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HomeMy WebLinkAbout1998-10-20 Support Documentation Town Council Evening Session ! t VAIL TOWN COUNCIL EVENING MEETiNG TUESDAY, OCTOBER 20, 1998 7:00 P.M. IN TOV COUNCIL CHAMBERS AGENDA NOTE: Times of items are approximate, subject to change, and cannot be relied upon to determine at what time Council will consider an item. 1 • CITIZEN PARTICIPATION. (5 mins.) 2• Ordinance No. 15, Series of 1998, first reading of an ordinance Steve Thompson amending Ordinance No. 25, Series of 1992 concerning the Town's sales tax revenue refunding and improvement bonds, series 1992B. (15 mins.) ACTION REQUESTED OF COUNCIL: Approve, modify or deny Ordinance No. 15, Series of 1998 on first reading. BACKGROUND RATIONALE: Another added benefit of refinancing the Town's debt was to remove two major restrictive bond covenants. The removal of these covenants was negotiated with MBIA Insurance Corporation prior to the closing of the refinancing. The first covenant removed was the parking revenues used as a security for the 1992 Series B Bonds. Town of Vail Parking Revenues are not longer pledged for the payment of the Sales Tax debt. The second covenant was a change in calculation of Maximum Annual Debt Service on the Sales Tax bonds. The Town no longer uses the General Obligation debt service in the calculation of the Sales Tax Maximum Annual Debt Service requirement. The negotiation of the removal of these covenants will give the Town more financial flexibility in the future. STAFF RECOMMENDATION: Approve Ordinance No. 15, Series of 1998 on first reading. 3. Ordinance No. 16, Series of 1998, first reading of an ordinance amending George Ruther Sections 12-15-4 (interior conversion) and 12-15-5 (additional GRFA") of the Town of Vail Municipal Code regarding the implementation of additional GRFA (250) and the interior conversion regulation in multi- family structures, and setting forth details in regard thereto. (30 mins.) ACTION REQUESTED OF COUNCIL: Approve, approve with modifications or deny Ordinance No. 16, Series of 1998 on first reading. BACKGROUND RATIONALE: The Vail Town Council directed staff to prepare text amendments to the Town of Vail Municipal Code regarding the implementation of additional GRFA and the interior conversion regulation for multi-famify structures in the Town of Vail. The Counci( express purpose of the amendments was to create consistency in the implementation of the GRFA regulations among all dwelling unit types and to allow greater flexibility in the use of GRFA in the multi-family zone districts. On October 12, 1998, staff presented the proposed text to the Planning & Environmental Commission. Upon review of the proposed amendments, the Planning & Environmental Commission voted unanimously to recommend approval of the proposed amendments to Section 12-15-4 . . ; (interior conversion) and to recommend denial of the proposed amendments to Section 12-15-5 (additional GRFA). A copy of the staff memorandum outfining the amendments and the draft meeting minutes are provided for reference. STAFF RECOMMENDATION: The Community Development Department recommends that the Town Council approve on first reading the proposed text amendments to Section 12-15-4 (interior conversion) and recommends that the Town Council provide further direction to staff an - the proposed text amendments to Section 12-15-5 (additional GRFA). • . 4• Resofution No. 12, Series of 1998, a Resolution designating a money Chris Anderson market savings account earning less than 4.5% for arbitrage reasons for the Town of Vail with Robert McLaurin, Steve Thompson, and Christine Anderson as the designated signers on that account, permitted by the Charter of the Town of Vail, its Ordinances, and the statutes of the State of Colorado. (5 mins.) ACTION REQUESTED OF COUNCIL: Approve Resolution No. 12, Series of 1998. BACKGROUND RATIONALE: These proceeds will be used towards the _ 12/1/98 debt service payment and need to be kept separate until then. STAFF RECOMMENDATION: Approve Resolution No. 12, Series of 1998. 5. Resolution No. 13, Series of 1998, a Resolution Allocating the Reserve Chris Anderson Fund of the Town's 1991 Sales Tax Revenue Bonds. (5 mins.) ACTION REQUESTED OF COUNCIL: Approve Resolution No. 13, Series of 1998. BACKGROUND RATIONALE: The 1998 bond refunding transaction eliminated the need for the 1991 bond reserve. The reserve fund cash will be used to purchase buses in 1998. STAFF RECOMMENDATION: Approve Resolution No. 13, Series of 1998. 6• Joint Work Session with the Planning & Environmental Commission. A George Ruther presentation of the revised plans for the proposed redevelopment of the WI site and the construction of the Vail Plaza Hotel. The Vail Plaza Hotel is to be located at 100 South Frontage Road East. (30 mins.) - ACTION REQUESTED OF COUNCIL: Listen to a presentation on the proposed redevelopment and construction of the Vail Plaza Hotel by the applicant and his representatives. Following the presentation, staff is requesting that the Vail Town Council provide direction to the staff and the applicant with regard to the proposed project. BACKGROUND RATIONALE: On June 22, 1998, the applicant held a work session with the Planning and Environmental Commission to discuss the proposed Vail Plaza Hotel. In preparation of that meeting, the Community Development Gepartment drafted a memorandum to the Commission. The memorandum identified four general issues which we believed the Commission and the applicant should discuss. Staff would recommend that the Council and the applicant have a similar discussion on the very same issues. A copy of the June 22nd memorandum has been attached for reference. STAFF RECOMMENDATION: As this is a work session presentation, staff will not be providing a recommendation at this time. Staff will provide a formal recommendation at the time of final review. . r 7• Lionshead Redevelopment Master Plan. This meeting is intended to Russell Forrest be an introduction to the first draft of the Lionshead Master Plan. Staff Dominic Mauriello will be providing the Town Council with a draft of the plan and will discuss - Ethan Moore its organization and provide an overview of the plan. (1 hr.) . Jack Zehren ACTION REQUESTED OF COUNCIL: No action is requested at this time. STAFF RECOMMENDATION: No staff recommendation provided. Introduction only. - Town Manager's Report. (10 mins.) 9• Adjournment - 9:40 p.m. NOTE UPCOMING MEETING START TIMES BELOW: (ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE) I I I I I I I THE NEXT VAIL TOWN COUNCIL REGULAR WORK SESSION WILL BE ON TUESDAY, 10/27/98, BEGINNING AT 2:00 P.M. IN TOV COUNCIL CHAMBERS. THE FOLLOWING VAIL TOWN COUNCIL REGULAR WORK SESSION WILL BE ON TUESDAY, 11/3/98, BEGINNING AT 2:00 P.M. IN TOV COUNCIL CHAMBERS. THE NEXT VAIL TOWN COUNCIL REGULAR EVENING MEETING WILL BE ON TUESDAY, 11/3/98, BEGINNING AT 7:00 P.M. IN TOV COUNCIL CHAMBERS. I I I I I I I Sign language interpretation available upon request with 24 hour notification. Please call 479-2332 voice or 479-2356 TDD for information. CWGENDA.TC COUNCIL FOLLOW-UP TOPIC QUESTIONS FOLLOW-UP SOLUTIONS 1995 7128l98 MUD LOT (LOT A ADJACENT TO RUSSELUANNIENRD/TOM/PAM: Kaye Ferry expressed Hospital staff is currently working on a parking plan, recognizing the THE HOSPITAL AND LIBRARY) concern that the lot reserved for VRD, library personnel, and hospital has a parking shortage. Staff is also working with VRD as they Council hospital staff is underutilized, after experiencing difficulties proceed through the public process with their expansion proposai (re: herself in dropping off an injured person and securing a future loadingldelivery, parking needs, etc.). Work prior to Council parking space. It was suggested original agreements wlthe presentation continues. hospital be revisited re: the parking lot west of the hospital, as well as the parking structure to the east. Staff will return to Council w/their findings. 8/25198 DOWD JUNCTION DEERIELK LARRYIGREG HALL: Is the count available? It would be We have received the final report. We'll read, analyze and present the MIGRATION NUMBERS valuable to review these ASAP to determine next spring's findings and staff recommendations at the end of October. Kevin Foley opening use. 9f15198 PINE BEETLE RUSSELL: What is our current position w1FS in relation to I have called Bill Wood regarding a status report on this year's activities Ludi Kurz the pine beetle kill? it may be time to take a more aggressive and then setting up a meeting in the next 2-3 weeks to talk about next ' stance re: both removal and eradication. It was noted by steps & natural hazards. He is working on a status report and then we will Sybill that approximately 15 years ago when Summit County get together. I will also ask Patrick Hammel to call Art Mears and talk to suffered such devastation, federal and state resources were him about increased snow and debris flow hazards with the infestation. pulled in the helicopter OUT infected trees, as well as to chemically treat and bundle felled trees. Tom Long in Summit would be a possible contact. October 14, 1998, Page 1 9/22198 LANDFILL CHARGES BOB: Write a letter of protest on behalf of the Town Council Bob will write a strong letter "demanding" that construction wasteldebris be Bob Armour re: landfill dumping by haulers from outside Eagle County. charged at an equal to or greater fee than surrounding counties, in Suggest increasing fees to discourage this practice? order to discourage this practice. Mike Arnett has also suggested he woultl be w~'ling to compromise to a"point" that still allows local contractors he economic opportunity to use our landfill resource. 10l6/98 GUARD RAIL BY CASCADE CLUB BOB: The guardrail has been installetl; however, Mike does Last year Town staff reviewed with CDOT the 10 miles of S. Frontage Mike Jewett not believe it has been installed in the proper location to Road and identified cfose to 2 miles of guardrail needs. CDOT takes a preclude a similar accident to what happened to Dr. worst first priority and their project this year is the beginning of the total McFadden. Bob will speak to CDOT, guardrail needs. There is one additional location to be installed this year. 10/6198 EXECUTIVE SESSION TOM: At a future work session, assign time to discuss a DISCLOSURE more specific agenda item listing/explanation, as well as Mike Jewett discuss elements of the executive session discussion that can be made public to more fully disclose to this constituency what occurs during those executive sessions. How can the "content" of these executive sessions be shared w/the public? October 14,1998, Page 2 4 . October 20, 1998 To: Members of the Town Council From: Art in Public Places, Board of Directors and Staff: Jim Cotter, Sherry Dorward, Diane Golden, Trish Kiesewetter, Alan Kosloff, George Lamb, Kathy Langenwalter, Kyle Webb, Cathy Zaden Schmidt, Nancy Sweeney Re: Speciai Report Memo: 1. Overview: This executive summary outlines what the Art in Public Places board and stafif have been working on over the past several months. I have outlined the model we used to determine our Mission and Vision statements; the goals of our organization; and the roles of the Coordinator, Board, Town Council and Public Works department. Now that we have completed this internal work, we look forward to discussing this information to receive your input and feedback. II. Outline of the model we followed: Vision Mission Values Goals Actions Implementation Dates Roles III. Timetine for AIPP work sessions and items accomplished: Work Sessions: 4/30/98 6/23/98 8/4/98 Accomplishments: Mission Goals Prioritize Goals Vision Measures Implementation Dates TOV Values Revise Mission Refine Roles Begin Roles 1 Art In Public Places Work Session Summary I. VtSION, MISStON and VALUES A.) The vision statement is broad and inspirational, explains our existence and is enduring. AIPP Vision Statement: "Enrich our community through a public arts program. " B.) The mission statement is what we hope to accomplish in the next two years. AIPP Mission Statement: "To develop artistic projects and programs that involve and educate the community to enhance its vitality." C.) The Town of Vail values are embraced by the AIPP program. Values: 1. Respect and Trust the Individual. a. Attend monthly meetings. b. Be timely. 2. Recognize and appreciate others efforts and achievements. a. Be respectful of a volunteer board. b. Acknowledge commitment and dedication. 3. Communicate openly and honestly. a. Listen. 4. Support innovation. 5. Commit to excellence in all we do. 6. Realize the importance of teamwork. 7. Manage resources to serve the community. a. Maintenance. 8. Safety foremost for the community and ourselves. 9. Enjoy and take pride in our work and our community. 2 II. AIPP GOALS: Listed in order of priority. A Priorities: A-1 Clear job descriptions for the coordinator and board members. A-2 Develop projects and programs that support our mission statement. A-3 Have AIPP Coordinator involved in planning of TOV projects. A-4 Assure Council supports AIPP's purpose and projects. B Priorities: B-1 Prepare a study of funding sources. B-2 Percent for art included in private development and redevelopment. C Priorities: C-1 Create a"community enhancement" award. C-2 Increased communication between the "Art Groups." C-3 Establish a project fund through private sources. 3 AIPP Goals and Measures Definition of a Goal: A goal is a broad statement of intention that supports the vision and mission statements. Definition of a Measure: A measure tells you when a goal is "completed" - the who, what, when, where. A Goals Goal A-1: Establish clear job descriptions for the coordinator and board members to assure an effectively functioning board. Measure: Review and revise as necessary. 1.) Actions: • Review Coordinator's job description. • Expectations and roles of board members. • Description of relationship to Public Works staff. • Committee responsibilities. Who: Cathy, Kathy, Nancy Implementation Date: August 2- Ongoing. 2.) Actions: • 90% attendance of board members at meetings. • Elect Officers. • Meet once monthly, 2"d Thursday of each month. Who: All board members Implementation Date: Ongoing. . . . . . . . . . . . . 4 Goal A-2: Develop criteria and parameters for type of projects and programs we most want to do and that support our mission statement. 1.) Action: • Write, present and adopt the master plan. • Analyze where art pieces would be most visible and therefore most desirable in the core of Town. Who: Master Plan Team - Simon, Andy, Alan, Kyle, Kathy and Nancy Implementation Date: March, 1999 2.) Action: • Acquire a copy of the small-town AiPP directory. Who: Cathy Implementation Date: October, 1998 3.) Action: • Evaluate the Temporary Art Program and increase the visibility of the program. Who: George, Jim, Nancy Implementation Date: October, 1998 4.) Action: • Talk to Vail's art teacher to coordinate educational programs and student participation. Who: Diane, Nancy Implementation Date: Ongoing . . . . . . . . . . . . 5 Goal A-3: Have AlPP Coordinator involved in initiai planning of TOV Public Works projects to enhance the aesthetics of the project. Measure: Have a representative as part of the initial programming team. 1.) Actions: • Coordinator attends planning meetings. Who: Nancy Implementation Date: ASAP 2.) Action: • Process for AIPP board review: A.) AIPP reviews and selects projects be involved with. B.) Develop process for project. C.) Implementation. Who: AIPP Subcommittee - Cathy, Kathy, Alan, Kyle Implementation Date: Ongoing . . . . . . . . . . . . 6 Goal A-4: Assure that Council, as the board's governing body, supports AIPP's purpose and projects. Measure: Submit the updated Vision and Mission statements and strategic plan to council and ask them to pass a resolution endorsing them. 1.) Action: • Present report to Town Council. Who: Nancy Implementation Date: October 20, 1998 3.) Action: • Quarterly updates to Town Council. Who: Nancy Implementation Date: Ongoing 4.) Action: • AIPP board member selects Town Council . Representative to keep informed. Who: Kevin Foley - Jim Cotter Rob Ford - Alan Kosloff Ludwig Kurz - Cathy Schmidt Bob Armour - Kathy Langenwalter Mike Jewett - Trish Kiesewetter Sybill Novas - Kyle Webb Mike Arnett - George Lamb Implementation Date: Ongoing 5.) Action: • Town Council representatives gives monthly updates to Council. Who: Rob, Sybill Implementation Date: Ongoing. . . . . . . . . . . . . 7 B GOALS Goal B-1: Funding Source Study Measures: To develop a percent for art program involving public and or private funding sources. 1.) Action: • Study what other towns are doing. • Formulate report for AIPP - 11/1/98 • Work through ideas - 12/10/98 • Make recommendation to Council - 2/299 Who: Alan, Cathy, Nancy Implementation Date: Ongoing 2.) Action: • Meet TOV Finance Director, and TOV Staff to review 2-year plan for general fund and capital budget. Who: Alan, Kathy, Nancy Implementation Date: Underway . . . . . . . . . . . . 8 Goal 13-2: Have art become a major part of private development and redevelOpment (Private Developer Initiative Program) Measure: Have AIPP included in TOV review process for new applications (DRB, PEC, etc.) 1.) Action: • Become a part of Lionshead Master Plan. • Meet with Russell Forrest, Dir. Com. Dev. Who: Nancy, Kyle, Kathy Implementation Date: October, 1998 2.) Action: • Investigate making art a part of Special Deveiopment Districts. Who: Nancy, Kyle, Kathy Implementation Date: October, 1998. 3.) Action: • Structure a"policy" for developers to include artwork in projects. Identify incentives for developers. Who: Nancy, Kyle, Kathy Implementation Date: Project by project. . . . . , . . . . . . . 9 C GOALS Goal C-1: Create community enhancement award. Measure: Develop a more competitive environment with higher design standards. 1.) Action: • Design award program. • Award prizes annually. Who: AIPP Board Implementation Date: Ongoing Goal C-2: Increased communication between the "Art Group" 1.) Action: • Attend monthly meeting with representatives from each organization. Who: Nancy Imptementation Date: Immediately 2.) Action: • Participate in a community calendar. Who: Nancy Implementation Date: Immediately Goal C-3: Establish a project fund through private sources. . . . . . . . . . . . . 10 III. ROLES AND TASKS Coordinator: • Coordinate AIPP board meetings. • Representative to Public Works planning meetings. • Coordinate maintenance of TOV art collection. • Coordinate Temporary Art Program. • Execute special events. • Execute AIPP projects. • Develop AIPP budget. • Facilitate AIPP Master Planning process. • Attend department head meetings. • Prepare board members for individual meetings with Council representatives. • Gather information and data. • Liaison with TOV administrative staff and Town Council. • AIPP representative within the community. • Involved in planning with Community Development. • Keep informed of national art programs and projects. • Public relations. • Administrative tasks. • Report to Town Council. • Facilitate donations to the Town of Vail. 11 L AIPP Board: • Run AIPP meetings. • Keep informed of national art programs and projects. • Attend regular meetings. • Participate on special committees. • Positive lobbing to build support for AIPP within community. • Generate new ideas and programs. TOV Council: • Understand AIPP programs. • Endorse AIPP and support the+r decisions. • Show respect and appreciation for AIPP Board. • Town Council representative should attend monthly meeting and report back to council. Department of Public Works: • Install and maintain the art collection. • include and invoive A(PP in the planning process. • Anticipate needs and estimated construction costs for future projects. • Provide administrative/secretarial support. • Endorse and support. 12 T- _r _ •'~,.lk-T_.._ M < ' l ^ G . Colorado Alliance for a Rapid Transit Solution (CARTS) 6500 W. Mansfield Ave., Villa 27 Tel: 303-763-9988 Denver, Co. 80235 e-mail-JDSch2@,aol.com Rob Ford,lVlayor October 6, 1998 Town of Vail 75 S. Frontage Rd. - • Vail, Co: 81657 Dear Rob: I am writing to encourage the participation of Vail in the funding needs of the Colorado Alliance for a Rapid Transit Solution (CARTS) for the balance of 1998 and in setting your budget for 1999. This organization is the creation of you and your fellow municipalities along and near the I-70 corridor. You have succeeded in getting the state legislature to validate the need for an agency to develop the technical criteria and planning for a fixed guideway solution to the growing transportation problems from the metro area to the mountains. CARTS remains a critical need if a consensus is to be built that such a solution can be user friendly and economically viable. We hope to be the educational group that can provide answers to concerns about the social, technical, environmental, and funding questions of the public. Everyone agrees that highway improvements need to be made in the near term, but that adding additional lanes of pavement as a long term solution is unacceptable. Your community will be impacted if we can not make the case for a rapid transit answer to the long term problem. The Colorado Intermountain Fixed Guideway Authority (CIFGA) which was created by the legislature will only look at counties for its funding while we are expected to receive - our funding from municipalities. I am enclosing the past year's contributions to CARTS, the Mission Statement and Goals recently approved by the board of directors, and the reasons for membership. I ask that you look carefully at these and contribute as soon as possible to continue our efforts. Please call me with any questions or if you would like me to make a presentation to your town council. Sincerely, Jim Scherer Executive Director ~ Mission Statement and Goals for the Corridor Alliance for a Rapid Transit Solution Mission Statement CARTS and its members are committed to address public concerns and to be a communications link between the general public and transportation, funding, legislative and administration officials to assure implementation of the Colorado Department of Transportation MIS recommendations for the I-70 corridor. . Goals Completed Goals 1. Convinced Colorado legislatare to create a governmental agency, Colorado Intermountain Fixed Guideway (CIFGA) to develop the technology, funding, and ptanning for a fixed guideway to be completed by the year 2000. 2 Developed a cooperative program with the Colorado School of Mines, Golden, to have transportation research at the undergraduate and graduate levei availabte to answer community and public questions. 3. Coordinated public input to the Cotorado Department of Transportation MIS on the I-70 corridor and influenced the final conclnsion favoring a fixed guideway solution. Present Coals 1. To work cooperatively with the Calorado Intermountain Fixed Guideway (CIFGA) in order to communicate public concerns and educate the public on the engineering and fanding plan for a fixed guideway. 2. To research and work for solutions to community social and environmental concerns- 3. To work cooperatively with the Colorado School of Mines to research technical questions for the public. 4. To communicate answers to questions about engineering, economic feasibility, and funding of the project through the media, public appearances, and meetings. 5. To influence the plans for sotving the I-70 transportation problem by meeting with Colorado transportation, administrative, and legislative officials and the Colorado Federal elected officials. - 6. To coordinate and advocate for any tax election that may be necessary to fund a portion of the guideway construction. { Reasons for Membership • You will be supporting a unified communication voice to inform the public about the technical and planning proposals for a fixed guideway to address the I-70 corridor transportation needs. • You can participate in building a consensus on social, environmental, technical, and funding issues. You can be an active or passive support to educating the general public of the . corridor area on the consensus decisions reached by research and policy makers. " • You will be supporting the lobbying effort needed to influence administrators, legislators, and Federal congressional members in order to successfully complete the guideway project. Membership C o n t r i b u t i o n s Municipalities . . ....