTION NO. 638453 AND RERECORDED NOVEMBER19, 1997 IN BOOK 743 AT PAGE 896 RECEPTION NO. 639843.
Page 7
Form AO/CHI Order No. VC259282
SCHEDI'LE B
Policy No- CTEU259282
ITEM NOS. ]- THROUGH 3 OF THE GENERAL EXCEPTTONS ARE HEREBY DEIJETED.
ITEM NO. 4 OF THE GENERAL EXCEPTIONS IS DELETED AS TO AIVY IJIENS RESULTING
FROM WORK OR MATERIAL CONTRACTED FOR OR FI'RNISHED AT THE REQUEST OF APOLLO
SKI REAI,TY, INC., A DEI,AWARE CORPORATION.
CHICAGO TITLE INSI'RANCE COMPANY SHAI-,IJ HAVE NO LIABILITY FOR AIVY IJIENS
ARISING FROM WORK OR MATERIAL FT'RNISHED AT THE REQUEST OF DAYMER
CORPORATION N.V., AI{TILLES CORPORATION.
Page 8
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ADDENDUM TO
APPLICATION FOR PLANNING AND ENVIRONMENTAL
COMMTSSTON APPROVAL
ADJACENT PROPERTY OWNERS
Gateway Condomj-nium Associatlon
c/o Stoltz Bros., Ltd.
1300 Market Street, Suite 300
Wilmington, DE 19801
Attn: Keith D. Stoltz
Vail Village Inn Pl-aza Condominium Assoc. I & II
c/o SIlfer Management
143 East Meadow Drive
Vai], Colorado 81657
Village lnn Plaza Condominium Assoc.
Phase III and Phase V
c,/o ,Joseph Staufer
100 East Meadow Drive
Vai1, Colorado 81657
Colorado Department of Transportation
C/O rJ Im NalI
606 So. 9cn Street
Grand Junction, Colorado 81501
Alpi-ne Standard
28 South Frontage Road West
Vail, Colorado 81657
FirstBank
I / Varl. ROad
VaiL, Colorado 81657
Sonnenalp Hotel-
82 East Meadow Drive
Vail, Colorado 81657
Holiday House
9 Vail Road
Vail-, Colorado
Condominiums
8L65'7
5
6.
9. Crossroads Condominium Association
c/o Maxine Mil-ler
143 East Meadow Drive, Suite 499A
Vai1, Colorado 81657
10. Trevi-na Ltd.
c,/o Maxine Miller
143 East Meadow Drive, Suite 499A
Vai-1, Colorado 81657
Questrons? Call thc Planning Staff at 479-2138
APPLICATION FOR PI,ANNING AND ENVIRONMENTAL
COMMISSION APPROVAL
A. TYPE OF APPLICATION:
tr Additional GRFA (250)
tr Bed and Brealdast
tr Conditional Use Permit
tr Major or E Minor Subdivision
tr Rezoning
tr Sign Variance
tr Variancc
tr Zoning CodeAmen&nent
B.DESCRIPTION OF THE REQUEST:
tr Amcndmcnt to an Approved Development Plan
tr Employee Housing Unit (Typc: )tr Major or tr Minor CCI Extcrior Alteration
(VailVillage)
tr Major or tr Minor CCII Extcrior Alteration
(Lionshead)
tr Special Development Dstrict
tr Major or E Minor Amcndmcnt to an SDD
O R IGINAL
GENERAL INFORMATION
This application is for any project requiring approval by the Planning and Environmental Commission. For spocific
information. see the submittal requirements for the particular approval that is requested. Thc application can not be
accepted until all required information is submitted. The project may also need to bc reviewed by thc Town Council
and/or thc Design Review Board.
(Dc LOCATION OF PROPOSAL: LOT BLOCK FILING
ADDRESS: lfr.r Elff t'€tFdA ++n E- B
NAME OF OWNER(S):
F. OWNER(S) S
C. NAMEOFREPRESENTA
H, FEE - SEE THE SI.JBMITTAL OR THE
STJBMIT THIS APPLICATI AL
DEPARTMENT OF DEVELO
VAIL, COLORADO
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AND FEETOTHE
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ADDENDUM TO
APPLICATION FOR PLA}TNING AND ENVIRONMENTAL
COMMISSION APPROVAT
AD'JACENT PROPERTY OWNERS
L. Gateway CondominiunAssociation
c/o Stoltz Bros., Ltd'
1300 l4arket Streetr Suite 300
Witmington, DE 19801
Attn: Keith D. Stoltz
2. Vail Village Inn Plaza Condominium Assoc' I & II
c/o SIifer Management
143 East Meadow Drive
Vail, Colorado 81657
3. Village Inn Plaza Condominium Assoc'
Phase III and Phase V
c,/o JosePh Staufer
100 East Meadow Drive
Vail, Colorado 81657
4. Colorado Department of Transportation
c/o ,Jim NaIl
606 so. 9th street
Grand Junction, Colorado 81501
5. AIPine Standard
28 South Frontage Road llest
ValI, Colorado 81657
6. FirstBank
1? Vail Road
Vail, Colorado 8l'657
1. SonnenalP Hotel
82 East Meadow Drive
ValI, Colorado 81657
8. HoIldaY House Condominiums
9 Vail Road
VaiI, Colorado 81657
9. Crossroads Condoninium Associationc./o Maxine Miller
143 East Meadow Drive, Sulte 499AVai1, CoLorado B165?
10. Trevina Ltd.
. c./o Maxine MiIIer
143 East Meadow Driver Suite 499AVal1, Colorado 81657
tr '\
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance wiih Section 12-3-6 of the Municipal Code of the
Town of Vail on December 28, 1998, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a Type ll Employee Housing Unit, at a proposed primary/secondary residence,
located at 765 Forest Road / Lot 8, Block 2, Vail Village 6'n Filing.
Applicant: Nancy Adam, represented by Fritzlen Pierce Smith ArchitectsPlanner: Brent Wilson
A request to amend the Vail Village Master Plan, regarding building height guidelines.
Applicant:
Planner:
Zehren & Associates
George Ruther
A request for a minor subdivision of Lot 4, Spraddle Creek Estates, to revise the building
envelope, located at 1094 Riva Glen/Lot 4, Spraddle Creek Estates.
Applicant: Harvey KinzelbergPlanner: Jeff Hunt
A request to amend the Town's "Public Accommodation" Zone District, Chapter 7 and
amendments to Chapter 15, Gross Residential Floor Area (GRFA), Town of Vail Municipal
Code.
Applicant: Johannes Faessler, represented by Braun Associates, Inc.
Planner: George Ruther
A request for a conditional use permit to allow for a professional office in the Austria Haus,
f ocated al 242 Easl Meadow Dr./ Part of Tract C. , Block 5D, Vail Village 1"' Filing
Applicant: Ginger Tofferi
Planner:George Ruther
A request for a major amendment to SDD #4, to allow for a fractional fee club and a change to
the approved Development Plan, located a| 1325 Westhaven Dr., Westhaven
CondominiumCascade Village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby RobinsonPlanner: George Ruther
A request for a worksession to discuss a proposed arena expansion at the Dobson lce
Arena, located at 321 East Lionshead Circle/ Lot '1 , Block 1, Vail Lionshead 2nd Filing.
Applicant: Vail Recreation District, represented by Odell ArchitectsPlanner: George Ruther
A request for a major amendment to SDD #4, to allow for the use of the tennis facility for special
events and conference facilities, located at 1300 Westhaven Dr. Cascade Village Area A.
Applicant: Vail Cascade Hotel and Club, represented by Chris HanenPlanner: George Ruther
TOWN COUNCIL AGENDA REOUEST
(Request form must be given to the Secretary to the Town Manager by 8:00 a.m. Thursdays.)
O MEETTNG DATE: March 17. '1998
n site Visit
tr Evening Meeting
(Prepare a separate Agenda Request for each agenda item. lf the agenda
item will be discussed at both a Work Session and an Evening Meeting, be
certain to check both boxes in this section and indicate time needed during
each meeling.)
X Work Session TIME NEEDED:45 min
TIME NEEDED:
TIME NEEDED:
WILL THERE BE A PRESENTATION ON THIS AGENDA ITEM BY NON-TOV STAFF?
tr No.
X YEs.
WLL THE PRESENTATION OF THIS AGENDA ITEM REQUIRE ANY SPECIAL EOUIPMENT?
X No.
D YES. Specifics:
WILL THERE BE MATERIAL TO BE INCLUDED IN COUNCIL PACKET FOR THIS ITEM?
tr No.
Vn YES. lf yes, is the material also for public distribution?
X Yes.
! No.
ITEM/TOPIC: Discussion of the development review process for a major amendment to Special
Development District #6 (Vail Village Inn). The major amendment would allow for the
construction the of the proposed Vail Plaza Hotel. The Vail Plaza Holel is to be located at 100
South Frontage Road East.
ACTION REQUESTED OF COUNCIL: Listen to a presentation on the proposal by the applicant
and provide staff with any direction the Council may have regarding the proposed SDD
amemdment and the development review process. Staff is most interested in having the Council
identiff any "red-flag" issues which the Council would like the applicant, slaff and PEC to address
during the development review process. The Council will have continuing opportunities to
comment on this proposal during regularly scheduled PEC Reporis and during the formal review
of the ordinance amending the SDD.
BACKGROUND RATIONALE: See the memorandum from the Community Development
Department to the Vail Town Council dated March 17, 1998
STAFF RECOMMENDATION: The Community Development Department will not be making a
recommendation at this time. A recommendation to the Town Council will be provided at the
TO:
FROM:
DATE:
SLIBJECT:
MEMORANDUM
Vail Town Council
George Ruther, Senior Planner
March 17, 1998
Discussion of the proposed major amendment to Special Development District #6,
and the discussion ofthe development review process for this request.
I. DEVELOPMENT R.OVIEW PROCESS
Pursuant to Section l2-9A-2 of the Municipal Code, in part, a major amendment is
defined as,
"Any proposal to change uses; increase gross residential floor area; change the
number of dwelling or accommodation units; modiff, enlarge or expand any
approved special development district."
Since the applicant proposes to change the uses and change the number of dwelling
and accommodation units on the site, staff has identified the applicant's request as a
major amendment.
In accordance with Section l2-9A-4 A-C of the Municipal Code, an approved
development plan shall be required prior to construction. The approved development plan
shall establish requirements regulating development, uses and other activities in the special
development district.
Additionally, the applicant shall be required to hold a pre-application meeting with the
Community Development Department prior to submitting a formal application. The
purpose ofthe meeting shall be to discuss the goals ofthe proposed special development
district, the Town's Master Plan and the review procedure which will be followed for
evaluating the application.
Further, the Planning and Environmental Commission shall conduct the initial review of
the amendment to the special development district. The review shall take place at a
regularly scheduled meeting. Following the Planning and Environmental Commission's
review, the Community Development Department shall forward a report to the Town
Council stating the PEC's findings and recommendations on the amendment request. The
Town Council shall then review the application based upon the information submitted. An
approval of the application by the Town Council shall require two readings of an
ordinance.
f:\everyone\council\mgmos\sdd6.3 I7
O I srAFF RECoMMENpATT'N
The staffis recommending that the above-described procedure be followed in reviewing
the applicant's major amendment to Special Development District #6. The staffwould
further recommend that the Town Council provide any direction they may have, at this
time, regarding this amendment to the applicant, staffand Planning and Environmental
Commission. Additional opportunities for Council input will be provided during regularly
scheduled PEC Reports to Council or joint worksessions, if deemed necessary by the
Council. Staffanticipates that the regularly scheduled PEC Reports would include staff
memoranda, full-size plan sheets and additional time on the agenda, if requested.
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HIT COPY
MEMBERS PRESENT
Galen Aasland
Ann Bishop
Diane Golden
Greg Moffet
John Schofield
Brian Doyon
Tom Weber
Site Visits :
PLANNING AND ENVIRONMENTAL COMMISSION
Monday, June 22, 1998
AGENDA
MEMBERS ABSENT
12:45p.m.1. Wieman -2662-2692 Cortina Lane
Driver: George
NOTE: lf the PEC hearing extends until 6:00 p.m., the board will break for dinner from 6:00 - 6:30 p.m.
Public Hearinq - Town Council Chambers 2:00 p.m.
1 . A request for an extension of a condfional use permit for the Lionshead Children's Tent, generally
located next to the Lionshead Children's ski school/Tract D, Vail Lionshead 1st.
Applicant: Vail Associates, represented by David ThorpePlanner: Christie Barton
APPROVED FOR ONE YEAR,
2. A request for a minor subdivision, to allow for an amended final plat to allow for interior
conversions, in Spraddle Creek Estates SuMivision.
Applicant: Mr. & Mrs. William EsreyPlanner: Dominic Mauriello
APPROVED WITH ONE CONDITIONL That the applicant provide a revised plat with all required signatures for recording.
A request for a wall height variance, to allow a 25-foot tall retaining wall to repair a failing retaining
wall, located at 2662 through 2692 Cortina Lane/Lots 7, E, I & 10 , Block B, Vail Ridge Subdivision.
Applicant: Homeowners, represented by Hans Wieman (Yenter Companies)Planner: George Ruther
APPROVED WITH ONE CONDITION1, That the applicant transplant andror replace a mlnlmum of 25 caliper inches of
Aspen trees and a minimum of 48 linear feet of Spruce trees between the top of
the wall and Cortina Lane.
A request for a worksession to discuss a major amendment to Special Development District No.
6, Vail Village Inn, to allow for a hotel redevelopment, located at 100 East Meadow Drive, Lots M
and O, Block 5D, Vail Mllage 1st.
3.
4.
Applicant:
Planner:
NO VOTE
Daymer Corporation, represented by Jay Peterson
George Ruther
5.A proposal to amend the zoning regulations to allow single-family and two-family structures to
expand by 500 sq. ft. or less in allowable Gross Residential Floor Area (GRFA), without compliance
with certain design requirements; allowing interior GRFA conversions for multiple-family structures
and reorganizing the condfional use section of the Zoning Regulations.
Applicant: Town of VailPlanner: Dominic Mauriello
APPROVED WITH ONE CHANGE
A request for a side setback variance, to allow for the construction of an additional garage, located
at 813 Potato Patch Drive/Lot 1, Block 1, Vail Potato Patch.
Applicant: Liz & Luc Meyer, represented by \Mlliam PiercePlanner: Dominic Mauriello
TABLED UNTIL JULY 13, 1998
A request for a minor subdivision, located at 1410 Buffehr Creek Road, Lot G-1 , Lion's Ridge
SubdMsion Filing 2.
Applicant: Eric Johnson, representing Leroy SchmidtPlanner: Dominic Mauriello
TABLED UNTIL JULY 13, 1998
A request for a conditional use permit, to allow for the construction of an inclined elevator, to be
located at 2701 Davos Trail/ Lot 15, Block B, Vail Ridge Subdivision.
Applicant: Homeowners, represented by Galen A. AaslandPlanner: Christie Barton
WTHDRAWN
A request for a worksession to discuss a setback variance, to allow for the extension of a 2nd
story deck, located at 5025 A Main Gore Place/Lot 5F, Sundial Phase l.
Applicant: Harry RuffaloPlanner: Christie Barton
IA'ITHDRAWN
10. Information Update
11. Approval of May 18,'1998 and June E, 1998 minutes.
The applications and information about the proposals are available for public inspection during regular
office hours in the project planner's office located atthe Town of Vail Community Development
Department, 75 South Frontage Road.
Sign language interpretation available upon request with 24 hour notification. Please oall 47$2356, Telephone for the Hearing lmpaired,
for information-
Community Development Department
Published June 19, 1998 in the Vail Trail.
6.
7.
8.
9.
TO:
FROM:
DATE:
SUBJECT:
FITEMPY
MEMORANDUM
Planning and Environmental Commission
Community Development Department
June 22, 1998
A request for a wortsession to discuss a major amendment to Special
Development District No. 6, vail Mllage Inn, to allor for a hotel redevelopment
located at 100 east meadow drive, Lots M & o, Block 5D, Vail Mllage First riting. .
Applicant: Daymer Corporalion, represented by Jay petersonPlannen George Ruther
I. DESCRIPTION OF THE REOUEST
The applicant, Daymer corporation, represented by Jay peterson, is proposing a majoramendment to,Special Developmenl District No. 6, Vaii Mtlage Inn. itre maloi amendment isintended to facilitate the hotel redevelopment. The redeveblment is proposed on the westportion of the Vail village Inn development also known as phase lV- ioniominiums.
The applicant is proposing to construcl the Vail Plaza Hotel. The Vail plaza Hotel is to be aneighi to nine story tall building. The hotel will be comprised of approximately 340 hotel rooms, 12fractional fee club unils, one residential penthouse, an approximately 17,000 sq. ft. of meeting -
and convention facility, on-site accessory restaurant and retail spaci, a 2s,000'sq. tt. spa anJfilness center, and approximately 445 underground parking spaces. Vehicular access to thehotel is intended to be off of the South Frontage Road.
In order to facilitate the construction of the Vail Plaza Hotel, existing structures within phase lV ofthe Vail Village Inn will nee_d to be removed. Specifically, the appliiant is proposing to demolish
the V-ail Village Inn Lobby Building and Condominiums, ihe hotil'rooms, airo braig'; Market onLot M.
II. BACKGROUND
In 1976, the Vail rown council passed ordinance No. 7, series 1g76, establishing
special Development Districts No. 6, Vail Village Inn, to ensure the unified and
coordinated development of a critical site to the Town of Vail, as a whole, and in a
manner suitable for the area in which it is situated_
In 1985, the vailrown council passed ordinance No. 1, series 1985, providing certainamendmenls to the approved development plan for special Developmint District No. 6.
h 1987, the Vail rown council passed ordinance No.14, series 1987, which amended
and modified Section 8 relating to the allowed density of the development plan for SpecialDevelopmeni District No. 5.
In 1992, the Vail rown council passed ordinance No. 9, series 1991, providing for
Yqglt$l
certein amendments to the approved development plan for Special Development District
No. 6, which relates specifically to phase lV.
. In 1992, the Vail rown council passed ordinance No. 2, series 1992, allowing for
modifications and amendmcnts to various sections of Speciat Devclopment District No, 6which related directly to Phase lV, and which made ccrtain changes to the approved
developmcnt plan for Special Development Dsiric{ No. 6 as thcy-relate to phise lV.
' In 199E, the Vail Town Council passed Ordinance No. 24, Serias ffiproviding certain
amendments to the approv€d development plan for Special Devefopment Oisfia ruo. S.
According to lhe ordinance_wtrich orilinalty established Special Developmenl District Nd. 6, theunderlayingzoning for the District is Public Accommodation. The purp6se of the Districl is toprovide additional areas in Town for mixed use development. ThE Diitrict has resulted in a
substantial increase in allowable density on the site of the Vail Mllage Inn. When originally
considering deviations from the underlying zoning in 1976, the Town Council found that such
deviations were acceptable as the community was to realize a substantial increase in the hotel
bed base. An increase in short-term accommodations has been a long standing objeciive of the
community.
III. DEVELOPMENT REVIEW PROCESS
The Town of Vail Municipal Code outlines lhe process by wtrich an application for an amendment
to an established Special Development Districl shall be reviewed. The foltowing is a description
of the review process:
According to section 12-9A-1, Purpose, of the Municipal code, lhe purpose of the special
Development District is,
"to encourage flexibility and creativity in the development of land in order to promote its
most appropriate use; to improve the design character and quality of the new
development with the Town; to facilitate the adequate and economical provision of slreets
and utilities; to preserve the natural and scenic features of open space areas; and to
further the overall goals of the community as stated in the Vail Comprehensive Plan. An. aPProved develoPment plan for a Special Development District, in conjunction with the
proPertys underlying zone district, shall establish the requirements for guiding
development and uses of property included in the Special Development Districl. The
Special Developmenl Districl does not apply to and is not available in the following zone
districts: Hillside Residential, Single-Family, Duplex, primary/Secondary."
Pursuant to section ',12-9A-2 of the Municipal code, in part, a major amendment is defined as,
"Any proposal to change uses; increase gross residential floor area; change lhe number
of dwelling or accommodation units; modify, enlarge or expand any approved special
development district."
since the applicant proposes to change the uses, change the number of dwelling and
accommodation units and to incrsase the gross rssidential floor arsa on the site, etafr hes
identified the applicant's raquest as a major SDD amendment.
ln accordance with Seciion 12-9A-4 (A)-(C) of the Municipal Code, in part,
"an approved development plan shall be required prior to construction. The approved
development plan shall establish requiremenls regulating development, uses and other
aclivities in the special development district."
Additionally, the applicant shall be required to hold a pre-application meeting w1h the communityDevelopment Department Priol!9 submitting a formalappti&tion. rtre-purpose of the meetingshall be to discuss the goats of the proposed special oevetopment oisiriH, tne Town,s MasrerPlan and the review procedure which will be foilowed for evaluating itr- aiprication.
Further, the Planning and Environmental Commission shall conduct the initial review of theamendment to the special development district. The rdview shall take place et a regularlyscheduled meeting. Following the Planning and Environmenial Commission,s revieil, the
9gT.tyniry Development Department shall fomrard a report to tn" fotrn Corncil stating thePEC's findings and recommendations on the amendment request. The Town Council shall thenreview lhe application based upon the information submitted. An approval of fne apfticafOn Oythe Town Council shall require two readings of an ordinence
In accordance with sec{ion 12-9A-8, Design criterie, of the Municpal code,
The following design criteria sha! be used as the principal criteria in evaluating the merits of thepfpo.sJg special development distrisl. lt shall be the bunlen of the appticant to demonstrate thatsubmittal material and the proposed development plan comply with e+h of the followingstandards, or demonstrate thal one or more of thein is not dpiticable, or that a practicaisolution
consistenl with the public interest has been achieved:
A. Compatibitity:
Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, OuitOing
height, buffer zones, identity, character, visual integ;ty and orientation.
B. Relationship:
Uses, activity and density which provide a compatible, efiicient and workable
relationship with sunounding uses and activity.
Parking And Loading:
compliance with parking and loading requirements as ouilined in chapter 10 ofthis Title.
Comprehensive Plan:
conformity with applicable elements of the vail comprehensive plan, Townpolicies and urban design plans.
Natural And/Or Geologic Hazard:
ldentification and mitigation of natural and/or geologic hazards that affect theproperty on which the special development district is proposed.
Design Features:
site.plan, b-uilding design and location and open space provisions designed toproduce a functional development responsive and sensitive to natural fLatures.
vegetation and overall aesihetic quality of the community.
Traffic:
A circulation syslem designed for both vehicles and pedestrians addressing 6nand off-site traffic circulation.
Landscaping:
Functional and aesthetic landscaping and open space in order to optimize andpreserve naturel features, recreation, views and funciion.
c.
D.
r.
\J.
H.
tv.
1.
Workable Plan:
Plasing plan or subdivision plan that will maintain a workable, functional andefficiEnt relationship throughout the development of the special developmentdistrict.
prscusstoN tssuEs
When considering proposals for redevelopment, the staff relies upon lhe Town's variousmaster plan and other relevant documents for guidance and dire&ion, staff anticipetesthat.we will again be reviarving the Town's masler plan documents and anallzing itreapplicant's proposal for compliance with the plans.' The fotlowing plans will 6e rriviewed:
. Vail Village Master Plan. Zoning Regulations. VEil Land Use Plan. Slreetscape Master Plan. Vail Transportetion Master Plan. Vail Village Urban Design Guide Plan
Are thes€ the appropriate documents for the staff to review'? what, if any, additional
information relative to the Town of Vail's planning documents would the commission
and/or thE Council like the staff to review and provide information on?
Additionally, on June 2, 1998, a tetter to the Planning and Environmental commission
was received by the community Development Department from John Dunn, of Dunn,
Abplanalp & christensen, P.c., on behalf of his clients. In the letter, the question of
masler plan conformance as it relates to the applicanl's proposal was raised. The staff,
with the assistance of the Town Attomey, will be reviewing the issue in greater detail. lf
in facl it is deter,mined that an amendment to any of the master plans must accompany
lhe cunent major sDD amendment proposal, the applicant has indicated they will mak-e
such applicalion. lt is anticipated that staff will make its determination on thii issue prior
to the next worksession on this application.
Bulk. Mass and Scale.
