HomeMy WebLinkAboutVAIL VILLAGE FILING 1 BLOCK 5E TRACT B C AUSTRIA HAUS AKA SONNENALP 1996 CODE AMENDMENT FRACTIONAL FEE PART 1 LEGALTO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Gommission
Department oI Community Development
october 28, 1996
A worksession to discuss a request to amend section 18,26.040, conditional
Usei, of the Vait Municipil CoO6 to add "time-share estate units, fractional fee
Jnits anO time-share tb6nie units" as a conditional use the Commercial Core 2
Zone District.
Applicant: Sonnenalp Properties, Inc., represented by Gordon Pierce
Planner: George Ruther
I. DESCRIPTION OFTHE REOUEST
The applicant, sonnenalp Properties, lnc., represented by Gordon Pierce, is requesting
worksession to discuss
"menOing
the Town 6t Vait trituniiipal Code' The applicant is propo-sing
that Section 18.20.040 of the Minicipal Code be amended to allow time-share estate units'
fractional fee units and time,share license units as conditional uses in the Commercial
Core 2 Zone District. ln general, the areas of Town most affected by the proposed amendment
include Lionshead and the-Village Center Bui6ing, as each of these areas is zoned Commercial
Core 2. The time-shar" elut" inits, fractional fel units and time-share license unils would be
;ffi; srnp-t to tne ir"ran"" of a conditional use permit, pursuant to the provisions of Chapter
18.60 of the Municipal Code.
II. BACKGROUND
The applicant's request relates to a future proposal to redevelop the Austria Haus property' The
Austria Haus is loc'ated at 242 East Meadow Drive. The Austria Haus was originally constructed
in the mid-1 960's as an inn to accommodate destination skiers. In 1979, the Austria Haus was
fricnaseO by the Faessler family who planned to redevelop the property into the Sonnenalp
Hotel.
In 19g4, Ordinance #8 was approved by the Vail Town Council establishing Special Development
Oistiiit *iZ- Speciat Deveto'p'ment Disirict #12 adopted an approved development plan for the
i"Oeu"f oprn"ni ';f the Austria Haus. The approved development plan. was never implemented'
and instdad, the Austria Haus underwent a remodel. Since the completion of the remodel' the
Austria Haus has Served aS an annex to the Sonnenalp Bavaria Haus located at 20 Vail Road'
The Austria Haus has 37 hotel rooms (accommodation units) with approximately "75 pillows" and
is opeiiteO approximately eight months each year by the Sonnenalp Hotel- There is a small
restaurant anO Oar in the Austria Haus that serves its guests and a retail outlet on the east end of
the building. The hotel rooms are marginal in size ( 300 sq. ft. average) and lack certain
amenities, by today's accommodation standards'
The current proposal to redevelop the property intends to provide c-onsiderably more "pillows"
oue, a t*etui month period, as well as create approximately 10,000 sq.uare feet of new
commerciat space. The apbii."nt t "t
proposeA ihat a perientage of the project be oflered as
timeshare interval o*n"rifiip units. ff''e a'pplicant has ilso proposed to accommodate a portion
of ifre required parking and ioading/delivery in an underground parking structure'
According to the Official Zoning Map of the Town of Vail, the applicant's property is currently
.
zoned public nccommodition."fnd Public Accornmodation Zone District is intended to provide-
iit"r iot ioOg", anO resiOeniial accommodations for visitors, together with such public and semi-
prlf i"l".irlti".
"na
f ititeO piolessional 9ff!9es, medical faciiities, private recreation' and related
visitor oriented uses "s
ray bslocated in the same district. Ttre Public Accommodation District
is int"nO"O to provide siteJior lodging units to densities not to exceed 25 dwelling units per acre'
The Public Accommodation Zone bisirict does not permit time-share interval units'
Interval ownership is currently allowed only in the High Density Multi-Family Zone District
prrsrint to Ordinance *g, Sriries of t 98t. There is io vacant proPglly I the High Density Multi-
Fa*if' Zone Disrrict. Alt iroperties currentty zoned High DqnltV t\4gltif?.{n{y are {eveloped.. ln
orderior a time-sharing fjrojbct to be constructed in the High Density Multi-Family Zone.District' a
O"uetop"r would either-dlv6 to conu"tt an existing condominiu.m or hotel project, or undergo an
entire iedevelopment ot tne piopertp A third posiiOte alternative for the construction of a time-
iniring project in the town 6t Vail, would be to rezone an existing parcel of property from its
current zoning to High Density Multi-Family
bn"pt", 18.04 of the municipal code provides definitions of time-share estate units, lractional fee
uniti and time-share license units. Abcording to Sections 18.04.420, 18.04.430 and 18'04'440'
time-share estate units, fractional fee units aid time-share license units are defined as follows:
Time-share estate units: Means either an interval estate or a timespan estate. A timespan
estate is a comOination of an undivided interest in a present estate in fee simple in.a.unit'
the magnitude of the interest having been established by the time of the creation ol the
timespdn estate either by the projeit instruments or by the deed conveying the timespan
estad; and an exclusive'rightio iossession and occupancy ol the unit during an annually
recuning period of time delined ind established by a record.ed schedule set forth or
referred to in the deed conveying the timespan estate. Additionally, an interval estate is
an estate for four years termi;aiing on a date certain, during which years titled. to a . ,
timeshare unit ciriulates among th-e interval owners in accordance with a fixed schedule,
vesting in each such interval oiner in turn for a period of time established by the said
schedile, with the series thus established recurring annually until the arrival of the date
certain.
Fractional lee units: ls defined as a tenancy in common interest in improved real propefi, . .
-inchding
condominiums, created or held by persons, partnerships, corporations, or joint
venturei or similar entities, wherein tfre teriahts in common have formerly ananged by
.
oral or written agieement or understanding, either recorded or unrecorded allowing for the
use and occupa-ncy of the property by one or more co-tenants to the exclusion of one or
more co-lenants during any pbriod, wnetner annually reoccurringor not which is binding
upon any assignee or iutuie'owner of a fractional fee interest or if said agreement
continues to be in any way binding or atfective upon any co-tenant for the Sale of any
interest in the ProPertY.
Time-share license units: shall be defined as a contractual right to exclusive occupancy of
specified premises. Provided that the occupancy of rh-e Premise is divided into five or
more separate time perioOs extending over a term of moie than tw6 years' The premises
may consist ot onJiarcel, unit or dw6lling, or any of several parcels, units or dwellings
identified at tne tiriJinilit"ni. i"Ct""tei'to be ioentitieo later' No timeshare is a
timeshare license if it t""t. the definition of interval estate, timeshare or timespan
estate.
III. HISTORY OF TIME-SHARING IN VAIL
The State of Colorado has adopted regulations regulating the sale of time-shares' For the most
;;,Ih;;d"htionr ioopiJoi t'" 56i" of Cotoiado ar6 concerned with financial disclosures'
i"giifiiion-dt..les practices and disclosures, regulation of sales practices and classification of
iirie-snirinS ai a sirOOiuision of property. The regulations adoptedtJlhe State of Colorado are
intended more to protect the consumer, than as r6gulalions designed !o-h_?u"
impacts on the
"orru"ity
i"vel. 'The State nis giinteO the autho;ity lor local governments to adopt o.rdinances
intenOeO tb protect the health, safety, and general w6ffare of the community, which includes time-
share projects.
On July 15, 1980, the Vail Town Council adopted five ordinances to regulate time-sharing
Jioilcis in ine town of Vail. A summary of dach of the ordinances is listed below:
. Ordinance # 25, Series of 1980, an ordinance amending Chapter 17 (Subdivision
negutatlonsy of ihe Town of Vail Municipal Code, providing a new delinition for the term
subdivision; anO setting forth prohibited'and unlaw{ul acts and remedies for violations of
this ordinance, anO am"enOing the procedure for appealing a decision of the Planning and
Environmental Commission iir fte'to*n Council. In the opinion of the then VailTown
Council, the present subdivision regulations were not sufficient to deal with the problem
fresenti:O by time-sharing projects-and therefore, the proced^ure lor subdividing property
associated with time-shaiirig frolects should be amended. Ordinance #25 turther went
on to require that time-sharin! piolects go through the_subdivisjon.rwiew process. Prior
to the adoption of Ordinance *ZS, Series of 1980, the Town of Vail did not have any
r"gutationi requiring that time-sharing proiects be reviewed through the subdivision
process.
. Ordinance # 26, Series ol 1980, providing for the addition of new conditional uses in
certain zone districts. Ordinancd #26 wai established to protect the balance between
accommodations lor visitors to the Town, Vail residents and seasonal employees from. ..
the unregulated development ot time-sharing projects. ]!w.?9 the opinion of the then vail
Town Councit thafthe ioning regulations in pl'acd in 1980 did ng! sufficiently address the
problems presented by timelsha-ring. The oidinance amended Title 18 of the Municipal
bode allowing time-share estate units, fractional fee units and time-share license units in
the High Oeniity Mu1i-Family, Public Accommodation, Commercial Core 1 and
Comrierciat C6re 2 Zone Districts, subject to the issuance of a conditional use permit.
. Ordinance # 27, Series of 1980, an ordinance providing for certain disclosure
requirements lor time-sharing pioleas; providiirg tor puOtic offering statements and..
setting forth requirements toiducir offeiing staternents: for the escrowing ol deposits or
reseriations ot a time-share unit; and seftIng forth remedies for violations of said
ordinance. nccorOing to the minutes of the July 1 5, 1980 Vail Town Council meeting, the
In considering the proposed text amendment to the Zoning Code' to allow time-share in
Commercial 6ore 2 ai a conditional use, staff reviewed several relevant planning documents.
Specifically, staff reviewed the MunicipaiCode, the Goals and Objectives stated in the Vail Land
Use Plan and the Vail Village Master Plan.
VAIL MUNICIPAL CODE
Section 18.26.010 of the Vail Municipal Code, identifies the purpose ol the Commercial Core 2
Zone District. According t0 the purpose statement'
council had determined that the health, safety and welfare ol the inhabitants ol the Town
of Vaitwoutd best be ,rru.l;;tilffig ihe'oisctosure of certain facts and in{ormation
iif"trg t61*"-snaring proi"cts, ariO toine perspective purchasers of time-share units'
The amendment established disclosure requirements when offering time-share prgject
sales and established a t^trt amount df information that the developer must disclose
in a public offering statement.
ordinance # 28, series of 1980, an ordinance providing for registration oj.time-share
piol""li *itn tne Oepartment of'Community Ddvelopment of the Town of .Vail:the
requirements tor appttcationi ior registtatidn of saicj units; remedies for viola1on of this
ordinance and standards fotlfte rerbcafion of such registration' fng V."ll Town Council
aOopGJOrOinance # Ze reaolvingrhat the Council had determined that the existing
oiOiiances and regulations of rhd Town were insufficient to cop€ w1h.the problems
;;;;";i;A by time-'sharing and tlat the registration of time-sharing units is.necessary to
bi"i""t i.a preserve tne"puotic health, saiety and wellare ol the inhabitants of the
community.
Ordinance # 29, Series of 'l 980, an ordinance defining time-share broker and time-share
Jatesran' providing that any person, firm, partnershi[, assoc.iation. or corporation that
engages in the buslness Jr iipacity of timd-share broker or time-share salesman, must
obrain a license from the io*'i ClJif.; setting forth the requirements for the application for
ir"n tl.ente; providing for the display of sudh license, license fees and setting torth
sianOarOs and procedirres lor the'suipension or revocalion of such license' Similar to
the other ordinances refiting to time-dnaring projects in the Town of Vail, the then Town
Council found that these adiitional regulatidn's were deemed necessary to protect and
preserve tne health, safety and welfaie ol the.inh.abitants of the Town of Vail and that
iime-share brokers and time-share salesman be licensed by the Town of Vail.
on February 3, 1981 , the Vail Town council adopted ordinance #8, series of 198'l '
"r"nOing-dtdinance'#26,
Series of 1980, proviriing. for the^removal of time-sharing trom
the conditional use section of the Public Aicommodation, Commercial Core 1 and
Gommercial Core 2 Zone Districts. lt was the then Vail Town Council's opinion that
.
ptr"itti"g the conversion and development oJ time-sharing proiggtg in said zone districts
woutO upiet the balance between aciommodations for visitors, Vail residents and
seasonal employees and that lhe amendment was necessary to protect the health, safety
and welfare of the inhabitants of the community.
"The Commercial Core 27one District is intended to provide sites for a mixture of
rufiipfe dwellings, lodges and commercial establishments in a clustered, unified
J""iiopment. iommeiciat Core 2 District in accordance with the Vail Lionshead
Urban besign Guide Plan and Design Considerations is intended to insure
lv.
adequate|ight,air,openspaceandotheramenitiesappropriatetothepermitted
rypes of oriloiirgJ i"'A usei and ro maintain the desirable qualities of the district
tii
"staOfisning"apptopriate
site development standards. (Ordinance 21(1980) (2)
(Part)')"
VAIL L/AND USE PLAN
Chapter ll of the Vail Land Use Plan identifies goals and policies lor land u.se within the Town of
Vail. The goals articulat.O OV tn" V"iiLanO Usi Plan refiect the desires of the citizenry' The
gJiis are 6 oe used as aoopteo policy guideline.s in the review process for new development
;rop"Jats. Staff has ioentifibd ftb tottbiing goals (listed below), as being relevant to the
applicant's proposal:
1. General Growth / DeveloPment
1.1Vai|shou|dcontinuetogrowinacontro||edenvironment'
maintaining a balance between residential, commercial and
recreational uses to serve both the visitor and the permanent
resident.
r.B The quality of development should be maintained and upgraded
whenever possible.
1.4 The original theme of the old Village core should be carried into
new deielopment in the Village core through continued
implementation ol the Urban Design Guide Plan'
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas)'
2. Skier / Tourist Concerns
3. Gommercial
2.1 The community should emphasize its role as a destination resort
while accommodating daY skiers.
2.2 The ski area owner, the business community and the Town leaders
should work together closely to make existing facilities and the
Town function more efficiently.
2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
3.1 The hotel bedbase should be preserved and used more efficiently.
32 The Village and Lionshead areas are the best location for hotels to
serve the future needs of destination skiers.
3.4 commercial growth should be concentrated in existing commercial
areas to accommodate both local and visitor needs.
4. Village Core / Lionshead
4.2 Increased density in the core areas is acceptable so long as the
existing character of each area is preserved-through the. . ..
implem"entation of the Urban Design Guide Plan and the Vail
Village Master Plan.
5. Residential
# euatity time-share units should be accommodated to help keep
occupancy rates uP.
6. Additional goals related to other elements of the comprehensive plan.
Economic DeveloPment
The Town of Vail should consider developing sorne type of mechanism to control
lenant mix, so that a balance between tourist and convenient type of commercial
uses is maintained.
VAIL VILLAGE MASTER PLAN:
on January 1 6, 1 gg0, the vail Town council adopted the vail village lr4aster Plan. The plan is
intenOeO to guide the Town in developing land use laws and policies lor coordinating
Oeuefopheni ny the public and privatb s6ctors in the Vail Village atea and in implementing
corr,i'tity goals for'public impiovements. lt is intended to result in ordinances and policies that
*itt preseiu! and improve me unifieO and attractive appearance. of VailVillage. Most.importantly'
the Master plan shall serve as a guide to the staff, review boards, and Town Council in analyzing
future proposals for development-in VailVillage and in legislating effectivg ordinances to deal
with srich development. F6r the citizens and-guests of Vail, the Master Plan provides.a clearly
defined set of goals and objectives outlining hbw the Village will grow.in the future. The Vail
Viff"g" Master"ptan is intended to be consiitent with the Vail Village Urban Design Guide Plan' ..
and itong with the Guide Plan it underscores the importance of the relationship between.the built
environm"ent and public spaces. The Vail Village Master Plan has been adopted as an element
of the Vail Comprehensive Plan.
Goals for Vail Village are summarized in six major goal Statements. The goal statements are
designed to establish a framework, or direction, forlhe future growth of the Village. A series of
obje[tives outlines specific Steps that can be taken towards achieving each stated goal. Policy
statements have been develojed to guide the Town's decision making in achieving each of the.
stated objectives, whether it be througn the review of private sector development proposals or in
implementing capital improvement projects.
Goal #1 Encourage high quality redevelopment while preserving the unique
architectural icale of the Village in order to sustain its sense of
community and identity.
Encourage the upgrading and redevelopment of
residential and commercial facilities.
1.2 Objective:
1.2.1 Policy:
Chapter 18.26 Commercial Core 2
18.26.040 Gondltionaluses-Generally
The following conditional uses shall be permitted, subiect to issuance of a conditional use
permit in accordance with the provisions of Chapter 18.60:
A. Ski lifts and tows;B. Public utility and public service uses;
C. Public buildings, grounds, and facilities;
D. Public park and recreation facilities;
E. Theaters, meeting rooms and convention facilities;
F. Coin-operated laundries;
Additional development may be allowed as
identified by the action plan as is consistent
with the Vait Vitlage Master Plan and Urban
Design Guide Plan.
Goa|#2To|osterastrongtouristindustryandpromoteyear-roundeconomic
health and viabiliiy for the village and for the Gommunity as a whole.
2'lobjective:Recognizethevarietyo|.|anduses.foundinthel0sub.'
areas"throughout thsVillage and allow for development hat
is compatible with these established land use patterns'
2.1.1 Policy: The Zoning Code and developmenl review criteria
shall be consistent with the overall goals and
objectives ol the vail village Master Plan'
2.3 Objective: Increase the number ot residential units available for short-
term, overnight accommodations'
2.3.1 Policy: The develOpment of short-term accommodation-
units is strongly encouraged. Residential units that
are developed above existing density levels are
required lo be designed or managed in a manner
that makes them available for shortterm overnight
rental.
2'5objective:Encouragethecontinuedupgrading,renovationand
r"il'is*:?:"#:H%PffJtn,3i3:""erciarraciritiesto
V. PROPOSEDTEXTCHANGES
As stated previously. the applicant is proposing to add "time-Share estate units, fractional.fee
units and iime-snar-e ticense units" ascoirditioial uses to Section 18.26.040, Conditional Uses-
Generally. These uses would be s_ubject to the issuance of a conditional use permit. The
proposed changes are shown as eliadpd below:
G.
H.
t.
commercial storage-as long as it is at basement level and does not have any exterior
frontage on any pubtic way, street, walkway or.mall area;
Bil aid breaxia'st as further regulated by Section 18'58'310'
Television stations-as tong-"s tfie produition room/studio is visible from the street or
pedestrian mall and that t[e televiiion station be "cable-cast" only, requiring no additional
(ord.23(1990) $ 1: Ord.31(1989) $ 9:Ord.21(1983) $ 1: Ord.8(1981) $ 2(part): ord' 50(1978)
$ 8: Ord.8(1973) $ 9.400.)
vt. plscussloN lssuEs
As this a worksession to discuss the applicant's proposal, staff will not evaluate the proposal at
this time. Staff has, no*"u"i, iOentileb'issues 'ainich we would like to discuss with the Planning
anO environmental Com;is;ibn and the applicant. Each of the issues is described below'
1. PROPERW MAINTENANCE ISSUES.
The cost of maintenance may be higher on a time-sharing project than on wholly'owned units in
a cbndominium building. tt nhs Oee-n reported that furnitur6, c-arpeting, appliances and other
ffi;hi"Sa mustbe reitaced more often in time-sharing units. This is especially.applicable.to
time-share units which are sold on shorler intervals. The implication is that a higher level of
maintenance ancl management services must be available on an on-going basis fOr time-sharing
projects to insure a high level of quality.
In addition to the additional needs for maintenance on time-sharing projects, there is also a need
to ieserve adequate time when maintenance can occur. Problems potentially occur, when time-
share intervals are sold on a one week basis. By selling fifty-two (52), one week intervals during
tn" y"at, there is little or no time for the proper maintenance of a time-share project'
Staff would like to discuss with the Planning and Environmental Commission and the applicant'
how time-shares in the Town of Vail could 6e regulated to insure adequate and proper
maintenance of the Project.
J,;
2.
Time-share units can be designed to accommodate lock-off units. Staff would recommend that
lock-off units be required as ipart of every individual time-share unit. Additionally' staff
recommends that each toct -oti unit be managed through a rental program when not in use- Staff
i""fs tn"i by providing lock-off units, and mariaging thJavailability of the lock-off units in a rental
program wnen not in-use, can significantly increas-e the availability of accommodation units in the
fovin ot Vail. While lock-off uniti provide the community benefit of additional "pillows,' they.also
provide an additional return on an investment opportunity for time-share owners' lf a time-share
6*n"i pur"tr"ses an interest in a multiple bedroom unit, and does not desire to utilize all the
bedroohs, they can then have the opportunity of returning the unused bedrooms (lock-offs) to a
rental program.
antennas.
3.
4.
ln discussing the development of time-share units, staff thought it was.important that any time-
;na;; -it d"poieO in tne iown of Vailbe a multiple bedroom unitwith aminimum square
iil;g; ;;ff;r"r't. st"rt desire to see multipl6 bedroom time-share units with a minimum
square footage teqritet"niin"te".". the availibility of lock-off accommodation-type units' thus
increasing the Town's bed base'
The availability ol accommodation units has always been a goal of.the com.munity' The
Commerciat iore ZZone Oistiict encourages either, by righi or subject to the issuance of a
conOiiioniiute permit, the construction of-accommoOd'tion uniis' Accommodation units are
;fd;;d uies oriallfloor tevets ln the CommercialCore 2Zone District, with the exception ol.the
g"iiilf"JJL Statt wou6lit<e to Oi""rss with the Planning and Environmental Commission the
i1uritr of requiring a ratio of accommodation units/lock-off units to time-share units. Specifically'
Staft iS recommending that there be a ratio of accommodation units/lock-otf units tO time-share
units established. This would insure that accommodation-type units would remain available to
visitors of the Town of Vail and not become only time-share units'
PROGRAM WHEN NOT IN USE.
Like unused lock-off units, Staff believes that unused time-share units should be otfered and
made available through "'reniif
-program.
Specifically, staff would like to discuss the merits ot
t"q"iri"g th"i itt ti.e-snare unitd, w6en not in use, b6 made available to the general public'
ngl__in, tiis requirement helps attain the goal of .maintaining a strong.bed base whenever
pdssibte. A true community Oenetit can 6e realized through the additional availability oJ unils,
inOlgain, the developer oi managing agent of a time-shire project realizes additional profits
throud'h the rental of time-share units as overnight accommodations'
5,
6.
ACCOMMODATION UNITS.
There are currently 37 accommodation units within the Austria Haus. At this time, the developer
is proposing to recievelop the Austria Haus to possibly include 20 time-share units sold on an
lntervit bas]s, with 20 atiached one-bedroom iock-off units and an additional 23 horel-type
accommodation units. Stalf would like to discuss the impacts associated with the reduction in
accommodation units currentty existing on the Austria Hius property. While it is possible that 43
Jf the units in the new Austria Haus cduld be utilized as accommodation units (includes lock-ofl
.
units), it is very unlikely that all 20 lock-off units would be made available. The statf is concerned
as to'whether inis resutts in a negative impact that should be mitigated by the developer of the
time-share project.
7.
TIMESHARE OWNERSHIP.
Other resort communities in the country have experienced the conversion of wholly.-owned
condominium proiects toiitil-;hat; ownersnip. For example, in the state of Hawaii' numerous
wholly-owned condominium PO99ts have.been converted'into interval ownership' In Hawaii' aS
a result of the converslon oi itn6ffy-owned condominium proiects into. time-share ownership'
local ordinances have O""n
"Oopt'eO
requiring f OOy' ot the cbndominium owners 3pplof-e- .of !!9
proposed conversion to ti.e-Jnite unid. fnis doei two things' -First, it insures that 100% of the
condominium ownership agi"eJio the conversion o1 any or a]l oJ the condominium units to time-
share units. Numerous "ritpLJoi.or,rticts
arising b9[tr9en wholly-owned and time-share
inrervat ownership na"e Gtn'do;;;;i;a:'-specifi6ally, the.more.intensive vacationing-type.of
use of time-sh"r" o*n.rinip miy lonlict with the more residential condominium uses' Conflicts
arise oul of complaints "ln[effig hng houts of "partying, noise and disregard for the quality of
tf'" pti*ii"i:' SeconOfy,
"onttict"s
hav'e arisen over tne iranagement.and maintenance of the
;;;i;nt. White time-shhre owners have a sense of ownership-and pride in the property they
[ui[naseO, they may notbe as heavily tied to their investment as a condominium owner'
?neieiore, conflicts iesutting from management and quality upkeep ol property result'
8.
CONDOMINIUMS.
As discussed above, the integration of time-share ownership with wholly-owned condominiums
cin resutt in conflicts of use.
-G mentioned earlier, the type of use associated with time-share
combined in close ptotitity *itn teis intensively used, wtiolly-owned condominiums, may not be
desirable and coulil possibiy pose problems. dgain, time-sharing is a.vacation-type ol use'
whereas condominiums are dsuatty a residentia'l use, or at least, less intensive vacation-type of
,""-. Ag"in, staff would tit<e to Oiscuss with the Planning and Environmental Commission and the
ippiicaii, ttre potentiat negative impacis associated witn tne integration of time-share ownership
and wholly-owned condominiums.
9. MANAGEMENT OF TIMESHARE PROJECTS.
The management of a quality time-share project is closely related to the high level.of
*aintenanie required for tinie share. lt ii inihe best interest of the community to insure that
time-snaie prolebts are maintained at a high level and in a professional manner. In staff's
opiniJn,inii is'most easily accomplished tlhrough quality, long-term managemenl of the entire
pioiect,' A high qualiry mhnagembnt program G necesiary as the.large number of interval
bwners involvid in a dingte, ti-me-shaie plolect can be extensive. Without proper management,
the overuhelming numb6r of owners ol ihe propefl could resull in future conflicts'
Discussions with a branch broker of a local time-share project, indicate that the most common
form of management ol interval ownership projects is aform of Board of Directors' The Board of
Directors func'tions very similar to a Hom6ownbr's Association or Condominium Association. The
Board, in most instanc;s, is aided by a management company to help in the maintenance and
manalement of day-to-day operatio;rs. Rs wi'[n any association governed by a Board of
Direct'6rs, the Direitors ar6 eiected or appointed by the ownership and represent and are
responsiUte to ttre owneiirrip as a wnot6. The Bodrd of Directors would be responsible for the
ovdrall maintenance and management decisions of the time-share proiect.
10
staff recommends that in the case of the Austria Haus specifically, the applicant discuss their
proposed management t"-nJt"io, tne prolecl. .In the cise of a froject like the proposedAustria
haus, there woritd Oe a mixture ot accoinmbdation units and time-share units' A Board of
Directors or management adlncy neeOs to be responsible lor the management of both the
iccommodation uiits and
-t'f,e
time-snare units. Siaff believes that conflicts arise when the
mi-nagenitt of the time-ihare units differ from the management of the accommodation units'
11.
THETOWN OF VAIL.
Positive lmpacts of TimeSharing:
. Activity during the "shoulder seasons" tends to increase due to an increase in year-round
occupancy.
. The attraction of revenue-generating tourists'
. Efficient utilization of resources. This is the "warm beds" concept'
. More pride of ownership with timeshare units than with accommodation units.
. Increased levels of occuPancY.
. lncreased resort exposure due to the extensive number of interval owners.
Negative lmpacts of Time-Sharing:
. Some resort areas have experienced poor, distasteful sales practices of sales agents
trying to sell time-share we6ks. Because of the number of buyers needed to sell out a
piqelt, an intensive and costly sales program must be developed. The problems
associated with sales generally comei in-ihe area of solicitation of sales on streets, at the
ski base areas, shopplng malls, and the use of high-pressure sales tactics.
. possible conflicts between wholly-owned condominium owners and time-share interval
owners.
. Possible loss of true accommodation units'
. possible difficulty in collection of property taxes due to the extensive number of owners.
Sources:
Reryrt: Results of Besearch on T iqDS, P. Paften, Comm. Dev. Dept., 1980
The 1995 Worldwide Besoft Time-Share lndustry
Tlme-Sf,ate Ownersh'tp gsislits' Results from a Nationwide Survey ot Time-Share Owners, 1995
VII. STAFFRECOMMENDATION
Since this is a worksession to discuss the proposed text amendments to Section 18'26.040 of
the Municipal Code, and not a request for a formal recommendation from the Planning
Commissi6n to the Town Council, staff will not be providing a recommendation at this time' Staff
will, however, provide a recommendation on ttre abpticant's proposal at the time of final review.
Cunently, the hpplicant is scheduled to reappear before the Planning and Environmental
Commission for final review on Monday, November 1 1 ' 1996.
11
APPENDIX A
The information in Appendix A is derived from timeshare industry materials submitted by the.
applicant to the Community Oevetopment.Department. The infoimation is intended to provide a
basic understanding ot tnjsoiio-eionomic idrpacts of the timeshare industry as reported bythe
American Resort Devetoft;iA;t""iition (nhon). Complete copies of the source materials
have been attached for relerence.
A recent study which examined industry performance from 1980-1994 revealed that sales
in 1994 reflected an inct"iJJot 87o/"6ier tne $490 million in world-wide sales reported
in 1980. In addition, rn. Seb,OOO vacation intervals sold in 1994, reflected aluqg of-
4607o over the interval sales'reporteO in 1980, which were approximately.l00'000' At
Veir enO f gS4, roughly 4.9 million vacation intervals had been purchased since 1980,
ieJufting in sales udtume of over $36 billion during the 1S-year period'
The U.S. is the leader in the worldwide vacation ownership resort market' with 1,546' or
37.g%,of the resorts, 1,538,000 or 48.9/o, of the "owners owning in th_e area," and
1,648,600, ot 52.4V" of the owners of the "owners residing in the area"',
A recent study revealed that 75.3% of the U.S. vacation owners are satisfied with their
uacation prtchases, with 76.6% of study participants respondtng lhat their expec 'ations at
th;tiil 6ipurcnase have been "matchi:d or exceeded,".and75-4"/" reporting that they
recommend vacation ownership to others. of the more than 2,000 owners surveyed,
67.5% responded that vacatiori ownership has had a positive impact on their lives'
Most important among the motivation lactors sited by the owners surveyed in their
decisiori to purchase vacations were the high standards of the resorts at which they own
inO eicninije, foilowed by rhe flexibility off6red through vacation exchange opportunities'
and the valub of vacation bwnership. Of those surveyed, 83.1% responded that the
"certainty of quality accommodations" was a "very important'factor in their vacation
ownersnlp purcnale. Other motivational lactors included good value, location of the
resort, company credibility and savings of dollars on vacation costs'
According to a February, 1995 telephone survey of 1,000 U.S' households not owning .
recreatioial property, e'O.gZ ot tne nmericans 6elieved they have a chance of purchasing
recreational broberty ot some type during the next 10 years. The survey results revealed
that over 1i3 of Am6ricans rateiheir chance of purchasing during the next 10 years as
"about 50/50 or better," compared to 1 5.5% in 1 990 and 25.5"/" in 1 993'
Americans interested in purchasing recreational property preler the standard 2-bedroom
unit, sfeeping 6, over any other single unit size, by more than a 2:1 margin (45.7V").
The average vacation owner has purchased 1.7 weeks ol vacation ownership. Although
neirfy ZSISA.S%) of vacation owners own a single week of time-share, the number of
week-s owned increases the longer the average respondent is involved with vacation
ownership.
The vast majority of vacation owners (73.9%) initially purchase just one interval.
However, m6re ihan 114 (26j%) of thbse who first iurchase between 1 992 and 1994'
now own more than one iime-snhre interval, indicating that many first time purchasers are
purchasing more than one interval at the time of initial purchase'
f :\everyone\pec\memos\cc2exta.o28 L2
. While in the local resort area, the average time-share visitor party spends considerably
more than the traditional traveler, averaging expenditures ot $1 ,130.00 during the course
of the entire staY.
. According to more than 2,000 U.S. vacation owners surveyed.in 1995, the largest single
category;f expenditure while in the resort area is for food and drink consumed in
restaurints, bars and other hospitality establishments'
. Vacation owners surveyed in 1995 average 6.9 nights in the resort area during their most
recent time-share vacation.
. Vacation owners often extend their stay in the local resort area, by spending additional
nights in another form of accommodatibn. Ol those surveyed in 1995, the average. owner
sdenOs an additionat 4.7 nights in the hcal resort area during his/her most recent time-
sirare vacation by staying in a hotel, with friends or relatives, or elsewhere'
. U.S. owners surveyed in 1994 reported that they anticipate returning to the.resort where
their time-share interval is located an average oi 6.+ times during the next 10 years. By
contrast, those same owners responded that, had they not purchased a time-share in the
tesort aiea, they would have returned to the resort area an average of only 3.2 times.
. Compared to all households in the United States, vacation owners have higher incomes'
are older, and have higher levels of formal education than those of the average American
consumer. ns an aggiegate profile, the typical vacation owner is an upper middle-
income, middle-age, well educated couple'
. A recent study revealed that the average household income of vacation owners is over
$63,000, havihg risen dramatically trom t gZe when the average income was $23'000.
Over 1llof all iacation owners hive household incomes between $15,000 and $100'000.
. 86.5% of all vacation owners are couples, and 13.57" are single individuals'
. Asof December31,1994, l,648,000U.S.householdsownedavacation. Thetopthree
states in terms of total number of vacation owners are California, New York and Florida.
Sources:
The 1995 Worldvride Besort Time-Share lndustry
Time-9hare Purchasers: Who They Are. Why They Buy, 1995 Edition.
Time-Share Ownership gsnsfits: Results froim a Nationwide Survey of Time-Share Owners' 1995
The American Becreational Property Survey: 1995
f leveryone\pec\memosbc2exta.02S r_3
TO:
FROM:
DATE:
SUBJECT:
o
MEMORANDUM
Planning and Environmental Commission
Department of Community Development
November 11, 1996
A worksession to discuss a request to amend Section 18.22.030, Conditional
Uses, of the Vail Municipal Code to add "time-share estate units, fractional fee
unils and time-share license units" as a conditional use in the Public
Accommodation Zone District.
Applicant: Sonnenalp Properties, Inc., represented by Gordon PiercePlanner: George Ruther
I. DESCRIPTION OF THE REQUEST
The applicant, Sonnenalp Properties, Inc., represented by Gordon Pierce, is requesting a
worksession to discuss amending the Town of Vail Municipal Code. The applicant as proposing
that Section 18.22-030 of the Municipal Gode be amended to allow timeshare estate units,
fractional fee units and time-share license units as conditional uses in the Public
Accommodation Zone District. The time-share estate units. fractional fee units and time-share
license units would be allowed subject to the issuance of a conditional use permit, pursuant to
the provisions of Chapter 18.60 of the Municipal Code. The areas of Town most affected by the
proposed amendment are illustrated on Attachment 1.
II. BACKGROUND
The applicant's request relates to a future proposal to redevelop the Austria Haus property. The
Austria Haus is located at 242 East Meadow Drive. The Austria Haus was originally constructed
in the mid-1960's as an inn to accommodate destination skiers. In 1979, the Austria Haus was
purchased by the Faessler family who planned to redevelop the property into the Sonnenalp
Hotel.
ln 1984, Ordinance #8 was approved by the Vail Town Council establishing Special Development
District #1 2. Special Development Distrid #12 adopted an approved development plan for the
redevelopment of the Austria Haus. The approved development plan was never implemented,
and has since expired, but instead, the Austria Haus underwent a remodel. Since the completion
of the remodel, the Austria Haus has served as an annex to the Sonnenalp Bavaria Haus located
at 20 Vail Road.
The Austria Haus has 37 hotel rooms (accommodation units) with approximately'75 pillows" and
is operated approximately eight months each year by the Sonnenalp Hotel. There is a small
restauranl and bar in the Austria Haus that serves its guests and a retail outlet on the east end ot
the building. The hotel rooms are marginal in size (300 sq. ft. average) and lack certain
amenities, by today's accommodation standards.
The current proposal to redevelop the property intends to provide considerably more "pillows"
over a twelve month period, as well as create approximately 10,000 square feet of new
commercial space. The applicant has proposed that a percentage of the project be offered as
time-share interval ownership units. The applicant has also proposed to accommodate a portion
of the required parking and loadingidelivery in an underground parking structure.
According to the Official Zoning Map of the Town of Vail, the applicant's property is currently
zoned Public Accommodation. The Public Accommodation Zone District is intended to provide
sites for lodges and residential accommodations for visitors, together with such public and semF
public facilities and limited professional offices, medical lacilities, private recreation, and related
visitor oriented uses as may be located in the same district. The Public Accommodation District
is intended to provide sites for lodging units to densities not to exceed 25 dwelling units per acre.
The Public Accommodation Zone District does not permit time-share interval units.
lnterval ownership is currently allowed only in the High Density Multi-Family Zone District
pursuant to Ordinance #8, Series of 1981. There is no vacanl property in the High Density Multi-
Family Zone District. All properties currently zoned High Density Multi-Family are developed. In
order for a time-share project to be constructed in the High Density Multi-Family Zone District, a
developer would either have to convert an existing condominium or hotel project, or undergo an
entire redevelopment ol the property. A third possible alternative for the conslruction of a time-
share project in the Town of Vail, would be to rezone an existing parcel of property from its
current zoning to High Density Multi-Family.
Chapter 18.04 of the municipal code provides definitions of time-share estate units, fractional fee
units and time-share license units. According to Sections 18.04.420, 18.04.430 and 18.04.440,
time-share estate units, fractional fee units and time-share license units are defined as follows:
Time-share estate units: Means either an interval estate or a timespan estate. A timespan
estate is a combination of an undivided interest in a present estate in fee simple in a unit,
the magnitude of the interest having been established by the time of the creation of the
timespan estate either by the proiect instruments or by the deed conveying the timespan
estate; and an exclusive right to possession and occupancy of the unit during an annually
recurring period of time defined and established by a recorded schedule set lorth or
referred to in the deed conveying the timespan estate. Additionally, an interval estate is
an estate for four years terminating on a date certain, during which years titled to a
timeshare unit circulates among the interval owners in accordance with a fixed schedule,
vesting in each such interval owner in turn for a period ot time established by the said
schedule, with the series thus established recurring annually until the arrival of the date
certain.
Fractional fee units: ls defined as a tenancy in common interest in improved real property,
including condominiums, created or held by persons, partnerships, corporations, or joint
ventures or similar entities, wherein the tenants in common have lormerly arranged by
oral or written agreement or understanding, either recorded or unrecorded allowing for the
use and occupancy of the property by one or more co{enants to the exclusion of one or
more co-tenants during any period, whether annually reoccurring or not which is binding
upon any assignee or future owner of 4tractional fee interest or if said agreement
continues to be in any way binding or affective upon any co-tenant lor the sale of any
interest in the property.
Time-share license units: Shall be defined as a contractual right to exclusive occupancy of
specified premises. Provided that the occupancy of the premise is divided into five or
more separate time periods extending over a term of more than rwo years. The premises
may consist of one parcel, unit or dwelling, or any ol several parcels, units or dwellings
identified at the time the license is created to be identified later. No timeshare is a
timeshare license if it meets the definition of interval estate, iimeshare or timespan
estate.
III. HIS}TORY OFTIME.SHARING IN VAIL
The State of Colorado has adopted regulations regulating the sale of time-shares. For the most
part, the regulations adopted by the State of Colorado are concerned with financial disclosures,
regulation ol sales practices and disclosures, regulation of sales practices and classification of
time-sharing as a subdivision ol property. The regulations adopted by the State of Colorado are
intended more to protect the consumer, than as regulations designed to have impacts on the
community level. The State has granted the authority for local governments to adopt ordinances
intended to protect the health, safety, and general welfare of the community, which includes time-
share projects.
On July 1 5, 1980, the Vail Town Council adopted five ordinances to regulate time-sharing
projects in the Town of Vail. A summary of each of the ordinances is listed below:
. Ordinance # 25, Series of 1980, an ordinance amending Chapter 1 7 (Subdivision
Regulations) of the Town of Vail Municipal Code, providing a new definition for the term
subdivision; and setting forth prohibited and unlawful acts and remedies for violations of
this ordinance, and amending the procedure for appealing a decision of the Planning and
Environmental Commission to the Town Council. ln the opinion of the then Vail Town
Council, the present subdivision regulations were not sufficient to deal with the problem
presented by time-sharing projects and therefore, the procedure for subdividing property
associated with time-sharing projects should be amended. Ordinance #25 further went
on to require that time-sharing projects go through the subdivision review process. Prior
to the adoption of Ordinance #25, Series of 1980, the Town of Vail did not have any
regulations requiring that time-sharing projects be reviewed through the subdivision
process.
. Ordinance # 26, Series of 1980, providing tor the addition of new conditional uses in
certain zone districts. Ordinance #26 was established to protect the balance between
accommodations for visitors to the Town, Vail residents and seasonal employees from
the unregulated development of time-sharing projects. lt was the opinion of the then Vail
Town Council that the zoning regulations in place in 1980 did not sutficiently address the
problems presented by time-sharing. The ordinance amended Title 18 of the Municipal
Code allowing time-share estate units, fractional fee units and time-share license units in
the High Density Multi-Family, Publlc Accommodatlon, Commercial Core 1 and
Commercial Core 2 Zone Districts, subject to the issuance of a conditional use permit.