$2,000 , _ Business and Corporate 1,000 Individual............................................ ' . . 25 Student 10 (Larger contributions are encouraged for larger and impacted municipalities) (Smaller contributions are acceptable wheie necessa.ry; participation is most important) To Receive Membership,Agendas, and Newsletter Send: Name, Address, Telephone number, Fax number, and e-mail address and contribution to: CARTS C/ Jim Scherer, Exc. Dir. 6500 W. Mansfield Ave. #27 ` Denver, Co. 84235 For any questions: Jim Scherer, Tel: 303-763-9988 e-mail JDSch2@aol.com s, • 4 CARTS FUNDING HISTORY Frliiig Fee/A1aiy Jaire Loevlie & Bill Macy 50.00 10/1/97 Clear Creek County . 2,000.00 10/23/97 Georgetown 500.00 11/5/97 Summit Counly. 7,500.00 12/2/97 Silverlhorne 3,000.00 12f29/97 Dillon 2,000.00 . 1/5I98 Eagle County _ 5,000.00 1/5/98 Idaho Springs 1,000.00 1/22/98 Frisco 2,000.00 2/9/98 Arvada 3,000.00 2/10/98 Vail . 3,000.00 2/11/98 Brecl:cniidgc 5,000.00 3/2/9£ Denvcr 10,OOO.OU 4/1/98 Avoti 2,500.00 4/2J98 CAST/Colo. Atisoc. ol Ski Towiis 1,000.00 4/2/98 Gilpin County 1,OOU.UO 6/ 1/98 Denver Counly I 5,0OO.OU 6/22/98 Summit County 7,500.00 TOTAL 71,000.00 Total `97-'98 Expenses 70,799.25 Balance-on-Haiid 200.75 Outstanding Invoices - Telephoite/Loi1g Distance APR-JUN (Profiles in Data, Inc. )(502.20) Colorndo A1iunicipal Leagiie/1 day conference (40.00) NET CASH POSITION $ (341.45) CONTRIBUTIONS Counties $ 48,000 Towns & Cities $ 23,000 MNH - 9/9/98 k z c~,l r GoM,- r w. ~,~r-.r : D ~~.c_.or~ ~a,• eoa crr o A,/a nl 1, 000 ~~2Isc.o 000 MEMORANDUM TO: Town Council FROM: Community Development Department DATE: October 20, 1998 SUBJECT: An appeal of a Design Review Board decision denying the applicant's request to construct a detached accessory storage unit adjacent to an existing duplex. Appellants: Treakle Investment Group represented by Patrick Padden Planner: Dominic Mauriello 1. SUBJECT PROPERTY The Padden residence - 5064 Black Gore Drive / Lot 4, Vai! Meadows First Filing. II. STANDING OF APPELLANT The appellant has standing to file an appeal in this case as he is the caretaker of the subject property and a relative/representative of the owner. III. BACKGROUND The appellant is proposing to construct a 99 square foot detached accessory storage unit on a portion of Lot 4. The appellant made application to the Design Review Board for consideration of a separation request as required by the Zoning Regulations. The Design Review Board, on August 5, 1998, unanimously denied the appellant's request finding that the proposal did not meet the criteria in Section 12-11-5(F), "Accessory Structures; Utilities; Service Areas," for a separation request and that there did not exist significant site constraints on the property warranting a separation of structures on-site. The Design Review Board suggested either the applicant construct the unit on the north side of the duplex or construct an attached garage. Section 12-11-5(F) states: F. Accessory Structures; Utilities; Service Areas: 1. Design of accessory structures upon a site shall be compatible with the design and materials of the main structure or structures upon the site. 2. Accessory buildings generally should be attached to the main building either directly or by means of a continuous wall, fence or similar feature of the same or a complimentary material as the main building's exterior or finish. 1 TOWN *IL The purpose behind this design standard is to ensure that accessory structures and residences are integrated into a single structure and not perceived as 2 separate structures. Allowing accessory structures to be detached essentially changes the perceived vista of the surrounding neighborhood. Areas would begin to read as having an inconsistent or "cluttered" layout. IV. NATURE OF THE APPEAL The appellant believes there are existing physical constraints on the lot (drainage swales, an easement, utilities) which prohibit the construction of an attached storage unit. V. REQUIRED ACTION Uphold/Overturn/Modify the Design Review Board's denial of the separation request. The Town Council is required to make findings of fact in accordance with the Town of Vail Municipal Code. The following finding is proposed: The Town Council finds that Design Review Board's decision to deny the proposed separation request was proper and in accordance with the provisions of Title 12, Zoning Regulations and that no significant site constraints exist on this property warranting such a separation. F:\EVERYONE\COUNCILWIEMOS\98\PADDENM.WPD 2 ~F A MEMORANDUM IVNIOIdo TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 12, 1998 SUBJECT: A request for a final review of a proposed text amendment to the Town of Vail Zoning Regulations addressing the regulation of Gross Residential Floor Area (GRFA) in the Multi-family Zone Districts. ' Applicant: Town of Vail Planner: George Ruther 1. DESCRIPTION OF THE REQUEST At the request of the Vail Town Council, the Community Development Department has been asked to initiate revisions to the Town of Vail Zoning Regulations addressing the regulation of Gross Residential Floor Area (GRFA) in the multi-family Zone districts. Specifically, the Council requested that the implementation of the existing 250 Ordinance and the newly created Interior Conversion regulation be revised to allow greater flexibility in the muiti-family zone districts, and to create consistency in the implementation of additional GRFA among all the residential zone districts. To accomplish this task, revisions would need to be made to Sections 12-15-4 (interior conversions) and 12-15-5 (additional GRFA) of the Town of Vail Zoning Regulations. All changes to the Zoning Regulations require a review and a recommendation from the Planning and Environmental Commission and two readings of an amending ordinance by the Town Council. The following changes are being proposed to Section 12-15-4 (interior conversions): ? Section 12-15-4 B, B1 - Add Multi-family dwe!ling units to allowed dwrelling types. ? Section 12-15-4 B2 - Amend language to allow interior conversions in all structures with the exception of employee housing units. ? Section 12-15-4 B3 - Remove provision not permitting interior conversions to multi- family dwelling units. The following changes are being proposed to Section 12-15-5 (additional GRFA): ? Section 12-15-5 C 5- Amend language to remove the requirement that the first application for additional GRFA be responsible for Guideline Compliance, as this requirement will no longer be applicable since the entire project must apply simultaneously for the utilization of additional GRFA. 1 *VAIL ~17AN P A ? Section 12-15-5 C 6- Amend the language to include a requirement that the condominium association or a similar goveming body shall make application for the utilization of additional GRFA on behalf of each of the individual dwelling unit owners. ? Section 12-15-5 C 7- Remove language that prohibits exterior additions to multi- family structures when utilizing the additional GRFA. ? Section 12-15-5 C- Amend language to include a requirement that the use of additional GRFA by individual dwelling unit owners, pursuant to the additional GRFA , , provisions, is permitted only when 100% of the owners in the structure are also - proposing to utilize their additional GRFA as well. The intent being that when . exterior additions are proposed to a multi-family structure, the addition of the GRFA is designed and developed in context of the entire structure. ? Section 12-15-5 D 1- Add language requiring tFiat applications for additional GRFA shall be submitted by the condominium association or a similar goveming body. ? Section 12-15-5 D 2- Amend language to provide for the review of additional GRFA applications by the Design Review Board or administratively, in accordance with the Design Review Board review and hearing procedures. ? Section 12-15-5 D 3 b- Amend language to establish that applications for additional GRFA are reviewed by the Design Review Board or administratively. II. BACKGROUND On September 15, 1998, staff met with the Vail Town Council. The purpose of the meeting was to inform the Council of the Planning 8 Environmental Commission's meeting on September 14 regarding the proposed text amendments and to get the Council's input on the proposal. Following discussion with the Council, staff was directed to draft an ordinance allowing interior conversions in multi-family structures and permitting exterior GRFA additions to multi-family structures utilizing additional GRFA (250). The exterior additions would be allowed provided that a11 of the dwellings units within the multi-family structure propose additions which are architecturally compatible and that the design of the additions is developed with the context of the entire project in mind. Applications for additional GRFA would require that 100% of the dwelling unit owners construct the additions simultaneously. Further, to ensure that the design of the project was developed with the entire project in mind, staff was directed to include within the ordinance a provision requiring that applications for additional GRFA be made by a condominium association or other similar goveming body. According to the Council, the purpose of the amendments is to create consistency in the implementation of the additional GRFA regulation regardless of the residential zone district. 2 , The Zoning Regulations define a"multi-family dwelling" as, "A building containing three (3) or more dwelling units, including townhouses, rowhouses, apartments, and condominiums, designed for, or used by three (3) or more families, each living as an independent housekeeping unit." III. STAFF RECOMMENDATION When discussing possible revisions to the GRFA regulations addressing the ` implementation of GRFA relative to multi-family dwelling units, staff would suggest that the following criteria be considered by the Planning and Environmental Commission prior to recommending an amendment to the Town Council: 1. Effectiveness of the regulation 2. Appropriateness of the regulation 3. Enforceability of the regulation 4. Easy of implementation 5. Consistency of the regulation relative to other similar regulations 6. Impact to architectural quality. Staff utilized the above-described criteria in evaluating the proposed zoning regulation text amendments. The conclusion of the staff after evaluating the proposed amendments is that the proposed changes to Section 12-15-4 (interior conversions) will result in an appropriate regulation of GRFA in multi-family struc:tures that is both easily enforced and implemented, and creates consistency in the implementation of GRFA among all residential zone districts. Staff believes that the proposed changes to Section 12-15-4 will not have any significant negative impacts on the architectural quality of multi-family structures. In fact, in some instances, we believe that the changes will result in improved architectural quality. The conclusion of the staff after evaluating the proposed amendments to Section 12-15- 5 is that the proposed changes will result in a regulation that is effective at creating consistency among residential zone districts, but is neither effective, nor useful to the owners of multi-family dwelling unifs. We believe that the proposed changes will be very difficult to implement and create enforcement problems. However, staff does believe that the proposed changes, if they are able to be implemented, will have positive impacts on architectural quality since all of the additional GRFA would be added with the context of the entire structure in mind. Staff would recommend that another alternative to the proposed text amendments to Section 12-15-5 (additionai GRFA) be considered. Staff would recommend that the additional GRFA be implemented for multi-family structures nearly the same way it is implemented for single-family and two-family structures. Individual dwelling unit owners within multi-family structures should be allowed to apply to utilize additional GRFA for exterior additions independent of the entire structure applying and utilizing the additional 3 GRFA. Language could be added to the regulations addressing design and architectural compatibility requirements. The requirements would be intended to insure that scale, . proportion, design, treatment, character, context, colors, etc. are considered in the review process. It would be equally important to note in the revised language that architectural compatibility and the cumulative effects of exterior additions could be causes for denial of an application for additional GRFA. As stated in the purpose statement of the Additional GRFA (250 Ordinance), in part, "This section does not assure each single-family or two-family. dwelling located within the Town of Vail an additional 250 square feet of GRFA.". The availability of the additional GRFA is conditioned upon the application conforming to certain requirements. The same could hold true for multi-family stnactures and the dwelling units within. Staff believes the proposed altemative to the proposed text amendments will result in a change to the additional GRFA regulations that, in effect, allows property owners to upgrade their properties, is appropriate in terms of allowing exterior additions when the additions will have no negative impacts, is easily implemented by the staff, creates consistency among all the residential zone districts and dwelling unit types in Town and will have no negative impacts on the architectural quality of the existing multi-family structures. An important distinction of the proposed altemative is that staff strongly believes that a regulation that is easily implemented, like the interior conversion for example, is easily processed and reviewed which results, we believe, in improved customer service and satisfaction. 4 ' 12-15-4 I / 12-15-4: INTERIOR CONVERSIONS: A. Purpose: The interior conversion sec- tion of this Chapter p~^-irles for fiexi- bility and latitude with the use of inte- rior spacP~, %-";hin existing dwelling . units that meet or exceed the allow- able gross residential floor area (GRFA). This would be achieved by allowing for the.conversion of existing _ 111tP.rinr sPaces such u~ vaulted spac- es, crawl spaces, and other interior spaces into floor area provided the bulk and mass of the building is not increased. This pcovision is intended to accommodate existing . homes where residents desire to expand the amount of usable space in the interior of a home. The Town has also recog- ' nized that property owners have con- ; structed interior space without buiiuiny permits. This provision is also intPnrl- ed to reduce the occurrence of interior building activity without building per- mits and thereby furti ~r protecting the health, and weirare of the communit- B. Applicability: Single-family, two-family, and primary/secondary type dwelling ~ units that exceed allowable GRFA will ue euyl:,:.. u~c iiiieriur cuiivt;~r- sions provided the following criteria are satisfied: 1. Any existing single-tamuy u.iciuny . ~ unit or any existing dwelling ur:` •..;+hin a structure containing no more than _ (2) dwelling units (exclusive of "employee housing units" as defined ; ; _'^^inn (;or{a) -,hall ha P.I1C11F1IP. ; to add GRFA, via the "interior space :,-onversicr," Nruvisior, , oxcoz;z; of existing or allowable GRFA including ciir,h units located in a soecial devel- opment district; provided, thdt sucn ( Iof Vail ' , 12-15-4 12-15-4 GRFA complies with the standards existing building, and the conversion outlined herein. of other existing interior spaces such as storage areas to GRFA. 2. For the purpose of this Section, 'existing unit shall mean any dwelling 3. Proposals for GRFA pursuant to unit within a structure containing no this Section may involve exterior mod- more than two (2) dwelling units (ex- ifications to existing buildings, howev- clusive of "employee housing units" as er, such modifications shall not in- defined in Section 12-2-2 of this Title) crease the building bulk and •mass of that has been constructed prior to the existing building. Examples of - August 5, 1997 and has received a exterior modifications which are con- ' certificate of occupancy, or has been sidered to increase buifding bulk and issued a building permit prior to Au- mass include, but are not limited to, gust 5, 1997 or has received final the expansion of any existing exterior Design Review Board approval prior to walls of the building, regrading around August 5, 1997. a building in a manner which exposes more than two (2) vertical feet of ex- 3. Multi-family dwelling units are not isting exterior walls and the expansion eligible to add GRFA pursuant to this of existing roofs. Notwithstanding the Section, two (2) vertical feet limitation to re- grading around a building described C. Standards: above, additional regrading may be permitted in order to allow for egress 1. No application to add floor area from new interior spaces. The extent pursuant to this Section shall be made of such regrading shall be limited to until such time as alf the allowable providing adequate egress areas for GRFA has been constructed on the windows or doors as per the minimum property, or an application is presently necessary requirement for the Uniform pending in conjunction with the appli- Building Code. Examples of exterior cation to add floor area that utilizes aII modifications which are not consid- allowable GRFA for the property. ered to increase building bulk and mass include, but are not limited to, 2. Applications to add floor area pur- the addition of windows; doors, sky- suant to this Section shall be con- lights, and window-wells. Subject to structed utilizing the floor area or design approval, dormers may be volume of the building that is in exis- considered an exterior modification in tence prior to August 5, 1997. New conjunction with interior conversions structures cr exterior additions to permitted by this Section. Prior to existing structures built after the effec- approval of proposed dormers or re- tive date hereof will not be eligible for grading for windows or doors as de- interior conversions. Examples of how scribed above, the staff or the Design floor area can be increased under the Review Board shall find that they do provision of this S^^L?n_n include the not add significantly to the bulk and conversion of existing basement or mass of the building and are compati- rrawl SPaGee to GRFA, the ar+r+ition of hle witn ;,V2!'2.!I ;,z;a'0 lofts within the building volume of the and design of the building. Fo rt'fiae r Town of Vail . ' " 12-15-4 12-15-4 purpose of this Section, "dormers" are tive length of the dormer(s) does not defined as a vertical window project- exceed fifty percent (50%) of the ing from a sloping roof of a building, length of the sloping roaf, per roof having vertical sides and a gable or plane, from which the dormer(s) pro- shed roof, in which the total cumula- jects. langth ot roof ptana Lnngtli of dorniar. 7 - ~ I ~ ; _ _ 1 ? _ . i«~ ~ i . • ~ it7~ t~ R - . : , Cumulollve Lanpth of dormer(s) may not nxcaed 50% of the lenpth of the roof plBne. 4. Proposals for the utilization of inte- to this Section shall also be alfowed rior conversion GRFA pursuant to this without amending the GRFA provi- Section shall comply with all Town sions of the SDD. However, properties zoning standards and applicable de- with GRFA restrictions recorded on velopment standards. the plat for the development shall be . regulated according to the plat restric- 5. Floor area within a garage that was tions unless the plat is modified to originally approved through the garage remove such restrictions. The plan- space credit may not be converted to ning staff will review the application to GRFA pursuant to this Section. ensure the proposed addition com- plies with all provisions of the interior D. Process: Applications shall be made conversion section. Submittals shall to the Department of Community De- include: velopment staff on forms provided by the Department. Applications for inte- 1. Application fees pursuant to the rior conversions to single-family, current fee schedule. two-family, and primary/secondary , , r+,^ioIlinq units located in u_ 2. Infc-^~?+.ior anr+ nlans as set forth development district (SDD) pursuant and required by subsection 12-11-4C Town of Vail , ' 12-15-4 12-15-5 ~ of this Title or as determined by the (5) years by permitting the addition of Department of Community Develop- up to two hundred fifty (250) square ment staff. Applicants would need to feet of gross residential floor area submit as-built floor plans of the struc- (GRFA) to such dwelling units, provid- ture so that staff can identify the exist- ed the criteria set forth in this Section ing building from any new additions are met. This Section does not assure that have occurred after the approval each single-family or two-family dwell- of this Chapter. ing unit located within the Town an additional two hundred fifty (250) 3. Proposals deemed by the Depart- square feet, and proposals for any ment of Community Development staff additions fiereunder shall be reviewed to be in compliance with this Section closely with respect to site planning, and all applicable zoning and develop- impact on adjacent properties, and ment regulations shall be approved by applicable Town development stan- the Department of Community Devel- dards. The two hundred fifty (250) opment or shall be forwarded to the square feet of additional gross resi- Design Review Board in accordance dential floor area may be granted to with Title 12, Chapter 11 of this Title. existing single-family dwellings, exist Proposals deemed to not comply with ing two-family and existing multi-fami= this Section or applicable zoning and ly dwelling units only once, but may,1 development regulations shall be be requested and granted in more. denied. than one increment of less than two~ hundred fifty (250) square feet. Up- 4. Upon receiving approvals pursuant grading of an existing dwelling unit to this Section, applicants shall pro- under this Section shall include addi- ceed with securing a building permit tions thereto or renovations thereof, prior to initiating construction of the but a demo/rebuild shall not be includ- project. ed as being eligible for additional gross residential floor area. 5. Any decisions of the Department of Community Development pursuant to B. Single-Famity Dwellings And Two- this Section may be appealed by any Family Dwellings: A single-family or applicant in accordance with the provi- two-family dwelling unit hall be eligi- . sions of Section 12-3-3 of this Title. ble for additional ~gross residential (Ord. 13(1997) § 3) floor area (GRFA) not to exceed a maximum of two hundred fifty (250) square feet of GRFA in addition to the 12-15-5: ADDITIONAL GROSS RESI- existing or allowable GRFA for the. DENTIAL FLOOR AREA (250 site. Before such additional GRFA can ORDINANCE): be granted, the single-family or two-family dwelling unit shall meet the A. Purpose: The purpose of this Section following criteria: is to rrovide an inducernent for the upgrading of existing dwelling units 1. Eligible Time Frame: A single-fami- which have b„c7 in axistc^^e ly or tw^ unit shall be the Town for a period of at least five eligible for~additional GRFA, pursuant Town of Vail ' , " 12-15-5 12-15-5 to this Section, if it is in existence 4. Garage Conversions: If any propos- prior to November 30, 1995, or a com- al provides for the conversion of a pleted Design Review Board applica- garage or enclosed parking area to tion for the original construction of GRFA, such conversion will not be said unit has been accepted by the allowed unless: a) either the conver- Department of Community Develop- sion will not reduce the number of ment by November 30, 1995. In addi- enclosed parking spaces below the tion, at least five (5) years must have number required by this Code; or b) passed from the date fhe single-family provision is made for creation of such ' dwelling or two-fainily dwellin~g unit additional enclosed parking spaces as was issued a certificate of occupancy may be "required for the new fotal (whether temporary or final) or, in the GRFA under this Code. Plans for a event a certificate of occupancy was new garage or enclosed parking area, not required for use of the dwelling at if required, shall accompany the appli- the time of completion, from the date cation under this Section, and shall be of original completion and occupancy constructed concurrently with the of the dwelling. conversion. 