In preliminary discussions about the proposed hotel redevelopment, much has been said
about the bulk, mass and scale of the project. There is no doubt that, if approved in itspp!9!t configuration, the Vail Plaza Hotel will be one of the larger buildings in the Town
of Vail. Due to the location of the building and the scale of the p.j"a, thJ siaff will be
9qp!ryins the services of Jeff winston, of winston & Associates, inc., ot Boulcter, co.Jeff winston has served as the Town's Urban Design consultant for many of the more
significant projeas in Town.
At this time, based upon the information provided to date, staff would recommend the
Commission and the Council provide the staff and the applicant with any direction itiey
may have relative to the bulk, mass and scale of the project (i.e., is a &9 story building
appropriate in this location?, is a 225,000 square foot building appropriate on ihis sitei, is
the_ desig-n of the building compatible with the sunounding environmenl?, does the
building fit in wilh the conteld of the area and the character of Vait?, erc.)
2.
Emplovee Housing Reouirements
The Town has historically required developers of Special Development Districits toprovide employee housing within the community. Typicatly, ttre irrrn frr" identitied theincremental increase in employees generated a! a result 6f the new devetopment andlhen required the developer to provide deed-restricted housing for a ferceniage of thenew employees. In lhis instance, the developei has indicatedi desiie to provide deed-restricted housing. At this point however, it is unclear as to how the Town will determinethe housing need and where the housing should be provided.
Staff would recommend that the Commission and the Council provide the staff and theapplicant with direction on the issue of employee housing (i.e., how shall the neecl bedetermined?, what type of units shall be provided?, shouldthe units be new constructionor should deed restrictions be placed on existing units?, where shall the units beprovided; in town vs. down valley?, what shall oL tne time frame for prouioing the units?,public/private partnerships?, etc.)
Reports and Studies
Pursuant to the Town of Vail Municipal code, the Town can require the applicant tosubmit various reports and studies to aid in the review and consideration bi developmentapplications. In the instance of the Vail Plaza Hotel, the staff has identified the foll;wingreports and studies which we believe will be useful in considering the redevelopment
application:
. Environmenlal lmpact Assessmenl. TrafficlmpaciReport(pedestrian/vehicular). View Conidor Analysis. Fiscal lmpact Report. Urban Design Analysis
Are there any other reports or str,rdies that the Commission and/or Council wish to haveprepared relative to this application?
III. STAFF RECOMMENDATION
As this is a worksession only, staff will not be providing a formal recommendation at this time.Staff will provide a formal recommendalion on the applicanl's reguest at the time of a finalhearing. At this time, staff is requesting that the Plenning and Environmental commission andthe Town Council listen io the applicant's presentation oithe redevelopment proposal and
Provide staff with any direction the Planning and Environmental Commission and the TownCouncil may have_ regarding the proposed SDD amendment and the proposed developmentreview Process' Siaff is m.ost interested in having the Commission and ihe Council iaLntify any'?ed..flag' (i.e. height, density, treffic, mix of uses, etc.) issues which the Council would likgthe'applicant and staff to address during the developmeni review process. sr"r *iir *niin;;ii -
provide opportunities for both the Planning and Environmental Commission anct the TownCouncil to comment on the proposal.
3.
4.
F:\EVERYON E\PECWEMoS\9EDAMAR.622
Fil.E C0Pr
Vail Plaza Hotel Fact Sheet
The following fact sheet provides information on the proposed Vail Plaza Hotel.
Proposal
The major componcnts of the hotel include 27 6 hotel rooms, l5 part+ime fractional fee units, I
condominium, a 20,000+ square foot confercnce and convention facility, a 30.000+ square foot
spa and recreation facility, two rcstaurants, retail spaces and 360+ undcrground parking spaces.
Existing Development
Vail Village Inn
r Special Development District No. 6
r Adoptcd by Ordinance No. 7, Series of 1976
o Amendmene Resolution No.9178, Ordinance No. 44183, 1185, 14187,24189, 19/91, &2192
o Underlying zoning of Public Accommodation
The current proposal proposes amendments to Phase lV of the Vail Village Inn Plaza only. No
changes are proposed to Phases IJII or V.
Total Building Square Footage: approx. 428,000 gross square feet
Dcvclopment Public 1992 1998Standards Accommodation Apnroval ProDosal
GRFA 80% or 120,400sq.ft. 83oh or 124,527 sq.ft. 860/o or 129,250 sq.ft.
Density* 25 du/acre 24.7 dulacre 44.6 du/acre
Units 86 units 148 units min. 292 units **
170 units max.
Parking 411 spaces 373 spaces 362 spaces (-49)
Building Hcight 48 ft. 67 ft. 95 ft.'ft*"k
(sloping roof)
Employee Housing none required two required not yct dctermined
Common Area 35% or 42,140 sq.ft. N/A I ****82o/o o(
approx. 105,000 sq.ft.
+ 2 AU's = I DU for density calculation purposes** 276 hotel rooms/l5 fractional fse units/l condominium:':t* Subjcct to change as additional information is needed to d€tcrmine actual proposed heighl:t:F:*:r Common Areas include parking, lobbies, stor:rge, spa, convention area, meeting rooms, etc.
nole: deviations from undcrlfng zoning are shown in BOLD
Public Benefits
According to the Municipal Code, it shall be the burden of thc applicant to demonstrate that any
deviation from ttre development standards of the underlying zoning provide public benefis that
outweigh the adverse cffect ofsaid deviation.
The applicant has identified the following public benefits of the Vail Plaza Hotcl:
l. A significant increasc in the Town's supply of short-term overnight accommodations
2. Thc addition ofa state ofthe art major conference and convention facility
3. The provision of employee housing to offset the increase in employee demand
4. Substantial streebcape improvements to Vail Road and thc South Frontage Road
5. Creation of new commercial store fronts along Vail Road
6. The infill redevelopment of existing older, outdated hotel rooms and facilities
7. A sizeable contribution to the Town's sales tax rcvcnues
Discussion Issues
The Community Dwelopment Deparnnent has idcntified the following issues for discussion. Wc
believe that is would be bcncficial to the staffand the applicant if these issues wcre discussed and
dircction on each of the issues was provided.
l. Requirement for employee housing.
O
2. Bulk/mass/scaleoftheproposedhotel.
3. Proposed deviations from the Public Accommodation Zone District development standards.
4. Compliance with the Vail Village Master Plan.
r'l
PLANNING AND ENVIRONMENTAL COMMISSION
MEMBERS PRESENT:
Greg Moffet
John Schofield
Galen Aasland
Diane Golden
Ann Bishop
Brian Doyon
Tom Weber
O christie Barton gave an overview of lhe memo.
FII,E r;r/PY
June 22, 1998
Minutes
MEMBERSABSENT: STAFF PRESENT:
Dominic Mauriello
George Ruther
Christie Barton
Brent Wilson
Patty McKenny
Public Hearinq
The meeting was called to order by Greg Moffet at 2:00 p.m.
2:00 p.m.
1. A request for an extension of a conditional use permit for the Lionshead Children's Tent,
generally located next lo the Lionshead Children's ski school / Tract D, Vail Lionshead
1st.
Applicant: Vail Associates David ThorpePlanner: Christie Barton
Tom Larson explained the specific uses for the tent. He reiterated that this request was for an
extension of the conditional use permit for use during the ski season only through the year 2002.
At that time, it is hoped that their situation would be resolved with the completion of the
redevelopment of Lionshead.
Dave Corbin, Vail Resorts, talked about facilities and whether or not their needs were being met.
He asked that the Commission consider allowing this use until the Lionshead Redevelopment
Plan is complete. He proposed returning with a comprehensive site plan along with the
redevelopment of the Lionshead area.
No public comment was given.
Galen Aasland could support the conditional use permit for a one year period only. He would not
agree to any more than that time period.
Ann Bishop would support the request for the conditional use permit. She believes that children
do benefit from this use.
Diane Golden asked about Eagle County children using this facility. Tom Larson identified the
time frames that the different schools used the facility. She would support one year on the
extension for the conditional use permii.
Planning and Environmental Commission
Minutes
June 22. 1998
Tom Weber was concerned about impacts on the surrounding people. lt seemed it was being
used in a more permanent nature rather than a temporary nature (with the utilities).
Brian Doyon was concerned about safety issues for the children. He encouraged them to find
another location for this type of activity; he raised the idea that no efforts had been made on their
part in finding another location.
John Schofield was also concerned about the fact that the company uses this site / tent more as
a permanent location and not temporary.
Greg Moffet raised the fact that this was also discussed one year ago and that he did not support
extending the conditional use permit.
Galen moved to approve the request for an extension of a conditional use permit for one year
only and that the applicant can not return to make another request for this purpose again.
Diane Golden seconded the motion and it passed with a 4 to 3 vote. (Supported motion -
Aasland, Golden, Bishop, Schofield; Opposed - Weber, Doyon, Moffet).
2. A request for a minor subdivision to allow for an amended final plat to allow for interior
conversions in Spraddle Creek Estates Subdivision.
Applicant Mr. & Mrs. William EsreyPlanner: Dominic Mauriello
Dominic presented an overview of the request for a minor subdivision to allow for an amended
final plat to allow for interior conversions in Spraddle Creek Estates Subdivision.
No public comment was made.
John Schofield moved to approve a request for a minor subdivision to allow for an amended final
plat to allow for interior conversions in Spraddle Creek Estates Subdivision in accordance with
the staff memo including one condition, that the applicant provide a revised plat with all required
signatures for recording.
Ann Bishop seconded the motion and it passed unanimously.
3. A request for a wall variance to allow a 25 foot tall retaining wall to repair a failing
retaining wall, locaied at 262 through 2692 Cortina Lane / Lots 7, 8, 9 & 10, Block B, Vail
Ridge Subdivision.
Applicant: Homeowners, represented by Hans Wieman (Yenter Companies)
Planner: George Ruther
George Ruther presented the request for a wall variance to allow a 25 foot tall retaining wall to
repair a failing retaining wall, located at 262 through 2692 Cortina Lane / Lots 7, 8, 9 & 10, Block
B, Vail Ridge Subdivision. Staff recommended approval with one condition as noted on page 4
of the memo.
Planning and Environmental Commrssron
Minutes
June 22,1998
No public comment was given.
Galen Aasland was pleased with this request. Hee looked foruard to the completion of the work,
it has been much needed.
John Schofield moved to grant the request for a wall variance to allow a 25 foot tall retaining wall
to repair a failing retaining wall, located at 262 through 2692 Cortina Lane / Lots 7, 8, 9 & 10,
Block B, Vail Ridge Subdivision in accordance with the findings in the staff memorandum and the
conditions.
Galen seconded the motion and it passed unanimously.
4. A request for a work session to discuss a major amendment to Special Development
District No. 6, Vail Village Inn, to allow for a hotel redevelopment, located at 100 East
Meadow Drive, Lots M and O, Block 5D, Vail Village 1st.
Applicant: Daymer Corporation, represented by Jay PetersonPlanner: George Ruther
George Ruther provided a brief summary of the major amendment to Special Development
District No. 6, Vail Village Inn, to allow for a hotel redevelopment, located at 100 East Meadow
Drive, Lots M and O, Block 5D, Vail Village 1st.
Jay Peterson, representing Daymer Corporation, made the development presentation of the Vail
Plaza Hotel, currently known as the Vail Village Inn, to the Planning and Environmental
Commission. Zehren & Associates presented the design work and model for the project.
Peterson explained the reasons why the project would be good for Vail, mainly due to the
absence of a major conference hotel in Vail. He requested some direction from the Commission
regarding this project. Jack Zehren presented two drawings reflecting the hotel at 350 rooms
and one with approximately 300 rooms. He presented the philosophy behind how the number of
rooms was chosen. Adjustments in scale of mass & bulk were shown on the model as well.
Greg Moffet asked that the discussion proceed following the "discussion points" in the memo as
written by George Ruther.
Discussion lssues
1. Compliance with Town of Vail Master plan & other relevant documents2. Bulk, Mass and Scale3. Employee Housing Requirements4. Reports & Studies
Staff noted that there were several relevant studies in order to proceed in the decision making
process on this project.
Greg Moffet asked for public commeni after the applicants finished their presentation.
Jack Curtin, Curtin-Hill Sports, expressed support for this p@ect; especially for the hotel
concept. His concern was with the loss of hotel rooms in Vail. Some discussion took place
between Mr. Curtin and the Commission with regard to each discussion issues as identified
above.
Planning and Environmental Commrsson
Minutes
Iune 22,1998
Howard Rapsen, a Secret Garden, also stepped fonrvard to express support of the project and
that he thought in general, Vail needed some redeveloping and the addition of hotel rooms might
be part of the answer.
Discussion on Bulk, Mass and Scale:
Staff identified that this project would be one of the larger buildings in terms of bulk, mass and
scale, in lhe Town of Vail if built. At this point, staff was interested in input from the Commission
regarding this discussion point.
Tom Weber was comfortable with the bulk, mass and scale of this project. He was in agreement
that there was a need for hotel rooms in Vail. He thought that even though it does impact the
Gateway Building, it was the most appropriate location for a hotel project of lhis size.
Brian Doyon was in agreement with Tom. He was concemed with issues such as traffic impacts
and sidewalk circulation.
John Schofield asked about conducting a traffic study, especially as the project would relate to
the roundabout. He was comfortable with the bulk, mass and scale of the project.
Galen Aasland supports the overall concept of the project. He indicated that he thought the
building was two stories too tall, that there was too much height. However, his biggest concern
was with the urban mall scheme. He was more interested in trying to get people to come out
onto the slreets. In summary, he suggested buying more property to accommodate the number
of hotel rooms allowing the project to stay lower in height.
Ann Bishop was comfortable with the bulk, mass and scale of the project. She believed there
was a great need for this conference facility in Vail. She was also pleased with the recreational
services the project would offer to its guest.
Diane Golden was also in favor of this concepi, the need for a conference hotel. She understood
the need for the bulk, mass and scale of the project in order to support the meeting / conference
concept. She expressed some concem about the view from the roundabout-
Greg Moffet stated that the history of smaller hotels (i.e., Marriott, Westin, HRBC) indicated that
sufficient occupancy levels could not be attained without a critical mass of number of rooms and
square footage of conference facility. He stated that he was tired of a process that required
applicants to ask for more than was ideal because the process demanded a pound of flesh-it is
dishonest! He mentioned ihat this project would likely address some of the TOV & Vail
Associates task force efforts in how to generate more business in Vail year-round. He expressed
concem about long{erm financing implications, i.e. hotel foreclosures, too many parking spaces,
and the development review process. He thought it would be most appropriate to request
Council's review of the project at a preliminary level. All parties agreed to this idea of an early
joint session with the Town Council. Moffet then asked Jay Peterson to bring information about
the number of rooms at resort holels to the next meeting.
Planning and Environmental Commission
Mnutes
June 22, 1998
Discussion of Emplovee Housinq Requirements
Staff noted that historically the Town has required developers of Special Development Districts to
provide employee housing with the community. The question remains as to how the Town will
determine the housing need and where the housing should be provided.
The applicant commented on this issue indicating they would commit to provide employee
housing, but preferably in Vail. Peterson cited that unfortunately, there are not many sites lefl for
sale. There primary interest is in providing new units in Vail for a certain percentage of the
employees.
There was no public comment.
Galen Aasland agreed with Jay Peterson that housing should be provided.
Ann Bishop stated that the hotel rooms needs to support the business.
Diane Golden agreed with the idea that the applicant would try to provide new employee units in
Vail.
Tom Weber hoped that this employee requirement would not prevent this project from moving
forward.
Brian Doyon stated that putting employee housing down valley does not help Vail. He also
thought that there were too many parking spaces.
John Schofield requested the applicant not reduce parking. He expressed concem overthe idea
that the employer would not be able to meet the requirements of employee housing.
The majority of members did not wish to eliminate parking. Overall, the members were in
support of the concept of this project, however, there was some concern about the height of the
building and the number of hotel rooms.
5. A proposal to amend the zoning regulations to allow single-family and two-family
structures to expand by 500 sq. Ft. or less in allowable Gross Residential Floor Area
(GRFA), without compliance with certain design requirements; allowing interior GRFA
conversions for multiple-family structure and reorganizing the conditional use section of
the zoning regulations.
Applicant: Town of VailPlanner: Dominic Mauriello
Dominic explained the request as described in his memo, the drafting of an ordinance which
would clarifo when a nonconforming site must be upgraded to meet the Design Review
Guidelines. He identified the proposed changes amending Title 12, Zoning Regulations, as the
1) Design Review Trigger, 2) 250 Ordinance, 3) Interior Conversions, 4) Conditional Uses.
There was no public comment and no Commission comment.
Planning and Environmental Commission
Minutes
June 22, 1998
1r
John Schofield moved to recommend to the Town Council the proposed amendments to Title 12,
Zoning Regulations, Chapters ll Design Review, 15, Gross Residential FloorArea, and 16
Conditional Use Permits and including the change that the dwelling unit be upgraded, not the
entire site. Ann Bishop seconded the motion. The motion passed unanimously.
6. A request for a side setback variance, to allow for the conslruction of an additional
garage, located at 813 Potato Patch Drive/Lot 1, Block 1, Vail Potato Patch.Applicant: Liz & Luc Meyer, represented by William PiercePlanner: Dominic Mauriello
7. A request for a minor subdivision, located al 1410 Buffehr Creek Road, Lot G-1, Lion's
Ridge Subdivision Filing 2.
Applicant: Eric Johnson, representing Leroy SchmidtPlanner: Dominic Mauriello
Brian Doyon moved to table ltems No. 6 and No. 7, as noted above on the agenda until the July
13, 1998 meeting. Tom Weber seconded the motion and it passed unanimously.
Items No. 8 and No. 9, as follows, were withdrawn:
8. A request for a conditional use permit, to allow for the construction of an inclined elevator,
to be located al2701 Davos Trail/ Lot 15, Block B, Vail Ridge Subdivision.
Applicant: Homeowners, represented by Galen A. AaslandPlanner: Christie Barton
9. A request for a work session to discuss a setback variance, to allow for the extension of
a 2nd siory deck, located at 5025 A Main Gore Place/Lot 5F, Sundial Phase l.
Applicant: Harry RuffaloPlanner: Christie Barton
10. Information Update
It was noted that the Town Council would be presented with a report on the issue of "employee
generation" at the work session on Tuesday.
11 . Approval of May 18, 1998 and June 8, 1998 minutes.
John Schofield moved lo approve minutes from May 18, 1998. Ann Bishop seconded the
motion. The motion passed unanimously.
Tom Weber moved to approve the minutes from June 8, 1998. Brian Doyon seconded the
motion. The motion passed. Diane Golden and Greg Moffet abstained due to being absent at
that meeting.
Diane Golden moved to adjoum. Ann Bishop seconded the motion. The meeting adjourned at
4:30 p.m.
Planning and Environmental Commission
Mnutes
Iune22,1998
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TOWN COUNCIL AGENDA REOUEST
(Request form must be given to the Secretary to the Town Manager by 4:00 p.m.
Wednesdavs.)
MEETING DATE: October6. 1998
(Prepare e separate Agenda Request for each agenda item. lf the
agenda item will be discussed at both a Work Session and an Evening
Meeting, be certain to check both boxes in this section and indicate time
needed during each meeting.)
Work Session TIME NEEDED : 30 min
Evening Meeting TIME NEEDED :
Site Visit TIME NEEDED :
WLL THERE BE A PRESENTATION ON THIS AGENDA ITEM BY NON-TOV STAFF?_x_ No.
YES. Specifics:
WILL THE PRESENTATION OF THIS AGENDA ITEM REQUIRE ANY SPECIAL EQUIPMENT,
i e. overhead projector, etc.?
_x_ No.
YES. Specifics:
WILL THERE BE MATERIAL TO BE INCLUDED IN COUNCIL PACKET FOR THIS ITEM?
NO.
_X_ YES. lf yes, is the material also for public distribution?
_X_ Yes.
No.
ITEM/TOPIC: A presentation of the revised plans for the proposed redevelopment of the Wl
site and the construction of the Vail Plaza Hotel. The Vail Plaza Hotel is to be located at 100
South Frontage Road Easi.
ACTION REQUESTED OF COUNCIL: Listen to a presentation on the prbposec redevelopment
and construction of the Vail Plaza Hotel by the applicant and his representatives. Following the
presentation, staff is requesting that the Vail Town Council provide direction to the staff and
the applicant with regard to the proposed project.
BACKGROUND RATIONALE: On June 22, 1998, the applicant held a worksession with the
Planning and Environmental Commission to discuss the proposed Vail Plaza Hotel. In
preparation of that meeting, the Community Development drafted a memorandum to the
Commission. The memorandum identified four general issues which we believed the
Commission and the applicant should discuss. Staff would recommend that the Council and
the applicant have a similar discussion on the very same issues. A copy of the June 22
nirrorandum has been attached for reference.
STAFF RECOMMENDATION: As this is a worksession meeting, staff will not be providing a
recommendation at this time. Staff will provide a formal recommendation at the time of final
Georoe Ruther
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PLANNING AND ENVIRONMENTAL COMMISSION
Monday, Oclober 26, 1998
FINAL AGENDA
Proiect Orientation / LUNCH - Communitv Development Department
FILT COPY
12:00 p.m.
MEMBERS PRESENT
Greg Moffet
John Schofield
Galen Aasland
Diane Golden
Ann Bishop (left at 5:00p.m.)
Brian Doyon (left at 3:55 p.m.)
Tom Weber
Site Visits :l:00 p.m.
1. Thrifty - 1295 S. Frontage Road2. Forey- 1755 West Gore Creek Drive3. Bemdt - 756 Potato Patch
George
NOTE: lf the PEC hearing extends until 6.00 p.m,, the board will break for dinner from 6:00 - 6:30 o.m.
Public Hearino - Town Council Chambers 2:00 p.m.
1. A request for a worksession to review and provide comments on the proposed Lionshead
Master Plan.
Applicant: Town of VailPlanner: . Lionshead Master Plan Team
WORKSESSION - NO VOTE
2. A rezoning and major subdivision for property previously unzoned and owned by the
United States Forest Service and transfened to the Town of Vail, pursuant to the Land
Ownership Adjustment Agreement to Primary/Secondary Residential District and Natural
Area Preservation District (NAPD), for property located at Rockledge Road/ Lots 2, 4,7,
8A, 94, and 15, Block 7 Vail Village First Filing; Lots 3A and 38, Resubdivision of Lot 3
Block 7 Vail Village First Filing; Lot 10A, Resubdivision of Lot 10 Block 7 Vail Village First
Filing; Lot 138 Resubdivision of Lot 13 Block 7 Vail Village First Filing; and Govemment
Lot 3, all in Section 7, Township 5 South, Range 80 West of the Sixth Principal Meridian.
Applicant: Town of VailPlanner: Dominic Mauriello
MOTION: Galen Aasland SECOND: John Schofield VOTE: 7-0
APPROVED
MEMBERS ABSENT
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Driver:
KEX
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' o1 q F tt *t A |lzgning and major subdivision for property previously unzoned and owned by the
: ' Unite!{ States Forest Service and transfened to the Town of Vail, pursuant to the Land- Ownetship Adjustment Agreement to Primary/Secondary Residential District and Natural
Area Preservation District (NAPD), for property located at Ptarmingan Road/ Lots 1
through 6, Block 5, Vail Village Seventh Filing, and Govemment Lot 3; all in Section 8,
Township 5 South, Range 80 West of the Sixth Principal Meridian.
Applicant: Town of VailPlanner: Dominic Mauriello
MOTION: Galen Aasland SECOND: John Schofield VOTE: 7-0
APPROVED
4. A request for a front and side setback variance, to allow for an addition to an exiiting
single-family residence, located al 1755 West Gore Creek Drive / Lot 6, Vail Village West
#2.
Applicant: Daniel and Karen Forey, represented by the Keating PartnershipPlanner: Jeff Hunt
MOTION: John Schofield SECOND: Diane Golden VOTE: 6-0
APPROVED
5. A request for a site coverage variance from Section 12-21-14E of the Zoning Regulations
and a front setback variance, to allow for the construction of a new single-family
residence with a Type ll EHU, located at 756 Potato Patch / Lot 4, Block 2, Potato Patch.