. Ordinance # 27, Series of 1980, an ordinance providing for certain disclosure
requirements for time-sharing projects; providing for public offering statements and
setting forth requirements for such olfering statements: for the escrowing of deposits or
reservations of a time-share unit; and setting forth rernedies for violations of said
ordinance. According to the minutes of the July 15, 1980 Vail Town c.o.uncll meeting' the
Couniif naO determinid tiiat tne health, safety and welfare of the inhabitants of the Town
of Vail would best be
"etu"J
byrequiring the
-disclosure
of certain facts and information
relatir,g to time-sharing proj;c{s, anO toine perspective.purch-asers of time.-share units'
fne arienOment estab-libhed Olsctosure requirements when offering time-share project
sales and established a rinimrm amount dl inforrnation that the developer must disclose
in a public offering statement.
Ordinance # 28, Series of 1980, an ordinance providing for registration of.time-share
ptoieCts ritn the Department of Community Development of the Town-oI Vail;the
i.qlii"r.nt for apilications for registratidn ol said uniF; remedies for violation of this
orciinance and standards tor the reiocation of such registration. The Vail Town Council
aOopGO OtOinance # 28 resolving that the Council had determined that the existing
oiOiiinie* and regutations of thdTown were insufficient to cope with.the problems
pr-sent"O by time-iharing and that the registration of time-sharing units is necessary to
broect anO ilreserve the
-public health, saiety and wellare of the inhabitants of the
community.
Ordinance # 2g, Series of 1980, an ordinance defining time-share broker and time-share
sale"ran' providing that any person, firm, partnership, association. or corporation that
engaget in the business or bdpacity of time-share broker or time-share salesman' must
obiaii a license from the town Cteih setting forth the requirements for the application for
such license; providing lor the display ot sucn license, license fees and setting forth
itanOarOs and procedires for the'suipension or revocation of such license. Similar to
tne otner ordinances relating to time-dharing proiects in the Town of Vail, the then Town
Council found that these adiitional regulatidn's were deemed necessary to protectand
ptesetue the health, safety and welfare of the inhabitants of the Town of Vail and that
iime-share brokers and tirire-share salesman be licensed by the Town of Vail.
On February 3, 1981 , the Vail Town Council adopled Ordinance #8, Series of 1 981 '
JmenOing OrOinance'#26, Series of 1980, provid'ing for the removal of time-sharing from
the conditional use section of the Publac Abcommodation, Commercial Core 'l and
Commercial Core 2zone Districts. lt was the then Vail Town Council's opinion that
permitting the conversion and development of time-sharing proiggE in said zone districts
woutO uplet the balance between aciommodations for visitors, Vail residents and
seasonil employees and that the amendment was necessary to protect the health' safety
and welfare of the inhabitants of the community.
tv.
In considering the proposed text amendment to the Zoning Code, to allow time-share in the
public AccomhoOitioh Zone District as a conditional use, staff reviewed several relevant
planning documents. Specifically, staff reviewed the Municipal Code, the Goals and Objectives
btateO in the Vail Land Use Plan and the Vail Village Master Plan.
VAIL MUNICIPAL CODE
section 18.22.010 of the vail Municipal code, identifies the purpose of the Public
Accommodation Zone District. According to the purpose statement'
" The Public Accommodation Zone District is intended to provide sites for lodges
and residential accommodations for visitors, together with public and semi-public.
ticitities and limited professional offices, medical facilities, private recreation, and
related visitor-oriented uses as may appropriately located in the same district'
The Pub|ic Accommodation District is intended to insure adequate |igh.t,.air' open
space and other amenities commenJurate with lodge uses, and to maintain the
desirabte ,eiort quiriri"r of the district by establishing appropriate site
oevetopmentltanoaros. Additional non-residential uses are permitted as
conoftionai usii which enhance the nature of Vail as a winter and summer
recreation ;euacition cottunity, inJwhere permitted,.are intended to function
compatiOr' witn-me iiigh Oensity fociging characier of the district' The Public
Accommodation Zone"Oistrict ii inte'nO6O to provide sites for lodging units at
densities not to exceed 25 dwelling units per acre"'
According to Section 18.22.020,of the Town oJVail Municipal Code, the following uses shall be
permitted-in the Public Accommodation Zone District:
a)Lodges,includingaccessoryeating,drinking,recreationa|orretai|
estabtishmeniJrociteo within ihe priicipal usd and not occupying more than 107o
of the total Gross Residential Floor Area of the main structure or structures on Ine
site;
b) Additional accessory dining areas may be located on an outdoor deck, porch or
terrace.
VAIL L/AND USE PLAN
chaprer ll ol the Vail Land use Plan identifies goals and.poliqies {o1!a1! lse within the Town of
Vair.-inJSoitJarticutateO nyine vaif Land Us-e Plan refiect the desires of the citizenry. The
goits are 6 Oe useO as adofted policy guidelines in the review.process for new development
propoiirs- Staff has ioentitibo tnb tottbiing goals (listed below), as being relevant to the
applicant's proposal:
1. General Growth i DeveloPment
1.1Vai|shou|dconlinuetogrowinacont;o||edenvironment'
maintaining a balance b-etween residential, commercial and
recreational uses to serve both the visitor and the permanent
resident.
ljl The quality of development should be maintained and upgraded
whenever Possible.
1.4 The original theme of the old Village core should be carried into
new de-velopment in tlre Village core through continued
implementation of the Urban Design Guide Plan.
1.12 Vail should accommodate most of ttre additional growth in existing
developed areas (infill areas).
2, Skier / Tourist Goncerns
2.1 The community should emphasize its role as a destination resort
while accommodating daY skiers.
2.2 The ski area owner, the business community and th.e Town leaders
should work together closely to make existing facilities and the
Town function more efficiently'
o
3. Commercial
4. Village Core / Lionshead
4'2|ncreaseddensityinthecoreareasisacceptab|eso|ongasthe=
existing character of each area is preserved through tfte . . ..
itpfltient"tion ol the Urban Design Guide Plan and the Vail
Village Master Plan.
5. Residential
S.2Qualitytime.shateunitsshouldfp-accommodatedtohelpkeep
occupancy rates up.
6. Additional goals related to other elenrents of the comprehensive plan.
Economic DeveloPment
The Town of Vail should consider developing some type of mechanism lo control
ten"nt rir, so that a balance between tolrist anO convenient type of commercial
uses is maintained.
VAIL VILLAGE MASTER PLAN:
On January 16, 1990, the Vail Town Council adopted the Vail Village Master Plan' The plan is
ini"nOtO t i gride the Town in developing land use laws and policies for coordinating
Oeu"fopt"ni by the public and privatb sdctors in the Vail Village.area and in implementing
community goals tor'puoi[l*piouernents. tt is intended to reiult in ordinances and policies that
witt preseru6 and improve the unified and attractive appearance. of Vail Village-' Most.irnportantly'
tne'frraster Plan shail sete as a guide to the Staff, review boards, and Town Council in analyzing
iutrie proposals for developreniin Vail Village and in legislating effective ordinances to deal
with srich'development. f6r the citizens and-guests ol Vail, the Master Plan provide!.a clearly
defined set of goals and objectives outlining h-ow the Village will grow.in the future' The Vail
viriigtMi"r"rFtin is inten'ded ro be consi;tent with the Vail Village U.rban Design Guide Plan' ...
iriO i6ng *irh thg Guide ptan it underscores the importance ol thb relationship between.the built
"nuitonm-ent
and public spaces. The Vail Village Mister Plan has been adopted as an element
of the Vail ComPrehensive Plan.
2.4 The community should improve summer.recreational and cultural
opportunities to encourage summer tourism'
3.1 The hotel bedbase should be preserved and used more efficiently'
S2TheVi||ageandLionsheadareasarethebest|ocationforhote|sto
serve the future needs of destination skiers'
gA Commercial growth should be concentrated in existing commercial
areas to accommodate both local and visitor needs'
Goals for Vail Village are summarized in six major ooal statements. The goal statements are
d"-r6; toisiioiist i rtame*otr,, or direction, foitne future qrgwlh of the Village' A series. of
oOieEii"Js"rrt'nes speciiilit6;|di.". b;1a'ken towards achieving each stated goal'. Policv
statements have been Oe"efopeO io guide the Town's decision making in. achieving each of the.
iiiieO oOiectiu"., wnerner ii-tj6 tht".igh the review ol private sector development proposals or in
implementing capital improvement projects.
Goal#lEncouragehighqua|ityredeve|opmentwhilepreseruingtheunique
architect]ural icale ot ftre Vlttagein ordEr to sustain its sense of
communitY and identaty.
1.2 Objective: Encourage the upgrading and redevelopment ol
residential and commercial lacilities'
Additionaldevelopment may be allowed as
identified by the action plan as is consistent
wifi the VailVillage Master Plan and Urlcan
Design Guide Plan.
1.2.1 Policy:
Goal ilt2 To foster a strong tourbt industry and promote year'round economic
health and viabill-ty for the village and for the communlty as a whole.
2.1 Obiective: Recognize the variety of land uses.found in the 10 sub-' areaslhroughout thsVillage and allow for development that
is compatibl-e with these established land use patterns'
2.'l .1 Policy: The Zoning Code and development review criteria-
shall be consistent with the overall goals and
objectives ol the Vail Village Master Plan'
2.3 Objective: Increase the number of residential units available for short-
term, overnight accommodations.
2.3.1 Policy: The development of short-term accommodation
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 for short-term overnight
rental.
2.4 Objective: Encourage the developrnent of a variety of new commercial
activity where compatible with existing land uses'
2.4.1 Policy: Commercial inlill development consistent wift
established horizontal zoning regulations shall be
encouraged to provide activity generators'
accessible green spaces, public plazas, and
streetscape improvements to the pedestrian
network throughout the Village.
2.4'2Policy: Activity that provides nightlife and evening' entert;inmeirt for both the guest and the community
shall be encouraged.
2,5 Objective: Encourage the continued upgrading' t"n9Y1ti9,1,111,,
maintenince of existing lodging and commercial facilities to
better serve the needs of our guests'
2.6 Objective: Encourage the development of atfordable housing units
through the etforts of the private sector'
2.6.1 Policv: Employee housing units may be required as.part of' any new or redeveloped proiect requesting density
over that allowed by existing zoning'
2.6.2 Policy: Employee housing shall be developed with.' apdrodriate restrictions so as to insure their
aviitabitity and atfordability to the local work force'
Goal #3 To recognize as a top priority the enhancement of the walking
experience throughout the Village.
3.1 Objective: Physically improve the existing pedestrian ways by
landscaping and other improvements'
3.1.1 Policy: Private development projects shall incorporale
streetscape improvements (such as paver
treatmenis, landscaping, lighting and seating
areas), along adjacent pedestrian ways'
3.2 Objective: Minimize the amount of vehicular traffic in the village to the
greatest extent Possible.
3.2.1 Policy: Vehicular tratfic will be eliminated or reduced to
absolutely minimal necessary levels in the
pedestrianized areas of the Village'
3,3 objective: Encourage a wide variety of activities, events and street life
along Pedestrian waYs and Plazas-
3.4 Objective: Develop additional sidewalks, pedestrian-only walkways.'
and accessible green space areas, including pocket parks
and stream access'
3.4.2 Policy: Private development projects shall be required to
incorporate new sidewalks along streel-s adjacent to
the p'roject as designated in the Vail Vllage Master
Plan and/or Recreation Trails Master Plan'
Goal#4
Goal #5
Goal #6
sub-Arca #1-8
To preserve existing greren space areas and expand green spacs
opportunities.
4.1 Objective: lmprove existing open space areas and create new plazas' wiih green spacL dnd poctet parks' Recognize the
.
different rolds of each type of open space in forming the
overall fabric of the Village'
4.1.2 Policy: The development of new public plazas' and-
imorovements to existing plazas (public art'
streetscape features, seating areas, etc')' shall be
encourag'ed to reinforce their roles as attractive
People Places.
lncrease and improve the capaclty, efficiency and aesthetics of the
transportatlon and clrculatlon system throughout the Village'
5.'l Objective: Meet parking demands with public and private parking
lacilities.
5.1.1Policy:Fornewdevelopmentthatislocatedoutsideofthe
Commercial Core 1 Zone Disirict, 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 Policy: Redevelopment projects shall be strongly
encouragbd to provide underground or visually
concealed Parking.
To insure the continued amprovement of the vital operational elements
of the village.
6.1 objective: Provide service and delivery facilities for existing and new
develoPment.
Sonnenalp{Austria Haus)/Slifer Square
Commercial infill along East Meadow Drive, to provide stronger
edge to street and commercial activity generators to reinforce the
pedestrian loop throughout the village. Focus of infill is to provide
improvements'to pedestrian circulation with a separated walkway,
including buffer, along East Meadow Drive.
Accommodating on-site parking and maintaining the bus route.
along Meadow-Drive, are two significant constraints that must be
addr-essed. One additional flooiof residential/lodging may also be
accommodated on this site.
V. PROPOSEDTEXTCHANGES
As stated previously, the applicant is proposing to add "time-share estate units' fractional fee
units and time-share ticeri#-units" as coirditioiat uies to Section 1 8'26'040' Conditional Uses-
Generally. These uses *oufJ O" srUgcJ to the issuance of a cond1ional use permit' The
proposed changes are shown as ehaded betow:
Chapter 18.22 Public Accommodation
N,
o.
P.
o.
Ht
18.22.030 Conditionaluses
The following conditional uses shall be permitted in the Public Accommodation Zone
Oistrici iuOiect to issuance of a condifibnal use permit in accordance with the provisions
of Chapter 18.60:
Prolessional and business offices;
Hospitals, medical and dental clinics, and medical centers;
Privite clubs and civic, cultural and fraternal organizations;
Ski lifts and tows;
Theaters, meeting rooms, and convention facilities;
Public or commercial parking facilities or structures;
Public transPortation terminals ;
Public utility and public service uses;
Public buildings, grounds and facilities;
Public or private schools;
Public parks and recrealional facilities;
Churches;
Eiting, diinXing, recreational, or retail establishments not occupying more than 10o/o of
tne toiif GrosJResidential Fioor Area of a main structure or structures located on the site
in a non-conforming multi{amily dwelling;
Milor arcaCe, so lo-ng as it doel not hav; any exterior frontage on any public way' street'
walkway, or mall area;
Bed an6'Breakfast as further regulated by Section 1 8.58'31 0:
VI. SUMMARY OI DISCUSSION ISSUES
At the october 28, 1996 Planning and Environmental commission meeting, a worksession was
trEfO to Oisirss the applicant's pr-oposat to amend the Zoning Code to allow "timeshare" as a
conditional use in thd bomreriiat'Core 2Zone District. As the discussion was a worksession'
staff did not evaluate the prgposal, nor provide a formal recommendation. Staff did, however'
iO-entity issu"" *ni.n *erd dibcussed witn tne Planning and Environmental Commission and the
appficini. Each of the issues is described below and i summary of the discussion has been
provided.
1. PROPERTY MAINTENANCE ISSUES.
ISSUE:
The cost of maintenance may be higher on a time-share proiect than on wholly-owned units in a
Type lll EHU as defined in Section 18.57.060;
Tioe f V EHU as defined in Section 18-57 '70;
10
condominium building. lt has been reported that turniture, carpeting, appliances and other
furnishings must be reptaceo more orien in time-share units. Tnls G especially applicable to
time-share units which ai" toiO on shorter intervals' The implication is that a higher level of
maintenance ano management services must be available on an on-going basis for time-share
projects to insure a high level of quality.
ln addition to the additional needs for maintenance on time-share proiects, there is also a need to
reserve adequate time when maintenance can occur. Problems potentially occur' when time-
share intervals are sold on u Jn. week basis. By selling {ifty-two (52), one week intervals during
tn" y""r, there is little or no rime lor the proper maintenance of a time-share project'
STAFF CONCERN:
St"fi n"J questloneO, how time-shares in the Town of Vail could be regulated to insure adequate
and proper maintenance oitne ptoiect. Staff would not support a proposed time-share project
which uiitizes a S2-week interval approach.
SUMMARY:
The State of Colorado has passed legislation which, in part, regulates the maintenance and
upt e"p of time-share prJie[ts The r"egulations were passgd to protect consumers from
eitremefy nigh maintehariie cos6 of tiire-share proie'cS. The state.regulations require that a
Oeuefopei,, oia time-snare pioiect establish an esbrow account providing a cash reserve for
maintenance and upkeep of the time-share project.
ISSUE:
Time-share units can be designed to accommodate lock-off units. Lock-off units provide the
com*Jnity Oenefit of additionil "pillows," and they also prwide an additional return 0n an
in""simerit opportunity for time-dhare owners. lt-a time-share owner purchases an interest in a
ruffipt" U"Orobm unit, and does not desire to utilize all the bedrooms, they can then have the
opportunity of returning the unused bedrooms (lock-offs) to a rental program.
STAFF CONCERN:
Staff would recommend that lock-off units be required as a part of every individual time-share
unit. Aooitionally, staff recommends that each ldck-off unit be managed through a rental program
*nen not in use.
'Staft
teets tnii Uy proviOing lock-off units, and managing the availability of the
lock-off units in a rental progtam rinen not i-n use, a time-share project can significantly increase
the availability of accommodation units in the Town of Vail.
SUMMARY:
Staff continues to recommend that lock-off units be required as a part of every individ.ual time-
share unit. Some of the Planning and Environmental Commission members lelt that it is
importint to maintain a quality "b;O Oase" in the.Town to accommodate guests and visitors'
Cdncerns were expressdd by'certain members that such a requirement may impede a
developer's ability to construct a time-share project as each developmeni site is different and
reluirds ditferenfmixtures ot uses to marc d prbject successful. No consensus was reached'
2.
ISSUE:
in Oecussing the development of time-share units, stalf believes it is important that any time-
inare unit pioposed in the Town of Vail be a multiple bedroom unit with a minimum square
footage requirement.
ffioctRrro wtrn rlue-suRne ururs.
11
4.
STAFF CONCERN:
staff,s desire to see multiple bedroorn time-sha]e units with a rninimum square lootage
requirement snoun increii" tf,u uu"if"Oifity of focf<-oft accommodation-type units' thus increasing
the Town's bed base.
SUMMARY:
staff continues to believe it is important that any new time-share unit in the Town of Vail be a
multiple bedroom unit wiin ahin'imum square t6ofage and/or bedroom requirement for lock-off
units. The applicant nas stit"O that one reason the"existing. Austria.Haus is not as successful as
it could be is because tnJaicommodation units are under-iized and outdated' The applicant -
has indicated tn"t
"""oriing
io inOrtfti standards, an accommodation unit must be at least 375 -
450 square feet in size. S"}.i"i Ff"ntiing anO fnUronmental Commission members feh that it
*ai iriportanr for all timelsnare uniG to Oe rnultiple bedroom units with lock-off type units
.
attached. These memberi OetieveC that such unis improve the quality of the accommodations
"liO
pr*iO" possible incentives for owners to make unused lock-off units available as overnight
accommodaiions, thus increasing the potential 'bed base"'
ISSUE:
ihe availability of accommodation units has always been a goal of the community' The Public
nccommoOati6n Zone District encourages the construction of accommodation units'
Accommodation units are attoweO usei. nt this time, the Zoning Code does not restrict the
maximum number of time-ihare units allowed on a property. Since time-share units are
considered dwelling units, a project with all time-share units could be a possibility'
STAFF CONCERN:
ataff would like to discuss with the Planning and Environmental Commission the merits of
requiring a ratio of accommodation units lqtime-share units. Specifically, staff is recommending
tnat tneie be a ratio of accommodation units !Q time-share units established' This would insure
that accommodation-type units would remain available to visitors of the Town of Vail and not
Ueiore only time-sharb units. Staff believes that it is possible.to draft.review criteria which
address the need for a mix of accommodation units and time-share units on a broad basis.
SUMMARY:
The planning and Environmental Commission discussed the issue as to whether a ratio of time-
share units to accommodation units should be established. After a lengthy discussion on the
Gsre, tne members felt that such a requirement is not necessary, and in fact' impedes
developers from constructing fhe best ilroject possible for any given site. The Commission
memb6rs further felt that sdh a ratio would o6 oitticutt to establish and would be best
defermined when reviewed on a case-by case basis. The members felt that any standard
created must be flexible to accommodate changing trends and needs'
PROGRAM WHEN NOT IN USE.
ISSUE:
Like unused lock-off units, a community bengfit can be realized through the availability of time-
share units when they ate not occupied by the owner. The developer or managing ag-en! of a . ,
time-inare project and the time-shdre unii owner, can realize additional profits through the rental
of time-share units as overnight accommodations.
5.
l2
STAFF CONCERN:
Staff believes that unused time-share units should be offered and made available through a.
runi"fJiolr"r. Speciricirry, ;kf il"6 iiketo discuss the merits of requiring that all time-share
units, when not in use, oe iraoe available to the general public... Again, this requirement helps
ittii,i tn" goal of maintaining a strong bed base whenever possibte.
SUMMARY;
Staff continues to believe that a rental program should be established to offer time-share units to
the general public, when not in use. S|veiat Planning and Environmental Commission members
expressed their desire to see the same. lt was deteririned that in order for a rental program to
be successful, the time-share UuifOing must include facilities to support.the program.. For
.
i"!tl"ii, j front desk, r"""i*tion seivices and other amenities generally associated with hotel-
type accommodations.
ISSUE:
As discussed above, the integration of time-share ownership with wholly-o'vrrned condominiums
cin result in conflicts of use. "As mentioned earlier, the type of use associated with time-share
units combined in close proximity with less intensively used, wholly-owned condominiums' may
not be desirable and could possi'nty pose problems. Again, time-sharing is.a vacation-type of
use, whereas condominiums are ulually d residential use, or at least, less intensive vacation-
type of use,
Other resort communities in the country have experienced the conversion of wholly-owned
condominium projects to time-share ownership.
'For example, in the State of Hawaii, numerous
wnoity-owneO'condominium projects have be6n converted into interval ownership. In Hawaii' as
a resutt of the conversion ot wn6tty-owned condominium projects into time-share ownership'
local ordinances have been adopt-ed requiring 100% of tfte condominium owners to approv-e_of
ine p.posiO conversion to time-share units.'mis does two things. First, it insures that 100% of
the condominium ownership agrees to the conversion of any or all of the condominium units to
time-share units. Numeroris eiamples of conflicts arising between wholly-owned and time-share
jnterval ownership have been docrimented. Specifically,lhe more.intensive vacationing-lVOe ot
use of time-share ownership may conflict with the more residential condominium uses. Conflicts
arise out of complaints conierniig long hours of "partying, noise and disregard for the quality of
tiie premises." Secondly, conflicti hav:e arisen over the management.and maintenance of the
proi"rty. Wnite time-snire owners have a sense of ownership and pride in the property they
iurbnaieO, they may not be as heavily tied to their investment as a condominium owner'
Therefore, confiicts iesulting from management and quality upkeep of property result.
STAFF CONCERN:
Staff would like to discuss with the Planning and Environmental Commission and the applicant'
the potential negative impacts associated witn tne integration of time-share ownership and
wholly-owned condominiums.
SUMMARY:
The applicant is not proposing to integrate time-share units with wholly-owned condominiums'
Staff's concern is related moie to oth6r possible projects developed in Town. The Planning and
Environmental Commission felt that under certain circumstances, time-share units and
condominiums could be integrated. The members believed that integration could occur if a
buffer between uses were proposed. In general, integration of residential uses was not
considered to be desirable by the Commission.
IJ
7. MANAGEMENT OF TIMESHARE PROJECTS'
ISSUE:
in" rin*g"rent of a quality time-share project is closely related lo the high level.of
,nainten"n""e i"quireO t6ilirie share. lt ii inihe best interest ol the community to.insure thal
time-share projects "t" tn"ini"ineO lt a nign level and in a professional manner' ln stalf's
ipi"iJJ.r, ifriJii'toit i".ify
"""ompllitreO
t-hrough quality, long-term management of the entire
;I;j;;i:' n nign quatity managemenr program is ndces6ary as 111e.large number ol interval
owners involved in a slngle, ti"me-snaie piolect can be extensive. Without pro-per management'
tne overwnefming numb5r of owners of the-property could resu1 in future conflicts.
Discussions with a branch broker of a local time-share project, indicate that the most common
iorr oitin"gement of int"tii otn"tsnip prolects is aform of Board ol Directors' The Board ol
Directors functions very similar to a l-tom6ownbr's Association or Condominium Association' The
Board, in most instances, is aided by a management company to help in the maintenance and
*an"!"*"nrof day-to-d'iy operatioirs. As wiih any assoiiation governe_d by a Board of
Direct6rs, the Direitors ar6 eiected or appointed by the ownership and represent and are
responsible to the owneiinip as a wnot6. The Bodrd of Directors would be responsible for the
ovirall maintenance and management decisions of the time-share project.
STAFF CONCERN
Staff recommends that in the case of the Austria Haus specifically, the applicant discuss their
proposeO management scheme lor the project, as the d6velopers are proposing that there would.
be i mixture of iccommodation units alid time-share units. A Board of Directors or management
igency needs to be responsible for the management of both the accornmodation units and the
iii.te-share units. Stafl believes that conflicts lrise when the management of the time-share units
differ from the management of the accommodation units.
SUMMARY:
Sonnin"fp Properties, Inc. will be the manager of the commercial and hotel accommodation
units at tn'e nuitria Haus. lt is the applicanG desire to manage the time-share element as well'
The owners association will be set Jp initiatty by the developeis, to be managed by Sonnenalp
properties, Inc. The owners association res-erves the right to ultimately determine who manages
the time-share element.
The planning and Environmental Commission felt that it was irnportant that {nY proiect be
.
maintained dnd operated at a high level and in a professional manner. The Commission also felt
it is equaity important that whomiver manages th'e time-share element must also manage the..
acconimoiatidn units. This is especially im-portant to ensure that unused time-share units and/or
lock-off units are made available to the general public when not in use.
8. THE CONVERSION OF THE 37 EXISTING ACCOMMODATIOAIJNITS ATTHE
nUStRtR nnUS tO ZO ttlrle-SHRRe UrurS i tOCK-Orr UrurS nruO Zg
ACCOMMODATION UNITS.
ISSUE
There are currenly 37 accommodation units within the Austria Haus. At this time, the developer
iJ proposing to redevelop the Austria Haus to include 20 time-share units sold on a five-week
intbrv'at bas]s, with 20 atiached one-bedroom lock-oft units and an additional 23 hotel-type
accommodation unils.
STAFF CONCERN:
Statf would like to discuss the impacts associated with the reduction in accommodation units
cuiientLye*isting on the Austria Haus property. While it is possible that 43 ol the units in the new
t4
Austria Haus could be utilized as accommodation units (includes lock-off .units)' it is very unlikely
thaf all 20 lock-off unns woJd Oe maO" available. tre itatt is concerned as to whether this
results in a negative impaci tnat should be mitigated by the developer of the time-share project'
SUMMARY:
This issue was not discussed at great lengths. The Planning and Environmental Commission
members agreed that accommodiation uniis are an importan-t component with reg.ard to Vail's
e"onomi" i,ifure. The Commission members reserved specilic comm.ent on this issue until a
more tnororgh review ot the proposed redevelopment project takes place.
9.
THETOWN OF VAIL.
Positive lmpacts of Time-Sharing:
. Activity during the "shoulder seasons" tends to increase due to an increase in year-round
occupancy.
. The attraction ot revenue-generating tourists.
. Efficient utilization of resources. This is the .warm beds" concept'
. More pride of ownership with time-share units than with accommodation units.
. Increased levels of occupancy.
. Increased resort exposure due to the extensive number Of interval owners'
Negative lmpacts of TimeSharing:
. Some resort areas have experienced poor, distasteful sales practices of sales agents
trying to sell time-share weiks. Because of the number of buyers needed to sell out a
ptole-ct, an intensive and costly sales program must be developed. The problems
associated with sales generally comeb inlhe area of solicitation ot sales on streets, at the
ski base areas, shopplng malli, and the use of high-pressure sales tactics.
, . possible conflicts between wholly-owned condominium owners and time-share interval
owners.
. Possible loss of true accommodation units.
. Possible difficulty in collection of properiy taxes due to the extensive number of owners.
Sources:
Report: Resutts ot Research on Tim , P. Patten, Comm' Dev. Dept., 1980
The 1995 Worldwide Besort Time-Share lndustru
fimeSmre OwnersnP ' 1995
15
vil. DlscussloN lssuEs
As a result ol the worksession meeting with the Planning and.Environmental Commission held on
ivroiiiv, oJtoli", ie, rgsd;iht ti# n?Jio""tified additi-onal issues which we would like to
discuss w1h the eranninj-dnJinvironmentat Commi3sion and the applicant' As this is a
worksession to discuss tie
"ppf
i"iniC proposal to amended the conbitional use section of the
Pubfic Accommodation Zone'Oistrict, ritndr tnan the Commercial Core 2Zone District' staff will
not be providing a tormaiieiommendation at this time. Each of the newly identified issues of the
applicant's amended proposal are identified below:
1. Additional Conditional Use Factors
ISSUE:
St"tf n"" considered establishing additional conditional use factors to be used in the
consideration ot a propoieO con"ditional use permit request fortime-sh.are projects in the Public
Accommodation Zone Ofiirci. According to'discussiohs with the applicant and Planning and
Environmentat Commission, it t"Jf.ft tiat time-share projegls- could be compatible with.the
.
permitteO, conditional "nJ
at""sioty uses allowed in ttie Public Accommodation Zone District
biuen tfrai certain tactors aie .et. fnis approach is currently used in the Commercial Core 1
Zone District.
STAFF CONCERN;
Staff has evaluated the idea and would propose the following:
18.22.035 ConditionalUses-Factorsapplicable'
In considering, in accordance with Chapter 18.60, an application for a conditional use
pe-it tor a time-share estate unit, fraciional lee unit, and/or a time-share license unit in
ine puOtic Accommodation Zone District, the following development factors shall be
applicable:
A'Effectsoftheproposa|onthehote|bedbaseinthecoreareas;B. Effects of the irroirosal on the future needs of the community as a year-
round resort;
c. Effects of the proposal ol noise, traf|ic, maintenance, etc, upon adjacent
proPerties;
D. The enhancement ol the proposal on the nalure of Vail as a winter and
summer recreation and vacation community'
ISSUE:
The Town of Vail Municipal Code defines a "dwelling unit"'
.any room or group of rooms in a two{amily or multiple{amily building wilh.kitchen -
facititiesdesigined'for or used by one family as an independent housekeeping unit' A
dweffing unit in a multiple{amili building may include one attached arcommodation unit
(locX-oi1 no larger than one-third (1/g) -of
the total floor area of the dwelling.
According to this definition, the stafl has interpreted that a time-share estate unit, fractional fee
unit anOl6r time-share license unit, which inclirdes kitchen facilities, shall be classified as a
O"iffing unit. Staff's inteipretation is based upon the fact that, in the case of the Austria Haus
piopoiif , each interval un'ii tiif be designed rttiitn Xitcnen hcilities for use as an independent
fiotisl-fe;ping unit. According to this inlerpretation, each time-share unit would be entitled to one
l_o
3.
lock-off unit.
The Town of Vail Municipal Code also provides a definition of an accommodation unit' According
to tne Oefinition section 6t me code, an "accommodation unit" is defined as'
..Anyroomorgroupofroomswithoutkitchenfacilitiesdesignedfororadaptedto
occupancy by guests and accessib|e lrom common corridors, wa|ks, or ba|conies without
passing through another accommodation unit or dwelling unit' Each accommodation unit
shatl be counted ii one-hatf (1/2) of a dwelling unit for purposes of calculating "allowable
units Per acre".
STAFF CONCERN:
staff would like to discuss with the planning and Environmental commission and the applicant
the merits of applying the existing definitions to a time-share project. staff feels that the existing
definitions and interpretationJ prdviOe the necessary controls on density and square footage.for
;;;;iil;"r,t in tne Fuoiic AccbmmoCatio n Zone Oi:strict. Staff further believes that the existing
rangui'ge provides density inientives for developers to incorporate lock-off units into time-share
pi.ii"t! r"itn"ui impactind a Oe"erop"it ability io.<lesign a piolectfiat is.sensitive to the site and
is flexible to the demandioieacn particular d6vetopm6nt. Th6 existing definitions also allow for
O-erefopetJana tn" torn to maintiin and enhance the hotel bed base within the community (a
goat idbntified in numerous planning documents adopted by the Town ol Vail).
ISSUE:
At the October 28, worksession meeting, a question was raised as to the procedure lor
eitaOfiJfring " time-share project in acc-ordance with the Town's adopted regulations'
Chapter 17.22 ot the Town of Vail Municipql g.od.e outlines the proc€dure for subdividing a time-
snare-proiect. A time-share ptleit ii su6OiuiOed according to ine Condominium and Townhouse
Ff"i pr'oc,iArre. A condominiuni anO townhouse plat is approved.by.the Zoning Adminisfator
ioffofiing tne review by the Public Works Departrirent' The plat shall be reviewed under two
general criteria:
A. The Zoning Administrator will check to make sure the buildings and other
improvemin6 were built as per plans approved-by the Design Review Board;
B. The Town Engineer will reviiw the survey data for compliance with requirements
found in secti6n 17.16.130C (final plat requirements/procedures).
Chapters 5.01 and 5.02 of the Town of Vail Municipal Code.provide regulations applicable to
time'-share estate units, fractional tee units and tinie-share license units. Chapter 5.01
establishes disclosure requirements for the public oifering of time-share projecls. The
iequirements are intended to protect the consumer from lnaccurate or fraudulent representations
of time-share developers.
chapter 5.02 of the Municipal code establishes the procedures lor registering a time-stlare
prolSciwitn the Town ot Vait Oepartment of Gommuriity Development' Pursuant to Ordinance #
28,'series of 1980, all time-share projects constructed and opeiated in the Town of Vail must be
rediir"teO. The iniended puipose'otine registration requirement is to insure that any time-share
pi6iect otfereO tot sale in ihe'Town ol Vail is in compliance with the Town's adopted codes and
policies.
t'7
4.
Amendment.
ISSUE:
At the october 28, worksession meeting a question was raised as to how many units in the Town
of Vailwould be directly impacteo oy m'e pr6posed amendment' staff reviewed allthe properties
in the Town currently ton"fiFrOfiJAccorinm|Oation' or was a Special Development District with
public Accommodation aJtne unaenying zoning. According to our research, approximatqly 73p-
units coutd be impacted in 'l5 buildings. lt is important to n6te that it is not entirely likely that all
736 would be approved to be converted to time-share'
Vlll. STAFFRECOI'IIIENDATION
Since this is a worksession to discuss the proposed text amendments to Section 18'22'030 of
tnt ftlf unicipaf Code, and noi a iequest tor i tormat recomrnendation from the Planning and.
Enuitonmtiniat commission o tnd iorn Council, statl will not be providing a recommendailon at
this time. Staff will, however, provide a recommendation on the applicant's proposal at the fme
iiinriir ieviiw. Cuirentty, tne ippticant is scheduled to reappear Oqlgrq llg Planning and
inuiron;1ental Commisiion foriihd review on Monday, November 25, 1996.
t\owryonebec\memosbc2€xta.028 18
APPENDIX A
The information in Appendix A is derived from timeshare industry materials. submitted by the
"ppf6i"ii"
tf" Conirirunity Development Department. The infoimation is intended to provide a
basic understanding ol the socio-economic impacts of the timeshare industry as reported bythe
American Resort p"u.fop-*-.nt nssociation (AhDA). Complete copies of the source materials
have been attached for reference'
A recent study which examined industry performance from 1 980-'1994 revealed that sales
in 1994 reflected an increiie ot 870Y.6ver tne $490 million in world-wide sales reported
in 1980. In addition, me s6O,OOO vacation intervals sold in 1994, retlected q juqq ot-
460% over the intervat sarei'reporteO in 1980, which were approximately.l00'000' At
i;;ill9%, rougnty .S million vacation intervals had been purchased since 1980'
iesutting in sales vdtume of over 936 billion during the 1s-year period.
The U.S. is the leader in the worldwide vacation ownership resort market' with 1'546' or
Si.g./",of the resorts, 1,538,000 or 48.9/o, of the "owners owning in the area," and
1,648,000, or 52.4"/" of the owners of the "owners residing in the area"'
A recent study revealed that 75.3% of the U.S. vacation owners are satisfied with their
ua""tion putchases, with 76.6% of study participants responding that their.expectations at
the time 6f purchase have been "matchad or exceeded," and75.4/" reporting that they
recommend vacation ownership to others. Of the more than 2,000 owners Surveyed,
67.S2 responded that vacatiori ownership has had a positive impact on their lives'
Most important among the motivation factors sited by the owners surveyed in their
decisiori to purchase iacations were the high standards o{ the resorts at which they own
ino excnange, followed by the flexibility otf6red through vlc_ation exchange opportunities'
and the valul of vacation bwnership. Of those surveyed, 83.1% responded that the
';certainty of quality accommodations" was a "very important" factor in their vacation
o*neisnippurchaie. Other motivational factors included good value, location of the
resort, company credibility and savings of dollars on vacation costs'
According to a February, 1995 telephone survey of 1 ,000 U.S' households not owning
reoeaiioiaLpioperty, 6'O.SZ ot the Americans believed they have a chance of purchasing
t""r"iiionif broberti ot some type during the next 10 years' The g.urvey results revealed
that over 'l13 of Am6ricans rate iheir chance of purchasing during the next 1 0 years as
"about 50/50 or better,' compared to 1 5.5% in 1 990 and 25'5/" in 1 993.
Americans interested in purchasing recreational property prefer the standard 2-bedroom
unit, sfeeping 6, over any other sin-gle unit size, by more than a 2:1 margin (45.7%',).
The average vacation owner has purchased 't.7 weeks of vacation ownership. Although
neatty 2/giSe.g%) of vacation owhers own a single week ot time-share, the number of
weeks owned increases the longer the average reSpondent is involved with vacation
ownership.
The vast majority of vacation owners (73.9V"\ initially purchase iust one interval'
However, m6re itran 114 (26.1o/"1of those who first purchase between 1992 and 1994'
now own more than one time-share interval, indicating that many first lime purchasers are
purchasing more than one interval at the time of initial purchase'
f leveryone$ec\memos\cc2exta.o28 IY
. While in the local resort area, the average time-Share visitor party-spends considerably
more than tne traOitionaitr"ubier, avera[ing expenditures of $1,130'00 during the course
ol the entire staY.
. According to more than 2,000 u.s. vacation owners surveyed.in 1995, the largest single
category of expenditure while in the resort area is for food and drink consumed in
restiurdnts, bars and other hospitality establishments'
. Vacation owners surveyed in 1995 average 6.9 nights in the resort area during their most
recent time-share vacation-
. Vacation owners often extend their stay in the local resort area, by spending additional
nignri in another form of accommodati-on. of those surveyed in 1995' the average owner
ld"nOs an aOOitionai +.2 nights in the local resort area during his/her most recent time-
ihare vacation by staying ii a hotel, w1h friends or relatives, or elsewhere'
. U.S. owners surveyed in 1994 reported that they anticipate returning to the resort where
their time-share interval is located an average oi 6.+ tirires during the next 10 years.. By
contrast, tnose sime Jwneii iesponOeO th;t, had ttrey not purchased a time-share in the
,esort ar"a, they would have returned to the resort area an average of only 3.2 times.
. compared to all households in the united states, vacation owners-have higher incomes,
are otder, and have higher levels of formal education than those ol the average American
consumer. ns an aggiegate profile, the typicalvacation owner is an upper middle-
income, middle-age, well educated couple.
A recent study revealed that the average household income of vacation owners is over
$69,000, having risen dramatically trori t gZe when the average inc^ome-was $23'000.
Over ll}of ail vacation owners hive household incomes between $15,000 and $100'000.
. 86.5% of all vacation owners are couples, and 13.5% are single individuals'
. As of December 31 , 1994, 1,648,000 U.S. households owned a vacation' The to! three
states in terms of toial number oi vacation owners are California, New York and Florida.
Sources:
The 1995 Worldwide FlesoftTime-Share lndustry
Time-Share Purchasers: Who They Are. Whv They Buy, 1995 Edition'
iime-Snare Ownership , |995
The American Hecreational Property survey: 1995
f leveryone\pec\memos\cc2exta.o28 20
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Department of Community Development
November 11, 1996
Arequestforaworksessiontodiscussestab|ishingaSpecialDeJq|oqTgnt
Oiririct overtay to the Au;il; Haus, tocated at242EaslMeadow Drive/ on part of
Tract C, Block 5-D, Vail Village First Filing'
Applicant: Sonnenalp Properties, Inc., represented by Gordon Pierce
Planner: George Ruther
I. DESCBIPTION OFTHE REQUEST
The applicant, sonnenalp Properties, Inc., represented by Gordon Pi1c9, is requesting a
.
worksession to discuss me ei'taniisnmentof a Special D6velopment District at242Easl Meadow
oriu.lon p"rt of Tract c, vait Village First Filing. The applicant i:.p_rgp:sjng to establish a new
Speciaf Development District ovlrhy to the underlying zonedistrici.of.Public
A'ccommoOation, to facilitate the proposed redeveiopment of the existing Au-stria.Haus'
The purpose of the workseision mdetng is to discuss the goals.ol the proposed Special
Oeujfofiment District, tne ieAtionsnip of-the proposal to the applicable.elements of the Town's
Master'Plan, and the review procedJre that will be followed {or the application.
The applicant has proposed significant improvements to the existing Austria Haus property' The
nustriir'ttaus is intbnd'ed to bedome a meinber owned resort club, comprised of two and three
bedroom residences with associated club facilities. The Austria Haus is intended to provide
iOOitionat accommodation units in the Town ot Vail. Currently, the applicant is proposing.to .,
incoipotatJt*enty (20) uacation ownership units (fractional Ge. units) with twenty (20) lock-off.
uniii?nO trenty-tniee'tZai new notet rooirs. Thd redeveloped project would include a total of
si"ty-tnree (63) new Oiletting and accommodation units. The applicant is.also proposing
.
ap#oiiritbfyi O,SOO sq. ft."of new commercial/retail space on.the main level of the Austria
fidus. fne nirsuia Haud will include a front desk reception/registration area and other facilities'
commonly associated with hotels and lodges.