2. Use Of Additional Floor Space: 5. Parking: Any increase in parking Proposals for the utilization of the requirements as set forth in Chapter additional gross residential floor area 10 of this Title due to any GRFA addi- (GRFA) under this provision shall tion pursuant to this Section shall be comply with all Town zoning require- met by the applicant. ments and applicable development standards. If a variance is required for 6. Conformity With Guidelines: All a proposal, it shall be approved by the proposals under this Section shall be Planning and Environmental Commis- required to conform to the design sion pursuant to Chapter 17 of this review guidelines set forth in Chapter Title before an application is made in 11 of this Title. A single-family or accordance with this Section. The two-famity dwelling unit for which an applicant must obtain a building per- addition is proposed shall be required mit within one year of final Planning to meet the minimum Town landscap- - and Environmental Commission ap- ing standards as set forth in Chapter proval or the approval for additional 11 of this Title. Before any additional GRFA shall be voided. GRFA may be permitted in accor- dance with this Section, the staff shall 3. Notification: Adjacent property own- review the maintenance and upkeep ers and owners of dwelling units on of the existing single-family or the same lot shall be notified of any two-family dwelling and site, including application under this Section that landscaping, to determine whether involves any external alterations to an they comply with the design review existing structure. Notification proce- guidelines. No temporary certificate of dures shall be as outlined in subsec- occupancy shall ba i334G4 for any tion 12-3-6C of this Title. expansion of GRFA pursuant to this oociion until all required imrrc„°_ - Town of V¢il ' 12-15-5 12-15-5 ments to the site and structure have for additionai GRFA, pursuant to this been completed as required. Section, if it is in existence prior to November 30, 1995, or a completed 7. Applicability: No pooling of gross Design Review Board application for s residential floor area shafl be allowed the original construction of said unit U~ `k in single-family or two-family dwelling has been accepted by the Department , units. No application for additional of Community Development by No- GRFA shall request more than two vember 30, 1995.. In addition, at least hundred fifty (250) square feet of five (5) years must have passed from flsresi en#al~floor area per the date the building was issued a- single-famiiy dwelling -,.,or two-family certificate of occupancy (whether - dwellirig), nor shall any application be temporary or final), or, in the event a made fc!`r, additional GRFA until such certificate of occupancy was not re- time as all the allowable GRFA has quired for use of the building at the been constructed on the property, or time of completion, from the date of an application is presently periding in original completion and occupancy of conjunction with the application for the building. additional GRFA that utilizes all allow- able GRFA for the property. 2. Use Of Additional Floor Space: Proposals for the utilization of the 8. One Time Grant: Any single-family additional GRFA under this provision or two-family dwelling unit which has shall comply with all Town zoning previously been granted additional requirements and applicable develop- GRFA pursuant to this Section and is ment standards. If a variance is re- demo/rebuild, shall be rebuilt without quired for a proposal, it shall be ap- the additional GRFA as previously proved by the Planning and Environ- approved. mental Commission pursuant to Chap- ter 17 of this Title before an applica- 9. Demo/Rebuild Not Eligible: Any tion is made in accordance with this single-family or two-family dwelling Section. The applicant must obtain a unit which is to be demo/rebuild shall ' building permit within one year of final not be eligible for additional GRFA. Planning and Environmental Commis- sion approval or the approval for addi- C. Multi-Family Dwellings:, Any dwelling tional GRFA shall be voided. unit in a multi-family structure shall be eligible for additional gross residential 3. Parking Area Conversions: Portions floor area (GRFA) not to exceed a of existing enclosed parking areas maximum of two hundred fifty (250) may be converted to GRFA under this square feet of GRFA in addition to the Section if there is no loss of existing existing or allowable GRFA for the enclosed parking spaces in said en- site. Any application of such additional closed parking area. GRFA must meet the following crite- ria: 4. Parking Requirements Observed: ~ Fli n Any increase in parking requirements 9+~ble Time Fra mul+irle- di_ie ~;tIUI I pursuant to family dwelling unit shall be eligible J ~ . Town of Vail ' ~ 12-15-5 12-15-5 this Section shali be met by the appii- 7. Deck And Balcany Eraclosures: No cant. deck or balcony enclosures, or any exterior additions or alterations to 5. Guideline Compliance; Review: All multi-family dwellings with the excep- proposals under this Section shall be tion of windows, skylights, or other reviewed for compliance with the de- similar modifications shall be allowed - sign review guidelines as set forth in under this Section. - Chapter 11 of this Title. Existing prop- . • erties for which additional GRFA is 8. Applicability: The provisions of this proposed shall be required to meet Section are applicable only to GRFA . minimum Town landscaping standards additions to individual dwelling units. ' - as set forth in Chapter 11 of this Title. No pooling of GRFA shall be allowed General maintenance and upkeep of in multi-family dwellings. No applica- existing buildings and sites, including tion for additional GRFA shall request the multi-family dwellings, landscaping more than two hundred fifty (250) or site improvements (i.e., trash facili- square feet of gross residential floor ties, berming to screen surface park- area per dwelling unit nor shall any ing, etc.) shall be reviewed by the application be made for additional staff after the application is made for GRFA until such time as all the allow- conformance to said design review able GRFa has been constructed on guidelines. This review shall take the property. place at the time of the first applica- tion for additional GRFA in any 9. Nontransferable To Demo/Rebuild: multi-family dwelling. This review shall Any building which has previously not be required for any subsequent been granted additional GRFA pursu- application for a period of five (5) ant to this Section and is years from the date of the initial appli- demo/rebuild, shall be rebuilt without cation and review, but shall be re- the additional GRFA as previously quired for the first application filed approved. after each subsequent five (5) year anniversary date of the initial review. 10. Demo/Rebuild Not Eligible: Any No temporary certificate of occupancy rrtultiple-family structure or dwelting shall be issued for any expansion Qf unit which is to be demo/rebuild shall GRFA pursuant to this Section until all not be eligible for additional GRFA. required improvements to the multi-family dwelling site and building D. Procedure:. - have been completed as required. 1. Application; Content: Application 6. Condominium Association Approval: shall be made to the Department of If the proposed addition of GRFA is Community Development on forms for a dwelling unit located in a condo- provided by the Department of Com- minium project, a letter approving munity Development and shaii include: such addition from the condominium association shall be required at the a. A fee pursuant to the currenL time the application is submitted. schedule shall be required with the applicu'.~--:. ~ Town of Vail ' 12-15-5 ' 12-15-5 b. information and plans as set 4. Compliance Required: If the De- forth and required by subsection partment of Community Development 12-11-4C of this Title. staff determines that the site for which additional GRFA is applied for pursu- c. A list of the names and address- ant to this Section does not comply es and stamped envelopes of all the with minimum Town landscaping or adjacent property owners and owners site standards as provided herein, the of dwelling units on the same lot as applicant will be required to bring the the applicant. site into compliance with such stan-. dards before any such tempor.ary or d. Any other applicable information permanent certificate of occupancy required by the Department of Com- will be issued for the additional GRFA munity Development to satisfy the added to the site. Before any building criteria outlined in this Section. permit is issued, the applicant shall submit appropriate plans and materi- 2. Hearing Set; Notice: Upon receipt als indicating how the site will be of a completed application for addi- brought into compliance with said tional GRFA, the Planning and Envi- Town minimum standards, which ronmental Commission shall set a plans and materials shall be reviewed date for a hearing in accordance with by and approved by the Department of subsection 12-3-66 of this Title. No- Community Development. tice shall be given, and the hearing shall be conducted in accordance with 5. Building Permit: Upon receiving the subsections 12-3-6C and D of this necessary approvals pursuant to this Title. Section, the applicant shall proceed with the securing of a building permit 3. Compliance Determined: If the prior to beginning the construction of Department of Community Develop- additional GRFA. (Ord. 13(1997) § 3) ment staff determines that the site for which the application was submitted is in compliance with Town landscaping and site improvement standards, the applicant shalf, proceed as follows: a. Application for GRFA additions which involve no change to the exteri- or of a structure shall be reviewed and approved by the Department of Com- . munity Development. b. Applications for GRFA additions involving exterior changes to a build- ing shall be reviewed and approved by the Planning and Environmental Com- mission in accordance with the provi- sions of this Section. Town of Vail . ~ _ PLANNING AND ENVIRONMENTAL COMMISSION ~s^ pctober 12, 1998 Minutes STAFF PRESENT: MEMBERS ABSENT: Russeli Forrest MEMBERS PRESENT: ~eff Hunt Greg Moffet Dominic Mauriello John Schofield Judy Rodriguez Galen Aasland Diane Golden (left at 2:20p.m.) , - Ann Bishop TGm Weber Bnan Doyon 2;00 p.m. Publi~Hearin Greg Moffet calted the meeting to order at 2:00 p.n'?. ''onal GRFA, utilizing the 250 ardinance, toallo`N for a residential addition, A request for addifi located at 1522 Buffehr Creek Rd. I The Valley Condos #A 6 Pe~in Sherman Miller, represented by Barbara Duncan & Mike qpplicant: Planner: Jeff Hunt Jeff Hunt gave an overview of the staff memo. Gre9 Moffet stated, for the record, that no appl?cant or public were present. Moffet asked for the Commissioner's comments. They had no comments. Greg roval, with amending the condition to read 'wvithin 6' from a John Schofield made a motion for app existing structure, " in accordance Wth the staff memo. Qiane Golden seconded the motion. The motion passed by a vote of 7-0. 2. A final review of proposed text amendments to the Town of Vail Zoning Regulations addressing the regulation of Gross Residential Floor Area (GRFA) m the Multi-Family Zone Districts. qpplicant: Town of Vail George Ruther/Dominic Mauriello 1 Planner. Planning and En ~ n~e ntal Commission Odober 12,1998 . Dominic Mauriello gave an ovenriew of the staff memo and stated they were trying to create spaces without overburdening them with restrictions. Greg Moffet said he saw an issue with parking. Dominic Mauriello explained the parking requirements were based on square footages. Greg Moffet stated for the record that no public was present. , John Schofield asked what the intent of administration would be. Dominic Mauriello said it would be the same as what was being done today. Greg Moffet asked if there would be amnesty. , Dominic Mauriello said, yes. John Schofield asked about any common area. Dominic Mauriello said a letter would be required from the Condo Association to address attic and basement space. John Schofield made a motion to recommend approval of the changes to allow multi-family interior conversions. Brian Doyon seconded the motion. The motion passed by a vote of 7-0. Diane Golden left at 2:20 p.m. Dominic Mauriello gave an overview of the 250 section . Greg Moffet asked for any public comment. There was no public comment. Tom Weber said he was not sure the 250 sq. ft. additional GRFA was appropriate for multi-family projects, as he was not sure this would work any better if people were to come in with separate applications. He said the first applicant should be the Association and the Association should be responsible for guideline compliance and organizing their tenants, which would make it almost impossible to get anything done. He said if we were trying to incent decent improvements, the 250 was not the best way to get there, since the Association was responsib{e for pulling everything together. 2 Planning and Environmental Commission Minutes October 12, 1998 . Brian Doyon said it was scary to give the 250 to a large complex, since there was only so much room and he was concemed about density. He said there would be no gain for the individual unit if it was located in the middle of the building. He said the Association would need a master plan and sequencing to accomplish this. He thought that postage stamping new additions on old buildings would look hodge podge on a building. He also said with a large building, it wouldn't work out with ~arh individual owner and this was not about keeping up with the code. He said we would see nothing, if it went to the association. Dominic Mauriello said new square footage would work within the existing density. . E3nan Doyon said the 250 was not designed for this and would not have the same benefits as -for a single family. Dominic Mauriello said that Council looked at this with the Association coming in as the applicant, and that it needed to get all built together as one product. John Schofield said he remembered from a past memo, that this would add 1.3 million additional square feet. He said Council would need that number to show each unit in Town receiving an additional 250 sq. ft. He said it was scary, as it would be too much square footage out there. He said a blanket 250 to a 300 sq. ft studio being the same as to a 6,000 square foot unit didn't make sense. He said a percentage needed to be given based on square footage. He also agreed to have 100% of the Association would not work. He said from a practical standpoint, this would not work, but from an architectural standpoint, it made sense. Galen Aasland said the basis was to bring faimess to zoning. He said parking would be hugely affected with the larger parcels and the way it was written, it was not starting from an equal situation. Ann Bishop said this was a complex issue and it would be very difficult to get the home ownership to agree, but there needed to be consistency with starting out from the same playing field. Ann said the home ownerships should be on a case-by-case basis. She stated we must encourage people to renovate, so perhaps we need more time to think this through. Greg Moffet said he would vote to recommend to Council that zoning across all districts doesn't work and this was not the right way to do it. He said there were much more fundamental issues needing staff time and he couldn't encourage any more wasted #ime on this issue. He said that if Council was dead set for this, then the applications should go directly to Council and not to staff, or tne PEC, because it is a waste of time. Tom Weber said we needed something to incent large projects and we needed something to direct to associations and that this ordinance needed to address complete projects. Dominic Mauriello summarized that the PEC, to incent redevelopment, encouraged SDD's or percentages over and that the SDD might be the best way, not every cookie cutter ordinance. 3 Planning and Environmental Commission Minutes Odober 12, 1998 f John Schofield made a motion for a recommendation to Council to adopt multi-family interior conversions, according to staff s recommendation. . Brian Doyon seconded the motion. The motion passed by a vote of 6-0. John Schofield made a motion for a recommendation of denial of the changes to the 250 section. Gaten Aasland seconded the motion. . _ The motion passed by a vote of 6-0. John Schofield said we should send some thoughts to Council. Tom Weber said this was not going to be a blanket ordinance. 3. A request for a worksession to discuss the establishment of a Special Development District, to allow for a commercial expansion, located at 680 W. Lionshead Place/ Lot 3, Block 1, Lionshead Third Filing. Applicant: Antlers Condominium Association, represented by Robert LeVine Planner. Dominic Mauriello TABLED UNTIL OCTOBER 26, 1998 John Schofield made a motion to table item #3. Galen Aasland seconded the motion. The motion passed by a vote of 6- 5. Information Update Tom Weber asked for a joint worksession with Council on the GRFA section. Greg Moffet said he is opposed to spending another minute on this issue and suggested spending some time on neighborhood parks. 6. Approval of September 28, 1998 minutes. Greg Moffet had changes. Planning and Environmental Commission Minutes Odober 12, 1998 Galen Aasland made a motion to approved the amended minutes. Ann Bishop seconded the motion. The motion passed by a vote of 6-0. Galen Aasland made a motion to adjoum. Brian Doyon seconded the motion. The motion passed by a vote of 6-0. The meeting adjoumed at 2:45 p.m. Planning and Environmental Commission Minutes October 12, 1998 ORDINANCE NO. 16 Series of 1998 . AN ORDINANCE AMENDING SECTION 12-15-4 (INTERIOR CONVERSION) AND . SECTION 12-15-5 (ADDITIONAL GRFA) OF THE TOWN OF VAIL MUNICIPAL CODE REGARDING THE IMPLEMENTATION OF THE INTERIOR CONVERSION REGULATION AND ADDITIONAL GRFA (250) FOR MULTI-FAMILY DWELLING UNITS, AND SETTING FORTH DETAILS IN REGARD THERETO. - WHEREAS, the Vail Town Council has directed the Community IIevelopment Department to draft text amendments to the Tmxn of Vail Municipal Code creating consistency in the implementation of GRFA regulations among all dwelling unit types and to- allow greater fle}cibility in the use of GRFA for multi-family dwelling units; and WHEREAS, Section 12-15-4 and Section 12-15-5 of the Town of Vail Municipal Code contains the regulations for interior conversions and additional GRFA (250); and WHEREAS, the proposed text amendments to Section 12-15-4 and Section 12-15-5 are in the best interests of the communitv as the amendments comply with the development objectives of the Town of Vail; and WHEREAS, in accordance Ni1th the provisions of the Municipal Code, the Planning and Environmental Commission, on October 12, 1998, held a public hearing on the proposed text amendments and has submitted its recommendation to the Vail Town Council; and WHEREAS, the Vail ToNin Council considers that it is reasonable, appropriate and beneficial to the Towm and its citizens, inhabitants, and visitors to amend Section 12-15-4 and Section 12-15-5 ofthe Municipal Code: and WHEREAS, the Vail To-%tin Council has held a public hearing on the proposed text amendments in accordance with the provisions of the Town of Vail Municipal Code. NOW, THEREFORE, BE IT ORDAINED BY THE TOVVN COUNCIL OF THE TOWN OF VAIL, COLORADO, THAT: (Note: Text which is shown in BOLD and ONTRST-Pd is being added and/or removed) ' SECTION 1 Title 12, Chapter 15, Section 4 of the Municipal Code of the Town of Vail is hereby amended as follo« s: 12-15-4: INTERIOR CONVERSIONS: Section 12-15-4B Applicability: Single-family, two-family, and-primary/secondary #~pe or multi-family dwelling units that meet or exceed allowable GRFA will be eligible to ma.ke interior conversions provided the following criteria are satisfied: Any existing single famil dwelling unit . 1 f: \everyone \ord\9 Tord22. 97 itempleyee hetising tini " shall be eligible to add GRFA, via the "interior space conversion" provision in excess of existing or allowable GRFA including such units located in a special development district; provided, that such GRFA complies with the standards outlined herein. For the purpose of this Section, "existing unit" sha11 mean anv dwelling unit within ' a-c#n.ie4uxo v~v u w e +L..,.,. ~v v /7\ ,7we11:..,. , ...;*s /o.,..l.,..;.,e ,.F cv ~ _ lfa:::~:,:e~~e ...,K ~ts~~ d ua Seeti 12 , 2 ,.f t~,i -r:+ that has .,~.:b u... a ..~.,ua~ been constructed prior to August 5; 1997 and has received a certificate of _ occupancy, or has been issued a building pernut prior to August 5, 1997 or has received final Design Review Board approval prior to August 5, 1997. Section 12-15-5C D. Process: Applications shall be made to the Department of Community Development staff on forms provided by the Department. Applications for interior conversions to single-family, two- family, aPA-primary/secondary PjVe or multi-family dwelling units located in a special development district (SDD) pursuant to this Section shall also be allowed without arlending the GRFA provisions of the SDD. However, properties with GRFA restrictions recorded on the plat for the development shall be regulated according to the plat restrictions unless the plat is modified to remove such restrictions. The planning staff vNIll review the application to ensure the proposed addition complies with all provisions of the interior conversion section. Submittals shall include: Application fees pursuant to the current fee schedule. Information and plans as set forth and required bv subsection 12-114C of this Title or as determined by the Department of Community Development staff. Applicants wetil need to submit as-built floor plans of the structure so that staff can identify the existing building from any new additions that have occurred after the approval of this Chapter. Proposals deemed bv the Department of Community Development staff to be in compliance with this Section and all applicable zoning and development regulations shall be approved by the Department of Community Development or shall be forwarded to the Design Review Board in accordance with Title 12, Chapter 11 of this Title. Proposals deemed to not comply with this Section or applicable zoning and development regulations shall be denied. Upon receiving approvals pursuant to this Section, applicants shall proceed with securing a building pernut prior to initiating construction of the project. Any decisions of the Department of Community Development pursuant to this Section may be appealed by any applicant in accordance with the provisions of Section 12-3-3 ofthis Title. (Ord. 13(1997) 0 3). SECTION 2 Title 12, Chapter 15, Section 5 of the Municipal Code of the Town of Vail is hereby amended as , follows: Section 12-15-5C Multi-Family Dwellings: Any dwelling unit in a multi-family structure that meets allowable GRFA shall be eligible far additional gross residential floor area (GRFA) not to exceed a maximum of two hundred fifty (250) square feet of GRFA in addition to the existing or allowable GRFA for the site. Any application of such additional GRFA must meet the following criteria: 5. Guideline Compliance; Review: All proposals under this Section shall be reviewed for compliance with the design review guidelines as set forth in Chapter 11 of this Title. Existing properties for which additional GRFA is proposed shall 2 f:\everyone\ord\97\ord22.97 ~ be required to meet minimum Town landscaping standards as set forth in Chapter 11 of this Title. General maintenance and upkeep of existing buildings and sites, including the multi-family dwellings, landscaping or site nnprovements (i.e._ trash facilities, bernung to screen surface parking, etc.) shall be reviewed by the staff after the application is made fo.r conformance to said design review guidelines. 