Applicant: Wolfgang Bemdt, represented by Steven RidenPlanner: Allison Ochs
MOTION: John Schofield SECOND:Ann Bishoo VOTE: 6-0
TABLED UNTIL NOVEMBER 9, 1998
6. A request for a worksession to discuss a major amendment to Special Development
District No. 6, VailVillage Inn, to allow for a hotel redevelopment, located at 100 East
Meadow Drive, Lots M and O, Block 5D, Vail Village 1st.
Applicant: Daymer Corporation, represented by Jay PetersonPlanner: George Ruther
MOTION: John Schofield SECOND:Ann Bishop VOTE; 7-0
TABLED UNTIL NOVEMBER 23, 1998
7. A request for a Major SDD Amendment and Conditional Use Permit, to allow for a
"transportation business" within SDD #4, located at 1295 S. Frontage Road/Cascade
Village.
Applicant: Thrifty Car Rental, represented by Rudy & AssociatesPlanner: George Ruther
MOTION: John Schofield SECOND: Ann Bishop VOTE: 6-0
RECOMMEND APPROVAL - MAJOR SDD AMENDMENT
MOTION: John Schofield SECOND: Diane Golden VOTE: 5-0
TABLED UNTIL NOVEMBER 9, 1998. CONDITIONAL USE PERMIT
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8. A requesi for a front setback variance, to allow for the reconstruction of a garage within
the front selback, located at 756 Forest Road / Lot 12, Block 1, Vail Village 6rh Filing.
Applicant: Emmet and Toni Stephenson, represented by Kevin EbertPlanner: George Ruther
WITHDRAWN
9. Information Update
10. Approval of October 12, 1998 minutes.
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office located al the Town of Vail Community
Development Department, 75 South Frontage Road.
Sign language interpretation available upon requ€st with 24 hour notification. Please call 47$2356, Tetephone for the
Hearing lmpaired, for information.
Community Development Department
y'
ruMPYI
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VAI LPLAZTHOTEL
Redevelopment Proposal
Planning & Environmental
Commission
Memorandum
1t11t99
o
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: January 11, 1999
SUBJECT: A request for a final review of a major amendment to Special Development District
#6, Vail Village Inn, to allow for a hotel redevelopment to Phase lV, located at 100
East Meadow Drive/Lots M, N, & O, Block 5-D, Vail Village First Filing.
Applicant Daymer Corporation, represented by Jay PetersonPlanner: George Ruther
I. DESCRIPTION OF THE REOUESTS
The applicant, Daymer Corporation, represented by Jay Peterson, is proposing a major
amendment to Special Development Disrid #6, Vail Village Inn. The major amendment is
intended to facilitate the redevelopment ol the existing Vail Village lnn, Phase lV Condominiums
and allow for the construction of the Vail Plaza Hotel. The current proposal proposes to
amendments to Phase lV of the Vail Village lnn Plaza only. No changes are proposed to Phases
l-lll or V.
The Vail Plaza Hotel provides a substantial increase in the total number of short{erm
accommodation units in the Town of Vail. The applicant is proposing to construct 276
accommodation unils (hotel rooms), '15 part-time fractional fee club units, and 1 condominium.
The Vail Plaza Hotel also includes 2 restaurants; each with outdoor dining areas, 8,600 square
feet of retail space along Vail Road and along an intemal pedestrian mall, and a conference
facility totaling 21 ,000 square feet in size, a 28,000 square foot full service spa and health club
facility and approximately 394 underground parking spaces.
According to the Town of Vail Municipal Code, it shall be the burden of the applicant to
demonstrate that any deviation from the development standards of the underlying zoning provide
public benefits that outweigh the adverse etfect of said deviation. The applicant has identified the
public benefits the community will realize as a result of the redevelopment of the Vail Village Inn
site. The public benefits identified by he applicant include:
1. An increase in the annual hotel occupancy rate through the redevelopment of an older,
existing hotel.
2. A significant increase in the Town's supply of short-term, overnight accommodations to serve
our guests and visitors.
3. The creation of a commercial/retail space link connecting the Vail Gateway Building and the
Vail Village lnn Plaza commercial spaces to the pedestrian traffic along East Meadow Drive-
4.The implementation of the Town of Vail Streetscape Master Plan along the South Frontage
Road, Vail Road and East Meadow Drive.
The construction of a world-class "anchor'' hotel providing a highlevel of guest service.
The creation of a major conference and convention center providing accommodations for
upwards of 1,000 attendees and their families.
The construction of employee housing to off-set the demand resulting from the
redevelopment ol the hotel project.
A sizeable annual contribution to the Town's sales tax revenue
BACKGROUND
In 1976, the Vail Town Council passed Ordinance No. 7, Series 1976, establishing
Special Development Districts No. 6, Vail Village lnn, to ensure the unified and
coordinated development of a critical site to the Town of Vail, as a whole, and in a
manner suitable for he area in which it is situated.
In 1985, the Vail Town Council passed Ordinance No. 1, Series 1985, providing certain
amendments to the approved development plan for Special Development District No. 6.
In 1987, the Vail Town Council passed Ordinance No.14, Series .1 987, which amended
and modified Section I relating to the allowed density of the development plan for Special
Development District No. 6.
7.
8.
il.
. In 1991 , the Vail Town Council passed Ordinance No. 9, Series 1991 , providing for
certain amendments to the approved development plan for Special Development District
No. 6, which relates specifically to Phase lV.
. In 1992, the Vail Town Council passed Ordinance No. 2, Series 1992, allowing for
modifications and amendments to various sections of Special Development District No. 6
which related directly to Phase lV, and which made certain changes to the approved
development plan for Special Development Dislrict No. 6 as they relate to Phase lV. An
analysis of the 1992 approval is provided in Section lll of this memorandum.
When originally considering deviations from the underlying zoning in 1976, he Town Council
found that such deviations were acceptable as the community was to realize a substantial
increase in the hotel bed base. An increase in short-term accommodations has been a long
standing objective of our resort community.
The existing Vail Village Inn Phase lV is a mixed use development. The current uses on the site
include 78 hotel rooms, a restaurant and bar comprising approximately 5,400 square feet, 1,950
square feet of commerciaUretail area (Craig's Market), a surface parking lot and one residential
condominium. The total square footage of the existing building is approximately 44,150 square
feet-
o
According to the Official town of Vail Zoning Map, the applicant's property is zoned public
Accommodation. Pursuant to the Town of Vail Municipal Code, the Public Accommodation Zone
district is intended.
" to provide sites for lodges and residential accommodations for visilors, together
with such public and semi-public facilities and limited professional oftices, medical
facililies, private rscreatlon, and related visitor oriented uses as may appropriately
be located in the same dislricl. The Public Accommodation District is intended to
ensure adequate light, air, open space, and other amenities comrnensutale with
lodge uses, and lo maintain the desirable resort qualities of the District by
establishing appropriate site development standards. Additional nonresidential uses
are permilted as condilional uses which enhance the nature of Vall as a winter and
summer recrealion and vacation community, and where permitted are intended lo
function compatibly with the high density lodging character of the District. The
Public Accommodation Dislrict ls intended to provide sites for lodging units at
densities not to exceed twenty five (25) dwelling units per acre. (Ord. 30(1977) g Z:
Ord. 8(1973) S 7.100)."
The Public Accommodation Zone District is intended to provide sites for lodging units with
densities not to exceed 25 dwelling units per acre. The Public Accommodation Zone District,
prior to January 21 , 1997, did not permit interval ownership. On January 2t, 1997, he town
Council adopted regulations allowing interval ownership subject to the issuance of a conditional
use permit. Previously, interval ownership was only allowed as a conditional use in the High
density Multi-family Zone District.
IIL ZONING ANALYSIS
The development standards for a Special Development District shall be proposed by the
applicant. Development standards including lot area, site dimensions, setbacks, height, density
control, site coverage, landscaping and parking and loading shall be determined by the Town
Council as part of the approved development plan, with consideration of the recommendations of
the Planning and Environmental Commission. Before the Town Council approves development
standards that deviate from the underlying zone district, it shall be determined that such
deviations provide benefits to he Town that outweigh the effecb of such deviations. This
determination is to be made based upon the evaluation of the proposed Special Development
District's compliance with the Review Criteria outlined in the following section.
The Community Development Department staff has prepared a Zoning Analysis for the proposed
Vail Plaza Hotel. The Zoning Analysis compares the development standards outlined by the
underlying zoning of Public Accommodation to the applicant's proposed major amendment. lt is
important to note that the comparison is based on the area of Phase lV only, and the area ol lhe
Special Development District.
Vail Plaza Holel
Lot siz€: 1.467 acfes or 63,902.5 sq. ft. (Phase lV only)
Buildable area: 63,902.5 sq. n.
Dorelopment Underlying Zoning 1999 kjor SDD
Standa.d ol Publlc Accommodatlon Amsndment proposal
GRFA:
Dwelling
units per acre:
Sit6 coverage:
Setbacks:
frcnt:
sides:
rear
Height:
Parking:
80% or 51 ,1 22 sq. ft. 202y" ot 124,527 q. ft.
25 dulacrc 105 du/acrc
55%or 35,146 sq. ft. 9lol" or 58,335 sq. ft.
1z',
0"4&6'
a'
85.75 sloping
87.5' (arch.proi.)
20'
20'
20'
.18' sloping
p€r T.O.V. Code S€cition 394 parking spaces
Loading: per T.O.V. Code Section six berths
12-10-13
Commercial
sq. footage: 107" of allorvable GRFA 670 or 8,265 sq. fr.
or 5,112 sq. ft.
IV. THE SPECIAL DEVELOPMENT DISTRICT MAJOR AMENDMENT PROCESS
Chapter 12-9 of the Town of Vail Municipal Code provides for the amendment of existing Special
Development Districts in the Town of Vail. According to Section '12-9A-1 , the purpose oi a
Special Development District is,
"To encourage flexibility and creativity in lhe development of land, in order to
promote ils most appropriate use; to improve lhe design characler and quality of
lhe new development wilhin the Town; to facilitate the adequate and economical
provision of stre€ts and utilalies; to preserve ihe nalural and scenic features of open
space areas; and io lurlher lhe overall goals of the community as stated in the vail
Gomprehensive Plan. An approved development plan for a Special D,evelopment
Dislrict, in conjunction with the properties underlying zone dislrict, shall establlsh
the requirements for guiding developmenl and uses of property included in the
Special Develo pment District."
According to Section 12-9A-2, a major amendment to a Special Development District is defined
as,
"Any proposal to change uses; increase gross residential floor area; change the
number of dwelling or accommodation units; modify, enlarge or expand any
approved special development districl (olher than "minor amendments" as detined
in this Section), except as provided under Sections 12-15-4, "lnterior Conversions",
or 1 2-15-5, "Gross Residenlial Floor Area (250 Ordinance)" of lhis Title."
The Municipal Code provides a framework for the amendment of a Special Development District.
According to the Municipal Code, prior to site preparation, building construction, or other
improvements to land within a Special Development District, there shall be an approved
developrnent plan for the Special Development District. The approved development plan
establishes requirements regulating development, uses and activity within the Special
Development District.
Upon final review of a proposed major amendment of an existing Special Development District, a
report from the Planning and Environmental Commission stating its lindings and
recommendations and a staff report shall be fonararded to the Town Council. in accordance with
the provisions listed in Section 12-16-6 of the Municipal Code. The Town Council's
consideration of the Special Development District shall be in accordance witfr the provisions of
fie Municipal Code and approved by two readings of an ordinance.
An approved development plan is the principal document in guiding the development, uses and
activities of the Special Development District. The development plan shall contain all relevant
material and information necessary to establish the parameters with which the Special
Development District shall adhere. The development plan may consisl of, but not be limited to,
the approved site plan, floor plans, building sections and elevations, vicinity plan, parking plan,
preliminary open space/landscape plan, densities and permitted, conditional and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the Planning
and Environmental Commission and Town Council as part of the tormal review of the proposed
development plan. Unless further restricted through the review of he proposed Speci'al '
Development District, permitted, conditional and accessory uses shall be limited to those
permitted, conditional and accessory uses in the properties underlying zone district.
The Municipal Code provides nine design criteria, which shall be used as the principal criteria in
evaluating the merits of the proposed major amendment to a Special Development District. lt
shall be the burden of the applicant to demonstrate that submittal material and the proposed
development plan comply with each ol the following standards, or demonstrate that one or more
of them is not applicable, or that a practical solution consistent with the public interest has been
achieved. The staff has addressed each of the nine SDD review criteria below:
A. Design compalibility and sensitivity to the immediate environmenl, neighborhood
and adiacent properties relalive to architectural design, scale, bulk, building height,
buffer zones, identity, character, visual integrity and orientation.
Staff believes the applicant has designed a structure which relates well to the site and the
surrounding neighborhood. The mass of the Vail Plaza Hotel is significantly greater than
that of the existing building on the site. However, statf believes the increased mass is
appropriate for the site and takes into consideration the massing of the buildings on the
adjoining properties, though the removal of the eight floor ot the buiHing would further
increase the building's compliance. The applicant has modified the building mass by
reducing the overall height of the structure and by lowering the rool eave lines, since first
reviewed by the Town Council. However, staff believes that additional height and mass
can be removed from the building. The lowered roof eave lines match more closely to the
eave lines of the adjoining buildings to the east, west and south, insuring a smooth
transition between properties. The retail shops proposed on the east side of the Vail
Plaza Hotel along Vail Road create a commercial connection between he pedestrian
taffic on East Meadow Drive and the retail shops and restaurants in the Vail Gateway
plaza. Staff believes that the commercial connection will result in increased street actvity
along Vail Road and greater pedestrian traftic to the commercial spaces in the Vail
Gateway Plaza. Staff would suggest that the applicant and the Town of Vail Design
Review Board re-examine the street faqade along Vail Road. Staff believes that
additional architectural design measures could be taken to reduce the height of the
proposed six story fagade. Statf would suggest that the lagade be redesigned lo create a
maximum of a three-story tall fagade with a step back in lhe building. The stepping of the
building along Vail Road would create a more pedestrian-friendly street edge and help to
reduce the perceived mass of the hotel.
The exterior building materials of the Vail Plaza Hotel are a mixture of stone, stucco and
wood. The roof material is proposed to be a greenish concrete tile with copper flashing.
The applicant has proposed to incorporate irrigated flower boxes and copper chimney
caps into the design of the structure to serve as accent elements. A grayish-brown
granite stone will be used around he base of the building. The use of non-rellective
glazed windows all around the building reduces the potential of glare. The applicant has
proposed that the exterior stucco color be an off-white or cream color to blend in with the
exteriors of the buildings on the adjoining properties. Staff believes that the combination
of building materials proposed has been well incorporated into the design of the Vail
Plaza Hotel. The Town of Vail Design Review Board will have the opportunity to review
the building exterior prior to final approval of the hotel.
The height of the Vail Plaza Hotel exceeds the allowable building height of the Public
Accommodation Zone District by approximately 39 feet. The development standards for
the underlying zone district indicate that the maximum height for buildings with sloping
roofs shall be 48 teet. The applicant is requesting that the maximum building height for
the Vail Plaza Hotel be approximately 87 leet tall. lf the eighth floor were removed from
the building, the overall height would be reduced to 78 feet tall. The building height is
based on an interpolated topography of the Vail Village Inn property, and not the original
topography of the site (pre-development). Original topography of the site is not available,
as the site was originally developed prior to zoning (and prior to the requirement that a
topographic survey be submitted prior to development). Staff believes, based upon the
topography in the vicinity of the development site, that the interpolated topography is
reasonable and appropriate to use to determine building height.
Point
A
B
D
E
F
G
H
I
J
K
L
M
N
o
Building
Elevation
Vail Plaza Hotel Building Height
Existing Elevation Building Height Finished Building
Eievation Height
228.3
243.6
257
257
244.3
247
218.3
247
237
208.3
224
213.6
227
224.3
237
173
173
171.25
169.5
168.5
169
170.5
166.5
I trc
162.75
162.5
157
156
158
159.75
s5.3
70.6
85.75.'*87.5
75.8
78
47.8
80.5
72
45.55
61.5
56.6
71
66.3
77.25
lt'3 63.3
1'f 1 47.3
(height of the architectural projection)
According to the Vail Village Master Plan Conceptual Building Height Plan (attached), the
site of Phase lV of the Vail Village lnn is in an area with conceptual building heights of 3-
4 stories, with a building story being approximately nine teet, excluding the roof. The
applicant is proposing to construct an 8-story tall hotel. The Building Height Plan element
of the Vail Village Master Plan, states in part,
"Generally speaking, it is the goal of this plan to maintain the conceniralion
of low-scale buildings in the core are while positioning larger buildings along
the northern periphery (along the Frontage Road), as depicted in the Building
Height Profile Plan (attached). The Building Height Plan also strives, in some
areas, lo preserve maior views from public rights-of-way.
The building heights expressed on the lllustrative Plan are intended to
provide general guidelines. Additional study should be made during specific
review processes relalive to a building's height impact on the streetscape
and the relationship to surrounding structures."
In response to the general guidelines provided in the Vail Village Master Plan relative to
building height, staff has requested that the applicant prepare a view analysis from eight
different locations from the public rights-of-way (attached). This analysis provides a
"before & after" depiction of the proposed building. ln addition, a sun/shade analysis was
prepared to illustrate the building's height impact on the surrounding streetscape
(attached). The sun/shade analysis compares the height impact of the existing structures
to the height impact of the proposed structures. The result of the comparison shows that
substantially more of the streetscape along the South Frontage Road east of the
roundabout will be shaded. The increase in shading resulb from the increase in building
height, the increased encroachment into the front setback and the additional building
mass proposed. To offset the impacts of the increase in shading during the winter
months, the applicant has proposed to improve the pedestrian streetscape along the
South Frontage Road by installing heated sidewalks and drive aisles. To help mitigate
the building's mass, the applicant has proposed to construct exterior decks and balconies
along with providing horizontal stepping of the building along the South Frontage Road.
\ 4th respect to the relationship to surrounding structures on adjoining properties, and at
the request of the Planning & Environmental Commission, the applicant has removed 1 to
1 yz stories from the building and increased the vertical stepping of the building. The net
etfect of these changes results in the maximum height of the building being located in the
center portions of the building away from the adjoining property lines and sructures and
the lowering of the roof eave lines to more closely match the roof eave lines of the
adjoining buildings.
Again, staff believes that the applicant has designed a building which relates well to the
site and the sunounding neighborhood. Furfier, stafi believes that the proposed building
complies with the general guidelines and intent of the Conceptual Building Height Plan
and the Building Height Profile contained in he Vail Village Master Plan.
Much has been said regarding the potential "loss" of the "established view corridoi' from
he intersection of the South Frontage Boad and Vail Road, as a result of the construction
of the Vail Plaza Hotel. Slaff believes that the true loss of the view occuned when the
Vail Gateway Plaza was constructed. Through the construction of the five-story tall Vail
Gateway Plaza, the view from the intersection was substiantially lost. Statf believes
additional development and building height behind he Vail Gateway Plaza will have
minimal impacts on the remaining view. Additionally, while the Vail Village Master Plan
discusses the importance of maintaining views from public rights-of-way, it did not
establish a view corridor in the vicinity ot he proposed development site, nor did intend to
protect views from private property. The Town of Vail has six established view corridors
and is proposing five additional view conidors in Lionshead, to be protected by ordinance.
These protected view corridors are generally located in Vail Village and Lionshead.
Uses, aclivily and density which provide a compatible, etlicient and workable
relationship wilh surrounding uses and activity.
The Vail Plaza Hotel is located within the mixed-use development of the Vail Village Inn
Plaza. The Vail Village Inn Plaza is a mixture of retail, restaurant, office, residential and
lodging uses. The Vail Plaza Hotel is bound on the east by Vail Village Tower
Condominiums and the Vail Village Inn commercial buildings, on the west by the Vail
Gateway Plaza and Vail Road, and on the south by the Phase V Building of the Vail
Village Inn. Each of these buildings is a mixed-use development incorporating
commercial/retail space with residential ancUor accommodation units.
The applicant is proposing a mixed-use development that is in compliance with the uses
allowed in the underlying zone disfict. The underlying zoning of Public Accommodation
encourages the development of lodges (accommodation uniF) and accessory eating,
drinking and retail establishments at a density of twenty-five drvelling units per acre. The
applicant is proposing to redevelopment the Vail Plaza at a density of '105 dwelling units
per acre, with 8,265 sq. ft ol commercial/retail space, 21 ,000 sq. ft. of conference and
convention space, one condominium, 276 hotel rooms, 15 part-time fractional tee units,
and 394 underground, structured parking spaces.
The applicant's proposal diifers greatly from the existing density of the property.
Currently, the Vail Village Inn includes only 78 accommodation units, and one dwelling
unit, equaling 27.3 dwelling units per acre, a restaurant and a limited amount of
commercial/retail space. Parking at the Vail Village lnn is accommodated by two surface
parking lots. An informal loading/deliveryltrash area exists on the property.
Emolovee Housino Requirements
As indicated in a number of the goals and objectives of the Town's Master Plans,
providing affordable housing for employees is a critical issue which should be addressed
through the planning process for Special Development District proposals. In reviewing
the proposal for employee housing needs, staff relied on the Town of Vail Employee
Housing Report. This report has been used by the staff in the past to evaluate employee
housing needs. The guidelines contained within the report were used most recently in
the review of the Austria Haus development proposal.
The Employee Housing Report, was prepared for the Town by the consulting firm Rosall,
Remmen and Cares. The report provides the recommended ranges of employee housing
units needed based on the type of use and the amount of floor area dedicated to each
use. Utilizing the guidelines prescribed in the Employee Housing Report, the statf
analyzed the incremental increase of employees (square footage per use), that result
from the redevelopment- A copy ol the Suooested Emplovment Cateoories and Ranoes
lor Vail Expressed as Emplovees oer 1000 Souare Feet has been attached for reference.
The figures identilied in the Housing Report are based on surveys ol commercial-use
employment needs of the Town of Vail and other mountain resort communities. For
comparison purposes, Telluride, Aspen and Whistler B.C. all have "employment
generation" ordinances requiring developers to provide affordable housing for a
percentage of the "new employees resulting from commercial development. "New,'
employees are defined as the incremental increase in employment needs resulting from
commercial redevelopment. Each of the communities assesses a different percentage of
atfordable housing a developer must provide for the "new" employees. For example,
Telluride requires developers to provide housing tor 4O1" (0.a0) of the ,,new,'employees,
Aspen requires that 60% (0,50) of the "new" employees are provided housing and
Whistler requires that 100% (1 .00) of the 'new" employees be provided housing by the
developer. In comparison, Vail has conservatively determined that developers shall
provide housing lor 15o/" (0.15) or 30% (0.30) of the "new" employees resulting lrom
commercial development. When a project is proposed to exceed the density allowed by
the underlying zone district, the 30% (0.30) figure is used in the calculation. lf a project is
proposed at, or below, the density allowed by the underlying zone district, the 15% (0.15)
figure is used. The Vail Plaza Hotel special development district major amendment
proposal exceeds the density permitted by the underlying zone district, and therefore, the
30% figure shallbe used.
The applicant has provided proposed employment figures for the operation of the
redeveloped Vail Plaza Hotel. The applicant estimates a need for approximately Z'l 3
employees, plus an unknown retail need. A copy of the "Vail Villaoe Inn Staffino Roster,
has been attached for reference.