In order to facilitate the proposed redevelopment of the existing Austria Haus, the applicant has
also proposed other apilicitions for revierni by the Planning and Environmental Commission'
inos'e dpdications inituOe i proposed text change to the P.ublic.Accommodation zone District to
add ,lime-share estate units, iraitional fee units ind time-share license units" as conditional uses
inO
"n
Jpplication for a conditional use permit to allow lor fractional fee units in the Public
Accommbbation Zone District. Each of ihese applications will be reviewed concurrently with the
proposed request for the establishment of a special Development District.
A document from the applicant, entitled "Austria Haus Club OvervieW' has been attached- The
attachment describes thb resort club concept proposed by the applicant'
II. BACKGROUND
The applicant's request relates to a future proposal to redevelop.the Austria Haus property' The
Austria Haus was otigin"ily ioniitr"t"O in in" td-t SOO's as an inn to accommodate destination
skiers. ln 1979, the nuJirih Hars tas purchased by the Faessler family who planned to
redevelop the property into the Sonnenalp Hotel'
In 1984, Ordinance #8 was approved by the Vail Town Council establishing Special Deve.lopment
OlsrrtcthiZ. Special Oe""roFit"ni bisiricr #12 adopted
^an
approved develolment plan for the
i"O"u"fopr"nt tf me nustiialaus. Wnen OrOinanie # I was'adopted, the Town Council placed
"n "ighfi;n-rnonth
timqtimit on the applovalof the SDD. The appiovalof SDD # l2lapsed
"i"u"ii Vl"it igo, on OctoOer 2, 1985.' The approved developm'eht plan was never implemented'
anO insieiO, th6 Austria Haus underwent a remodel. Since the completion of the remodel' the
Austria Haus has served iJit
"nnet
to the Sonnenalp Bavaria Haus located at 20 Vail Road'
The Austria Haus has 37 hotel rooms (accommodation units)with approximately "T5 pillows" and
iJ opeiateO approximately eignt montnl each year by the Sonnenalp Hotel. There is a small
restaurant and bar in the Austria Haus that serves iti guests and a retail outlet on the east end of
the building. The hotel rooms are marginal in size ( gOO sq. ft. average) and lack certain
amenities, by today's accommodation standards.
The current proposal to redevelop the property intends to provide c-onsiderably more "pillows"
over a twelve nionth period, as well as'crdate-approximately 10,000 square feet of new
iommerciat space. the applicant has proposed ihat a percentage of the project be offered as..
tilctional fee ownership uhits. rne apiticint has also iroposed to accommodate a portion of the
required parking in an underground parking slruclure'
According to the Official Zoning Map of the Town of Vail, the applicant's property is currently.
.
zoned puilic Accommodation.- fnd Public Accommodation Zone District is intended to provide.
sites for lodges and residential accommodations for visitors, together with such public a.nd !emi-
prOfic facif ifes and limited professional offices, medical facilities, private recreation, and related
visitor oriented uses as raiy be located in the same district. The Public Accommodation District
islntended to provide sites lor lodging units to densities not to exceed 25 dwelling units p.er acre.
The public Aciommodation Zone -Oisirict does not currently permit time-share interval units-
Interval ownership is currently allowed only in the High Density Multi-Family Zone District
pursuant to Ordinance #8, Series of 1981.
III. THE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENT PROCESS
Chapter 18.40 of the Town of Vail Municipal Code provides for the_eslaPlishment of Special
. Oeuiifopment Disrricts in the Town of Vaii. According to Section 18.40.010, the purpose of a
Special DeveloPment District is,
.To encourage flexibility and creativity in the development of land, in order to plomote its
most appropiiate use; io improve the design character and quality of the new
devetoiineirt within the town; to facilitate the adequate and economical provision ol
streets and utilities; to preserve the natural and sc6nic features of open space.areas; and
to further the overail gdals of the community as stated in the Vail Comprehensive Pl.an..
An approved develop-ment plan for a Speciit Development District, in conjunction with the
propbhies underlyin! zone district, shail establish the requirements for guiding
..'devetopment anO usls of property included in the Special Development District."
The Municipal code provides a framework for the establishment of a special Development
District. According to the MunicipalCode, prior toiite preparation, buiiding construction' or other
ir-piou"rJnt. io rinO w1hin J Siecial Devblopment Oistribt, there shall be an approved
a"i"topr"nt ptan for tnt SGiib"retopmerit District. The approved development plan
estabtishes requirements iigJiiingOevdtopment, uses and activity within the Special
Development District.
The purpose of the PEC worksession meeting is to discuss the goals of the proposed special
Oe".ifopment District, the relationship of the firoposal to applica6b elements of the Town's
Master plan, and tt e reuier lioceJriie that witt be tottoweo' for the application. upon final review
of the proposed estaOtisnmefit oi iSpe.ial Development Disrict,.a report from the Planning and
Environmentat Commission stating iti tinOings and'recommendations and a staff report s!11b9
forwarded to the Town Council, in accordance with tne provisiorts listed in section 18'66'060 of
the Municipal code. The Town council's consideration'of the sp,ecial Development District shall
be in accordance wirh tnl prouisLni of Section 18.66.130 - 18.66.160 and approved by two
readings ol an ordinance'
An approved development plan is the principtdocument in guiding the developmenl, uses and
aciiu[ieJ oi the Spe;iat Oerlefopmeni bistriit. The development ptan shall contain all relevant
materiat and infoimation neces'sary to establish the parameters with which lhe Special.. . . .
Oe"efopne"t OLtrict shall develop. The developmdnt plan may consist of, but not be limited to'
f i'ip-fil"*O-site bran, ff ooi pfini, building sections an'd elevations, vicinity plan, parking plan'
pretiririnary open dpace/landicape plan, d6nsities 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 pait of the formal review of the proposed
Oeuefop*ent plan. Unless further restricted through the review of the proposed Special
Oeuefopment District, permitted, conditional and accessory use.s sh.all be limited to those
fJrmittbo, cond1ionai and accessory uses in the properties underlying zone district.
The Municipal Code provides nine (9) design criteria, which shall be used as the principal.criteria
in Jvifuitirig the meiits of tne fropir"d Sp"ecial Development District- lt shall be the burden of
the applicanit to demonstrate that'submittal material and'the proposed development plan.comply
with each of the following standards, or demonstrate that onb oi more of them is not applicable,
oriniii practicat solutio"nionsiiteniwitn the p{blic interest has been achieved. Although staff
will not siecifically address each ot the nine SDD review criteria at this time, the design criteria
are listed below for reference:
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent p"op"iti.r relative to architectural design, scale, bulk, building height'
buffer zones, identity, character, visual integrity and orientation'
B. uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
C, Compliance with parking and loading requirements as outlined in Chapter 1E.52. of
the Town of Vail MuniciPal Code.
D. conformity with the applicable elements of the vail comprehensive Plan, Town
policies and Urban Design Plans.
E. Identilication and mitigation ofnatural and/or geologic hazards that affect the
property on which the special development district is proposed'
F. site plan, building design and location end open space provisions designed to
produce a functional development responsive and sensitive to natural features'
iegetation and overall aesthetic quality of the community'
G. A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffi c circulation.
H. Functionat and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions'
I. Phasing plan or subdivision ptan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district.
The development slandards for a Special Development District shall be proposed by the
,
applicant. bevelopment stindards including lot area, site dimensions, setbacks, height'-density
cbhttot, site coverige, landscaping and pariing and loading shall be determined by the Town .
Councii as part or tie appiovei Odvetoprnent [lan, with coisideratioi ol the recommendations of
tnJFfannin'g and Envirdnmental Commission and staff. Before the Town Council approves-
.
Oevetopmen't itandards that deviate from the underlying.zone district, is shall be determined that
iucfr O'eviations provide benefits to the Town ttrat oitweigtr the adverse effects of such
deviations. This'determination is to be made based upon the evaluation of the proposed Special
Development Districts compliance with the Review Criteria outlined above.
IV. ZONING ANALYSIS
The Community Development Department staff has prepgred a preliminary Zoning Analysis for
tne proposeO Au$ria Hius redev6topment project. The Zoning {1alygjs compares the
Aeu|ioiment standards outlined Oy ine unO'ertiing zone districi olPublic Accommodation, to the
"iiliing
conOitions of the Austria iaus and th6 proposed Special Development District. Staff did
not incl-ude the approved development standards of Special Development District # 12' since the
approval lapsed in October of 1985.
Wherever the development proposed through the establishment ol the SDD deviates from the
underlying zoning of i'ublic Accommodation, the standards are highlighted in bold type'
Legal: 242 East Meadow Drive/Part of Tract C' Block 5D' Vail Village 1st
Lot size:24,089 sq. ft. /0.553 acres
Buirdable area: 24,089 sq. ft. /0.553 acres
Development Standard Underlying Zonlng
of Public Accommodation
Exlstlngdevelopment ProposedSDD'
on the ProP€rlY
GRFA:
Dwelling
units per acre:
Site coverage:
Setbacks:
fronl:
sides:
rear:
Height:
Parking:
Landscaping:
Loading:
Commercial sq. footag€:
Common area:
1h/"or 1,927 q.fl. N/A
35o/o of al6wab[ GRFA N/A
or 6,745 sq. ft.
0.5'
1' t4'
z',
48'flat
26% or 10,346 sq. tL
26% or 10,483 sq. ft.
80o/o or 19,271 sQ. ft.
13.8 DU's
55o/o or 13,249 sq. ft.
20'
20'
20'
4$ sloping
45' flat
per T.O.V. code Section 18.52
30Vo or 7,27 sq. ft.
per T.O.V. code Section 18.52
49olo or 1 1,800 sq. ft. 151% or 36'506 sq' fL
18.5 DU's (37 AU's)31.5 DU's (20 DU and
"3AU's)
3So/. or 8,400 sq. ft. 66% or 15,802 sq' ft.
11'
9'/ 10'
13'
36' sloping
30 spaces'* TBD.'.
31olo or 7,518 sq. ft. 7%or1,6523q.ft'
1 b€rth 2 bdths In front
setback
* Numbers furnished by the applicant and not yet vsrified by slatf*"
1 1 spaces are located off-site on T'O.V. ROW
"* To be determined
v. DlscussloN lssuEs
As this is a worksession to discuss the applicants proposal to establish a Special_Development
District, stalf will not evaluate the proposal at this time. Staff has, however, identified numerous
issues which we would like to disius; vtith the Planning and Environmental Commission and the
applicant. Each of these issues is briefly described below:
1. The proiects proposed departures from the Public Accommodation Zone Distlict
development standards.
As illustrated in the zoning analysis in Section lV ol this memorandum, the applicant is
proposing that the proiecidepa;t from numerous development standards. The
bedartutds from th6 d6vetoprnent standards prescribed by the underlining zoning of
public Accommodation ranbe trom a151"/" increase of GRFA over the allowable' to
nineteen and one-half toot encroachments into the required 20{oot setback areas. Staff
would like the applicant to discuss with the PEC and statf the necessity for exceeding the
underlining zonin'g standards and the public benefit gained by said deviations.
2. The proposed front entry location and design.
The applicants have proposed a front entry drop-off area on the north side of the building
aOllcijnt to East tvteaOow Drive. Due to tlie location of the front entry, the applicant
o
3.
proposes to move a traffic control arm further to the east on East Meadow Drive' Moving
the traffic control arm to th; east is intended to facilitate vehicular traffic along East
Meadow Drive to mr ftonien4r AOOitionitry, the applicants have proposed that a roof
ouerning proiect seven feet over the north property tine onto Town of Vail right-of-way'
staff would like to discuss the proposed location and implications of the lront entry a!
prod;d ritn tne nnnning an'O fnvironmental.Comrnis'sion and the applicant' Staff is
Speiific"ffy concerned wirn"me amount of additional vehicular traffic which will be brought
o'iiio tne East Meadow Drive pedestrian zone by the location of the front entry to the
building.
The proposed parking, loading and trash facility location and design'
chaprer 18.52 of the Town of Vail Municipal code prescribes sqlgal9s_ for parkilg and
|oidfig and deliuery. The applicant is pr6posing an outside loading and delivery facility
and an"access ram-p, leadinf'down to iitty-two underground parking.spaces on the
northwest corner ol the buiding. According to the standards prescribed by Chapter
18.52, parking and loading and delivery shall not be located in the front setback area'
Staff would like to discuss with the PEC and the applicant the potential for redesigning
the loaoing and delivery and trash facilities. speciticatty, staff would propose that the
ip-pficint 6xplore the a6ility to accommodate the loading and delive.ry and trash facilities
iri ine unOeriround parkin! area. As proposed, the loading and deliveryarea creates a
significant c6nstaini on th; pedestriah ahd c_ommercial flow along East Meadow Drive'
Tf,e statt would also like to ciiscuss with the PEC and the applicant the appropriateness
of niving foaOing and delivery and trash facilities located within the required twenty{oot
front set6ack arda on the pro-perty and adjacent to East Meadow Drive'
The implementation of the adopted Town of Vail streetscape Master Plan.
On November 20, 1991, the VailTown Council adopted the Town of Vail Streetscape-
Master Plan. The purpose of the plan is to provide a comprehensive and coordinated
conceptual design for streetscape improvements that:
1) are supported bY the community;
2) enriches the aesthetic appearance of the Town; and
3i emphasizes tfre importah'ce of craftsmanship and creative design in order
to create an excellent pedestrian experience.
The streetscape Master Plan divides the Town into numerous sub-areas. According to
the Streetscaie Master Plan, the Austria Haus is located within the East Meadow Drive
sub-area. m'e East Meadow Drive sub-area accounF lor that portion of East Meadow
Drive located between Willow Bridge Road on the west and Vail Valley Drive on the East.
The character of this portion of East Meadow Drive is divided into two distinctive zones.
The west zone from ihe intersection of Willow Bridge Road to Village Genter Road is
characterized by standard streeVcurb/sidewalk section, the presence of.vehicular traffic'
varied building ietbacks and a wide varieg of landscape treatments. The east zone from
village centei Road to slifer Plaza is dominated by the village Transportation center to
tne iortn, the large grass slope south of the parking structure, the lack of sidewalks and
4.
5.
thesonnena|p,sAustriaHausparkingnexttotheroadwav;noneofwhichresu|tina
positive pedestrian .*p"tiiltli il,'is"poition of East Meaiow Drive is restricted to Town
buses onlY.
The improvements proposed for this sub-area addressed many of the.problems faced in
all other sub-areas ot tne-friasier'ii"n, sepatating buses trom pedestrians, prwiding. a
comfortable shopping "*p.ii.-n.", "onttotiing
uniecessary.uehicular traffic, maintaining
uer'icJrii accesi io t6ogd units in the area, screening qalt<i1g and
^l99o1tgtodatinO;;;;i";;nd aeiiuety ue-nitet. rn. final design conceit for the portio.n of East Meadow
Drive between Village CenGi and Stitet Squire proposes somd significant changes to the
character of the streets. The improvemenis proposed for this portion ol the streetscape
n"u" t"rgeteO enhancing tne peiiestrian environhent while reducing the emphasis on
vehicles. lt is the int"nt oitniSit""tscape Master Plan that the portion of East Meadow
bii"" "f"rg
tne Vittage fianspoltation Cbiler remain restricted to bus use only' The
existing controt gate and totJlns on East Meadow Drive, near the west portal of the
pit-ri.d i:i"iturE, snouro;fifi i;fiii. rnis eliminates a dead end situation in front of
the Austria Haus.
From the control gate at the west portal of the Village Transportation.pgnler to Slifer
Squire inere sno-utd be separate ianes for.pedestrians and buses, without a gr.ad.e
r,r-p"i"tiot. ffre north siaioitne street wili be dedicated to a fourteen-foot wide bus lane
and the south side would include a twelve to fifteen{oot wide pedestriln way' Should the
iown decide to utilize the existing right-of-way area in the area of the Sonnenalp's
nuitrii Hius, an additionai feOeittiin walkwiy should be proposed on the north side of
the road.
Approximately one-half of the East Meadow Drive sub-area is already well landscaped'
T[6 existing, ?fised brick watkway that is adjacent to the Village Center commercial area
ii i good eiampte of an area ftai is welt landscaped and well appointed with site
turniitrings. Some of the improvements suggested in the plan include:
. the berm that screens the south side of the Village Transportation Center should
be heavilY Planted.
. snow storage requirements for the structure should be accommodated.
The staff would like to further discuss the implementation of the adopted Streetscape
Master plan or revisions to the existing Streetscape Master Plan that take into account
ine pioposeO redevelopment of the Sonnnenatp's Austria Haus. Many of the elements of
tfre bxiiting Stree6cafe Master Plan were designed around the existing conditions of the
Austria Haus.
The proposed site improvemonts including access to the site, pedestrian flow' the
bus shelter, the stream-edge, etc.
The applicant has proposed numerous site improvements to be constructed in
coniun&ion with th'e Austria Haus. The applicant has p.roposed. site improvements
NilirOing vehicular anO p"Oesiiian accesi io the site, inahges to the pedestrian flow in
the arei the relocation bi an existing bus shelter, and improvements to the north side of
the Gore Creek stream edge.
6.
staff would like to discuss the proposed site improvements with the PEC and the
"ipridii,i'
st"tt is particuiaiiv donletneo with pirovicling ample pedestrian and vehicular
access to the site *nnori.ii"ting ;ehicutar airO peOeitrian conflicts' Stafl is also
concerned with the location of some of the proposed improvements along the north side
of Gore Creek.
The proposed massing, height and building materials'
Theapplicanthassuppliedapreliminarymassingmode|o|theproposed.AustriaHaus.
nr iniitime, staff is nbi piepiieo to resfond to rht massing, height, and.,building
materials of the proposeaXustria Haud. Statt woutO like to-'poin[ out to the Planning and
Environmental Commisstn anOinJippficant that the Town will be retaining the services
of Jeff Winston, ot Winsto; a nssocia't6s. Jeff's role is to provide consultation on the
Oeiign and architecture ot tne building as qe1 al the site planning. elements' Pursuant to
iio"iiion. *ttni" G rotJn oivaii urii"lpat Code, the appticant shall.be responsible for
ieirOrrsing the Town ol Vail Departmeni ol Community Development for any expenses
associated with our Urban Design Consultant.
Maintaining and enhancing the commercial (storcfront) flow along East lleadow
Drive,
currently there is a strong commercial (storefront) flow.along Fast Meadow Drive.
Particularly, the commerc-i"l "r"" associated with the Village Center prorrides an excellent
p"oiltii"ri b*perience. The applicant has proposed to incorporate approl{mately I0f00
iq. tt. ot
"or*ercial/retail
spac'" on the miin ievel ol the Austria Haus. Staff would like
io'discuss the transition ireh Uet*een the Village Center Building and the Austria Haus to
ensure that the existing commercial flow alongEast Meadow Drive is maintained and
enhanced. ns proposeO Uy tfre
"pplicant,
tnelite plan appears to include some possible.
improu"ments itoa'Oing an.l Oefiu,iry), which will, in fact, ict as a barrier to the commercial
flow along East Meadow Drive.
Provision for emPloYee housing.
Sfaff will be requiring employee housing as a part of this project. The exact number ol
Jrptoye" nousing uiits has not yet beEn detdrmined. Siatf would like to discuss with the
plahni'ng and Envlronmental Corirmission and the applicant, the employee housing
requirement.
Encroachments into required setbacks.
The applicants are proposing significant encroachments into the required 20'setbacks'
for eidmpte, the fr6nt'sedcaif witl be encroached upon by 19-1/2'. Setbacks are
intended io provide for adequate light, air and open
'space. As proposed,.setbacks on the
Austria Haub property are nbarty n6n-existent. Wnib statt recog.nizes that it is important
tniiine new 6uitding'Oe brougni as close to the existing pedestrian ways as possible'
.
ititls particularty c-onceineO"wim me amount of encroachment upon the west and south
ieiUacf.s. lt is stiff's opinion that, should any setbacks in this project be encroached
upon inor" tltOicXs dnoutO be tne north an'd east setback, rather than the west and
sbuth setbacks. Staff teeti tne south setback should be preserved because of Gore
7.
8.
9.
10.
creek and the impacts the building improvements will have on the Riparian Zone, and
that the west Setback snorfC Oe niaintaineO due to the location of the Village Center
ili.ii"g
"nO
tne resiOentlai uies in me building. The staff is also sensitive to the "canyon
efiect, that witt resutt OV nauing thJ two buildinls (Austria Hauslr'ilhge Center) too close
together. building i*ptou"*"iti *iit naStatt *:ouiC tit<e to discuss with the Planning and
Environmental Commission "ndlne
applicant the proposed building footprint size and
locations and its encroachments into the required 20'setbacks'
A possible pedestrian connection from the Austria Haus to the Gore Cre€k
Promenade.
The applicant has proposed a significant square footaoe of commercial area on the main
f evif id tne building, *;niJn *iif in"ctease the pedestrian-flow in the area' Currently, the
prop"ity n". no sidewalks intended for pedestrian connections through the property.
'Staht w6utO like to discuss the merits of creating a pedestrian connection (bridge) lrom
ttre Austria Haus on tne nortn side of Gore Cre6f tb the Gore Creek Promenade on the
iouth side of Gore Creek. lt is staff's opinion that a pedestrian connection in this area
rifi creat" a much needed pedestrian l6op in the Core area, however, we ar also
concerned with bridges over Gore Creek in such a short distance'
Environmental impacts.
The location of the applicant's project, immediately adjacent to Gore Cre^ek' imposes
signittant environmdntal impabts on the natural resources in the area' Currently' the
"p'pficanfs
property has a signilicant stand ot mature evergreen trees adjacent to Slifer
Shtii;. nicoiOinj to the pr6posed site plan, mature trees will be removed as a result of
the proposed redeveloPment.
Stafl would like to discuss with the applicant a means for mitigating any unnecessary tree
removal. Additionally, the applicant'nis proposed site improvements to encroach upon
the 50' Gore Creek siream ddmacf and ine Town of Vail stream tract south of the
propetty. These improvements will impact the riparian zone of Gore creek. staff would
iiXe to discuss with itie Planning and Environmental Commission and the applicant
.
opportunities for mitigating ihe -environmental impacts associated with the applicant's
pioposaf . Staff wouli ats6 tit<e to inform the PEC that the Town of Vail has required, as
ihe'applicant is already aware, lhat a environmental assessment is required.
Proposed ofi-site improvements to Slifer Square.
According to the site plan provided by the applicant, some form of improvements are
proposed-to Slifer Sqirare. In conver'sations wittt Todd Oppenheimer, Parks
bulierintenOent for tl"ie Town of Vail, any redesign or improvements associated with Slifer
Sqirare shall be required to adhere to the Park Design Guidelines, prescribed in Ghapter
t A.S+ ot the Town 6f Vait Municipal Code. Additionally, any improvements in the area
must take into account the large stand of mature evergreen trees. The stand of
""elgt""n
trees should remaii in place and become an additional focal point in Slifer
Square.
The Town ol Vail Streetscape Master Plan proposes numerous improvernents to Slifer
Square. For example, accdrding to the Str6etscape Master Plan, repaving of the entire
pliza, with one of the specialitylaving materials is encouraged, as the.existing concrete
iurtace is wearing out. At me iime of-repaving, special considelation should be given to
examining opport-unities for creating a sieciallv6nts location. The site has the potential
11.
12.
to be slightly adiusted to better handle the christmas Tree Lighting ceremony and other
irofi. "i""ir i"O iii.rJnGi, withour losing its attracliveneis. Consideration should be
given to the removal ot sote of the existing-sto.ne walls around the Jountain and west ol
ine paza, to restor; iG oiiginat design andio allow access to the water' lt is important
ihat" corprehensive desi-gn analysis of Slifer Square occur.before.any changes are.
made, as it is one of Vail's-most aimired public areas. Seating and lighting should. also
be reexamined. Opening up the square tb the creek and accommodating-the-existing..
eastOounO, anO pripoie"O westUouirO, streamwalk paths are sugge^sted. Staff would like
to discuss witn me ipplicant and tne etanning and Environmental Commission the merits
oi proposing improvements to Slifer Square.
13. Possible relocation of East Meadow Drive.
East Meadow Drive is currently constructed on the north side ol the Town of Vail-rightof-
wiy aOiacent to the Austria Haus property. Due to the location of East Meadow Drive in
the rigtit-ot-way, aiignificint pottion bt riftrt-of-*ay remains between the south edge of
-
East Meadow Drive ind the a'pplicant's nortn prop;rty line. This results in a large area of
separation.
Staff would like to discuss with the Planning and Environmental Commission and the
applicant the possibility of realigning East Meadow Drive.
The intended purpose for relocating East Meadow Drive is to better accommodate
pedestrian now iritnis area. As indicated previously, the Streetscape Master Plan
bncourages pedestrian flow on the vehicuiar-restricted portion of East Meadow Drive. lt
is statt's-opiliion that if pedestrian flow were closer to the commercial/retail area, a better
streetscape environment would result.
IV. STAFF RECOMMENDATION
Since this is a worksession to discuss the proposed establishment of a Special Development
District to the property located at 242 East Mdadow Drive/part of Tract C, Block 5-D, Vail Village
First Filing, and not arequest for a formal recommendation from the Planning and Environmertta.l
Comrnission to the Town Gouncil, staff will not be providing a recommendation at this time. Staff
will, however, provide a recommendation on the aiplicant'i proposal at the time ol final review.
10
ORDINANCE NO.22
SERIES of t996
AN ORDINANCE AMENDING SECTTON 18.04, DEF|NTTIONS, ADDTNG*FRACTIONAL FEE CLUB' AND'FRACTIOIiAL FEE CLUB UNIT,, AMENDINCs,qcTlON 18.22.030, coNDrTroNAL USES, ALLOWTNG FRACTTONAL FEE CLUBAS A CONDITIONAL USE IN THE PUBLIC ACCOMMODATION ZONE DISTRICT,AMENDING SECTION I8.6(|.()6O(AX7), CONDITIONAL USE PERMIT CRITERJA.FINDINGS.
. ^ _- IHEREAS, an application has becn submittcd to amcnd Sections Ig.22.030 andt8'60'060 of the Town of Vail Municipal Code to allow fractional fce club as a conditional use inthe Public Accommodation zonc District and to provide criteria and findings applicablc tofractional fec club requcsts in Vail: and
WHEREAS, all noticcs as required by Scction 1g.66.0g0 have been scnt to the
appropriate partieq and
WHEREAS' on Novembcr 25, 1996, in accordancc with ssction Ig.66.140 the Town ofVail Planning and Environmental commission held a public hearing on the proposcd ur*d,n"i*
and unanimously recommended approval ofthc amenimcnts to thc Town iouncil: and
wHEREAS, the vail rown council believes that quality fractional fee crub unit are an
appropriate mcans ofincreasing occupancy ratcs, maintaining and cnhancing short-term rcntalavailability and divcrsifing rhc resort lodging rnarkct within-the Town of Viir: and
WHEREAS' thc Vail Town Council believes that a fractional fce club is a form of oublicaccommodationl and
WHEREAS, the Vail Town Council considcrs that it is reasonablc, appropriatc, andbeneficial to tbe Town of Vail and its citizens, inhabitants and visitors to adopi Oidinance No. 22,Scries of 1996: and
WHEREAS, the vail Town council bcrieves the proposed amendments ale consistent
with its adopted goals, objectives and policies.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COTJNCIL OF THE TOWN OFVAIL. COLORADO, THAT:
SECTION I
Chapter 18.04, Definitions is hereby amcntled to read as follows:
18.04. 136 Fnctional Fce Club, means a fractional fee projcct in which each
condominium unil pursuant to recorded projcct documentation as approvcd bv the Town of Vair,
nas no rewcr tnan b and no more lhan 12 owners pcr unil and whosc use is cstablished bv a
rcscrvation systcm. Each of the fractional fee club units are made available for short-ierm
rental in a managed progrrm when not in use by (he club members. Thc projcct is managc<l
on-site with a front desft operating 24 hours a day, sevcn days a wcck providing reservation aid
rcgistsation,capabilitics. Thc projcct shall inclu<lc or bc proximatc to transportation, retail shops,
eating and drinking cstablishmcnts. and rccreation facilitics.
18.04' 136. I Fractional Fee crub unit - a condominium unit in a fractional fcc club
dcscribed as such in the project documentation and not an accommodation unit within the
fractional fcc club.
| 8.04.430 Fractional Fce [Delcted]
oidhrB !.ld 1:. snb oa 1'96
'.ACUEOnTJO
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crrl qrt^\ ccupprocce ur lruuod asn r'uorrrpuoc eJo cr*il:l;li', ij",;jI."i,:,llauoz uorlspoulurorey crtgnd aql ur pegnund cq lpqs sesn leuo4lpuoc aurr,rolloj cqf
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TfOr.mrIS
d, Employee housing units may be required as part ofany new or
rcdevelopmcnt fiactional fcc club project rcquesting dcnsity over that
allowed by zoning. Thc number of employee housing units requircd will be
eonsistcnt with employce impacts that arc cxpectcd as a result of thc
project.
e. Lock-off units tre encouraged and may be counted up to one_half
(UZ) of an accommodation unit for purposes 0f celculrting the
equivalencv of accommodrtion units.
SECTION 4
Ifany par! section, subsection, sentcnce, clausc or phrase of this ordinance is for anyreason held to be invalid, such dccision shall not affect the validity of the rcmaining portions ofthis ordinance; and the Town councir hcreby dccrares it would have passed this oriinance, andcach part. scction, subscction. scntcncc. clausc or phrase thcrcof, rcgardless ofthe fact that anvonc or morc parts, scctions, subscctions. sentenccs, clauses or phrascs bc declarcd invalid.
SECTION 5
The Town council hereby finds, detcrmincs, and dccrares that this ordinance is nccessary
and proper for the health, safety, and wclfarc ofthc Town ofvail and rhc inhabitants thcrcof.
SECTION 6
_ l!9 repeal or the repeal and reenactment ofany provision ofthe Municipar code oftheTown of Vail as provided in this ordinance shall not affict any right which has accrued, any duty
imposcd, any violation that occurred prior to the effective daie hoeof, any prosecution
commcnced, nor any other action or proccedings as commcnccd undcr oiby virtue of thcprovision repealcd and reenactcxl. The repeal of any provision hcrcby shall
-not
revivc anyprovision or any ordinance prcviously repcalcd or superscded unlcss exprcssly statcd hJcin.
sn'cTtoN 7
AII bylaws, ordcrs, resolutions, and ordinances, or parts thereof, inconsistent hercwith arc
repcalcd to the extent only ofsuch inconsistency. This rcpealer shall not be consb:ued to revise
any bylarv, order, resolution, or ordinancc, or part thereof, thcretoforc rcpealcd.
FULL oN FIRST READING this 7th day of January, 1997, and a public hearing shall be held on
Si:.9..din11!9 ol rhc 2lst dav of January, 1997, in ihc council chambcrs of thJVail Municipal
Building, Vail, Colorado.
Robert W. Armour, Mayor
ATTEST:
Holly McCutchcon, Town Clerk
]NTRODUCED, READ, ADOPTED AND ENACTED ON SECOND READINC AND
O-RDERED PUBLISHED (IN IULL) (BY TITLE ONL9 THIS
-
DAY OF JANUARY,
t997.
ORDINANCE NO.22
SERIES of 1996
AN ORDINANCE AMENDTNG SECTTON 18.22.030, CONDITIONAL USES, TO ALLOW NME.SHARE ESTATE UNITS, FRACTTONAL FEE UNITS AND TIIUE€HARE r-JCCr.rSE Ur.ilTi iSCONDITIONAL USES IN THE PUBLIC ACCOMMODATION ZONE DISTRICT, INO rd-_
'
ESTABLISH SECTION 18.22.035, CONOITIONAL USES.FACTORS APPLICISLi rN THCPUBLIC ACCOMMODATTON ZONE DISTRICT.
.. _ .. WHFREAS, an apprication has been submitted to amend se6{ion rB.22.o3o of the Townof vail Municipal Code and to establish Section 18.22.035 in order to altow intervar owners6ipas a conditional use in the public Accommodation Zone District and to provide criteria anJ -
factors to consider when reviewing a request for a time_share projecl in Vail; and
WIEREAS, arr notices as required by sec{ion 18-66.080 have been sent to theappropriate parties: and
WHEREAS, on November 25, 1996, in accordance with section 1g.66.140 rhe Town ofVail Planning and Environmental Commission held a public heanng on the proposed
amendments and unanimously recommends approvai of the amendments to the Town council:and
WHEREAS, the Vair rown councir berieves that quarity tim+share estare units,fractional fee units and time-share_ license units "r" "n "pprojriat" means ot t"eping-'occupancy rares up and to diversifying the resort lodging market within the Town of Vail; and
WHEREAS, the Vail Town Council considers that it is reasonable, appropriate, andbeneficial to the Town of vail and its citizens, inhabitants and visitors to adojt ordinance No.22, Series of 1996; and
WHEREAS, the vait rown councir berieves the proposed amendments are consistentwith the goals, objectives and policies adopted by the iouncit for the Town of Vait.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL,COLORADO. THAT:
SECTION 1
seciion 18.22-030 - pubric Accommodation-conditionar uses - of the Town of VailMlnicipal code is hereby amended to read as folows: (rhe prop osed change ro secfion18.22.030 are shown as shaded)
18.22.030 Conditionaluses
The following conditionar uses shal be permitted in the public Accommodation ZoneDistrict, subject to the issuance of a conditionar use permit in accordance with theprovisions of ChaDter 19.60:
Professional and business offices:
Hospitals, medical and dental clinics, and medical centers;
Private clubs and civic, cultural and fratemal organizations;
Ski lifts and tows;
Theaters, meeting rooms, and convention fucilities:
Public or commercial parking facililies or structures:
Public transportation terminals:
Public utility and public service uses:
Public buildings, grounds and facilities;
Public or private schools;
Public parks and recreational facilities:
Churches;
E?ling, drinking, recreational, or retail establishments not occupying more than10% of the total Gross Residentiar Floor Area of a main structure or structureslocated on the site in a non-conforming mutti-family dwelling;
'r.66' 'AUVnNVT ro AVQ
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MEMORANDUM
DATE: January 3,1997
TO: Town Council
c.c. Bob Mclaurin
FROM: SusanConnclly,CommunityDcvclopmcntDircctor
Gcorgc Ruthcr, Town Planncr
RE: FORYOURCONSIDERATION--ACCOMMODATIONUNITS
Town Staff, the Planning and Environmcntal Commission and the Town Council have becn
endcavoring, in the contcxt of the proposcd Austria Haus redcvelopment, to balance sevcral itcms
of interest:
L the Council's statcd dcsire to facilitate appropriate redcvelopmcnt in our
communitv.
2, the conccpt ofa "ncw" lodging product'- fractional fee club, and
3. the nced to addrcss conccms voiced by somc membcrs of thc community about thc
propricty ofthis new lodging conccpt in thc proposcd location and zoning district,
This "balancing act" is. of course, both appropriatc and incvitablc. Staff offcrs thc following
thoughts as adtlitional infbrmation for considcration by thc Council and thc community as we all
continuc to attcmpt to rcsolvc thcsc somctimcs compcting intcrcsts,
"Accommodation units" arc intcndcd, csscntially, to be short-tcrm rcntal opportunitics (vs. long-
tcrm or pcrmancnt rcsidcnccs) dcsigncd to maximize occupancy so as to crcatc a scnsc of
alivcncss in thc Town's corc arcas and, ofcoursc, customcrs for our shops and rcstaurants.
Short-tcrm rcntals also produce cnhanccd revcnucs through tax rcccipts which arc nacc$sary to
continuc prcsent municipal scrvicc lcvcls. Thc cmphasis on occupancy is in contrast (and perhaps
rcaction) to the phenomcnon of condominiums in Vail being undcr-occupicd - leading to the
situation of "dark" and "cold beds" which we seck to improve,
It could be said that thc TOV currently has four types of public accommodation units:
-- Hotcl (and lodge) rooms
- Short-tcrm rental condominiums A\
- Lock-offs (i.e., "exha" bedrooms attached to condos that also are glglssible from
a hallway and which can be rented like hotel rooms)
-- Time-sharc units
Now we hav'e a proposal to add another type of accommodation unit to the Town's menu --
"fractional fee club units". As the Council considers ttre addition of another form of
accommodation unit, thc occupancy ratc for that typc of accommodation will bc a critical factor
bccausc of what occupancy mcans to thc community.
SECOND HOMES
lndividual
owncrship
52 wccks
CONDO
LOCK-OFFS
(availablc whcn
not in usc)
FRACTIONAL
FEE CLUB
TJNITS
2 - 5 wecks
TIME
SHARE
UNITS
l-2 wks.
HOTEL AND
LODGE
ROOMS
I night-plus
LOWEST
OCCUPANCY
38% ('e5)
(Source:
VVTCB)
Second lowcst
occupancy
Annual
occup. =
69%
(Sourcc: Dcer
Vallcy Club)
Annual
occup.=
----!/n(Sourcc:
Aver.Annual
occup. =
6t % ('95)
(Sourcc:
VVTCB)
An argumcnt could bc rnadc that thc longcr thc pcriod of onc's "ownership", thc lower the actual
onnunl or.rpuncy. Associatctl with thc phcnomcnon of ycar-round owncrship without high
occupancy is thc cxistcncc of lock-off roorns that arc not placcd in rental programs or which arc
infcrior in quality to hotcl rooms and, thcrcfor, do not rcnt well.
WHAT DOBS "NO NET LOSS OF AUs" REALLY MEAN?
Onc of the conccms wc hcar from mcmbcrs of thc community is "tro nct loss of cxisting
accornmodation units". lf thc valuc of accommodation units to our community is about
maximizing occupancy, which brings vitality to our corc arca$, customcrs to our rctail and
rcstaurant and scrvicc cstablishmcnts, and salcs tax dollars to thc Town govcmmcnt so that
propcrty taxcs rcmain low an<J scrvicc dclivcry high, does "no net loss of AUs" REALLY mean
,.don't do anything to reduce occupancy and vitality and CUSTOMERS' like what
happened when lodge rooms werc converted to condos not so very long ago"? Ifso, thc
conccrn/clesirc/problcm/oPPoRTUNITY is idcntificd -- wE WANT LIGFITS ON, WARM
BEDS. VITALIry, CUSTOMERS! - and can bc dcalt with dircctly.
HOW TO MAXIMIZf, OCCUPANCY IN APPROVING NEW FORMS OF PUBLIC
ACCOMMODATION UNITS LIKE FRACTIONAL FEE CLUB UNITS?
Some idcas:
-- Require 24-hour front dcsk servicc, reservation and registration systems (part of
, conditional use approval)
-- Limit the numbcr of fractional shares pcr unit to maximize occupancy (part of usc
dcfinition in zoning ordinancc)
-- Require rental programs for each such club and requirc that un-used time be placed in
thc rental program (in Dcclaration of Condominium)
-- Prohibit rcstrictions on rcntal programs (in Dcclaration of Condominium)
-- Rcquirc or cncourage lock-offunits AND rcquirc that thcy be fumishcd to a standard
cqual to or grcatcr than hotcl rootns in the samc cstablishmcnl
CONCLUSION:
Givcn thc Council's commitmcnt to redevelopment an<l revitalization in our community,
given the nccd to upgrade tired lodging units and providc additional and new lodging products to
lecp Vail compctitive, and given thc necessity to bc hnancially creativc to make it happen, it is
essential that we get to the real issues underlying concerns expressed by the community so that
solutions to the issucs can be explored collaborativcly and implemcnted,
MEMORANDUM
DATE: January3. 1996
TO: Town Council
c.c.: Bob McLaurin
FROM: Susan Connclly, Cornmunity Dcvcloptncnt Ditcctor
RE: FOR YOUR CONSIDERATION -- Some Thoughts on Redcvelopment
WHY IS REDEVELOPMENT DESIRABLE?
Update and enhance what is good and add what is missing
Physical/arch i tcctural
lnfrastructurc
Occupancy -- dynamism -- aliveness -- CUSTOMERS -- sales tax
Amcnitics
Rcgional, national and intcmational compctition
Bcttcr/ morc cfficicnt usc of land and other rcsourccs
Positivc spillovcr effccts
SEE thc Lionshead Policy Objectives adoptcd by Council ll15/96 (attached)
WHAT DOES (REDEVELOPMENT" I,OOK LIKE?
Extcrior altcrations, facclifts (c.g., facadc improvcmcnts, additions)
Intcrior altcrations (c.g., upgrading of tircd lodging products)
Dcmo/rcbuilds of samc products or ncw/differcnt products
Somctimcs rcdcvclopmcnt in an arca is actually ncw dcvclopmcnt
whcrc nonc now cxists, or using land in diffcrcnt ways
HOW TO MAKE REDEVELOPMENT/ NEW DEVELOPMENT HAPPEN?
Zoning text amendments (c.g., to add ncw uses to districts, such as fractional fec clubs)
Changcs in land usc dcsignation (i.c., zoning district)
Zoning code and development review process improvcments
(for greater flcxibility and/or efficiency)
.. lncentivcs (e.g., additional hcight, additional density)
Fee waivers
Page 1 of2
REALITY CTIECK:
Land values arc asttonotnical in this arca. Unlcss that changcs.'.