'rt.:s t, tt + t o r.,tca..,.vv ~uii e a~ ++t, ~.aiv ~ +;,...e ,.f.t,f + applieatien f aa•.• i r12F n . fi a~. o,,:ffi•r~,;.. „ w a r j u ~r-i b review a u. v+ ~ vv va~~.zrc.~ rvi-Amy «1:..,,..... ..,..a .-e + s1....11 L.e e,-e.7 F ..+L.o fi 1' fi1 A ~rr , 1.., ~i" "YY va vas u.i~,c.T .,ae'.: s;:bse:,tt~ a.,+ c+h •fi , . No temporary r-evie , certificate of occupancy shall be issued for any expansion of GRFA pursuartt to this Section until all required improvements to the multi-family dwelling site and building have been completed as required. . 6. Condominium Association Submittal Appr-eveli applieatien . An appiication for additional GRFA shall be made on beHalf of each of the individual dwelling unit owners by the Condominium Association or similar governing body. aa:*:,, " ~...~.,t+e".. s .i+: ~,..,;t., a,.ett:.. f a _ u~ ~n gs 7. 8-. Applicability: The provisions of this Section are applicable only to GRFA additions to individual d«-elling units. No pooling of GRFA shall be allowed in multi-family dwellings. No application for additional GRFA shall request more than two hundred fifty (250) square feet of gross residential floor area per dwelling unit nor shall any application be made for additional GRFA until such time as all the allo«-able GRFA has been constructed on the property. The use of additional GRFA by individual dwelling unit owners, pursuant to the additional GRFA provisions, is permitted only when 100% of the owners in the structure are also proposing to utilize their additional GRFA as well. When exterior additions are proposed to a multi-family structure, the . addition of the GRFA shall be designed and developed in context of the entire structure. 8. 9. Nontransferable To Demo/Rebuild: Any building which has previously been granted additional GRFA pursuant to this Section and is demo/rebuild, shall be rebuilt without the additional GRFA as previously approved. 9. 4-0-. Demo/Rebuild Not Eligible: Any multiple-fanuly structure ar dwelling unit which is to be demo/rebuild shall not be eligible for additional GRFA. Section 12-15-51) D. Procedure: Application; Content: Application shall be made to the Department of Community Development on forms provided by the Department of Community Development by the Condominium Association or a similar governing body and shall include: a. A fee pursuant to the cunent schedule shall be required with the application. b. Information and plans as set forth and required by subsection 12-114C of this Title. u.a:..,,e~+uvvia~ ri ..o,.t., ..a „c a~.>oii;,,,. , ..:+s ti... „ i,.+ u~ t2fEapplieant- c.d. Any other applicable information required by the Department of Community Development to satisfy the criteria outlined in this Section. Hearing Set; Notice: Upon receipt of a completed application for additional 3 f:\everyone\ord\97\ord22.97 . ~ GRFA, the Design Review Board shall set a date for a hearing in accordance with subsection 12-11-4C2 12 3- 6B ef *h:° '`r^*:^° ^ha"b° ~a The hearing sha11 be conducted in accordance with subsections 12-11-4C2-3 12 3 6C aftdtif this Title. Compliance Determined: If the Department of Community Development sta.ff determines that the site for which the application was submitted is in compliance with Town landscaping and site improvement standards, the applicant shall proceed as follows: - a. Application for GRFA additions which involve no change to the , . exterior of a structure shall be reviewed and approved by the Department of Community Development. b. Applications far GRFA additions involving exterior changes to a building shall be reviewed and approved by the Plafming and Design Review Board in accordance with the provisions of this Section. Compliance Required: If the Department of Community Development staff determines that the site for which additional GRFA is applied for pursuant to this Section does not comply with minimum Town landscaping or site standards as provided herein, the applicant will be required to bring the site into compliance with such standards before any such temporary or permanent certificate of occupancy will be issued for the additional GRFA added to the site. Before any building pernut is issued, the applicant shall submit appropriate plans and materials indicating how the site will be brought into compliance with said Town minimum standards, which plans and materials shall be reviewed by and approved by the Department of Community Development. Building Permit: Upon receiving the necessary approvals pursuant to this Section, the applicant shall proceed with the securing of a building pernut prior to beginning the construction of additional GRFA. (Ord. 13(1997) 0 3) Section 3. If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof; regardless of the fact that any one or more pa.rts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 4. The ToAn Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants thereof. Section 5. The amendment of any provision of the Vail Municipal Code as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision amended. The amendment of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. 4 f:\everyone~ord\97\ord22.97 . ~ f Section 6. All bylaws, orders, r.esolutions and ordinances, or parts thereof inconsistent herewith are repealed . to the extent only of such inconsistency. This repealer shall not be construed to revise any bylaw; order, resolution or ordinance, or part thereof; theretofore repealed. INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL, this 20' day of October, 1998. A public hearing on this ordinance shall be held at the regular meeting of the Town Council of the Town of Vail. Colorado, on the 3rd day of November, 1998, in the Municipal Building of the Town. Robert E. Ford, Mavor ATTEST: Lorelei Donaldson. Town Clerk READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 3`d dav of November, 1998. - Robert E. Ford, Mayor ATTEST: Lorelei Donaldson. Town Clerk ' 5 £\everyone\ord\97\ord22.97 ~ ~ ORDINANCE NO. 15 AN ORDINANCE AMENDING ORDINANCE NO. 25, SERIES OF 1992 CONCERNING THE TOWN'S SALES TAX REVENUE REFUNDING AND IMPROVEMENT BONDS, SERIES 1992B. NOW, THEREFORE, THE COUNCIL OF THE TOWN OF VAIL, COLORADO, ORDAINS: Section 1. Definitions. As used herein, unless the context requires otherwise, the capitalized terms used herein shall have the same meaning as in Ordinance No. 25, Series of 1992 except that the capitalized terms used below shall have the following meanings: Maximum An ual Debt Service Re-uirement: the maximum amount of all required payments of principal and interest on the Bonds which will become due in any Fiscal Year. Pledged Revenues: (a) the revenues derived from the Pledged Sales Tax; (b) any additional taxes (other than a general ad valorem tax), funds or revenues which the Town hereafter pledges to the payment of Bonds; (c) proceeds of the Bonds or other legally available moneys deposited into and held in the Bond Fund and the Reserve Fund; and (d) interest or investment income on the Income Fund, the Bond Fund and the Reserve Fund; all to the extent that such moneys are at any time required by Section 15 hereof to be deposited into and held in the Income Fund, the Bond Fund and the Reserve Fund. The following clefinitions are deleted: General Operating Expenses, Gross Revenues, Net Revenues, and Parking Facilities. Section 2. Recitals. (a) The Couneil has heretofore authorized the issuance of the 1992B Bonds pursuant to Ordinance No. 25, Series of 1992. (b) Section 35.13. of Ordinance No. 25, Series of 1992 permits amendments to Ordinance No. 25, Series of 1992 with the consent of the Bond Insurer. (c) The Council has determined, and hereby determines, that it is to the best interest of the Town to amend Ordinance No. 25, Series of 1992 to eliminate the pledge of the revenues of the Parking Facility and to amend certain definitions and covenants. Section 3. Amendment to Section 1. The following definitions in Section 1 of Ordinance No. 25, Series of 1992 shall be amended to read as follows: Maximum Annual Debt Service Requirement: the maximum amount of all required payments of principal and interest on the Bonds which will become due in any Fiscal Year. Pledged Revenues: (a) the revenues derived from the Pledged Sales Tax; (b) any additional taxes (other than a general ad valorem tax), funds or revenues which the Town hereafter pledges to the payment of Bonds; (c) proceeds of the Bonds or other legally available moneys deposited into and held in the Bond Fund and the Reserve Fund; and ~ 4 (d) interest or investment income on the Income Fund, the Bond Fund and the Reserve Fund; all to the extent that such moneys are at any time required by Section 15 hereof to be deposited into and held in the Income Fund, the Bond Fund and the Reserve Fund. The following definitions in Section 1 of Ordinance No. 25, Series of 1992 are deleted: General Operating Expenses, Gross Revenues, Net Revenues, and Parking Facilities. Section 4. Amendment to Section 16 (B). Section 16(B) of Ordinance No. 25, Series of 1992 is hereby amended to read as follows: (B) Places and Times of Deposits. Each of the special funds created in Section 15 hereof shall be maintained by the Town as separate book accounts solely for the purposes herein designated therefor. For purposes of investment of moneys, nothing herein prevents the commingling of moneys accounted for in any two or more such book accounts pertaining to the Pledged Revenues or to such funds and any other funds of the Town to be established or continued under this Ordinance. Such book account shall be continuously secured to the fullest extent required by the laws of the State for the securing of public funds and shall be irrevocable and not withdrawable by anyone for any purpose other than the respective designated purposes of such funds or accounts. Each periodic payment shall be credited to the proper book account not later than the date therefor herein designated, except that when any such date shall be a Saturday, a Sunday or a legal holiday, then such payment shall be made on or before the next preceding business day. Section 5. Amendment to Section 20 (M). Section 20(M) of Ordinance No. 25, Series of 1992 is hereby amended to read as follows: M. Performance of Duties. The Town will faithfully and punctually perform or cause to be performed all duties with respect to the Pledged Revenues required by the laws of the State and the resolutions of the Town, including without limitation the proper segregation of the Pledged Revenues as set forth in Section 14 hereof and their application to the respective funds as herein provided. Section 6. Amendment to Section 20. Section 20 of Ordinance No. 25, Series of 1992 is hereby amended to delete paragraphs N, O, P, Q, R, and S. Section 7. Ratification and Approval of Prior Action. All actions heretofore taken by the officers of the Town and the members of the Council, consistent with the provisians of this Ordinance, relating to the authorization, issuance, and delivery of the 1992B Bonds are hereby ratified, approved, and confirmed. Section 8. Seve_rabilitv. If any section, paragraph, clause, or provision of this Ordinance shall for any reason be held to be invalid or unenforceable, the invalidity or unenforceability of such section, paragraph, clause, or provision shall not affect any of the remaining provisions of this Ordinance, the intent being that the same are severable. Section 9. Repealer. All orders, resolutions, bylaws, ordinances or regulations of the Town, or parts thereof inconsistent with this Ord?nance are hereby repealed to the extent only of such inconsistency. Except as expressly amended hereby, Ordinance No. 25, Series of 1992 remains in full force and effect. Section 10. Statutes Superseded. Pursuant to Article XX of the Colorado Constitution and the Charter, all statutes of the State of Colorado which might otherwise apply in connection with the Bonds are hereby superseded. 2 ~ : Section 11. Disposition of Ordinance. This Ordinance, as adopted by the Council, shall be numbered and recorded by the Town Clerk in the official records of the Town: The adoption and publication shall be authenticated by the signatures of the Mayor, or Mayor Pro Tem, and Town Clerk, and by the certificate of publication. Section 12. Effective Date. This ordinance shall be in full force and effect five . days after publication following final passage. ' INTRODUCED, READ AND APPROVED on first reading by a vote of to _ this 20th day of October, 1998 and ordered published in full together with notice of _ hearing in Vail Trail, a newspaper of general circulation in the Town of Vail; and further order that a Public Hearing on the Ordinance and consideration on final passage be set for 3rd day of November, 1998, at 7 p.m. at the Town Hall. Robert E. Ford, Mayor Town of Vail, Colorado (SEAL) Attest: Lorelei Donaldson, Town Clerk Town of Vail, Colorado INTRODUCED, READ, APPROVED, AND ORDERED PUBLISHED in full in Vail Trail, a newspaper of general circulation in the Town of Vail on second and final reading by a vote of to , this 3rd day of November, 1998. Robert E. Ford, Mayor Town of Vail, Colorado (SEAL) Attest: Lorelei Donaldson, Town Clerk Town of Vail, Colorado 3 RESOLUTION NO. 12 Series of 1998 A RESOLUTION DESIGNATING A MONEY MARKET SAVINGS ACCOUNT EAI2NING LESS THAN 4.5% FOR ARBITRAGE REASONS FOR THE TOWN OF VAIL WITH ROBERT MCLAURIN, STEVE THOMPSON, AND CHRISTINE ANDERSON AS THE DESIGNATED SIGNERS ON THAT ACCOUNT, PERNIITTED BY THE CHARTER OF THE TOWN, ITS ORDINANCES, AND THE STATUTES OF THE STATE - OF COLORADO. " WHEREAS, the Town has the power to designate banks or financial institutions far funds of the Town; and WHEREAS, the Town has received a check for accrued interest of $41,894.51 as a result of issuing the 1998A and B Sales Tax Bonds; and WHEREAS, this amount must be kept separate from other Town monies; and WHEREAS, this amount will be used towards the bond payment due on 12/1/98; and WHEREAS, the Town wishes to open an account earning interest less that 4.5% for arbitrage reasons; and WHEREAS, a money market savings account at Firstbank of Vail currently earns 3.75%. NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of Vail, Colorado, as follows: 1. Robert McLaurin, Steve Thompson, and Christine Anderson are designated as signers for the money market savings account for the funds of the Town of Vail. 2. This Resolution shall take effect immediately upon its passage. INTRODUCED, READ, APPROVED AND ADOPTED this 20th day of October 1998. Robert E. Ford, Mayor ATTEST: Lorelei Donaldson, Town Clerk RESOLUTION NO. 13 SERIES OF 1998 A RESOLUTION ALLOCATING THE RESERVE FUND OF THE TOWN'S 1991 SALES TAX REVENUE BONDS WHEREAS, on October 6, 1998 the Town issued Sales Tax Refunding Bonds that resulted in eliminating the bond reserye that had been required under the 1991 Sales Tax _ Revenue Bonds; and - WBEREAS, the balance of the bond reserve was $322,312.92 on October 6, 1998; and WHEREAS, that bond reserve is held in a separate money market account; and WI-EREAS, the interest rate on the reserve funds cannot exceed 6.09321%; and WTMREAS, the Town Council has not allocated the balance of the bond reserve for a specific purpose; and WHEREAS, the Town will be purchasing buses costing $2,027,970. NOW, THEREFORE, be it resolved, by the Town Council of the Town of Vail, Colorado that: 1. The money market account of $322,312.92 be moved to the Capital Projects Fund. 2. This amount, plus earned interest, will be used toward the purchase of new buses. 3. The Town Council hereby finds, determines, and declares that this resolution is necessary and proper for the health, safety, and welfare of the Town of Vail and its inhabitants thereof. 4. This resolution shall take effect immediately upon its passage. INTRODUCED, READ, APPROVED AND ADOPTED this ZOth day of October, 1998. ATTEST: Robert E. Ford, Mayor Lorelei Donaldson, Town Clerk c 1 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 22, 1998 SUBJECT: A request for a worksession to discuss a major amendment to Special . Development District No. 6, Vaif Village Inn, to allow for a hotel redevelopment located at 100 east meadow drive, Lots M& O, Block 5D, Vail Village First Filing. Applicant: Daymer Corporation, represented by Jay Peterson Planner: George Ruther 1. DESCRIPTION OF THE REQUEST The applicant, Daymer Corporation, represented by Jay Peterson, is proposing a major amendment to Special Development District No. 6, Vail Village Inn. The major amendment is intended to facilitate the hotel redevelopment. The redevelopment is proposed on the west portion of the Vail Village Inn development also known as Phase IV- Condominiums. The applicant is proposing to construct the Vail Plaza Hotel. The Vail Plaza Hotel is to be an eight to nine story tall building. The hotel will be comprised of approximately 340 hotel rooms, 12 fractionat fee club units, one residential penthouse, an approximately 17,000 sq. ft. of ineeting and convention facility, on-site accessory restaurant and retail space, a 25,000 sq. ft. spa and fitness center, and approximately 445 underground parking spaces. Vehicular access to the hotel is intended to be off of the South Frontage Road. In order to facilitate the construction of the Vail Plaza Hotel, existing structures within Phase IV of the Vail Village Inn will need to be removed. Specifically, the applicant is proposing to demolish the Vail Village Inn Lobby Building and Condominiums, the hotel rooms, and Craig's Market on Lot M. II. BACKGROUND • In 1976, the Vail Town Council passed Ordinance No. 7, Seties 1976, establishing Special Development Districts No. 6, Vail Village Inn, to ensure the unified and coordinated development of a critical site to the Town of Vail, as a whole, and in a manner suitable for the area in which it is situated. • In 1985, the Vail Town Council passed Ordinance No. 1, Series 1985, providing certain amendments to the approved development plan for Special Development District No. 6. • In 1987, the Vail Town Council passed Ordinance No.14, Series 1987, which amended and modified Section 8 relating to the allowed density of the development plan for Special Development District No. 6. • In 1992, the Vail Town Council passed Ordinance No. 9, Series 1991, providing for f~Yl *VAR . T E certain amendments to the approved development plan for Speciai Development District No. 6, which relates specifically to Phase IV. . • In 1992, the Vail Town Council passed Ordinance No. 2, Series 1992, allowing for modifications and amendments to various sections of Special Development District No. 6 which refated directly to Phase IV, and which made certain changes to the approved development plan for Special Development Disfrict No. 6 as they relate to Phase IV. • In 1998, the Vail Town Council passed Ordinance No. 24, Series 1998, providing certain amendments to the approved development plan for Special Development District No. 6. ' According to the ordinance which originally established Special Development District Nd. 6, the undeMaying zoning for the District is Public Accommodation. The purpose of the District is to provide additional areas in Town for mixed use development. The District has resulted in a substantial increase in allowable density on the site of the Vail Village Inn. When originally considering deviations from the underlying zoning in 1976, the Town Council found that such deviations were acceptable as the community was to realize a substantial increase in the hotel bed base. An increase in short-term accommodations has been a long standing objective of the community. III. DEVELOPMENT REVIEW PROCESS The Town of Vail Municipal Code outlines the process by which an application for an amendment to an established Special Development District shall be reviewed. The following is a description of the review process: According to Section 12-9A-1, Purpose, of the Municipal Code, the purpose of the Special Development District is, "to encourage flexibility and creativity in the development of land in order to promote its most appropriate use; to improve the design character and quality of the new devetopment with 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 further the overall goals of the community as stated in the Vail Comprehensive Plan. An approved development plan for a Special Deve4opment District, in conjunction with the property's underlying zone district, shall establish the requirements for guiding devetopment and uses of property included in the Special Development District. The Special Development District does not apply to and is not available in the following zone districts: Hillside Residential, Single-Family, Duplex, Primary/Secondary." Pursuant to Section 12-9A-2 of the Municipal Code, in part, a major amendment is defined as, "Any proposal to change uses; increase gross residential floor area; change the number of dwelling or accommodation units; modify, enlarge or expand any approved special development district." Since the applicant proposes to change the uses, change the number of dwelfing and accommodation units and to increase the gross residential floor area on the site, staff has identifed the applicant's request as a major SDD amendment. In accordance with Section 12-9A-4 (A)-(C) of the Municipal Code, in part, "an approved development plan shall be required prior to construction. The approved development plan shall establish requirements regulating development, uses and other activities in the special development district." 2 I r Additionally, the applicant shall be required to hold a pre-application meeting with the Community Development Department prior to submitting a formal appiication. The purpose of the meeting shall be to discuss the goals of the proposed special development district, the Town's Master Plan and the review procedure which will be followed for evaluating the application. Further, the Planning and Environmental Commission shall conduct the initial review of the amendment to the special development district. The review shall take place at a regularly scheduled meeting. Following the Planning and Environmental Commission's review, the Community Development Department shall forward a report to the-Town Council stating the PEC's findings and recommendations on the amendment request. The Town Council shall then review the application based upon the information submitted. An approval of the application by . . the Town Council shall require two readings of an ordinance. In accordance with Section 12-9A-8, Design Criteria, of the Municpal Code, The following design criteria shall be used as the principal criteria in evaluating the merits of the proposed special development district. It shall be the burden of the applicant to demonstrate that 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 the public interest has been achieved: A. Compatibility: 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. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. C. Parking And Loading: Compliance with parking and Ioading requirements as outlined in Chapter 10 of this Title. D. Comprehensive -Plan: Conformity with applicable elements of the Vail Comprehensive Ptan, Town policies artd urban design plans. E. Natural And/Or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. F. Design Features: Site plan, building design and location and open space provisions designed to produce a fwnctional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. 3 A TONIVOPYAIL . 