EMPLOYEE HOUSING GENERATION ANALYSIS
The staff analysis below indicates the top, the middle and the bottom of the ranges
recommended by the Town of Vail Employee Housing Report, as well as a staff
recommended figure which was used in determining the employee housing needs of the
Vail Plaza Hotel. A summary of the Employee Housing Generation Analysis is as follows:
Bottom ot Range Galculations:
Retail/Service Commercial =8,265 sq. ft. @(5/1000 sq. ft.) =41.3 employees
Health Club =27 ,800 sq. ft. @(1/1 000 sq. ft.) =27.8 employees
RestauranULoungeiKitchen =19,596 sq. ft. @(5/1000 sq. ft.) =98.1 employees
a)
b)
d)
e)
f)
a)
b)
c)
d)
e)
D
Conference Center
Lodging
=21,208 sq. ft. @(1/1000 sq. ft.) =21 .2 employees
=69 employees
=6 employees
=276 units @(.2slunit)
Multi Family (Club Units) =15 units @(.4/unit)
TotalEmployees =263.4 employees
(-60 existing employees) -203.4 employees
(X 0.30 multiplier){1.02 new employees
Middle of Range Calculations:
Retail/Service Commercid = 8,265 sq. ft. @(6.5/1000 sq. ft.) =53.7 employees
Health Club =27,800 sq. ft. @(1.25/1000 sq. ft.) =34.8 employees
RestauranUloungeiKitchen =19,596 sq. ft. @(6.5i1000 sq. ft.) =127.4 employees
Conference Center
Lodging
=21,2O8 sq. ft. @(1/1000 sq. ft.) =21 .2 employees
=276 units @(.75/unit)=207 employees
=6 employeesMulti Family (Glub UniE) =15 unib @(.4/unit)
TotalEmployees =450.1 employees
(-60 existing employees) =390.1 employees
(X 0.30 multiplier)=117.03 new employees
1U
o
Top ot Range Calculations:
a) Retail/Service Commercial =8,265 sq. ft. @(8/1000 sq. ft.) =66.1 employees
b) HealthClub --27,800sq.ft.@(1.5/1000sq.ft.) =41.7 emptoyees
c) Restauranl/Lounge/Kitchen =19,596 sq. ft. @(8/1000 sq. ft.) =157.1 employees
d) ConferenceCenter =?1,208sq.ft.@(1/1000sq.ft.) =21.2 employees
e) Lodging =276 units @(1.25linit) =345 employees
f) Multi Family (Club Units) =15 units @(,4iunit) =$ employees
Total Employees =637.1 employees
(-60 existing employees) =577.1 employees
(X 0.30 multiplier) =173.1 new employees
Statf Recommended Ranoe Calculations:
The staff believes that the Vail Plaza redevelopment will create a need for 535 additional
employees. Ol the 535 additional employees, at least 160.5 employees (30o/d will need to be
provided deed-restricted housing by the developers of the Vail Plaza Hotel. The statf
recommended range is based on:
1. the type of retail and commercial use proposed in the commercial space. within the Vail Plaza Hotel;
2. the size of the Vail Plaza Hotel lodglng component;
3. the level of services and amenities proposed by the developers for the guests of
the Vail Plaza Hotel: and
4. the result of research completed by Town of Vail statf of similar hotel operations in
the Vail Valley. .
a) Retail/Service Commercial =8,265 sq. ft. @(6.5/1000 sq. ft.) =53.7 employees
(middle of range)b) Health Club =27,80O sq. ft. @(1 .5/1000 sq. ft.) =41 .7 employees
(top of range)c) RestauranVLounge/Kitchen =19,596 sq. ft. @(6.5/1000 sq. ft.\ =127.q employees
(middle of range)d) Conference Center =21,208 sq. ft. @(1/1000 sq. ft.) =21.2 employees
(range does not vary)e) Lodging =276 units @(1.25iunit) =345 employees
(top of range)f) Multi Family (Club Units) =15 units @(.4/unit) =$ employees
(range does not vary)
Total =595 employees
(-60 existing employees) =535 employees
(X 0.30 multiplier) =160.5 new employees
'Lodglng has a pattculaiy h|go vatiation ol enployees p€r rcom, deoending upon fadors euch as size ol lacill9 and l6rel ol servlce/6upport
66rvire6 aod amenides orovided-
11
c-
Depending upon the size ol the employee housing unit provided, it is possible to
have up to two employees per bedroom. For example, a two-bedroom unit in the
size range of 450 - 900 square feet, is possible of accommodating three to four
employees. These figures are consistent with the requirements for the Type lll
employee housing units outlined in he Municipal Code.
The applicant has indicated a potential need to provide fie required employee
housing for he Vail Plaza Hotel outside of the Town of Vail. The need to look
outside of the Town is a direct result of the lack of available private land for
developing employee housing in Town. The staff would suggest that the applicant
and Planning & Environmental Commission discuss the possibility of building the
required employee housing outside the Town. Staff would further suggest that the
applicant and the Planning & Environmental Commission discuss providing a portion
of the required employee housing on-site in the form of Manager's-types of units.
Overall, staff believes that the density and uses proposed by the applicant for the Vail
Plaza Hotel do not conflict with the compatibility, efficiency or workability of the
surrounding uses and/or activities. In fact, staff feels that the proposed Vail Plaza Hotel
redevelopment will substantially enhance the existing uses and activities in the
community.
Compliance with parking and loading requirements as oullined in Chapter 12-10 of
the Town of Vail Municipal Code.
Parking and loading requirements for development are established in Chapter '12-10 of
he Municipal Code, The parking and loading requirements are based on the square
footage of the uses proposed within a building. Additionally, the applicant is required via
previous ordinances to provide the existing deficit in parking for the all of Special
Developmenl District #6. Over the years a delicit in parking spaces has been passed
along pending the redevelopment of the site in question. The deficit in parking that the
applicant will need to make up is a total of 75 parking spaces. Based on the square
footage of the uses proposed by the applicant, 395 parking spaces are required on-site.
The applicant is proposing an underground parking structure designed to accommodate
394 parking spaces.
The applicant is proposing a total of six loading/delivery berths in two locations. One
loading/delivery area is located on the east side of the building in an enclosed area and is
designed to accommodate hree trucks. This area can handle trucks up to 65-feet in
length. The other loading/delivery area is located on the soufr side of the property
between the proposed hotel and the Phase V Building. This area will accommodate three
trucks parked in tandem. Both areas are designed to be loading/delivery sites for lhe
entire Vail Village Inn Plaza development.
Conformity with the applicable elemenls of the Vail Comprehensive Plan, Town
policies and Urban Design Plan-
Vail Land Use Plan
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidelines during the review process for a major amendment to an existing special
D.
t2
development district. Staff has reviewed the Vail Land Use Plan and believes the
following policies are relevant to the review of this proposal:
1. GeneralGrowlh/Development
1.1 Vail should conlinue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both he visitor and the permanent resident.
1.2 The quality of the environment including air, water, and other natural
resources should be protected as the Town grows.
. 1.3 The quality of development should be maintained and upgrade whenever
possible.
1.4 The original theme of the old Village Core should be carried into new
development in the Village Core ihrough continued implementation of the
Urban Design Guide Plan.
, 1-12 Vail should accommodate most of the additional growth in existing
developed areas (infill).
3- Commercial
. 3.1 The hotel bed base should be preserved and used more efficiently.
. 3.2 The Village and Lionshead are the best location for hotels to serve the
future needs of the destination skier.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentraled in existing commercial areas
to accommodate both local and visitor needs.
4. Villaqe Gore/Lionshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Future commercial development in the Core
areas needs to be carefully controlled to facilitate access and delivery.
4-2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved through the implementation of the
Urban Design Guide Plan and the Vail Village Master Plan.
5. Residenlial
5.1 Quality timeshare units should be accommodated to help keep occupancy
rates up.
5.2 Aflordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with
l-J
appropriate restrictions.
The Vail Land Use Plan projects a need for additional lodging units in the Town of Vail.
While the statistical information used to project need is most likely, outdated, staff
believes there continues to be a need for additional lodging units in the Town of Vail. The
Plan projected a need for a total of 395 additional lodging units by the year 2000. The
Plan further suggests that increased density for commercial, residential and lodging uses
in fie Village/Lionshead Core areas would be acceptable so long as the existing
character of each area is being preserved.
Staff believes the proposed major amendment of Special Development District (#6) is in
concert with the goals and policies of the Vail Land Use Plan as outlined above.
Vail Villaoe Master Plan
The Vail Village Master Plan is intended to serve as a guide to the saff, review boards
and Town Council in analyzing future proposals for development in Vail Village and in
legislating efiective ordinances to deal with the such development. The most signilicant
elements of the Master Plan are the goals, objectives, policies and action steps. They
are the working tools of the Master Plan. They establish the broad framework and vision,
but also layout the specific policies and action steps that will be used to implement the
Plan.
As noted on page 35 of the Master Plan,
"lt is important to note that the likelihood of project approval will be greatest for those
proposals that can tully comply with the Vail Village Master Plan."
Staff believes this statement re-emphasizes that the Master Plan is a general document
providing advisory guidelines to aid the Town in analyzing development proposals.
The staff has identified the tollowing goals, objectives and policies as being relevant to
this proposal:
Goal #1 Encourage high quality redevelopment while preserving the unlque
architectural scale of the Village in order to sustain its sense of
community and identity.
1.1 Obiective: lmplement a consistent Development Review Process to
reinforce the character of the Village.
1.1 .1 Policv: Development and improvement projects approved in
the Village shall be consistent with the goals,
objectives, policies and design considerations as
outlined in the VailVillage Master Plan and Urban
Design Guide Plan.
1.2 Obiective: Encourage the upgrading and redevelopment of residential
and commercial facilities.
1.2.1 Policv: Additional development may be allowed as
identified by the action plan as is consistent with the
1Arrt
'1 .3 Obiective:
Vail Village Master Plan and Urtcan Design Guide
Plan.
Enhance new developmenl and redevelopment through
public improvements done by private developers working in
coooeration with the Town.
1.3.1 Policv: Public improvements shall be developed with the
participation of the private sector working with the
Town.
Goal lf2 To foster a strong tourist industry and promote year-round economic
health and viability for lhe Village and for lhe community as a whole_
2.1 Obiective:Recognize the variety of land uses found in the 10 sub-
areas throughout the Village and allow for development that
is compatible with these established land use pattems.
Increase the number of residential units available for short-
term, overnight accommodations.
2.3.1 Policv: The development of short-term accommodalion, units is strongly encouraged. Residential units that
are developed above existing density levels are
required to be designed or managed in a manner
that makes them available lor short-term ovemioht
rental.
2.3 Obiective:
2.4 Obiective:Encourage the development of a variety of new commercial
activity where compatible with existing land uses.
2.5 Obiective: Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to
better serve the needs of our'guests.
2.5.1 Policv: Flecreation amenities, common areas, meeting
facilities and otheramenities shall be oreserved and
enhanced as a part of any redevelopment of lodging
properties.
2.6 Obiective: Encourage the development of aftordable housing units
through the efforts of the private sector.
2.6.'1 Policv: Employee housing units may be required as part of
any new or redeveloped project requesting density
over that allowed by existing zoning.
Goal #3 To recognize as a top priority the enhancement of the walking
experience lhroughout the Village.
Physically improve the existing pedestrian ways by
landscaping and other improvements.
3.1 Obiective:
If,
3.1.1 Policv: Private development projects shall incorporate
streetscape improvements (such as paver
treatments, landscaping, lighting and seating
areas), along adjacent pedestrian ways.
3.1 .3 Policv: Flowers, trees, water features and ofier
landscaping shall be encouraged throughout the
Town in locations adjacent to, or visible from, public
areas.
3.2 Obiective: Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
3.2.1 Policv: Vehicular traffic will be eliminated or reduced to
3.4 Obiective:
absolutely minimal necessary levels in the
pedestrianized areas of ttre Village.
Develop additional sidewalks, pedestrian-only walkways
and accessible green space areas, including pocket parks
and stream access.
3.4.2 Policv: Private development proiects shall be required to
incorporate new sidewalks along steets adjacent to
the project as designated in the Vail Village Master
Plan and/or Recreation Trails Master Plan.
Goal #4 To preserve existing open space areas and expand green space
opportunities
4.1 Obiective: lmprove existing open space areas and create new plazas
with green space and pocket parks. Recognize the
diiferent roles ol each type of open space in forming the
overall fabric of the Village.
4.1 .4 Policv: Open space improvements, including ttre addition of
accessible green space as described or graphically
shown in the Vail Village Master Plan ancl/or Urban
Design Guide Plan, will be required in conjunction
with private infill or redevelopment projects.
Goal #5 Increase and improve the capacily, efiiciency and aesthetics of the
transportalion and circulallon system throughout the Village.
5.'t Obiective: Meet parking demands with public and private parking
facilities.
5.1 .1 Policv: For new development that is located outside of the
Commercial Core 1 Zone District, on-site parking
shall be provided (rather than paying into the
parking fund) to meet any additional parking
demand as required by the Zoning Code.
5.1 .5 Policv: Redevelopment projects shall be strongly
encouraged to provide underground or visually
concealed parking.
Goal #6 To insure the continued improvement of the vital operational elements
of the Village.
6.1 Obiective: Provide service and delivery facilities for existing and new
development.
Vail Villaoe Master Plan Buildino Heioht Plan
Generally speaking, it is the goal of the Building Height Plan to maintain the concentration
of low-scale buildings in the Core area, while positioning larger buildings along the
northern periphery. According to the Conceptual Building Height Plan contained within
the Vail Village Master Plan, the Vail Plaza Hotel is located within an area proposed to
have building heights with a maximum range of three to four stories. A building story is
defined as 9' of height, not including the roof.
Vail Villaoe Master Plan Action Plan
The Action Plan graphically expresses a summary of possible development which would
be consistent with the elemenls of the Vail Village Master Plan. lt is not an alljndusive
list, nor is it intended to restrict proposals that are not identified on the Action Plan. lt is
intended to provide suggestions and to act as a guide for implementing the Master Plan.
The Vail Plaza Hotel is located in sub-area #1 of the Action Plan. Sub-area #1 is the
mixed use activity center for Vail Village. lt is distinguished from the Village core by the
larger scale buildings. The area is further distinguished by the mbdure of
residential/lodging and commercial activity. According to the Plan, a significant increase
in the Village's overnight bed base will occur within the area.
According to the Action Plan, the Vail Plaza Hotel property is located within the mixed-use
sub-area concept area #.1 -1 . This concept area is,
'an area intended for the completion of the final phase of the Vail Village Inn as
established by the development plan Special Development District #6. Commercial
development at ground level to frame the interior plaza with greenspace. The mass of
buildings shall "step-up" from the existing pedestrian scale along East Meadow Drive to 4-
5 stories along the south Frontage Road. The design of the development must be
sensitive to maintaining a view to Vail Mountain from the 4-way stop (aka roundabout).
Special emphasis should be placed on the following objectives:
Vail Villaoe Desion Considerations
The Town of Vail adopted the Vail Village Design Considerations in 1980. The Design
Considerations were revised in 1993. The Design Considerations are considered an
integral part of the Vail Village Urban Design Plan. The Design Considerations are
intended to:
guide growth and change in ways that will enhance and preserve the essential
qualities of the Village; and
L'7
serve as design guidelines instead of rigid rules of development; and
' help influence the form and design of buildings.
The Vail Village Design Considerations are divided into two categories (urban design
considerations and architectural/landscape considerations):
1. URBAN DESIGN CONSIDERATIONS
These considerations relate to general, large-scale land use planning issues, as well as form
considerations which affect more than one property or even whole areas. These considerations
are primarily the purview of the Planning and Environmental Commission.
A. PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedestrian circulation through an
interconnected network of safe, pleasant pedestrian ways. Many of the improvements
recognized in the Urban Design Guide Plans, and accompanying Design Considerations,
are to reinforce and expand the quality of pedestrian walkways throughout the Village.
Since vehicular tratfic cannot be removed from certain streets (bus routes, delivery
access), a totally care-free pedestrian system is not achievable throughout the entire
Village. Therefore, several levels of pedestrianization have been identified. The level of
pedestrianization most appropriate for lhe proposed Vail Plaza Hotel redevelopment is
separated use and joint vehicle/pedestian use of the roadway.
. Staff Resoonse:
The applicant has met with the Town staff to discuss pedestrian improvements. The staff
has concluded that the improvements recommended for the South Frontage Road, Vail
Road and East Meadow DriVe in the 1991 Town of Vail Streetscape Master Plan should
be implemented. This includes constructing a heated brick paver sidewalk with
landscape planters along Vail Road; a partially heated decoraUve paver sidewalk from the
western property line of Phase lV to the eastem property line of Phase lll with the
remainder of the sidewalk continuing to Village Center Road unheated; landscaping along
the South Frontage Road adjacent to Phases lll & lV; and streetscape improvements on
public property along East Meadow Drive from the western corner of the Base Mountain
Sports retail space to the intersection of at Vail Road. The final materials used in the
construction of the improvements shall be reviewed and approved by the Design Review
Board.
B. VEHICLE PENETRATION
To maximize to the extent possible, all non-resident traffic should be routed along the
Frontage Road to Vail Village/Lionshead Parking Struclures.
ln conjunction with pedestrianization objectives, major emphasis is focused upon
reducing auto penetration into the center of the Village. Vail Road and Vail Valley Drive
will continue to serve as major routes for service and resident access to the Village.
Road constrictions, traffic circles, signage, and other measures are indicated in the Guide
Plans to visually and physically discourage all but essential vehicle penetration upon the
Frontage Road. Alternative access points and private parking relocation, where feasible,
should be considered to further reduce traffic conflicts in the Villaoe.
tx
Staff Response:
The redevelopment of the Vail Plaza Hotel will increase vehicular tratfic in the Main Vail
Roundabout and on the South Fronlage Road. According to the "Conclusion and
Recommendations" contained in the Traffic lmpact Analysis -Vail Plaza Hotel
Redevelopment, prepared by Felsberg, Holt & Ullevig:
The total projected trips consist of subtracting the existing 1042 trips from the proposed
3082 site generated trips.
Two roadway improvements will be necessary at the main access onto the Frontage
Road. The first includes modiiication to the center median to provide a storage area for
vehicles turning left out of the site. This will allow for a two-step left turn with less delay.
The second is an exclusive right turn lane into the sile for eastbound traffic. This
exclusive right turn lane will remove tuming traffic from fre through traffic lanes thereby
improving safety characteristics.
The roundabout will not be adversely atfected by the proposed site traffic. The site traffic
will consist of approximately one percent of the total tratfic in the roundabout in the year
201s.
The auxiliary lane east of the site for right turning vehicles needs to be extended west to
the second access. This lane will be used for delivery trucks backing into the site. This
lane and the delivery driveway in which it will serve should be designed to allow backing
activity without impacting the eastbound through tratfic. Physical separation should be
considered between the through lane and the auxiliary lane where backing would be
taking place."
A complete copy of the report has been attached lor reference.
Staff agrees with the traffic engineer's assessment of the potential traffic impacts. While
there will likely be an increase in traffic on the South Frontage Road, there will not be an
increase in tratfic on the pedestrian portion of East Meadow Drive. The applicant will be
required to implement the mitigation measures recommended by the Traffic Engineer
should the major amendment be approved. Staff feels the applicant has addressed traffic
issues to the extent possible.
C. STREETSCAPE FRAMEWORK
To improve the quality of the walking experience and give continuity to the pedestrian
ways, as a continuous system, two general types of improvements adjacent to the
walkways are considered:
1. Open space and landscaping, berms, grass, flowers and tree planting as a
sott, colorful framework linkage along pedestrian routes; and plazas and
park greenspaces as open nodes and focal points along those routes.
2- Infill commercial storefronts, expansion of existing buildings, or new infill
development to create new commercial activity generators to give
streetlife and visual interest, as attractions at key locations along
pedestrian routes.
It is not intended to enclose all Village streets with buildings as in the core areas. Nor is it
19
desirable to leave pedestrian streets in the open in a somewhat undefined condition
evident in many other areas of Vail- Rather, it is desired to have a variety of open and
enclosed spaces, both buill and landscaped, which create a strong framework for
pedestrian walks, as well as visual interest and activity.
. Statf Response:
The Vail Plaza Hotel redevelopment improves the streetscape framework through the
creation of new commercial activity and enhanced visual interest along Vail Road. As
stated previously, staff believes the proposed redevelopment creates the critical
commercial connection between Vail Gateway Plaza and East Meadow Drive and
provides new street life where very little currently exists.
D. STREET ENCLOSURE
While building facade heights should not be uniform from buibing to building, they should
provide a "comfortable" enclosure for the street.
Pedestrian streets are outdoor rooms, whose walls are formed by the buildings. The
shape and feel ol these "rooms" are created by the variety of heights and massing (3-
dimensional variations), which give much of the visual interest and pedestrian scale
unique to Vail. Very general rules, about the perception ol exterior spaces have been
developed by designers, based on the characteristics of human vision. They suggest
that:.
"an external enclosure is most comfortable when its walls are approximately 1/2
as high as the width of the space enclosed; if the ratio falls to 1/4 or less, the
space seems unenclosed; and it the height is greater than the width it comes to
resemble a canyon".
In actual application, facades are seldom uniform in height on both sides of the street, nor
is this desired. Thus, some latitude is appropriate in the application ol this 1/2 to 1 ratio.
Using the average facade height on both sides will generally still be a guide to the
cornlortableness of the enclosure being created.
In some instances, the "canyon'; effect is acceptable and even desirable. For example,
as a short connecting linkage between larger spaces, to give variety to the walking
experience. For sun/shade reasons it is often advantageous to orient any longer
segments in a north/south direction. Long canyon streets in an east/west direction should
generally be discouraged.
When exceptions to the general height criteria occur, special consideration should be
given to create a well-de{ined ground tloor pedestrian emphasis to overcome the
"canyon" etfect.
Canopies, awnings, arcades and building extensions can all create a pedestrian focus
and divert attention from the upper building heights and "canyon" effect.
. Staff Response:
Vail Road and the sidewalks on either side, adjacent to the Vail Plaza Hotel, averages
approximately 70 feet in width. The Vail Plaza Hotel (eaveline) along Vail Road is
approximately 44 feet in height. Given that the Nine Vail Road Condominiums are not
constructed parallel with Vail Road and proposed landscaping at the ground level of the
zu
proposed building, staff believes the Vail Plaza Hotel creates a'comfortable" enclosure of
the street and does not create an undesirable "canyon" effect. However, statf does
believe there is an opportunity to reduce the appar€nt height of the eaveline along Vail
Road. Staff would suggest that the applicant create an eleven foot step back in the
building at Level 3 on the south wing and at Level 4 on the north wing. The result of
creating the step back in the building will reduce the apparent height of the building along
Vail Fload and provide additional visual interest to the west elevation.
E. STREET EDGE
Buildings in the Village core should form a strong but inegular edge to the street.
Unlike many American towns, there are no standard setback requirements for buildings in
Vail Village. Consistent with the desire for intimate pedestrian scale, placement of
portions of a building at or near the property line is allowed and encouraged to give strong
definition to the pedestrian streets-
This is not to imply continuous building frontage along the property line. A strong street
edge is important for continuity, but perfectly aligned facades over too long a distance
tends to be monotonous. With only a few exceptions in the Village, slightly irregular
facade lines, building jogs, and landscaped areas, give the life to the street and visual
interest lor pedestrian travel.
Where buildings jog to create activity pockets, other elements can be used to continue
the street edge: low planter walls, tree planting, raised sidewalks, texture changes in
ground surface, arcades, raised decks.
Plazas, patios, and green areas are important local points for gathering, resting, orienting
and should be distributed throughout the Village with due consideration to spacing, sun
access, opportunities for views and pedestrian activity.
. Statt Resoonse:
The Vail Plaza Hotel has street frontage along Vail Road and the South Frontage Road.
The remainder of the building has building fronts intemal to the development. The edge
of the building has been designed at the street level to be varied and irregular through
the use of recessed entries, arched arcades at the store fronts and horizontal steps in the
building foot print. Staff believes that at the street level the design of the building
conforms with the intent of the street edge design consideralion. However, staff leels
that more could be done above the street level to reduce the tall vertical mass. As
discussed in the previous design consideration, a step in the building could be created
around the building's mid-point to continue the irregular mass vertically up the building.
F. BUILDING HEIGHT
Vail Village is perceived as a mix of two and three story facades, although there are also
four and tive s.tory buildings. The mix of building heights gives variety to the street, which
is desirable. The height criteria are intended to encourage height in massing variety and
to discourage uniform building heights along the street.
. Staff Resoonse:
As discussed previously, the Vail Plaza Hotel exceeds the allowable building height
prescribed for the Public Accommodation Zone District. However, staff does not leel that
2t
the proposed height ol the Vail Plaza Hotel is excessive, given the location of the building
at the northern periphery 0l the Village core, the removal of the eighth floor and the height
of the buildings on the adjoining properties. Again, as stated earlier, the overall height of
the building could be reduced by removing the portion of the condominium on the
uppermost level.
The applicant has submitted a scale model of the Vail Plaza Hotel in its Village context
and this model will be available for use by he Planning & Environmental Commission
during the final review process.
G. VIEWS AND FOCAL POINTS
Vail's mountainfualley setting is a fundamental part of its identity. Views of the
mountains, ski slopes, creeks and other natural features are reminders to our visitors of
the mountain environment and, by repeated visibility, are orientation reference points.