... Whcncvcr wc say'ho nct loss of _x_", wc must rcalizc that if wc want "x" to bc
rcdcvclopccl/rcvitalizcd, thcn thcrc rnust bc a mcans of financing that rcdcvelopmcnt or
rcvitalization. Fcw dcvclopcrs arc motivatcd to simply tcar down and rcplace an cxisting
structure/usc, and fcwcr lcndcrs arc tnotivatcd to financc such an activity -- nor would such an
cndcavor ncccsarily achicvc the Town's objcctivcs.
Most oftcn. somcthing in thc Town's currcnt policics or rcgulations will havc to bc
modificcl in ordcr to achievc thc Town's rcdcvelopmcnt objcctives. Such modifications may
includc (but arc in no way limitcd to):
-- aclding ncw perrnitted or conditional uscs (c.g., adding "fractional fec club" in thc PA
{istrictl allowing for a ncw or combination of uscs), subject to appropriatc critcria
-- changing the allowablc building intcnsity (c.g., allowing buildings to go highcr or
cxcccd cxisting dcnsity lirnitations)
-- waiving or discotrnting rcquitcmcnts (c.g., parking or parkirtg pay-in-licu)
-- providing for a "contribution" of lancl or infrastructurc itnprovcmcnts (c.g,, as for othcr
things thc Town wishcs to inccntivizc, likc locals housing).
-- providing crcdits for cxisting parking, lodging, ctc.
Pcrhaps likc our pcrsonal ad.justmcnts to middlc agc, thc adjustmcnts that our community
will havc to makc to thc rcalitics of Vail's midtllc agc may not comc casily. and undoubtedly will
rcquirc cducation and changcs in oltl attitudcs, as wcll as thc taking of pcrsonal rcsponsibility.
Thc Council's willingncss to considcr ncw approachcs that hold promisc for achicving community
objcctivcs. as wcll as thc Council's wisdom in taking thc ncccssary time to thoroughly analyze thc
opportunitics and pitfalls of ncw approaches in collaboration with the community (as in thc
contcxt of thc proposed Austria Haus rcdcvclopmcnt), is a significant and mcaningful start. Both
community education and strong political will arc nceded if wc are to achieve the Town's
objcctivcs.
B. Lionshead Policy Objectives: Civcn thc problcms and thc opportunitics prcscntcd by thc
Lionshca6 arca an{ thc framcwork providcd by thc Council's adoptcd Critical Strategics for
1996-1998 (scc Exhibit A attachctl hcrcto), as wcll as the Vail Tomorrow Goal Arcas articulatcd
by the community through thc Vail Tomorrow proccss to datc (scc Exhibit B attached hcrcto),
siaff rccommcnds adoption of thc fbllowing policy objcctivcs to scrvc as the foundation for the
mastcr planning proccss and futurc decision making rcgarding Lionshcad.
OBIECTIVE 1. RENEWAL AND REDEVELOPMENT
Lionshead can and should be rcncwed and rcdevclopcd to become a warrner' more vibrant
cnvironment for guests and residents. Lionshead nceds an appealing and coherent identity,
a sensc ofplacc, a personality, a purpose, and an improved acsthctic character,
OBJtrCTIVE 2. VITALITY AND AMENITIES
Wc must scizc the opportunity to enhancc guest experiencc and community intcraction
through cxpanded and additional activitics and amcnities such as performing arts venucs,
confcrence facilities, ice rinks, streetscapc, parks and othcr recreational improvements.
OBJECTIVE 3. STRONGER ECONOMIC BASE
THROUGH INCREASED "LIVE BEDS''
In ordcr to cnhancc thc vitality and viability of Vail, rcncwal and rcdcvclopmcnt in
l-ionshcacl must promotc improvcd occupancy ratcs (i.c., "livc bcds" or "warm pillows")
and thc crcation ofadditional bcd basc through ncw lodging products.
OBJECTIVE 4. IMPROVED ACCESS AND CIRCULATION
Thc flow of pcdcstrian, vchicular. bicyclc and mass transit traffrc must bc improvcd
within and through Lionshcad.
OBJECTIVE 5. IMPROVED INFRASTRUCTURE
Thc infrastructurc of Lionshcad, including strccts, walkways, transportation systcms,
parking, utilitics, loa<ting and dclivcry systcms, snow rcmoval and storagc,, and othcr
public and privatc scrviccs must bc upgradcd to mcct thc capacitics and scrvice standards
rcquircd to support rcdcvclopmcnt and rcvitalization cffbrts and to mcct thc cxpcctations
ofour guests and residcnts.
OBJECTIVE 6. CREATIVE FINANCING FOR ENHANCED
PRIVATE PROFITS AND PUBLIC REVENUES
Reclevelopment in Lionshcad must bc undcrtakcn in a financially creative, but feasiblc,
manner so that adequate capital may be raiscd from all possiblc sources to fund desircd
privatc and public improvements.
JRN-6?-r997 L3t4l t'rfrotl Rssoc' It{c
MEMORANIDUiVI
George Reuther
Ieff Winston
Design Rwierv - Sonnenalp Austria I'Iouse
T lanuary, 1997
449 631t P,eL
To:
From:
RE:
Date:
All in ail I think the building fits the site well. it accomplishes a major obj ectivo of removing the nrface parking, and it frlls
in a mnJorpiece of the pedestrian loop from the !'illage Cetrter to Stifer Squarc. The building is tall, but tlat is consistent
with the direction of thc !'illage Master Plan to put the tdler buildings on the north periphery of the Village, stepping ilorvn
toward the sonth. If anything, the building could cvcn bc slightly taller and uould still be consist€nt with the stze of thc
Mountain Haus and Village Center. Wirhin this overall conlcxt, thcre arc a fcw aspects of the building aftd site plan to
rvhich I wolld dired ancnfon:
I think the building could be stcppcd more, both vertically snd horizontally, to givc more varietv and more
consict€ncy with the suroundrng buildings.
Witlr reqpect to thc vertical aspect, there are a few steps in the buililing hclght, and I havc not sccfl a6$n/o40Yo
calculation for the design, but it appsius to be ralher unifonu in height, with the majority of the buitding at the
tallest height. tt also has a number of flat roof sections, prcsrrrnably to stay wirlrin a height constraint. A numbcrof
rcse flbt areas will be visiblc from public spaccs due to the ciharnfcring of thc Hrd scctjons of lhe roof. I would
strongly favor carrl ing the roof to a full gable for sornc drstance at the ends of the buildilg, eveu if it meant
grantlng a helght variancc. This would eliminale tle visibility ol thc flrt roof sectionE os wcll as providing morc
vcrtical variation,
Wirh respect ro re horizontal alignment, it secms that tlc cast cnd of the building, the turrct, coultl be stepped back
slightly (tg ihe South) to opctr up East Meadow Drive to Slifer Squarc - sort of a mirror image of what lhe
Mountail Haus does. On the o0rcr hand, lhe west end of the building , the ponion tlut also stq>s dorvrg muld be
stepped stighrly forward (north) torvard East Mcadow Drive, possible covoing a portiol of the drop-off arca,
bdnginb il a litttc closer to the alignment of the Viltage Ccater building (La Tour). I've illustrated this massing
suggestion below:
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I suppott thc idca of incorporating the bus shclter in thc turret at tho east end ofthe building, howcvcr I
rvonder if it can be made morc visible and accommodating for people waiting fcrr a bus. Suggestions
include cnlarging the sheltered area slighdy (extendirg a canopy around rhe tunet), opcning the comer to
Slifer Square (removing some ofthe planter, may be accomplished by stcpping tlis section of thc building
back too).
I support moving East Meadow Drive to the south. It gives tle ,stregl o more gracious, serpontine flow, and
will allorv tapcring and landscaping of the pad(ing structure cmbankmcnt. Onc of the objectrves of thc
Strcetscape Plan is to eliminate pedesuian conflicts along bus routes - such as East Meadow Drive. ThE
wide sidewalk created along the fiont of ttre building is impeded by the strcet Eee planting shown on the
plan. This being the north side of a tall building, it will rcceivo little sun, and is probably not a great spot
for deciduous trees any['ay. I suggest moving East Meadow Drive a little lcss south, creating an even
rvider rvalking area, and then clustering trce planting (ovcrgrcen, as shoun in rendered elevations) il
several pockets that still leavc a broad rvalking surface oul from under the arcadc of the building.
Complimentary planting clust,ers could bc crcated on thc north side of East Meadow Drivc. (see diagrmr
attachcd)
It rnay not be necessary tbat East Meadow Drive be a full two lanes wlde [n tlrls area. Buses ca.n see each othcr
from Slifer Square to lhe gate and lend to wait for each othcr to pass tluougb the gate any-rla1'.
To create a stronger pedestrian con$ection from the Village Center, I suggest paving the auto d rop-off alea
rvith the pedestrial paveni, mcruly dcmarcating tho drop-off zone with bollards so that it fcels like an
cxtension ofthe sidcwalk rvhcn not bcing uscd by cars. Thc f,ict that it fcels like cars are parted in a
pedestrian areas might also tcnd to rcinforcc the notion of shot-term auto usagc.
Thc ramp dorvn to flre garage has the potential to open the n'indow rvell on the opposite wall of the Village
Ccntcr building. This Vilioge C,enter window will now be looking into car headlights at night. This moy
be significantly ovcrconc by alcry dense cvergrcen planting scrcen or, as a last resort, a frec-standing low
wall.
Thc cxpansion of the building creatss anssd, and opportunity, to make irnprovements to Slifcr Squarc.
Oue of those is to open the plaza to Austria House. Some trees will likely need to be removed, but it
should be done very carefirlly, witlr a strong justification for each one removed - t}re maturc evergrecns arc
a real asset. The planters could be reduced in size, rvith more connections through to generally open up the
full extent of thc plaza.
If there ls a possibltily to acconplisl upgrades ro the plaza (paving for example) I suggesr wc also tako thc
opportuuity to revisit the fountain - parttcularly the plumbing and heatilg systcrn. "In $e old dayj' arriving at
Slifcr Square at night ir wlnter was a magical orpericnce, with liglttS iUumlrating tire csscades itr the lbuntai4 a
gcntlc fog rising from the wat€r. As t recall, wlnter operadon was ceascd primiuily because large leaks in thc
ptumUlng aeated a very high cost for heating tbe lyatcr. If heatlng the plva ls a possibility, with a boiler already in
place the additional cost of hearing foulltaln water mlSht bo significandy less oun before.
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Page 3
:'1' Tho plan should include provision forcontinuation ofthe strearnrvalk, as closc to Gore Creek as possiblc
$ust above the high water level). It may requirc cantilevered borudwalks to gcr arould trecs in a fewsections.
8' Finally' a small but I think-important point. Although I normally believe in giving maximum deferencc tothearchitectinmatters9fdc$gtr, Iraiseaquestionaboutthcuseofthechaniferedgablc-endroofdgtail. Irealize it is utilized on !he_9!r-cr -sonnenalp
building. It is also used on Bishop park-, Goldcn peak base anctseveral ofter buildings inYait. It is a very visible architectural 'signaturc' *a in a.t, it rr"t tl. fotrntiarof becoming a dominant thematic elemeni in the Village . 't -
One of the primaV traits of Vail is the continuity of the rl,hole - thal no individual building stands ouq butsomehow the overall impression holds together as a village thai evolved rvith a consisrent i'aate ofmaterials and design character. The simple gable end has been a hsllmark of Vail. Therc are varialions tobe sure, and too much uniformity can be sterile.. I raise the question as to n'hether this buildilg .*iot tedesigned with primarily gable roofs lo blqnd in bettcr with the sunounding buildilgs ana tue 'i;frrg, l"gencral.
o .149 69tL P,A1
WINSTON ASSCCTATES. lNc. 130.1.440,9200 .fAX 3ol 449 6911..2799 PEAFI- STREEI sUtTE too nOUi-OrR, CO Ao:02-
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TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Department of Community Development
January 13, 1997
A request for a worksession to'discuss establishing a Special Development '
District overlay to the Austria Haus, located at242 Easl Meadow Drive/ on a part
of Tract C, Block 5-D, VailVillage First Filing.
Applicant:
Planner:
Sonnenalp Properties, Inc., represented by Gordon Pierce
George Ruther
I. DESCRIPTION OF THE REOUEST
The applicant, Sonnenalp Properties, Inc., represented by Gordon Pierce, is requesting a
worksession to discuss the establishment of a Special Development District at242Easl
Meadow Drive/on a part of Tract C, Block 5-D, Vail Village First Filing. The applicant is
proposing to establish a new Special Development District overlay to the underlying zone
district of Public Accommodation, lo facilitate the proposed redevelopment ot the existing
Austria Haus. The purpose of the worksession is to discuss the fractional fee
club/accommodation unit mix, parking requirements and urban design comments.
II. BACKGROUND
On January 7, 1997, the Vail Town Council reviewed and approved Ordinance #22, Series of
1996, an ordinance amending Section 18.04, Definitions, adding "Fractional Fee Club" and
"Fractional Fee Club Unit", amending Section 18.22.030, Conditional Uses, allowing fractional fee
club as a conditional use in the Public Accommodation Zone District, amending Section
18.60.060(AX7), Conditional Use Permit Criteria-Findings, on first reading. Second reading of
the ordinance is currently scheduled for Tuesday, January 21, 1997. A copy of Ordinance #22,
Series of 1996 has been attached for reference.
The ordinance approved on first reading by the Town Council varied from the ordinance that the
Planning and Environmental Commission unanimously recommended approval ol on November
25, 1996. The ordinance approved by Town Council provides definitions for fractional fee club
and fractional fee club unit. Fractional fee club and fractional fee club unit are defined as follows:
"Fractional Fee Club, means a fractional fee project in which each condominium unit,
pursuant to recorded project documentation as approved by the Town of Vail, has no' fewer than six and no more than twelve owners per unit, in whose use is established by
reservation system. Each of the lractional fee club units are made available for short
term rental in a managed program when not in use by the club members. The project is
managed on-site with a front desk operating 24 hours a day, seven days a week,
providing reservation and registration capabilities. The project shall include or be
approximate to, transportation, retail shops, eating and drinking establishments, and
recreational facilities".
5. I
"Fractional Fee Club Unit means a condominium unit in a fractional fee club described as
such in the project documentation and not in the accommodation unit within the fractional
fee club."
As originally drafted, per the PEC's recommendation, Ordinance #22 established twelve
additional conditional use permit review criteria as a new section (18.22.035) in the Public
Accommodation Zone District. Section 18.22.035 will no longer be established. Instead, the
lwelve new review criteria have been consolidated into five criteria, with several of the original
criteria incorporated into the definition of a fraclional fee club. The five new review criteria will
now be incorporated into the Conditional Use Permit criteria-lindings Chapter (18.60) as Section
18.60.060(AX7Xa-e) of the Municipal Code. The five new criteria will be used in conjunction with
the seven criteria already listed in Section 18.60.060. Staff believes these changes eliminate
redundancy and are more appropriately located within the Municipal Code.
Lastly, Ordinance #22 no longer allows "timeshare-estate, fractional fee units or timeshare-
license units" as conditional uses in the Public Accommodation Zone District. The Town Council
removed the three uses in response lo concerns that such uses are not in the best interest of the
community. The Town Council members agreed that fractional fee clubs, as proposed by the
applicant and defined in the revised ordinance, are a form of public accommodation beneficial to
the community, since quality fractional fee clubs are an appropriate means of increasing
occupancy rates, maintaining and enhancing short-term rental availability for our guests and
diversifying the resort lodging market.
III. DISCUSSION ISSUES
As this is a worksession to discuss the applicant's proposal to establish a Special Development
District, staff will not evaluate all of the details of the proposal at this time. Staff, however, has
identified four major issues which we would like to discuss with the PEC and the applicant. Staff
believes that in order for the applicant to continue foruard, direction must be given on each of the
discussion issues. Each of the issues is briefly described below:
1. Fractional Fee Club Unit/Accommodation Unit Mix
The Planning and Environmental Commission and Town Council have each wrestled with the
issue ol maintaining existing accommodation units in the Town of Vail. Maintaining and
enhancing the hotel bed base in town is identified as a goal of the community in many of the
adopted planning documents. Ordinance #22, as approved by the Town Council on first reading,
requires that redevelopment proposals lor fractional fee clubs maintain an equivalency of existing
accommodation units. According to the Section 3,7(b)ot Ordinance #22, Series of 1996:
"lf the proposal for a fractional fee club is a redevelopment of an existing lacility, the
fractional fee club shall maintain an equivalency of accommodation units as are presently
existing. Whether this equivalency is maintained by an equal number of units or by
square footage shall be determined (by the PEC) on a case-by-case basis ."
Ordinance #22 also provides for the consideration of lock-off units as accommodation units for
the purpose of calculating accommodation unit equivalency. According to Section 3, 7(e) ol
Ordinance tr22. Series of 1996:
"Lock-off units are encouraged and may be counted up to one-half lllZ) ot an
accommodation unit for purposes of calculating the equivalency of accommodation units."
The existing Austria Haus contains a total of thirty-seven (37) accommodation units (33 hotel
rooms and 4 suites). The thirty-seven accommodation units comprise a total of 11,800 square
feet of Gross Residential Floor Area (GRFA).
The applicant is proposing a total of seventy-seven (77) possible keys (24 fractional fee club
unils, 33 lock-off units and 20 accommodation units). For equivalency purposes, the total
number of accommodation units proposed by the applicant, assuming each lock-off unit is
determined to count as 112 ol an accommodation unit, is 36.5 units (20 accommodation units +
33 lock-off unit (16.5 accommodation units)). The 36.5 equivalency units comprise a total of
approximately 14,327 square feet of GRFA. The total GRFA of all units, including the 24
fractional fee club units is approximately 37,906 square feet.
Does the PEC believe the applicant has adequately addressed the equivalency requirements
designed to ensure the maintenance and enhancemenl of hotel accommdations in the Town of
Vail?
2, Parking Reouirements
Chapter 18.52 of the Town of Vail Municipal Code provides parking requirements and standards
lor development in the Town of Vail. According to Section 18.52.030, existing, legal non-
conforming parking situations are "grandfathered". The "grandfathering" of the existing, legal
non-conforming situation requires an applicant of a redevelopment project to construct, or pay-in-
lieu, for only those additional parking spaces required by the increase in use of the property.
The existing Austria Haus has a total o{ twenty-five parking spaces to accommodate the thirty-
seven accommodation units and accessory uses (restaurant, bar, retail). Of the twenty-five
existing parking spaces, only fifteen are considered legal, non-conforming. Ten parking spaces
are not legal spaces as they are constructed off-site, in Town of Vail right-of-way.
The applicant is proposing to provide forty-eight on-site parking spaces wittr the redevelopment
of the Austria Haus. The parking spaces will be accommodated in an underground parking
structure. Staff believes that approximately seventy parking spaces will be required pursuant to
the standards prescribed in Chapter 18.52 of the Municipal Code. The applicant is proposing to
pay into the Town of Vail Parking Fund for the balance of the parking requirement (+i- 7 spaces).
Parking spaces are currently valued at $16,333.38, This figure will be adjusted for 1997 to reflect
the Consumer Price Index for the Denver/Boulder Metro Area. The new figure will be available
mid-February.
The staff would like the PEC to provide direction to the applicant as to whether they should be
considering more on-site parking spaces or whether they may pay into the parking fund for those
parking spaces required, but not provided tor on-site.
3. Urban Design Comments
The Municipal Code permits the Town of Vail to retain the services of an Urban Design
Consultant to provide consultation on matters relating to design, scale, mass, architecture, site
planning, etc. for development projects in the core areas. Staff has forwarded a complete set of
plans to Jeff Winston, of Winston & Associates, Inc., our Urban Design Consultant. Jeff has
reviewed the proposed plans and has provided his inilial comments. A copy of the memorandum
from Jeff Winston has been attached for reference and was supplied to the applicant on
Tuesday, January 7.
Staff is requesting that the applicant respond to each of the comments indicating how they will
address each of the issues. Staff is also requesling that the PEC provide direction to the
applicant regarding Jeff Winston's comments. Staff will forward revisions made by the applicant,
to Jeff Winston. Jelf will be attending the January 27 , 1997 , PEC meeting to discuss his
c0mments.
Staff has reviewed the initial comments provided by Jelf Winston. The staff agrees with each of
the issues raised. Below is a brief review of the staft's response to the issues:
1. The staff concurs with comment #1 . We would suggest that the applicant remove one
story on the west end of the building. The removal of one-story allows the Austria Haus
to better relate in scale to the buildings on the Village Center property. Specifically, the
staff believes that removing the lofted space from unit #17, the building height on the
west end would be brought down approximately nine feet. The building is approximately
44.5 feet tall (eaveline) on the west end.
Staff further belives that the ends of the building could be stepped bacl</forward
horizontally as suggested by Jeff Winston. We agree that stepping the east end back
(towards the stream) six to eight feet will increase variety and interest in both the north
and south elevations, allow the building to relate better to Slifer Square and improve
pedestrian circulation. We also agree that a horizontal slep of the first floor only, on the
west end of the building, would create a better alignment of the Austria Haus with the
buildings on the adjacent property. Staff feels that the west end first floor could come
fonryard eight to ten feet (towards the street), without adversely affecting the tower
element or the front entry drop-off area.
2. Staff concurs with comment #2. We are currently exploring the logistics of the proposed
location of the bus shelter. The town staff is concerned that the proposed location will
confllct with bus passengers loading/unloading requirements. lf it is determined that the
proposed bus shelter location is unsuitable, we would recommend that the sheltered area
remain. Staff believes it will serve as an attractive space for covered seating, information
display, etc.
3. Staff concurs with comment #3. The town staff is currently reviewing the proposed street
relocation and discussing pedestrian/bus traffic circulation. We will forwarded our
comments and concerns on to the applicant and PEC once the review and discussions
are complete.
4. Staff concurs with comment #4. The applicant is proposing to pave ine tront entry drop-
off are with brick pavers as suggested. The staff is recommending that the point were
drop-off area and the pedestrian areas meet be flush. A curb is not recommended since
it tends to create the appearance of a parking area only.
5, Statf concurs with comment #5.
6. Staff concurs with comment #6. Town statf will be working closely with the applicant to. ensure that adequate access is provided to the Austria Haus from Slifer Square, that
some of the barriers which exist in Sliler Square are removed (improving pedestrian flow)
and that fee removal is kept to a minimum.
7. Statf concurs with comment #7.
g. Staff concurs with comment #8. The applicant has proposed revisions to the roof plan
which correspond with Jeff's concerns.
Staff has identfied several additional urban design concerns we would like to discuss with the
applicant and the PEC.
1, The south elevation of the building appears too repetitive, too linear and lacks lhe
architectural appeal of the north e'ievation. Staff would recommend the applicant explore
riysoi introOuiing more architectural interest on the south side of the building. One
suggestion might 6e to eliminate the repetition of the vertical chimney elementsby
refr-oving seve-ral of the chimneys. Thd fireplaces within the building are naluralgas, and
therefor6, only exterior wall venis are necessary. A second suggestion might be- to
explore how t-he exterior building materials are applied. The introduction of a different
miterial or application may redrice the repetitive appearance on the building. A third--
.
suggestlon wduld Oe to take the lounge area on the first floor back into the building. This
etiirinater the repetitive nature of the-singular plane of the south elevation and creates
opportunities for additional shadow lines and reveal. These are only a lew of.the..many
pbisibitities available to the applicant and are not intended to be an all-inclusive list.
2. The applicant has proposed above-grade patios on the.south side ol the building. Staff is
concerneO with thd size and use of [he paiios. The patios could be reduced in size to
provide more "green space" on the souih side of the building. As proposed, the site has
very little true "green spaces" and a lot of hardscape.
patios and decks are often designed to be private in nature. The applicant's property
adjoins public lands. Staff would like to point out to the applicant that there is no desire to
see an additional-segment of Gore Creek "privatized".
IV. STAFF RECOMMENDATION
Since this is a worksession to discuss the proposed establishment of a SpecialDevelop_m91!.
District to the property located at 242 EastMeadow Drive/on a partof Tract C, Block 5'D' Vail
Village First Filind, arid not a request for a formal recommendation from the Planning and
Enviionmental C6mmission to the Town Council, staff will not be providing a recommendation at
this time. Staff will, however, provide a recommendation on the applicant's proposal at the time
of final review.
ORDINANCE NO.22
SERTES of 1996
AN ORDINANCE AMENDING SECTION I8.04, DEFINITIONSI ADDING
"FRACTIONAL FED CLUB" AND "FRACTIONAL FEE CLUB UNIT", AMENDINGSECTION I8.22.030, CONDITIONAL USES, ALLOWINC FRACTIONAL FEE CLUBAS A CONDITIONAL USE IN THE PUBLIC ACCOMMODATION ZONE DISTRICT,AMIiNDING SECTION 1S.6O.O6O(AX4, CONDITIONAL USE PERMIT CRITERIA. .FINDINGS.
WHEREAS' an application has been submitted to anrend sections tg.22.030 andl8'60.060 ofthe Torvn of Vail Municipal Code to altorv fractional fee club as a conditional usein thc Public Accommodation Zone District and to provide criteria and findings applicabre tofractional fee club requests in Vail; and
VHEREAS' all notices as required by section I g.66.0g0 have been sent ro lhe
appropriate parties; and
WHEREAS, on November 25, 1996, in accordance wirh section 1g.66.140 the Torvn ofvail Planning and Environmentar commission herd a pubric hearing on the proposed
amendments and unanimously recommended approvai of the amendments to the Torvn council;
ano
WHEREAS' the Vail Torvn Council believes that quality fractional fee club unit are an
appropriate means of increasing occupancy rates, maintaining and enhancing short-rerm rental
availability and diversi$ing rhe resorr lodging market within the Town of Vait; and
WFIEREAS, the Vail Town Council believes that a fractional fee club is a form of public
accommodation; and
VHEREAS' the Vail rown council considers that it is reasonabre, appropriate, and
bcneficial to the Torvn of Vail and its cirizens, inhabitants and visitors to adoit orainance No.
22, Series of 1996; and
WHEREAS, the Vail rown council believes the proposed amendments a!€ consistent
with its adopted goals, objectives and policies.
NOW, TI.IEREFORE, BE IT ORDAINED BY T}iE TOWN COI,JNCIL OF TI{E TOWN OFVAIL, COLORADO. TTTAT:
SECTION I
Chapter 18.04, Definitions is hereby amended to read as follows:
18.04' 136 Fractionar Fee crub, means a fractional fee project in which eachcondominium unit, punuant to recorded project documentation as approved by the Torvn of Vail.
has no fe*er than 6 and no more than ri orvners pcr unit and whoie use is Lsrabrished by a
reservation system. Each of the fractional fee club units are made available for short-iermrcntal in a managed program rvhcn not in use by thc club members, The project is managedonxite with a front desk operating 24 hours a day, seven days a week providing reservation aidregistratiorcapabilities. The project shall includ'e or be proiimate to transportation, retail shops,
eating and drinking establishments, and recreation facilitics.
I 8.04.136' I Fractional Fee club unit - a condominium unit in a fractionar fee crub
described as such in the project documenation and not an accommodation unit wi*rin the
fractional fee club.
18.0.1.430 FractionalFee[Dcleted]
SECTION 2
Section 18.22.030 - Pubric Accommodation-conditionat uses - of rhe Torvn ofvairMunicipal Codc is hcreby amended lo read as follorvs:
18.22.030 Conditionatuscs
The lollorving condirional uses shafl be permitted in the pubric Accommodation Zone
District, subject to thc issuance ofa conditional use permit in accordance wirh the
provisions of Chapter 18.60:
Professional and busincss offices;
Hospitals, medical and dental clinics, and medical centers;
Private clubs and civic, cultural and fratemal organizations;
Ski lifts and tows;
Theaters, meeting rooms, and convention facilities;
Public or commercial parking facilities or structures;
Public transportation terminals;
Public utility and public service uses;
Public buildings, grounds and facilities;
Public or private schools;
Public parks and recreational faciliticsl
Churchest
Eating, drinking, recreational, or retail establishments not occupying more rhan
l0% of the total Gross Residential Floor Area of a main structurE or srrucrurcs
located on the site in a non-conforming multi-family dwelling;
Major arcade, so long as it does not have any exlerior frontage on any public rvay,
street, *alkrvay, or mall area;
Bed and Breakfast as further regulated by Section I 8.58.310:
Type III EHU as defined in Secrion 18.57.060:
Type IV EHU as dcfined in Section | 8.57.70;
Fractional fee club as furrher regulated by Section 18.60.060(A)(7)(a-e).
SECTION 3
section 18.60.060(AX7), conditional Uses permit criteria-findings, of the Town ofvail
Municipal Code is hereby amended and shall read as follows:
7. Prior to the approval ofa conditional use permit for a time-share estate, fractional
fee, fractional fee club, or time-share license proposal, the following shall be considered:
a. The applicant shall submit to the torvn a list ofall orvners ofexisting units
rvithin the project or building; and written statements from one-hundrcd
percent of the owners ofexisting units indicating ttreir approval, without
condition, of the proposed fractional fee club. No wriuen approval shall
be valid if it was signed by the owner more than sixty days prior to the
date of filing the application for a conditional use.
b. Ifthe proposal for a fractional fee club is a redevelopment ofan existing
facility, the fractional fee club shall maintain an equivalency of
accommodation units as are presently existing. lVhether this equivalency
is maintained by an equal number ofunits or by square footage shall be
determined on a case-by-case basis.
c. The ability ofthe proposed project to create and maintain a high level of
occupancy.
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d. Employee housing units may bc required as part ofany nerv or
redevelopment fractional fee club pioject requesting density over that
;i"#$ l'."l"lllf ; Jn;:lH:ff Tlifi""x",:'.,,:: :::::::l rfu "project.
e. Lock-off units arc cncouragcrl antt may bc countcd up to one-hclf(l/2) of an acc^ommodation unit for purposcs ofcntcuiaiing thccquivalcncy of accommodntion units.
SECTTON 4
Ifany part, section, subsection, sentence, clause or plrase of this ordinance is for anyreason held to be invalid, such decision shall not affect thelaridity ofthe rcmaining portions orthis ordinance; and the Torvn council hereby decrares it wourd have passed this ord-inance, andeach part, secrion, subsection, sentence, crause or phrase thereof,, regardless ortr,. io"iirroi *fone or more parts, sections, subseclions, sentences, clauses or phrases be declared invalid.
SIICTION 5
The Tolvn Council hereby finds, determines, and declares that this ordinance is necessan,and proper for rhe healtl\ safety, and rverfare of the Town ofva and the inhabitants thereof.
SIICTION 6
- !!e reneal or the repeal and reenactment ofany provision ofthe Municipar code oftheTorvn of vail as provided in this ordinance shafl not aifect any right which has accrued, any Jutyimposed, any violation that occuned prior to the effective date hereof, any prosecution
commenced, nor any other action or proceedings as commenced under or by virtue oftheprovision repealed and reenacted, The repeal ofany provision hereby shall not revive anyprovision or any ordinance previously repealed or superseded unress expressly stated herein.
.SECTION 7
All bylarvs, orders, resorutions, and ordinanccs, or parts thereor, inconsistent herervith arerepealed to the extent only ofsuch inconsistency. This repearer shall not be construed ro reviseany bylarv, order, resolution, or ordinance, or part thereof, theretofore repealed.
FULL oN FIRsr READING this 7th day of January, r997, and a pubric hearing shail be herd onthis.ordinance on the 2lst day of January, 1997, in ihe council chambers of the-Vail MunicipalBuilding, VaiI, Colorado.
Robert W. Armour, Mayor
ft. r, l.tri .t :
Holly McCutcheon, Town Clerk
- TNTRODUCED, READ, ADOPTED AND ENACTED ON SECOND READING ANDORDERED PUBLISHED (IN FULL) (BY TITLE ONLY) THIS
-DAY
OF JANUARY.1997.
AfiEST:
Holly McCutcheon, Torvn Clerk
. -- Roben W. Armour, Mayor
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RE:
From:
Date:
MEMORANDUM
George Reuther
Ieff Winston
Design Rwiew - Sonnenalp Austria House
7lamary,L997
All in all I think the building fits the site ,lvell, it accomplishes a major obj ective of removing the nrface parting and it frlls
in a major piece of the pedestrian loop from the Village Center to Slifer Square. The building is tall, but that is consistent
with the direction of the Village Master Plan to put the uller buildings on the north periphery of the Village, stepping down
toward the south. If anything, the building could even be slightly taller and would still be consistent with the size of the
Mountain Haus and Mllage Center. Within this overall context, tiere are a few aspects of the building and site plan to
which I rvould direct attention:
l. I think the building could be stepped more, both vertically and horizontally, to give more variety and rnorc
consistency with the surrounding buildings.
With respect to the venical aspect, there are a few steps in the building height, and I have not seen a 60o/o-40Yo
calculation for the design, but it appears to be rather uniform in height, with the majority of the building at the
tallest height. It also has a number offlat roof sections, presumably to stay within a height constraint. A number of
these flat areas will be visible from public spaces due to the charnfering of Ore end sections of the mof. I would
strongly favor carrying the roof to a firll gable for some distance at the etrds of the building, even if it meant
granting a height variance. This would eliminate the visibility of the flat roof sections as rvell as providing more
vertical variation.
With respect to the horizontal alignment, it seems that the east end of the building, the tuneg could be stepped back
slightly (to the South) to open up East Meadow Drive to Slifer Square - sort of a minor image of what the
Mountain Haus does. On the other hand, the wcst cnd of the building , the portion that also steps dowrL could be
stepped slightly fonrard (norlh) toward East Meadow Drive, possible covering a portion of the drop-off area,
bringing it a little closer to the alignment of the Village Center building (La Tour). I've illusrated this massing
suggestion below:
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303-140-9200 . FAX 303.,14t-6911 . wlNlI20@AOLCOM . 2299 PEARL STREET. SUITE 100 . SOULDER CO 80302
I
Design Revierv - Sonnenalp Auslria House
0u07/97
Page2
7.I support the idea of incorponting the bus shelter in the tunet at the east end ofthe building, however I
wonder if it can be made more visible and accommodating for people waiting for a bus. Suggestions
include enlarging the sheltered area slightly (extending a canopy around the tunet), opening the comer to
Slifer Square (removing some of the planter, may be accomplished by stepping this section of the building
back too).
I support moving East Meadow Drive to the south. It gives the street a more gracious, serpentine flow, and
will allow tapering and landscaping of the parking structure embadanent. One of the objectives of the
Streetscape Plan is to eliminate pedestrian conflicts along bus routes - such as East Meadow Drive. The
wide sidewalk created along the front of the building is impeded by the street tree planting shown on the
plan. This being the north side of a tall building, it will rcceive little sun, and is probably not a great spot
for deciduous trees anyway. I suggest moving East Meadow Drive a little less south, creating an even
wider walking are4 and then clustering tree planting (evergreen, as shown in rendered elevations) in
several pockets that still leave a broad walking surface out from under the arcade ofthe building.
Complimentary planting clusters could be created on the north side of East Meadow Drive. (see diagram
attached)
It may not be necessary that East Meadow Drive be a full two lanes wide in this area. Buses can see each other
from Slifer Square to the gate and tend to wait for each other to pass through the gate anyway.
To crcate a stronger pedestrian connection from the Village Center, I suggest paving the auto drop-offarea
with the pedestrian pavers, merely demarcafrng the drop-offzone with bollards so that it feels like an
exlension ofthe sidewalk when not being used by cars. The fact that it feels like can are parked in a
pedestrian areas might also tend to reinforce the notion of short-term auto usage.
The ramp down to the garage has the potential to open the window well on the opposite wall of the Village
Center building. This Village Center window will now be looking into car headlights at night. This may
be significantly overcome by a very dense evergreen planting screen or, as a last resort, a free-standing low
wall.
The expansion of the building creates a nesd, and opportunity, to make improvements to Slifer Square.
One of those is to open the plaza to Ausfria House. Some trees will likely need to be removed, but it
should be done very carefully, with a strong justification for each one removed - the mature evergreens are
a real asset. The plurters could be reduced in size, with more controctions through to generally open up the
full extent ofthe plaza.
If there is a possibility to accomplish upgrades to the plaza (paving for example) I zuggest we also take the
opporhmity to revisit the fountain - particularly the plumbing and heating system. "ln the old days" arriving at
Slifer Square at night in winter was a magical e4perience, with lights iliuminating the cascades in the fountain, a
gentte fog rising ftom the water. As I recall, winter operation was ceased primarily because large leaks in the
plumbing created a very high cost for heating the water. If heating the plaza is a possibility, with a boiler already in
place the additional cost of heating fountain water migbt bc significantly less than before.
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WNSTONASSOCIATES, INCT303,€0.9200rFAX303 449.69lll.2299 PEARLSTREET,SU|TE l00 BOULDERCO80302
Design Review - Sonnenalp Austria House
01t01/97
Page3
7. The plan should include provision for continuation of the streamwalk, as close to Gore Creek as possible
(ust above the high water level). It may require cantilevered boardwalks to get around trees in a few
sections.
8. Finally, a small but I think important point. Although I normally believe in giving ma,ximum deference to
the architest in matters of design, I raise a question about the use ofthe chamfered gable*nd roof detail. I
realize it is utilized on the other Sonnenalp building. It is also used on Bishop Park, Golden Peak base and
several other buildings in Vail. It is a very visible architeshral 'signature' and in fac( it has the potential
of becoming a dominant thematic element in the Village.
One of the primary traits of Vail is the continuity of the whole -that no individual building stands out but
somehow the overall impression holds together as a village that evolved with a consistent palate of
materials and design character. The simple gable end has been a hallmark of Vail. There are variations to
be sure, and too much uniformity can be sterile. I raise the question as to whether this building cannot be
designed with primarily gablc roofs to blend in better with the surrounding buildings and the Village in
general.
WNSTON ASSOCIATES, INC o303,44o.9200 eFAX 303 449.59 | 1o2299 PEARL STREET, SUITE 100 BOULDER CO 80302
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TO:
FROM;
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Department of Community Development
February 10, 1997
'A request for a worksession wilh the Design Review Board for the establishment
; of Special Development District #35, Austria Haus, located al242East Meadow
Drive/on a part of Tract C, Block 5-D, Vail Village First Filing.
Applicant: Sonnenalp Properties, Inc., represented by Gordon Pierce
Planner: George Ruther
I. DESCRIPTION OF THE REOUEST
The applicant, Sonnenalp Properties, Inc., represented by Gordon Pierce, is requesting a
worksession to discuss the establishment of a Special Development District at242East Meadow
Drive/on a part of Tract C, Block 5-D, Vail Village First Filing. The applicant is proposing to
establish a new Special Development District overlay to the underlying zone district of
Public Accommodation, to tacilitate the proposed redevelopment ot the existing Austria
Haus. The purpose of lhe worksession is to discuss the landscape design, employee housing '
requirements and Jeff Winston's urban design comments.
II. DISCUSSION ISSUES
As this is a worksession to discuss the applicant's proposal to establish a Special Development
District, staff will nol evaluate all of the details of the proposal at this time. Stafl, however, has
identilied three major issues which we would like to discuss with the Planning and Environmental
Commission (PEC) and the applicant. Stalf believes that in order for the applicant to continue
forward, direction must be given on each of the discussion issues. Each of the issues is briefly
described below:
1. Urban Design Comments
The Municipal Code permits the Town of Vail to retain the services of an Urban Design
Consultant to provide consultation on matters relating to design, scale, mass,
architecture, site planning, etc. for development projects in the core areas. Stalf has
forwarded a complete set of plans to Jeff Winston, of Wnston & Associates, Inc., the
Town's Urban Design Consultant. Jefl has reviewed the revised plans and will be
providing his comments at lhe February 10, 1997, PEC worksession meeting. In general,
Jeff's only concern after reviewing the revised plans, is the treatment of the northeast
corner of the building. In his initial comments, Jeff recommended that the applicant step
the northeast corner of the building back to open the Auslria Haus up lo Slifer Square.
The applicant has revised the plans and stepped the building back, however' Jelf
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believes that more of a step is needed. Jeff does recognize that the recommended step
in the building is somewhat limited by the two large Spruce trees located on the south
property line. A copy of Jelf 's initial comments lrom the January 13, 1997, meeting have
been attached for reference.
Stalf is requesting that the applicant respond to the comment that there is a need
for a bigger step in the building at the northeast corner and indicate how they might
address this issue. Stafi is further requesting that the PEC provide direction to the
applicant regarding Jeff Winston's comments on the revised plans.
Landscape Design
The Public Accommodation Zone District development standards require that at leasl
30% ol the total site area shall be landscaped. In addition lo lrees, shrubs, flowers, turf,
etc. (greenscape), up to 20/" ol lhe required landscaped area can be walks, decks,
patios and like features (hardscape). The applicant has proposed that approximately
3,775 square leet (15%) of the Austria Haus property be landscaped with trees, shrubs,
flowers, lurf, etc., and an additional 1,445 square feet (20%) of the landscaped area be
walks, decks, patios and like features.
While the applicant is proposing a development which does not meel the minimum
landscape requirements prescribed by the Municipal Code, they are proposing significant
off-site landscape irnprovements adjacent to lheir property. For example, the applicant
will be implementing the suggested streetscape improvements along East Meadow Drive
recommended in the Town of Vail Streetscape Master Plan, improvements to the western
porlion of SIiler Plaza and landscaping along the west property (both on and ofl the
property) to buffer the development impacts to the Village Center residential units. A
copy ot the landscape plan has been attached for reference.
At the direction of the Town Council, the stalf has requested that the applicant prepare
conceptual designs of a streamwalk on the Town-owned tract of land south of the Austria
Haus. The applicant has worked with the Town's public works staff and is proposing a
conceptual slreamwalk design. The proposed design indicates the new segment ol
streamwalk will connect to Slifer Square on the east, and to an adjacent Town-owned
tract of land south of the Village Center Condominiums. The streamwalk design also
proposes revegetation of the Gore Creek streambank adjacent to the Austria Haus. The
applicant has agreed, only if it should become necessary as a condition of approval of the
Austria Haus Special Development District, to escrow up to 9100,000 to be used by the
Town of Vail for the construction of the streamwalk adjacent to the Austria Haus.