1. WoMcable Pian: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. IV. DISCUSSION ISSUES 1. Comoliance with Town of Vail Master Plan and other relevant documenfs . When considering proposals for redevelopment, the staff relies upon the Town's various. master plan and other relevant documents for guidance and direction. Staff anticipates that we will again be reviewing the Town's master plan documents and analyzing the applicanYs proposal for compliance with the plans. The following plans wi11 be reviewed: • Vail Village Master Plan • Zoning Regulations • Vail Land Use Plan • Streetscape Master Plan • Vail Transportation Master Plan • Vail Village Urban Design Guide Plan Are these the appropriate documents for the staff to review? What, if any, additional information relative to the Town of Vail's planning documents would the Commission and/or the Council like the staff to review and provide information on? Additionally, on June 2, 1998, a letter to the Planning and Environmental Commission was received by the Community Development Department from John Dunn, of Dunn, Abplanalp & Christensen, P.C., on behaff of his clients. In the letter, the question of master plan conformance as it relates to the applicant's proposal was raised. The staff, with the assistance of the Town Attomey, will be reviewing the issue in greater detail. If in fact it is determined that an amendment to any of the master plans must accompany the current major SDD amendment proposal, the applicant has indicated they will make such application. It is anticipated that staff will make.its determination on this issue prior to the next worksession on this application. 2. Bulk. Mass and Scale In preliminary discussions about the proposed hotel redevelopment, much has been said about the bulk, mass and scale of the projecf. There is no doubt that, if approved in its present configuration, the Vail Plaza Hotel will be one of the larger buildings in the Town of Vail. Due to the location of the building and the scale of the project, the staff will be employing the services of Jeff Winston, of Winston & Associates, Inc., of Boulder, Co. Jeff Winston has served as the Town's Urban Design Consultant for many of the more significant projects in Town. At this time, based upon the information provided to date, staff would recommend the Commission and the Council provide the staff and the applicant with any direction they may have relative to the bulk, mass and scale of the project (i.e., is a 8-9 story building appropriate in this location?, is a 225,000 square foot building appropriate on this site?, is the design of the building campatible with the surrounding environment?, does the building fit in with the context of the area and the character of Vail?, etc.) 4 M • 3. Employee Housing Requirements The Town has historically required developers of Special Development Districts to provide employee housing within the community. Typically, the Town has identified the incremental increase in employees generated as a result of the new development and then required the developer to provide deed-restncted housing for a percentage of the new employees. In this instance, the develope'r has indicated a desire to provide deed- restricted housing. At this point however, it is unclear as to how the Town will determine , the housing need and where the housing should be provided. . ' Staff would recommend that the Commission and the Council provide the staff and the : - applicant with direction on the issue of employee housing (i.e., how shall the need be . determined?, what type of units shall be provided?, should the units be new construction or should deed restrictions be placed on existing units?, where shall the units be provided; in town vs. down valley?, what shall be the time frame for providing the units?, public/private partnerships?, etc.) 4. Reports and Studies Pursuant to the Town of Vail Municipal Code, the Town can require the applicant to submit various reports and studies to aid in the review and consideration of development applications. In the instance of the Vail Plaza Hotel, the staff has identified the following reports and studies which we believe will be useful in considering the redevelopment application: • Environmental Impact Assessment • Traffic Irnpact Report (pedestrianlvehicular) • View Corridor Analysis • Fiscal Impact Report • Urban Design Analysis Are there any other reports or studies that the Commission and/or Council wish to have prepared relative to this application? lll. STAFF RECOMMENDATION As this is a worksession only, staff will not be providing a formal recommendation at this time. Staff will provide a formal recommendation on the applicanYs request at the time of a final hearing. At this time, staff is requesting that the Planning and Environmental Commission and the Town Council listen to the applicant's presentation of the redevelopment proposal and provide staff with any direction the Planning and Environmental Commission and the.Town Council may have regarding the proposed SDD amendment and the proposed development review process. Staff is most interested in having the Commission and the Council identify any "red flag" (i.e. height, density, traffic, mix of uses, etc.) issues which the Council would like the applicant and staff to address during the development review process. Staff will continually provide opportunities for both the Planning and Environmental Commission and the Town Council to comment on the proposal. F:IEVERYON E1PEC WIEMOSl981DAMAR.622 5 i I I I \ ? ° 00 o00 ~ m~ m ? 21mm m F I a o i ? West Section ? 8 m ~ m ? lrm m ~ Q a_ m~YS m m~ m m m IF]0 m ~ f,R North Section L ~ VaH Maza H~td . Street Sectoons ZEH02 EN Vail, Colorado x,ie: 11- sa4• ~wo wssociATEs, wc. 4-1698 ' ..,K..w . ~,.YO,. rnim im aw mawo I'u . namsrmv n r ~ i 1~ ~ S L---~ - ~ ~ ~ El na iun m uu ine aa - m m rr-n I , East Elevation ~ I . I------------------------~J - - - --L I - - ~ r------ ---s-~=---- ------J ~ --._IL_f_~ - r-L~wt ~ - J ~ m fm ~ m m? mam ~m m 0 L - - - - - - - - - - - - - - - - I West~ Elevation ~ r i ~-------------------F ~------s---- . L~---~- L----- a o ~ V~1~ 0 Naza Hote~ ? ~~evafions ZE0-il IR EN Vail, Colorado ~ &,,kc P. -W.a. AND ASSOCIATES, INC. 9-1698 '-oncnr - ner.«c - ~ow PDlv Ip{ AW% m10M0 HV , R blOM010 IAltld"M10O Iz -7~--~ ~ - ? m m m - = - mm - - - - - South levation L -t = - - - - - - I - = r====~__- - - - - - - ~ r _ --------f _ v ? ~ m m? m ~ m pOp m m m m ?o 0 oa . - - ~___________NorthElevation F r -------I - - . - -r-1- - L ~ L Vau 0 Maza f~~td . Eoevatoon§ ZE0-U IR EN Vail, Colorado scale 11s sw4• ~o AssocNTEs, INc. 9-1698 ~.o.~,~. • . M.b. "DJQ Mf AW!{ mItlMO ~INOMW IAtMAfN10i ~ - - ~ _ / - . i - l , I , . - I . t ~ , , ~ . . lil ~ ; ' - - - _ I- Bme - I 1 ~ _ - . ? - _ , _ ~ - _ - ~ - , ~ - - - ' / - ; / , ; - ~ , - ~ = " - ' ' ° o o _ _ - ~ _ /~I v --f- t G. VaN Maza Hotd 0 S0te PUan ZE0-il REN Vail, Colorado sc,kc V. W-0. M1D tiSSOM7ES, INC. ,W..w _.,~W„ 9-1698 .n.n. Mon muum n.. n en~swm ~,ue~sw~~ _ _ _ _ F~ ~ - „ ' - - - - - - ~ r _ . - , i~ - - - ; 1 ~ ; ? _ J m m ~ ~ , . j 1 ~ ~ _ --0_ _ , ~ ~ ? ~ ~ ~ = ~ _ ~ ~ - - ` 1 / I ~I - - FP\ < - - - - - J ; ~ I ~ - ~ - ~ _ _ - ~ ~ _ - - - - ~ r - - - - - ~ ~-A - - ~ _ - ~ L ~ Vao o ~ ~ ~ ~~a H~td . Leveo Eoght ZEHIR Elel Vail, Colorado saim i•=sa-O' AND ASSOCIA7E5, INC. , 9-16-98 IIOJp{ M{ AWM m10M0 O1M ~ n sia+wam rncm.s+ee • , , ~ , I , - - - _ _ „ I - _ ~ , , nj ~ _ ~ - _ ~ G] []A ~ ~ ~ l I ~ ~ f _ V ~ . ~ ~ ~ - - - . ~ F , , L ~ Vao o ~ Naza Hcte~ ? Levea Seven ZE0-9 IR EN Vail, Colorado soke I "=sa.a AND ASSOCIATE$, ING A.o~ . ww.«m . «-oe 9-16-94 P~OM 10{ AWII GDOU00 IlW RNMWV MtO1M?l~ . ~ h ili; ~i - _ _ ` ~ , r o ~ - - a J - - ~ - 11~110~) pni~~~0 1~ _ , ~j~ ~V - - _ ~ _ _ C J~ _------J[ 1C ~ - - ~ , , - L-j- , , ~ ~ - - a ~ V~1 ~ 0Ma71a Hotd U Levd Sux ZEO--II If2 EN Vail, Colorado sdia 11=sa-w AND ASSOCUTES, INC. 9-16-98 e.omnux - n,w.w fOJal /p{ AMm OCIO"OD tl~ 1lOlOfMla fA[O~O~NN~ ~ . , , ' - ~ fl ~ i - - ---T- - - , -1 i , - - I I I ~ I~ ~ - , ~ I ' II ~ 9 _ o - - ~ ' ~ - gg - - - . ~ ° _ . , . - - _ - _ . ~ - - 1c~~ - o _ _ - - ~ n - - - ~ o . _ - - ~ i[C] - - 1 ; ~ - _ _ ~ i , ~ - , . ===a=----- _ ~ , - - o ~ Va0 0 ~~~~a Hcte0 ? Leveo Fove ZE0--0 (R EN Vail, Colorado soia ra 5014r AN,~,~~ ~ 9-1698 ~ I.0.1011 HO'{ AWN 014M0 tlW R O)Ilf~ fARS1Elslilm ^ . ~ i \ ~ + - - _ - , _ . ~I - ~ r I~ _ - - - - - a ~ ~ I g% ~ gB ~ - i , - Ij'I! I g%~~[ ar;gB o ~ r ~ ~ ~ n ~ _ _ - - - - : o p - - - ---~I XD<M O~~ 0(_ O _ - - - i i~ ~m~ i~- I M~, ~ ~ _ _ - ~ , , - ; , ' , L VaH Naza Hote~ ? Leveo Four ZEHREN Vail, Calorado x,le I.=sw.o. AND ASSOCUTES, INC. ~ 9-~698 i.o~~u.. n.M..+c . .a.m r~ws Mm mowo nu . n s~e~waw ~.ucaas~sw - ~ - ~ ~ Ia , EIIJ2 El ~~,g~ - - r_:i t l - I ~ . gBr~t - - _ ~ _ - ? - ~ - J---r~-311 _ - O~gg ) f _ 1 f ~ [ l f ~ 1( ]n , Oeg~ IC I[ lo` J[ l~`lf _ / ~Z - - _ O~~ ~ ~ ~ - ; ~ a ~ L ~~0 0 Maza ote~ . ? Leveo Three ZE0--6 REIV1 Vail, Colorado sc.le:I 1-5014r iwD nssocU,FS, iNC. Amawwu. . ..,.,o„ 9-16-9e P4wt Isn AwH. mi~nw 16mO~ fMINOfI?1010 ~ . ~ - _ - - , _ L ~ il ~ i I ~ I I ~ ~f ~ I i L --i~' ~ _ . ~'I ~ F-L I ~ I I " - ° Of ~0n 1- mC) ) 1 > j 1111 ~ ~l JL ~ - 00 m >0 _ Oe~ 0j 1 0~~ j° J i~ ~<>m ~0O 1 I-V a - _ - ~ i / ~ ~ VaH Naza Hotd 0 Levd Two ZEa-U OZ EN Vail, Colorado s4kr r=sa4r AND ASSOCUTES. INC. 69b ~ua - n,w.c . ?a~uon 9-1 . rc" wt n104 maX~oo hm ns~sswm n~s~asu~s . ~ y = \ I I I I j--~ 'I II II ~ ~ F-f ~ • ~ . ~ . _ ~ 16 11 16 0 - ~ - -=---4 - g% ~ \ VaH Maza Hote[I 8 Level One ZE0-B REN Vail, Colorado scab: 11- sa-or AND A550(,tAiES, ING ,ywi.nue _ nn,,,.,c . N„m,s 9-16-90 PnM tm Avoµ. aolaAOO nw 1BloOf~ IM5OOf11- . i FFT F - I o I ~ i o e I III ~ ~ • ~ ~ ~ ~ / • , o _L~~_ F --l- ~ I I ~ I I ; L ' VaU Maza Hotd - . . ~ d..evd Zero ZEHREN Vail, Colorado snir. 1%. sa.a ~wo ASsocIATES, iNc. 9-16-95 • rn" nr A104 mauoo nas . . ne+ow.mv n~mas~.~m - F-----------------~ - - - I I I ~ i I II II II I~ ° cm ~ I o ~ I I II II II I, ~ I 40 _ ~ ~ , i i i I I i f I I ~ I L - - - - - - - - - - - - - - . - - - - I ~ a ~ I J I I ~ L i l ~ -i L1 ~ L ~ f L G VaH Naza Hote0 ? Leveo Monus Two ZEII-$ IR EfV Vail, Colorado scale: I •a s0'4• AND ASSOCUTES, ING 9-~GAB A.uncn~w • n4r.«c ..aeuos POWOR MT AWV. ~ IIM naoa»mn rn.mo«?~~ - - - i ~ - - - ~ ~ - ~ ~ ~ - ~ ~ ~ ~ I I I ~ ~ I - - - - ~ I ~ I F IT ~ I P -F[FqT L1 ~ ~ I LU ~ a VaH NaLLa U U~td , ~~vd , v UiII Uus One ZEHREN Vail, Colorado sc,b: I% 501-0• ANo- nssocUTEs, u4c. . 9-1 fr98 ..~.~R,~. • AM..~....1~t PD.pl "If AW1~ CMO~ ~lv , 1H b/~fl~Yp fAllSlqMlOi ~ i - - - - r------------- . ~ , I I ~ o I W= ~ ~ I ~ i ~ ~ ~ ~ . . ~ cc KM KM ~ I o I ~ I ~ - - - - I ~ . I ~ ? v ~ I ~ • L L1 ~ f IT~\-N IL ~ ~ ~ ~ ~ ~ ~ VaH Naza Hote~ U Levd Mo nus 'U"wo ZEQ1) REN Vail, Colorado scaie: 1 Sw.o. AN~ nres, INC. 9-16-98 PIDJM ~ ,.a. ~ .IM a sia...mo - - - - i ~ _ _ _ - - I I , ~ I ~ t t ~ ~ °f 1 I ~ I °CJ _ i L ~ ~oaoa ooo_o~ ~ ~ i ~ n o L~1 Lz 4 I FF- n[I o~~~ ~oooaoao ~ I L -I 1 -A , ~ I ~ ~ ~ ~ \ ~ Jfl7~VaH Ha7La Hotd OLevel Mo na.os Three ZE H R E N Vail, Colorado sc,kr I•= S(y.a• AND ASSOCUIFS, iNc. n 9-1696 o.ncn.e • n~r..lc .'naeois 1.QJR Iq{ nYd4 mIdMO nM RMa1M~s IAa110~ - - - - ~ I - - --1 ~ _ I I ~ I I I I I ~ I I L ~ I I ~ ~ ~ I ~ ------------J ~ i ~ L~ / \ I Lt f--~ ~ ~ j ~ \ ~ VaPH Na71a HQDte~ 8 Leve0 Muna.as Foa.or ZEHIR EN Vail, Colorado ~ x,iv. I s014• AND pS50qA7ES, INC. 9-1 6_98 PICU01 /ql A%W GOId/O0 NM ll NM7 Ma/IO- ~ J1 ~ Vail Plaza Hotei Preliminary Program Zehren and Associates, Inc. 961070.00 Actual Areas 9/16/98 • Area Units ' Area/Unit I Total Area Park. Fact. Parking Pillows Leve18 Gross Square Footage 1.00 2,205.00 2,205.00 I 0.00 ; 0.00 0.00 Mechanical 1.00 465.00 465.00 0.00 0.00 0.00 Sub-Total Generai Areas ' 465.00 ~ 0.00 Level 7 Gross Square Footage 1.00 9,265.00 ' 9,265.00 0.00 0.00 0.00 Dwelling Unit (lowei level) 1.00 3,985.00 3,985.00 ~ ! - Dwelling Unit (upper level) 0.00 1.557.00 L557.00 Total Dwelling Unit 1.00 5,542.00 ' 5,542.00 2.5 < 2,000 s.f. 2.50 12.00 Threc Bedroom Club 3.00 639.00 1,917.00 2.0>2,000 s.f. ; 2.00 ' 8.00 Three Bedroom Club Unit 3.00 1,644.00 1,644.00 2.0 > 2,000 s.f. I 2.00 8.00 Four Bedroom Club Unit 3.00. 1,915.00 ~ 1,915.00 j 2.0 > 2,000 s.f. i 2.00 10.00 FoudFive Bedroom Club 4.00 2.317.00 ! 2,317.00 ; 2.5 < 2,000 s.f. 2.50 ! 12.00 Sub-Total Club Units 13.00 7,793.00 ! 7,793.00 8.50 38.00 - - Mcchanical 5.00 155.00 775.00 0.00 0.00 , 0.00 - Housekeeping 2.00 34.00 68.00 0.00 0.00 0.00 Circulation/Corc 1.00 L 1.487.00 1.487.00 0.00 0.00 0.00 - _ _ _ Sub-Total Gcncral Arcas 2,330.00 2,330.00 0.00 0.00 Level 6 ------------w__~_.~.------------------------ _ Gross Square Foot:?gc 1.00 20.068.00 20,068.00 0.00 0.00 , 0.00 Thrcc E3cdroom Club Unit 3.00 1:791.00 I J91.00 2.0 > 2,000 s.t: 2.00 8.00 'I'wo I3cdroom Club Unit 1.00 1.289.00 1,289.00 2.0 > 2:000 s.l: 2.00 6.00 - Thrcc I3cdroom Club Unit 3.00 1,841.00 1,841.00 ' 2.0 > 2,000 s.f. 2.00 8.00 - - - Threc E3cdroom Club Unit 3.00 1,751.00 1,751.00 2.0 > 2,000 s.f. 2.00 8.00 - - • Faur Bcdroom Club Unit 3.00 2,074.00 2,074.00` ' 2.5 <2,000 s.f. ' 2.50 10.00 Pour Dcdroom Club Unit 3.00 2.116.00 2.116.00 2.5 <2.000 s.E ' 2.50 10.00 . - • - - - - - • Sub-Total CIub.Units I6.00 10,862.00 10,862.00 13.00 50.00 Accommodation Unit A 7.00 330.75 2,315.25 0.73 5.12 14.00 - - - - - - Accommodation Unit Q 2.00 330.75 661.50 0.73 1.46 4.00 _ - - _ - - Accommodation Unit C 2.00 368.47 736.94 0.77 1.54 4.00 _ - - - - - ~ - • - _ - Accommodation Unit D 2.00 307.01 614.02 0.71 1.41 4.00 - - Sub-Total Acc. Units 13.00 33290 4,327.71 0.73 ' 9.53 26.00 - - _ E-[ousekeeping 2.00 114.75 229.50 0.00 0.00 0.00 Mechanical 3.00 ~ 85.00 264.00 0.00 0.00 0.00 Circulation/Core 1.00 3.319.00 3.319.00 0.00 ' 0.00 0.00 Sub-Total General Areas 3,812.50 0.00 0.00 Page I Vail Plaza Hotel Preliminary Program Zehren and Associates, Inc. • 961070.00 Actual Areas 9/16/98 Area Units Area/Unit i Total Area Park. Fact. Parkin Pillows ' Leve15 Gross Square Footage 1.00 30,456.00 30,456.00 0.00 0.00 0.00 Three Bedroom Club Unit ' 1.00 1,616.00 1,616.00 ! 2.0 > 2.000 s.f. : 2.00 8.00 Three Bedroom Club Unit 1.00 1,633.00 1,633.00 j 2.0 > 2,000 s.f. ! 2.00 8.00 Three Bedroom Club Unit 3.00 2.104.00 2,104.00 ' 2.5 < 2,000 s.f. ' 2.50 8.00 Four Bedroom Club Unit 3.00 2.473.00 2,473.00 i 2.5 < 2,000 s.f. 2.50 10.00 Four Bedroom Ciub Unit 5.00 2.353.00 2,333.00 2.5 < 2.000 s.f. , 2.50 10.00 Sub-Totai Club Units 13.00 783.00 10,179.00 j 11.50 44.00 i Accommodation Unit A 18.00 330J5 5,953.50 j 0.73 13.15 36.00 Accommodation Unit B 4.00 330J5 ' 1,323.00 0.73 2.92 8.00 Accommodation Unit C_ 4.00 368.47 1,473.88 0.77 3.07 8.00 Accommodation Unit D_ 4,00 307.0I 1,228.04 0.71 2.83 8.00 Accommodation Unit E_ 2.00 498.00 996.00 I 0.90 1.80 4.00 Sub-Total Acc. Units 32.00 342.95 10,974.42 I 0.74 23J7 64.00 Housekeeping 1.00 _ 197.00 _ 197.00 I 0.00 , 0.00 0.00 Mechanical 3.00 88.00 264.00 ~ 0.00 0.00 0.00 Circulation/Core_ _1.00 5,791.00 ^SJ9 0 0.00 0.00 0.00 - - - - - - - Sub Total Gcneral 6,252.00 j 0.00 0.00 - - _ -i - - - - . " . , Levcl 4 - c_.~-- - _ _ . _ _ - - _ _ : - : _ . Gross Square Footage 1.00 38,017.00 38,017.00 0.00 0.00 0.00 _ _ ---------1_..___._,._.----_ Accommodation Unit A 34.00 ' 330.75 11,245.50 ; 0.73 24.85 68.00 _ _ _ . Accommodation Unit B 8.00 330.75 i 2,646.00 ! 0.73 5.85 16.00 - - • - Accommodation Unii C 7.00 368.47 ~ 2,579.29 0.77 538 14.00 Accommodation Unit D 8.00 307A1 2,456.08 ' 0.71 5.66 16.00 Accommodation Unit 1.00 717.50 717.50 1.12 1.12 4.00 _ - - - _ - _ - - - ~ _ _ . Accommodation Unit G 4.00 370.85 1,483.40 0.77 3.08 8.00 _ - - - _ - • - - - - _ _ - - Sub=1'otalAcc.lJnits 62.00 34077 21,127.77 OJa 45.93 126.00 - • - - _ - • - ' llouscl.ecping • 1.00 197.00 197.00 ' 0.00 0.00 0.00 - - Circulation/Core 1.00 6.371.00 6.371.00 0.00 0.00 0.00 . - - • - - - _ - = - Sub-Total Gencral 6,568.00 ' 0.00 0.00 Lcvcl 3 - - - - _ - - - - . - - Cross Square Footagc 1.00 37,937.00 37,937.00 0.00 0.00 0.00 - - _ - - - Accommodation Unit A 43.00 330.75 14.222.25 0J3 31.42 86.00 - Accommodation Unit B 10.00 330.75 3,307.50 ' 0.73 731 20.00 - - - - - - - - - - Accommodation Unit C 10.00 368.47 3.684.70 0.77 7.68 20.00 - - - - Accommodation Unit D I2.00 307A1 3,684.12 ' 0.71 8.48 24.00 Accommodation Unit F 1.00 717.50 717.50 ! 1.12 i 1.12 ` 4.00 Accommodation Unit G4.00 ~ 370.85 1,483.40 0.77 3.08 8.00 Accommodation Unit H 1.00 609.00 609.00 I 1.01 lAl 2.00 Sub-Total.accommodation Units 81.00 342.08 27,708.47 0J4 60.11 164.00 Page 2 , Vail Plaza Hote( Preliminary Program Zehren and Associates, Inc. 961070.00 Actual Areas 9/16/98 , Area Units , Area/Unit I Totai Area j Park. Fact. j Parkin Pillows Leve13 (cont.) Housekeeping 1.00 ' 197.00 , 197.00 ' 0.00 ~ 0.00 0.00 Circulation/Core 1.00 7345.00 ' 7345.00 0.00 I 0.00 0.00 Sub-Total General 7,542.00 0.00 0.00 , i Level 2 ' . Gross Square Footage 1.00 32,715.00 32,715.00 0.00 0.00 0.00 Accommodation Unit A 29.00 330.75 9,591.75 ~ 0.73 21.19 58.00 , Accommodation Unit B 4.00 330.75 1,323.00 ' 0J3 2.92 8.00 Accommodation Unit C 5.00 368.47 1,842.35 0.77 3:84 10.00 Accommodation Unit D 6.00 307A1 I,842.06 0.71 4.24 12.00 Accommodation Unit G 4.00 370.85 1,483.40 0J7 3.08 8.00 Accommodation Unit H 1.00 ^ 609.00 609.00 1.01 1.01 • 2.00 _ _ - - Sub-Total Accommodation Units 49.00 340.64 ' 16,691.56 0.74 I 36.29 98.00 - I Executive OfTice i , 900.00 0.00 0.00 0.00 Accountin~ 945.00 0.00 0.00 0.00 Sub_Total Administration i 183.00 10.08 ~ 1,845.00 ~ 0.00 0.00 - ~ Speciafty Restaurant i 100.00 25.00 2,500.00 1:8 seats j 12.50 0.00 Outdoor Dining ' 52.00 25.00 1.300.00 0.00 ' 0.00 0.00 - - - _ - - - - Sub-Total Rcstaurant ISZAd 2,004.00 12.50 0.00 i ' - - - - Cocktail Loungc 143.89 18.00 2,590.00 1:8 seats i 1799 0.00 - - ; i _ _ _ - - Circulation/Corc 1.00 7,345.00 7,345.00 0.00 ' 0.00 ; 0.00 _ . . - - . - Satcllite I:itchcn 1.00 300.00 300.00 0.00 0.00 0.00 Coat Room 1.00 100.00 100.00 0.00 0.00 0.00 - _ - - . - - - - Restrooms 6.00 35.00 210.00 0.00 - - Loading Dock 1.00 350.00 350.00 0.00 0.00 0.00 - - - - - Frcight Elc"vator 1.00 175.00 175.00 0.00 0.00 0.00 - - - _ • _ _ _ _ - Sub=iotal Scrvicc Arcas 1.135.00 0.00 0.00 - - - - - _ _ - - - - - Level I - - Gross Squarc Footagc 1.00 34,498.00 34,498.00 0.00 0.00 0.00 Accommodation Unit A 23.00 330.75 7.607.25 0.73 16.81 46.00 AccommodationUnitE3 4.00 330J5 1.323.00---•---- 0.73 ---f---2.92--- - - 8.00--- - Accommodation Unit C 5.00 368.47 1.842.35 0.77 3.84 10.00 Accommodation Unit D 6.00 307.01 1,842.06 0,71 4.24 12.00 AccommodationUnitll 1.00 609.00 609.00 lAl 1.01 2.00 Sub-Total Acc l'nits 39.00 339.07 13,223.66 OJa 28.82 78.00 - _ _ - Retail Area One 1.00 1.045.00 1,045.00 1300 s.E 3.48 0.00 - _ . - ' Retail ,4rea "i%%o 1.00 388.00 388.00 1:300 s.f. 1.29 0.00 - Sub-Total Retail 2,00 1,433.00 1:300 s.f. 4.78 0.00 Page 3 i Vail Plaza Hotel Preliminary Program Zehren and Associates, Inc. 961070.00 Actual Areas 9/16198 w Area Units ' Area/iJnit , Total Area Park. Fact. Parking Pillows Level 1 (cont.) ' ~ ~ Front Office 1.00 1,790.00 ' 1,790.00 ~ 0.00 0.00 j 0.00 Sub-Total Administration i ~ 1,790.00 0.00 0.00 Main Restaurant I62J5 ~ 20.00 3,255.00 ' 1:8 seau 20.34 0.00 Outdoor Dining 70.30 ' 20.00 1,406.00 0.00 0.00 0.00 Sub-Total Restaurant 233.05 ' 2,004.00 ' 20.34 0.00 , - Lobby Bar 50.00 20.00 1,000.00 1:8 seats 6.25 0.00 Lobby (outdoor) 1.00 1,215.00 1,215.00 0.00 0.00 - 0.00 Lobby (indoor) 1.00 ~ 1,876.00 1,876.00 I 0.00 0.00 0.00 Circulation/Core 1.00 8,075.00 ~ 8.075.00 0.00 I 0.00 0.00 - - - - - Sub-Total t.obbylCirculation 11,166.00 0.00 0.00 Satellite Kitchen 1.00 ~ 600.00 600.00 ~ 0.00 ; 0.00 ~ 0.00 Coat Room 1.00 ~ 100.00 100.00 0.00 ' 0.00 ' 0.00 Restrooms 6.00 ' 35.00 2 10.00 0.00 ' 0.00 ' 0.00 Freight Elevator 1.00 ^ 175.00 175.00 i 0.00 0.00 0.00 - - - _ - Sub-Total Servicc Arcas 1,085.00 ! 0.00 0.00 ' Parking Spaces (Full Sizc) 8.00 ~ 9x19 a~ 1,368.00 - - - - Parkimg S aces ComPact ----T ~ I ~ P ( ) 0.00 8x16 0.00 - - _ - _ Existine Phase Thrce V.V.L ' 42.00 existin~ 0.00 ! _ _ _ _ - - . . _ . - - - ~ . Sub-Total Parking Providcd 50.00 1.368.00 _ _ _ Level 0 - - - - - Gross Squarc Footagc 1.00 57,237.00 57,237.00 0:00 0.00 0.00 Rctail Arca One 1.00 ~ 1,390.00 1,390.00 ' 1:300 s.t: 4.63 0.00 - - - - - - • - Retail Arca Two 1.00 420.00 420.00 1:300 s.f. 1.40 0.00 - - _ _ • - - - - _ - - Rctail Arca Thrcc 1.00 1,526.00 1,526.00 ' 1:300 s.f. 5.09 0.00 _ - _ - . _ - _ - - ~ - - - Retail Arca Four 1.00 1,293.00 1.293.00 1:300 s.f. 4.31 0.00 - - - - - . ~ _ _ - - - - - Rctail Arca Fivc _ 1.00 1.360.00 1360.00 ' 1:300 s.f. 4.53 0.00 - - . - - • Sub-Total Retail .5.00 - 5,989.00 1:300 s.f. 19.96 0.00 • - - - - - - - - - - - Main E3allroom' L00 _10,162.00 I0,162.00 1:240 s.E ' 42.34 0.00 - lunior Ballroom 1.00 5.595.00 5595.00 ' I:0 s.f. 0.00 0.00 - - - - - - Pre-Convene/ Public Circulation 1.00 5.45 1.00 5.451.00 I:0 s.f' 0.00 0.00 _ - - _ . _ _ _ _ _ _ . _ ~ Sub-Total Camention 21,208.00 42.34 0.00 - - 'Includes 1.7222 sq. ft. circulation with partitions in closed position ' - - - - - - - - Banquet Satellite Kitchens _ 2.00 _ 594,00 1,188.00 0.00 0.00 0.00 Service Corridors/Core 1.00 5,179.00 5,179.00 0.00 0.00 0.a00 ~ Restrooms/t'elephones I 680.00 680 ' 0 0 ' 0 Total Conference Support 7,047.00 0 0 0 Page 4 S Vail Plaza Hotel Preliminary Program Zehren and Associates, Inc. 961070.00 Actual Areas 9/16/98 r Area ; Units , Area/Unit ! Total Area i Park. Fact. Parking Pillows Level 0 (cont.) ' Main Kitchen 1.00 2,850.00 2,850.00 0.00 0.00. ' 0.00 Banquet Kitchen ~ 1.00 1.650.00 1,650.00 0.00 0.00 0.00 Sub-Total Kitchen 6.00 4,500.00 0.00 0.00 0.00 Food and Beverage Storage 1.00 1,349.00 1,349.00 0.00 0.00 0.00 i Parkin-, Spaces (Full Size) 0.00 9x19 0.00 0.00 0.00 0.00 Parking Spaces (Compact) ' 39.00 8x16 4,992.00 0.00 ~ 0.00 0.00 Sub-Total Parking 39.00 34633 13,507.00 0.00 ' 0.00 0.00 Level -1 ~ Gross Square Feet 1.00 51,238.00 51,248.00 0.00 0.00 0.00 ~ Personnel 1.00 1,000.00 1,000.00 0.00 0.00 0.00 Employee Facilities 1.00 2.300.00 2,300.00 0.00 0.00 0.00 Sub-Total Employee Areas I 3,300.00 ' ~ Receiving/Storageli'rash 1.00 3.500.00 3,500.00 0.00 ' 0.00 0.00 - ' Laundry 1.00 3,150.00 3,150.00 , 0.00 0.00 0.00 - - - - - - Housekeepin~ 1.00 1.725.00 1,725.00 0.00 ' 0.00 0.00 _ _ _ _ _ - - - - Sub-7btal Scrvice Arcns 8,375.00 Core/Circulxtion 1.00 1,107.00 1,107.00 0.00 0.00 0.00 , - - _ - - Club Owncr Storage Closcts 96 19.07 : 1,831.00 0.00 i 0.00 0.00 _ _ . ' Parking- Spaces (Full Sizc) 62.00 9r18 10,044.00 0.00 0.00 0.00 - - _ _ - _ Parking Spaccs (Compact) 41.00 8x16 5.248.00 0.00 ' 0.00 0.00 _ _ . _ - - ~ - - . _ . _ _ _ - Sub-Total Parking 103A0 330.62 34,054.00 - - - - _ - Level -2 - - - - - - - - - Gross Squarc Fect 1.00 42,787.00 42,787.00 0.00 0.00 0.00 _ • ~ - Core/Circulation 1.00 6,556.00 6,556.00 0.00 0.00 0.00 ' - - - - - Enginecring L00--1- - 1.954.00 _ 1,954.00 _ 0.00 0-00 0.00 McchanicallStoraee 2.00 5.360.00 5.360.00 0.00 0.00 0.00 Mcchanical Sub-Total 7,314.00 - _ ~ _ - - Sales/Catcring/Office/Conference 2.00 1,577.00 3,154.00 0.00 0.00 0.00 - - - _ - Exercise Equipment 3.00 978033 2,935.00 0.00 0.00 0.00 Aerobic Room 3.00 978.33 2,935.00 0.00 0.00 0.00 - - - Sub-Total Spa 5,870.00 0.00 9,00 Club Owner Storage. Closets ' 90.00 19A1 1,711.00 0.00 0.00 0.00 Paje 5 r Vail Plaza Hotel Preliminary Program Zehren and Associates, Inc. 961070.00 Actual Areas 9/16/98 r Area Units : Area/Unit ' Totai Area Park. Fact. ' Parking Pillows Leve1=2 (cont.) Parking Spaces (Full Size) 43.00 9x18 6,966.00 j 0.00 0.00 0.00 Pazking Spaces (Compact) 13.00 8x 16 , 1.664.00 i 0.00 0.00 0.00 Sub-Total Parking 56.00 334.54 18,734.00 ! 0.00 0.00 0.00 Level-3 ~ Gross Area 1.00 49,566.00 49,566.00 ! 0.00 0.00 ' 0.00 Pool and Deck 1.00 11,077.00 11,077.00 I 0.00 ' 0.00 0.00 TreatmendLocker Rooms - 2.00 - 5,315.00 ~ 10,630.00 ' 0.00 0_00 0.00 Circulation/Atrium/Core 1.00 3.660.00 3,660.00 ' 0.00 0.00 0.00 , Sub-Total Spa 25,367.00 0.00 0.00 0.00 RetaiUSalon 1.00 1,174.00 1,174.00 1:300 s.f. 3.91 . 0:00 RestaurandJuice Bar 29.29 17.00 498.00 1:8 seats ' 3.66 0.00 I i Club Owner Srorage. Closets . ? 87,00 19.00 1,653.00 0.00 0.00 0.00 - - - Parking Spaces (Fu11 Size) ' 43.00 4x18 6,966.00 0.00 0.00 0.00 • - - - Parkine Spaces (Compact) 13.00 8x l6 1,664.00 . 0.00 . 0.00 0.00 w Sub-Total Parking 56.00 334.52 18,733.00 0.00 ! 0.00 0.00 -----t-- - _ _ - • - - - ~ _ evel-4 Cross Area 1.00 22,043.00 22,043.00 ' i Parking Spaces (Full Sizc) 47.00 9x 18 7,614.00 0.00 ~W ~ 0.00 0.00 - ParkinR Spaccs (Compact) 13.00 8z 16 1.664.00 i 0.00 0.00 0.00 Sub Total Par6mg 60.00 315.80 18,948.00 0.00 0.00 0.00 - Circulation/Corc 1.60 786.00 786.00 0.00 0.00 0.00 - , . _ _ - - • - - Club Owncr Storagc. Closets 90.00 18.99 1,709.00 0.00 0.00 0.00 - - • otals - - - - - - Gross Area 1.00 428.042.00 428,042.00 0.00 ' 0.00 0.00 - - - Dwelling Units I.00 5,542.00 5,542.00 2.50 12.00 _ - - - - - - Club linits Two Bedroom Club Units 4.00 3,080.00 3,080.00 ~ 4.00 14.00 Three Bedtoom Club Units 17.00 11.228.00 12,506.00 1450 56.00 Four Bedroom Club Units _ 17.00 I0,931.00 10,931.00 12.00 50.00 FoudFive Bedroom Club Unit 4.00 2_3I7.00 _ 2317.00 ' 2.50 12.00 Total Club Units 42.00 686.52 28,834.00 33.00 132.00 Paje 6 Vail Plaza Hotel Preliminary Prog,ram Zehren and Associates, Inc. 961070.00 Actual Areas 9/16/98 ~ Area Units i, Area/Unit I Total Area j Park. Fact. Parking Pillows Totals (cont.) ~ Accommodation Units - Accommodation Unit A 154.00 330.75 50,935.50 0.73 112.54 308.00 Accommodation Unit B 32.00 330.75 I 10,584.00 0J3 i 23.38 64.00 Accommodation Unit C 33.00 . 