Certain building features also provide important orientation references and visual focal
poins. The most significant view corridors in the Village have been adopted as part of
Chapter12-22oItheTownof Vail Municipal Code. Theviewcorridorsadoptedshould
not be considered exhausted. When evaluating a development proposal, priority should
be given to an analysis of the impacted project on public views. Views that should be
preserved originate from either major pedestrian areas or public spaces, and include
views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and
other important man-made and natural elements that contribute to the sense of place
associated with Vail. These views, which have been adopted by ordinance, were chosen
due to their significance, not only from an aesthetic standpoint, but also as orientation
reference points for pedestrians. Development in Vail Village shall not encroach into any
adopted view corridor, unless approved under Chapter 12-22. Adopted corridors are
fisted in Chapter 12-22 ot the Town of Vail Municipal Code. Whether affecting adopted
view conidors or not, the impact of proposed development on views from public ways and
public spaces must be identified and considered where appropriate.
. Statf Resoonse:
Although not directly impacting one of the five adopted view corridors, as listed in Chapter
12-22 ot the Town of Vail Municipal Code, the height of the building will have impacF on
the view from various locations near the roundabout. Public views ol Vail Mountain will
be partially blocked from these areas. Again, a view analysis has been completed
depicting "before and aftef conditions. Overall, given the building's location, staff feels
that the vail Plaza Hotel complies with the intent of the vailvillage Urban Design
Considerations.
H. SERVICE AND DELIVERY
Any building expansion should preserve the functions of existing service alleys. The few
service alleys that exist in the Village are extremely important to minimizing vehicle
congestion on pedestrian ways. The use ot, and vehicular access to, those alleys should
not be eliminated except where functional alternatives are not provided.
In all new and remodeled construction, delivery which avoids or reduces impacts on
pedestrian ways should be explored; and adopted whenever practical, lor immediate or
future use. Rear access, basement and below ground delivery corridors reduce
congestion. Weather protection increases delivery efficiency substantially.
Below grade delivery corridors are found in a few buildings in Vail Village (Sitzmark/Gore
zz
Creek Plaza, Village Center, Vail Village Inn). Consideration should be given to extending
these corridors, where feasible, and the creation of new ones. As buildings are
constructed or remodeled, the opportunity may exist to develop segments of a future
system.
. Statf Response:
Through the course of staff's review of the Vail Plaza Hotel redevelopment proposal,
several loading and delivery options were explored.
The applicant had originally proposed to provide far lewer berths than what the cunent
design proposes. However, the applicant has amended the plans to provide a total ot six
berths on the property. These six berths will be able to be utilized by the entire Vail
Village lnn Plaza and are connected via a series of elevators and below grade areas.
The service areas are located away from areas of major pedestrian activity. The main
service area is adjacent to the South Frontage Road in an enclosed facility.
I. SUN / SHADE
Due to Vail's alpine climate, sun is an important comfort factor, especially in winter, fall
and spring. Shade areas have ambient temperatures substantially below those of
adjacent direct sunlight areas. On all but the warmest of summer days, shade can easily
lower temperatures below comfortable levels and thereby, negatively impact use of those
areas.
All new or expanded buildings should not substantially increase the spring and fall
shadow line (March 21 - September 23) on adiacent properties or the public right-of-way.
In all building construction, shade shall be considered in massing and overall height
consideration. Notwithstanding, sun/shade considerations are not intended to restrict
building height allowances, but rather to influence the massing of buildings. Limited
height exceptions may be granted to meet this criteria.
. Staff R-esPonse:
Although the proposed height of the building will diminish the amount of sun, and likewise
increase shading, along the South Frontage Road (north side of the project), the provision
of heated public walkways etfectively mitigates this consideration, thus providing ice-free
and snow-free sidewalks. Overall, staff believes the applicant's proposal complies with
the above-described considerations.
2. ARCHITECTURFJLANDSCAPE CONSIDERATIONS
HOOFS
Where visible, roofs are often one of the most dominant architectural elements in any built
environment. In the Village, roof form, color and te)ilure are visibly dominant, and generally
consistent, which tends to unify the building diversity to a great degree.
The current expression, and objective, lor roofs in the Village is to form a consistenlly unitying
z5
backdrop for the architecture and pedestrian streetscape, and to avoid roofs which tend to stand
out individually or distract visually frorn he overall character.
Roof Forms
Boofs within the Village are typically gable in lorm and of moderate-to-low pitch. Shed roofs are
frequently used for small additions to larger buildings. Free-standing shed roofs, butterfly roofs
and flat roofs, can be found in the Village, but they are generally considered to be out of
character and inappropriate, Hip roofs likewise, are rare and generally inconsistent with the
character of the Core Area. Towers are exceptions, in both form and pitch, to the general
criteria, but do have an established local vernacular-style which should be respected.
. Statf Resoonse
The roof lorm of the Vail Plaza Hotel is a mixture of gables, barrel vaults and clipped hips. While
a hip roof is generally considered inconsistent with the character of the Village, the applicant
believes this roof form helps to reduce the mass of the building and blends well with the roof
forms of the sunounding buildings
Pitch
Roof slopes in the Village typically range from 3112 to 6/12, with slightly steeper pitches in limited
appfications. Again, for visual consistency this general 3112-6112 range should be preserved.
. Staff Resoonse
The pitch of the proposed Vail Plaza Hotel root is7l12 and is generally in compliance with this
guideline.
Overhanos
Generous roof overhangs are also an established architectural feature in the Village - a
traditional expression of shelter in alpine environments. Roof overhangs typically range from 3 to
6 feet on all edges. Specific design consideration should be given to protection of pedestrian
ways adjacent to buildings. Snow slides and runoff hazards can be reduced by roof orientation,
gutters, arcades, elc.
Overhang details are treated with varying degrees of ornamentation. Structural elements such
as roof beams are expressed beneath the overhangs, simply or decoratively carved. The roof
fascia is thick and wide, giving a substantial edge to the roof.
. Staff Response
The overhangs on the Vail Plaza Hotel varying, depending on location, and are generally four feet
in depth. The overhangs are supported by timber bracing which adds character and visual
interest to the overall appearance of the building. Statf believes that the proposal complies with
th e above-described criteria.
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Compositions
The intricate roofscape of the Village as a whole is the result of many individual simple roof
configurations. For any single building a varied, but simple composition of roof planes is
prefened to either a single or a complex arrangement of many roofs. As individual roofs become
more complex, the roof attracts visual attention away from the streetscape and the total
roofscape tends toward "busyness' rather than a backdrop composition.
. Staff Response
The roof form on the Vail Plaza Hotel would be considered a simple composition of roof planes.
Staff believes the roof composition proposed by the applicant is consistent with the intent of this
architectural consideration.
Steoped Roofs
As buildings are stepped to reflect existing grade changes, resulting roof steps should be made
where the height change will be visually significant. Variations which are too subtle appear to be
more stylistic than functional, and out of character with the more straight-forward roof design
typical in the Village.
. Slafilles@
The Vail Plaza Hotel site is relatively flat (by Vail standards). While the building does not need to
step to follow the topography, vertical and horizontal steps and dormers have been incorporated
into the roof design. The vertical and horizontal steps and dormers provide a reduction in the
overall mass of the building and adds to the architectural and visual interest of the building. Staff
believes that the stepped roofs of the Vail Plaza Hotel comply with the intent of the above-
described criteria.
Materials
Wood shakes, wood shingles, and built-up tar and gravel are almost exclusively used as roof
materials in the Village. For visual consistency, any other materials should have the appearance
ot the above.
. Sld-Elsspsnse
Most recently, wood shakes and wood shingles are being discouraged for use as a roofing
material due to fire safety concems. At the recommendalion of the Town ol Vail Fire
Department, the statf has been encouraging developers to use gravel, asphalt, tile, metal and
other more fire-resistant roofing materials on new buildings.
The applicant is proposing to use green concrete tiles on the roof of the hotel. The tiles will be
similar in appearance to those used on the recent redevelopment of the Austria Haus. The staff
believes this is an appropriate roof material to use on this project.
Construction
Common roof problems and design considerations in this climate include:
- snowslides onto pedestrian walks - roof dams and water infiltration
- heavy snow loads
z)
- gutters freezing
Careful attention to these functional details is recommended, as well as familiarity with the local
building code, proven construction details, and Town ordinances.
For built-up roofs, pitches ot 4112 or steeper do not hold gravel well. For shingle roofs, pitches of
4112 or shallower often result in ice dams and backflow leakage under the shingles.
Cold-roof construction is strongly prefened, unless warm-roof benefits for a specific application
can be demonstrated. Cold-roofs are double-roofs which insulate and prevent snow melt from
internal building heat. By retaining snow on the roof, many of the problems listed can be
reduced. Periodic snow removal will be required and should be anticipated in the design.
Roof gutters tend to ice-in completely and become ineffective in the Vail climate, especially in
shaded north-side locations. Heating the interior circurnference $rith heat-tape elements or other
devices is generally necessary to assure adequate run-off control in colder months.
. Statf Flesoonse:
The applicant is proposing a cold-roof construction atop the Vail Plaza Hotel. Through the review
of a building permit, statf will ensure the roof construction complies with the standards prescribed
for the Vail climate.
FACADES
Materials
Stucco, brick, wood (and glass) are the primary building materials found in the Village. While not
wishing to restrict design freedom, existing conditions show that within this small range of
materials much variation and individuality are possible while preserving a basic harmony. Too
many diverse materials weaken the continuity and repetition which unifies the streebcape.
Of the above materials, stucco is the most consistently used material. Most of the buildings in
the Village exhibit some stucco, and there are virtually no areas where stucco is entirely absent.
It is intended to preserve the dominance of slucco by its use in portions, at least, of all new
facades, and by assuring that other materials are not used to lhe exclusion of stucco in any sub-
area within the Village.
. Staff ResDonse
The exterior materials proposed by the applicant are a combination of stone, stucco and wood.
No one material is proposed to dominate the exterior of the hotel. Staff believes the applicant
has complied with this particular architectural consideration.
Color
There is greater latitude in the use of color in the Village, but still a discernible consistency within
a general range of colors.
For wood surfaces, trim or siding, darker color tones are prefened - browns, greys, blue-greys,
dark olive, slategreens, etc. Stucco colors are generally light - white, beige, pale-gold, or other
light pastels. Other light colors could be appropriate, as considered on a case-by-case basis.
Bright colors (red, orange, blues, maroon, etc.) should be avoided for major wall planes, but can
40
be used effectively (with restraint) for decorative trim, wall graphics, and other accent elements.
Generally, to avoid both "busy-ness," and weak visual interest, the variety of major wall colors
should not exceed four, nor be less than two.
A colorimaterial change between the ground floor and upper floors is a common and effective
reinforcement of the pedestrian scale of the street.
. Staff Response
The applicant has proposed an exterior building color that is compatible with the color of the
existing buildings in the vicinity of the hotel. Staff would like to point out that the applicant is
required to obtain Design Review Board (DRB) approval prior to construction and that any
concerns of the PEC on this topic will be brought to the attention of the DRB.
Transoarencv
Pedestrian scale is created in many ways, but a major factor is the openness, attractiveness, and
generally public character of the ground floor facade ol adjacent buildings. Transparent store
fronts are "people attractors," opaque or solid walls are more private, and imply "do not
approach."
On pedestrian-oriented streets such as in the Village, ground floor commercial facades are
proportionately more transparent than upper floors. Upper floors are typically more residential,
private and thus less open.
As a measure of transparency, the most characteristic and successful ground floor facades
range from 55% to 70o/" of the total length of the commercial facade. Upper floors are often the
co nverse, 30/"- 45Y" transparent.
Examples of transparency (lineal feet of glass to lineal feet of facade) on ground level.
- Covered Bridge Building 58%- Pepi's Sports 71o/"- Gasthof Gramshammer 48o/"- The Lodge 66/"- Golden Peak House 62/"- Casino Building 30%- Gorsuch Building 51%
. Staff Response
Transparency of the Vail Plaza Hotel is really only an issue along the retail space fronting on Vail
Boad. A measure of transparency of the Vail Plaza Hotel (west elevation) indicates that 48%
(64 lineal feet ol glass exists along the 132 lineal feet of building) of the ground floor facade is
transparent. Staff believes that the ground level is transparent enough to provide the street
appearance encouraged by the design considerations.
Windows
ln addition to the general degree ol transparency, window details are an important source ol
pedestrian scale-giving elements. The size and shape of windows are often a response to the
tunction of the adiacent street. For close-up, casual, pedestrian viewing windows are typically
sized to human dimensions and characteristics of human vision. (Large glass-wall store-fronts
suggest uninterrupted viewing, as from a moving car. The sense of intimate pedestrian scale is
diminished). Ground floor display windows are typically raised slightly 18 inches i and do not
extend much over 8 feet above the walkway level. Ground floors, which are noticeably above or
below grade, are exceptions.
The articulation of the window itself is still another element in giving pedestrian scale (human-
related dimensions). Glass areas are usually subdivided to express individual window elements -
and are further subdivided by mullions into small panes - which is responsible lor much of the
old-world charm of the Village. Similady, windows are most often clustered in banks, juxtaposed
with plain wall surfaces to give a pleasing rhythm. Horizontal repetition of single windbw
glements, especially over long distances, should be avoided.
Large single pane windows occur in the Village, and provide some contrast, as long as they are
generally consistent in form with other windows. Long continuous glass is out of character. Bay,
bow and box windows are common window details, which furthervariety and massing to facades
- and are encouraged.
Reflective glass, plastic panes, and aluminum or other metal frames are not consistent in the
Village and should be avoided. Metal-clad or plastic-clad wood frames, having the appearance
of painted wood have been used successfully and are acceptable.
. Staff Response
The Vail Plaza Hotel proposal is in compliance with the above-described design consideration.
Staff believes the use of dormers with windows, bay windows and windows with mullions adds to
the architectural charm and visual integrity ot the hotel. Stalf recommends that the use
of mullions in the windows at the ground level be a condition of approval.
Doors
Like windows, doors are important to character and scale-giving architectural elements. They
should also be somewhat transparenl (on retail commercial facades) and consistent in detailing
with windows and other facade elements.
Doors with glass contribute to overall facade transparency. Due to the visibility of people and
merchandise inside, windowed doors are somewhat more effective in drawing people inside to
retaif commercial facades. Although great variations exist, 25-30/" 1 transparency is felt to be a
minimum transparency objective. Private residences, lodges, restaurants, and other non-retail
establishments have ditferent visibility and character needs, and doors should be designed
accordingly. Sidelight windows are also a means of introducing door-transparency as a
complement or substitute for door windows.
Articulated doors have the decorative quality desired for Vail. Flush doors, light aluminum
frames, plastic applique elements all are considered inappropriate. As an expression of entry,
and sheltered welcome, protected entry-ways are encouraged. Doonarays may be recessed,
extended. or covered.
. Staff Response
Staff believes the applicant's proposal complies with the above-described criteria.
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Trim
Prominent wood trim is also a unifying feature in the Village. Particularly at ground floor levels,
doors and windows have strong, contrasting framing elements, which tie the various elements
together in one composition. Windows and doors are treated as strong visual features. Glass-
walldetailing for either is typically avoided.
. Staff Resoonse:
Staff believes the applicant's proposal complies with the above-described criteria.
DECKS AND PATIOS
Dining decks and patios, when properly designed and sited, bring people to the streets,
opportunities to look and be looked at, and generally contribute to the liveliness of a busy street
making a richer pedestrian experience than if those streets were empty.
A review of successful decks/patios in Vail reveals several common characteristics:
- direct sunlight from 11:00 - 3:00 increases use by many days/year and protects from
wind.
- elevated to give views into the pedestrian walk (and not the reverse).
- physical separation from pedestrian walk.
- overhang gives pedestrian scale/shelter.
O Decks and patios should be sited and designed with due consideration to:
- sun
- wind
- views
- pedestrian activity
. Staff Response:
The majority of the decks and patios on the Vail Plaza Hotel are located on the south side of the
building, facing Vail Mountain. With the exception of the two outdoor dining decks on the plaza,
these decks and patios are forthe use of the guests of the hotel and not the general public. Staff
believes that the proposal complies with this design consideration.
BALCONIES
Balconies occur on almost all buildings in the Village which have at least a second level facade
wall. As strong repetitive leatures they:
- give scale to buildings.
- give life to the street (when used).
- a.tC variety to building forms.
- provide shelter to pathways below.
. Staff ResDonse
Again, the majority of the balconies on the Vail Plaza Hotel are located on the south side of the
building facing Vail Mountain and away from the l-70 traffic noise. Staff believes that the
proposal complies with this design consideration.
Color
Balconies contrast in color (dark) with the building, typically matching the trim colors.
. Slarf_Elesp$g
Like he exterior color of the building, the Design Review Board will be reviewing this aspect of
the proposal.
Size
Balconies extend far enough lrom the building to cast a prominent shadow pattern. Balconies in
Vail are functional as will as decorative. As such, they should be of useable size and located to
encourage use. Balconies less than six feet deep are seldom used, nor are those always in
shade, not oriented to views or street life.
. Staff Response
Staff believes this criteria has been met.
Mass
Balconies are commonly massive, yet semi-transparent, distinctive from the building, yet allowing
the building to be somewhat visible behind. Solid balconies are found occasionally, and tend to
be too dominant obscuring the building architecture. Light balconies lack the visual impact which
ties the Village together.
. Staff Resoonse
The balconies on the Vail Plaza Hotel are proposed to be semi-transparent in appearance.
Materials
Wood balconies are by far the most common. Vertical structural members are the most
dominant visually, often decoratively sculpted. Decorative wrought iron balconies are also
consistent visually where the vertical members are close enough to create semi-transparency.
Pipe rails, and plastic, canvas or glass panels should be avoided.
. Staff Response '
The material to be used in the construction of the balconies on the hotel is wood, with vertical
structural members. A detail of the railing willbe reviewed by the DRB.
ACCENT ELEMENTS
The life, and festive quality of the Village is given by judicious use of accent elements which give
o
color, movement and contrast to the Village.
Colorful accent elements consistent with existing character are encouraged, such as:
Awnings and canopies - canvas, bright color or stripes of two colors.
Flags, banners - hanging from buildings, poles, and even across streets for special
occasrons.
Umbrellas - over tables on outdoor patios.
Annual color flowers - in beds or in planters.
Accent lighting- buildings, plazas, windows, trees (even Christmas lights all winter).
Painted wall graphics - coats of arms, symbols, accent compositions, etc.
Fountains - sculptural, with both winter and summer character.
. Statf Response:
Accent lighting on the building, annual flowers in containers and in the planting beds, potted trees
decorated with Christmas lights and irrigated flower boxes are proposed to provide colorful
accenl elements on the Vail Plaza Hotel. Staff would suggest that the applicant provide an
additional accent symbol (clock, crest, etc.) on the main elevator tower. The tower is visible from
a distance as illustrated in the view analysis and would serve as focal point to guests and
visitors.
LANDSCAPE ELEMENTS
Landscape considerations include, but go beyond, the placement of appropriate plant materials.
- plant materials
- paving
- retaining walls
- street furniture (benches, kiosks, trash, etc.)
- lighting
- signage
Plant Materials
Opportunities for planting are not elrtensive in the Village, which places a premium on the plant
selection and design of the sites that do exist. Framework planting of tees and shrubs should
include both deciduous and evergreen species for year round continuity and interest.
Native plants are somewhat limited in variety, but are clearly best able to withstand the harsh
winter climate, and to tie the Village visually with its mountain setting.
Trees Shrubs
Narrow-leaf cottonwood Willow
Balsam poplar DogwoodAspen Serviceberry
Lodgepole pine Alpine cunant
Colorado spruce Chokecherry
Subalpine fir Mugho pine
Potentilla
Buffaloberry
31
. Staff Resoonse
A landscape plan has been submitted by the applicant. The landscape plan has been developed
with some assistance of Town staff, since a majority of the landscape improvements are
proposed on Town property. The proposed landscape design takes into consideration factors
such as the location 0f the plantings (sun/shade), maintenance, climate, etc. Staff would
suggest that the final landscape plan be reviewed by the DRB along \,vith the final streetscape
improvements.
Pavino
The freeze/thaw cycle at this altitude virtually eliminates common site{asl concrete as a paving
surface (concrete spall). High-strength concrete may work in selected conditions. Asphalt, brick
(on concrete or on sand), and concrete block appear to be best suited to the area.
ln general, paving treatments should be coordinated with that of the adjacent public right-of-way.
The Town uses the following materials for all new construction:
- asphalt: general use pedestrian streets
- brick on concrete: feature areas (plazas, intersections, fountains, etc.)
. Statf Resoonse
The paving material used in the public areas around the Vail Plaza Hotel has yet to be
determined and finalized. Again, the staff would suggest that the final paving treatment be
determined with the assistance of the DRB.
Retaininq Walls
Retaining walls, to raise planting areas, often protects the landscape from pedestrians and
snowplows, and should provide seating opportunities:
Two types of material are already well established in the Village and should be utilized for
continuity:
- split-face moss rock veneer - Village Core pedestrian streets (typical).
- rounded cobble hidden mortar - in open space areas if above type not already
established nearby.
. Staff Resoonse
Landscape retaining walls are proposed on the north, west and south sides of the building. The
retaining walls are needed to provide proper grading and drainage around the building. The
surface material of the new landscape retaining will match the stone on the exterior of the
building.
Liohtino
Light standards should be coordinated with those used by the Town in the public right-of-way.
5Z
o
. Statf Resoonse
As part of the streetscape improvements along Vail Road, East Meadow Drive and the South
Frontage Road, the applicant will be installing new Village light fixtures. The number and
locations of the new lights was determined through consultation with Town staff.
Sionaoe
Refer to Town of Vail Signage Ordinance
. Staff Response:
Given the staging of the application, signage has not yet been considered by the staff or the
applicant. The staff has requested that the applicant prepare a comprehensive sign program for
the Vail Plaza Hotel for review at a future date. The comprehensive sign program will be
reviewed by the DRB.
SERVICE
Trash handling is extremely sensitive in a pedestrian environment. Trash collection is primarily
made in off-peak hours. lt is the building owners responsibility to assure that existing trash
storage problems are corrected and future ones avoided.
Trash, especially from food service establishments, must be carefully considered; including the
following:
- quantities generated
- pick-up frequency/access
- container sizes
- enclosure location/design
- visual odor impacts
Garbage collection boxes or dumpsters must be readily accessible for collection at all times yet
fully screened from public view - pedestrians, as well as upper level windows in the vicinity.
Materials
Exterior materials for garbage enclosures should be consistent with that of adjacent buildings.
Construction
Durability of the structure and operability of doors in all weather are prime concerns. Metal
frames and posts behind the preferred exterior materials should be considered to withstand the
inevitable abuse these structures suffer.
. Staff Resoonse:
The applicant is proposing to incorporate a trash dumpster into the design of the main
loading/delivery area. The trash dumpster will be completely enclosed and accessible from
inside the building. The driveway is designed to accommodate trash trucks. Staff believes the
applicant's proposal complies the above-described criteria.
33
F.
ldentification and mitigation of natural and/or geologic hazards that affect the
property on which lhe specialdevelopment dislrict is proposed.
There are no natural and/or geologic hazards that effect the Vail Plaza Hotel property.
Site plan, building design and location and open space provisions designed to
produce a tunclional development responsive and sensitive lo nalural fealures,
vegetation and overall aesthetic quality of lhe community.
The applicant has proposed to deviate from the sebacks prescribed by the underlying
zoning. The underlying zoning prescribes 2O-foot setbacks at the exterior lot lines. The
applicant is proposing a 12 foot setback from the north property line (31 feet from the
edge of asphalt), zero setbacks at the ground level on the east and west property lines,
adjacent to the Vail Gateway Plaza and Tower Condominiums, with an increase to 20 feet
above the first floor, an eight foot sefllack from the property line south of the Vail
Gateway Plaza, and a 6 foot setback from the west property (18 feet from the edge of
asphalt) adjacent to Vail Road. The proposed setbacks allow for a landscape buffer to be
planted around the perimeter ol the building, with the exception of the east and west
sides where it is necessary to accommodate vehicular access. The applicant has
maintained a 20 foot building separation between all the buildings on the interior of the
development. The building setbacks allow for the required building separation and
provide adequate pedestrian-tratfic circulation.