Staff believes the applicant has done an excellent job of improving the landscape
surrounding the Austria Haus. Staff would recommend that the applicant provide
additional improvements to the exterior of the building. Staff recommends that the
applicant incorporate irrigated flower boxes and ground level plant containers into the
design of the exterior of the building. The llower boxes will reintroduce some of the
architectural interest and delail lost as a result of the removal of the balconies on the
north elevation.
Staff is requesting that the PEC provide feedback and direction to the applicant
regarding the proposed on-site and off-site landscape improvements.
3.Employee Housing Requirements
As indicated in a number ot the goals and objectives of lhe Town's Master Plans,
providing a{fordable housing lor employees is a critical issue which should be addressed
through tlre planning process lor Special Development District proposals. In reviewing
the Austria Haus proposal for employee housing needs, staff relied on the Town of Vail
Employee Housing Report.
The Employee Housing Report, was prepared lor lhe Town by the consulting lirm Bosall,
Remm0n and Cares. The report was completed in December, 1991. The report provides
the.recommended ranges ol employee housing units needed based on the type of use'
and the amount of floor area dedicated to each use. Utilizing lhe guidelines prescribed in
the Employee Housing Report, the staft analyzed the incremental increase of employees
(square footage per use), that result f rorn the Austria Haus redevelopment. A copy of the
" Suggested Employment Categories and Ranges lor Vail Expressed as Employees per
1000 Square Feet" has been attached for reference.
The figures identified in the research completed by Rosall, Remmen and Cares are based
on surveys of commercial use employment needs of the Town of Vall and other mountain
resort communities. Telluride, Aspen and Whistler B.C. all have "employment generation"
ordinances requiring development to provide alfordable housing for a percentage of the
"new" employees resulting from commercial development. "New" employees are defined
as the incremental increase in employment needs resulting lrom commercial
redevelopment. Each of the communities assesses a different percentage of affordable
housing a developer must provide for the "new" employees. For example, Telluride
requires developers to provide housing Ior 40/" (0.40) of the ''new" employees, Aspen
requires that 60% (0.60) of the "new" employees are provided housing and Whistler
requires that 100% (1 .00) of lhe "new" employees be provided housing by the developer.
In comparison, Vail has determined that developers shall provide housing for 15% (0.15)
or 30% (0.30) of the "new" employees resulting from commercial development'
When cietermining employee housing needs, the multiplier of 157" ( 0.15) or 30% ( 0.30)
is used in the calculations. When a project is proposed lo exceed the densily allowed by
the underlying zone district, lhe 30% (0.30) figure is used in lhe calculation. lf a project is
proposed at, or below, the density allowed by the underlyin$ zone district, the 15% (0.15)
figure is used. The Austria Haus Special Development District proposal exceeds lhe
density permitted by the underlying zone district, and therelore, the 30% ligure shall be
used,
In '1997, Sonnenalp Properties, lnc., will employ 36 individuals to operate the Austria
Haus in its current configuration. This employee ligure lakes into account the maximum
staffing requirement for the Christmas and President's Day weeks. Of the 36 individuals,
five are needed to staff the front desk, 13 are required for housekeeping purposes and,
16 are needed to operate the bar and reslaurant, with the remaining two individuals
providing other facilities support functions.
Sonnenalp Properties, Inc. has provided proposed employment figures for the operation
of the redeveloped Austria Haus. Sonnenalp Properties, Inc. estimates a need for
approximately 32 employees, plus an unknown retail need. This figure indicates a slight
reduction in the employment need. The reduction in employment need is due to the
removal of the bar and restaurant operation from the Austria Haus. Alter redevelopmenl,
lhe Sonnenalp will only be providin! continental food service to the guests of the Austria
Haus. A copy of the "Austria Haus Staffing Roste/'has been attached for reference.
EMPLOYEE HOUSING GENERATION ANALYSIS
The staff analysis below indicates the top, the middle and the bottom ol the ranges, as
well as a staff recommended figure which was used in determining the employee housing
needs of the Austria Haus. A summary ot the Employee Housing Generation Analysis is
as lollows:
Botjom of Range Calculations:
a) Retail/Service Commercial = 3,887 sq. ft. @(5/1000 sq. ft.)=19.4 employees
b) Office: Real Estate = 750 sq. ft. @(6/1000 sq. ft.) = 4.5 employees
c) Lodging* = 25 units @(0.25lroom) = 6.2 employees
d) Multi-Family (club units)= 22units @(0.4/unit)= 8.8 employees
Total =38.9 employees
(-36 existing employees)
(X 0.30 multiplier)
= 3 employees
= 1 new employee
Middle of Fange Calculations:
a)
b)
c)
d)
Retail/Service Com mercial
Office: Real Estate
Lodging-
Multi-Family (club units)
= 3,887 sq. ft. @(6.5/1000 sq. ft.1=25.U employees
= 750 sq. fl. @(7.5/1000sq. ft.)= 5.6 employees
= 25 units @(0.75lroom) =18.7 employees
= 22 units @(0.4/unit)
Total
(-36 existing employees)
(X 0.30 multiplier)
= 8.8 employees
=58.4 employees
=23 employees
=7new
employees
Top of Range Galculations:
a) Retail/Service Commercial = 3,887 sq. ft. @(8/1000 sq. ft.)=31.1 employees
b)
c)
d)
Olfice: Real Estate
Lodging.
Multi-Family (club units)
750 sq. ft. @(9/1000 sq. ft.)
25 units @(1.2slroom)
22 units @(0.4/unit)
= 6.7 employees
=31.2 employees
= B.B employees
Total
(-36 existing employees)
(X 0.30 multiplier)
=77.9 employees
=42 employees
='t 3 new
employees
Stalf Recommended Flange Calculations:
The staff believes that the Austria Haus redevelopment will create a need for 35
additional employees. Of the 35 additional employees, 11 employees (30%) will need to
be provided deed-restricted housing by the developers of the Austria Haus. The staff
recommended range is based on:
1. the type ol retail and office use proposed in the commercial space within
the Austria Haus;
2. the size of the Auslria Haus lodging component; and
3. the high-level of services and amenities proposed by the developers for
the guests of the Austria Haus.
a)
b)
c)
d)
Retail/Service Commercial
(middle of range)
Office: Real Estate
(middle of range)
Lodging.
(top of range)
Multi-Family (club units)
(range does not vary)
= 3,887 sq. ft. @(6.5/1000 sq. tt.1=2r., employees
= 750 sq. ft. @(7.5/1000 sq. ft.)= 5.6 employees
= 25 units @(1.25/room) =31.2 employees
= 22 units @(0.4iunir)
Total
(-36 existing employees)
(X 0.30 multiplier)
= B.B employees
=70.9 employees
=35 employees
=11 new
employees
'Lodging has a particulady large varialion of employees per room, depending upon factots such a size of lacility and level of
seMceJsupport services and amenities provided.
5'
Depending upon the size of the employee housing unit provided, it is possible to have up
to two employees per bedroom. For example, a two-bedroom unit in ihe size range ol
600 - 900 square feet, is possible ol accommodating three to four employees. A two-
bedroom, with a size less than 600 square feet, would only be capabl'e oi housing one
employee per bedroom. Each of these figures are consisient with the requirements for
the varying types of employee housing units outlined in the Municipal code.
Based on the analysis provided above, staff ls requesting that the pEc provide
directibn to the applicant regarding employee housing requirements.
IV. STAFF RECOMMENDATION
Since this is aworksession to.discuss lhe proposed establishment of a Special Development
District lo the property located at 242 East Meadow Drive/on a part of Trdct c, Block 5-D, vail
Village First Filing, and not a request lor a formal recommendaiion from the planning and
Environmental Commission to the Town Council, staff will not be providing a recomitendation at
this time. Staff will, however, provide a recommendation on tne dpp[cantS proposal at the time
of f inal review.
6l
MEMORANDUM
Gcorgc Reullrcr
Jeff !Vinston
Dcsign Revicrv - Sonnetralp Austria Housc
7 Januar1,, 1997
To:
Frnnr:
RE:
Date:
All in all I tltink thcbttilding fits tltc sile\vcll, it acconrplishcs a nra.ior objectivc of rerroving re surface parking, and it fills
in a ur4jor picce of tlte pcdes(rian loop front the Villrrgc Ccntcr to Slifcr Squarc. The building is tall, but that is consistent
rvitlr thc direction of tlte Villagc Maslcr Plan to put thc tallcr buildings on lhe norft periphery of the Villagc, stepping dolvn
torvard thc sorrtlt, If anylhing, thc building coulrl cvcn bc sl ightly tal lcr and would still bc consistent rvi th the size of 0re
Mounlain IIaus artd Villagc Ccntcr'. Withi[ this ovcr[ll contexl, {here are a fcrv aspccts of thc building and sitc plan to
rvhich I rvould dirccl allcnliorr:
I tlriuk tlrc builcling could bc stcppcd nlorc, both vcrtically and horizontally, to givc nlorc variety and morc
corlsistcncy with thc surrorrrrding buildings.
Witlr rcspcct to thc vcrticnl aspcct, thcrc arc a fcl stcps in tlrc building heiglrt, and I hirvc not sccr) a 60%-40Vo
calculation for lltc dcsigu, btrt it appclrs to bc ralhcr unifornr in hciglrt, rvilh thc lrajority of tJrc building nt thc
Lirllcst hciglrt. I t also lt:ts a uurubcr of fllt roo f scctious, prcsurnably to stay rvithin a hcight constraint. Anumbcrof
tlrcsc llat arcits rvill bc visiblc floru p Lrbl ic spaccs duc to t.hc chamfcring of tlrc cnd scctions of thc roof. I u'ould
strongli' fitvor carryirrg thc rooI to :r frrll gablc for somc distancc at thc cnds of thc building, cvcn if it nleant
granting a hciglrt vtriitnce. 'l'his rvould clinrinatc tlc visibility of0rc flat roof.scctions as tvell as providing more
vcrtical variation.
Witlt respcct lo lhe horizontal alignmcnt, it sccms tiat thc east end of ute building, the tunet, could bc stcpped back
slightly (to thc South) to opcn up East Meadolv Drive to Slifcr Square - sort of a mirror imagc of lvhat the
Mountain Llaus does. Ou tlte othcr hand, thc rvest end of thc building , the portion tlrat also stcps dolvn, could be
stcppcd slightly fonvard (north) torvard East Meadow Drive, possiblc covering a portion of the drop-off area,
bringiug it a littlc closer to the alignrnent of the Village Center building (La Tour). I'vc illustrated this massing
sLrggestion belolv:
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229' P€ARL sTR€ET, SUIT€100 . BourD€R" co 80302
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301.{40.9200 . tAX 301-1{9-6911 . wlN lI2o@AoL.COH .
Dcsign Rcvicrv - Sonncnalp n us(ria Iloltsc
0tn7/97
Prtgc 2
a I strpport^thc idca of incoqporating thc bus shclter in thc turrct at the east cnd of the building, horvevcr Irvottdcr if it can bc nraclc morc visiblc arcl accomnrorlating for pcoplc rvaitinffor a bus. suggestionsincltrdc cnlarging thc sheltcrecl area slightly (cxtending a canopy around thc tr.rrct), opeling thc comcr toSlifcr Squarc (rcmoving somc of thc plantcr,'nray be accomplished by stepping this section of thc builclingback too).
I strpport nioving East Meaclorv Drivc to thc south. It gives the strcet a nrore gracious, serpentine florv, a'drvill allorv tapcring md landscaping of thc parking stnrcturc enbankment. orie of the ob.jectives of theStrcetscape Plan is to climinate pedestri;ur conflicts along bus routes - such as East Meadorv Drivc. Thervide sid$valk created aloDg.the front of tlre bLrikling is inrpedccl by thc street tree planting shorvn on thcpla, Thisbeingthenorthsideofatall builcling,itivill receivcli;l.rr;; ;li;probablynotagrcatspotfor.decidLrorts trees a-nyway. I suggest moving East Mcadorv Drive a littll lcss south, creating an evenrvidcr r.valking area' and then clrrsterirrg trce pianting (evergreen, as shown in rendcrcd elevations) inscveral pockets that still lcavc a broacl rvalking surfacc out from under thc arca4c of the building.Conlplinrcntary planting clusters could be "r.it.d on thc north sidc of East Meadorv Drive. (see diagrarnattachcd)
it tttay not bc nccessaty that East Mcadorv Drivc bc a full trvo lancs rvidc in this arca. Buses can scc cach othcrfro nt Slifcr sqtl;lrc to tllc gatc and lcrtd to rvait for cacl othcr to pass llrrough thc gatc anyrvay.
To ctcatc a strongcr pcdcstrian connectiotr fronr thc Villagc Ccntcr, I suggcst paving thc auto clrop-off arearvith thc pcdcstria-n pavcrs, mcrely clcntarcating the drop-offzolc rvith bollarcls so that it fcels likc a'cxtctrsion of thc sidewalk when.not bcing rrscd by cars. The fact that it fcels likc cars are parkcd in apcdcstrian arcas nright also tcnd to rcinforcc thc notion of short-tc'n auto usaqo.
Thc riunp dolvu to thc garage has the po.tcntial to open ths rvindolv rvell on the oppositc rvalt ofthc Villageccntcr building This Villagc ccnter windorv rvill norv bc looking iil;; i;;i,ghrs at nighr. This maybc significzurtly overconle by a vcry dcnsc evergreen planting r.r.".n or, rr-"l*i'*r"n, a frce-standing lolvwall.
The expansion of the building creates a necd, and opportunity, to make improvements to slifor Sqpare.one of those is to open the plaza to Austria House.
-
ion , trees will likely need to be rernoved, but itshor.rld be done very carefully, with a strong justification for each on. ,r*ou"J _ tre mahrre evergreens area real asset' The planters cor.rld bc reduced in size, with more connections through to generally ofen up thefi.rll cxtcnt ofthe plaza.
If there is a possibility to accomplish upgades to the plaza (paving for example) I suggest we also take theopporhtnity to revisit the fountain - particutarly the piumbin! ana-rt.ating syitem. ;.ii"tr,e ora aays,, arriving atslifer square at night in winter was a magical .*p.ri.n.", *iih lights 1ru""u'irating tit. "ur."a.. in the fountain, agentle fog rising from the water. As Irccall, winter operation rvai ceased primriry t1..ur. r*ge leaks in theplumbing created a very high cost for heating the watir. If heating 0re pra?a is a pl"iuirity, with a boiler already inplace the additional cost of heating fountain water might be significantiy less uran before.
5.
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I.,
WINSTON ASSOCIATES, INC. o303,,t40.9200 oFAX 303
Dcsign Rcr.iov - Sonncnalp Arrstria I lousc
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7, Thc plan should includc provision forcontinuation of tlre strcanrrvalk, as closc to Gorc Crcck as possible
(iust lbovc thc high rvatcr lcvcl). It nray rcquirc cantilcvcrcd boardrvalks to gct around trccs in a fcrv
scctions,
8. Finally, a srna,ll but I think important point. Although I nomrally bclieve in giving maximum deference to
thc architect iu matters of design, I raise a question about the use of the chamfered gable-end roof detail. I
rcalize it isirtilized on thc othcr Sonncnalp building. It is also used on Bishop Park, Golden Peak basc ancl
several otherbuildings in Vail. It is avery visiblc architectural 'signature' and in fact, it has the potential
of becoming a dominant thcrnatic elenrcnt in thc Village.
One of the prinrary traits of Vail is the continuity of the rvholc - that no individual building stands out, but
somchow the overall intprcssion holds togcthcr as a villagc that cvolvcd rvith a consistcnt palate of
rraterials attd dcsign character. Thc sinr;rlc gable end has been ahalhnark ofVail. Thcro are variations to
be sure, zurd too nruch uniformity can bc stcrile. I raise thc question as to whether this building carrnot be
designcd rvith primarily gablc roofs to blcnd in bettcr with the surrounding buildings and the Village in
geneml.
WlNsToN ASSOCIATET lNC. 1303.440.9200 rFAX 303 449,69 | 112299 PEARL STREET, SUITE 100 BOULDER CO 80302
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EXIIII]I'I'A
SuGcIisr-ED lil'frloyr,u;Hr Clrticoruls AND ItnNGDs Fon V,lrl' Exrruisseu As Errnoytris Prit 1000 Squan-n FErir
RRC RESEARCH
OVERALL
AVERAGES
SuccpsTEo
TTANGE
BarlRcstaurant 5,7/1000 s.f,5-8/1000 s,f.
Retail and Scrvice Comrnercial s.9/1000 5.8/1000
Retail: Grocery/Liquor/Convenience 1.8/1000 r,5-3/1000
Office: Real Estate 7.6/1000 6-9l1000
Officc: Financial 3 3. r/rooo 2.5-4l1000
Officc: Profcssional/Orlrcr 6.6/t 000 5-8/1000
Confercnce Csnter NA l/1000
Health Club NN l-1,5/1000
[ndging*1.3/room .25-1.25lroom
kcal Governnrent 6.5/1000 5-8/1000
Construction (Officcs, Interior Storagc, etc.)10,6/1000 9-13l1000
Multi-Family N/A 0.4/unit
Single Family N/A 0,2/unit
Other: To be determined rhrough the SDD
processr upon submission of adequate
docunrentation and a review of rhe apflication
m aterials.
# I-odging/accomtnodations has particularly targe variation of employees per room, depending
upon factors such as size of faciliry and level of service/support facilities and amenities provided.
The standards present a rvide range of employrnent, but it is anticipated that a definltive reportwfll be submined by each lodging property requesting an expansibn, which would then be
gyaluated on a case-by-case basis.
Multlplj.er based on densitY
exceedlng densltY
at or below densltY
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Managcr floating
Assistarr t floaling
Frorrl Dcsk ?arrr to llpnrBcllstaff floating
I-lousckccping Satu to Spnli: lurnrlorvn
Austria Sraffing llostcr
I'osition hourc of o;rcration
3pm to nriclnight
Snnr lo noon
tvait. kirchen
4pnr to nridnight
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Confercnce Scrviccs
Employec Cafete;ia
I'luman Resources
I:loral & Dccoration
Landscaping
Enrployec llousing .
Purchasing
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STAFF MEMORANDUM
AUSTRIA HAUS REDEVELOPMEI{T
Staft Memorandum
TABLE OF CONTENTS
DESCRIPTION OFTHE REOUESTS ....... ..... .. 1
A. Establishment of a Special Development Dlstrlc{ .... " ' " ' I
B. Conditional Use Permit
II. BACKGROUND
III. ZONING ANALYSIS
N. THE SPECIAL DEVELOPMENT DISTBICT ESTABLISHMENT PROCESS
(nine SDD Criteria)
2
2
3
5
A.
bhaiacter.
B. Uses, actlvlty and denslty whlch provldo a compatlble, eff lclent and workable relatlonshlp wlth ^- surroundlng'uses and acitvtty .:...... ""' 9
Emplovee Housino Requirement .."""" 9
Employeo Housing Generation Analysis . .
C. Compllance wlth parklng and loadlng requlrements ae outllned In Chapter 18.52. of the Town of Vall -Mu;6iftiddJJ'.-...... .---.'r3
D. Conformtty whh the appllcable elements of the Vall Comprehenslve Plan, Town pollcles and Urban - -oisi'en Ftin . . ..... .
Vall Land Use Plan ... -.14
Vall Vlllage Master Plan " ""' 15
Vall Vlllaoe Deslgn Conslderatlons " " ' 18
Urban Deslon Conslderatlons .... '.--...18
Archltect Landscape Conslderatlons - -- -.24
E. ldentlf lcatlon and mhlgatlon of natural and/or geologlc hazards that sffect the property on whlch the^ -speclal development dlstrlct ls proposed . - . " itr
F. Slte Dlan. bulldlnq deslqn and locatlon and open space provlslons deslgned to Produce I functional.
developrirent resfonslvl and sensltlve to natlral features, vegetatlon and ovefall a€stnellc quallly or_
ihe-;'ofiniui-ht::.:.... .-.-....-35
c. A clrculatlon system deslgned for both vehlcles and pedestrlans addresslng on and off-sfte traffic - -circuiaion . . . : :: . . ..'--35
H. Functlonal and aesthetlc landscaping and open space in order to opilmlze and presen e nalural
features, recreatlon, vlettts and func{lons .... -. " " -ito
l. PhaslnE plan or subdlvlslon plan that wlll malntaln a workablg functlonal and etflclent relatlonship ^^throughdut the development ot the sp€clal developmenl dlstrlct . . . . . .. ro
CRITERIA AND FINDINGS FOR A CONDIIIONAL USE PEFMIT . . . . ....37
STAFFRECOMMENDATION .......39
ATTACHMENT 1 . . . . . .
ATTACHMENT 2
ATTACHMEI.|T 3 ...........
Deslon comDatlbllhv and sensltlvlty to the lmmedlate envlronmeni, nelghborhood and- adiacenl
prop-ertles rilatlve tb archltectural ileslgn, scale, bulk, bulldlng helght, bufter zones' ldentlty'
bhaiacter. vlsual Inteorltv and orientatlon
10
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ATTACHMENT4
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Department of Gommunity Development
February 24,1997
A request for a final review ol the establishment of Special Development District
#35, Austria Haus, and a request for a conditional use permit to allow for a
Fractional Fee Club, localed at 242 East Meadow Drive/on a part of Tract C, Block
5-D, VailVillage First Filing.
Applicant: Sonnenalp Properlies, Inc., represented by Gordon Pierce
Planner: George Ruther
DESCRIPTION OF THE REOUESTS
A. The Establishment ol a Special Development Distrlct
The applicant, Sonnenalp Properties, Inc., represented by Gordon Pierce' is requesting a
final review meeting with the Planning and Environmental Comrnission for the
establishment of Special Development District #35, located at 242 East Meadow Drive/on
part ol Tract C, Block 5-D, Vail Village First Filing. The appllcant is proposing to
establish a new Special Development District overlay to the underlying zone district
of Public Accommodation, to tacilitate the redevetopment of the existing Austria
Haus.
The applicant has proposed significant improvements to the existing Austria Haus
property. The Austria Haus is intended to become a member-owned resort club/lodge,
borirprising a mix ol hotel accommodation units and two arld three-bedroom club units
with associated club amenities/facilities. The Austria Haus proposal is intended to
provide additional hotel and "hotel-type" accommodation units in the Town of Vail.
The applicant is proposing to incorporate 22 member-owned club units (fractional
fee club units with 28 lock-off units), wlth 25 hotel rooms and one on-site manager's
resldence (employee housing unit). The applicant is proposlng 4,440 square feet of
new commercial/retail space on the main levsl of the Austria Haus. The Austrla
Haus proposal includes a front desk reception/registratlon area operating 24 hours
a day and seven days a week, a lounge, an exercise room, member ski storage and
other acoessory tacilities commonly associated with hotsls and lodges.
The applicant has identilied what they believe to be public benelits which will be realized
as a result of the Austria Haus redevelopment. The public benefits identified by the
applicant include:
1. An increase in the annual occupancy of the Austria Haus by approximately lour
times.2. The addition of approximately 4,000 square feet of retail space (sales tax
generating).3. The implementation of the recommended Streetscape Master Plan improvements
to East Meadow Drive.4. The completion of the commercial loop in the Village via the construction of a
well{it, heated pedestrian walkway.5. The removal of 25 surface parking spaces and the construction of an underground. parking structure.6. Landscape improvements to Sliler Square, East Meadow Drive and the Gore' Creek streambank.
B. Conditional Use Permit
The appllcant ls also requesting a condltlonal use permlt to allow for the
construction of a Fractional Fee Club as part of the Austrla Haus redEvelopment. As
mentioned previously, the applicant is proposing to incorporate 22 fractional fee
club units into the Austria Haus. Each ol the club units will be sold in one-ninth
shares.
On January 21 , 1997 , the Vail Town Council adopted Ordinance #22, Series of 1996, an
ordinance amending Section 18.04, Definitions, adding "Fractional Fee Club" and
"Fractional Fee Club Unit", amending Section 18.22.030, Conditional Uses, allowing
fractional fee club as a conditional use in the Public Accommodation Zone District,
amending Section 18.60.060(AX7), Conditional Use Permit Criteria-Findings. The review
of the Austria Haus proposal will be according the procedures prescribed in Chapter
18.60 ol the Municipal Code. A copy of Ordinance #22, Series of 1996, has been
attached for reference.
II. BACKGROUND
The Austria Haus was originally constructed in the mid-1960's as an inn to accommodate
destination skiers. In 1979, thd Austria Haus was purchased by th'e Faessler family who planned
to redevelop the property into the Sonnenalp Hotel.
ln 1984, Ordinance #8 was approved by the Vail Town Council establishing Special Development
District #12. Special Development District #12 adopted an approved development plan for the
redevelopmentbf the Austria Haus. When Ordinance # 8 was adopted, the Town Council placed
an eighteen-month time limit on the approval of the SDD. The approval of SDD # 12 lapsed
eleven years ago, on October 2, 1985. The approved development plan was never implemented,
and instead, the Austria Haus underwent a remodel. Since the completion of the remodel, the
Austria Haus has served as an annex to the Sonnenalp Bavaria Haus located at 20 Vail Road.
The Austria Haus has 37 hotel rooms (accommodation units) totaling 10,100 sq. ft. with
approximately "T5 pillows" and is operated eight months each year by Sonnenalp Properties, Inc.
There is a small restaurant and bar in the Austria Haus that serves the guests and a small retail
outlet on the east end of the building. The hotel rooms are marginal in size (300 sq. ft. average)
and lack certain hotel amenities, by today's standards.
2
l
According to the OfficialZoning Map of the Town of Vail, the applicant's property is zoned Public
Accommodation. The Public Accommodation Zone District is intended to provide sites for lodges
and residential accommodations for visitors, together with such public and semi-public facilities
and limited professional offices, medical facilities, private recreation, and related visitor-oriented
uses as may be located in the same district. The Public Accommodation 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.
Interval ownership was only allowed as a conditional use in the High Density Multi-Family Zone
District pursuant to Ordinance #8, Series of 198'l .
III. 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
conlrol, 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 and staff. Before the Town Council approves
development standards that deviate trom the underlying zone district, it shall be determined that
such d'eviations provide benefits to the Town that outweigh the adverse etfects 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
Austria Haus redevelopment based on lhe revised plans submitted by the applicant on February
12, 1997. The Zoning Analysis compares the development standards outlined by the underlyi4g
zone district of Public Accommodation and Ordinance #8 (SDD #12119841to the proposed
Special Development District #35. For comparative purposes only, and at the request of the
Planning and Environmental Cornmission, staff has included the approved development
standards ol Special Development District # 30, (the Vail Athletic Club).
Wherever the proposed development standards deviate from the underlying zoning of Public
Accommodation, the standards are highlighted in bold type.
AUSTRIA HAUS
Lol size: 24,089 sq. ft. /0.553 acres
Buidable area: 24,089 sq. ft. /0.553 acres
Development Underlylng Zonlng Ordlnanco #8 Proposed SDD
Standard of Public Accommodation (SDD #12/1984)
GRFA: 80o/o or 19,271 sq. ft.118oloor28,591 sq.ft. 168%or40,429sq.ft.
Dwelling
unhs per acre: 13.8 DU's 34.5 DU's 35 DU's (22 DU's'
(2 DU's & 6s AU's) 2s AU's I Type lll EHU)
Site coverage: 55o/o or 13,249 sq. tl. 71o/oot 68%or 16'371 sq. ft.
17,103 sq. ft.
Selbacks:fronl: 20' N/A 0'
sides: 20' N/A 5'120'
r€ar: 20' N/A 7'
Height: 48'sloping N/A 56.5'
4s'flat 52'
60'tower 68'
Parking: per T.O.V. codE Section 18.52 5 short-lorm 48 apaces In garage and
spaces on-site 16.26 spaceg
71 parking spaces Pay-ln-lleu
pay-inlieu
Landscaping: 3@/, or 7,227 sq. ft. A detailed plan 19.8 % or 4'782'6 sq. ft,
was to be submitted
for DRB aPProval
Loading: p€r T.O.V. code Section 18.52 1 berth ;l berth at drop€ff area
Commercial
sq. footage: 107o or 1,927 sq. ft.360/o or
11,555 sq. ft.
1't% or 4,449 3q. 6.
38% or 15,308 sq. ft.Common area: 35o/. of allowabls GRFA N/A
or 6,745 sq. ft.
4
VailAthletic Club
Lot Size:
BuiHable:
30,486 square teeV0.699 acre
30,486 square feeU0.699 acre
Development UnderlylngZonlng
Standard of Publlc Accommodatlon
Speclal Development
Dl3lrlst #lD Approval
GRFA:
Dwelling
units per acre:
80o/. or 24,388 sq. ft.
17.5 DU's
Setbacks:
front:
sides:
rsar:
Hsight:
Parking:
Landscaping:
Loading:
Commercial
sq. footage:
Common area:
20'
20'
20'
48' sloping
per T.O.V. code section 18.52
(87 spaces)
3@/o or 9,145 sg. tt.
per T.O.V. code section 18.52
10% or 3,049 sq. tt.
35% of allowable GRFA
or 8,536 sq. ft.
I 13% or 34,505 sq. ft.
33 DU's (a DU's,
55AU's,4 Type lV EHU's)
70c/c or
21,350 sq. fl.
0'
12',t12'.
2'
67'
29 valet spaces
32% or 9,730 3q. ft.
N/A
137c or 4,066 sq. ft.
44% or 15,054 sq. ft.
Sile coverage: 55% or 16,767 sq. ft.
IV. THE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENT PROCESS
chapter '18.40 of the Town of Vail Municipal code provides for the establishment 0f special
Development Districts in the Town of Vail. According to Section 18.40.010, the purpose of a
Special Development District is,
"To encourage flexibility and creativity In the development ol land, In ordsr to
promote its most appropriate use; to improve the design character and quality of
thE new development within the Town; to facllltate the adequate and economical
provision of streets and utilities; to presen e the natural and scsnic features of open
spaoe areas; and to further the overall goals of the community as stated in the Vail
Gomprehenslve Plan. An approved development plan for a Special Development
Dlstrlct, In conlunctlon wlth fte propertles undedying zone dlstrict, shallestablish
the requirements for guiding development and uses of property included in the
Special Development District."
The Municipal Gode provides a framework for the establishment 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
development plan for the Special Development District. The approved development plan
establishes requirements regulating development, uses and activity within the Special
Development DistIict.
Upon final review ol the proposed establishment of a Special Development Distr'rct, a report from
the Planning and Environmental Commission stating its findings and recommendations and a
staff report shall be forwarded to the Town Council, in accordance with the provisions listed in
Section 18.66.060 of the Municipal Code. The Town Council's consideration ot the Special
Development District shall be in accordance with the provisions of Section 1 8.66. 1 30 - 1 8.66.1 60
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 lelevant
material and inlormation necessary to establish the parameters with which the Special
Development District shall adhere. The development plan may consist 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 Environmenlal Commission and Town Council as part of the formal review ol the proposed
development plan. Unless furlher restricted through the review of the proposed Special
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 Special Development District. lt shall be the burden of the
applicantlo demonstrate that submiltal 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 compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building height'
buffer zones, identity, character, visual integrity and orientation.
The statt believes it is helpful to summarize the architectural design issues that have
been previously identified by the staff and the PEC, and have been addressed by the
applicant over the course ol the five preceding worksession meetings.
Jeff Winston of Winston & Associates, lnc., has provided consultation on the proposed
urban design elements, architecture and site planning proposed by the applicant. Jeff's
comments are in response to the revisions made by the applicants after the worksession
meeting held on January 13, 1 997. Jeff was at the February 1Oth PEC worksession and
discussed his comments.
1.
2.
3.
4.
North Elevation
The front entry to the Austria Haus was relocated to the west of the building to
accommodate guest drop-off and reduce vehicular traffic on East Meadow Drive,
east of the existing tratfic control gate location. The front drop-off area was also
reconfigured to provide better traffic circulation and reduce conllicts between
pedestrians and vehicles.
The northeast corner of the building was reduced in size to open this portion of
the site to Slifer Square, and to provide additional articulation and visual interest
to the north elevation. These changes were made in response to concerns
expressed by Jetf Winston and the stalf.
The northeast corner ot the buiHing will no longer be used for a bus shelter. The
proposed bus shelter was determined to be too far removed from the actual
location where a bus will stop. The applicant has proposed a new location for a
bus shelter east of the Austria Haus In Slifer Square. The bus shelter has been
designed in cooperation with the Town of Vail Public Works Department.
The balconies on the north side of the Austria Haus have been eliminated. The
elimination is a result of the applicant's desire to increase the square footage ol
the accommodation units located on the second and third levels of the building.
The loss of the balconies has created more building mass along East Meadow
Drive, however, staff believes this change has been successfully mitigated by the
applicant.
South Elevation
Staff was concerned that the south elevation was too repetitive, too linear and
lacked the architectural interest ol the north elevation. The applicant has
removed two of the chimney chases from the south elevation in an attempt to
eliminate the repetitive nature of the design. Staff would recommend that the
applicant further modify the south elevation as the elevation still appears too
repetitive. Staff would again recommend that the applicant explore ways of
reducing the repetitive nature of the south elevation. Staff believes these
changes are aesthetic in nature and can be addressed at the time of Design
Review.
The original design proposed commercial retail space on the first level, on the
south side ol the building. After discussions with the PEC, this space was
removed because there was a concern about pedestrian circulation, the need tor
off-site improvements and potential impacts on adjacent property owners. The
commercial retail space was replaced with three, fractional lee club units.
East Elevation
1. The eastern end of the building has been reduced in width and the corner "cut
back," as recommended, to open up the Austria Haus to Slifer Square. This
change also provides a horizontal slep in the alignment of the building, along East
Meadow Drive.
1.
2.
2. Concerns were expressed over the use of a llat roof on a portion of the east end
of the building. The llat roof portion has been eliminated and a dormer and
exterior deck have been introduced. Staff believes this change results in a much
improved east elevation by providing an increase in architectural interest and
detail.
West Elevation
1. The west end on the Austria Haus has been changed substantially in response to, concerns raised by the staff, Jeff Winston, Village Center merchants and the
adjoining property owners. The applicant originally proposed a much taller west' elevation and a covered garage entry. The covered entry has been removed to
reduce building mass and eliminate building encroachments into the 2O-foot side
setback. The height of the west elevation has been reduced by further clipping
the hip back, lowering the eaveline and dropping the ridge elevation.
2. The west end of the building was increased slightly in width. The increased width
allows the northwest corner of the building to move closer to East Meadow Drive,
improving the streetscape.
3. Additional landscaping plantings are proposed along the western end of the
building. The additional landscaping is intended to screen the garage entrance
from the Village Center residential units and buffer the vehicle activity in this area.
The landscaping extends onto Village Center property. A copy of an approval
from Village Center has been attached for reference.
Staff believes the applicant has designed a structure which relates well to the site and the
surrounding neighborhood. The mass of the Austria Haus is appropriate for the site and
takes into consideration the massing of the buildings on the adjoining properties' The
building steps down on the east and west ends to insure a smooth transition between
properties and does not create an imposing "canyon" along property lines. The north side
of the Austria Haus was designed with a pedestrian scale in mind. The retail shops on
the north side ot the Austria Haus create a commercial connection along East Meadow
Drive, between Slifer Square and the Village Center retail shops. The commercial
connection has been missing along this portion of East Meadow Drive and staff believes
that the Austria Haus will enhance the character of the Village.
The exterior building materials of the Austria Haus are a mixture of stone, stucco and
wood. The roof material is proposed to be a reddish, tile-type roof similar to the material
used on the Sonnenalp Bavaria Haus. The applicant has proposed to incorporate
irrigated flower boxes into the design of the structure. The use of divided light windows
all around the buiHing creates a European-leel and reduces the appearance of too much
glass. Staff believes that the combination of building materials has been well
incorporated into the design of the Austria Haus. The applicant has proposed that the
exterior stucco color be an off-white to yellowish/cream color to blend in with the exteriors
of the Mountain Haus and the Village center buildings.
The height of the Austria Haus exceeds the allowable building height of the Public
Accommodation Zone District by approximately nine feet. The development standards for
the underlying zone district indicate that the maximum height for buildings with sloping
roofs shall be 48 feet. The applicant is requesting that the maximum building height for
the Austria Haus be approximately 57 feet. The s7-foot building height is based on
existing (1997) topography of the Austria Haus property, and not the original topography
of the site (pre-1953). Originaltopography of the site is not available, since the Austria
Haus was constructed in Vail prior to zoning (and prior to the requirement that 4
U
topographic survey be submitted prior to development). Stalf believes, based upon the
location of the existing retaining walls and the condition of the streambank, that the sile
was "cut" when the Austria Haus was built. While it is ditficult to know exactly how much
of the site was "cut', staff would conservatively estimate that approximately 2 - 3 feet of
soil was removed. Given this conservative consideration, staff would estimate the actual
building height proposed for the Austria Haus would be 54 - 55 feet. According to the
Vail Village Master Plan Conceptual Building Height Plan, the Austria Haus should be 3-4
stories in height, with a building story being approximately nine feet, excluding the roof'
The plan lurther indicates that one additional floor of residential/lodging may also be
accommodated on the Austria Haus site.
U6es, activity and density whlch provide a compatible, eflicient and workable
relationship with surrounding uses and activity.
The Austria Haus is located immediately adjacent to the Vail Village Commercial Core.
The Austria Haus is bound on the east by Slifer Square and the Mountain Haus, on the
west by the Village Center residenlial/commercial buildings and on the south by Gore
Creek, the Covered Bridge Building, Gasthof Gramshammer and the Creekside Building.
Each of these buildings are a mixed-use development incorporating commercial/retail
space with residential and/or accommodation units.
The applicant is proposing a mixed-use development that is in compliance with the uses
allowed in the underlying zone district. The underlying zoning of Public Accommodation
encourages the development ot lodges (accommodation units) and accessory eating,
drinking and retail establishments at a density of twentyJive dwelling units per acre. The
applicant is proposing to redevelopment the Austria Haus at a density ol 35 dwelling units
per acre, with 4,440 sq. ft of commercial/retail space on the main level of the building.
lncluded in the density figure are twenty-two member-owned club units (fractional fee),
twenty-five hotel rooms (accommodation units) and one on-site manager's residence
(Type lll, Employee Housing Unit).
The applicant's proposal differs greatly from the existing use of the property. Currently'
the Austria Haus includes thirty-six accommodation unils, and one dwelling unit, equaling
nineteen dwelling units per acre, a restaurant and a limited amount of commercial/retail
space on the east end of the building. Parking at the Austria Haus is accommodated by
atwentyJive space surlace parking lot. Of the twenty{ive spaces, fifteen are considered
legal, non-conforming parking spaces. The other ten spaces are off-site and are not
considered legal parking spaces for zoning purposes. An informal loading/delivery/trash
area exisls on the west end of the building.
Employee Housing 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. ln reviewing
the Austria Haus proposal for employee housing needs, staff relied on the Town of Vail
Employee Housing Report.
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 increhental inciease of employees (square footage per use), that result
from the Austria Haus redevelopment. A copy of the'Suggested Employment
o
Categories and Ranges for Vail Expressed as Employees per 1000 Square Feet" has
been attached for reference.
The figures identified in the Housing Report are based on surveys of commercial-use
emplotment needs ol the Town of Vail and other mountain resort communities. For
corirpdrison purposes, Telluride, Aspen and Whistler B.C. all have "employment
gendration" 6rdinances requiring developers to provide affordable housing for a
[ercentage of the "new" employees resulting from commercial development. "NeW'
bmptoyees are defined as the ihcremental increase in employment needs resulting from
_
corhmbrcial redevelopment. Each of the communilies assesses a different percentage of
affordable housing abeveloper must provide for the "new" employees. For example'
Telluride requirestevelopeis to provide housing tor 407" (0.a0) of the "neW'employees'
Aspen requiies that 60% (0.60) of the "neW' employees are provided housing and
Wnistler riquires that 100% (1:00) of the "new' employees be provided housing by_the
developer. 'ln comparison, Vail has conservatively determined that developers shall
provid6 housing toi tSZ (0.15) or 30% (0.30) of the "new'employees resulting from . .
bommercial deielopment. When a project is proposed to exceed the density allowed by.
the undertying zon6 district, the 30% (O.eO) tigure is used in the calculation. lf a proiect is
proposed lt, or betow, the density allowed bythe underlying zone district, the 15% (0.15)
iigJre is used. The Austria Haus Special Development District propo,s_al exceeds the
dEnsity permitted by the underlyini zone district, and therefore, the 30% figure shall be
used.
According to the applicant, in 1997, Sonnenalp Properties, Inc., will need.lo employ 36
individuals to operate the existing Austria Haus. This employee figure takes into account
the maximum statting requirement for the Christmas and President's Day weeks. Of the
36 individuals, five aie ndeded to staff the front desk, 13 are required for housekeeping
purposes, 16 are needed to operate the bar and restaurant, and the remaining two
individuals are needed to provide other facilities support functions.
Sonnenalp Properties, lnc. has provided proposed employment figures for the operation
of the red-eveloied Austria Haus. Sonnenalp Properties, Inc. estimates a need for
approximately 32 employees, plus an unknown retail need. Excluding retail, this figure
.
iddicates a slight reduction in ihe employment need. The reduction in employmentneed
is due to the removal of the bar and restaurant operation lrom the Austria Haus. After
redevelopment, the Sonnenalp will only be providing continental food service to the
guests of the Austria Haus. A copy of the "Austria Haus Statfing Roster" has been
attached for reference.