368.47 12,159.51 0.77 ' 25.36 66.00 Accommodation Unit D 38.00 307.01 11,66638 ; 0.71 ' 26.87 76.00 Accommodation Unit E 2.00 ' 498.00 996.00 0.90 1.80 4.00 Accommodation Unit F 2.00 717.50 1,435.00 1.12 2.24 8.00 Accommodation Unit G 12.00 ' 370.85 4,450.20 j 0J7 9.25 24.00 ~ Accommodation Unit H 3.00 609.00 1.827.00 1.01 3.03 6.00 . Total Acc. Units 276.00 ' 340.77 94,053.59 0.74 204.45 556.00 , . Total Keys/Area/Parking/Pillows ~ 319.00 128,429.59 239.95 700.00 Restaurant - - _ - - ~ Restaurant 292.04 ' 21.41 ~ 6,253.00 ' 1:8 seau 36.51 Outdoor Dinin~ 12230 22.13 2.706.00 0.00 ! 0.00 Total Restaurant 414.34 21.62 ~ 8,959.00 36.51 Lo- g - - - I - ' Cocktaii Lounge 143.89 18.00 j 2,590.00 1:8 seats I 17.99 - Lobby Bar 50.00 20.00 j - I.000.00 I 1:8 seats ' 6.25 Total Loungc 193.89~ 18.52 j 3,590.00 ! 1:8 scats , 24.24 - - - - - - ------i--------...-•-- Retail - - Rctail - Level 1 2.00 1,433.00 ' 1,433.00 ' 1:300 s.f. 4.78 0.00 - - ~ Rctail - Levcl 0 5.00 5,989.00 I 5,989.00 I:300 s.E 19.96 0.00 Rctaii - Lcvci -3 1.00 , 1.174.00 1.174.00 1300 s.f. I 3.91 0.00 Total_Rctail 8.00 1,074.50 8,596.00 1:300 s.L 28.65 0.00 - . - Spa - - - - - - , Spa Lcvcl -2 1.00 5,870.00 5,870.00 0.00 0.00 0.00 - - - - - . - - - ~ Spa Level -3 ~ 1.00 25,367.00 25.367.00 0.00 0.00 0.00 - - • - - - 'Cotal Spa 31,237.00 ` 0.00 0.00 - St orage Closets ' - ~ Level -I .Club-Storage Closets 96.00 19.07 1,831.00 0.00 0.00 0.00 - • - - Level -2 Club Stora,-e Closets 90.00 19.01 1.711.00 0.00 0.00 0.00 - - - - Level -3-- Club Storage - Closets 87.00 19.00 1,653.00 0.00 0.00 0.00 - - - - - - _ Level 4 Club Storaee Closets _ 90.00 18.99 1.709.00 0.00 0.00 0.00 - - "fotal Club Storagc. Closets 363.00 19.02 6,904.00 0.00 0.00 0.00 Page 7 Vail Plaza Hotel Preliminary Program Zehren and Associates, Inc. ' 961070.00 Actual Areas 9/16/98 ~ Area I Units i Area/Unit ; Total Area Park. Fact. ~ ParklnR i Pillows Totais (cont.) ! , I ~ Parking Provided Level 1 Parking Provided j 50.00 ; 0.00 i 0.00 ~ 0.00 0.00 i 0.00 Leve( 0 Parking Provided 39.00 34633 ; 13,507.00 j 0.00 0.00 0.00 Level -1 Parking Provided ~I 103.00 ; 330.62 34,054.00 ~ 0.00 i 0.00 0.00 Level -2 Parking Provided 56.00 : 334.54 ! 18,734.00 ~ 0.00 0.00 0.00 Level -3 Parking Provided ' 56.00 334.52 i 18,733.00 ~ 0.00 0.00 0.00 Level 4 Parking Provided 60.00 315.80 I 18,948.00 0.00 j 0.00 0.00 Total Parking Provided 364.00 ' ! 103,976.00 ~ i i ~ . - Parking Required Dwelling Pazking ' 2.50 Club Puking 33.00 ~ j Accommodation Parking 204.45 Restaurant Parking 36.51 Lounge Parking 24.24 ' Retail Parking ' 28.65 I I i Convention Parking ~ 4234 j I I Parkinq Deficit (Previous SDD) ~ 85.00 Sub-Total Parking Required ! 456.69 Mixed Use Reduction (10°/a) I45.67 Total Parking Required~ 411.02 - ; - i i ~ i Parking Deficit 47,02 Page 8 VAIL PLAZA HOTEL TOWN OF VAIL INCREMENTAL REVENUE IlVIPACTS _ September 9,1998 Prepared By: STAN BERNSTEIN AND ASSOCIATES, INC. TABLE OF CONTENTS SECTION A: EXECUTIVE SLJMMARY AND KEY ASSUMPTIONS SECTION B: REVENUE IlvIPACT MODEL - ALL SUPPORTING SCHEDULES - i--- - - r----- SECTION A . EXECUTIVE SLTMMARY AND KEY ASSUMPTIONS " • - r - VAIL PLAZA HOTEL TOWN OF VAIL INCREMENTAL RE`'ENUE IlVIpACTS I. INTRODUCTION Stan Bernstein and A.ssociates, Inc. was retained by the developeis of the proposed Vail Plaza Hotel Project (the "Hotel") to analyze the incremental municipal revenues that could accnie . to the Town of Vail (the "Town") as a direct result of the construction and completion of the Hotel. The incremental Town revenues that could be generated from the Hotel are based upon the assumption that buildings 3, 4, and 5 of the existing Vail Village Inn are replaced with the Hotel as set forth in the following chart. LPROGRAM ANALYSIS ER ZEAREN AND ASSOCIATES, INC., SEPTEMBER 81 1998 VAIL PLAZA EXISTIlNG WI INCREMENTAL HOTEL TO BE ROOMS IINTTS, COMPONENT PROJECT REPLACED S. FT. GROSS SQUARE FOOTAGE 428,782 44,143 384,639 DWELLING UNITS 1 1 0 FR.ACTIONAL FEE CLUB UNITS 15 0 IS ACCOMMODATION OTEL UNITS 276 78 198 RESTAURANT SQUARE FOOTAGE 8,959 4,217 - 4,742 LOUNGE SQUARE FOOTAGE 3,590 1,196 2,394 COMMERCIAL S UARE FOOTAGE 8,596 1,932 6,664 HEALTH CLUB/SPA/RELATED S. FT. 29,447 0 29,447 CONFERENCE CEIVT'ER S. FT. 21,208 1,074 20,134 -1- - . VAIL PLAZA HOTEL TOWN OF VAII, INCREMENTAL REVENUE IlvIPACTS U. EXECUTIVE SLfMMARY Exhibit I, which appears on the following page, presents,a swnmary of the incremental revenue impacts to the Town generated from the Hotel. Exhibit I presents (i) a summary of the - significant recurring incremental Town revenues upon completion of the Hotel; (u) a summary of non-recurring incremental Town building permit related revenues generated during the construction period and real estate transfer tax revenues generaxed from the initial sales of Fractional Club units; and (ui) other significant information such as incremental skier da.ys, taxable sales and assessed valuation. Exhibit I relates all revenue impacts to the 1998 Town budget so that readers of this report will be better able to understand the relative magnitude of the forecasted incremental revenues. A concise narrative suuimary of Exhibit I is presented in the following paragraphs: o Recurring incremental Town revenues generated from the Hotel are forecasted to be $1,404,696 and represent approximately 6.2% ofthe Town's 1998 budgeted revenues. o Recurring incremental Town sales tax revenues generated from the Hotel are forecasted to be $1,163,213 and represent approximately 8.00/o of the Town's 1998 budgeted revenues. o Real estate transfer tax revenues generated from initial interval sales are forecasted to be approximately $294,000. o Construction related pemut revenues are forecasted to be approximately $483,750. o Incremental annual skier days are forecasted to be 31,119 which represents approximately 1.90/o of 1996/97 Vail Mountain slder days. o Incremental assessed valuation is forecasted to be approximately $15.0 million which represents approximately 3.4% of the Town's most current certified assessed valuation. o Incremental annual taxable sales are forecasted to be approxrimately $29.1 million which represents approximately 7.90/c of the Town's 1997 sales tax base. o Incremental annual guest nights are forecasted to be 143,599. -2- ' EXHIBIT I VAIL PLAZA HOTEL TOWN OF VAIL INCREMENTAL REVENUE IMPACTS FINAL DRAFT DATED 9-9-98 1998 TOWN RECURRING REVENUES AT PROJECT COMPLETION BUDGET PROPERTY & S.O. TAXES $68,175 $2,054,140 4% SALES TAXES 1,163,213 14,557,735 4% SKI LIFT TAXES 46,679 2,164,288 1% REAL ESTATE TAXES 11,760 1,700,000 BUStNESS UCENSES 11,632 341,500 COUNTY SALES TAXES 43,620 465,619 CIGARETTE TAXES ' 388 128,393 ROAD AND BRIDGE FUND 15,026 539,798 FRANCHISE FEES 44,202 557.255 TOTAL INCREMENTAL REVS $1,404.696 $22,508.728 % OF TOWN'S 1998 BUDGET 6.2% 1998 TOWN NON-RECURRING REVENUES GENERATED BUDGET 1 % REAL ESTATE TAXES $294,000 $1,700,000 CONSTRUCT. RELATED PERMITS 483,750 550,000 TOTAL REVENUES 777 750 2 250 000 % OF TOWN'S 1998 BUDGET 34.6% ~ OTHER SIGNIFiCANT INFORMATION 1997 ACTUAL SKIER DAYS 31,119 1,597,932 % OF 1997-98 ACTUAL 1.9% f ASSESSED VALUATION $15,026,202 $448,552,540 ~ 96 OF 1997 ACTUAL 3.3% ~ TAXABLE SALES $29,080,333 $367,525,500 ~ % OF 1997 TOWN ACTUAL 7.9% ~ j~ GUEST NIGHTS 143,599 Not Available -3- r_ . VAIL PLAZA HOTEL TOWN OF VAIL INCR.EMENTAL REVENUE IlViPACTS M. SUMMARY OF SIGNMCANT PLANNING ASSUMPTIONS ~ A. GENERAL ASSUMPTIONS 1. The incremental revenue impacts are based upon the Hotel Program Analysis as developeri by Zehren and Associates, Inc, September 8, 1998. 2. All incremental revenue impacts are based upon 1998 uninflated dollars (i.e., inflationary impacts have been ignored for financial planning purposes). 3. Fifteen Fractional Club Units will be developed as a part of the Hotel. Approximately 28 weeks of each Fractional Club Unit will be sold as intervals and the remaining 24 weeks will be retained by the developers of the Hotel and rented to guests. B. ASSESSED VALUATION AND PROPERTY TAX REVENUES l. Hotel rooms (including hotel amenities and pazking spaces) will have an actual value of $150,000 per room. 2. Retail, restaurant and lounge space will have an actual value of $275 per square foot. 3. Fractional Club Units (each containing approximately three bedrooms and 1,900 square feet) and_the 5,542 square foot condominium will have an actual value of $1,000 per square foot. 4. The commercial assessment rate will remain at 290/a of actual value and the residential assessment rate will remain at 9.74% of actual value. 5. The current assessed valuation of Vail Village Inn buildings 3,4 and 5 total approximately $2.0 million and have been deducted from the forecasted assessed valuation associated with the Hotel. 6. The Town's 1998 certified mill levy of 4.321 mills is assumed to remain constant. -4- VAIL PLAZA HOTEL TOWN OF VAIL INCREMENTAL RE`rENUE IlVIPACTS III. SI:fMMARY OF SIGNIFICANT PLANNING ASSIJMPTIONS (COri'I'INUED) , C. SAL.ES TAX REVENjJES 1. It is assumed that an average of 1.75 persons will occupy each hoteT room 800/o of the year, and that the average hotel room rate will be $190. 2. It is assumed that an average of six persons will occupy the Fracrionai Club Units retained by the developers of the Hotel for rental purposes (i.e., the portion of each Fracrional Club Unit expected to be rented for 24 weeks during the "shoulder seasons" of the year). An 800/o occupancy rate and an average nightly rate of $500 is expected. 3. It is assumed that an average of six persons will occupy the Fractional Club Units expected to be sold as weekly intervals. A 900/o occupancy rate is assumed and these units are expected to be used by the owners or their guests (i.e., no sales taxable rental income has been assumed although it is likely that some owners will rent their respective weekly intervals). 4. It is assumed that each hotel and Fractional Club guest will spend an average of $100 per day for sales taxable food, beverage, and retail related items. This assumed daily spending rate is supported by a survey conducted by RRC in 1996 and 1998. 5. The forecasted incremental sales tax revenues and guest nights generated from the Hotel have been rerluced by sales tax revenues and guest nights estimated to be generated from the existing Vail V'illage Inn operations. D. LIFT TAX REVENUES 1. According to analyses developed by Design Workshop, annual slcier days generated per Fractional Club Unit are assumed to be 252 and annual slder days generated per hotel room are assumed to be 138. 2. Effective taxable ski lift revenues per skier day are assumed to be $37.50. -5- ~ i VAIL PLAZA HOTEL TOWN OF VAIL INCREMENTAL REVENLTE IlVIPACTS III. SLfMMARY OF SIGNIFICANT PLANNING ASSIJMPTIONS (CONTIlVUEI)) E. REAL ESTATE-TRANSFER TAX REVENUES • 1. It is assumerl that approximately 276 interval weeks will be sold for an average price of $70,000. 2. The annual rate for secondary sales of interval weeks is assumed to be 40/o of total inventory. F. The Town's portion of the Eagle County road and bridge fund revenues are calculated based on a continuation of the 2.00 mill Eagle County road and bridge fund miil levy. G. Construction pernuts were estimated based upon discussions with the Town's building department officials. H. The Eagle County sales tax rebate to the Town is calculated by applying a factor of .0275 to the Town's forecasted incremental annual sales taac revenues. I. Cigarette tax revenues are calculated by applying a factor of .0089 to the Town's incremental annual sales tax forecasts. 1. Franchise fee revenues are calculated by applying a factor of .038 to the Town's incremental annual sales tax forecasts. K Business license revenues are calculated by applying a factor of .O1 to the Town's incremental annual sales tax forecasts. -6- SECTION B . RE`'ENUE IlviPACT MODEL - ALL SUPPORTIIdG SCHEDULES VAIL PLAZA HOTEL TOWN OF VAtL fNCREMENTAL REVENUE IMPACTS FINAL DRAFT DATED 9-9-98 PROGRAM ANALYSIS PER ZEHREN AND ASSOCIATES INC. SEPTEMBER 8 1998 VAIL PLAZA EXISTING WI INCREMENTAL HOTEL TO BE ROOMS, COMPONENT PROJECT REPLACED UNITS, SQ. FT. GROSS SQUARE FOOTAGE 428,782 44,143 384,639 DWELLING UNITS 1 1 0 FRACTIONAL FEE CLUB UNITS 15 0 15 ACCOMODATION HOTEL UNITS 27678 198 RESTAURANT SQUARE FOOTAGE 8,959 4,217 4,742 LOUNGE SQUARE FOOTAGE 3,5901 1,196 2,394 COMMERCIAL SGIUARE FOOTAGE 8,596 1,932 6,664 HEALTH CLUB/SPA/RELATED SQ. FT. 29,447 0 29,447 CONFERENCE CENTER SQ. FT. 21,208 1,074 20,134 SOURCE: ZEHREN AND ASSOCIATES, INC. - PROGRAM ANALYSIS DATED SEPTEMBER 8, 1998 B-1 - VAIL PLAZA HOTEL TOWN •OF VAIL INCREMENTAL REVENUE IMPACTS RECURRING AT PROJECT COMPLETION FINAL DRAFT DATED 9-9-98 TOWN OF VAIL INCREMENTAL REVENUE IMPACT SUMMARY RECURRING AT PROJECT COMPLETION PROPERTY TAXES $64,928 4% SALES TAXES 1,163,213 • 4% SKI LIFT TAXES 46,679 1% REAL ESTATE TAXES 11,760 BUSINESS LICENSES 11,632 GOUNTY SALES TAXES 43,620 CIGARETTE TAXES ggg ROAD AND BRIDGE FUND 15,026 SPECIFIC OWNERSHIP TAXES 3,246 FRANCHISE FEES 44,202 TOTAL INCREMENTAL REVS - VAIL PLAZA HOTEL 1 404 696 B-2 i i r--- - VAIL PLAZ4 HOTEL ' TOWN OF YAIL INCREMENTAL REVENUE iMPACTS FINAL DRAFT DATED 9-9-98 ASSESSED VALUE AND PROPERTY AND S.O. TAX REVENUES General Assumptions: Retail/Rest/Lounge Value - Sq. Ft. $275 Refaii/Rest/Lounge Sq. Ft. 21,145 Hotei Value per Room $150,000 Hotel Rooms 276 . Intervai Sq. Ft. 1,900 . _ Interval Units 15 Condominium Sq. Ft. 5,542 - Condominium Units 1 Condo/interval Value per Sq. Ft. $1,000 1. Retail/Restaurant/Lounqe Space - Vail Plaza Hotel Actual Value Retail, Restaurtant, Lounge $5,814,875 Assessed Value @ 29% $1,686,314 Town Mill Levy 4.321 Town Property Taxes $7,287 Town S.O. Taxes @ 5% $364 2. Vaif Plaza Hotel (Includinq Conf. Ctr& Amenities) Actual Value Vail Piaza Hotel $41,400,000 , Assessed Value @ 29% $12,006,000 Town Mill Levy 4.321 Town Property Taxes $51,878 Town S.O. Taxes @ 5% $2,594 3. Fractional (interval) Club Units - Vail Piaza Hotel Actual Value Fractional Club Units $28,500,000 Assessed Value @ 9.74% $2,775,900 Town Mill Lery 4.321 Town Property Taxes $11,995 Town S.O. Taxes @ 5% $600 B-3 (Continued On Next Page) - VAIL PLAZA HOTEL TOWN OF VA1L INCREMENTAL REVENUE IMPACTS FINAL DRAFT DATED 9-9-98 ASSESSED VALUE AND PROPERTY AND S.O. TAX REVS CONT. 4. Condominium Unit - Vail Plaza Hotel Actuai Vatue Condominium Unit $5,542,000 Assessed Value @ 9.74% $539,791 Town Miil Levy 4.321 Town Property Taxes $2,332 Town S.O. Taxes @ 5% $117 5. Total Assessed Valuation - Vail Plaza Hotei Proiect - Assessed Value Retail flestaurant, Lounge $1,686,314 - -Assessed Value Hotel and Amenities $12,006,000 Assessed Value Fractional Ciub Units $2,775,900 Assessed Value Condominium Unit 9 791 - Total Assessed Value - Vail Plaza Hotel Project $17,008,005 Town Mill Levy 4.321 Town Property Taxes 3 492 Town S.O. Taxes @ 5% 3 675 6. Deduct: Existin4 Assessed Valuation - Properties to be Replaced• Assessed Value - Buildings 3& 4 $849,178 Assessed Value - Suilding 5 $832,625 Assessed Value - Dwelling Unit # 400 300 000 Total Assessed Value - Bldgs. 3- 5 and Unit #400 1 981 803 Town Mill Levy 4.321 Town Property Taxes 563 Town S.O. Taxes @ 5% 28 _ 7._ Net Incremental Assessed Valuation & Propertv Tax Revenues Tota( Incremental Assessed Value - Vaif Plaza Hotef P $15,026,202 Town Mill Levy 4.321 Town Property Taxes 64 928 Town S.O. Taxes @ 5% 246 8. County Road and Bridqe Fund Revenues 1 Mill 15 026 9. Construction Permits .0075 x$64 500 000 - 3 750 B-4 ; f ~ - i VAIL PLAZA HOTEL F - TOWN OF VAIL INCREMENTAL REVENUE IMPACTS FINAL DRAFT DATED 9-9-98 SALES TAX REVENUES General Assumptions: Hotei Rooms: Number of Rooms Available for Rent 276 Average Daily Rental Rate per Room $190 Average Annual Occupancy Rate per Room gpq, Average Persons Occupying afloom. 1,75 Incremental Persons Generated Annually 141,036 Average Taxable Daily Expenditure per Person (Excluding Lodging) $100 . Fractional Club (Rental Portion - 24 weeks/year): , Number of Fractional Units Availabie for Rent 15 Average Daily Rental Rate per Unit $500 Average Occupancy Rate per Unit 80% Average Persons Occupying a Unit g Incremental Persons Generated Annualiy 12,096 Average Taxable Daily Expenditure per Person (Excluding Lodging) $100 Fractional Club (Interval Ownership Portion - 28 weeks/year): Number of Fractional Units Available for Occupancy 15 Average Daily Rental Rate per Unit p Average Occupancy Rate per Unit gp% Average Persons Occupying a Unit g incremental Persons Generated Annualiy 15,876 Average Taxable Daily Expenditure per Person (Exciuding Lodging) $100 1. Sales Taxes Generated from Hotel Operations Taxable Sales - Annual - Lodging $15,312,480 4% Sales Tax - Annuat - Lodging $612,499 Taxable Sales - Annual - fietail/Rest $14,103,600 4% Sales Tax - Retail/Restaurant $564,144 Taxable Sales - Annual - All Sources $29,416,080 4% Sales Tax - All Sources $1,176,643 (Continued On Next Page) B-5 _ VAIL PLAZA HOTEL TOWN OF VAIL INCREMENTAL REVENUE IMPACTS FINAL DRAFT DATED 9-9-98 4% SAIES TAX REVENUES CONTlNUED 2. Sales Taxes Generated from Rental Portion of Fractional Ciub Taxable Sales - Annual - Lodging $1,008,000 4% Sales Tax - Annual - Lodging $40,320 Taxable Sales - Annual - Retaii/Rest $1,209,600 4% Sales Tax - Retaii/Restaurant $48,384 Taxable Sales - Annuai - All Sources $2,217,600 4% Sales Tax - AII Sources $88,704 3. Sales Taxes Generated from Interval Portion of Fractional Cfub ° Taxable Sales - Annual - Lodging $p 4% Sales Tax - Annual - Lodging $p Taxable Sales - Annual - Retaii/Rest $1,587,600 4% Sales Tax - Retail/Restaurant $63,504 Taxable Sales - Annual - Ail Sources $1,587,600 4% Sales Tax - All Sources $63,504 4. Sales Taxes Generated from Ail Sources• Taxabfe Sales - Annual - Lodging $16,320,480 4% Saies Tax - Annual - Lodging $652,819 Taxable Sales - Annual - Retail/Rest $16,900,800 4% Sales Tax - Retail/Restaurant $676,032 Taxable Sales - Annual - Aii Sources $33,2~gp 4% Sales Tax - All Sources 1 328 851 5_. Deduct: ExistinQ Sales Taxes Generated irom Properties to be Replaced• Taxable Sales - Annuai - Lodging - 78 Rooms $1,600,000 4% Sales Tax - Annua( - Lodging - 78 Rooms $64,000 Annual Persons Generated from 78 Rooms Q 51 % Occupancy 25,409 Taxable Sales - Annual - Retail/Restaurant $2,540,948 4% Sales Tax - Annual - Retail/Restaurant $101,638 Taxable Sales - Annual - All Sources 140,948 4% Sales Taxes - Annual - All Sources 165 638 6. Net Incremental Taxable Sales $ 4% Sales Tax Revenues Taxable Sales - Annua! - Lodging $14,720,480 4% Sales Tax - Annual - Lodging $588,819 Taxable Sales - Annual - Retail/Restaurartt $14,359,853 4% Sales Tax - Annual - Retail/Restaurant $574,394 Taxable Sales - Annual - All Sources $29.080.333 4% Sales Taxes - Annual - All Sources 1 163 213 7. Countv Tax Rebate 0375 620 8. Ciqarette Taxes (cD .0089 gg " 9. Frartchise Fees .0038 202 10. Business License Fees 01 11 632 B-6 - - - - ~ VAIL PLAZA HOTEL ' - TOWN OF VAIL INCREMENTAL REVENUE IMPACTS FINAL DRAFT DATED 9-9-98 4% SKI LIFT TAX REVENUES General AssumQtions: Annual Skier Days/FFU 253 Annual Skier Days/Hotel Room 138 Effective Revs/Skier Day $37.50 1. Ski Lift Taxes Generated from Hotel Rooms Number of Hotel Rooms 276 Skier Days 38,088 'Taxable Lift Revenues $1,428,300 4% Ski Lift Taxes - Hotel Rooms $57,132 2. Ski Lift Taxes Generated from Fractional Units Number of Fractionai Units 15 Skier Days 3,795 Taxable Lift Revenues $142,313 4% Ski Lift Taxes $5,693 3. Ski Lift Taxes Generated from All Sources Skier Days 41,883 Taxable Lift Revenues 1 570613 4% Ski Lift Taxes 825 4. Deduct Existinq Ski Lift Taxes Generated from Properties to be Repiaced• Number of Hotei Rooms 78 Skier Days 10,764 Taxabie Lift Revenues 3 650 4% Ski Lift Taxes 16 146 5. Net Incremental Skier Da s& 4% Ski Lift Tax Revenues Skier Days 31,119 Taxable Lrft Revenues 1 166 963 4% Ski Lift Taxes 679 B-7 . _ i - - - ~ . ° iVAIL PLAZA HOTEL TOWN OF VAlL INCREMEN7AL REVENUE lMPACTS FINAL DRAFT DATED 9-9-98 1% REAL ESTATE TRANSFER TAX REVENUES General Assumptions• Interval Weeks for Sale per Unit 28 Number of Units 15 Number of Interval Weeks for Sales 420 . Ave. Price per Interval Week $70,000 ' Secondary Sales Rate 4.00,/0 1. Sale of Fractional Fee Interval Weeks Taxable Initiat Sales $29,400,000 1% RETT Taxes - Initial Sales 294ppp 1% RETT Taxes - Secondary 11 760 B-8 TRAFFIC 1MPACT ANALYSIS Vail Plaza Hotel Prepared for: Zehren & Associates, Inc. P.O. Box 1976 Avon, CO 81620 Client Contact: Mr. Timothy R. Losa Prepared by: Felsburg Holt & Ullevig Greenwood Corporate Plaza 7951 E. Mlapiewooa ,-,vcnue, ou,,~- z00 Englewood, CO 80111 303/721-1440 Engineer: Holly A. Hefner Project Engineer: Chris J. Fasching, P.F FHU Reference No. 98-174 a f TABLE OF CONTENTS Paoe i. INTRODUCTION .............................1 Land Use,'Site and Study a-ca Soundaries 1B. Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~ II• PROJECTED TRAFFIC CONDITInNS . . . . . . . . . . . . . . . i , A. Trip Generation and Design Hourly Volumes . . . . . . . . . . ~ 7 B. Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 . ~ C. Year v:, ; rrojected Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . 8 ~ III. YEAR 2015 TRAFFIC OPERATIONS . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . 12 A. Background Traffic . . . . . . . . . . . . . . . . . . . . ~ ~ ~ ~ ~ ~ ~ 12 B. TotalTraffic , .....................................12 IV. CONCLUSIONS AND 3MMENDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . 14 APPENDIX A - TRAFFIC COUNTS APPENDIX B- EXISTING CONDITIONS LOS APPENDIX C- YEAR 2015 E;;,CKGROUND CONDITIONS LOS APPENDIX D- YEA.R 2015 TOTAL CONDITIONS LOS LIST OF FIGURES Paae 1. Vicinity Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 ~ 2. SitePian ...........................3 3. Estimated Fxisting Winter Conditi;,,-is . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 4. Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 6. Year 2015 Background Traffic Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 7. Year 2015 Total Traffic Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i 1 LIST OF TABLES 1. Existing Trip Generation Estimates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 2. Proposed Trip Generation Estimates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 ; . r I. INTRODUCTION A. Land Use, Site and Stvdy area Boundaries Zehren and Associates, Inc. is proposing the Vail Plaza Hotel development to be located on the southeast corner of Vail Road ancl the South Frontage Road in Vail, Colorado. This development will be replacing three existing buildings with one building. The site location is shown in Figure 1. The existinn three buildings consist of a total of 41,643 square feet. The proposed development will consist of a total of approximatc;;, 50,000 square feet of various , uses including accommodation units, a restaurant, a lounge, a spa, and retail space. . ' The proposed development will have one main access onto the South Frontage Road. The ` main access will serve as the entrance to the four level parking garage. A second access east of the main access, will be used for most deliveries. The site plan is shown in Figure 2. The impacts of the project traffic at the site access points and the roundabout south ot I-70 are presented in this report. The purpose of this report is to address the projected traffic impacts associated with the Vail Plaza Hotel development proposal, and to identify any roadway or traffic control improvements required as a result of these impacts. B. Existing Conditions The existing conditions in the vicinity of the project site are illustrated in Figure 3. Currently there are two accesses to Vail Plaza Hotel site. The main access is on the South Frontage Road and the second access is on Vail Road. The South Frontage Road runs east/west through Vail with a posted speed limit of 25 MPH adjacent to the site. Vai1 Road runs north/south from the i,,,, ,Jabout intersection with the Frontage Road providing access to several hotels. Vail Road is primarily used for local access south of Vail Plaza Hotel. The roundabout is located approximately 115 feet west of the main entrance tu v ail Plaza Hotel. Most of the site traffic currently uses the roundabout as does traffic oriented to/from .I-7r), - Since Vail is a ski resort, winter traffic volumes have typically been higher than summer volumes. Traffic counts were during the week of August 1998, and these _ counts were used to estimate winter numbers based on 1990 data collected during the winter and summer. The estimated existing winter traffic volumes for the study area are shown in Figure 3(the raw count data are shown in Appendix A). As indicated, the South Frontage Road east of the roundabout carries approximately 3000 vehicles during the winter PM peak hour. The volumes at the two accesses we; e ~--dlculated by estimating trip generation for the existing buildings. 