A circulalion system designed for both vehicles and pedestrians addressing on and
off-site traff ic circulation.
Staff believes that the proposal complies with the circulation system criteria described
above. The applicant has worked closely with the Town Engineer to design a circulation
system that is botl'r functional and efficient. As stated previously, with the exception of
the front entry drop-off spaces under the porte cochere, all ol the parking will be in an
underground structure. Similarly, the main loading/delivery area will be enclosed and
screened from public view. The applicant will also provide a much needed sidewalk
along the South Frontage Road.
The entrances on the south side of the buiHing have been located with pedestrian
circulation in mind. The entrance on the east side ot the plaza will help to circulation
pedestrians through the existing plaza while the entrance to the south will provide easy
and convenient access to East Meadow Drive and the bus stop. All of the pedestrian
areas around the building will have a snow melt system installed.
Functiona! and aesthetic landscaping and open space in order to oplimize and
preserve natural fealures, recreation, views and functions.
The streetscape improvements recommended in the Town of Vail Streebcape Master
Plan will be implemented. The improvements will enhance the pedestrian experience
along Vail Road, the South Frontage Road and East Meadow Drive through the
construction ol a wider and more attractive heated walkways.
The staff would suggest that the final landscape plan be reviewed and approved by the
Town of Vail Design Fleview Board.
G.
AA
t(d
l. Phasing plan or subdivision plan lhat will maintain a workable, lunctional and
efficient relationship throughoul the development of the special development
district.
Phasing of development is not proposed. The applicant is required to submit a
conslruction phasing and staging plan to the Town prior to receiving a building permit.
The plan will be used to ensure an efficient and workable relationship with surrounding
uses during the development of the Vail Plaza Hotel.
V. STAFF RECOMMENDATION
The Community Development Department is recommending approval of the applicant's request
for a major amendment to Special Development District tf6, Vail Village lnn, to allow for
redevelopment of Phase lV of the Vail Village Inn. Staff's recommendation for approval is based
upon the review of the criteria outlined in Section lV of this memorandum. The staff believes that
the proposal is in generally complies with the nine design criteria, as identified in this
memorandum.
Should the Planning & Environmental Commission choose to recommend approval of the
requested major amendment to the Vail Town Council, staff would recommend that the
Commission make the following finding:
That the proposed major amendment to Special Development District #6, Vail Village Inn,
complies with the nine design criteria outlined in Section 12-9A-8 of the Town of Vail Municipal
Code. Additionally, the applicant has demonstrated to the satisfaction of the Commission that
any adverse effects of the requested deviation from the development standards of the underlying
zoning are outweighed by the public benefits provided.
Should the Planning & Environmental Commission choose to recommend approval of the
requested major amendment, staff would recommend that the approval carry with it the following
conditions:
1. That the applicant submit the following plans to the Department ol Community
Development, for review and approval, as a part of the building permit application for the
hotel:a. An Erosion Control and Sedimentation Plan;b. A Construction Staging and Phasing Plan;c. A Stormwater Management Plan;d. A Site Dewatering Plan;and.e. A Tralfic Control Plan.
2. That the applicant provide deed-restricted housing, which complies with the Town of Vail
Employee Housing requirements (Chapter 12-1 3), for a minimum of 160 employees, and
that said deed-restricted housing be made available for occupancy, and the deed
restrictions recorded with the Eagle County Clerk & Recorder, prior to requesting a
Temporary Certificate of Occupancy for the Vail Plaza Hotel.
3. That the applicant receive a conditional use permit to allow for the operation of a
fractional fee club, in accordance with Chapter 1 2-16, prior to the issuance of a buitding
permit.
35
l t.
!\t
4. That the applicant remove the eighth lloor of the building in an effort to lower the overall
height of the building, prior to appearing before the Town Of Vail Design Review Board.
5. That the applicant revise the building plans to create a step back in the building on Level
3 and Level 4 along Vail Road to provide additional articulation in the fagade, prior to
appearing before he Town of Vail Design Review Board.
6. That the applicant receive final Design Review Board approval for the proposed off-site
improvement, prior to application for a building permit.
7. That the applicant submit a complete set of civil engineer drawings of all the off-site
improvements, including improvements to the South Frontage Road, for review and Town
approval, prior to application for a building permit.
8. That the applicant submit complete set of plans to the Colorado Department of
Transportation for review and approval of an access permit, prior to application for a
building permit.
9. That the applicant decrease the depth of the enclosed main loadingidelivery area to
reduce the impact of the Vail Plaza Hotel at the ground level of the building on the
adjoining property to the east.
10. That the applicant rneet with the Town Staff to prepare a letter of agreement outlining the
requirements of the off-site improvements, prior to second reading of an ordinance
approving the major amendment.o
Jb
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FlLE c0Pyo
I
Attachments
Vail Plaza Hotel
Redevelopment
1 t11 t99
t
rl'1I?
-
APPENDIX
A.
o
o
Vail Plaza Hotel
F e6ro,{4oo
Levcl t
Grcs Squ.rc Fooa.gG 40o7,00
Levcl 8 Zehren and Associarcs. Inc.
v7B
o
Dwelline Unit Area Deck Area Kevs Bedrooms plllows
Dwclling Unit (upFr lcwl) 1.5t6.00 7O.m 0.m l.0O 2-c/]
Orlrer Areas
Mcchsnicd (Rooftop) 36.00
Totak
hrclliq Unir Net 1,515.00
Othcr f.f.r 306.00
TotdNet r*EaZoo
NcUGrcsE DiEcrence l85.m n%
Page I
Vail Plaza Hotel
%r070.00
Lcvel 7
Grw Squort Fooregc 9J6f.00
Dwellins Unit Arca Deck Area Kevs Bedrooms pl[ows
Drclling Uat (lo*cr hvcl) 4, I 26.00 44.00 Z.0O 4.00 12.ffi
OubUnib
Udt lhmbcr AF.. D.cL Arts Kc"s Dcdroms pllhrr
Oub Unit l(u$dr bvd) 59200 t,t6.O0 l.OO 0.m 2.$
Oub Unit 2 (uppcr htd) 432"(x) 88.00 l.m 0.(n 2.00
Oub Unit 3 (ufpct lcv€l) 43100 t8.(t0 l.m O.0O 2.6
Club Unit 4 (uoocr levdl 591(D t.6.m l"00 0.m A@
Sob-Told Ctub UnitE 2,04t O 4{t&00 4e0 0.m &||
Oller Areas
Coridor (Fblic) I.l lzm
Corc (clcv,nechanical,shoft) 150.00
Cotr (strir) 13?.00
Itrfechqnical (rmftoo) n3.t6
SobTord Arcr \|i]nfi
Totals
D'vclling Unir Nct df 26.00
Clubunitllct a04E.00
Orbcr Nct LIT2'%
Tdl NGt t 3t6.S6
lfcr Grclllllcrcrcr El/tL gl
Levet /Zetucn and Associ"";B 1
Pagc 2
Va:l Plza Hotel
961.r,10.00
Level 6
Gross Squsrc Foolage
Club Units
Unit Number
Club Unrt l(lowcr lcvel)
Club Unit 2 (lower level)
Club Unit i (lower ievel)
Club Unit 4 (lowcr level)
Sub-Total (lowcr levcl)
Club Unit 5 (upper level)
CIub UniI 6 (uppcr level)
Club Unit 7 (uppcr level)
Club Unit 8 (upper level)
Club ltnit 9 (uppl.' l.!el)
Club Uni( l0
Sub-Total (upper Level)
Accomodation Units
Unit Tvne
Acc. Unir A
Acc. Unit B
Acc. Unir C
Acc. Unir D (sultc-comer)
Acc. Unir E (suite- ccpter)
Sub-Torat Acc. Units
Corridor (public)
Core (elev,mcchanical,shaft)
Maid
Core (suir)
Mechanical (rooftoo)
Sub-Total Ar€a
Club Udt Nct
Accommodation Net
Other Net
Total Net
Nct/Gross Dillcrcnce
550.00
5r 9.00
445.00
519.00
569.00
1.807.00
4,409.00
Unit Area
324.7 5
330.75
5J t. tJ
368.47
307.00
2,510.00
478.00
t97.00
214.N
263.W
3,652.00
t0,28?.00
3,660.19
3.662.00
t7,6n9.t9
r,$7.61
88.00
8E.00
88.00
88.00
6E.00
88.00
s28.00
Kevs
1.00
6.00
0,00
2.00
2.W
11.00
Kevs
2.00
2.00
2.00
? rYt
9.00
1.00
r.00
1.00
1.00
1.00
3.00
6.00
Total Area
324.75
r,984.50
0.00
'136.94
614.00
3,6ffi.19
Level 6 Zehrcn and .Associates, lnc.
v7t99
lt,l47.m
Area Deck Area
1,395.00
1,2r4.00
t,47'7 .00
t.792.W
5,S7t.00
Bedrooms Pillows
3_00 6.00
3.00 6-00
4.00 8.00
4,00 lo.oo
14.00 30.00
0.00
0.00
0.00
0.00
0.00
3-00
3.00
Dccks
t.00
2.00
3.00
2.00
2.00
2.00
2.OO
2.W
8.00
rt.00
D€ck Arca Total Deck
55.00 55.00
53.00
10E.00
106.00
161.00
y2%
Page 3
Vail Plaza Horel
961070.00
Level 5
Gross Square Footage 32,672.W
Club Units
Unit Number
Club Unit 5 (lowcr level) 1,388.00
Club Lhi( 6 (lowcr lcvel) 1,533.00
Club Unit 7 (lower levcl) E31.00
Club Unit 8 (lowcr lcvel) 1,545.00
Club Unit 9 oower lcvcll I-169.00
sub-Totsl oowcr Level) 6,W.N
Level 5
Area Deck Area Kevs Bedrooms Piltowi
Zehren anci Associares. InCl \
fit99
2.00 3.00 6.00
2.00 4.00 8.00
0.00 2.m 4.00
2.00 4.00 E.@
2.00 3.00 .6.00
t.00 16.00 32.00
Club Unit I l(uppcr lcvel)' 526.00 88.00 1.00 0.00 2.00
Club Unit 12 (upper level) 431.00 8E.00 1.00 0.00 2.00
Club Unit 13 (uppq lcvel) 431.00 t8.00 1.00 O.0O 2.00
Club Unit 14 (upper level) .526.00 88.00 1.00 O.OO zm
Club Unit 15 (upFr levell 2-309.00 t09.00 5.00 4.00 10.00
Sub-Total (upper level) 4P3.N 4{t1.00 9.00 4.0O 1E.00
Accomodation Units
unit Tvoe uuit Area Kevs Total Area Dccks Deck -{rea Total Deck
Acc. Unit A 324.75 3.00 974.25
Acc. Unit B 330.75 t9.00 6,284.8
Acc. Unitc 357.75 2.00 ?t5.50
Acc. Unit D (suits-comcr) 368.4? 4.00 1,473.88 2.m 34.00 68.00
Acc. Unit E (suirc- ccnier) 307.m 4.00 t,228.00 2.N ,t0.OO 80.00
Acc. Unit F (cur,rc rooD 432-cn 2.0O 8&l.m
Sub.Toaal Acc. Units 339.41 34.00 rrj39.tE 4.00 l4E.0O
Other Areas Area
Corridor (public) 4,4EI.OO
CorE (elevator, mccb. shaft) E50.@
Maid t 94.00
Core (stair) 2E?.m
Mcchanical (rooftop) 263.00
Sub-Total Other Areas 6.(}7S.(X)
ClubunitN€t 10.690.00
Accommodation Net I1J39.88
Other Net 6.025.00
Total Net 2EitX.EE
NcUcross Dificrcnce 4,367.12 n%
Page 4
, V"r! Plrza Hotelr 961s.'tti.oo
Level 4
Grocs Squrn Footrgc #J'77.W
Leve! 4
Area Deck Area Keys Bedrooms Plllows
2,m5.00
!,t55.00
r,r88.00
r.58?,00
5p35.fi)
2.00 4.00 8.00
0.00 3.00 6.m
0.00 3.00 6.00
3.0o 3.0o 5.00
5.00 13.00 26.00
Zehren and -{ssooates. Inc.
lnno
Club Units
Unit Number
Club Unit I l0owcr lcvcl)
Club Unit 12 (lowcr lcvcl)
Club Unit 13 (lowcr lcvcl)
Oub Unit 14 (lowcr lcvcl)
Sub-Totel (lover lcvGl)
Accomodation Units
unit Tyoe unit Area Kcvs Totd Aree lrccks Dcck Arca Torer Dcck
Acc. Unir A 324.75 7.00 Zn3.2S
Acc. Unit B 330.75 n.W 8,930.25
.'..:c. Unir C 357.75 E.00 286a00
Acc. Unit D (suirc-conrr) 368.47 7.00 2,579,29 3.00 34.00 IOZOO
Acc. Unit E (suitc- coer) 3@.0O 8.00 2,456.00 4.00 40.00 160.00
Acc. UnitG (cunc) 370.85 4.00 1,483.40
Acc. Unir H (suitcrodvlowcr) 717.50 $A TV.SO
Sub-Toral Acc. Unirs 3435t 62.00 Zt,3,,t,69 7.m 2G2.W
Othcr Areas Area
Corridor (public) 4,717.00
Corc (ebyalor, mech. shaft) 1,147.14
Maid 194.00
Co'l (stair) 2&7.00
Sub-Total Othcr Arcos 6.345.14
Clob Udt Nci 5,935.00
Accommodarion N€t 21.30t.69
OtherNct 6-345.t4
TorrlN€r 335E1.83
Ncucross Differcncc 1l90.l7 y%
Page 5
Vail Plaza Hote!
961070.00
Level 3
Grc Sq|t.rr Foorsgc 36J61.m
Accomodatioo Unlts
Utrit Tioc
Acc. Unii A (wet bar)
.\cc. Unir B (IiEbcndrc) 330.75 32.00 10J84.00
Acc. Uoit C (sriE-n sFr) 357.75 13.00 4.650.75
Acc. Unit G (cunc)370.85 4.00 1,4&]..()
Acc. Unir H (suic-c6nftocd) 717fi 1.00 717.*
Levci 3
Unlt Area Kcvs Totrl Aree ltccks Dcck Ar.. Tor.l lhck
324.75 8.00 1598.00
Zehren and Associates. In{ lwD9
Acc. Unit D (suiE€ncr) 36f-41 10.00 3,664.?0 4.00 34.00 136.00
Acc. Uni. E (suib- ccorlr) 307.00 t2.00 3,6t4.00 6.m 40.(X) ?fi.N
Acc. Unit I (suitc{onvtower)
Sub.Toral Acc. Uoits
$r.m $s 531.(x)wx 8r-00 n,ya3,g le.oc 376.0
Other Areas Arc.
Coridor (pblic) 5,670.00
Cot€ (elcvsaor, mech. shsfr) l,$246
218.00
Corc (sair) z6.'W
Sub.Toral Othcr Arc.s 7J',6.46
Accommoddion Nd n,933.35
odrr Nei 7-235.6
Tor.lNc. 3nJ6&Er
Nrtl0rGs l)|lfrrtlc! ?rglLtg gr%
Page 6
Vail Ptaza Horel
96rd?0.00
Level 2
Gross Square Footage
Accomodation l-lnits
I-nit Tvoe
Acc. Unir A
Acc. Uni! B
Acc. Unit C
Acc. Unir D (suire-comer)
Acc. Unit E (suitc' ccntcr)
Acc. Urit C (curve)
Acc. Unir I (suire-corry'towcr)
Sub-Total Acc. Units
Adminstration
Execuuve Office
Ac_c!c4ug
Sub-Total Admin.
Restaurant
Specialiy Resl. (indoor)
Cocktail Lounee
Sub"'Total Restaurant
Ourdoor Dining
Other Areas
Satellitc Kirchen (Sp€cialty)
Resrooms/Coars/Servicc
Loading Dock
Corridor lpublic)
Core (clcvator, mech. shaft)
Core (stair)
Sub-Total Other Areas
Totals
Accommodation Net
Adminlstrltnon Ner
Restaurant Net
Other Nct
Total Net
Net/Gross Difference
Level 2
Kevs Total Area
6.00 t,948.50
18.00 5,953.50
9.@ 3,219.75
5.00 r,842.35
6.00 I,E42.00
4.00 1,4{t3.40
1.00 53t.00
49.00 16$20.50
25.00 87.36
937o
Zehren and Associates. Inc.
It7t99
33,269.00
Unit Area
324.75
330.7s
357.75
368.47
307.00
370.85
531.00
y3,28
Decks Deck Area Total Deck
4.00
6.00
10.00
34.00
40.00
t 36.00
240.00
376.00
I,t 35.00
1.135,00
227O.OO
Arra Occ. Factor Occup$ts
2,1 16.00 25.00 u.64
1.673.00 18.00 92.94
3t89.00 rTr s8
2,184.00
980.00
0.00
r.659.00
4,388.00
'196.@
251.61
t,M4.61
16,820.50
Lno.00
3.789.00
8.074_61
3{1,954.11
2"314.E9
Page 7
Vai! Plaza Hotel
961070.00
Level I
Gross Square Footage 3tr,AyI.W
Accomodation Units
Unit Tvoc
Acc. Unit A
{cc. Unir B
Acc. Unit C
Acc. Unit D (suits-corncr)
Acc. Unit E (suic- crntcr)
Acc. Unit I (suite {o[y'tower)
SubTotd Acc- Units
Rerail
Unit Tvoe Area Units
Reail AreaODc 1,045.00 1.00
Rehil Arca Two 388.00 , 1.00
Sub-Total Rer.il 1,433.00 2,00
Adminstration
Admin. Area Area
FrontOfrice 1.712.00
Restaurana ]g OccFgctor Occuornts
Majn Rcsburont r.737 -0O 20.00 136.85
l,obbv Bar 1.729.00 20.00 t6.45
Sub.Tot l Rcstrurana 4466.00 223.n
Outdoor Dining* 75?.OO Z0.OO 32.85
'rincluded in south ouldoor area
Other Areas
Lobby (indoor) 1,913.00
Corridor (public) 8,69!.00
sardlite Kilcben (Main) I,933.00
RcstoomVCoats/Service O.OO
Servicc O-m
CorE (elevaror, rncch. shaft) 676-00
Corc (sIair) I2I.OO
SubTotal OaherAr€as f3J34.00
Totals
Accommodarion Nct l3:9E.60
Retail Ner 1.433.00
Adminisuation Ncr l,Zl2.0O
Resouranr Ner 4,466.00
Otlrcr Nct 13.134.00
TotAl N€t Area yz4t.6
Zehren and Associates, Irfql' !
t/7/99
Unit Area Kevs Total Area Decks Deck Arca Toht Deck
324;15 6.m 1,948.50
330.75 14.00 4630.50
357.75 7.00 2,5U.25
368.47 5.00 1,842.35 4.00 34.00 136.00
307.00 6.00 1,842.00 6.00 40.00 240.00
531.00 1.00 531.00
w.r9 3t.00 t3:98.60 10.00
Outdoor Aress*Area
Page 8
Vail,Plaza Horel
961070.00
Structural Deck (nonh)
Strucural Deck (south)
Total Structural Deck
*Deck areas beyond gross area
Parking Provided
New Vaiet
Existing Phase III
New Full Sizc
Sub-Tool Parking Provided
l I,614.00
3.634.00
15,248.00
Leve.l I Zehren and Assocates. Inc.
U7t99
lo
42
a
6l
Page 9
Vail Plaza Hotel
961070.00
Lcvel 0
Gross Squsrc tr'ootagc
Retail
Unit Tvoe
RcEil Arcl'I![ce
Rcuil .A'l.a Pe0f
Rgsil ArG! Frve
Rciril Arga Sir
Rcrail Alla Scvcn
SobTotel Rctell
Conference Fecilldcs
MaiD Bollroom.
Junior Ballroon
Br-Conv*/hHic Circul$ion
Sob'Totrl Coorcotion
Kitc.hens
Unit Tvoe
Main Kilchco
BanquaKifu
Bap[ct SrElic Kitchcas
SubTorel f,Xtctcl
Food and Bcrrcnge Smragc
Other Arcas
Cort (etcvator, rech. shafr)
CoI! (srair)
Scrricc Corri&B
Rcstooms/Tclcphong
Totrl Othcr Arcas
Parkine Providcd
Vald SFccs
Pa*ing Spaccr @ull Size)
Plr*ins Spaccs (Compoct)
Sub.Totol Prrti4
Totrlg
Rcrdl Nct
Confclencc Nct
Kitchco Ncr
F&BNcr
OdFr Net
Par*ing and Rano
Tot l Nct
NctlGrocs Difcrencc
st26s.w
AIg
t,390.00
420.00
t,526,00
r,t5.00
t.047.m
5,55E.00
Artr
10, r62.00
4864.00
5.983.00
2r,009.00
3,m0.m
1(x)0.m
594J0
r.?41.00
676.00
. 143.00
4,(ts7.00
6!0
5i354.00
r3Jrr.(n
5,558.00
2l,009.00
6, t89.00
1,741.00
5,556.00
13.507.00
53,660,00
3,605.00
Unib
1.00
t.m
l.@
t.00
L00
3.00
Lcvcl 0
3,(n0.00
2,m.00
1.rE9.00'
6Tl'JN
:l
Zehrcn and Associares, Irff.r )
Lm99
'lnclu&s 1,722 sq, ft. cirq adon with porririoos in doccd posirion
t.0
t.q)
26
400
0.00
2i.00
8.m
3tJ0
947r
Page 10
, r1::! flaza Hotel Leve! 0I 961frO.00
Outdoor Areas*
Structural Deck (west) 1,j89.00
*Arccs bc),ood Gmss Area
Zehrcn and Associares, lnc.
u'7t99
Page I I
Vail Plaza Hotcl
961070.00
Lerel Minus Oae
Gross SqurE Footrgc 52rlf.00
t cvcl -l
Emolovce Facl[dcs
Fcrsootcl . I,m000
Endofe Focilidce Z3{n 0O
Snb-Tool Employcc Arces 3,301t00
Scrvica Artls
Rcceiving/Sbmgc/Tndr 3,t00.00
t-da&y \98,5.n
Horsekeeoinq l.7Zl.0O
SubTotal Servlcr Arers 7:1St.W
other Arcas
Ilcchsnicd (second sror_y) 1.506.00
Colc (clcvuor/nrcchorical) 3lZ(X)
Cor? ($oir) T'iLW
Elcvoor Lobby (conidor) 309.00
O& Orymr Srsagc Cloecc l,8l 1.00 20.t2 fr.(x)
Sbmge(Scrvice) 66f.m
ScrviceConidor 500,00
Sub.Totrl 5,4?trt)
Parking hovidcd Sp.ccs AE
Valdspoccs Zq)
Fr*ing SFccr (Fu[ Si2r) 64m
Miry Slecca (ConToct) 3,00
Sub-Totrl Parklrg 9.00 it4JS3.00
Totals Arca
Enployec Nct 3,300.00
Scwice Ncr 2.75t.00
OdErNct 5,47t.m
Parting end Rrmp rEr 34.553.00
Torrl N.t !nI&00
Nct Grocs Dificrcrcc ,,8 .Q n%
Zehren and Associarcs, h|]\ \
nE9
o
Pagc 12
O
Vail flaza Hotel
951dt0.00
Level Minus Two
Gross Squan Footagc
AdDhbtration
SaIcYCaFring
Seiwice Areas
Enginccring
Mechanicd Plant
Set'r'lce Sub-Totd
Soa Artas
Ercrcisc Equiprncnl
Aembic Room
SubTotrl Spr
0ther Areas
Club Ox.rrr Sioragc- Closcrs
Corrido( (poblic)
Corc (clcvaor, mcch. shaft)
Corc (stair)
Sub-Totrl Otier Arces
Area
Level .2 (conl)
Valct Spocrs
Part ing Spaccs (Full Si&)
Parkins Soac€s {Compoct)
Sub-Totd Plddsg
Totals
AdminisEation Nct
Sewicc Nct
Spa Nct
OthEr Nct
Parkine rtd Ramp Nct
Total Nct
Nct/Grcs Difrercnc
'15,670.00
1146.00
r,954.00
6.993.00
Ep47.00
2,936.00
2-943.00
sgtg.00
l,7lo.0o
5,3&7.00
374.@
379.@
7t0o.0o
rE9s4.00
Arca
2,146.00
8,947.00
5,E79.00
7,900.00
It.954.00
43,726.N
r944.00
2.00
3.00
t!J
l9.oo
0.00
44.00
20.(x)
64.00
96%
Level -2
r.073.00
978.67
981.00
90.00
Zehren and Associates, Inc.