EMPLOYEE HOUSING GENERATION ANALYSIS
The statf 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 filure which was used in d-etermining the employee housing needs of the
Austria Haus. A summary of the Employee Housing Generation Analysis is as follows:
10
Bottom of Range Calculatlons:
a)
b)
c)
d)
Retail/Service Commercial
Office: Real Estate
Lodging*
Multi-Family (club units)
= 3,660 sq. ft. @(5/1000 sq. fl.) =18.3 employees
= 780 sq. ft. @(6/1000 sq. ft.; = 4.7 employees
= 25 units @(0.25/room) = 6.2 employees
= 22 units @(O.4/unit) = 8.8 employees
Total =38.0 ernployees
(-36 existing employees)
(X 0.30 multiplier)
= 2 employees
= 1 newemployee
Middle of Range Calculations:
a)
b)
c)
d)
Retail/Service Commercial
Office: RealEstate
Lodging.
Multi-Family (club units)
= 3,660 sq. ft. @(6.5/1000 sq. ft.)=23.8 employees
= 780 sq. ft. @(7.5/1,000sq. ft.) = 5.9 employees
= 25 units @(0.75lroom) =18.7 employees
= 22 unirs @(0.4/unit)
Total
(-36 existing employees)
= 8.8 employees
(X 0.30 multiplier) = 7 new employees
Top of Range Calculations:
a) Retail/Service Gommercial
b) Office: RealEstate
c) Lodging.
d) Multi-Family (club units)
= 3,660 sq. ft. @(8/1000 sq. ft.) =29.3 employees
= 780 sq. ft. @(9/1000 sq. ft.) = 7.0 employees
= 2lunits @(1.25lroom) =31.2employees
= 22 units @(O.4/unit) = 8.8 employees
Total
(-36 existing employees)
(X 0.30 multiplier)
=57.2 employees
=22 employees
=76,3 employees
=41 employees
=13 new employees
i11
Staff Recommended Range Calculatlons:
The staff believes that the Austria Haus redevelopment will create a need for 34 additional
employees. Of the 34 additional employees, at least 11 employees (30%) will need to be
provided deed-restricted housing by the developers of the Austria Haus. The staff
recommended range is based on:
1. the type of retail and office use proposed in the commercial space within the
. Austria Haus;
2. the size ol the Austria Haus lodging component; and
3. the high-level of services and amenities proposed by the developers for the
guests of the Austria Haus.
a) Retail/Service Commercial = 3,660 sq. ft. @(6.5/1000 sq. ft.)=23.8 employees
(middle of range)b) Otfice:realestate = 780 sq. ft, @(7.5/1000 sq. ft.) = 5.9 employees
(middle of range)c) Lodging* = 25 units @(1.25/room) =31.2 employees
(top ol range)d) Multi-Family (club units) = 22 units @(O.4/unit) = 8.8 employees
(range does not vary)
Total =69.7 employees
(-36 existing employees) =34 employees
(X0.30multiplier) =11 new employees
'Iodging has a particularly large variation ol employees per room, depending upon faclors such as size of facility and level of
seMcdsupporl services and amenilies provftjed.
Depending upon the size of 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 the Municipal Code.
The applicant has indicated the many of the Austria Haus' operational and functional
needs will be met by combining services with the Sonnenalp Bavaria Haus. For example,
the following services will be shared with the Bavaria Haus:
r Marketing and Salesr Accountingr Reservationsr Laundry Facilitiesr Room Servicer Employee Cafeteriar Human Resourcesr Purchasingr Trash Removal
\2
c.
While it makes sense from a operational standpoint for the Austria Haus to share certain
operational and functional needs with the Bavaria Haus, there is some question as to
whether the Austria Haus should be required to be a stand-alone operation. Staff further
questions how the delivery of goods (linens, trash, food, etc.) will be accomplished and
whether an adequate amount of common storage space for housekeeping purposes is
being provided. The use of East Meadow Drive for the delivery of goods and services has
been increasing, resulting in pedestrian conflicts and traffic congestion, and therefore,
additional delivery vehicle traffic should be avoided. Staff would recommend that the
applicant address these issues and concerns with the PEC.
Overall, staff believes that the density and uses proposed by the applicant for the Austria
Haus do not conflict with the compatibility, etficiency or workability of the surrounding
uses andior activities. In fact, staff feels that the proposed Austria Haus redevelopment
will enhance the existing uses and activilies in the Village.
Compliance with parking and loading requirements as outlined in Chapter 18.52. of
the Town of Vail Municipal Code.
Parking and loading requirements for development are established in Chapter 18.52 of
the Municipal Code. The parking and loading requirements are based on the square
lootage of the uses proposed within a building. Based on the square footage of the uses
proposed by the applicant, 79.26 parking spaces and one loading/delivery berth are
required on-site. The Municipal Code allows "grandfathering" of the existing legal non-
conforming parking spaces. Currently, lifteen legal, non-conforming parking spaces exist
on the property. Therefore, the parking requirement lor the proposed Austria Haus
redevelopment is 64.26 new parking spaces. The applicant is proposing an underground
parking structure designed lo accommodate lorty-eight parking spaces and an enclosed
trash facility. This leaves 16.26 additional parking spaces required. The applicant is
proposing to meet the additional parking requirement by paying into the Town of Vail
Parking Fund. Parking spaces are currently valued at $16,333.38. The cost per parking
space will increase on January 1 , 1997, as the figure is adjusted based on the Consumer
Price Index. The applicant will be reguired to pay-inJieu at the designated rate, at the
time of building permit application. The Town of Vail Finance Department states that the
1997 adjusted rate is not yet available. lt is believed the adjusted rate will be available by
March 1,1997.
The applicant is proposing one loading/delivery berth in the front entry drop-off area,
located on the north side of the building, adjacent to East Meadow Drive. Much of the
drop-off area is within Town of Vail right-of-way. Staff recognizes that this area is
conveniently located near the entrances to the front desk and the commercialiretail
shops, however, we feel that the use of the drop-off area may be compromised by the
loading and delivery of goods. In staff's opinion, the front entry drop-off area should be
used by the guests of the Austria Haus. statf believes that trying to accommodate
loading and delivery in this area will result in conflicts between guests, vehicles accessing
the parking structure, and delivery trucks. Staff would recommend that the applicant
revisit the alternative of providing the loading and delivery facility in the underground
parking structure. Staff understands this is not the desire of the owners of the Village
center condominiums, yet we believe the impact can be mitigated with appropriate
screening.
13
D. Conformity with the applicable elements of the Vall Gomprehenslve 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 of establishing a new Special Development District.
Staff has reviewed the Vail Land Use Plan and believes the following policies are relevant
to the review of this proposal:
l- General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both the 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 Gore lhrough continued implement,ation of the
Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill).
1.13 Vail recognizes its stream tract as being a desirable land feature as well
as its potential for public use.
g Gommercial
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.
3.4 Commercial growth should be concentrated in existing commercial areas
to accommodate both local and visitor needs.
4. Vlllage Core/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 ls preserved through the implementation of the
Urban Design Guide Plan and the VailVillage Master Plan.
\4
5, Residential
5.1 Quality timeshare units should be accommodated lo help keep occupancy
rates up.
Staff believes the proposed establishment of the new Special Development District (#35)
is in concert with the goals and policies of the Vail Land Use Plan as outlined above.
Vait Viltage Master
The Vail Village Master Plan is intended to serve as a guide to the staff, review boards
arid Town Council in analyzing future proposals for development in Vail Village and in
legislating effective ordinances to deal with the such development. The staff has
identified the following goals, objectives and policies as being relevant to this proposal:
Goal #1 Encourage high quality redevelopment while preserving the unique
architectural scale of tho Vlllage in order to sustaln its sense of
communlty and identity.
1.1 Objective: 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 shallbe consistent with the goals,
objectives, policies and design considerations as
outlined in the Vail Village Master Plan and Urban
Design Guide Plan.
1.2 Objective: Encourage the upgrading and redevelopment of residential
and commercial facilities.
1.2.1 Policy: Additional development may be allowed as
identified by the action plan as is consistent with the
Vail Village Master Plan and Urban Design Guide
Plan.
1.3 Objective: Enhance new development and redevelopment through
public improvemenls done by private developers working in
cooperation with the Town.
1.3.1 Policv: Public improvements shall be developed with the
participation of the private sector working with the
Town.
Goal #2 To foster a strong tourist lndustry and promote year'round economic
health and viability for the Village and for the community as a whole.
Recognize the variery of hnd uses found in the 10 sub-
areas throughout the Village and allow for development that
is compatible with these established land use patterns'
15
i
2.1 Objective:
2.3 Objective:lncrease the number of residential units available lor short-
term, overnight accommodations.
2,3.1 Policy: The development of short-term accommodati0n
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 for short-ierm overnight
rental.
2.4 Obiective: Encourage the development of a variety of new commercial
activity where compatible with existing land uses.
2.5 Objective:Encourage the continued upgrading, tenovation and
maintenance of existing lodging and commercial facilities to
better serve the needs of our guests.
2.5.1 Policy: Recreation amenities, common areas, meeting
facilities and other amenities shall be preserved and
enhanced as a part of any redevelopment of lodging
properties.
Encourage the development of affordable housing units
through lhe efforts of the private sector.
2.6 Objective:
2.6.'l Policy: Employee housing unils may be required as part of
3ll'iiX,""l':"#"?ff ???'fi l??'JJ'""?:estingdensitv
Goal #3 To recognize as a top priority the enhancement of the walking
experience throughout the Village.
3.'1 Objective: Physically improve the existing pedesirian ways by
landscaping and other improvements.
3.1.1 Policy: Private development projects shall incorporate
streetscape improvements (such as paver
treatments, landscaping, lighting and seating
areas), along adjacent pedestrian ways.
3.1.3 Policy: Flowers, trees, waler features and other
landscaping shall be encouraged throughout the
Town in locations adjacent to, or visible from' public
areas.
3.2 Obiective: Minimize the amount of vehicular tratfic in the Village to the
greatest extent possible.
3.2.1 Policy: Vehicular traffic will be eliminated or reduced to
absolutely minimal necessary levels in the
pedestrianized areas of the Village.
3.4 Obiective:
3.4.2 Policy: Private development projects shall be required to
incorporate new sidewalks along streets adjacent t0
the project as designated in the Vail Village Master
Plan and/or Recreation Trails Master Plan.
Goal #4 To preserue existing open space areas and expand green space
- opportunitles.
Develop additional sidewalks, pedestrian-only walkways
and accessible green space areas, including pocket parks
and stream access.
lmprove existing open space areas and create new plazas
with green space and pocket parks. Recognize the
different roles ol each type of open space in forming the
overall fabric of the Village.
4.1 Objective:
4.1,4 Policy: Open space improvements, including the addition ot
accessible green space as described or graphically
shown in the Vail Village Master Plan and/or Urban
Design Guide Plan, will be required in conjunction
with private infill or redevelopment projects.
Goal #5 Increase and improve the capacity, efficiency and aesthetics of the
transportataon and circulation system throughout the Village.
5.1 Objective: 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 py the Zoning Code.
5.1.5 Policv: Redevelopment projects shall be strongly
encouraged to provide underground or visually
concealed Parking.
To insure the continued improvement of the vital operational elemonts
of the village.
Goal#6
6.1 Objective:Provide service and delivery lacilities for existing and new
development.
VailVillage Master Plan and Building Height 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 Austria Haus is located within an area proposed to have
building heights of a maxlmum range of three to four stories. A building story is defined
as 9' of heighl, not including the roof.
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VailVillage Master Plan Action Plan
According to the Action Plan, the Austria Haus property is an area intended for
residential/lodging infill along the south side of the property and commercial infill along
the north side of the property.
According to the Vail Village Master Plan, the Austria Haus property is located within
mixed-use sub-area #1-8, Sonnenalp (Austrla Haus)/Slifer Square:
' "Commercial infill along East Meadow Drive to provide a stronger edge to street
and commercial activity generators to reinforce the pedestrian loop throughout the' Village. Focus of infill is to provide improvemenls to pedestrian circulation with
separated walkway including buffer, along East Meadow Drive. Accommodating
on-site parking and maintaining the bus route along East Meadow Drive are two
significant constraints that must be addressed. One additional floor of
residential/lodging may also be accommodated on this site. Specilic emphasis
should be placed on the following Vail Village Master Plan objectives:2.3,2.4,
2.6, 3.1, 3.2, 3.3, 3.4, 4.1, 5.1, 6.1.'
Vail Village Design Conslderatlons
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 thal will enhance and preserve the essential
qualities of the Village; and
> serve as design guidelines instead of rigid rules of development; and
' help inlluence 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 aflect more than one property or even whole areas. These considerations
are primarily the purview ol the Planning and Environmental Commission.
A. PEDESTRIANIZATION
A major objective for VailVillage 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 accompanlng Design Considerations,
are to reinforce and expand the quality of pedestrian walkways throughout fte Village.
Since vehicular traffic cannot be removed from certain streets (bus routes, delivery
access), a totally care{ree pedestrian system is not achievable throughout the entire
Village. Therelore, several levels of pedestrianization have been identified. The level of
pedestrianization most appropriate for the proposed Austria Haus redevelopment is the
joint vehicle/pedestrian use of the roadway.
L8
. Staff Response:
The applicant has met on numerous occasions with the Town staff to discuss pedestrian
improvements. The staff has concluded that the improvements recommended for East
Meadow Drive in the 1991 Town ol Vail Streetscape Master Plan should be implemented.
This includes a reduction in street width from 30 feet to 26 feet (14 foot bus lane and 1 2
foot attached, paver pedestrian walk). The applicant is lurther proposing to construcl a
12 - 20 foot wide, heated pedestrian walkway immediately adjacent to the north side of
the building. Staff believes that these improvements reinforce and significantly improve
the pedestrian walkways throughout the Village by providing places for people to walk
without forcing them into the bus lane. The creative use ot concrete unit pavers
emphasizes the pedestrian character and offers a clear and attractive pedestrian route.
The retail space on the main level of the Austria Haus closes the commercial loop from
Slifer Square to Village Center.
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 Structures.
In 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 traflic conflicts in the Village.
. Staff Response:
The redevelopment of the Austria Haus will increase vehicular tratfic on Village Center
Road. According to the Environmental lmpact Assessment-Austria Haus
Redevelopment, prepared by Design Workshop, Inc.:
'A slight increase automobile traffic is expected because 0f the projected increase
in the number of visitors generated annually by the project. What is not known,
however, is how many of these additional guests will arrive by car; it is likely the
largest number of guests will continue to arrive in the winter and that most will
arrive by van irom the airport. Van deliveries will increase somewhat. Those
guests that arrive in their own car are likely to leave the car in the garage after
they arrive, as the center village location of the project eliminates the need for a
car. lf there is a potential for congestion anywhere, it is most likely to be in the
small drop-off parking area in front of the building, where check-ins, deliveries and
lost drivers may converge. To some extent, this can be mitigated by improved
roadway directional signs, speedy guest valet service, careful management of
deliveries and incentives to encourage guests to leave their cars at home."
Along with the increase in automobile traffic, there will be an increase in delivery vehicle
traffic due to an increase in the commercial square footage on the property. The
applicants anticipate that deliveries to the retail shops will likely arrive via UPS or similar
types of couriers. Deliveries are to be accommodated in the drop-off area in the front of
the building.
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Staff agrees with Design Workshop's assessment of the potential traffic impacts. While
there will likely be an increase in traffic on Village Center Road, there will not be an
increase in traffic on the pedestrian portion of East Meadow Drive. The traffic control
gate located at the intersection of Village Center Road and East Meadow Drive will
continue to prohibit all vehicle traffic except Town of Vail buses. Staff feels the applicant
has addressed tratfic 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
soft, 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
desirable to leave pedestrian streets in the open in somewhat undefined condition evident
in many other areas of Vail. Rather, it is desired to have a variety of open and enclosed
spaces, both built and landscaped, which create a strong framework for pedestrian walks,
as well as visual interest and activity.
. $lafl-Elespe.nse:
The Austria Haus redevelopment improves the streelscape framework through the
creation of new commercial activity and increases visual interesl along East Meadow
Drive. As stated previously, staff 6elieves the proposed redevelopment closes the critical
commercial loop in the Village and provides new street life where very little currently
exists.
D, STREET ENCLOSURE
While building facade heights should not be uniform from building 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 of 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 of 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 ot the space enclosed; if the ratio falls to 1/4 or less, the
space seems unenclosed; and if the height is greater than the width it comes to
resemble a canyon".
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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 of this 1/2 to 1 ratio.
Using the average facade height on both sides will generally still'be a guide to the
comfortableness 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 eastA,vest direction should
generally be discouraged.
When exceptions to the general height criteria occur, special consideration should be
given to create a well-defined ground floor 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.
. $lall-Elespen$s
East Meadow Drive, and the pedestrian walkway adjacent to the Austria Haus, averages
approximately 50 feet in width. The Austria Haus (eaveline) adjacent to East Meadow
Drive and the pedestrian walkway is approximately 30leet in height. Given that East
Meadow Drive is enclosed only on one side, and the arcade and landscaping creates an
emphasis on the ground level of the building, staff believes the proposed Austria Haus
creates a'comfortable" enclosure of the street and does not create a "canyon" effect.
E. STREET EDGE
Buildings in the Village core should form a strong but irregular 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 lacades over too long a distance
tends to be monolonous. 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 for pedestrian travel.
Where buildings jog to creale activity pockets, other elements can be used to continue
the street edge: low planler walls, tree planting, raised sidewalks, texture changes in
ground surface, arcades, raised decks.
Plazas, patios, and green areas are important focal 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.
2L
. Stalf Response:
Initially, the Austria Haus design lacked the irregular street edge of other properties in Vail
Village. The applicant, at the request of the staff and PEC, has aftempted to introduce a
more irregular street edge through the horizontal stepping of the building on the east and
west ends. The east end of the building has been stepped back 10 feet from the property
line and the northeast corner has been cutback an additional 3-112teel, opening this end
of building up to Slifer Square. The front entry tower was moved to the west end of lhe
building and the west-end of the building was stepped towards the street. While it would
be the staff's desire to see more stepping in the building, staff recognizes the constraints
in doing so. Staff believes the irregular configuration of the landscape planters in front ol
th6 building helps to lessen the rather long, linear and uninterrupted street edge along the
center portion of the Austria Haus.
F. BUILDING HEIGHT
Vail Village is perceived as a mix of two and three story facades, although there are also
four and five story buildings. The mix of buibing 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 Austria Haus exceeds the allowable building height
prescribed for the Public Accommodation Zone District. However, staff does not feel thal
the proposed height of the Austria Haus is excessive, given the location ol the building in
relation to the Village and the height of the buildings on the adjoining properties. The
Mountain Haus (to the east) has an existing roof ridge of 74'above grade. The
approximate height of the Village Center Condominiums (to the west) is as follows:
Building A (closest to the Austria Haus = 45'; Building B = 78'; and Buibing C = 56'.
The Austria Haus roof steps down on both ends of the building, reducing the creation of a
"canyon" along the west property line and resulting in a building that is less obtrusive (on
Slifer Square) on the east end. The applicant has submitted a scale model of the new
structure in its Village Core context and this model will be available for use by the PEC
during the final hearing.
G. VIEWS AND FOCAL POINTS
Vail's mountain/valley 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
points, The most significant view corridors In the Village have been adopted as part of
Chapter 18.73 of the Vail Municipal Code, The view corridors adopted should 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 18.73. Adopted conidors are
22
listed in Chapter 18.73 of the Vail Municipal Code. Whether affecting adopted view
corridors or not, the impact of proposed development on views from public ways and
public spaces must be identified and considered where appropriate.
. Staff Response:
Although not directly impacting one of the five adopted view corridors, as listed in Chapter
18.73 of the Vail Municipal code, the height of the building will have impacts from the vail
Transportation Center (transit terminal) and will also impact views from the west and
central stairs. Public views of the Village (roofline ol struchrres) will be blocked from
these areas, however, views ol Vail Mountain will remain. Overall, staff feels that the
bejnefits providing a comfortable enclosure to the street, and completing the pedestrian
and retail connection from Crossroads to the Covered Bridge is positive. Staff feels that
the completion of this pedestrian connection is in compliance wiih Goal #3 of the Vail
Village Master Plan:
"To recognize as a top priority the enhancement of the walking experience
throughout the Village."
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 of, and vehicular access to, those alleys should
not be eliminated except where functional alternatives are not provided.
ln all new and remodeled construction, delivery which avoids or reduces impacts on
pedestrian ways should be explored; and adopted whenever practical, for 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 lew buildings in Vail Village (SiEmark/Gore
Creek Plaza, Village Center, VailVillage Inn). Consideration should be given to extending
these corridors, where feasible, and the crealion of new ones. As buildings are
constructed or remodeled, the opportunity may exist to develop segments of a luture
system.
. Slafl-Bespenss
Through the course of the review of the Austria Haus redevelopment proposal, several
loading and delivery options were explored.
The applicant had originally proposed to provide one loading and delivery berth in the
underground parking structure. However, concerns were expressed by he Village Genter
Gondominium owners that they would be negatively impacted by the noise generated
from the delivery vehicles, since the access to the underground location was immediately
adjacent to their units.
The applicant had also explored the possibility of gaining underground access to their
stjucture through the Village Center garage. lt was determined that delivery vehicles
could not enter through Village Center due to height limitations in the garage.
As mentioned previously, the applicant is proposing to provide for loading/delivery In the
front entry drop-off area. The applicant anticipates that deliveries to the retail/commercial
shops wifi arrive via UPS or similar types of courier. Staff continues to believe that this
23
location may negatively impact the pedestrian use of this area of East Meadow Drive and
suggests the applicant continue to explore placing the loading and delivery berth in the
underground structure, as originally contemplated.
I. SUN / SHADE
Due to Vail's alpine climate, sun is an important comlort 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 comtortable 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 adjacent 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 Resoonse:
Although the proposed height of the building willdiminish the amount of sun, and likewise
increase shading, along East Meadow Drive (north side of the project), the provision of
heated public walkways effectively mitigates this consideration, thus providing ice-free
and snow-free sidewalks. Additionally, the "opening up'of Slifer Square will insure
adequate light, air and open space to a public gathering space. Overall, staff believes the
applicant's proposal complies with the above-described considerations.
2. ARCHITECTUBE/LANDSCAPE CONSIDERATIONS
ROOFS
Where visible, roofs are often one of the most dominant architectural elements in any built
environment. In the Village, roof lorm, color and texture are visibly dominant, and generally
consistent, which tends to unify the building diversity to a great degree.
The current expression, and objective, for roofs in the Village is to form a consistently unifying
backdrop for the architecture and pedestrian slreetscape, and to avoid roofs which tend to stand
out individually or distract visually from the overall character.
Roof Forms
Roofs within the Village are typically gable in form and of moderatetoJow 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.
24
Staff Response
The roof form of the Austria Haus has been revised several times from what was
originally proposed. The original roof design of the Austria Haus had a significant amount
of flat roof area. The majority of flat roof has now been replaced with a sloping roof
leading lo a more traditional ridge. Three areas of flat roof, compromising a total of
approximately 444 square feet, remain on the building. These llat roof portions break up
the ridge line and provide locations lor screened mechanical equipment (fans, vents, etc).
The addition of the sloping roof leading to a ridge increased the overall building height by
approximately three feet, since the roof pitch ot 6112 was not changed. The ends of the
ridge have been "clipped", resulting in a hip rool form. 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 ol the building. The applicant had at one time provided
gable ends to both the east and west ends of the building, but has since "clipped" the
gable ends and lowered the roof eaveline at the request of the Village Center
Condominium owners.
Staff would like to see the ridge carried to the ends of the roof creating a gable end,
rather than a hip. However, staff recognizes that this roof form does tend to increase the
perceived height of the building, especially on the east and west ends. Staff will raise this
issue with the Design Review Board.
Pitch
Roof slopes in the Village typically range from 3112lo 6i 12, with slightly steeper pitches in limited
applications. Again, for visual consistency this general 3112-6112 range should be preserved.
. Staff Response
The pitch of the proposed Austria Haus roof is 6/12 and is in compliance with this
guideline.
Overhangs
Generous roof overhangs are also an established architectural fealure 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, etc.
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.
. SlallBespense
Staff suggests that the applicant increase the roof overhangs on the building. Currently,
the overhangs vary from two feet to three feet. Stalf would like to see all the roof
overhangs at least three feet. Again, staff will review this consideration with he Design
Review Board.
z)
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
preferred 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 Fesponse
The rool form on the Austria Haus 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 consideralion.
Stepped Roofs
As buildings are stepped to reflect existing grade changes, resulting roof steps should be made
where the height chahge will be visually significant. Variations which are too subtle appear to be
more stylistic than functional, and oul ol character with the more straight-forward roof design
typical in the Village.
. Staff Response
The Austria Haus site is relatively flat (by Vail standards). While the buibing does not
need to step to follow the topography, vertical and horizontal steps have been
incorporated into the roof design. The vertical and horizontal steps provide a reduction in
the overall mass of the building and add to the architectural and visual interest of the
building.
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
of the above.
. Staff Response
Most recently, wood shakes and wood shingles are being discouraged for use as a
rooling material due to fire safety concerns. At the recommendation of the Town of Vail
Fire Department, the staff has been encouraging developers to use gravel, asphalt, tile,
metal and other more fire-resistant roofing materials on new bulldings.
The applicant is proposing to use reddish tiles on the roof of the Austria Haus. The tiles
will be similar in appearance to those used on the Sonnenalp Bavaria 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
- gutters freezing
- roof dams and water infiltration
- heavy snow loads
26
.l
Careful attention to these functional details is recommended, as well as lamiliarity with the local
building code, proven construction details, and Town ordinances.
For built-up roofs, pitches of 4112 or steeper do not hold gravel well. For shingle roofs, pitches of
4112 or shallower often result in ice dams and backllow leakage under the shingles.
Cold-roof construction is strongly preferred, 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 lhe roof, many of the problems listed can be
reduced. Periodic snow removal will be required and should be anticipated in the design.
Roof gutt6rs tend to ice-in completely and become ineffective in the Vail climate, especially in
shaded north-side locations. Heating the interior circumference with heat-tape elements or other
devices is generally necessary to assure adequate run-off control in colder months.
. Staff Response:
The applicant is proposing a cold-roof construction atop the Austria Haus. Through the
review of a building permit, staff 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 lreedom, 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 streetscape.
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 stucco by its use in portions, at least, of all new
facades, and by assuring that other materials are not used to the exclusion of stucco in any sub-
area within the Village.
. Staff Response
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 Austria Haus. Staff
believes the applicant has complied with this particular architectural consideration.
Color
There is grealer 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 preferred - browns, greys, blue-greys,
dark olive, slate-greens, 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
be used effectively (with restraint) for decorative trim, wall graphics, and other accent elements.
27
i
Generally, to avoid both "busyness," and weak visual interest, the variety of major wall colors
should not exceed four, nor be less than two.
A color/material 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 Austria Haus. 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 lhis topic will be brought to the
attention of the DRB.
Transparency
Pedestrian scale is created in many ways, but a maJor factor is the openness, attractiveness, and
generally public character of the ground iloor facade of 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 transparenl 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 trom 55% to 70o/" ol the total length of the commercial facade. Upper floors are often the
converse, 30%-45% transparent.
Examples of transparency (linealfeet of glass to linealfeet of facade) on ground level.
- Covered Bridge Building 58%- Pepi's Sports 71%- Gasthof Gramshammer 48%- The Lodge 66%- Golden Peak House 6P/"- Gasino Building 30%- Gorsuch Building 51%
. Staff Response
A measure of transparency of the Austria Haus (north and east elevations) indicates that
46% (120lineal feet of glass exists along the 263 lineal feet of building) of the ground
lloor lacade is transparent. Staff recommends that a minimum of 25 lineal feet of
additional glass (55o/,) be added to the ground floor. This would make the Austria Haus
generally consistent with the transparency of other buildings in the Village.
Windows
In addition to the general degree of transparenry, window details are an important source of
pedestrian scale-giving elements. The size and shape of windows are often a response to the
function of the adjacent street. For close-up, casual, pedestrian viewlng windows are typically
sized to human dimensions and characteristics of human vision. (Large glass-wall store-ftonts
28
.r
suggest uninterrupted viewing, as from a moving car. The sense ot intimate pedestrian scale is
diminished). Ground lloor display windows are typically raised slightly 18 inches t 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 itsell 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 for much of the
old-world charm of the Village. Similarly, windows are most often cluslered in banks, juxtaposed
with plain wall surfaces to give a pleasing rhythm. Horizontal repetition of single window
elements, 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 further variety 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 Austria Haus proposal is in compliance with the above-described design
consideration. Staff believes lhe use of dormers with windows, bay windows and
windows with mullions adds to the architectural charm and visual integrity of the Austria
Haus. Staff recommends that the use of mullions in the windows be a condition of
approval.
Doors
Like windows, doors are important to characler 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 etfective in drawing people inside to
retail commercial facades. Although great variations exist, 25-3c'/" t transparency is felt to be a
minimum transparency objective, Private residences, lodges, restiaurants, and other non-retail
establishments have different 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 enty-ways are encouraged. Doorways may be recessed,
extended, or covered.
. Staff Resoonse
Staff believes the applicant's proposal complies with the above-described criteria.
29
Trim
Prominent wood trim is also a unifying feature in the Village. Particularly at ground floor levels,
doors and windows have strong, contrasting framlng elements, which tie the various elements
together in one composition. Windows and doors are treated as strong visual features. Glass-
wall detailing 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 ol 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.
Decks and patios should be sited and designed with due consideration to:
- sun
- wind
- views
- pedestrian activity
. SlallBcsps-nss
The majority of the decks and patios on the Austria Haus aie located on the south side of
the building, facing Gore Creek. These decks and patios are for the use of the guests of
the Austria Haus and not the general public. Staff does believe, however, that the arcade
designed along the north side of the building willprovide shelter from the elements for
pedestrians using the heated walkway.
BALCONIES
Balconies occur on almost all buildings in the Village which have at least a second levelfacade
wall. As strong repetitive features they:
- give scale to buildings.
- give life to the street (when used).
- add variety to building forms.
- provide shelter to pathways below.
30
Statf Resoonse
The majority of the balconies on the Austria Haus are located on the south side of the
building. Several french balconies have been incorporated into the design of the north
side of the building on the upper floors. Statf would like to discuss the design and
repetition of the balconies on the south elevation with the PEC and the applicant. statf
would like to see less repetition of the balconies, particularly on the south elevation.
Color
They contrast in color (dark) with the building, typically matching the trim colors.
Statf Response
Like the exterior color of the building, the DRB will be reviewing this aspect of the
proposal.
Size
They extend far enough from 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 Resoonse
Stalf believes this criteria relates to staff's concerns regarding balconies mentioned
above.
Mass
They are commonly massive, yet semi-transparent, distinctive trom 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.
. Sld-Besperss
The balconies on the Austria Haus are proposed to be semi-transparent in appearance.
Materlals
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,
31
. Statf Response
The material to be used in the construction of the balconies on the Austria Haus is wood,
with vertical structural members. A detail of the railing will be reviewed by the DRB.
ACCENT ELEMENTS
The life, and festive quatity of the Village is given by judicious use of accent elements which give
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 lrom 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.
. Staff 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 accent elements on the Austria Haus. An additional accent symbol
(clock, crest, etc.) is proposed for the tower at the front entry. The final design has yet to
be determined.
LANDSCAPE ELEMENTS
Landscape considerations include, but go beyond, the placement of appropriate plant materials.
- plant materials
- Paving
- retaining walls
- streel furniture (benches, kiosks, trash, etc.)
- lighting
- signage
Plant Materials
Opportunities for planting are not extensive in the Village, which places a premium on the plant
selection and design of the sites that do exist. Framework planting of trees 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.
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Trees
Narrow-leal cottonwood
Balsam poplar
Aspen
Lodgepole pine
Colorado spruce
Subalpine fir
Shrubs
Willow
Dogwood
Serviceberry
Alpine currant
Chokecherry
Mugho pine
Potentilla
Buffaloberry
. Siaff Response
A landscape plan has been submitted by the applicant. The landscape plan has been
developed with the assistance of Town staff, since a majority of the landscape
improvements are proposed on Town propery. The proposed landscape design takes
into consideration factors such as the location of the plantings (sun/shade), maintenance,
climate, etc. Statf believes the landscape design for the Austria Haus complies with the
above-described criteria.
Paving
The freezelthaw cycle at this altitude virtually eliminates common site-cast 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.
In general, paving treatments should be coordinated with that of the adjacent public right-otway.
The Town uses the following materials for all new construction:
- asphalt: general use pedestrian streets
- brick on concrete: feature areas (plazas, intersections, fountains, etc.)
. Staff Response
The paving material used in the public areas around the Austria Haus will be the "Vail",
concrete unit paver, laid in the "Vail-pattern" (herringbone). These surfaces will be
heated and will include the access ramp to the parking structure, the front entry drop-off
area and the pedestrian walkway along the store fronts. The applicant has worked with
the Town staff in developing the design of improvements in the public right-ol-way.
Retaining 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.
33
. SlaflBesponse
No landscape retaining walls are proposed in the construction of the Austria Haus. The
new landscape retaining walls proposed in Slifer Square will maich the existing walls in
terms of both type of materials, and application.
Lighting
Light standards should be coordinated with those used by the Town in the public right-of-way.
. Staff Response
As part of the streetscape improvements along East Meadow Drive, the applicant will be
installing six new Village light fixtures. The number and locations of the six new lights
was determined through consultation with Town staff.
Signage
Refer to Town of Vail Signage Ordinance
. Staff Response:
The staff has requested that the applicant prepare a comprehensive sign program for the
Austria Haus. 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 lrom public view - pedestrians, as well as upper level windows in the vicinity,
Materials
Exterior materials for garbage enclosures should be consistent with that ol adjacent buildings.
34
F.
Construction
Durability ol 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 Response:
The applicant has proposed to incorporate a trash dumpster into the design of the
underground parking structure. The trash dumpster will be completely enclosed and
accessible from inside the parking structure. Without a restauranl, the building is not
expected to generate an unusual amount of trash. The driveway is designed to
accommodate trash lrucks. Staff believes the applicant's proposal complies the above-
described criteria.
ldentilication and mitigation of natural and/or geologlc hazards that affect the
property on which the special development district is proposed.
There are no natural and/or geologic hazards, including the Gore Creek floodplain, that
effect the Austria Haus property.
Site plan, building design and location and open space provisions designed to
produce a functional development responslve and sensitive to natural features,
vegetation and overall aesthetic quality ol the community.
The applicant has revised the site plan In response lo comments received from the
Planning and Environmental Commission and staff during previous worksession
meetings. Most importantly, the applicant has shifted the building on the site to further
buffer the surrounding properties. The applicant has designed the building to respect the
50'Gore Creek Stream setback along the south side of the property and is also
maintaining the required 20'setback along the west property line'
A circutation system designed lor both vehlcles and pedestrians addressing on and
off-site traff lc clrculation.
The Austria Haus redevelopment will have major positive impacts on both otf-site and on-
site vehicle and pedestrian tratfic systems surrounding the property. Staff believes that
pedestrian circulation will be substantially improved as result of the redevelopment'
lmprovements include a new 14-foot wide bus lane and a dedicated, 1 2{oot wide
pedestrian lane along East Meadow Drive, as well as an improved pedestrian streetscape
along the north side ol the building adjacent to the retail shops. The pedestrian
streetscape willbe heated, thus providing ice{ree and snow-free sidewalks. All new
pedestrian improvements propose the use of concrete unit pavers and willconnect into
the existing improvements to the east (Slifer Square), to the west (Village Cente0 and to
the Vail Transportation Center to the north.
Vehicular circulation will also be effected by the redevelopment. The curtent parking
situation will be improved by rernoving the surface parking lot and replacing it with an
underground parking structure and a front entry drop-oFf area. Access to the parking
structure shall be via a heated ramp located at the west end ot the project.
35
G.
H. Functional and aesthetic landscaping and open space in order to optimlze and
preserve natural features, recreation, views and functions.
The proposed landscape plan will have important beneficial impacts on the quality of the
public spaces in the vicinity of the Austria Haus, due to the improvements to East
Meadow Drive, Slifer Square and the Gore Creek streambank.
The streetscape improvements recommended in the Town of Vail Streetscape Master
Plan will be implemented. The improvements will enhance the pedestrian experience
along East Meadow Drive through the construction of a wider and more attractive heated
walkway adjacent to the retail shops. The implementation of the streetscape
improvements will separate pedestrians from bus tratfic by delineating the pedestrian
areas and bus lanes through the use of different paving surfaces.
The applicant has designed improvements to the western portion ol Slifer Square. The
improvements have been developed with the help of Town statf. The applicant's design
is sensitive to the numerous mature trees existing in Slifer Square, Only those trees
which impact pedestrian circulation, effect sun exposure to the seating areas, and would
otherwise be damaged due to construction, are being removed. The removal of the trees
will be mitigated by the planting of additional trees elsewhere in Slifer Square.
lmprovemenls are proposed for the Gore Creek streambank adjacent to the Austria Haus.
The improvemenls are intended to improve the visual appearance of the streambank and
stabilize the soil by reducing the grade of the slope and revegetating the bare soils. The
applicant will also be implementing an erosion and sedimeniation control plan to prevent
run-off from the construction site from entering Gore Creek.
l. Phasing plan or subdivision plan that will maintain a workable, functlonal and
efficient relationship throughout the development of the special development
district.
Phasing of development is not proposed. The applicant is required to submit a
construction phasing and staging plan to the Town prior to receiving a building permit.
The plan will be used lo ensure an efficient and workable relationship with surrounding
uses during the development of the Austria Haus.
At this time, the applicant is anticipating a minor subdivision to amend the location 0t the
north property line. The applicant is proposing to trade land with the Town In order to
gain an additional one - two leet along the northerly property line. In exchange for this
land, the applicant is proposing to trade a triangular piece of property adjacent to Slifer
Square to the Town. Any proposal to trade land with the Town must be reviewed and
approved by the Council.
35
V. CR]TERIA AND FINDINGS FOR A CONDITIONAL USE PERMIT
Upon review of Section 18.60, the Community Development Department recommends approval
of the conditional use permit based upon the following factors:
A. Consideration of Factors:
Before acting on a conditional use permit application, the Planning and Environmental
Commission (PEC) shall consider the factors with respect to the proposed use:
; 1, Relationship and impact of lhe use on development oblectives of the
Town.
Staff believes fiat this review criteria has been satisfied as previously
discussed in Section lV ol this memorandum.
2. The effect of the use on light and air, distribution of population,
transportation facillties, utilities, schools, parks and rgcreation
facilities, and other public facilities needs.
Staff believes that this review criteria has been satisfied as previously
discussed in Section lV of this memorandum.
3. Effect upon traffic with particular reference to congestion, automotive
and pedestrian safety and convenience, traflic flow and control,
access, maneuverabllity, and removal of snow from the street and
parking areas.
Staff believes that this review criteria has been satisfied as previously
discussed in Section lV of this memorandum.
4, Effect upon the character ot the area in which the proposed use ls to
be located, including the scale and bulk of the proposed use In
relation to surrounding uses.
Staff believes that this review criteria has been satisfied as previously
discussed in Section lV of lhis memorandum.
5. Prior to the approval of a conditlonal use permlt for a tlme-share
estate, fractional fee, fractlona! fee club, or time-share license
proposal, the following shall be considered:
a. lf the proposal lor a fractionalfee club is a redevelopment of
an existing facllity, the fractionalfee club shall malntaan an
equivalency of accommodation units as presently existing.
Equlvalency shall be malntained either by an equal number of
unlts or by square footage. lf the proposal ls a new
development, it shall provlde at least as much accommodation
unit GRFA as fractionallee club unit GRFA.
The Austria Haus proposal is a redevelopment of an existing
facility. The Austria Haus shall be required to maintain an
equivalency of the presently existing accommodation uni{s. The
37
b.
applicant is proposing to meet the equivalency requirement by
replacing an equal amount of accommodation unit square foolage'
According to as-builts prepared by the applicant, 1 0,1 00 square
feet ol accommodation unit square footage exists in the Austria
Haus. Calculations of the proposed accommodation unit square
footage indicates that the applicant needs to provide an additional
'l 81 square feet of accommodation unit square footage. In order to
meet this requirement, stalf would recommend that the applicant
convert the lock-otf for Unit # 10 to an accommodation unit. This
would increase the total number of accommodation units to 26 and
increase the equivalency square footage.
Lock-off units and lock-oft unit square lootage shall not be
included in the calculatlon when determining the equivalency
ol existing accommodation units or equlvalency of existing
square footage.
Even though lock-otfs cannot be counted towards meeting the
equivalency requirement, the applicant has maintained 28 lock-off
units in the Austria Haus. The staff and applicant feel these units
will be renled as short-term accommodations and thus enhance
the hotel bed base in Town.
The ability of the proposed project lo create and maintain a
high level of occupancy.
The Austria Haus proposal is intended to provide additional hotel
and "hotel-type" accommodation units in the Town of Vail. The
applicant is proposing to incorporate 22 member-owned club units
(fractional tee club units wilh 28 lock-off units), with 25
accommodation (hotel) rooms. Although not included in the
equivalency requirement, the fractional fee club units have been
designed to accommodate lock-off units. Staff believes that lock-
o{f units provide an additional community benefit of added
"pillows". lf a fractional fee club unit owner purchases an interest
in a multiple bedroom unit, and does not desire to utilize all the
bedrooms, they can then have the opportunity of returning the
unused bedrooms (lock-offs) to a rental program.