1 ~ ~ . , . : . . ~ . . , . ~ . , ' ~ . FELSE3UR(-', Ii O LT ULLEVIG I-70 ' Fronta e Road ; ~ ~ . J.. ~ ; • ._..r _ w ~ o ( n. ~ . ~ ' Figure 1 /IN Vicinity Map N o r t h.~.~ Vell Pls:;e Hote18 -174 B/24198 •1..~.. L I r{ , _ . i . 1... . ~ . ~ ~ • ~ I e . FELSIlURG ~ r~ I-f O LT & l ULLEVIG . Frontage Road - - T- - - - , . - , I ~ - ; - , . . - , ~ - - - O ; - ~ . . . ~l I~ _-n~,. .~...~....1.~_.~..~?!i~i ~ - - . i ; > ~G wa ~c~ o c'°o ( . 10 - - I f ~t; • . T - ~ . Figure 2 ; N,~~h Site Plan Vnll Pln:a Ho1e1 08•174 8/2111)t3 . S . , ~ . l i. , f 1 ~ FELSIIURG ~ 1-I O L T & ' • ULLEVIC N ~ N 610 (A - ~ 1( A (overall roundabou{: L()S) ?1~2o R~ 1785 ~-1785 - 10 1315~ 1225~ T~ r. N co A ° A ~ A ~ I , °I i L LEGEND . XXX = PM Peak Hour Traffic `Jolumes 1( Figure 3 X = PM Peak Hour Level of Service Estimated Existi;ig Winter Conditions -s- = Stop Sigr (March 1998) ~ N o r t h The total peak hour traffic volumes were used as the basis for subsequent LOq ilPVPis of service) computations, the resulis of which are summarized in Figure 3(worksheets are shown - in Appendix C) as is the intersection lane geometrics. Level of service is a qualitative measure which describes traffic operations. A letter designation ranging from A to F is used as the measure. A LOS A is indicative of excellent traffic operations with very iittle delay and no congestion, while a LOS F represents extreme delay and significant congestion. As shown in Figure 4 the left turn onto the South Frontage Road from the main site access currently operates at a LOS F during the FM peak hour. The left turn into the site from the Souih Frontage Road currently operates at a LOS C during the PM peak hour. All other movements operate at a LOS B or better during the PM peak hour. • The minor mover-n=*s to/from the second access along Vail Road currently operate at a LOS B or better during the PM peak hour. The roundabout currently operates at an overall LOS A. 5 ~ i . . _ . , ~ . , . ~ r ~ FELSI3URG , HOLT ULLEVIG ~taft~° °n,y> i 0 l~?' c ,ndtr3 ff;c ° 100~~ only) . ' 30%? ~ 25% / ~ . ; ~ ~ , I ~ ~ . . t Figure 4 0 . Trip Distribution North ..v Vs",r, nl:.vs~ !?c!a! 48•174 8l2.' 1 II. PROJECTED TRAFFIC CONDITIONS A. Trip Generation and Design Hourly Vo/umes . Trip generation equations, as documented in TriQ Generation, Institute of TransporL-.,,, -1 Engineers (fTE), Sixth Edition, 1997 were used to es-timate the vehicle-trips geneirated by the existing and proposed development. It was ass!,- ..Dd that 50 percent of the traffic to/from the restaurant, lounge, and specialty retail comes from outside while the other 50 percent is . internal (as such, the trip generation associated with these uses was reduced 50 percent). Table 1 surnmarizes the trip generation results with existing conditions. - Table 1 Existing Trip Generation Estimates IL Land Use AM Peak Hour PM Peak Hour WeekcJay Building ITE Type Code Size Unit :1n Out I Total In Out ITotal In Out Tc-2! Condo/ 230 22 Rooms 3 7~ 10 7 5 12 64 64 128 Townhouse Hotel 310 58 Rooms 20 12 I 32 19 17 36 239 239 478 Restaurant 831 2 1,000's 1 0 f 1 5 2 7 43 43 86 Sq. Ft. I Drinking " 836 1 1,000's 0 0 0 3 1 4 13 13 26 Sq. Ft. Market 852 2 1,000's 16 17 I 33 16 15 31 162 162 324 Sq. Ft. Totals 1 39 I 37 I 76 50 40 I 90 521 521 1042 ' Daily Drinking Total from 15% of PM Rates As shown in Table 1, the site currently generates approximately 1050 trips per day. The AM and PM peak hour trip generation is Pqtimated to be approximately 75 and 90 trips, respectively. Table 2 summarizes thP *rip generation results for the proposed development. f=+s shown, the proposed development is estimated to generate approximately 3100 trips per day. The AM and PM peaK hour trip generation i- 1/ U d(IU 4v~ trips respectively. Approximately three times as many trips are projected for the proposed development as compared to the ex;-~- - 7 Table 2 Proposed Trip Generation Estimates ~ Land Use AM Peak Hour PM Peak Hour WPekday Building . ITE Type Code Size Unit in Out Total in Out Total ln Out Totai - Condo/ 230 16 Rooms 2 5 7 5 4 9 47 47 94 Townhouse Hotel 310 276 Rooms I 95 60 155 89 79 168 1136 -113.6 2272 . Restaurant 831 9 11-000's ' 3 1 22 12 34 201 ' 201 402 Sq. Ft. Drinking ' 836 4 1,000's 0 0 0 I 14 7 21 69 69 138 Sq. Ft. ' : Specialty 814 9 1,000's 5 6 11 14 14 28 87 87 174 Retail Sq. Ft. Center . Totals 104 73 176 144 115 259 1541 1541 3081 ' Daily Drinkiriy Total from 150/6 of PM Rates B. Tiip Distribution The trip distribution estimates used in this analysis are shown in Figure 4, These percentages are based upon the existing traffic data previously presented (Figure 3). As shown, approximately 70 percent of the total site traffic is expected to be oriented to and from the west through the roundabout. Site generated traffic was assigned to the adjacent roadway network per these distrioution pattems and are shown in Figure 5. C. Year 2015 Projected Traffic Volumes Background Traffic _ Ana?vq;s nf traffic impacts for a vear 2015 scenario requires prn ' i?r,ting background traffic volumes. The projected background traftic was a result of exponentialfy increasing the ,.arcent per year. Year 20' ~ background traffic volumes a,-.d operational conditions are shown in Figure 6. Total Traffic TI° +^`a! yoar 2015 traffic volumes a; c-',,)wn in Figure 7. These volumes ,^."ere determined ' by first removing existing site traffic then adding the site generated traffic to the year 2015 the FrnntanA Rn3d is projected to carry approximately 4600 vehicles during the PM peak hour in 2015. Trips attributable to the proposed VaiLPlaza vvuuid comprise approximately 6 percent of the total. i g . . i ~ , . • ~ r ~ FELSI3URG lIOLT & ~ ULLEVIG A • W ~ . r2 -88 ~--aa , 361` 100 ---4 'l r' I F 00 c) ~ w v, V I I I I .j , ------------------------------_I LEGEND ' : • ~ XXX = PM Peak Hour 1 affic Voluines ~ Figure 5 ~ North Site -,-raffic Assignme,it " Vell PlazA Hotei 88-174 81610: i.. • - ! , ~ FEISI3URG • HOLT & . ULLEVIG ~ . ~ \ v N ' SS ~ t29, 5 i D(o~ erall roun labout LOS) ~ 0 ~2510 I 1850 ~ yi--• - a ~~ti I B r ~ I 4 j L ~ ~ - lz • , ` ~ I i LEGEND XXX PM Peak Hour TraNic Volumes Flg U re 6 ~ X = PM Peaic Hour Level of S:eryice . Year 2015 ~ Background Traffic Conditions North 'latl ^lnz . ?-!alnl 08•174 A/?±Jt J a..... . i _ _ . _ I , . ~ ~ rELsBuac C' 110 L'1' & . ULLE"IG . O ~ . _L e~J~ ~ ~ D (overall roundabout LOS) 95 2570 2570 j+ 44 > 1870 ~ ~ ~ ~ 1go~a I 1 100- •l W Cn r ~ B ~ ° ~ i , ! LEGEND XUC PM ?eak Hour Traff : Volu-nes ~ x PM f'eak Hour LevE of Service ~ -i-- = stop Sign Figure 7 Year 2015 Total Traffic Coriditions North • Vall Plaza Notel 98•174 911419B 111. YEAR 2015 TRAFFIC OPERATIONS A. Background Traffic The peak hour traffic volumes shown in Figure 6 were used as the basis for subsequent Ievels ' of service corriputations, and the results are also summarized in Figure 6(worksheets are ' shown in Appendix C). The roundabout wi?I operate at an overall LOS D. However, the only movements that are lower than LOS B would be'ihe south approach and right lane east , approach. Tfiese movements are projected to operate at LOS C and F respectively. The LOS F from the east movement is a result of the high amount of volume turning to the north toward 1-70 and the North Frontage Road. . . B. Total Traffic The total peak hour traffic volumes shown in Figure 7 were used as the basis for subsequent levels of service computations, and the results are also summarized in Figure 7(wo,rksheets are shown in Appendix D). All movements on the roundabout will operate at the same LOS as the background traffic showed previously with the exception of the south approach which will operate at a LOS D. The left turning movement into the site (at the main entrance) will operate at a LOS E and the left turning movement out of the site will operate at a LOS F. Site generated traffic consists of approximately 1.2 percent of the total traffic entering the roundabout. Of the right lane east approach the contribution from site generated traffic is approximately 2 percent. No improvements were used on the roundabout for this analyses. The main access onto the South Frontage Road included two roadway improvements in the analyses: ? Provide a"storage" area in the existing median for site outbound left turning vehicles to safely pass eastbound traffic. A raised island already exis*.s in t!-,.~ median from the roundabout to the site access providing separation between eastbound and westbound traffic. Minor modifications would need to be made to *he island to provide for a storage area. With this "safe harbor," left turning vehicles could cross eastbound . traffic in one maneuver and wait in the storage area prior to merging into westbound traffic. With the addition of the storage area the left tum movements out of the site _ would still remain at a LOS F,-however, the cielay time for this rnovement is improved significantly (more than 25%). - ? Construct a right tum deceleration lane into tne castbound traffic. This lane is - ~ ~~'^-4 to remove right turns from thru traffic lanes. This is :.:-1portance here because vehicles coming out of the roundabout do not iiave sufficient reaction timc ~ the 115 foot distance to s!ow or stop for a right turning vehiclP, ~ 12 Limiting movements to right in/right out or t; ,-c3-qua ,-Ler movement was considered fu, the site's main access. This would require that vehicles exiting the site desiring to use the Vail Road intersection with I-70 (which is most of the site traffic) make a U-turn somewhere along . the South Frontage Road. However, there is not a safe place for vehicles to make a U-turn within a reasonable distance. Therefore, it is recommended to improve the main access so as to accommodate full movement as safely as possible which includes a center "harbor" area and a right turn deceleration lane. The second access onto the site from the South Frontage Road wi!! be used for deliveries. Due . to space limitations on site, trucks will need to back up onto the site from the Frontage Road. This should be done from a separate lane along the south side of the road. The existing right turn lane east of the site should be extended wesi to the site's delivery access. The design of the lane and driveway should accommodate backing trucks to allow no interference with eastbound though traffic. Physical or barrier separation should be incor.porated into the design. 13 7 IV. CONCLUSIONS aFrnnnMENDATIONS The following highlight the significant findings and recommendations as a resuJt of this traffic analysis: ? The total projected trips consist of subtracting the existing 1042 trips from the proposed 3082 site generated trips. ? Two roadway improvements will be necessary at the main access onto the Frontage Road. i"ne first includes modification to the center median to provide a storage area for vehicles turning left out of the site. This will allow for a two-step left turn with less delay. The second is an exclusive right turn lane into the site for eastbound traffic. This exclusive right turn lane will remove turning traffic from the though traffic lanes thereby improving safety characteristics. ? The roundabout will not be adversely affected by the proposed site traffic. The site traffic will consist of approximately one percent of the total traffic in the roundabout in year 2015. ? The auxiliary lane east of the site for right turning vehicles needs to be extended west to the second access. This lane will be used for delivery trucks backing into the site. This lane and the delivery driveway in which it wiil serve should be designed to a)low backing activity without impacting the eastbound through traffic. Physical separation should be considered between the through lane and the auxiliary lane where backing would be taking place. , 14 ~ APPENDIX A _ TRAFFIC COUNTS / , -s i 1 _ J w..'a - ~ U J ~ 3 J i 1 li / t' . L! 1 ~ Post4t` Fax Note 7672 ; . No. a Page5 ~ 70day= Trne zJ To From , C-Wn'' ~L L00imm Localion oea. ~~qe Fax A v Telepfono I Fjx 0 Teiepnme r Commerm orqr+a( Dsposnnn ~ Relu~n ~ Gal tor pciwp COUNTER MEASURES, INC. Site Code ; 3 DA6E: 1 N-S Street~ MAIN VAII ROUND-ABOUi FILE: VAII E-II S t Direction: Oir 1 OATE: 8/17/98 TIME TOTAL I100N I)OON. 170 VAIIN yAilN VAILS YAILS EFRON EFROH WFRON YfROh BEGIN LlASSIFIED SIID RDABT OFF ON C--F ON Off ON OFF OM OfF 1:00 PM 454 14 62 48 103 133 70 73 117 155 122 57 1:15 995 18 61 33 103 153 85 84 145 151 82 19 1:30 1009 15 68 38 93 156 103 105 114 Ild 133 63 1:45 970 14 69 44 98 157 88 67 139 120 106 68 HR TOTAI 3926 61 261 163 397 E99 346 324 520 542 443 261 2:00 PM 928 5 47 49 84 154 11 72 154 111 103 68 2:15 819 15 60 40 72 :29 65 42 110 116 104 66 in 945 8 59 41 102 i34 68 68 149 140 92 18 2:15 959 16 64 40 86 149 89 86 152 113 94 68 ;OTpI 3651 46 230 176 319 511 293 268 565 480 393 280 - - DAT TOTAI 1579 107 191 339 746 1110 639 597 - 1085 1022 836 $47 PERCENT of iOTAL 1.4 6.5 4.5 9.? R.4 7.9 14.3 133 11.0 7.2 T f N° . . 5 ~ ~ w ~ . ~ ~ . ~ F-I _ ~ . rq rn . m • M o.3 ~ ~ . ~ ~o ~ . 10 in A ~ m ~ r ~ m r~ fl Q' ~ I CC) \Y ~ ¢ - . ~ ~ . . , , - , APPENDIX B - _ EXISTING CONDITIONS LOS 3 HCS: Unsignalized Ir.te:sectio.^.s R=12ase 2.1g =CC2.HCC Page _ Cent°_r For Microcompu_ars In T_ansnortat:on University o= Florida 512 W=_il Hall - Gain=_sville, FL 32511-2083 Ph: (904) 392-0378 Streets: .(N-S) vail Road (E-w) Access 2 Major Street Directio:..... NS Lengz_h of Time Analyz=d.,. 15 (min) Analyst HAI: Date of Analysis.......... 8/25/98 - . Othe-- Information......... Peak Hour Existing • Two-way Stop-controllzd Intersection ~ . ' . - ~ Northbound ~ Southbound ~ Eastbound ~ Westbound ~ ~ L T R ~ L T R ~ L T R ~ L T R ' - ~ No . Lanes ~ 0 1 < 0 ~ 0 > 1 0 ~ 0 0 0 ( 0 > 0 < 0 Stop/Yield ~ NJ NI ~ Volum2s ~ 595 11 14 530 1 11 PHF ~ .95 .951 .95 .95 .95 .95 Grade ~ 0 ( 0 0 McIs (o) ~ I I I su/RV's co>I I I I cv's 0-0 I I I I PcE's ~ 11.10 ( 1.1.10 1.10 Adjustment Factors Vehicie C,itical Follow-up Maneaver Gao (tg) Time (tf) ~ Left 'Iurn Major Road 5.00 2.10 Right Turn Minor Road 5.50 2.60 Through Traffic Mino= Road 6.00 3.30 Left Turn Minor Road 6.50 3.40 . ; HCS: Uns'-_zalizea _nzerseczions Re_eas? 2.1g ACC2.HC0 Page 2 Worksneez for TI4SC Inte-s=ction Step 1: RT from Mino= Strz2t Wg rB Conflicting Flows: (vph) 732 Potential Capacity: (pcphj 589 Mov2ment Capacity: (ocph) 589 ' Prob. of Queuz-Free State: 0.98 Step 2: LT from Major Street SB NB • Conflicting Flows: (vph) 733 Potential Capacity: (pcpn) 767 Movement Capacity: (pcph) 767 Prob. of Queue-Free State: 0.98 TH Saturation Flow Rate: (pcphpl) 1700 ~ RT Saturation Flow Rate: (pcphpl)_ Major LT Shared Lar.e Prob. of Queue-Free State: 0.97 Step 9: LT frorn Mino= Stre2t W3 gg Conflicting Flows: (vnh) 1306 Potenzial Capacity: (pcph) 186 ~ Major LT, Minor T'r: Impe3ance Fac-:or: 0.97 Adjusted Impedance Pactor: 0.97 Capacity Adjustmen:. Factor due to Imp2ding Movem=nts 0.97 Movement Capacity: (pcph) 180 Intersection Performance Summary . Avg. 950 r^low Move Shared Total Queue Approach Rate Cap Cap Delay Lenoth LOS Delay Movement ip~_-pnl (ocph) (pcph)(sec/veh) (veh) (sec/veh) • WB L 1 180 > 507 7.3 0.0 B 7.3 tv'3 R 13 589 > SB L 17 767 4.8 0.0 A 0.1 lon L~_ . - 0.1 sec/veh HCS: Unsignalizec Int2=secz-ions R2lzase 2.2g ACC2.HC0 Pag? 1 Cente: For Microcompute_s Ir: ^-ansoortation Universitv oi riorida 512 Weil Hall - Gainesviile, FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) Main Access (E-W) South Frontage Road Major Str2et Dir2ction.... EW ' Length o± Time Fnal,yzed... 15 (min) . Analyst HAH Date of Analysis.......... 6/25/98 , Other Iniormation......... Peak Hour Existing - Two-way Stop-controlled Inters=ction ' . ~ Eastbounc ~ Westbound ( Northbound ~ Southbound ~ L T R ~ L T R ~ L T R ~ L T R No. I,anes + 0 2 < 0 ~ 1 3 0 ' 1 0 1 ~ 0 ' 0 0 Stop/Yield ~ NJ NI ~ Volumes ~ 1205 251 10 1785 1 20 81 PHF ~ .95 .951 .95 .95 1 .95 .951 Grade ~ 0 1 0 1 0 1 McIs (o) ~ ~ I I I su/RV 'S c o~ ~ I~ I I cv's R.) I I I I PcE's ~ 11.10 11.10 1.101 Adjustm?nt Factors vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5.50 2.10 Right Turn Minor Road 5.50 . 2.60 ~ Through Traffic Minor Road • 6.50 3.30 L2ft Turn Mino- 7.00 3.40 . , nCS: Unsignalizeu ns Release 2.1g AC1C2.HC0 Page 2 Worksh~et_ fo: TWSC Tn~-ersection Step 1: RT from Mino= Str2et NB SB Conflicting Flows: (ti-on) 647 Potzntial Capacity: (pcph) 651 Movement Capacity: (pcph) 651 Prob. of Queue-Frez Szate: 0,99 ' S~_-ep 2: LT from Majo= Street WB EB ~ - Conflicting Flows: (%rah) 1294 . ?otential Capacity: (r)cph) 346 ~ Movement Capacity: (pcph) 346 P=ob. of Queue-Free Szate: 0.97 St°_p 4: LT from Mino= Strezt Ng Sg Conflicting Flows: (vph) 3171 Potential Capacity: (pcph) 10 Major LT, Minor TH Impedance Factor: 0.97 Adjusted Impedance Fac-~or: 0_97 Capacity Adjustmznt Factor due to Tmneding Mov=ments 0,97 Movement Capacity: (pcph) ip - Int-2rsection Performance Summary Avg. 950 Flow Move Shared Total Qu:~•_z Approach Rate Cap Cap Delay Length LOS Dzlay Movement (pcph) (p`ph) (pcph)(sec/veh) (veh) (sec/veh) - - - ~ IvB L 23 , p * ---2:4 F - ' . • 951.2 Iv'B R 9 651 5.6 0.0 B TV73 L 12 346 10.8 0.0 C 0.1 Inte=section D21ay = 8.6 sec/veh * The calculated value was greater rhan 999.0 , ca........ ~~.c..~:J~7~ ~ L~cSC<1~~... r+~.._ ' Felsburg Holt & Ullevig 13 Registered User No. 1234 Time and Date or Analysis 9:12 AM, Aug 20,1998 Vail Plaza Hotel * ROUND * Existing Conditions 2ntersection No.: • SIDRA US Highway Capacity Manual (1994) Version . Roundabout _ RUN INFOE2MAT I ON * Basic Parameters: Intersection Type: Roundabout Driving on the right-hand side of the roa--: SIDRA iI5 Highway Capacity Nlanual (1994) Version Input data specified in US units Default Values File No. 11 - Peak flow period (for performance): 30 minutes Unit time (for volumes):120 minutes (Total Flow Period) Delay definition: Overall delay, Geometric delay included Delay formula: Highway Capacity Manual Level.of Service based on: Delay (HCM) Queue definition: Back of q_ueue, 95th Percentile Jail Plaza Hotel * ROUND * Existing Conditions Lntersection No.: Roundabout Pable S. 3 - INTERSECTION PA.T~A.*M-TERS Degree of saturation (highest) = 0.656 Practical Spare Capacity (lowest) = 30 $ Total vehicle flow (veh/h) = 3134 Total vehicle capacity, all lanes (veh/h) = 9503 • Average intersection delay (s) = 4.1 - Largest average movement delay (s) = 6.3 Largest back of queue, 95% (ft) = 162 Performance Index = 148.58 Total fuel (ga/h) = 102.0 Total cost = 1237.29 Intersection Level of Service = A Worst raovement Level of Service = A Vail Plaza Hotel * ROUND * ?xisti^g Coi...:_* :.ions :ntersection No.: • Roun-?P_out 'able S.6 - INTERSECTION PE?2FORMANCE Total Total rver. Prop. Eff. Per£. Flow Delay Delay Queued Stop Index Speed ~veh/h) (veh-h/h)(sec) Rate (mph) 3134 3.57 4.1 0.578 0.61 146.58 14.6 y - vail Plaza Hotel * ROUND * Existing Conditions Intersection No.: Roundabout Pa.ble S. 10 - MOVEtCENT CAPACITY AND pERFpgMAD7CE SLJrAlARY ' Mov Mov Arv Total I,ane Deg. Aver. Eff. 95% Perf. No. Typ Flow Cap. Util Satn Delay Stop Back of Index (veh (veh Rate Queue /h) ./h) x (sec) (veh) - aest: West Approach ~ 12 L 355 1016 100 0.349 2.9 0.52 2.1 16..93 11 T 304 1280 68 0.237 3.4 0.52 1.2 14.21 ~ 13 R 74 312 68 0.237 3.5 0.56 1.2 3.34 ~ - South: South Approach 32 L 81 251. 100 0.323 6.2 0.69 1.7 4.10 31 T 203 629 100 0.323 6.1 0.68 1.7 9,78 33 R 102 316 100 0.323 5.9 0.70 1.7 4.81 East: East Approach 22 Z 107 383 43 0.279 4.9 0.66 1.4 5.18 21 T 254 908 43 0.280 4.5 0.59 1.4 11.97 23 R 634 966 100 0.656* 6.3 0.98 6.5 31.49 4orth: North Approach 42 L 374 1034 100 0.362 1.6 0.28 1.8 17.17 41 T 91 283 89 0.322 2.0 0.30 1.5 4.04 43 R 216 673 89 0.321 2.0 0.37 1.5 9.33 NorthWest: North West Approach 82 L 146 625 100 0.234 3.6 0.57 1.1 7,17 81 T 121 518 100 0.234 4.0 0.57 1.1 5.73 - 83 R 72 308 100 0.234 4.1 0.62 1.1 3.32 * Maximum degree of saturation Vail Plaza Hotel ROUND ~ * * sxisting Conditions _Intersection No.: Roundabout Table S.15 - CApACITY AND LEyEV OF SERVICE (HCM STYLE) Mov Mov Total Total Deg. Aver. LOS ,No. Typ Flow Cap. of Delay (veh (veh Satn /h) /h) (v/c) (sA,.~ r7est: West Approach 12 L 355 n.349 2.9 A 11 T 304 1280 0.237 3.4 A 13 R 74 312 n.237 3.5 A 733 2608 0.349 3.2 A 3outh: South Approach 32 L 81 251 0.323 6.2 A 31 T 203 6''9 0.323 6.1 A ~ Z, iG - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 386 1196 0.323 6.0 A East: East Approach 22 L 107 383 0.279 4.9 A 21 T 254 908 0.280 4.5 A _ 23 R 634 966 0.656* 6.3 A 995 2257 0.656 5.7 A North: North Appraach - 42.L 374 1034 0.362 1.6 A - 41 T 91 283 0.322 2.0 A 43 R 216 673 0.321 2.0 A - 681 1990 0.362 1.8 A . --NorthWest: North West Approach • 82 L 146 625 0.234 3.6 A 81 T 121 518 0.234 4.0 A • 83 R 72 •306 0.234 4.1 A 339 1451 0.234 3.6 A AT,7, VEHICLES: 3134 9503 0.656 4.1 A INTERSECTION: 3134 9503 0.656 4.1 A Level of Service calcula:ions are based on average overall delay (EM-S criteria) , independent of the curreat delay definition used. For the criteria, refer to the "Level of Service" topic in the SIDRA Output Guide o- the Output section of the on-line help. Maximum v/c ratio, -r a=?tical green periods End of SIDRA putput ~ - I ~ ~ i ~ t ~ APPEND?X C _ YEAR 2015 BACKGROUND CONDITIONS LOS ; - . relsburg Holt & Ullevig 13 Registered User No. 1234 Time and Date of Analysis 9:10 AI-i, Aug 26,1998 7ai1 Plaza Hotel * BACK * tature ConcL tions --intersec:.ion No.: SIDRA US Highway Capacity Manual (1994) Version , Roundabout RUN INFOR*IATION k Basic Parameters: Intersection 1ype: Roundabout , • Driving on the right-hand side of the road ' SIDRA'US Highway Capacity Manual (1994) Version -Input data specified in US units Default Values File No. 11 Peak flow period (for performance) : 30 minutes Unit time (for volumes):120 minutes (Total Flow Period) Delay definition: Overall delay, Geometric delay included Delay formula: Highway Capacity Manual Level of Service based on: Delay (HCM) Queue definition: Back of queue, 95th percentile lail Plaza Hotel * BACK * Future Conditions Intersection No.: . Roundabout Pable 5.3 - INTERSECTION PARAMETERS Degree of saturation (highest) = 1.181 Practical Spare Capacity (lowest) _ -28 % Total vehicle flow (veh/h) = 4391 Total vehicle capacity, all lanes (veh/h) = 7313 Average intersection delay (s) = 45.1 - Largest average movement delay (s) _183.1 Largest back of queue, 95€ (ft) = 2630 " Performance Index = 366.41 Total fuel (ga/h) = 177.7 Total cost = 2267.27 . Intersection Level of Service = D Worst movement Z,evel of Service = F Jail Plaza Hotel * BACK * Future Conditions Cntersection No.: . Roundabout Pable S.6 - INTERSECTION PERFORMANCE Total Total Aver. Prop. Eff. Perf. Aver. .Flow Delay De1ay Queued Stop Index Speed ~(veh/h) (veh-h/h)(sec) Rate (mph) 4391 55.04 45.1 0.764 3.02 366.41 11.5 : Jail Plaza Hotel ' 3ACK * Future Conditions :ntersection No.: Roundab^•_--_ =able 5.10 - MOVEMENT C:APACITY AND pERE'ORMANCE SUMMARY Mov Mov Arv Total Lane Deg. Aver. Eff. 95% Perf. " No. Typ Flow Cap. Ut=1 Satn Delay Stop Back of Index (veh (veh Rate •Queue /h) /h) x (sec) (ven) • Test: West Approach 12 L 497 822 100 0.605 7.6 1.04 6.0 26.87 ~ 11 T 426 1016 69 0.419 6.7 0.80 2.7 21.45 13 R• 104 248 69 0.419 6.8 0.82 2.7 5.06 - South: South Approach 32 L 114 137• 100 0.632 31.4 1.96 10.4 6.68 31 T 284 341 100 0.833 30.1 2.01 11.6 20.82 33 R 143 172 100 0.831 29.0 2.05 11.6 10.27 :ast:. East Approach 22 L 150 307 41 0.489 9.4 0.96 3.3 7,97 21 T 356 729 . 