WM
kge 13
Vail Plaza !{rtel
961fi0.00
Lcvcl Mlnus Three
Grqc Arlr
Soa Areas
Pool Arca
Pool Dcck &la
- T{E.tEnt/Lockcr Roorrs
Srb.TedSp.
Lctril Areas
R.Eit Arco Eight (Saldr)
X,crtrurant Arcas
Rcatgurontdut€€ Bar
Other Arees
Club orvE Slorags. CtoseB
Conidd (F$lic)
CorE (al"Yaror, mach. shaf)
C-ort (stair)
Sub.Torol Otlcr
Parkins Providcd
Valcl Spacas
Par*jn8 SpoErs (Fdl Size)
Pa*im SprccriC.ormcr)
SrbTotrl Putiog
Totals
Spa Net
Reuil Ner
Rdrauanr Nct
Othar Nct
Pr*int snd Ramp Nci
Tord N3t
NcUGrrc Difienncc
49J66.00
3,025.00
t:68.00
10.630.00
a,w.n
t,l74,u
498.fl)
t,6at.q)
33r5.00
32:t.00
&99
5,66r.e0
1.00
t?.m
1E.95
Lcvcl -3
EZ)
&to0
Zehren and Associiles, Inq\,
wt99
0.m
43.00
4!0r&76trn €.00
Araa
21,923.00
I,t74.00
49t.q)
5,66r.m
I E.?61.00
4t 017.00
1549.00 n.h
Page 14
Vail Plaza Hotel/ geroio.m
Level Minus Four
Grcs Arce
Level -1,-5 Zehrcn and Associates. Inc.
nM)
Parkinc Provided
Valct Spoces 0.00
Parking Spes (Full SiE) 4f.00
Porting Sp€cca(Compacr) 30.00
SubTotel Pertlog 9J91.00 76.00
Otber Anas
- Oub Owncr Storage. Ooses 835,00 1E.56 45.00
Corridor (public) 445.00
CoIr (slevator, mcch. shaff) 151.00
Corc (st ir) 130.00
Sub-TotelOthcr l]56t.0o
Totals Areo
Othcr Nct f ,56t.00
hrting ud Ramp Na 9.39t.00
Tot l Nct f0Jga00
Nct/Grocs Difienncc 523.00 gS%
Page 15
V:ril Plaza Hotel
96r070.00
Parkins Reouired
Dwelline Unit
Dwclline Unit I
Club Units
Club Unit I
Club Lhir 2
Club Unit 3
Club Unir 4
Club Unir 5
Club Unit 6
Club Unit 7
Club Unit 8
CIub Unu 9
Club Unit l0
qluo unlt I I
Club Unit 12
Club Unir l3
Club Unir 14
Club Unit 15
Total Club Units
Parkinc Summarv
Arca Park. Factor Prrk- Req'd
5,&2.@ >20@ 2"5()
Arca Park. Facor Part. Reo'd
1,987.00 500<2m0 2.N
1,646.00 500<2m0 2.00
1.909.00 500<2000 e00
2,384.00 >20@ 2.50
1.93E.00 500<2000 z.w
2,052.00 >2000 2.50
t,276.00 500<2000 2.00
2,065.00 >2000 2.50
1,738.00 500<2000 2.00
I,E07.00 500<2000 2.00
2,5it.00 >2000 2.50
1,586.00 500<2000 2.00
1,619.00 500<2000 2.0Q
2,113.00 >2000 2.50
2.309.00 >2000 2.50
2E960.00 33.00
Seating ArEa Occ. Factor ScaB Park. Facror Park. Reo,d
2,116.00 25.00 V.64 I:8 sesB 10.58
2,'137.@ 20.00 136.85 l;8 scats l7.ll
49E.00 17.00 29.29 l:8 scats 3.6
5,351.00 250.78
Scating Area Occ. Foctor Scats Park. Facror Park. Req'd
1,673.00 t8.m 92.94 l:8 sears tI.6Z
l-729.00 20.00 86.45 l:8 s€ats 10.81
3,4t2.00 t7939 22.42
Zehrer and Assoc:ares. Incr. t
v7199
Accommodation Unils Unit AIca prrk- Faclor Unis pa*. Reo'd
Accommodation Unir A 324-75 0.72 31.00 22.47
Accommodadon Uoir B 330.75 0.73 116.@ V:17
Accormodation Unir C 357.75 0.76 39.00 Zg.Ss
Accommodation Unir D 368.47 0.77 33.00 25.36
Accommodation Unir E 307.00 0.11 3E.00 Z6.Bj
Accommodadon Unir F 432.00 0.E3 2.00 1.6
Accommodation Unir c 370.85 0.n 12.00 9.25
Accommodarion Unir H 7 t7 .5Q | .12 2.00 Z-24
Accommodarion Unit I 609.19 l.0l 3.00 3.03
Tot l Acc. Units 343.{4 0.74 n6.00 205.19
Restaurant
SFcidty Resrauranr
Mdn Restaurant
Spa Juicc Bar
Total RestauraDt
Lounse
Cockuil Lounge
l-obbv Bar
Total Loungc
Retail Retail Area por*. Factor park. Rcq,d
Toisl Rerail 8,265.00 l:300 sq. tL nss
Conference Rerail Atra part. Facror part. Reo'd
Main Ballroon 10,162.00 l;2,O so. ft. 42.9
Total Reouired Parkine
Page i 6
Vail /Plaza Hotel
e6l oro.00
To(al Dwclling Unir
Total Club Units
Total Accommodation UniB
Toral Rcsourant
Total Lounge
Total Conferencc
Total Rerail
Sub-Total Parking Req'd
Parkins Dcficit (Prev. SDD)
Sub.'Total Parking Req'd
Mixed Use Reduction ( l07o)
Total Pfiking Required
Total Parking Provided
Parking Dilfel€rcc
Dwelling Unir
Club Unit
Accommodaiion Unit
Retail
Restaurant
Loungy'Bar
Conference
Kirchcn
Food and Beverage
Front Office
SaleVcarcr. (mulri-usc)
Accoundng
Executive Ofhce
Receiving/Sronge
Personnel (oflice)
Employee Areas
Laundry
Housekeeping
Engrneering
Pool Deck
Exercisc Rooms
Total Ner A{€a
One Berth/ 75,000 s.fl
One BenV 25-000 s.f.
Sub.Totsl Lord Berths
Mixed Use Reducrion
Total Lording Benhs
Parkine Provided
Levcl One Parking
kvcl Zcm Parking
Level Minus One Parting
Lcvcl Minus Two Parking
Parking Summarv
Valet
. 19
0
2
0
Page l?
Zehren ond Associates. Inc.
l/7 t99
2.50
3 3.00
205.19
3 r.35
22.42
42.34
-: /.))
36art
75:00
43935
43.94
395,42
394
-1.42
5.642.O0
28,960.00
94,554.21
8,265.m
5,351.00
3,402.00
15,026.00
9,r02.00
1,74t.00
t,712.00
2,146.00
I.135.00
I,135.00
3. t 00.00
1,000.00
2,300.00
2935.00
t.723.M
1,954-00
8,268.00
5.E79.00
205,330.21
75,000
rJV.JJV.ll
I
{
6
-3
3
Full Size
42
)a
&
4
Compact
8
33
20
Total
6l
3t
99
64
Vaii Plaza Horel
961070.00
Levei Minus Tlu:ce Parkins
Levcl Minus Four Parkinq
Tolal Parking Provided
Perce[aage
Parkins Summary
(
Zehren and Associates. Inc^'
nD9
:0
30
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2A9o
4,r
46
262
66Vo
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a
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53
i6
394
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Page 18
Vail'Plaza Hotel
961b?0.00
Dwelline Units
Dwelling Unir I
Club Units
Club Unir I
Club Unit 2
Club Unit 3
Club Unir 4
Club Unit 5
Club Unit 6
LluD un|l /
Cl'rb Unit 8
Club Unir 9
CIub Unir t0
Club Unit I I
CIub Unit l2
Club Unit 13
Club Unit 14
Club Unit 15
Toral Club Units
Accommodstion Units
Accommodadon Urut A
AccommodadoD Unit B
Accorunodation Unit C
AccorDmodation Unit D
Accommodation Unit E
Accommodarion Unir F
Accommodation Unit G
Accornmodadon Unit H
Accommodadon Unit I
Total Acc. Units
Totals
Restaurant
Specialty Restaulanr
qq!daao!$c_1$9e!atE)
Sub-Total Specidty Resteurant
Maln Resaurant
Outdoor Dinins (Main)
Sub-Total Main Restaurant
Sub-Totrl Spa Juice Bar
I oul ResEutanr (lndoor)
Total Rcstaurant (Outdoor)
Total Restaurant
Lounge
Cocktail Lounge
LobbyBat
Program Summary Zehren and Associates, lnc.
t/7 /99
Bedrooms Pillows
5.00 14.00
Bedrooms Pillows
3.00 8.00
3.00 8.00
4.00 10.00
4.00 12.00
3.00 8.O0
4.00 10.00
2.00 6.00
4.00 10.00
3.00 8.00
3.00 E.00
4.00 10.00
3.00 8.00
i.00 8.0o
3.00 8.00
4.00 10.00
50.00 132.00
Eedrooms Pillows
31.00 62.00
r 16.00 232.00
39.00 78.00
33.00 66.00
38.00 76.00
2.W 4.00
12.00 24.00
2.00 4.00
100 6-0Q
276.W 552.00
Upper Area
.t,5 t6.00
Uoper Area
592.00
432.@
432.00
592.00
550.00
519.00
445.00
519.00
569.m
r,807.00
526.00
431.00
431.00
526.00
2.309.00
10,680.00
Room Area
324.75
330;75
35'1.7s
368.47
307.00
432.00
370.E5
1t7.50
609.19
343..14
Lower Area
4,126.00
Lower Aree
r,_195.00
1.214.00
1,17'7.00
1,792.00
1,388.00
r,533,00
831.00
1,546.00
I,169.00
0.00
2,005.00
I .155.00
l. r 88.00
1,587.00
0.@
1r2E0.00
Rooms
31.00
I 16.00
39.00
33.00
38.00
2.00
12.00
2.00
3.00
n6.N
Toml Area
5,642.00
Total fuea
1.9E7.00
t.646.00
r.909.00
2,3E4.00
1,938.00
2,052.00
t,n6.00
2,065.00
I,738.00
1,807.00
2,531.00
1.586.00
1,619.00
2,.t r 3.00
2.309.00
28,960.00
Total Arca
10,067.25
3E,367.00
t1 q{, rs
t,) tsq<l
I1.666.00
8&.00
4,450.20
I,435.00
I a)'7 <1
9414E.7E
r29,39O.78
Deck Area
4?4.00
Deck Area
146.00
88.00
88.00
146.00
88.00
8E.00
88.00
88.00
88.00
88.00
88.00
88.00
88.00
88.00
109.00
r,457.00
Deck tuea
Kevs
2.00
Kevs
3.00
3.00
i.00
4.00
3.00
3.00
1.00
3.00
3.00
3.00
3.00
r.00
1.00
.1.00
43.00
Kevs
31.00
l16.00
39.00
33.00
38.00
2.00
12.00
2.00
3.00
276.OO
32 r.00
5?8.00
r,066.00
r,644.00
3,575.0O 331.00
Seating Arca Occ. Factor Seats
2,1t6.00 25.00 84.64
2.184.00 5.00 87.36
4J00.00 2s.00 172.00
2,737 .00
757.U\
3,494.00
49E.00
5,35 r.00
2-941.00
4,292.00
I,673.00
1.7?9.00
l7-00
23.49
22.05
18.00
20.00
lJo.d)
37.85
t74.70
29.29
250.78
t25.21
rr5.y9
92.94
86_45
Page 19
20.00
?0.q0
20.00
Vail Plaza Hotel
96t070.00
Total Loungc
Program Surnmary
3,402.00 18.96 t79.39
Retail Rehil Arca Unirs
Rerail kvel Onc 1.!133.00 2.00
Rehil LeYcl Zero 5,658.00 5.0o
Rctail Irvcl Minus Tkec 1.174.00 1.00
TotalRerail E365.00 E.00
Conference Facilites
Main Ballroom 10,162.00
Junior Ballroom 5,595.00
Pre-Convene/Public Circulation 5.451.00.
Sub-Total Convention 2130E,00
Soa
Spa lcvel -2 5.879.00
Soa Level -3 2l-923.00
TotdSpa n$m.N
Storase Closets Total Area Closct Arca qSE
Levcl -l Club Storage Closes l,8lt.OO 20.E2 g7.OO
Irvel -2 Club Stonge Closeb 1,710.00 19.00 90.00
Irvel -3 Club Slorage Closcts 1,649.00 l8-9j 87.00
Lcvel -4 Club Storase Closers 835.00 18.56 45.00
Total Club Storage. Clos€ts 6tn5.00 19.43 309.00
Parkins Provided
LJvcl One Parkjry
l-cvel Zero Parking
Level Minus Onc Parking
Level Minus Two Parking
Level Minus Ttuce Parking
Level Minus Four Parkine
Total Perking Providcd
P€rcentage
Zehren and .-l,ssociares, Inc.l I
tnD9
Full Size Compacr Valct Torol
420t961
23 8 0 3l
&33299
4420064
4320063
4630976
NZ lll 2t 394
667o 2A% 5%
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APPENDIX
B.
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TRAFFIC IMPACT ANALYSIS
Vail Plaza Hotel
Prepared for:
Zehren & Associates, Inc,
P.O. Box 1976
Avon, CO 81620
Client Contact: Mr. Timothv R. Losa
Prepared by;
Felsburg Holt & Ullevig
Greenwood Corporate Plaza
7951 E. Maplewood Avenue, Suite 2OO
Englewood, CO 80111
303t721-1440
Engineer: Holly A. Hefner
Project Engineer: Chris J. Fasching, P.E.
FHU Reference No. 98-174
September, 1998
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TABLE OF CONTENTS
Paoe
l. INTRODUCTION .....1A. Land Use.-Site and Study area Boundaries .. ... 1B. ExistingConditions ....1
II. PROJECTEDTRAFFICCONDITIONS ........,7A. TripGeneration and Design HourlyVolumes .......7B. TripDistrlbution... .........8C. Year2015 ProjectedTrafficVolumes .........8
tlt. YEAR2015TRAFF|COPERATIONS ........12A. BackgroundTraffic ...12B. Total Traffic .......12
IV. CONCLUSIONSANDRECOMMENDATIONS ........14
APPENDIX A - TRAFFIC COUNTS
APPENDIX B - EXISTING CONDITIONS LOS
APPENDIX C - YEAR 2015 BACKGROUND CONDITIONS LOS
APPENDIX D - YEAR 2O15 TOTAL CONDITIONS LOS
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LIST OF FIGURES
Paqe
VicinityMap.. .....2SitePlan...... ....3EstimatedExistingWinterConditions ........4TripDistribution... ........6
Year 2015 Background Traffic Conditions . . . . 10
Year2Ol5Total TrafficConditions ........11
1.
2.
3.
4.
6.
7.
LIST OF TABLES
ExistingTripGeneration Estimates ....7ProposedTripGenerationEstimates .........8
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A.
INTRODUCTION
Land Use, Site and Study area Boundaries
Zehren and Associates, Inc. is proposing the Vail Plaza Hotel development to be located on the
southeast corner of Vail Road and the South Frontage Road in Vail, Colorado. This
development will be replacing three existing buildings with one building. The site location is
showninFigurel. Theexistingthreebuildingsconsistof atotal ot41 ,643squarefeet. The
proposed development will consist of a total of approximately 150,000 square feet of various
uses including accommodation units, a restaurant, a lounge, a spa, and retail space.
The proposed development will have one main access onto the South Frontage Road. The
main access will serve as the entrance to the four level parking garage, A second access east
of the main acces$, will be used for most deliveries. The site plan is shown in Figure 2, The
impacts of the project traffic at the site access points and the roundabout south of l-70 are
presented in this report.
The purpose of this report is to address the projected traffic impacts associated with the Vail
Plaza Hotel development proposal, and to identify any roadway or traff ic control improvements
reouired as a result of these imoacts.
B. Existing Conditions
The existing conditions in the vicinity of the project site are illustrated in Figure 3. Currently
there are two accesses to Vail Plaza Hotel site, The main access is on the South Frontage
Road and the second access is on Vail Road. The South Frontage Road runs east/west
through Vail with a posted speed limit of 25 MPH adjacent to the site. Vail Road runs
north/south from the roundabout intersection with the Frontage Road providing access to
several hotels. Vail Road is primarily used for local access south of Vail Plaza Hotel.
The roundabout is located approximately 1 15 feet west of the main entrance to Vail Plaza
Hotel. Most of the site traffic currently uses the roundabout as does traffic oriented to/from
t-70.
Since Vail is a ski resort, winter traffic volumes have typically been higher than summer
volumes. Traffic counts were collected during the week of August 17, 1998, and these
counts were used to estimate winter numbers based on 1 990 data collected during the winter
and summer. The estimated existing winter traffic volumes for the study area are shown in
Figure 3 (the raw count data are shown in Appendix A). As indicated, the South Frontage
Road east of the roundabout carries approximately 3000 vehicles during the winter PM peak
hour. The volumes at the two accesses were calculated by estimating trip generation for the
existing buildings.
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The total peak hour traffic volumes were used as the basis for subsequent LOS (levels of
service) computations, the results of which are summarized in Figure 3 (worksheets are shown
in Appendix C) as is the intersection lane geometrics. Level of service is a qualitative measure
which describes traffic operations. A letter designation ranging from A to F is used as the
measure. A LOS A is indicative of excellent traffic operations with very little delay and no
congestion, while a LOS F represents extreme delay and significant congestion.
As shown in Figure 4 the left turn onto the South Frontage Road from the main site access
currently operates at a LOS F during the PM peak hour. The left turn into the site from the
South Frontage Road currently operates at a LOS C during the PM peak hour. All other
movements operate at a LOS B or better during the PM peak hour.
The minor movements to/from the second access along Vail Road currently operate at a LOS
B or better during the PM peak hour. The roundabout currently operates at an overall LOS A.
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A.
PROJECTED TRAFFIC CONDITIONS
Trip Generation and Design Hourly Volumes
Trip generation equations, as documented in Trip Generation, lnstitute of Transportation
Engineers (lTE), Sixth Edition, 1997 were used to estimate the vehicle-trips generated by the
existing and proposed development. lt was assumed that 50 percent of the traffic to/from the
restaurant, lounge, and specialty retail comes from outside while the other 50 percent is
internal (as such, the trip generation associated with these uses was reduced 50 percent).
Table 1 summarizes the trip generation results with existing conditions.
Table 1
Existing Trip Generation Estimates
As shown in Table 1, the site currently generates approximately 1050 trips per day. The AM
and PM peak hour trip generation is estimated to be approximately 75 and 90 trips,
respectively.
Table 2 summarizes the trip generation results for the proposed development.
As shown, the proposed development is estimated to generate approximately 3100 trips per
day. The AM and PM peak hour trip generation is estimated to be approximately 175 and 260
trips respectively. Approximately three times as many trips are projected for the proposed
development as compared to the existing uses on the site.
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AM Peak Hour PM Peak Hour Weekday
Building
Tvoe
ITE
Code Size Unit tn Out lotal ln Out Total In Out Total
Condo/
Townhouse
230 22 Rooms l 10 7 6 12 o+64 124
Hotel 310 ctl Rooms 20 12 JZ lq 11 JO ZJJ ZJY 478
Restaurant 2 1,000's 1 1 7 43 alo
Drinking *836 1 1,000's
Sq. Ft.
n o o 3 1 4 11 1?to
Market 6CZ 1,000's to 17 JJ to t:)31 t6z toz 324
Totals 37 to 50 40 90 521 q)1 1042
Daily Drinking Total from 15% of PM Rates
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Table 2
Proposed Trip Generation Estimates
B. Trip Distribution
The trip distribution estimates used in this analysis are shown in Figure 4. These percentages
are based upon the existing traffic data previously presented (Figure 3). As shown,
approximately 70 percent of the total site traffic is expected to be oriented to and from the
west through the roundabout. Site generated traffic was assigned to the adjacent roadway
network per these distribution patterns and are shown in Figure 5.
C. Year 2015 Projected Traffic Volumes
Background Traffic
Analysis of traffic impacts for a year 2015 scenario requires projecting background traffic
volumes. The projected background traffic was a result of exponentially increasing the
volumes by two percent per year. Year 2015 background traffic volumes and operational
conditions are shown in Figure 6.
Total Traffic
The total year 2015 traffic volumes are shown in Figure 7. These volumes were determined
by first removing existing site traffic then adding the site generated traffic to the year 2015
background traffic volumes. As shown, the Frontage Road is projected to carry approximately
4600 vehicles during the PM peak hour in 2015. Trips attributable to the proposed Vail Plaza
Hotel would comprise approximately 6 percent of the total.l.
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Land Use AM Peak Hour PM Peak Hour Weekday
Building
I voe Size ln ln Out Total In Out lotal
Condo/
Townhouse
230 to Rooms 7 I 47 47 94
Hotel 310 276 Rooms UC 60 | 3J .5Y 79 too I tJo I tJo 227 2
Rest au ran t 831 :,1,OOO's
Sq. Ft.
1 22 12 J+201 201 402
Drinking *.J Jt)4 1,OOO',s 0 o o 14 7 21 69 ot 138
Specialty
Retail
Center
814 I 1,OOO's
Sq. Ft.
6 1',I '14 14 28 87 a7 1'7 4
Totals 104 IJ t/o 144 tt:)259 1541 1 541 3081
Daily Drinking Total from 15% of PM Rates
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YEAR 2015 TRAFFIC OPERATIONS
Background Traffic
The peak hour traffic volumes shown in Figure 6 were used as the basis for subsequent levels
of service computations, and the results are also summarized in Figure 6 (worksheets are
shown in Appendix C). The roundabout will operate at an overall LOS D. However, the only
movements that are lower than LOS B would be the south approach and right lane east
approach. These movements are projected to operate at LOS C and F respectively. The LOS
F from the east movement is a result of the high amount of volume turning to the north toward
l-7O and the North Frontaoe Road.
B.Total Traffic
The total peak hour traffic volumes shown in Figure I were used as the basis for subsequent
levels of service cbmputations, and the results are also summarized in Figure 7 (worksheets
are shown in Appendix D). All movements on the roundabout will operate at the same LOS
as the background traffic showed previously with the exception of the south approach which
will operate at a LOS D. The left turning movement into the site (at the main entrance) will
operate at a LOS E and the left turning movement out of the site will operate at a LOS F.
I Site generated traffic consists of approximately 1 .2 percent of the total traffic entering the
t roundabout. Of the right lane east approach the contribution from site generated traffic is
approximately 2 percent. No improvements were used on the roundabout for this analyses.
The main access onto the South Frontage Road included two roadway improvements in the
a na lyses:
Provide a "storage" area in the existing median for site outbound left turning vehicles
to safely pass eastbound traffic. A raised island already exists in the median from the
roundabout to the site access providing separation between eastbound and westbound
traffic. Minor modifications would need to be made to the island to orovide for a
storage area. With this "safe harbor," left turning vehicles could cross eastbound
traffic in one maneuver and wait in the storage area prior to merging into westbound
traffic. With the addition of the storage area the left turn movements out of the site
would still remain at a LOS F, however, the delay time for this movement is improved
significantly (more than 257o).
Construct a right turn deceleration lane into the site for eastbound traffic. This lane is
needed to remove right turns from thru traffic lanes. This is of importance here
because vehicles coming out of the roundabout do not have sufficient reaction time in
the I 1 5 foot distance to slow or stop for a right turning vehicle.
to
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12
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Limiting movements to right in/right out or three-quarter movement was considered for the
site's main access. This would require that vehicles exiting the site desiring to use the Vail
Road intersection with l-70 (which is most of the site traffic) make a U-turn somewhere along
the South Frontage Road. However, there is not a safe place for vehicles to make a U-turn
within a reasonable distance. Therefore, it is recommended to improve the main access so as
to accommodate full movement as safely as possible which includes a center "harbor" area
and a right turn deceleration lane.