Staff feels that by providing lock-off units, and managing the
availability of the lock-otf units in a rental program when not in
use, a fractional fee club project can significantly increase the
availability of accommodation units in the Town of Vail.
Through our research on the fractional fee issue, staff has
identified some potential positive impacts of fractional fee units in
the Town of Vail:
A) Activity during the'shoulder seasons" tends to increase
due to an increase in year-round occupancy;
B) The attraction of revenue-generating tourists;
38
c.
C) The efficient utilization of resources. This is the "warm
beds" concept;
D) More pride of ownership with fractional fee club units
than with accommodation units;
E) Increased levels of occupancy; and
F) Increased resort exposure due to the extensive number
of interval owners.- d'
il!l"J,trj:"11H.ffilJli"'"":lilH;:lHl,33li,i'n"H.,""1,"
' over that allowed by zoning. The number of employee houslng
units will be consistent with employee impacts that are
expected as a result of the proiect.
The staff included the fractional fee club units into the calculation
of the employee generation resulting from the establishment of the
Special Development District. Based strictly on the number of club
units, the development will generate a need for 8.8 "new"
employees. When the multiplier of 0.30 is factored in, 3 of the 11
"neW'employees which the developer must provide deed-restricted
housing for, are generated by the fractional fee club.
e. The applicant shall submii to the Town a list of all owners of
exlsting unlts within the prolect or bullding; In written
statements from 100% ol the ownsrs of exlsting units
indicating their approval, without condition, of the proposed
lractional fee club. No written approval shall be valid lf it is
signed by the owner more than 60 days prior to the date of
liling the application for a conditional use.
The applicant, Sonnenalp Properties, Inc., is the sole owner of the
property. No other written approval is required.
VI. STAFF RECOMMENDATION
The staff is recommending approval of the request for the establishment of Special
Development District #35, Austria Haus, and the conditional use permit to allow for a fractional
fee club. The staff believes that all the review criteria have been met, as identified ln his
memorandum. We would recommend that the approval carry with the it the following conditions:
1. That the applicant meet with the Town staff, prior to appearing before Town Council for
the first reading of an ordinance establishing Special Development District #35, to
formulate a construction phasing plan and to determine financial responsibilities for the
off-site improvements to Slifer Square, East Meadow Drive and the revegetation of the
Town-owned stream tract, south of the Austria Haus. staff will then make a
recommendation to Council regarding the construction phasing and financial
responsibilities ol the off-site improvements.
39
i
f :\everyone\pec\memos\sonnensd. 224
2.
3.
4.
5.
6.
That the applicant prepare a deed restriction or covenanl, subject to the Town Attorney's
review and approval, thereby restricting the current and future owner(s) ability to locate a
restaurant, oi similar food service operation on the Austria Haus property. Said deed
restriction or covenant shall be recorded with the Eagle County Clerk and Recorder's
Olfice prior to the applicant submitting for a building permit.
That the applicant submit the lollowing plans to the Department of Community
Oevelopmbht, for review and approval, as a palt of the building permit applicalion for the
Austria Haus:
A Tree Preservation Plan;
An Erosion Control and Sedimentation Plan;
A Construction Staging and Phasing Plan;
A Stormwater Management Plan;
A Site Dewatering Plan; and
A Tratfic Control Plan.
40
a.
b.
c.
d.
e.
t.
7.
That the applicant provide deed-restricted housing, which complies with the Town of Vail
Employee Housing requirements (Chapter 18.57), for a minimum of 11 employee.s, and
tai saiO deed-reslricted 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 Austria Haus.
That the applicant pay into the Town of Vail Parking Fund for the required number of pay-
in-lieu parking spaces, as determined at lhe time of building permit, prior to requesting a .
Temporary C-ertiticate of Occupancy for the Austria Haus. The applicant shall be required
to purchase the pay-in-lieu spaces at the rate in elfect at the time ol buibing permit
application.
That the applicant either remove that portion of building floor area (enclosed areas)
currently proposed on Town of Vail property (northwest portion of building/porte-cochere),
or appear before the Town Council with a request to subdivide and trade land with the
town'. Should the Council agree to a trade of land, all costs incurred to accomplish the
land trade shall be paid by the applicant. Ai this time, the applicant is anticipating a
minor subdivision to amend the location of the north propeity line. The applicant is
proposing to trade land with the Town in order to gain an additional one - two feet of
property along the northerly property line. In exchange for this land, the applicant is
lroposing to tlade a triangular piece of property, adjacent to Slifer Square, to the Town.
That the applicant revise the building floor plans to provide at least 10,100 square feet of
accommodation unit square footage, to conform with the equivalency requirement for
fractional lee club units, prior to appearing before the Vail Town Council for the first
reading of the ordinance establishing Special Development District #35. According to
as-builts prepared by the applicant, 1 0,1 00 square feet of accommodation unit square
footage exists in the Austria Haus. Calculations of the proposed accommodation unit
square footage indicates that the applicant needs to provide an additional 181 square. feet
of accommodation unit square footage. ln order to meet this requirement, staff would
recommend that the applicant convert the lock-off for Unit # 10 to an accommodation
unit. This would increase the total number of accommodation units to 26 and increase
the equivalency square footage,
f :\everyone\pec\memos\sonnensd.224
8.That the following design considerations be carefully reviewed by the Design Review
Board (as previously discussed in Section lV of this memorandum):
A) That the mullions on the windows and doors, as depicted on the buiHing elevations,
be a required element of the Austria Haus project.
B) That the applicant further modify the south elevation of the structure, as this elevation
continues be too architecturally repetitive.
C) That the applicant revisit the originally contemplated design which incorporates the
loading and delivery facility in the underground parking structure. Staff believes that
trying to accommodate loading and delivery in the porte-cochere area will result in
conflicts between pedestrians, vehicles accessing the parking structure, and delivery
trucks. Staff understands the original design option may not be the desire of the owners
of the Village Center Condominiums, yet we believe the impact can be mitigated with
appropriate screening.
D) That the improvements recommended for East Meadow Drive, as depicted in the
approved Town of Vail Streetscape Master Plan, be implemented as a part of the Austria
Haus project. This includes a reduction in street width from 30 feet to 26 teet (14 foot
bus fane and 12 foot attached, paver pedestrian walk).
E) That the roof ridge of the structure be carried to the east and west ends of the roof,
thereby creating gable ends, rather than a clipped hip. Staff does recognizes that the
gable roof lorm may increase the perceived height of the building, especially on the east
and west ends, however, we believe that this will bring the structure more inlo
compliance with the Design Considerations.
F) That the applicant increase the roof overhangs on the building. Currently, the
overhangs vary from two leet to three feet. Staff would recommend that all the roof
overhangs be a minimum of three feet.
G) That a minimum ol25 linealfeet of additional glass area (55%) be added to the
ground floor (north and east elevations) of the structure. Tr|is would make the Austria
Haus generally consistent with the transparency of other buildings in the Village.
H) That the applicant review and modify the balcony configuration on the building, in order
to eliminate the repetitive nature of the existing design, particularly on the south elevation.
The majority of the balconies on the Austria Haus are located on the south side of the
building, although several french balconies have been incorporated into the design 0f the
north side of the building on the upper floors.
l) That the applicant prepare a comprehensive sign program for the Austria Haus. The
comprehensive sign program will be reviewed by the DRB.
4L
i
f :bveryone\pec\memos\son nensd.224
r\TTACII}IENT L
OR-DINANCE NO.22
SERIBS of 1996
AN ORDINANCB AMI,NDING SOCTION 18.0.I, DEI.'INITIONS, ADDINGI'FRACTIONALFtrE CLUB" AND "FRACTIONAL FEB CLUB UNIT", AMDNDINGsEcrloN 18.22.030, cONDITIONAL USES, ALLOWING r,-nACTIONAL FtrE CLUBAS A CONDITIONAL USD, IN TI{E PUI}LIC ACCOJVTMODATION ZONE DISTRICT,
AIV1DNDING SBCTION T8.6O.O6O(AX?), CONDITIONAL USE PEIL\IIT CRITERIA-FINDINGS.
WIIEREA S, an application has bcen submitted to amcnd Sections 1g.22.030 and
18.60.060 ofthe Torvn of Vail Municipal Cocle to allow fractional fee club as a conditional usein thc Public Accommodation Zone District and to provide critcria aad findings applicable tofractional fec club requests in Vail; and
WHEREAS, all notices as required by Section 1g.66.0g0 have been sent to the
appropriate parties; and
WHEREAS, on November 25, r 996, in accordance with section 18.66.140 the Town ofVail Itlalning and Environmental Comrnission held a public hearing on the proposed
amcndments and unanimously recommcnded approval of the amendmcnts to the Town council.
and
wI{Ei{EAs, thc Vail rown council believes that quality fiactional fee club unit are an
appropriatc means of incrcasing occupancy rates, maintaining and enhancing short-term rental
availability and diversifying thc resort lodging market within the Torvn of viil; and
WHEREAS, the Vail Town Council belicvcs that a fractional fee club is a form of oublic
accommodalion; and
WI{EREAS, the Vail Tow'Council considers that it is rcosonablc, appropriatc, and
beneficial to the Torvn ofVail aad its citizens, inhabitants and visitors to adopt Ordinance No.
22, Series of 1996: and
WIIEREAS, thc Vail rown council belicves thc proposed amendments are consistent
with its adopted goals, objectives and policics.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COT'NCIL OF THE TOWN OFVA]L, COLORADO,THAT:
ST'CTION 1
Chapter 18.04, Definitions is hereby amended to read as follows:
18.04.136 Fractional Fee Club, means a fractional fee project in which each
condominium unit, pursuant to rccorded project documentation as approved by thc Town of Vail,
has no ferver t}ran 6 and no more than l2 ol*ners per unit and whose use is established by a
res€rvation systcm. Each of the fractional fce club units are made available for short-tern rcntali. a nranaged program when not in
'se by the club members- 'I'he project is managecl on-site
with a front desk operating 24 hours a day, scven days a wcek prov.iding reservatio-n and
regjstration capabilities. The project shall include orbeproximateto transportation, retail shops,
ealing and drinking establishments, and recreation facilities.
18.04.136.1 Fractional Fee club unit - a condominium unit in a fiactional fee club
described as such in the project documentation and not an accommodation unit within the
fractional fee club.
i O.dine No 22,5si6 o( 1916
18.04.430 FractionalFce[Delctcd]
SECTION 2
section r g'22'030 - pubric Accommodarion-conditional uscs - of the Town of VailMunicipal Code is hcreby amended to read as follows:
18,22.030 Conditionaluscs
The follolving conditionar uses sha be permitted in the public Accommodation ZoneDistrict, subject to the issuance ofa conditional use permit in accordance with theprovisions of Chapter 1g.60:
B.
c.
D.
E.
r.
G.
n.
J.
n.
L.
M.
N.
Profcssional and business offices;
Hospitals, medical and dental clinics, and medical centers;
Privatc clubs and civic, cultural and fratemal organizations;
Ski lifts and tows;
Theaters, meeting rooms, and convention facilities:
, Public or conrmercial parking facilities or structures;f uDltc uansportation lcrminals;
Public utility and public service uses:
Public buildings, grounds and faciliries:
Public or private schools;
Public parks and recreational facilities:
Churches;
Eating, drinking, recrcational, or retail establislrrnents not occupying more thanl0% ofthe total Gross Resirtential Floor Area ofa main structure or srucrures
locatcd on the sitc in a ron-conforming multi-lamily <twelling;
Major arcadc, so long as it does not have any cxterior frontagi on any public way,strcet, walkway, or mall areaiO. Bed and Brcakfast as furthcr rcgulated by Section l g.5g.3 l0;P. Type III EI-IU as defincd in Seciion t8.57.060;a. Type IV EFIU as defined in Secrion lg.S7.7O.R. Fractional fee club as furrher regulated by Section 1g.60.060(A)(Z)(a_e).
SECTION 3
section 18.60.060(4)(7), conditional uses permit criteria-findings, ofthe Town of vailMunicipal Code is hereby amended and shall read as foliows:
7' Prior to the approval ofa conditional use permit for a time-share estate, fractional
fee, fractional fec club, or time-share license proposal, the following ,fiAI b"considered:
Ifthc proposal for a fractional fee club is a redevelopment ofan existingfacility, tJre fractional fee slub shall maintain an equiuut"n.y ot.
accommodalion units as are presently existing. Equivalency shall benlalnrarned erther by al equal number of units or by squarc footage. Iftheproposal is a new development, it shall provide at ieasi as much
accommodation unit GRFA as fractional fee club unit GRFA.
Lock-offunits and lock-off unit square footage shall not be included in thecalculation when deterrnining the equivalency of existing accommodation
unas or equivalency of exisl.ing square footage.
The ability of the proposed project to create and maintain a high level ofoccuPancy.
I odi.rg r'to. 2l sqi€ d lee6
d. Employee housing units may be required as part ofany new orredevelopnrent fractional fee crub project requesting dlnsity over that
;i".Hff#ff iif ;#i";:tH:ff Ti"i?:".[::':::::i::tffi *"project.
e. The applicant sha submit to the torvn a list ofau owners ofexisting unitswirhin the project or building; and wdtten statenents from one-hunlred
percent of lh€ owners of existing units indicating their approval, rvithorit, gondition, ofrhe proposed lractional fee club. )io written uppr;"J;hJi
be valid if it was signed by the owner morc than sixty duy, piior to thei. date offiling the application for a conditional use.
strcTroN 4
If any part, section, subqection, sentc.nce, crausc or phrase of trris ordinance is for anyreason held to be invalid, such decision shall not affect the vatidity of trre remaining p*tiori', orthis ordinance; and the Town council hereby dcclares it woukr have passed this ord"il;",;;each pad, section, subsection, scntence, clause or phrase thcreof, ,.go,af"r, oit},. io;,h* ;;one or more parts, sections, subsections, sentences, clauses or pluases be declared invalid.
STICTION 5
Thc Town Council hereby finds, determines, and dcclarcs that this ordinance is necessaryand proper for thc health, safety, and werfarc of the Town of Vail and the inhabitants thereof.
.sncTroN6
- T: fp.ul or thciepgal and rcenacrment of any provision of the Municipal Code of theTorvn of Vail as provided in this ordinance shalr not aifect any right wrrich has accrued, any dutyimposcd, any violation that occunert prior to the effective datl hereo[, any prosecutioncornmcnccd, nor any othcr action or procecdings as commcnced undcr oiby virtue of theprovision repealed and reenacted. Thc repeal Jfany provision hcreby shall not reuiu" anyprovision or any ordinance prcviousry repcared or sirpersedcd unless expressry stotea nlriin.
SECTION 7
All bylaws, orders, resolutions, and ordinances, or parts thcrcof, inconsistent herewith arercpealed to the extent only of such inconsistcncy. This repcaler shall not be conrt-"a to ,*ir"any bylaw, order, resol.rtion, or ordinance, or part thereof, theretofore repealed.
FTJLL oN FIRsr READING rhi-s 7th dav ofJanuary, 1992, and a pubric hearing shal be held on
$i1.Qroiry1ge on the 21st day of January, 1997, in irie council chambers
"r,rrJv"iirrarJ"-ip"rBuilding, Vail, Colorado.
Robert W, Armour, Mayor
A TTFqT.
Holly McCutcheon, Town Clerk
ATTACHMENT 2
Memo
To: Joe Treleven
pirector, Village Center Association
120 Willow Bridge Road, #5J' Vail, CO 81657
From: Gordon Pierce
Ref: Landscaping and Planting of Village Center Property
Date: February 10,1997
As requested by the Town of vail Planning Department, I am asking if you would sign
below on behalf of the Village Center Condominium Association in that the Austria Haus
may landscape on the village center property.
A detailed plan of the area between our properties will be forthcoming for your review.
Thank you for your cooperation,
Sincerely,
PIERCE, SEGERBERG & ASSOCIATES, P.C., A.I.A.
GRP/jod
Pierce. SeSerberg & Associ es
Archirects, PC.,A.l A
Mnin Oflice
1000 S. Frontage Road W
Vail. CO 81657
fox:970 476 4608
phone: 970 476 4413
Denvea Office
l6l7 Wazee Srreet
lurte e I
Denver, CO 8020?
foi: 301 621 2262
phonei l0l 623 3355
Approved or, {*
o
f:\pqi\austrilhouse\docs\ffsleven feb I 0, l997.doc
o
ATT ACH.TIENT 3
Er'I PLO'I'I'( E}'T OENER./\NON RATES
EXIIIBIT A
Succrsmo El,ntorrrm,vr CATecoruEs axn R rncrs Fon Varr-' ExPnessrn As Enffioynes PER 1000 SeuARE FEET
RRC RESE^RCH
OVERALL
AVEMcEJ
SuccrsTrn
RAN6E
Bar/Restaurant 5.7/1000 s.f.5-8/1000 s,f.
Retail and Service Commercial s.9/1000 5-8/1000
Retail: Grocery/Liquor/Convenience 1.8/1000 l.5-3/1000
Office: Real Esute 7.6/1000 6-9l1000
Office: Financial I 3,r/looo 2.5-4t1000
Office: Profcssional/Other 6.6/1000 5-8/1000
Conference Center NA 1/1000
Health Club NA . 1-1.5/1000
l-odging*1.3/room .25-l.25lroom
Local Govcrnment 6.s/1000 5-8/1000
Construction (Offices, Interior Storage, etc.)10.6/r000 9-13l1000
Multi-Family N/A 0.4/unit
Single Family N/A 0.2/unit
Ofier: To be determined through rhe SDD
process, upon submission of adequate
documentation and a review of the apy'lication
material s,
* Lodging/accomrnodations has particululy large variation of employees per room; depending
upon factors such as size of faciliry and level of service/suppo( facilities and amenities piovia"a.
The standards present a wide range of employment, but it is anticipated that a definitive reportwill be submiBed by each lodging property reguesting an expansibn, which would t{ren be
gvaluated on a case-by-case basis. t .
Mrrl r{ n1 i ar- h.acad' MultiPlier based on .densltY
'30 lf exceedlng densltY
.15 lf at or below densltY
.i:
ROS^I t- nFMwFN a^DFc
Auslrin Staffi ng Ilostcr
Position hours ofopcration l9g7 Ennl lggg cnrn], conlntcnts
Managcr floating t IAssistant floating I I
l;ront Dcsk Tarn to I lpnr 3 5 24 hour clcskBellstaff , floating I 3 parking&sizc
Flousekecpirg 8anr to 5pnr 6 l0 size and ll ofrnrs,' turndorvn 2 3Bar 3pm to rrridniglrr I.5 1.5Restaurant sam to noon
rvair s, 3.5kitchen 2. 0 contincnt^l only
4pnr to nr idn ight
rvair 4 0kirchcn 3.5 0Retaif varics 5 unknorvn fluzz'zB&l)Enginccring Tanl to I lpn I zConcicrge ?arn to I I anr
3pnr lo Tpnr 0 t.5
,35 31 .5 '':
Scrviccs providcd frorn Main l.lotcl Conrplcx:
ATTACHI"IENT 4
Spa
Golf
Activitics
Markcting & Salcs
Accounting
Rcscrvation
'lblcphorr
Laundry
Unifonns
Room Seryice
Conference Scrviccs
Dmployec Cafetcria
Human Resources
Floral & Dccoration
Landscaping
Employee Housiug
Purchasing
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(,
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Vail Town Council
Community Development Department
March 4, 1997
A request for the establishment of Special Development District No. 35, Austria
Haus', located at 242 East Meadow Drive/on a part of Tract C, Block 5-D' Vail
Village lst Filing.
Applicant: Sonnenalp Properties, Inc., represented by Gordon Pierce
Planner: George Ruther
DESCRIPNON OF THE HEOUEST
The applicant is proposing to establish a new special development district to facilitate the
redevbiopment ot tn'e exisling Austria Haus. The Austria Haus redevelopment proposal j:. ..
intended'to provide additional hotel and "hotel-type" accommodation units in the Town of Vail-
The applicaht is proposing to incorporate 22 member-owned club units (fractional fee club units
with 27 lock-of dniti), with 26 hotel rooms and one on-site manager's residence (employee
housing unit). The applicant is proposing 4,440 square feet of new commercial/retail space on
the mai-n tevbt of the Austria Haus.' The Austria Haus proposal includes a front desk reception
and registration area operating 24 hours a day and seven days a week, a lounge, an exercise.
room, irember ski storhge and other accessoiy facilities commonly associated with hotels and
lodges.
BACKGROUND
On February 24,1997, the Planning and Environmental Commission (PEC) recommended
approvat of ihe request for the establishment of Special Developqgnl District No. 35, Austria
Fidus anO approved a conditional use permit for a Fractional Fee Club. The vote was unanimous
(6-0-1 (Prat
-abstaineO;).
The PEC's recommendation for approval carried_ with it numerous
iondifidns. The PEC's recommending conditions of approval are listed in Section 6 of Ordinance
No.4, Series of 1997.
PROCESS
chapter 18.40 of the Town of vail Municipal code provides for the establishment of special
Devblopment Districts (SDD's) in the Town of Vail. The February 24,1997 staff memorandum to
the PEC details the puipose and criteria for evaluating the merits of a proposed SDD' To
summarize:
'1 . The purpose of a Special Development District is:
"To encourage flexibillty and creatlvity in the development of land' in order
to promote lts most appropriate use; to lmprove the deslgn character and
quality of the new development within the Town; to facilitate the adequate
and economical provision of streets and utilities; to preserve the natural and
scenic features of open space areas; and to lurther the overall goals of the
community as stated in the Vail Comprehensive Plan-"
2. The Approved Development Plan lor an SDD establishes the uses and guidelines for
develofment of the subject property. Sections 4 and 5 of Ordinance No. 4 outline the
development standards for the Austria Haus.
3. The Municipal Code of the Town of Vail provides nine design critetia which shall be used
as the principal criteria in evaluating the merits of the proposed Special Development
District. The nine criteria include:
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building
height, buffer zones, identity, character, visual integrity and orientation.
B. Uses, activity and density which provide a compatible, etficient and workable
relationship with surrounding uses and activity.
C. Compliance with parking and loading requirements as outlined in Chapter 18.52.
of the Town of Vail Municipal Code.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
E. ldentification and mitigation of natural andior geologic hazards that affect the
property on which the special development district is proposed.
F. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,' vegetation and overall aesthetic quality of the community.
G. A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
l. Phasing plan or subdivision plan that will rnaintain a workable, functional and
efficieni ielationship throughbut the development of the special development
district.
The staff responded to and addressed each of the above criteria in the staff memorandum to the
PEC. Pfease refer to the February 24, 1997, Stiaff Memorandum tor details.
ZONING ANALYSIS
The development standards for a Special Development District shall be proposed by the
.
applicant. bevelopment standards including lot area, site dimensions, setbacks, height, density
cbhtrot, site coverage, landscaping and parking and loading shall be determined by the Town
Council. Before the Town Council approves development standards that deviate from the
underlying zone district, it shall be determined that such deviations provide benefits to lhe Town
tnat oJtweign the adverse effects 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.
The Community Development Department statf has prepared a Zoning Analysis for the proposed
Austria Haus rddevelopment basdd on the revised plans submitted by the applicant. The Zoning
Analysis compares thd development standards outlined by the underlying zone district of Public
Accommodation and Ordinance #8 (SDD #2/19841to the proposed Special Development
District #35.
Wherever the proposed development standards deviate from the underlying zoning of Public
Accommodation, the standards are highlighted in bold type.
Lot size:24,089 sq. ft. /0.553 acres
BuidablE area: 24,089 sq. ft. /0.553 acres
Development UnderlylngZonlng
Slandard of Publlc Accommodatlon
AUSTRIA HAUS
Ordlnance #8
(sDD #12y1984)
Proposed Ordlnance #4
(sDD#3s/19s7)
GRFA: 80% or '19,271 sq. ft.
Dwelling
units per acre: 13.8 DU's
118% or 28,591 sq. ft.
34.s DU's
(2 DU's & 6s AU's)
7'lo/o ol
17,103 sq. ft.
N/A
N/A
N/A
N/A
5 short-term
spaces on-site
71 parking spac€s
pay-in{ieu
168% or 40,429 3q. ft.
35.5 DU's (22 DU's,
25 AU's, f Type lll El{U}
68% or 16,371 sq. ft.
o'
5' t20'
7'.
56-5'
52'
68'
48 spaceB In garage and
16.26 spaces
pay-ln-lleu
Sile coverage:
S€tbacks:
front:
sidEs:
rear:
Height:
Parking:
55% or 'l3,249 sq. ft.
20'
20'
20'
48 sloping
45'flat
60'tower
per T.O.V. code Section 18.52
Comm€rcial
sq. footage: 1ory. or 1,927 sq. ft.
Landscaping: 3U/" or7,227 sq.ft.A detaifed plan 19.8 ch ot 4,782.6 3q. fl'
was lo b€ submitted
for DRB approval
Loading: per T.O.V. code Section 18.52 1 berth 1 berth at drop-off area
1 1% or 4,440 3q. ft.
38% or 15,308 3q. ft.Common area: 35olo of allowable GRFA NiA
or 6,745 sq. ft.
STAFF REGOIIMENDATION
The staff is recommending approval of the request for the establishment of Special Development District #35,
Austria Haus. The staff believes that all the review criteria have been met, as identified in this memorandum.
We would recommend that the approval carry with the it the conditions recommended by the PEC
360/" or
1 1,555 sq. ft.
4
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environment'al Gommission
Department of Comm unity Development
April14,1997
A request for a final review with the Design Review Board of the amended
proposal lor the establishment of Special Development District #35, Austria Haus,
focated al242Easl Meadow Drive/on a part of Tract C, Block 5-D, Vail Village
First Filing.
Applicant: Sonnenalp Properties, Inc., represented by Gordon PiercePlanner: George Ruther
t
I
BACKGROUND
On February 24, 1997, the Planning and Environmental Commission held a public hearing
to review a request for the establishment of Special Development District #35, Austria
Haus, located at 242 East Meadow Drive/on a part of Tract C, Block 5-D, Vail Village First
Filing. Upon review ol the applicant's request, the Planning and Environmental
Commission forwarded a recommendation of approval to the Vail Town Council (6-0-1).
The PEC's recommendation of approval to the Vail Town Council included eight
conditions.
On March 25, 1997, the Vail Town Council held a worksession and public hearing to
review the first reading of Ordinance #4, Series of 1997. Upon review of the proposed
ordinance, the Vail Town Council approved the ordinance on iirst reading (5-2) with seven
conditions. The conditions are as follows:
1. That all the required parking spaces be constructed on-site rather than paying into
the Town Parking Fund. The Council will consider a land lrade and/or a land
lease with the applicant to achieve the on-site parking requirement.
2. That two (2) creekside dwelling units (fractional lee club units) be converted to
accommodation units.
3. That the applicant install and operate the street heating system under East
Meadow Drive, adjacent to the Austria Haus.
4. That the applicant agrees not to remonstrate against a streamwalk, in the T.O.v.
stream tract, adjacent to the Austria Haus should the Town choose to expand the
streamwalk.
5. That fte applicant create 11 new, deed-restricted employee housing units rather
than deed-restricting 11 existing, dwelling units'
6. That the applicant return to the Planning & Environmenlal Gommission prior
to second'reading of the ordinance for consideration of the new roof ridge
line design intenJed to reduce the height of the building and the newly
proPosed building elevations.
7. Thar the applicant present an alternate loading/delivery/parking plan prior to
second reading of the ordinance.
ln addition to the conditions, other issues raised by the various council members relating to the
establishment of Special Development District #35 included:
1. Reconsider the restriction on restaurant use in the building'
2. Increase the stream setback distance along the south side of the building to
provide lurther protection of Gore Creek.
3. Explore removing several lock-off units with the intent of reducing the overall
square footage of the building.
4. Remove the clock tower from the building.
5. Increase the ratio of accommodation units to fractional fee units.
Second reading of Ordinance #4 is scheduled for review by the Council on Tuesday' April
15,1997.
II. DESCRIPTION OFTHE REOUEST
The applicant is requesting a final review of an amended proposal for the establishment
ot Spdiiat Development District #35 as required by the Town Council.
The amended proposal includes the following changes:
1. The underground parking structure has been redesigned to accommodate
all required"vehicti pa*i-ng on-site and to eliminate the need to pay-in-lieu
into tl.ie Town Parkihg fund. me appl6ant has increased the on-site
piif,ing spaces trom'+g spaces to 6d spaces. This was accomplished by
bxtenO'ini the underground structure to the north underneath the
pedestriin wagwayidjacent to the building and by adding one additional
valet parking space.
2. The applicant has reconfigured the interior layout of the_Austria Haus' The
propo'sh now includes 22-fractional lee club units with 21 lock-off units, 28
bccommodation units, 4,649 square feet of commercial area, and 14'004
squate feet of common area. these changes-include.the conversion of
ode fractional fee club un1 on the creekside of the building to four
accommodation units.
3. The building footprint of the Austria Haus is propo.999 19 b9 shiftedseven
feet to the north as requested by council. The shift in the building footprint
4.
5.
has increased the distance of the building from the centerline of Gore
Creek and reduced the amount of impervious surface north of the buiuing.
The additional seven feet is intended to provide more green space south
of the Austria Haus and provide greater protection ol the Gore Greek
corridor.
The 68 foot-tall clock tower/front entrance has been removed. The
removal of the clock tower y\ras in response to concerns expressed by
members of the Town Gouncil and the community.
The architectural elevations have been changed significantly. To reduce
the appearance of bulk and mass, the aPplicant has broken the building
mass into three building forms and redesigned the roof ridge line. The
redesign of the roof ridge line reduced the overall building height and
lessened the building's impact on views to the mountain. The new
building architecture and massing is intended to replicate the building
mass and architecture along Bridge Street and the Village Center
Buildings.
The ratio of fractional fee club units to accommodation units has been
reduced from 0.85 fractional fee club unit for every 1.0 accommodation
unit (0.85:1) to 0.78 lractional fee club unit for every 1.0 accommodation
unit (0.78:1).
The proposed development standards for Special Development District
#35 were amended. The changes are indicated in the analysis below:
6.
7.
Developmeril February 24, 1997
Stendards Proposal
AUSTRIA HAUS
April 14, 1997
Proposal
+l-
Dwelling Units:
GRFA:
(D.u.)
(4.u.)
Site Cwerage:
Parking:
Loading:
Commercial
Area:
Common
Area:
35.5 D.U.'s (n D.U.l% A.U.
1. EHU)
40,449 sq- fl.
(30,320 sq. fi.)
(t0,100 sq. ft.)
16,371 sq. ft.
64.26 spaces
(48 spaces on-sit€
'16.26 spaces pay-
in-lieu)
1 berth
4,440 sq. ft.
'15,308 sq. ft.
36.s D.U.'s (22D.U.12e A.U.
1 EHU)
40,5s4 sq. ft.
(30,354 sq. n.)
(10,200 sq. ft.)
19,634 sq. ft.
66 spaces on-site
1 berth
4,649 sq. ft.
14,004 sq. ft.
3
+ 1 D.U.
(2 A.u.)
+ 125 sq. ft.
(+ 25 sq. fl.)
(+ 100 sq. h.)
+ 3.263 sq. ft.
+ 1 .74 spaces
N/C
+ 209 sq. ft.
- 1,304 sq. ft.
Total Building
Area:
Employee
Generation:
72,6€7 sq. ft.
1 1 new employees
74,378 sq. ft.
12 new employees
llarch 25, 1997
SDD Propceal
+ 1,71 1sq.ft.
+ 1 new employee
IV. ZONING ANALYSIS
The Community Development Department staff has prepared a Zoning Analysis for the proposed Austria
Haus redevelopment. For comparative purposes only, the staff has included the development standards
outlined by the underlying zone district of Public Accommodation, the Development standards proposed
at first reading on March 25, 1997, and the amended development standards for Special Development
District #35 as of April 14, 1997.
Wherever the proposed development standards deviate from the underlying zoning of Public
Accommodation, the standards are highlighted in bold type.
AUSTRIA HAUS
DEVELOPMENT STANDARDS COMPARISON
Lot size: 24.089 sq. ft. /0.553 acres
Builable area: 24,089 sq. ft. /0.553 acres
Ilevelopment UnderlylngZonlngStandard of Public Accommodation
April 14,1997
SDD Proposal
GRFA:
Dwelling
units per acre:
Site coverage:
Setbacks:
front:
sides:
rear:
Height:
Parking:
Landscaping:
Loading:
8@/" or 19,271 sq. ft.
13.8 DU's or 25 units/acre
557o or 13,249 sq. ft.
20'
20'
20'
48' sloping
45' flat
60'tower
per T.O.V. code
Section 1 8.52
30P/" or 7,227 sq. ft.
per T.O.V. code
Section 18.52
168% or 40,4i!9 sg. ft.
35.5 DU's (22 DU's,
26 AU'r, 1 Type lll EHU)
68%or16,371 sq.ft.
0'
5' t20'
7'
56.s',
52'
68'
48 space3 on-Elte &
16.26 spaces
pay-in-lleu
19.8 % or4J82.6 sq. ft.
1 berlh al dropoff area
168% or 40,554 3q. ft.
36 DU's (22 Du's,
28 AU's, 1 Type Ill EHU)
81% or 19,634 sq. ft.
2"
z',/20*
56'
52',
N/A
66 spaces on-site
19.20/" ot 4,542 sq. ft."
1 bsrth at drop-off ar€a
Commercial
sq. footage:11% or 4/440 sq. ft.
38% or 15308 oq. ft
72,667 sq. ft.
11% or 4,rt69 sq. ft.
35% or 14,U)4 sq- ft-
74F(r! sq. ft.
10ol" or 1 ,927 sq. ft.
Common area: 35o/" of allowable GRFA
or 6,745 sq. ft.
Total Building Area:
* Assumes lhe approval of th€ amended lot area and lot configuration
V. THE SPECIAL DEVELOPMEIIIT DISTRICT ESTABLISHMENT PROGESS
chapter 18.40 of the Town of vail Municipal code provides for the establishment of special
Development Districts in the Town of Vail. According to Section 18.40.010, the purpose of a
Special Development District is,
"To encourage tlexlbility 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 within the Town; to facilitate the adequate and economical
provlsion of streets and utillties; 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
Gomprehensive Plan. An approved development plan for a Special Development
District, in conjunction with the properties underlying zone district, shall establlsh
the requirements for guiding development and uses of property included in the
Speclal Development District."
The Municipal Code provides nine design criteria, which shall be used as the principal criteria in
evaluating ihe merits of the proposed Special Development District. The staff has addressed
each of the nine SDD design criteria in detail in the memorandum to the PEC dated February 24,
1997(see attachment). Staff will not be addressing each of the design criteria in detail again.
Staff's review of the criteria is only of those issues which have changed as a result of the
amended proposal.
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adlacent properties relative to archltectural deslgn, scale, bulk, building height,
buffer zones, identity, character, visual integrity and orientation.
The applicant has amended the architecture of the Austria Haus to reduce the
appearance of the bulk and mass. The Austria Haus has been broken down into three
sbparate "building" forms. Most notably, the height of the center and eastern portions of
the building have been reduced and the architectural style of the Austria Haus has been
changed to provide the appearance of three different "buildings". The architectural style
of the three "buiHings" is intended to replicate that of the buildings in Vail Village.
As mentioned above, the building height of the Austria Haus has been reduced. This has
been accomplished by separating the Austria Haus into three "building" forms (east, west
& center). The height of the "west building" form has remained unchanged with the
exception of the removal of the 68 foot-tall clock tower. The'West building" form has a
maximum building height of 56 feet. The height of the "center building" form has been
lowered from 56.5 feet to 48 feet. The height of the "east building" form has been
B.
lowered from 56.5 feet The 56-foot building height is based on existing (1997)
topography of the Austria Haus property, and not the original topography of the site (pre-
1963). Original topography of the site is not available, since the Ausria Haus was
constructed in Vail prior to zoning (and prior to the requirement that a topographic survey
be submitted prior to development). Staff believes, based upon the location of the
existing retaining walls and the condition of the streambank, that the site was "cut'when
the Austria Haus was built. \Athile it is difficult to know exactly how much of the site was
"cut", staff would conservatively estimate that approximalely 2 - 3 feet of soil was
removed. Given this conservative consideration, staff would estimate the actual building
height proposed for the Austria Haus would be 53 to 54 feet.
According to the Vail Village Master Plan Conceptual Building Height Plan, the Austria
Haus should be 3-4 stories in height, with a building story being approximately nine feet,
excluding the roof. The plan further indicates that one additional floor of
residential/lodging may also be accommodated on the Austria Haus site.
Although the proposed height of the building will diminish the amount of sun, and likewise
increase shading, along East Meadow Drive, the provision of heated public walkways
effectively mitigates this consideration, by providing ice-free and snow-free sidewalks.
Additionally, the "opening up" of Slifer Square will insure adequate light, air and open
space to a public gathering space.
Staff believes the applicant has redesigned a structure which continues to relate well to
the site and the surrounding area. Stafl further believes that the amended proposal is
appropriate for the site and takes into consideration the massing and scale of the
buildings in the vicinity. The new north elevation further enhances the pedestrian
experience and character ol the Village. Staff would recommend that the Design Review
Board carefully review the proposed exterior building materials and how are applied to
ensure that a high-level of architectural quality is maintained.
Uses, actlvlty and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity-
The uses and activities proposed within the Austria Haus have not changed from the
proposaf of February 24,1997. The density and cornmercial square footage, however,
have changed as a result of ttre applicant adding accommodation units to the creekside
of the Ausliia Haus and the reconfiguration of the commercial area layout. The total
increase in density is one dwelling unit/acre and 125 squale feet of GRFA with a 209
square foot increase in commercial area.
As a result of the increase in the number of accommodation units and commercial area
square footage, the employee needs of the Austria Haus have increased' A revised
summary of the Employee Housing Generation Analysis using staff's recommended
ranges is as follows:
EMPLOYEE HOUSING GENERATION ANALYSIS
Staff Recommended Range Calculations:
The staff believes that the Austria Haus redevelopment will create a need for 39
additional employees. Ol the 39 additional employees, at least 12 employees (30%) will
need to be provided deed-restricted housing by the developers of the Austria Haus. The
staff recommended ranges are based on:
1. the t)4ce of retail and office use proposed in the commercial space within
the Austria Haus:
2. the size of the Austria Haus lodging component; and
3. the highlevel of services and amenities proposed by the developers for
the guests of the Austria Haus.
a) Retail/Service Gommercial = 4,208 sq. ft. @(6.5/1000 sq. ft.)=27.1employees
(middle of range)b) Office: realestate
(middle of range)c) Lodging.
(toP of range)d) Multi-Family (club units)
(range does not vary)
= 441sq. ft. @(7.5/1000 sq. ft.) = 3.9 employees
= 28 units @(1.25lroom) =35 employees
= 22 units @(0.4/unit) = 8.8 employees
Total =74.5 employees
(-36 existing employees)
(X 0.30 multiplier)
=39 employees
=12 new employees
.l-odgir€ has a particularly large vaiation of employees per room, depending upon hclots sucfi 6 size of tacfity and level of
s€rvic€/support services and amenilies provided.
The staff continues to believe that the density and uses proposed by the applicant for the Austria
Haus do not conflict with the compatibility, efiiciency or workability of the sunounding uses and/or
activities. ln fact, staff feels that ihe proiosed Austria Haus redevelopment will enhance the
existing uses and activities within the Village.
C. Compliance with parking and loading requlrements as outlined in Ghapter 18.52. of
the Town of Vail llunicipal Code.
Parking and loading requirements lor development are established in Chapter 18.52 of
fie Municipat Code-. The parking and loading requirements are based on the square
footage of the uses propoied witnin a building. Based on lhe square footage of the uses
propdsed by the apilicent, 80.24 parking spaces and one loading/delivery berth are
ieqirireO on-s1e. the Municipal iode aiiows "grandfathering" of the exisling legal non-.
conforming parking spaces. Cunently, fifteen legal, non-conforming parking spaces exist
on the prop6rty. Theiefore, the parking requirement for the proposed Austria Haus
redeveiopmeni is 65.24 new paiking spaces. ln response to concerns expressed by
various iouncil members, the applicant is proposing an underground parking structure
designed to accommodate 66 piiking spaies and an enclosed trash facjlity. The .
apptiiant is no longer proposing to meei any of the parking requirement by paying into the
Town Parking Fund.
D. Gonformity wlth the applicable elements of the Vail Gomprehensive Plan' Town
policies and Urban D'esign Plan.
E.
F.
The staff continues to believe that the proposed SDD conforms with the Vail Land Use
Plan as identified in the staff mernorandum to the PEC dated February 24,1997.
ldentitication and mitigation of natural and/or geologlc hazards that affect the
property on which the specialdevelopment district is proposed.
There are no natural and/or geologic hazards that atfect the Austria Haus property.
Site plan, building design and location and open space provislons designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The applicant has revised the site plan in response to comments received from various
Council members and the adjoining property owners. The building footprint of the Austria
Haus has been shifted seven leet to the north to accommodate the increase in on-site
parking, to provide additional green space south of the Austria Haus and to increase the
width of the riparian corridor along Gore Creek. The shift in the buiEing does not affect
the proposed east, west or north setbacks. The shift does increase the setback of the
building from Gore Creek. The building had previously been approximately 55 feet from
the centerline of Gore Creek, it is now approximately 62 feet trom the creek centerline.
Staff believes the proposed site plan and building location is sensitive to the natural
features, vegetation and overall aesthetic quality of the community. The shift in buibing
location will permit additional protection ol the critical root zone of two large spruce trees
and allow additional regrading of the streambank to increase the success of the
revegetation.
A circulation system designed lor both vehicles and pedestrians addressing on and
ofl-site traffic circulation.
As required by the Planning and Environmental Commission and the Town Council, the
applicant has revisited the loading/delivery/parking plan. The pedestrian and vehicular
circulation system on and off the site has not changed. The applicant is continuing to
propose the loading and delivery in the front drop-off area and on the parking structure
access ramp. The applicant has prepared a Turning Radius Plan to illustrate how loading
and delivery is to be accomplished.
Through the course of the review of the Austria Haus redevelopment proposal, staff has
reviewed several loading and delivery options were. The applicant had originally
proposed to provide one loading and delivery berfrr in the underground parking structure.
However, concerns were expressed by the Village Center Condominium owners that they
would be negatively impacted by the noise generated from the delivery vehicles, since the
access to the underground location was immediately adjacent to their units.
The applicant had also explored the possibility of gaining underground access to their
structure through the Village Center garage. lt was determined that delivery vehicles
could not enter through Village center due to height limitations in the garage.
As mentioned previously, the applicant is proposing to provide for loading/delivery in the
front entry drop-off area. The applicant anticipates that deliveries to the retaiycommercial
shops will arrive via UPS or similar types of courier. Staff continues to believe that this
location may negatively impact the pedestrian use ol this area of East Meadow Drive and
suggests the applicant continue to explore placing the loading and delivery berth in the
underground structure, as originally contemplated.
G.
H. Functaonal and aesthetic landscaping and open space in order to optimize and
presen e natural features, recreation, views and functions-
The landscape plan has remained substantially unchanged. Minor modifications were
made lo the regrading around the building to facilitate better surface drainage and to
increase views to the creek for the adjoining property owners. As stated previously, the
shift in the building footprint will help preserve two large spruce trees located at the top of
the streambank. The applicant is continuing to propose improvements to the Gore Creek
streambank adjacent to the Austsia Haus. The improvements are intended to improve the
aesthetic quality of the streambank and stabilize the bare soils.
L Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development ol the special development
district.
The applicant is proposing a minor suMivision of the Austria Haus property. The minor
subdivision is intended to facilitate the relocation of the building and the expansion of the
underground parking structure. The proposed minor subdivision increases the total lot
area by approximately 930 square feet. The increase in lot area is a result of ensuring a
minimum of two-foot setbacks from the property line around the building, and that all
improvements are on the Austria Haus property. Staff would recommend that an
approval of the amended proposal to establish SDD #35 be conditioned upon the
approval of a minor subdivision request within sixty days of the effective date of
Ordinance #4, Series of 1997. Staff would further recommend that all costs incurred to
subdivide the property be the responsibility of lhe Austria Haus.
VI. STAFF RECOMMENDATION
The staff recommends that the Planning and Environmental Commission and the Design Review
Board recommend approval of the request to amend the proposed establishment of Special
Devefopment District #35, Austria Haus, located at242Easl Meadow Drive to the Vail Town
Council. The staff believes that each of the SDD design criteria continue to be met, as identified
in this memorandum and the staff memorandum dated February 24,1997. Staff would
recommend that the approval carry with the it the following conditions:
1. That the Design Review Board carefully review the combination of the proposed exterior
building materials and how they are applied to ensure that a high-level of architectural
quality is maintained.
2. That an approval of the amended proposal to establish SDD #35 be conditioned upon the
approval of a minor subdivision request by the PEC within sixty days trom the effective
date of Ordinance #4, Series of 1997 and that all costs incurred to subdivide the property
be the responsibility of the Austria Haus and not the Town of Vail.
3. That the applicant provide deed-restricted housing, which complies with the Town of Vail
Employee Housing requirements (Ghapter 18.57), for a minimum of 12 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 Austria Haus.
f :bveryone$ec\momos\sonnensd.41 4
oo
ORIGINAL
STAFF MEMORANDUM
\
'!
ll.
1il.
tv.
AUSTRIA HAUS REDEVELOPMENT
Staff Memorandum
TABLE OF COiITENTS
DESCRIPTION OF THE BEOUESTS ..... . .. . . . ... 1
A. Establishment of a Special Dovdopment Dlstrlct ..,.,..... I
B. Conditional Use Permit .,...,.....2
BACKGROUND ... .. ....... ..... 2
ZoNING ANALYSjS ....... 3
THE slt_ctAl DEVELOPMENT DTSTR|CT ESTABLTSHMENT PFOCESS .. . . . 5(nine SDD Criteria)
ATTACHMENT 3
ATTACHMENT4
Eeslgn gompEtlblllty and sensltlvlly to the lmmedlate envlronment. nelqhborhood and adiacentplopertles relallve to archlteclural deslgn, acale, butk, bulldlng hel!ht, buffer zones, ldentlty,characler, vlsual Integrlty 8nd orlentatlon . . . . . . ....:...., ..lj-.. _... O
B. * Uses, actlvlty and denslty.w.hlch provlde a compatlble, eftlclent and workabte relatlonshlp wlthsurrounding uses and activlty . :. .. ., . .., ,. 9
Employee Housing Requirement ..........9
Employee Housing Generation Analysis ,...,..... .tO
C. C-omPllance wlth parklng and loadlng requlrements a8 outllned In Chapter 18,S2. of the Town of VallMunfclpal Code .'. ..,.. -.. 13
D. Conformlty wlth the appllcabte elements of the Vall Comprehenslve Plan, Town pollcles and UrbanDeslgn Ptrin .... .. .... t4
Vall Land Use plan ....... ., ...14
Vall Vlllsoe Master plan . .... - i5
Vall Vlllaqe Deslqn Conslderatlons ..,,..19
Urban Deslon Conslderatlons ...... ... i9
Archltecl Landscape Conslderallons ........24
Lt"l\||lpg!.9l_T! Iltlg,lllg!. 9! nrrurat and/or geologtc hazards thar affecr rhe properry on whtch rhespecrar devetopment dlstrlct ls proposed
F. Slte plan, bulldlng deslgn and loiatlon and open space provlsldns desloned to Droduce a tuncllonatoevelopmenl responsive and sensltive to natiJral teaturds, vegetatlon afrd overdll aesthetlc quallty olthe communhy .:..........
G. A.clrculallon system deslgned tor both vehlcles and pedestrlans addresslng on and off-slte trafflccirculstlon . . - : . . . _ . . . . . . . . . .: . . . . . . . . . . . . . . . . . . . . 95
H' Functlonal and serthetlc landsc-aplng 8nd opEn space tn order to optlmlze and preseryo naluralfeatures,recreat|on,v|ewsandfuhaIons..:.............'.......:.
l. Phaslng plan or rubdivlslon plan that wllt malntaln a wor*able. functlonal and efllclent rclationshiDrhrougnout the development ol the speclal development dlst'bt.. _.. ...........'.ge
CRITERIA ANB FINDINGS FOR A CONDTTIONAL USE PERMIT ......,37
STAFFRECOMMENDATION ......39
ATTACHMENT 1 . . . . . . ...,
ATTACHiIENT 2
E.
v.
vt.
TO:
FROM:
DATE:
SUBJECT:
o
MEMORANDUM
Planning and Environmental Commission
Department of Community Development
February 24,1997
A reouesl for a final review of the establishment of Special Development District
#35, hustria Haus, and a request for a conditional use permit to allow for a
Fractional Fee Club, located at 242 East Meadow Drive/on a part of Tract C' Block
5-D, Vail Village First Filing.
' Applicant: Sonnenalp Properties, Inc., Iepresented by Gordon Pierce
Planner: George Ruther
DESCRIPTION OF THE REOUESTS
A. The Establishment of a Special Development District
The applicant, Sonnenalp Properties, Inc., represented by Gordon Pierce, is. requesting a
final rbview meeting witft lhe Planning and Environmental Commission for the
establishment ol Siecial Developmeit District #35, located at242Easl Meadow Drive/on
part of Tract C, Block 5-D, Vail Village First Filing. The applicant is proposing to
establish a new Special Development District overlay to the underlying zone district
ol Public Accommodation, to facilitate the redevelopment of the exisiing Austria
Haus,
The applicant has proposed signilicant improvements lo the existing Austria Haus
propeity. The Ausiria'Haus is intended to become a member-owned resort club/lodge'
borirpriding a mix ot hotel'acbOmmodation units and two and three-bedroom club units
with assoCiated club amenities/fdgilities. The Ausiria Haus proposal is intended to
provide additional hotel and "hotel-type" accommodation units in the Town of Vail.
the applicant is proposing to incorporate 22 member-owned club units (fractional
-
lee club units with 28 lock-off units), with 25 hotel rooms and one on-site manager's
residence (employee housing unit). The applicant is proposing 4,440 square leet ol
new commercial/relail space on the main level of the Austria Haus, The Austria
Haus proposal includes a front desk reception/registration area operating 24 hours
a day and seven days a week, a tounge, an exercise room, member ski StOrage and
other accessory facilities commonly associated with hotels and lodges.
The applicant has identlfied what they believe to be public benefits which..will be realized
as a rb;ult of the Austria Haus redevblopment. The public benelits identified by the
applicant include:
1. Arl increase in lhe annual occupancy of the Austria Haus by approximately four
times.2. The addition of approximately 4,000 square leet of retail space (sales tax
generating).3. The implementation of the recommended Streetscape Master Plan improvements
lo East Meadow Drive.4. The completion of the commercial loop in the Village via the construction o[ a
well-lit, heated pedeslrian walkway.5. The removal of 25 surface parking spaces and the construction of an underground
parking structure.6. Landscape improvements to Slifer Square, East Meadow Drive and the Gore
Creek streambank.
B. ,. Conditional Use Permit
The applicant is also requesting a conditional use permlt to allow for the
construction ol a Fractional Fee Club as pari of the Austria Haus redevelopment. As
mentioned previously, the applicant is proposing to incorporate 22 fractional lee
club units into the Austria Haus. Each of the club units will be sold in one.ninth
shares.
On January 21 , 1997, the Vail Town Council adopted Ordinance #22, Series of 1996, an
ordinance amending Section 18.04, Definitions, adding "Fractional Fee Club" and
"Fractional Fee Club Unit", amending Section 18.22.030, Conditional Uses, allowing
fractional lee club as a conditional use in the Public Accornmodation Zone District,
amending Section 18.60.060(AX7), Conditional Use Permit Criteria-Findings. The review
of the Austria Haus proposal will be according lhe procedures prescribed in Chapter
18.60 of the Municipal Code. A copy of Ordinance #22, Series of 1996, has been
attached {or reference.
II. BACKGROUND
The Austria Haus was originally constructed in the mid-1960's as an inn to accommodate
destination skiers. In 1979, the Auslria,Haus was purchased by the Faessler family who planned
to redevelop the property into the Sonnehalp Hotel,
In 1984, Ordinance #8 was approved by the Vail Town Council establishing Special Development
District #12. Special Development District #12 adopted an approved development plan for the
redevelopment of the Austria Haus. When Ordinance # I was adopted, the Town Council placed
an eighteen-month time limit on lhe approval of the SDD. The approval of SDD # 12 lapsed
eleven years ago, on October 2, 1985. The approved development plan was never implemented,
and instead, the Austria Haus underwent a remodel. Since the completion ot the remodel, the
Austria Haus has served as an annex to the Sonnenalp Bavaria Haus located at 20 Vail Boad.
The Austria Haus has 37 hotel rooms (accommodation units) totaling 10,100 sq. ft. with
approximately "T5 pillows" and is operated eight months each year by Sonnenalp Properties, Inc.
There is a small restaurant and bar in the Austria Haus that serves the guests and a small retail
outlet on the east end of the building. The hotel rooms are marginal in size (300 sq. ft. average)
'- Bfld lack certain hotel amenities, by today's standards.
i.
According ro the Official Zoning Map ol lhe Town of Vail, the applicant's property is.zoned Public
ni"orn*6O"tion. The public ,Accommodation Zone District is intended to provide sites for lodges
and residential accommodations lor visitors, together with such public and semi-public facilities.
inO iiriteo prolessional oiiii"r, medical facititiis, privaterecreation, and related visitor-oriented
ui"s ir *uV be located in the same district. The Fublic Accommodation District is intended to
orovide sites lor lodoino units wilh densities not to exceed 25 dwelling units per acre' The Public
L",ir"r"J"ri;" t;;;6iitii.t, prior to January 21, 1997, did notpermit intervalownership'
Intervat ownership *"r oniy
"if
|*ed as a conditional use in the High Density Multi-Family Zone
District pursuant to Ordinance #8, Series ol 1 981 .
III. ZONING ANALYSIS
The developinent standards for a Special Development District shall be nrono.sgO, ly_tjte r__^:...
"ppticant.
bevelopment standards including lot area, site dimensions, setbacks' height' denslly
ciihtrof , site coverige, landscaping and par[ing and loading shall be determined by the Town
Council as part ot tne approvel O6vetopmenl plan, with coisideratio-n of the recommendations of
the Planning and Environmental Commission and staff. Before lhe Town Council approves. .
developmeit standards that deviate from the underlying zone district, it shall be determined that
such d'eviations provide benef its to the Town that outweigh the adverse elfects of such
deviations. This determination is to be made based upoi the evaluation of the proposed Special
Olvetopment District's compliance with the Review Ciiteria outlined in the following sectlon.
The Communily Development Depa(ment statf has prepared a Zoning Analysis for theproposed
Austria Haus redevelopment basdd on the revised plans submitted by the applicant on February
12, 1gg7. The Zoning Analysis compares the development standards outlined by the underlying
zone district ol PubliCAccommodati6n and Ordinance *S (SOO #1211984) to lhe proposed
Speiiat Development District #35. For comparative purposes only, and at the request of the
pianning and Environmental Commission, stall has included lhe approved development
standards of Special Development Dislrict # 30, (the Vail Athletic Club).
Wherever the proposed development standards deviate from the underlying zoning of Public
Accommodation, the standards are.liOhliOhted in bold type.
AUSTRIA HAUS
Lot size: 24,089 sq. fl. /0.553 acres
Buidable area: 24,089 sq. ft. /0.553 acres
Developm€nt Underlylng Zonlng OrdlnancefB Proposed SDD
' Standard of Publlc Accommodatlon (SDD #12J1984)
GRFA: 80o/" or 19,271 sq. ft.
Dwelling
118%or28,591 sq.ft. 1687oor40,429sq.ft.
' units per acre: " | 3.8 DU's 34.5 DU's 35 DU'a (22 DU's,
(2 DU's & 6s AU's) 2s AU's, 1 Type lll EHU)
Site coverage: 55% or 13,249 sq. ft. 7 1o/" ot 68% or 1 6,371 sq. ft.
1 7,103 sq. ft.
Setbacks:
front: 20' N/A 0'
sides: 20' N/A 5'l2O'r€at: 20' N/A 7'
Height: 48'sloping N/A 56.5'4s'flal 52'6o'tower 68'
Parking: per T.O.V. code Section 1 8.52 5 short-term 48 spaces In garage and
spaces on.site 15.26 spaces
71 parking spaces pay-ln.lleu
pay-inlieu
Landscaping: 30% or7,227 sq. ft. A detailed plan 19.8%or4,782.6sq.fl.
[?i'firo?,ii'l#ji*
Loading: per T.O.V. code Section t8,5p.". 1 berth 1 berth at drop-off area
Commercial \
sq. footags: 1 0% or 1,927 sq. ft. 36% or t t.Z" or e,Uo sq. ft.
1 1,555 sq. Fr.
Common area: 35o/. of allowable GRFA N/A 3g% or 15,308 sq. ft.
or 6,745 sq. ft.
Vail Athletic Club
Lot Sizo:
Buildable:
30.486 square feet/0.699 acre
30,486 square feeUO.699 acre
DevolopmEnt UnderlYlngZonlng
Standard ot Publlc Accommodallon
Speclal DeveloPment
Dlstrlct #30 APProval
GRFA:
Dwelling
units per acr€:
Site coverage:
Selbacks:
front:
sides:
l€ar;
Height:
Parking:
Landscaping:
Loading:
Commercial
sq. footage:
Common area:
80o/. or 24,388 sq. tt.
17.5 DU's
55% or 16,767 sq. fl.
20'
20'
20'
48' sloping
per T.O.V. code section 18.52
(87 spaces)
30o/o or 9,145 sq. ft.
per T.O.V. code seclion 18.52
10% or 3,049 sq. tt.
35ol. of allowable GRFA
'or 8,536 sq. fi.
113% or 34,505 3q. ft.
33 DU's (4 DU's,
ssAU's, 4 Type lV EHU's)
TOch ol
21,350 sq. ft.
0'
12't12'
2'
67'
29 valet spaces
32% or 9,730 sq. ft.
N/A
13o/" or 4,066 sq. ft.
44% or 15,054 sq. ft.
tv.
chapter 18.40 of the Town of Vail Municipal code provides for the eslablishment of special
Devblopment Districts in the Town of Vaii. According to Section 18.40.010, the purpose ol a
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 oI
ihe ne* development withln the Town; to facilitate the adequate and economical
provision ol streets and utilities; to preserve the natural and scenic features of open
space areas; and to further the overall goals of the communlty as stated ln the Vail
Cbmprehensive Ptan. An approved development plan for a Special Development
District, in conjunction witll ihe properties underlying zone district, shall establish
the iequirements for guiding development and uses of property included in the
Special Development District."
The Municipal Code provides a lramework for the establishment 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
development plan for lhe Special Developmenl District. The approved development plan
establishes requirements regulating development, uses and activily within the Special
Development District.
Upon final review of the proposed establishmenl of a Special Development District, a report lrom
lhe Planning and Environmental Commission stating its findings and recommendations and a
staff report shall be forwarded to the Town Council, in accordance with the provisions listed in
Section 18.66.060 of the Municipal Code. The Town Council's consideration of the Special
Development District shall be in accordance with the provisions of Section 18.66.130 - 18.66.160
and approved by two readings of an ordinance.
An approved development plan is the principal document in guiding lhe 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 consist ol, 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 ol the proposed
development plan. Unless further restricted lhrough the review of lhe proposed Special
Development District, permitted, conditional and accessory uses shall be limiled 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 lhe principal criteria in
evaluating the merits of the proposed Special Development District. lt shall be the burden of the
applicant lo demonstrate thal submittal material and the proposed development plan comply with
each of the following standards, or demonstrate that one or more of them is not applicable, or
that a practical solution consistent with .lhe public interest has been achieved. The staff has
addressed each of the nine SDD review.criteria below:
.
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to archilectural design, scale, bulk, building height,
buffer zones, identity, character, visual integrity and orientation.
The staff believes it is helpful to summarize the architectural design issues that have
been previously identified by lhe staff and the PEC, and have been addressed by the
applicant over the course of the five preceding worksession meetings.
Jeff Winsloir of Winston & Associates, Inc., has provided consultation on the proposed
urban design elements, architecture and site planning proposed by the applicant. Jeff's
comments are in response to the revisions made by the applicants atter the worksession
meeting held on January 13, 1997. Jeff was at the February 1Oth PEC worksession and
discussed his comments.
;.
t
North Elevation
1. The front entry to the Austria Haus was relocated to the west of the building to
accommodate guest drop-ofl and reduce vehicular lraFfic on East Meadow Drive,
east of the existing traflic control gate location. The front drop-olf area was also
reconfigured to provide better trafiic circulation and reduce conflicts between
pedestrians and vehicles'
Z. The northeast corner of the building was reduced in size to open this portion ol
the slte to Slifer Square, and to provide additional articulation and visual interest
to the north elevation. These changes were made in response to Concerns
expressed by Jeff Winston and the statf.
3. The northeast corner of the building will no longer be used lor a bus shelter. The,' pi.oposed bus shelter was determined to be loo far removed from the actual
location where a bus will stop. The applicant has proposed a new location lor a
bus shelter east of the Austria Haus in Slifer Square. The bus shelter has been
designed in cooperation with the Town of Vail Public works Department.
4. The balconies on the north side of the Austria Haus have been eliminated. The
elimination is a result of the applicant's desire to increase the square lootage of
the accommodation units located on lhe second and third levels ol the building.
The loss ol the balconies has crealed more building mass along East Meadow
Drive, however, staff believes this change has been successfully mitigated by the
applicant.
South Elevation
1. Staff was concerned that the south elevation was too repetitive, loo linear and
lacked the architectural interest ol the north elevation. The applicant has
removed two of the chimney chases from tire south elevation in an attempt to
eliminate the repelitive nature of the design. Statt would recommend that the
applicant lurther modily ti c south elevation as the elevation still appears too
r6petitive. Slaff would again recommend lhat the applicant explore ways of' reducing lhe repetitive nature of the south elevation. sta{f believes these
changes are aesthetic in nature and can be addressed at the time of Design
Review.
Z. The original design proposed commercial retail space on the first level, on the
south side ol the building. Alter discussions with the PEC' this space was
removed because there was a concern about pedestrian circulation, the need tor
ofi-site improvements and potential impacts on adjacent property owners. The
commercial retail space was replaced with three, fractional fee club units.
East Elevation
1. The eastern end of the building has been reduced in width and the corner "cut
back," as recommended, to open up the Austria Haus to Slifer Square' This
change also provides a horizdntal step in the alignment of the building, along East
Meadow Drive.
2. Concerns were expressed over lhe use of a llat roof on a porlion of lhe east end
of the building. The flat roof portion has been eliminated and a dormer and
exterior deck have been introduced. Staff believes lhis change results in a much
improved east elevation by providing an increase in archileclural interest and
detail.
West Elevation
1. The west end on the Austria Haus has been changed substantially in response to
concerns raised by the stalt, Jefl Winston, Village Center merchanls and the
adjoining property owners. The applicant originally proposed a much taller west
elevation and a covered garage entry. The covered entry has been removed to
reduce building mass and eliminate building encroachments into the 2O-foot side
setback. The heighl of the west elevation has been reduced by further clipping; lhe hip back, lowering the eaveline and dropping the ridge elevation.
2. The west end ot the building was increased slightly in width. The increased width
allows the northwest corner of lhe building lo move closer to East Meadow Drive,
improving the streetscape.
3. Additional landscaping plantings are proposed along the western end of the
building. The additional landscaping is intended to screen the garage entrance
lrom lhe Village Cenler residential units and bulfer the vehicle activity in this area.
The landscaping exlends onlo Village Center property. A copy ol an approval
lrom Village Center has been attached for reference.
Statl believes the applicant has designed a structure which relates well to the site and the
surrounding neighborhood. The mass ol the Austria Haus is appropriate lor the site and
takes into consideration the massing ol lhe buildings on the adjoining properties. The
building steps down on the east and west ends to insure a smooth transition between
properties and does nol create an imposing "canyon" along property lines. The north side
of the Austria Haus was designed wilh a pedestrian scale in mind. The retail shops on
the north side of the Austria Har,rs create a commercial connection along East Meadow
Drive, between Slifer Square and the Village Center retail shops. The commercial
conne0tion has been missing alo-ng this portion of East Meadow Drive and stafl believes
that the Austrla Haus will enhance lhe character of the Village.
The exterior building materials of lhe Austria Haus are a mixture ol stone, stucco and
wood. The root material is proposed to be a reddish, tile-type roof similar to the material
used on the Sonnenalp Bavaria Haus. The applicant has proposed to incorporate
irrigated flower boxes into the design of the structure. The use of divided light windows
all around the building creates a EuropeanJeel and reduces the appearance of too much
glass. Staff believes that the combination ol building materials has been well
incorporated into the design of lhe Austria Haus. The applicant has proposed that the
exterior stucco color be an off-white to yellowish/cream color lo blend in with the exteriors
of the Mountain Haus and the Village Center buildings.
The height of the Austria Haus exceeds the allowable buitding height of the public
Accommodation Zone District by approximalely nine feel. The development standards for
the underlying zone district indicate that the maximum height for buildings with sloping
roofs shall be 48 feet. The applicant is requesting that the maximum building height for
the Austria Haus be approximately 57 feet. The S7-foot building height is based on
existing (1997) topography of the^Austria Haus property, and not the originaltopography' of the site (pre-1963). Original topography of the site is not available, since the Austria
Haus was constructed in Vail prior to zoning (and prior to the requirement that a
B.
topographic survey be submitted prior to development). Stalf believes, based upon the
tobaiion'of the existing retaining walls and lhe condition of the streambank, that the site
was "cut" when the Austria Haus was buill. While it is difiicult to know exactly how much
of the site was "cul", staff woutd conservatively estimate that approximalely 2 - 3 feet of
soil was removed. Given this conservative consideration, stafl would estimate the actual
building height proposed for the Austria Haus would be 54 - 55 feet. According to the
Vail Viitage Maitei ptan Conceptual Building Height Plan, the Austria Haus should be 3-4
slories iriheight, wilh a building story being approximately nine feet, excluding the. roof.
The plan further indicates that one addilional floor of residential/lodging may also be
accommodated on the Austria Haus site.
Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity'
The Austria Haus is located immediately adjacent to the Vail Village Commercial Core.
The Austria Haus is bound on the east by Stiter Square and the Mountain Haus, on the
wesl by the Village Cenler residential/commercial buildings and on the south by Gore.
Creek, the Coveied Bridge Building, Gasthof Gramshammer and the Creekside Building.
Each of these buildings are a mixed-use development incorporating commercial/retail
space with residential and/or accommodation units.
The applicant is proposing a mixed-use development that is in compliance wilh the uses
allowed in lhe underlying zone district. The underlying zoning of Public Accommodation
encourages the development of lodges (accommodation units) and accessory eating'
.
drinking and retail establishments ai a density of twenty-five dwelling unils per acre. The
appticant is proposing lo redevelopment lhe Austria Haus at a density of 35 dwelling units
per acre, with 4,440 sq. ft of commercialiretail space on the main level of the building.
included in the density figure are twenty-two member-owned club units (fractional fee),
lvrenty,f ive hotel rooms (accommodation units) and one on-Site manager's residence
(Type lll, Employee Housing Unit).
Tlre applicant's proposal differs greatly from lhe existing use of the properly. Currently,
the Austria Haus includes thirty-six accommodation units, and one dwelling unit, equaling
nineteen dwelling units per acre, a restaurant and a limited amount ol commercial/retail
space on the east end ol.the building. Parking at the Austria Haus is accommodated by
a twenty-five space surface parking lot. Of the twenty-live spaces, fifteen are considered
legal, non-conforming parking spaces. The other len spaces are off-site and are not
considered legal parking spaces for zoning purposes. An inlormal loading/deliveryitrash
area exists on the west end of the building.
Employee Housing Requirements
As indicated in a number ol the goals and objectives ol the Town's Master Plans'
providing affordable housing for employees is a critical issue which should be addressed
inrougn tne planning process for Special Development District proposals. In reviewing
the Austria Haus proiosal for employee housing needs, staff reliecl on the Town ol Vail
Employee Housing Report.
The Employee Housing Report, was prepared for the Town by the consulting firm Rosall,
Remmeh 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 stafl
qnalyzed the incrementat incieise of employees (square footage per use), that result
from the Austria Haus redevelopment. A copy of the "-suggegled-E@la}4tl]elll
Categories and Ranges for Vail Expressed as Employees per 1000 Square Feet" has
been attached for relerence.
The figures identified in the Housing Reporl are based on surveys ol commercial-use
employment needs of the Town of Vail and other mountain resort communities' For
comparison purposesl Telluride, Aspen and Whistler B.C. all have "employment
generation" ordinances requiring developers to provide aflordable housing for a
percentage of the "new" employees resulting from commercial development. "NeW'
bmptoyees are defined as lhe incremental increase in employment needs resulting from
_
corirmbrcial redevelopment. Each of the communities assesses a ditferent percentage of
affordable housing a developer must provide for the "new" employees. For example,
Telluride requires developers to provide housing lor 40/" (0.40) ol the "new" employees'
Aspen requires that 60% (0.60) of the "new" employees are provided housing and
Whistler requires that 100% (1.00) of the "neu' employees be provided housing by the
developer. In comparison, Vail has conservatively determined that developers shall
provide housing for.t5% (0.15) or 30% (0.30) ol lhe "new" employees resulting from
commercial development. When a project is proposed to exceed the density allowed by
the underlying zone district, the 30% (0.30) ligure 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 Austria Haus Special Development District proposal exceeds the
density permitted by the underlying zone district, and lherefore, the 30% figure shall be
used.
According to the applicant, in 1997, Sonnenalp Properties, Inc., will need to employ 36
individuals to operate lhe existing Austria Haus. This employee figure takes into account
the rnaximum staffing requirement for the Christmas and President's Day weeks. Of the
36 individuals, five are needed to staff the front desk, 13 are required for housekeeping
purposes, 16 are needed lo operate the bar and reslaurant, and the remaining two
individuals are needed to provide other facilities support functions.
Sonnenalp Properties, lnc. has provided proposed employment ligures lor the operation
of lhe redeveloped Austria Haus. Sonnenalp Properties, Inc. estimales a need for
approximately 32 employees, plus an unknown relail need. Excluding retail, this figure
indicates a slight reduction in the employmenl need. The reduction in employment need
is due to the removal of the bar and restaurant operation from the Austria Haus. After
redevelopment, the Sonnenalp will only be providing continental food service to the
guesls of the Austria Haus. A copy of the "Austria Haus Stalfing Roster" has been
attached f or relerence.
EMPLOVEE HOUSING GENEFATION 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 stalf
recommended figure which was used in determining the employee housing needs of the
Austria Haus. A summary of the Employee Housing Generation Analysis is as follows:
r,0
Bottom of Ranoe Calculations:
a) Retail/Service Commercial
b) Otfice: Real Estate
c) Lodging.
d) Multi-Family (club units)
= 3,660 sq.ft. @(5/1000 sq. ft.)=18.3 employees
= 780 sq. ft. @(6/1000 sq. f t.) = 4.7 employees
= 25 units @(0.25lroom) = 6.2 employees
= 22units @(0.4/unit)
Total
(-36 existing employees)
(X 0.30 multiplier)
= 8.8 employees
=38.0 employees
= 2 employees
= 1 new employee
Middle of Range Calculations:
al
b)
c)
d)
Retail/Service Commercial
Office: Real Estate
Lodging-
Multi-Family (club units)
@(6.5/1 000 sQ. ft.)=23.9 employees
@(7.511,000sq' ft.) = 5.9 emPloYees
@(0.75lroom) =18.7emPloYees
@(0.4/unit)
Total
= 8.8 employees
=57.2 employees
=22 employees
= 3,660 sq. fl.
= 780 sq. ft.
= 25 units
= 22 units
(-36 existing employees)
Too ol Banqe Calculation'sl'".
a)Retail/Service Commercial
b) Office: Real Estate
c) Lodging-
d) Multi-Family (club units)
0.30 mul
= 3,660 sq. ft. @(8/1000 sq. ft.)
= 780 sq. ft. @(9/1000 sq. ft.)
= 25 units @(1.2S/room)
= 22units @(0.4/uni0
=7new
=29.3 employees
= 7.0 employees
=31 .2 employees
= 8.8 employees
Total
(-36 existing employees)
(X 0.30 multiplier)
=76.3 employees
=41 employees
='13 new employees
LJ,
Staff Recommended Range Calculations:
The stalf believes that the Austria Haus redevelopment will create a need for 34 additional
employees. Ol the 34 additional employees, at least 11 employees (30%) will need to be
provided deed-restricted housing by the developers of the Austria Haus. The stafl
recommended range is based on:
1. the type ol relail and office use proposed in the commercial space within lhe
Austria Haus;
2. lhe size of lhe Austria Haus lodging component; and
3. the high-level of services and amenities proposed by the developers for the
/ guests ot the Austria Haus.
a) Retail/Service Commercial = 3,660 sq. ft. @(6.5/1000 sq. ft.;=23.t employees
(middle of range)b) Office: real estate
(middle of range)c) Lodging'
(top of range)d) Multi-Family (club units)
(range does not vary)
= 22 units @(O.4/unit)= 8.8 employees
Total =69.7 employees
(-36 existing employees) =34 employees
(X 0.30 mulliplier)=11 new employees
'Lodging has a particularly largo variation ol employees per room, dopending upon lactors such as sizo olfacility and lavel ol
ssrvice/suppofl services and amcnities provided.
= 780 sq. ft. @(7.5/1000 sq. ft.)= 5.9 employees
= 25 units @(1.2slroom) =31.2 employees
Depending upon the size bt tirE Employee housing unit provided, it is possible to have up
to two employees per bedroom. For eiample, a two-bedrooir unit in the size range of
450 - 900 square feet, is possible of accommodaling three to four employees. These
figures are consistent with lhe requirements for the Type lll employee housing units
outlined in the Municipal Code.
The applicant has indicated the many of the Austria Haus'operational and functional
needs will be met by combining services with the Sonnenalp Bavaria Haus. For example,
the following services will be shared with the Bavaria Haus:
r Marketing and Salesr Accountingr Reservationsr Laundry FacilitiesI Room Servicer Employee Cafeteriar Human Resourcesr Purchasing i
r Trash Removal
L2
c.
While it makes sense from a operational standpoint lor the Austria Haus to share certain
operational and lunctional needs with the Bavaria HaUS, there is some queslion aS lo
whether the Austria Haus should be required to be a sland-alone operation. Slaff further
questions how the delivery of goods (linens, trash, food, elc.) will be accomplished and
rirnetner an adequate amount of common storage space for housekeeping purposes is
being provided. the use of East Meadow Drive for the delivery of goods and services has
been ihcreasing, resulting in pedestrian conflicts and traflic congestion, and therefore'
additional delivery vehicle tralfic should be avoided. Staff would recommend that the
applicant address these issues and concerns with the PEC.
Overall, slaff believes lhat the density and uses proposed by the applicant lor the Austria
Haus do not conflict with the compatibility, efliciency or workability ol the surrounding
uses and/or activities. In fact, statf feels that the proposed Austria Haus redevelopment
will enhance the existing uses and activities in the Village.
Compliance with parking and loading requirements as outtined in Ghapter 18.52. of
the Town ol Vail Municipal Code.
Parking and loading requirements lor development are established in Chapler 18.52 ol
the Municipal Code. The parking and loading requirements are based on the square
footage ol the uses proposed within a building. Based on the square footage of the uses
proposed by the applicant, 79.26 parking spaces and one loading/delivery berlh are
iequired on-site. The Municipal Code allows "grandfathering" of the existing legal non-.
conforming parking spaces. Currently, fifteen legal, non-conforming parking spaces exist
on lhe property. Therefore, the parking requiremenl for the proposed Austria Haus
redeveiopmeni is Oq.ZO new parking spaces. The applicant is proposing an underground
parking structure designed lo accommodate forty-eight parking spaces and an enclosed
trashfacility. Thisleavesl6.26addilional parkingspacesrequired. Theapplicantis
proposing to meet the adctilional parking requirement by paying into the Town of Vail
Parking Fund. Parking spaces are currently valued at $16,333.38. The cost per parking
space will increase on.lanuary 1, 1997, as the figure is adjusted based on the Consumer
Price Index. The applicant will be required to pay-in'lieu at the designated rate, at the
time ol building permit application. The Town of Vail Finance Department states that the
1 997 adjusted rate is not yet available. lt is believed the adjusted rate will be available by
March 1,1997. . .-,r.
The applicanl is proposing one loading/delivery berth in lhe lront entry drop-oll area,
located on the north side of the building, adjacent to East Meadow Drive. Much of the
drop-off area is within Town ol Vail right-ol-way. Staft recognizes that this area is
conveniently localed near the entrances lo the front desk and the commercial/retail
shops, however, we feel that the use of the drop-olf area may be compromised by the
loading and delivery of goods. In staff's opinion, the front entry drop-off area should be
used by the guests of the Austria Haus. Stafl believes lhat trying to accommodate
loadingj and delivery in this area will result in conllicts between guests, vehicles accessing
the parking structure, and delivery trucks. Statf would recommend that the applicant
revisit the Alternative of providing the loading and delivery lacility in the underground
parking structure. Staff understands this is not the desire of lhe owners of the Village
Center Condominiums, yet we believe the impact can be mitigated with appropriate
screening.
1"3
D.
a
Conformity with the applicable elements 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 ol establishing a new Special Development District.
Stalf has reviewed the Vail Land Use Plan and believes the lollowing policies are relevant
to the review of this proposal:
1. GeneralGrowth/Development
. 1.1 Vail should continue to grow in a controlled environment, maintaining a
.. balance beWveen residential, commercial and recreational uses to serve
both the 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 ol the old Village Core should be carried into new
development in the Village Core through continued implementation of the
Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill).
1.13 Vail recognizes its slream tract as being a desirable land feature as well
as its potenlial lor public use.
a Commercial
3.1 The hotelbed baSg 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.
g.4 Commercial growth should be concentrated in existing commercial areas
to accommodate both local and visitor needs.
Village Core/Lionshead
4.1 Future commercial develppment should continue to occur primarily in
existing commercial areas. Future commercial development in the Core
areas needs to be carelully 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.
4.
t4
A Residential
S.1 euality timeshare units should be accommodated to help keep occupancy
rates up.
Staff believes the proposed establishment of the new Special-Developm.gnt District (#35)
ii in concert with the loals 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 staff,.review boards
and Town Council in analyzing future proposals for development in Vail Village and in
GgLl"ling "tf".tiuu
ordindncei to Oeatwitn tne such development. The,staif has
id;ntiiied"the following goils, objectives and'policies as being relevant to this proposal:
Encourage high quality redevelopment while preserving the unique
architeciural icale of the Village in order to sustain its sense of
community and identitY.
Goal f1
Goal #2 '
''|.1 Objective:
1.2 Objective:
I Q nhi6^tirro'
-!-:ll-:Z.!zll.)zll-!Lr
1.2.1 Policy:
1.1.1 Policy: Development and improvement proiects approved in
the Village shall be consistenl with the goals'
objectives, policies and design considerations as
ouilined in the Vail Village Master Plan and Urban
Design Guide Plan.
lmolement a consistent Development Review Process to
reinforce the character of lhe Village'
Encourage the upgrading and redevelopment of residential
and commercial lacilities.
Additional development may be allowed as
identilied by the action plan as is consistenl with the
Vail Village Master Plan and Urban Design Guide
Plan.
Enhance new development and redevelopment through
public improvements done by private developers working in
cooperation with the Town.
1.3.1 Policy: Public improvements shall be developed with lhe
parlicipation of the private sector working with the
Town.
To foster a strong tourist industry and promote year'round economic
heatth and viability for the Village and for the community as a whole'
Recognize the variety ol land uses found in the 10 sub-
areas-throughout the village and allow lor development that
is compatible with these established land use patterns.
I
2.1 Objective:
15
2.3 Objective;
2.4 Objective:
, 2.5 Objective:
Increase the number of residential units available for short-
term, overnight accommodations.
2.3.1 Policy: The developmenl of short-term accommodation
units is strongly encouraged. Residential units that
are developed above existing density levels are
required lo be designed or managed in a manner
that makes them available tor short-term overnight
rental.
Encourage the development of a variety of new commercial
activity where compatible with existing land uqes.
Encourage the continued upgrading, renovation and
mainlenance of existing lodging and commercial facilities to
better serve the needs of our guests.
2.5.1 Policy: Recreation amenities, common areas, meeting
facilities and other amenities shall be preserved and
enhanced as a part of any redevelopment of lodging
properties.
Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
2.6 Objective: Encourage the development of affordable housing units
through the efforts ot the private seclor.
2.6.1 Policy: Employee housing units may be required as part of
311,Tx,"Jil"',ffJfl ;??*fi i"J?"",.1,""3:estinsdensitv
Goal #3 To recognize as a top priority the enhancement of the walking
experience throughout the Village.
3.1 Objective;Physically improve the existing pedestrian ways by
landscaping and olher improvements.
3.1,3 Policy:
Private development projects shall incorpordte
streetscape improvements (such as paver
treatments, landscaping, lighting and seating
areas), along adjacent pedeslrian ways.
Flowers, trees, water features and other
landscaping shall be encouraged throughout the
Town in locations adjacent to, or visible from, public
areas.
3.2 Objective:
3.2.1 Policv: Vehicular traffic will be eliminated or reduced to
. . absolutely minimal necessary levels in the
pedestrianized areas of the Village.
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3.4Obiective: Developadditionalsidewalks,pedestrian-onlywalkways
and accessible green space areas, including pocket parks
and stream access.
3.4.2Policy:Privatedevelopmentprojcctsshallberequiredto
incorporate new sidewalks along streets adjacent to
the project as designated in the Vail Village Master
ptan and/or Recreation Trails Master Plan'
Goal #4- To preserve existing open space areas and expand green space
oPPortunities.
lmprove existing open space areas and create new plazas
wiih green space and pocket parks' Recognize the
dilferent roles of each type of open space in forming the
overall labric of the Village.
4.1.4 Policy: Open space improvements, including the addition of-
accessible green space as described or graphically
shown in the vail Village Master Plan and/or Urban
Design Guide Plan, will be required in conjunction
with private infill or redevelopment projects.
Goal #5 Increase and improve the capacity, elficiency and aesthetics of the
transportation and circulation system throughout the Village'
5.1 Objective: Meel parking demands with public and private parking
facilities.
5.'l .1 Policy: 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 Policy: Redevelopment projects shall be stiongly
encouraged to provide underground or visually
concealed Parking.
Goal #6 To insure the continued improvement of the vital operational elements
of the village.
4.1 Objective:
6.1 Objective:Provide service and delivery facilities for existing and new
development.
Vail Village Master Plan and Building Height Plan
Generally speaking, it is the goal of the Building Height Plan to maintain the concentration
of low-siald buildings in the Oore area, while positioning larger buildings along the. . .
norlhern periphery. According to the Concepiual Building Height Plan contained within
the vailvittage Mhster Plan, the Austria Haus is located within an area proposed.tg.hav.e
building heigits of a maximum-range of three to four stories. A building story is defined
as 9' of height, not including the roof.
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