The second access onto the site from the South Frontage Road will be used for deliveries. Due
to space limitations on site, trucks will need to back up onto the site from the Frontage Road.
This should be done from a separate lane along the south side of the road. The existing right
turn lane east of the site should be extended west to the site's delivery access. The design
of the lane and driveway should accommodate backing trucks to allow no interference with
eastbound though traffic. Physical or barrier separation should be incorporated into the design.
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IV. CONCLUSIONSANDRECOMMENDATIONS
The following highlight the significant findings and recommendations as a result of this traffic
a na lvs is:
The total projected trips consist of subtracting the existing 1042 trips from the
proposed 3082 site generated trips.
Two roadway improvements will be necessary at the main access onto the Frontage
Road. The first includes modification to the center median to provide a storage area
for vehicles turning left out of the site. This will allow for a two-step left turn with less
delay. The second is an exclusive right turn lane into the site for eastbound traffic.
This exclusive right turn lane will remove turning traffic from the though traffic lanes
thereby improving safety characteristics.
The roundabout will not be adversely affected by the proposed site traffic. The site
traffic will consist of approximately one percent of the total traffic in the roundabout
in year 2015.
The auxiliary lane east of the site for right turning vehicles needs to be extended west
to the second access. This lane will be used for delivery trucks backing into the site.
This lane and the delivery driveway in which it will serve should be designed to allow
backing activity without impacting the eastbound through traffic. Physical separation
should be considered between the through lane and the auxiliary lane where backing
would be taking place.
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14
APPENDIX A
TRAFFIC COUNTS
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I APPENDIX B
EXISTING CONDITIONS LOS
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(-cniar F.rr Mi arr-raaimnrri-are in Tr,:nerr.rrF^i 1^n
Ilniversirw of Fl nri d3
5IZ WEII HAII
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I Major Street Direction.... NSI Length of Time Analyzed... 15 (min)
Analysc ..... HAH
I Date of Analysis ... 8/25/98
I OEher fnformaE.ion. . Peak Hour ExisEing
Two-way SEop- control led Int.ersecEion
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LTR
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Adiustment Factors
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RiqhE Turn Minor Road
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Worksheet for TWSC InE.ers ect ion
Step 1: RT from Minor SEreet
Confl icting Flows: (vph) 732
r --;,o,- i Ey: (pcph) 589
t Movement Capacit.y: (pcph) 589
Prnh .rf O,rAlrF-Free StaEe: 0-98
EB
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SEep 2: LT from Major SEreet
Conf licting Flows: (I,ph) 733
PoLenE.ial CapaciEy: (pcph) 767
MovemenE Capacity: (pcph) 767
Prob. of Queue-Free State: 0.98
TH Sat.urat.ion Flow Rate: (pcphpl) 1700
RT Saturation Flow Rate: (pcphpL)
Major LT Shared Lane Prob.
of Orrerre-Free Sl-af e: 0.9'7
Stcn 4. T,T from Minor SEreeE EIJ
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fmpedance Factor:
AdjusEed Impedance Fac!.or:
Capacity AdjustmenE Factor
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Rat.e Cap Cap Delay Length LOS DeLay
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Interseccion Delay = 0.1 sec/veht
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Center For MicrocompuE.ers In TransporEation
University of Florida
512 WeiI HalI
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I Major SEreet. DirecE.ion.... EW
- LengEh of Time Analyzed... 15 (min)
AnalysE. ..... HAH
I Date of Analysis .... 8/2s/98
t OEher Informat.ion. ..Peak Hour Existing
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Worksheet for TWSC Intersect. ion
SB
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Sf cn I RT t- r(rm M i nor SE reeE
Conflicting Flows: (rph) 647
PoEenE ial Capacity: (pcph) 551
Movement Capacity: (pcph) 651
Prob. of Queue-Free State: 0.99
SteD 2: LT from Ma'ior StreeE
Conf lict j-ng Flons: (l/ph) 1294
Potent ial Capacity: (pcph) 345
Movement. Capacity: (pcph) 345
pr-rl-f rrf OrrarrA-Frca SEaEe: 0.97
Sten 4 : T,T f rom Mi nor St.reet
I Confl ict ing Flows: (vph)
f D^iani i a l arn-eni l-\,. /rr,-nh\I
Major LT, Minor TH
TmnFdFn.F Fa.'1.01.:II A.lirrsf e.i Tmneciance Factor:
I ,^ ^- ^ ^,i -,. ^-r-.1..^Feqyqut Ly ^gJ uo Lment FaCEOT
3r71
10
0 .91
0.97
o .97
10
due to Impeding Movements
Movement. Capac j-ty: (pcph)
I InEersect i-on Performance Summarv
Avg. 952
trr ^,.' Move Shared Tocal Queue ApproachI
I Rate Cap Cap Delay Length LOS Delayr MovemenE (pcph) (pcph) (pcph) (sec/veh) (veh) (seclveh)
0.1
10 * 2.4 F
651 s.5 0.0 B
345 10.8 0.0 C
Incersection Delay - 8.8 sec/veh
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NBR9
WBLL2
95r .2
* The calculated value was greater E.han 999.9.
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t ARRB Transoort Research Ltd - SIDRA 5.11
Fe]-sburg Ho].t & U].lewig
I5 Registered User No. 1234
I Tj-ne and Date of Ana1ysis 9:12 AM, Aug 26,1998
Z,L PLaza Hotel
-.stinq
Conditions
tntersection No. :
I
SIDFA US Highway Capaeity Manual (1994) Versj.on
Intersection TlT)e: Roundabout
I Driving on the right-hand side of the road
t SIDRA US Highway Capacity Manual (1994) versiont InpuE ciata specifi-ed in US units
Deiault. Valu-es FiIe No. 11
t Peak fLow period (for perforrnance) : 30 ninutes
I Ytla air:. (t:: volunes) :120 ninutes (Total Fl-ow Period)
Delay definition: OveraII delay.
I o"r"y rormula: "r"ff$"::;:"i:i"il::i**I Level of Service based on: De].ay ( HC$,I)
Queue definitj-on: Back of queue, 95th Percentile
* ROUND *
ail Plaza HoteL * ROUND 't
* ROUND *
able S.3 - INTERSECTION PAXAI.{E TERS
Degree of saturation (highest) = 0.656
I Practical Spare Capacity (Iowest) = 30 *
I TotaL vetricle f].ow (veh/h) = 3134
Total wetricle capacity, a1I lanes (veh/h) = 9503
Average intersection delay (s) = 4.1
I l,argest average movement delay (s) = 6.3
t Largest back of queue, 95* (ft) = 162
Performance Index = 148.58
I Total fuel (galh) = 102.0
I Total cost ($) = L237.29
Intersection Level of Serwice = A
Worst movement Level of Service = A
Existing Conditions
E-ersection No. :
f,J Roundabout
Vail Pl-aza Hote1
1$xisting Conditions
Intersection No. :
t Roundabouc
Jab]e S.5 - INTERSECTION PERFORI{ANCE
-.[; ;;;J--;;"; --;;;; ;;; ----;";; ---;;
lFlow Delay Delay Queued Stop Index Speed
lveh/h) (veh-h/h) (sec) Rate (nph)
I
13134
3 .57 4 .L 0.578 o. 61 148.58 L4.6
lai1 Plaza Hot'el
Exist5.ng Conditions
Intersection No. :
L Rounda.bout
!
J*r" s.1o - MovEMENT cApAcr ry AND pERFoRr.{ANcE suMr.iARy
]---------
* ROUND *
Mov
1""'
Mow A-rv Tota].
I\ap FLow Cap,
(veh (weh
/h't /h')
Lane Deg. Aver,
Util Satn Delay
(t) x (sec)
Eff. 95t Perf.
Stop Back of Index
Rate Queue
(veh)
est :
72L
11 T
l-5 t(
2.9 0.52
3.4 0.52
West Approach
355 1015
304 1_280
14 JLZ
100 0.349
58 0.231
oo v - z5 |
2.L 16. 93r.2 L4.2!
t.2 3.34
I
outh: South Approach
32 L 81 25r.
31 T 203 629
33 R LO2 315
100 0.323
100 0.323
100 0.323
6.2 0.69
6.1 0.68
5. 9 0.70
!.7
t.7
!.7
4.10
9.7A
4. 81
22L2rt
23R
4.5 0.59
6.3 0.98
East Approach
.t-u I .J65
254 908
634 966
43 0.279
43 0.280
100 0. 65 6*
1.4 5.18
1.4 L!.97
6.5 3L.49
orth:
42L
North Approach
374 1034
vl zdJ
216 673
100 0.362
89 0.322
89 0.321
1. 6 0.28
2.0 0.30
2.O O.37
1.8 L7 .L7
1.5 4.O4
r-f, 9-55lr:
Northwest:
l3i i
North West Approach
r45 625 100727 518 X0072 308 100
o.234
o .234
o .234
5.O U.J/
4.0 0. 57
4.r o.52
1.1 7.L7
r-J- )- tJ
1.1 3.32
I - Llaximun degree of saturation
Vail Plaza Hote]
I:::::::.:::**:t:"'
Roundabout
* ROUND *
t"frf" S.15 - CAPACITY AND LEVE! OF SERVICE (HG{ STYLE)
lr::Mov
Typ
TotaL Total
FIow Cap.
(veh (veh
/h', /h)
Deg, Aver. LOS
of De)-ay
Satn
(w/cl (sec)
est: West Approach
12 L 35s
11 T 304
13 R 74
1016
1280
3L2
0.349
0.237
o .237
2.9
3.4
3.5I
I
o | 55 2508 u . .'4l v 5.2
outh: South Approach
32 L 81
31 T 203
25L
629
0.323
0. 323
6-Z
o-J-
A
A
l33R
]-o2 316 0.323 D.v
386 119 6 0.323 5.0
fi iI
East Approach
]-07
254
o.'.l
5at5
908
voo
0.279
0.280
u. b5b'
4.9
o.J
995 1Z3 t U. Of,O 5.7
orth :
A1 m
q5 K
1034
2lJ5
o /5
u-502
0.322
o.32r
2.0
2.0
North Approach
'21 A
91
zto
r.t't oot_1990 0.362
J"#n:""''181 r
6-J}(
I
North West Approach
145 62s O.234
L2L 518 0.234
72 .308 0.234
5.6
4.0
-'-J:'J.43r U .234 J.O
AI,L VEHICT.NS :313 4 9503 0. 656
INTERSECTION:3134 9503 0.656 4.1
Leve]- of Service calculations are based on
average oweral1 delay (HCM criteria),
i-ndependent of the current delay definition used.
For Ctle criteria, refer to the "Level of Selvicerr topic in
the SIDRA Output Guide or the Output section of the on-line help.
Maximun v/e. raEio, or critical- green per5'ods
--- End of SIDRA Output ---
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I APPENDIX C
YEAR 2015 BACKGROUND CONDITIONS LOS
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ARRB TransDort Research l,td - SIDRA 5.11I
I Felsburg Holt & U11ewi9
13 Recristered User No. 1234
Time and Date of Analysis 9:10 Al1, Aug 26,1998
lri]- P1aza Hotel
Jn." Conditions
I-ntersection No. :
nfpne us Highway Capacity ManuaL (1994) Version
* Bi\cK *
, Rounda-bout
I
Rt'N INFOR}4AT ION
I :il::.:#:*: Roundabou,
Driving on the right-hand side of the road
I Srone uS Highway capacity Manual (1994) version
I Input data specified in US units
Defau].t Values Fi-Le No. 11
- Peak flow period (for ferfornance): 30 ninutes
! Unit tine (for volumes) :120 minutes (Total Fl-ow Perj.od)
r Delay definition: overaLL delay,
Geometric delay included
! Delay formula: Hiqhway Capacj-ty Manual
I f.evel of Service based on: De}ay (HCM)
- Queue definition: Back of gJuer.re, 95th Percentile
Lir pr"r" ttot"r
F\-rture Conditions
s"tt""ttotaxna"uo.'.
I BACK *
* BACK *
Jii:_r_ 1__ _ r:r:T::T::_:Tvrl:
Degree of saturation (highest)= J..IUI
r Practical Spare Capacity (lowest) = -28 *
I Total vehicle flow (veh/h) = 4391
I Total wehicle capacity, all lanes (veh/h) : 73f3
Average intersection delay (s)
I Largest average movement delay (s) = 183.1
I t,argest back of queue, 95t (f t) = 2630
I Perforuance Index = 366.41
= Lt t - I
= 226't .37
=u:F
Total fuel (qalh)
I rotat cost (5)
I Intersection Level of Service
Worst movement Level of Service
I;;;.=";".";
Future conditions
lntersection No. :
I Roundabout
able S. 6 - INTERSECTION PERFORICANCE
re;' ;:i:i 3:i:",::::; :::" iil"; il::"
lven/n1 (veh-h/h) (sec) Rate (nph)
- 4391 55.04 45.1 0.'164 3.02 366.41 11.5
I
Tail P].aza Hotel * BACK *
Future Conditions
lntersection No. :
I_ Rounda.bout
-lable S.10 - MOVEMENT CApACI TY AND PERFORMANCE SUMIiIARYl_--_-----
Mov Mov Arv Total ],ane Deg. Aver. Eff. 95t Perf.
lN". F1rp Flow Cap, Util Satn Delay Stop Back of Index
I (veh (veh Rate Queue
/hl /h) (*) x (sec) (weh)
Jest: West Approach
-12L 497 822 100 0.60s 7.6 L.OA 6.0 26.87
11 T 426 1016 69 0.419 6.7 0.80 2.7 27.4s
outh: South Approach
32 L 114 L37. 100 0.832 31.4 1.96 10.4 8.68
f:r r 284 34r 1oo 0.833 30.1 2.01 11.6 2o.a2
l:: n 143 172 1oo 0.831 2g.o 2.05 11.G ro.27
ast: East Approach
22 L 150 307 41 0.489 9.4 0. 96 3.3 7 .97
2r T 356 729 4! O. 488 9. 0 0. 92 3 .3 18 .50
23 R 888 752 100 1.181* 183.110.95 105.2 L75.94
orth: North Approach
42 L 524 916 100 0.572 3.3 0.64 3.9 25.85
41 T 128 251 89 0.510 3. 5 0. 51 3.1 6.05
-
R 303 594 89 0.s10 3.5 0.54 3.1 13.90
Northwest: North West Approach
a 82 L 204 443 100 0.460 8.0 0.90 2.9 10.99
I ar r 169 367 1oo 0.460 8.9 o.9o 2.9 B. 86
- 83 R 101 2L9 100 0.461 9.3 0.93 2.A 5.18
13 R 104 24A 69 0.419 5.8 0.82 2.7 5.06
I - Maximun degree of saturation
ail P].aza Hotel
uture Condi-tions
ntersection No. :
Rounda-bout
able S.15 - CAPACITY AND LEVEL OF SERVICE (HGt STYLE)
* BACK *
(sec)
497 422 0. 505 7 .6 B
426 1016 0.419 6.7 B
104 248 0.419 5. 8 B
I
I
ro21 2086 0.605 7 .2 B
outh: South Approach
32 L 114 L37 0.832 3I .A C
31 r 244 341 0.833 30.1 c
lMov Mov Total Total Deg. Aver. LOSrNo. qfp FJ.ow cap. of Delay
tw
ti1 i
est: West Approach
(veh (veh Satn
/h') /hl (w/ c)
1""143 r'7 2 0.831 29.O
5.1r 0.833 30-1
rI l-i
2L
5 .t(
A
A
East Approach
150
55b
UUt'
0.489 9.4
0.488 9. 0
1.181* 183.1
307
752
r /l'at 1.181 119. 9
orth:
42L
43R
vJ-o
z2).
594
o.572
0.510
0.510
3.3
3.6
3.6
North Approach
524
12A
303
I
I
955 L161 0.572
orthwes t. :
82L
81 T
tJ-J K
North West Apploach
204 443 0.460
rov 50/ u.{lou
J-UI . ZL> U. 'I OJ.
8.0
tt-v
t-5
-E
B
I
474 LO29 0.461 8.6
ALL VEHICLES :4397 t 5L5 1.181 45.1
INTERSECTION :4397 t 5L5 1.181
Level of Service cal-cuLations are based on
average overal.l delay ( HCI.{ criteria),
independent of the current delay definition used.
E.or the eriteria, refer to the l.eve]. of Service'r topic in
the SIDRA Output Guide or the Output section of the on-1i-ne help.
Maximum v/c raEio, or critical green periods
--- End of SIDRA OutDut ---I
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APPENDIX D
YEAR 2015 TOTAL CONDITIONS LOS
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r HCS: Unsignalized Intersections Release 2.19 ACC. HCo Page L
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Cenrer F.)- Mi aroaomnrrr-Arc rn Tr2nc^^rr:r- i On
University of Florida
5J.Z WEIT HAII
streets: (N-S) Main Access (E-u) SouEh Frontage Road
Ma jor Street DirecE. j.on. . . . EW
Length of Time Analyzed... 15 (min)
AnalysE ..... ftAH
n-^1..^,i^*u!]otr ...8/25/98
OEher fnformation. , Peak Hour Year 2015
Two-wav Stoo-controlled Int ers ecE ion
Ea s tbound
LTR
0 2 <0
N
L790 100
.9s .95
0
We s tbound
LTR
Northbound
LTR
S ou t hbound
LTR
I it;")ilti"
Vo lume s
I :::o.
MC,s (?)I :!ii:i;, '-'
130
N
44 257 0
.9s - 95
0
r01
83 35
.95 .95
0
000
1.10 r.10 1.10
I
t
Adirrcl-mpni Far-l_.t1^q
Vehicle
Maneuver
Critical
Gap (ts)
Fol low-up
Ti-me (tf )
T.'.fF'nrrn M: i.\r P.\.a /i
Pi ohr Trrrn Mi nor RoadI ;$:";1.:';i::: x:::' *"'
T
I
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lo
s.50
5.50
6.50
7.00
2.LO
2 .50
3.30
3.40
I
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SB
EB
SB
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HCS: UnsignaLized Intersections Release 2 . Ig ACC. HCO Page 2
WorksheeE for TWSC IntersecE ion
Step 1: RT from Minor Street
Confliccing Flows: (vph) 994
PotenEial Capacity: (pcph) 434
MovemenE. Capacit.y: (pcph) 434
Prob. of Queue-Free State: 0.91
SteD 2: LT from Maior Street
Conf Licting Flows: (',.ph) 1989
pnf Fnr-,i al Canar-i lw. (ncnh) f47' I l/v!/"/
MnvFmpnt C^ne.i tv: (nr-nh) ]-47
Dr^].r /'\ f nrrarra-Fraa qj-:f F. n (q
St-er) 4 . T,T f rom Mi nor St.reeE.
I ConflicE ing Flows : (.rph)
I D,-\F airt- i.a l .-.arr.a.'i F1'. /nnnh\r vei/se r el, . \uvvrr/
Maior T,T. Minor TH
I ImDedance FacEor:
I Ad j usE.ed Impedance FacEor:
- Capacity Adjuscmenc FacEor
due Eo Impeding Movements
46AA
t
0.65
0 .65
1Movement Capacit.y: (pcph)
Tntersection Performance Summary
I Avg. g5z
I Flow Move Shared Total oueue Approach
I Rate Cap Cap Delay Length LOS De]ay
I MovemenE (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh)
NBLgCI
NB R 41 434
WB L 51 T47
Int ers e
* The calculaEed value was qreater than 999.9.
to
* 11.9 F
t(
>.1, V.Z l'
5/.U I.J tr U.O
ct ion Delay = 893 .3 sec/veh
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I HCS: Unsignalized IntersecEions Release 2.19 ACCA.HCO Page 1
f'Fnf Fr Fnr Mi arnaomnrrl-,5rq Tn T*anqnnrFai ion
University of Florida
512 we i- 1 Ha1I
Streets: (N-S) Main Access (E-w) south FronEage Road
I MAior sfrPer llirecEion.... PW
I T.an^Fh ^f '|. irnp An:lrrzod 1q lmin\
Analyst ..... ILAH
I DaE.e of Analysis ... 8/25/98
I Ot.her InformaEion. . Peak Hour Year 2015
Two-way Stop-controlled IntersecL.ion
I EasEbound
LTR
We s tbound
LTR
Nort hbound Sou E hbound
LTR
t Y;"'?l:i"
Vo lume st :::""
MC' s (?)I ;:1i:;'' '-'
021
N
L790 100
.95 .95
0
100
N
44
. >a
0
101
83 35
. vf, . >)
0
000
1 1n 1.10 1.10
I
I
AdjusEment. Factors
vehicle
Maneuver
Fol low-up
Ti.me (tf )
Left Turn Major Road
Riqht Turn Minor Roadt #:"?l.l'fi1::: I:::' *-
t
I
I
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lo
5.50
5.50
6.50
7.00
3 .30
? 40
t
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Hcs: Unsiqnalized Intersect ions Release 2.19 ACCA.HCO Page 2
Worksheet for TWSC fnEersect ion
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SteD 1: RT from Minor Street 511
Conflicting Flows: (vph)
PoE.enE.ial Capacity: (pcph)
Movement. CapaciE.y: (pcph)
Pr^l.r ^f nr rprrF- FreF St.aEe:
942
4 6'l
46L
0.91
SEep 2: LT from Major St.reet EB
conflicting Flows: (vph)
Pot.ent ial Capacity: (pcph)
MovemenE capacity: (pcph)
Prob. of Queue-Free State:
1989
r47
r47
n Aq
Steo 4: LT from Minor SE,reeE SB
conf licting Flows : (vph)
Potent.ial capaciEy: (pcph)
Major LT, Minor TH
Impedance FacE.or:
AdjusEed Impedance FacEor:
CapaciEy AdjusEment FacEor
due t,o Impeding MovemenE. s
MovemenE Capacity: {pcph)
1930
52
n 4q
0 .5s
0.6s
40
Flow
MovemenE (pcph)
Intersection Performance Summarv
Avg. 95?
Move Shared TocaI Queue
Cap Cap Delay Length LOS
(pcph) (pcph) (sec/veh) (veh)
Approach
I,a: J.o,y
( sec/veh)
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I
NBL
NBR
wBt
96 40
41 46t
trI L" I
InE.ersecE ion
848 .2
o-o
31 .O
DeIay
8.4 F
u -z E
I.J L
35 .2 sec/veh
)>> . z
5 r .v
lo
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r HcS; Unsignalized InE.ersecEions Release 2.19 ACCB.HC0 Page I
CenEer For Microcomputers In Transportatr.on
University of Florida. :...5IZ WETI HAII
St.reeEs: (N-s) Main Access (E-w) South FronEage Road
f MFi.rr srr,.FF ni reccion. . . . EWIt Lengt.h of Time Analyzed... 15 (min)
AnaIysE ..... HAH
I Dac.e of Analysis ... 8/25/98
I Other Informar ion. . Peak Hour Year 2015I
Two-way Stop-controlled Intersection
I E a s tbound
L-tt(
We s tbound
LTR
Northbound
LTR
SouE hbound
LTR
I [;"]il!i"
Volumes
I :::u.
MC's (?)t ;:ii;r;, '.'
000 030
N
257 0
.95
0
000 001
83
. vf,
0
1.10
I
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AdjusEment Factors
Vehicle
Maneuver
Crit ica I FoIlow-up
Time (r. f )
Left Turn Major Road
Riqht Turn Minor RoadI :$:";1.:';:::: H::' *"'
I
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lo
f,. tru
f,. f,u
b - 5u
7.00
2.r0
2 .50
3.30
3.40
I
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worksheet for TWSC IntersecE ion
D!t
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I
902
4R?
493
0.80
Conf liccing Flows: (wph)
PoEenE. ia1 Capacicy: (pcphl
M^rramant- r-.^a..i l-r/. f nnnh\!svg!+gt. \nJsvrr/
Dr^h ^{- n"a,'a-F'rac ^--, DLdte:
IntersecEion Performance Summary
Avg. 952
FIow Move Shared TotaL Queue Approach
Rate Cap Cap Delay Lengch LOS Del,ay
Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec,/veh)
sB R 95 483 9.3 0.8 B
Intersection Delay = 0.3 sec/veh
>.J
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