41 0.488 9.0 0.92 3.3 18.50 23 R 888 752 100 1.181* 183.110.95 105.2 175.94 torth: North Approach 42 L 524 916 100 0.572 3.3 0.64 3.9 25.85 41 T 128 251 89 0.510 3.6 0.61 3.1 6.05 43 R 303 594 89 0.510 3.6 0.64 3.1 13.90 NorthWest: No=th West Approach 82 L 204 443 100 0.460 8.0 0.90 2.9 10.99 81 T 169 367 100 0,460 8.9 0,90 2,9 8.86 83 R 101 219 100 0.461 9.3 0.93 2.8 5.18 - , * Maximum degree of saturation Vail Plaza Hotel • . * * SACK 'uture Condi.tions ~ --.:ntersection No.: ~ Roundabout Table S.15 - CF,F:=ITy p,T7D Lr,ygL OF SERVICE (HCM STYLE) Mov Mov Total Totn-1 Deg. Aver. LOS ~No. Typ Flow Ca p. of Delay (veh (veh Satn ~ /h) /h) (v/c) (sec) West: West Apn--=__'- 12 L 497 822 0.605 7.6 B ~ 11 T 926 1016 0.919 6.7 B + ~ 13 R 104 248 0.419 6.8 B 1027 2086 0.605 7,2 B ~outh: South Approach 32 L 114 137 0.832 31.4 C ~ 31 T 284 341 0.833 30.1 C ~i I ~.c~_ _ 541 650 0.833 30.1 c ;ast: East ADDroach 22 L 150 307 0.489 9.4 B 21 T 356 729 0.488 9.0 B _ 23 R 888 752 1.181* 183.1 F 1394 1788 1.181 119.9 F Vorth: North Approach _ • 42 L 524 916 0.572 3.3 A : 41 T 128 251 0.510 3.6 A 43 R 303 594 0.510 3.6 A ~ 955 1761 0.572 3.4 A . ~ ~ NorthWest: North West Approach 82 L 204 443 0.460 8.0 B 81 T 169 367 0.460 8.9 B 83 R 101 •219 0.461 9.3 B . 474 1029 0.461 8.6 B ALL VEHICLES: 4391 7313 1.181 45.1 D INTERSECTION: 4391 7313 1.181 45.1 D Level of Service calculations are based on average overall delay (HCM criteria), independent of the current delay definition used. ~ For the criteria, refer to the "Level of Service" tonic in the SIDRA Output Guide or the Output section of the on-line help. * Maximum v/c ratio, or critical green periods End of SIDRA Output _.y ; APPENDlX D YEAR 2015 TOTAL CONDITIONS LOS ; , k-~ HCS: Unsignaliz2d Intersections Release 2.1g A= .-CO Paae I Center Fo= Microcomputers Zr. Transoo=cation University of Flo:ida 512 Weil Hall - Gainesvillz, FL 32611-2063 Ph: (904) 392-0378 Streets: (N-S) Mair. ACCess (E-W) South ?rontage P.oad Major Stre2t Dir2ction,... EW Length of Time Analyzed... 15 (min) Analyst KAFi Date of Ana2ysis.......... 8/25/98 - Other Information......... Peak Hour Year 2015 . ~ • Two-way Stop-controlled Intersec*_ion ~ . ~ Eastbound ~ Westbound ~ Northboun3 ~ Southbound ~ L T R ~ L T R ~ L T R ~ L T R ~ 1---- No . Lanes + 0 2 < 6 ~ 1 3 0 ~ 1 0 :L ~ 0 0 • 0 Stop/Yield ~ NJ NJ ~ Volumes ~ 1790 1001 44 2570 1 83 351 PHF ~ .95 .951 .95 .95 1 .95 .551 Grade ~ 0 1 0 1 0 ~ McIs (o) ~ I I I su/RV 's c o) I I I I cv's (o) ~ I I I PcE's ~ 11.10 11.10 1.101 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5.50 2.10 Right 'Iurn Minor Road 5.50 2.60 Through Traffic Minor Road 6.50 3.30 . L2ft Turn Minor Road 7.00 3.40 ~ ~ HCS: Jr.signa'_'_ze3 Inte_sections Releas2 2.1g ACC_Y.-20 Page 2 Wcr*~-Isheet fo= 'TYdSC I_^.tersec tion - - - - Step RT fro,:. Minor S;.reet Ng Sg Conflicting Flows: (vpR) 994 Potential Capazity: (pcpn) c3c Mov2m=nt Capa~`_!--y; (pcoZ) 434 ' Prob. of Queue,7-ree Sta:.~-. 0.91 . St2D 2: LT from Major Street WB EB ' Conflicting P_ows: (vph) 1989 • ~ Potential Capacity; (pcr)h) 147 Movzment Capac;ty: (pcph) 147 . Prob. of-Quzue-Frez State: 0.65 - - Step 5: LT fi-O;: Minor Szreet NB SB Confl;cting F_ows: (vp:) 4688 Poter.tial Capazity: (pcph) 1 Majo, LT, Minc_ TH Imoz3ance Fac:or: 0.65 Adjusted Impecance Faczcr: 0.65 Capacity Adjus=ment Factor duz to Impedi:g Movements 0.65 Movement Capac'_ty: (pcoh) 1 Int2rsection ?eriormance Summazy Avg. 950 Flok' Move Shared Total Queue Approach Raz° Cap Cap Delay Length LOS Delay Movement (pc:--'-) (pcph,` lpcph)(sec/ven) (,~•ch; (sec/v=h) NB L 1 . * NB R 43~1- 9.2 0.2 B • WB L 51 147 37.0 1.3 E 0.6 Intersection Delay = 893.3 sec/veh * The calcula--=d valu= was grear-== 599,9 I ~ HCS: Unsignalizeci Interszctions Release 2.1c ACCA.HCO Page 1 CentFr For Mic_ocompute_s In Transportation University of :lorida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Stre2ts: (Li-S) Main Access (E-W) South Frontage Road Major Str2et Dir2ction.... EW Length of Tim2 Analyzed... 15 (min) ~ Analyst FIAH ~ Date of Analysis.......... 8/25/98 Other Iniormation......... Peak Hour Y2ar 2015 Two-way Stop-controllzd Intersection ~ ~ - ~ Eastbourid ~ Westbound ~ Northbound ~ Southbound ~ ~ L T R ~ L T R ~ L T R ~ L T. R No. Lan2s 1 0 2 1 ~ 1 0 0 ~ 1 0 1 ~ 0 0 0 Stop/Yield I NI NI ~ Volumes 1 1790 1001 44 1 83 351 PHF 1 .95 .951 .95 1 .95 .951 Grade 1 0 1 0 1 0 1 ~ Mcls (o) I ~ I 1 I SU/RV' s{ o) I ~ I I cv, s (o) ~ ~ I I PcE's 1 11.10 11.10 1.101 Adjustment 7actors Vehicle Critical Follow-up Man2uver Gap (tg) Time (tf) Left '?urn Majo-r Road 5.50 2.10 Right ?Urn Minor Road 5.50 2.60 Through Traz=ic-Minor Road . 6.50 ~ 3.30 Leit Turn Mino= R.oad . 7.00 3.40 HCS: Unsignalized In:ersectiozs Release 2.19 ACG.'r:Cp ozce 2 Works~e-_t for TWSC _-icersect-ion Szep 1: RT from *"_no= Str2et NB Sg Conflict--ir., Flows: (vph) 942 Potential Capac-4::%,: (pcph) 461 • Movement Capacitv: (ocph) 461 ~ P-ob. of Queue-F=ee State: 0.91 ' S_ep 2; LT from *:-=jor Street WB . . Conflict,ing Flows: (vnh) 1989 ~ Potential Capaci-_,-. lpcph) 147 " N,ovem2nt Capacitv: (pcph) 147 Prob. oi Queue-F=ee State: 0.65 Step 4: LT from M_nor Str2et NB SB Conflicting Flow=: (vph) 1930 Potential Capaci~y: (pcph) 62 Major LT, Minor r. ~ Impedance Facto=: 0.65 Adjusted Impedan=e Factor: 0.65 Capacity Adjustment ractor due to Impedinc Movzments 0.65 Novement Capacit_,-: (pcph) ap Intersection ?erformance Summary Avg. 950 :low Move Shared Total Qll°l12 Approach Rate Cap Cap Delay Length LOS Delay Movem=nt (pcp`-:; ;pcph) (pcph)(sec/veh) (veh) (sec/veh) ~ NB L 96 40 . 848.2 g,g p~ . . • . 599.2 N3 R el 461 8.6 0.2 B - t•7'~ L i g 7 37.0 1.3 r 37.0 -::C°I'S2CtlOT1 D2iay = 35.2 sec/vzh y a HCS: unsignalize3 Inters=ctions Release 2.1c ACC3.HC0 ?age Cent2= Fo= Microcomputers In Transpo_tation Uaive_s_,Z,.r of 512 4vei1 hall - Gaines-.`_11" PL 32611-2053 Ph: (905) 352-0378 Stree:.s; (N-S) Main Access (E-W) S:Du~h FrOIl:age Major Str22t Dir2ction.... EW Length of Tim= Analyz2d... 15 (min) ArialVSt . . . . . . . . . . . . . . . . . . . t'-IA-H Dac2 0f Analysis.......... 8/25/98 ~ Othe_ Information......... Pzak Hour Yzar 2015 , Two-wGy Stop-controlled Intersection ~ . ~ Eastbound ~ Westbound ~ Northbound ~ Southbound ~ L T R ~ L T R ~ L T R ~ L T R No. Lanes ~ 0 0 0 ~ 0 3 0 ~ 0 0 0 ~ 0 0 1 • Stop/Yield ~ NJ NJ ~ Volumes 2570 83 PHF I I .95 .95 Grad°_ J ) 0 0 McI s (o) I I I I su/RV IS c~>( I I I cvIs co) ~ I I I PcE's ~ I I I 1.10 . Adjustm2nt Factors Vehicie Critical Follow-up Manel.<vzr Gap (tg) Time (tf) Lef* Turn Major Road 5.50 2.10 Righ:. TUrn Minor Road 5.50 2.60 Through 'T_'raffic Minor Road 6.50 3.30 Left 71.irn Minor Road 7.00 3.40 HCS: Unsignalized Intersections Rzlease 2.1g ACCB.HCC Page 2 Works for 'i'WSC Int2rsection - crP7 i: R'r From M;nor Str=et N3 SB Conrlictinq F1nws- (vph) 902 Potzntial Capacity: (pcphj 483 Movement - _acizy: (pcph) 483 ?rob. of Queue-Frze Stat2: 0.80 Intersection Performance Summary Avg. 950 Flow Movz Shared Total Queue Approacn Rate Cap Cap Delay Length LOS Delav - Movzment (pcph) (pcph) (pcph)(sec/veh) (veh) (sec/veh) . 9.3 SB R 95 483 9.3 0.8 B _ Intersection Delay = 0.3 sec/veh 1 _ - - _ - _ _ - - _ - _ _ _ - _ - - - - - - - _ _ _ _ _ _ _ _ _ _ _ - _ _ _ - - - _ _ _ _ _ - _ _ - Felsburg Holt & Ullevig 13 Registered User No. 1234 Time and Date of Analysis 9:11 AM, Aug 26,1998 'vail Plaza Hotel + FUT + _Future Conditions Intersection No.: SIDRA US Highway Capacity Manual (1994) Version Roundabout . ' RUN INFORMATION * Basic Parameters: • . Intersection Type: Roundabout Driving on the.right-hand side of the road • SIDRA US Highway Capacity Manual (1994) Version Input data specified in US units . Default Values File No. 11 Peak flow period (for performance): 30 minutes _ Unit time (for volumes) :120 minutes (Total F1ow Period) Delay definition: Overall delay, . Geometric delay included Delay formula: Highway Capacity Manual Level of Service based on: Delay (HCM) Queue ciefinition: Back of queue, 95th Percentile Vail Plaza Hotel ,r FUT * Euture Conditions Intersection No.: Roundabout Table S.3 - INTERSECTION PARAMETERS Degree of saturaLion (highest) = 1.206 Practical Spare Capacity (lowest) _ -30 % Total vehicle flow (veh/h) = 4463 Total vehicle canacity, all lanes (veh/h) _ -71 R9 Average intersection delay (s) = 50.9 Largest average movement delay (s) = 205.4 _J Largest ba- of queue, 95$ (ft) = 2916 Perfozmance Index = 392.16 Tota1 fuel (ga/h) = 185.3 Total cost - 2379.22 Intersection Level of Service = D Worst movement Level of Service = F Vail Pla2a Hotel * FUT * Canrii tions Intersection No.: Roundabout Sable S.6 - INTERSECTION PERFORMANCE ,Total Total Aver. Prop. Eff. Perf. Aver. 'Flow Delay Delay Queued Stop Index Speed ~(veh/h) (veh-h/h) (sec) Rate (mph) i4463 63.12 50.9 0.772 3.29 392.16 11.1 ' i ~ _ ° " 7ai1 Plaza Hotel * -UT Future Conditions _ntersection No.: Roundabout `able S. 10 - M072WNT GApACITY AND PERr ORMANCE SiJrA4ARY Mov Mov Arv Total I,ane Deg. Aver. i,f~. 95$ perf, -No. Typ Flow. Cap. Util Satn Delay Stop Back of Index (veh ---h Rate •Queue /h) /h) x (sec) (veh) - aest: West Approach 12 L 496 606 100 0.615 8.1 1.08 6.3 27.08 ' ~ 11 T 43B 1003 71 0.437~ 7,1 0.83 2.9 22.26 ~ - 13 R 104 238 71 0.437 7.2 0.85 2.9 5.11 ~ oouth: South Approach _ 32 L 114 130• 100 0.877 38.4 2.25 12.4 9,43 31 T 2B3 322 100 0.879 36.9 2.31 14.0 22.59 33 R 148 168 100 0.881 35.6 2.37 14.0 11.59 Fast: East Approach 22 L 153 306 42 0.500 9.5 0.98 3.4 B.16 21 S 366 731 42 0.501 9.1 0.94 3.4 19.08 23 R 908 753 100 1.206* 205.411.95 116.6 194.20 Iorth: North Approach 42 L 539 906 100 0.595 3.6 0.68 4.3 26.79 41 T 128 296 88 0.520 3.7 0.63 3_2 6.08 . 43 R 304 584 B8 0.521 3.7 0.66 3.2 14.02 NorthWest: North West Approach 82 L 204 422 100 0.483 8.6 0.94 3.2 11.12 81 T 174 360 . 100 0.483 9.5 0.94 9_2y 83 R 104 215 100 0.484 9.9 0.97 3.0 5.40 * Maximum degree of saturation Vail Plaza Hotel * FUT * 'uture Conditions --ntersection No.: Roundabout • -Table S.15 - CAPACITY AND Z,EVEL OF SERVICE (HCM STYI,E) Mov Mov Total Total Deg. Aver. LOS No. Typ Flow Cap. ;,f Delay (veh (veh Satn /n) /h) (v/c) (sec) rlest: West Approach -2 L 496 806 0.615 8.1 B 11 T 438 1003 0.437 7,1 B _ 13 R 104 238 0.437 7.2 g 1038 2047 0.615 7.6 B South: South Approach 32 L 114 130 0.877 38.4 D 31 T 283 322 0.879 36.9 D ~ - ? - 545 620 0.881 36.8 D :ast: East Approa=:: 22 L 153 306 0.500 9.5 B 21 T 365 731 0.501 9.1 B ^ 23 R 908 753 1.206* 205.4 F ' 1427 1790 1.206 134.1 F %rth: North Approach _ 42 L 539 906 0.595 3.6 A ~ 41 T 128 246 0.520 J.i A. 43 R 304 564 0.521 3.7 A 971 1736 0.595, 3.6 A - -alorthWest: North West Approach . 82 L 204 422 0.483 8.6 B 81 T 174 360 0.483 9.5 B 83 R 104 •215 0.484 9.9 B 482 997 0.484 9.2 B ALL VEHICLES: 4463 7169 1.206 50.9 D INTERSECTION: 4463 7189 1.206 50.9 D Level of Service calculations are based on average overall delay (HCM criteria), independent of the curzent delay definition used. For the criteria, refer to the "Level of Service" topic in the SIDRA Output Guide or the Output section of the on-line help. Maximum v/c ratio, or critical green periods End of SIDRA Output ' . . -~~U (e ~0 • 1 ~ c~P;~,~l, ~ (o ~ Hl Vail Plaza Hotel Fact Sheet The following fact sheet provides information on the proposed Vail Plaza Hotel. Proposal The major components of the hotel include 276 hotel rooms, 15 part-time fractional fee units, 1 condominiuin, a 20,000+ square foot conference and convention facility, a 30,000+ square foot spa and recreation facility, rivo restaurants, retail spaces and 360+ underground parking spaces. Existina Development Vail Village Inn ? Special Development DiStrict No. 6 ? Adopted by Ordinance No. 7, Series of 1976 ? Amendments Resolution No. 9/78, Ordinance No. 44/83, 1/85, 14/87, 24/89, 19/91, & 2/92 ? Underlying zoning of Public Accommodation The cunent proposal proposes amendments to Phase IV of the Vail Village Inn Plaza only. No changes are proposed to Phases I-III or V. Total Building Square Footage: approx. 428,000 gross square feet Development Public 1992 1998 Standards Accommodation Approval Proposal GRFA 80% or 120,400sq.ft. 83% or 124,527 sq.ft. 86% or 129,250 sq.ft. Density* 25 du/acre 24.7 du/acre 44.6 du/acre Units 86 units 148 units min. 292 units 170 units max. Parking 411 spaces 373 spaces 362 spaces (49) Building Height 48 ft. 67 ft. 95 ft.*** (sloping roofl Employee Housing none required two required not yet determined Conunon Area 35% or 42,140 sq.ft. N/A ****82% or approx,105,000 sq.ft. * 2 AU's = 1 DU for density calculation purposes 276 hotel rooms/15 fractional fee units/1 condominium Subject to change as additional information is needed to determine actual proposed height Common Areas include parking, lobbies, storage, spa, convention area, meeting rooms, etc. note: deviations from underlying zoning are shown in BOLD Public Benefits According to the Municipal Code, it shall be the burden of the applicant to demonstrate that any deviation from the development standards of the underlying zoning provide public benefits that outweigh the adverse effect of said deviation. The applicant has identif'ied the following public benefits of the Vail Plaza Hotel: l. A significant increase in the Town's supply of short-term overnight accommodations 2. The addition of a state of the art maj or conference and convention facility 3. The provision of employee housing to offset the increase in employee demand 4. Substantial streetscape improvements to Vail Road and the South Frontage Road 5. Creation of new commercial stare fronts along Vail Road 6. The infill redevelopment of existing older, outdated hotel rooms and facilities 7. A sizeable contribution to the Town's sales tax revenues Discussion Issues The Community Development Department has identified the following issues for discussion. We believe that is would be beneficial to the staff and the applicant if these issues were discussed and direction on each of the issues was provided. 1. Requirement for employee housing. 2. Bulk/mass/scale of the proposed hotel. 3. Proposed deviations from the Public Accommodation Zone District development standards. 4. Compliance with the Vail Village Master Plan. . r., - .r.,'. : iF I~ *'mzz' i ~ t "`y~ ~t . x 1 ~.,m: . s ~~x~~ ~ ~Sr a p• ~ g . ...,,t ~ ^ ~y~^„~ { . 4~ z~~ t t . T-~ ~ . ~ , . 3 v ~'S' Y?{!r M t. s T s'~.~ ~ L ~$4 s} ~ y~'S d• ?'T~,~,' iy.. ¥W~'•• Irk. c. ~ ~ . . . . . . ~g~ 1 ~ y,~ , - r • ~ . . ~ . ,e .l , , ~ . i <a e;: _ • ' , . , . AL # i a N ~ g : . . , _ _ a. fiY Y,~.~ ~ i Z E H R E N vail Plaza Hotel VieW AI1a1yS13 I ' r ~ AND ASSOCIATES.INC ~I 1 , ~.1~~.Ip October 12, 1998 ' I ~ t . . e . ~ ,~~f~ ~ a ~~'~'y ~ 1 '"~i ~ ~"3.~.5:'-: ~ _ p loop p~p ~.?Y 47 t? # ~ t ~ . ,n . , .4~• ~ . v` . ~ ~ y ° t F ~ : i vya. ~'-'r".-~' ~ . ~ ~ J • T } 4 i`'. ~ ~ ~i# _ 1 h ' . . • ~e .l ~ g_ ~h; ~ , . 4~ ~ y-LL~-' ~ . . . ~~~~9~~ `y jn~~ • j~ . . , - ~y 4 t. a ZqIE H".R.pE N d 6ail Plaza Hotel V1e9V E~aIySflS Z ~ ANO ASSOCIATES INC. ~n.A; OCtObP]C 129 1998 TA, ° {..A 42222#.4~i~"' ~ p, !I ~~~i Sj l . ~ ~ w~, ! ~ ~ ~ X!.. _ S F ~y}~. • I f 3. ~Y . 1 0. ~I 4 ~i ~,.r,;~~'~''~?, hs,p~ Z E SS H R E IN N Vail Plaza Hotel vieW Analysis 3 AND AOCIATES C. ~«a_ Oc$Obell° 129 1998 ^ , . . . *kfw j (y T ~ ~ I t I ~ a r ~ ,~.z = • . s ``~ra , i ,y., ' ~r ~ ~ g , Py + w , WM~ ~ - - ti 4 : . ~ ' Z E H R E N Vail Plaza Hotel View Analysis 4 AND ASSOCIATES;INC-E 1-1 , _ _ OctObPr R29 1998 ~ 'I Y~'`t.. i'Yf "~~r ~~..q ~f~T" `s Ivl ~ a • ~ _ ' z'~~~ , t•• ~ ~h ~'~yy~~ r y ~ ~ ;Y u?. i C _ . ~ . ~ i $ ~ a ~ ~ F # : ~,.~M.°. .~'e1 - ~ 1~ 4 ~ y -Z~`'• ~i ~ ~ ~r . ~ ? ~ . . F A t f'-. 9 d Y f_ ~ 1,~',~..~ jjS} iY •i. _ ~ t i• ~~1~~~ " • $lr j '-.k . ~~y Y ~°r.. IT _ ~ . . . r _ _ ~ b,! ' Y~'~ e . . ~ir ~ ~~T a ~ ~ , rt ~ . ~ g" r'~ n ~ i~i ,Fyt;-c• ~ t,n~#4 'g.' . `i ~-dt ~ ' ' ~ .t ` ~ 1 a, =3 ~ ~ a y • ~ 5 . ~ F ' . ~ : i={' _ i("` P.~ ~ sr4 4 i±-.~icv~ j .v: s - + - - ~ ~ •`';,~j~. . a~'o3~~}.$ ~ ` .eC 'i Y{~ ~y,~`.:. ~.4'j d~ ~~"+2~5 ~n : °*e 5 . tc.~'~~' ~ . ~ . . . . . . ~ . e . We~ ~~r'~'~ ~z~5$ .'g~c s : • ~ . _ , ti i - . Ct . , ~ ~ . 'Sh I M ~ k.~= t 1 f~ ~~p ~-ti Fi . ~p ~ I R , g ~ . . ~ xwr' pv- ~ I a W7,- 54v~ ~ ~ Z E H R E N ~~il Plaza ~Iot~~ Vge~'i' E~~1a1y5IlS 5 ANDq ASSOCIATES, vunnincNC. October 12s 1998 ~ q ~ 1 ~ ¢ ~ k ~ tc~# y k i. Le,,, ~ ^.u~Fi. a _ 't u, t .'+€rW Y . . . I . :Fk~ x : ~ 4 i ~ 3i in " ; :'.i"ka t'.x r~-'~ i~. ~ It ~ a k ~ ~ ~ J + ~ ~!,i~~' i ~ ~'w ~ ~ 4 ' ~ ; 4 , : N~~~ .•1 ~ - ~ ~ ~ ~ ~ c ~ _ ~ I ~ i, i i -F i ' ~ ~ • ' . ~ T" R' vp"4 We.cc 4y ~*Vi, f r~' .93' . ~ 1 _ _ ,Q ~ M ~ . ~ i~, v.. m i:,: + r ,1~ i~ f'. ~ : ~.cp..E.~ 1 ~ ~ • „t~ ,oc,o~'V'1 : y g.~ - ,r ~ • ~ f~ _ r , i4 , . W.•.. . ~ . . ' t y ~ ~.~a S~ r . , 4Y , ? d~ ~f F,~ p~~"3' .~4 ' a 4,,.. - . . ~ , . ' ~ • - . 1.- L. i ~ _ j , ~ ` r ~ ZEp'E LH„R^qEErN Vail Plaza Hotel V1eW AI1aIyS1S 6 AND ASSOCIATES.INC. ` _ - Oc$Obed° 129 1998 I .41 t~`~ ~ j;~ [ ~~c 'j ~ a•3'~ _ Y . ,y ~ I , , . ~ p ' ~ ~ Y~k ~5~:.f~ ~ • ~ ~ , ~ n ~ k a' ~ ' • I ~ r , .a ~ ~ c£F} 'a a • ,1 ~ c~,ve. . ~ . ~ . 3' 1. , Rl,,. ' . . . . _ _ . . . . I I i ~ . ~ . . ~ . ~ . - - " . .fYr I Z E_H RAqEE NF vail Plaza I~otel vieW L~I1a1y315 7 I AND ASSOCIATES. INC. - - , Oc$Ober 129 1998 ~ ~ 3 f.. 3. . t A ~ ~ c k # ~ ~ e ~r~ C ta ~7, -v 1 , T 4 fl ' i ~ ~4 3f , Tn AA ~U 1Fi . ~ ~ ~ ~ , ? ~ ~ ~ ~ ~4 $ ; : , '*:L a ~ ~ _ . , ~ . . a ~ , - _ , ` . 5Qt c. v ~ . i . ~ ~ 'i~~[ t'' 4'•~~~ p ~ ~ ~~5 ~ ~~T~ '7" a. ~ ' .w~~A ~"'H , PF; } A .y .-r> ~ ;p ~ Ia~ I~v '4a., ! 1~ f. ~ W t, ~ ~ e ~ . l { ~ e ~ ~,.6 q: v , I ~ j ,k u 'x ^Arv. ¢ . ~ ~ ~ ~F ~R~~ . r.r h • . ~ • k y~ 5~,, x _ . . . . . . ~ t ~ . . . ~'..:~9 . . . . . . . ~ ~ Z.. . j w . . . ~ ' u' ; ~a ' • F , , , . ' ~'4~'•' ' ~ , , ~ ~ : ~ Z E H R E N Va1l Pla~.aa no~.e! ~~vEeW' AH1aIyS1s 8 - AND ASSOCIATES, INC - / i ~ uac , , October 129 1998 co ~e•~~ a,~i-~c~lo r ~ f' ~ . ; , • , , ( , . ~yr ; ~ ¦ ~ ~ • i.d t'6Ws . ..p r w ~ . . . ~ ~ , ,t ' ' ~ . . . ~ . ~ , . ~ ~ ?r , At ' ' ,.~.5,-•~-'~~ , r ~ . f ~ ' Y~ ,f , , w , , . . . . . . . . . . . x! ~ ~ h , ~ Vail Plaza Hotel street Sections ~ Z E H Rf N Currently ~ ~ N~ lSO~r1A~E6.'INC, . I. . Vail Village Inn • _ , ~ . ~ ~ . ra. , ~ ~ . . ' . • ` ~ f . . 4 ~ ~ w.. . ~ r:: , _ . : . ;w. . ~ , . ~ p_ . ~ . , ~ . . . . R' ~~,y... .ti •_.,i'~.~ ~..;y* ~1 s.., . - ~ , , , • • ' : ~ t~ ~ iF ` ~ . , , . ~ . , - f~ . ~ - ~ ~ .s F', ~ 3 ,I~/ , ' i . . i ,rN Ky. , ~ . , , r :r ~ ~ . Vall PIaZa HOtel ~ West Elevation ~ Z E H R E~N Currently Vail Village Inn ~ • , c , . rt~~W . . . c , ~ . : . ~ ^ . I + ~°rr~~ ~ ~ k • . ~,a c ~ `~i ~ ' ~ i d r,~ • ~A., ~ _ ~ . ~ ~ i . . . . ? M . ~ %Y.. . ~ ~ • , , ~ . ~ ! n . . ~ I y+p~ r .r 4. i~. .1 . . ~ i ~ ~ ~ ~ r,. d ~ < { , . . ~ . . ' 1 • ~ , . ~ . r.,...., I uPwiw • 1 . . i r r''r•+' ~ - . y r... - 'a~ ~ I (~+i"a ~ ~ . . r, . i ~ ~ ~ ~ : r~ . ti ~ . t. ~ . . ~ , . W . ' l,;r-~ ~1Y ~r ' •y~ ~~r~t: t ~ ` :.,w~ . . t ~ ~ ~ ~ i ~ ~.i l~ ' .r t r~ . . ' ~ ~ , • _ . ~ , ~ . ± ~_.a........ , t ~ . . ~rn...., ~ Y' .xc 1 i . J ~ ~ y j.. ~ r.:.:. . vall PIaZa HOtf',l • North Elevation ~ z E o R E N Currently ~ • ...~,,_....Fs~... Vail Village Inn . . , . ~ ~ - ` , ~ . . , . . 1 ~ , _ . , ~ • • . .i.~ ~ , • . . , . ' e^ ? ~ ~ '!^''i .r . . . ~ . . . ~ .,ra . , . , r , ~ . , _ , . , , , . 1~. Y r. r, 15, u a i~.rv ' ti~ 7 . d 1 ~ 1 ~ y~~ ~ a~ kr ~ . ~~ai.:~.~i a:. 1 + ±.,~i,~~+ f,.. . . ; - r.. . ; i . . . t . r, . ~ , . ~ ~ . ~ ~ ~ • ^ ' ' ~ ' .~t ~ M~~~' 7~ r. p . •v . AIF t ^ r ° r , ^ y ~ . + 1. . • ~ N . ~ . ~ . , . • ; : ~ ~ ~ i ~ ; , • ~ ~ . r - - - L~ , . ' ..,,..w . o.. , r ; . y I l: t. . , / ~ . 1 t ~ . ~ ~ . . , ' ~ Y`,7'~j _ 'r~ i , ,r~ ~ A~ • I.~~ . . ~ j Vall PIdZa HOtel Spa Level - Southwest View ~ Z E H R E N Currently ~ a eenor~u~ee.q~c' . Vail Village Inn ~ ~ ~ t . ~ - ~ ' ~ ...~:.;;~x;r.~„~~„ • ~ , i ~ +w,,', r . V ~ ~ ~ ~~i y~ ~ f + r t 1 ~ ~ a iy : ; 1 y X• . -.ti "~.tr f r r 'j ? ~ -kU -IN- Vail Plaza Hotel Confere.nce Level - East View ~ z. E H R E N Currently ~ . l60y'~~-C6. I C Vail Village Inn ``1 x'' x (r r.wYM j ~ `~~i1~.. , ^/i~ . _ ' • r ; . : ~ . . ~ ~ ` r ~ ~1+ z ~Q,~'~.~~„T.~, ~ ~ ~ ' . : • ~ r ~ . ` • ~ p,y~, t i.. , . o~::--_ra...M:.- _ . , . ~ ~ . •t~ . . r ~ , ~ ~ . . . ~ • ~ ~ , e .L l •j"` ~'`_T~, ~ .77 « . ' \ ! ~,.Y ~ a ti y~,,-. ~„t~,, i.saS. - ~ ~ ~r' ~ - • ~ , ` 4 ~ ' . - ~~4 ~ , j~ k ` ~.t ~ ,~y. • . Vail Plaza Hotel ~ -MMM Z.E H R E'N Currently East View - Entry Lobby L nr~o~~so^~u~es.~ c Vail Village Inn Picture Four ~ ~ [ I ~ ~ ~ . •t~ , , . . . . ~ . a Y~ ~ s I ' I , . , ~ ~ . . , ~ . rtt r ~ . . ~ . , y , ~ p 4~~ ~i . .1 ~ ~ ' ? ~ ' . , ~~.1 ~ 1 , t - 3 I S +~'y. ~ ! ` !.}h ~ ` ° , . . , . . . ~ . - ~ - ~ . , , . , . - ~ • p _ , ~ ~u - ' . - . : M . • i , • . . _ . - . ~ _ ..:ti . . . . .._~m ,r- ~ - _ - - . , . T . ^ . , ~ , I..,, . ' . " . _ -r~,,. . , ot - J . . ~r• r~ ~ ~ , Vail Plaza Hotel E" R' Ea". Currently ~ ~ .:'660rIAi9C SO'uth.View - Entry Lobby Vail Vill ag e I ri n P i c t u r e T h r e e . ~ ~ ~ ,'~~"~~t ~ ~'~J ~ . ' . • ~ ) . • s a . y~ l, ~ ~ . . IN . . , , _ . : ~ . . . ` , . r ' A< y ~ . ~i i''"G ~ ' , ~ ~ ~ ~ ~ \ -l%.• 1 '7 . . ~ _ ? . t . ' . . f ~ ~ ~ ~ (S1 ~ ~ ' r• ~ ~ ' 3 ~t f • ~ i ~ _ c, f ~ ' r ~ • ~ ~ • , 1 1 JP. , ,ta 1., ; + ~ I . i. ~ ~L'+ .r y j' fi r, • ' • ~~Y ~ ~ - _ s • ^ ^ ~ ~ - , . , ~ ~ ~ - ~ , • - - i 1 _ - J . _ , . . . . ~ , - _ , ~ . - . , . . - ~ . . . _ . . . , . , ~ . . . _ - _ . • ~ . . ' _ r'~ • ~ ~y~ y-~-~, ` . , , . Vail Plaza Hotel ~ ~ Z E H R E N Currently North View - East M eadow Atrium Vail Village Inn Picture Five ~ , ~ - . ~ • . w" ~l"' ~~vvx ~I'~..,~t c . • ~ ~ ~ ~ ~ ~ e'.. ~ w. ~ • ' . ' , ~ . , ` l 4 . • . ; . • -~zI +i ! ~ . , - • ' _ • ~ ; _ . ~ - ~ 1 ~ X y . w ~ r { ~ r . . ~_r.. - . .y. , . . ~ . ~ . . . ? ~ _J. . . . . . t ~ . Vail Plaza Hotel ~ Z E H R E~N Currently South View - Vail Road Vail Village Inn P;cture one . ~ h+ • ~ . P . ' F • ~ \ ~ ' ' ~I _.a.. ~ 'I • ~ t. . ~ff~~~~w-•,. i r s ~J '4j ~tit A .~.,~t^. '~.J . . . 1 ~ l,` • ' Vail Plaza Hotel , - ~ Z E H R E U. Currently % West View - Frontage Road Vail Village Inn Picture Two . ' , , , . r-,, ' i r , , , ; ~ . , ~ ~ , . , <<. _ f sema - ~ ~ /`T ~ , _ . ~ = \ ` 1 ~ . ~ / y"•'^~... ~ f ~ , F , l-- - _ - - . . : ~ AND ASSOCIATEB. INC. ~ Z E H R Ea rv Vail Plaza Hotel Level Eight wre~ro.a • urro~cuc..c.necnme ~w October 12,1998 1" = 50' - 0" , , Y ~ ~'f~ 'E~_ ~ 1 . Dtt ~ i , ~ ; „ . ' II.. ~ 7 ~ , , j? , ~ . . j _ , P ~ i ~ I ~ ~ i If I I - • - : . / i i . _ 0 _ . V / _ ` I 10~ ~ , E ~ , , ~ ~ ( ` . ,1. , 00 I] 1[i ~ }0 Oo c / _ _ _ ~j~ ~ _ _ , ~ , , ? ' , , r r 1 ~ a , , { . , . _ , i . ` ~ ~ ~ . ; ' = , • ~ ~ ~ ; ~ . ~ ~ : i, ~ ~ i , ~"~~~+t. f'~ _ - , ~ '..1~ I, , ~j? , / . ' ~,1,``1 2' ' 't ~ . , /IN 1 r > > i . r . ~ ~ . 7 y . 17 . . , ~ , k ~ AND ASSOCIATE6. INC ~ Z E H R E N Vail Plaza Hotel Level siX ~artcru~a.rw«~wa MrtERro~6~lANDK~vE~RCIw~lCtV11E " - October 12,1998 1 50' - O" , , /i • i r . . . ' ; ? .T . ~ , . . ~ _ . . . , E i ~ ~ ~ . ~ , ~ , , ~ I ~ ' 11J r i ~ ~ L ~ , l , . . f ~ ~ T..._ . . _ > ~ ~ - - ~ ; ; i 1 . r , ~ r ` ~ ElCVBt(X . ; , y ~ , , , i j _ . , - , , , , , . , . . ~4 ~ ; ~ ~ , < < ~ , ~ ' - . . 1 ~ ~ ~ • t ~ ~ R ~ ' { ( ~ , ~i r \ r ^ Y: . ~ ~ , ~ i . ~ _ . ~ . ~ .I\ . ~ , . ~ • \w ~ . ~ z°Eg °°'RE E' " Vail Plaza Hotel Level Seven c~a~e~uuoec~vFUrcwnecruwe m ~uY~?+~oio October 12,1998 1" = 50' - O" ~ . . ' 2,-..._ s _ . ~ _ ' . - . . _ ; . _i . tt pf2 ~ I Dn , LS D Y i ~ 1 I . . ~ ~ ' I _ o . I /N ~ ~ 1 . _ ~ ~ . . ~ ~ f _ ~ ~ ° ~ ~ Q ~ ~N~. . \ . - \ . ; ~ J . t L ~ i l` , ~ + ~ ~ • / ~ , ~ ~ • % %v _ _ ; , . 9 ~ . ~ - - ~ ! ~ ~ ! > . ~ ~ , , , . r ~v _ . ' , ~'i~ .,'r . . ~ " ~ . ' , ~ ` II . . . . _ - J,,--~ , " . 9 ~ ANO ASSOCIATEB. INC • , ~ Z E H R E N Vail Plaza Hotel ~ Level Five wnc.un . nuu~.o 1MftI1~01~0 •lAMpiC,VlMCMilCTYw[ October 12,1998 1" = 50' - 0" - ; . . ~ G . , , _ - ~ I ~ o ~ . ~ LID Dtt I J uD DLI . ~ ~ : f ( ~ - B i ~ ! } ~ ~ I ~ tt o a~ cntt ~ , . _ ~ o °LD ~ n o o a - , Bt2 A BLZ A LSB A n ~ H ; D Bt.j A _ . ~ I F ~ _ , . . , , , , ~ ~ ~ . . 14 . ~ . . : A ~ ~ ~ ~ t ~ ' ~ ? f \ . ~ . _ - . ~ _ . ~ AND ASSOCIATES.INC ~ Z E,H R E N Vail Plaza Hotel ~ Level Four roes • uxoac.n¢ •.certecru~c ` o.~~.~.~....~ 119 = 50' - 099 October 12,1998 , _ - . _ _ . ~ ^ f_IT T.:l , . , r r-- ( , , , , \ ~ tt . ~ n _ / ~ I r ~ _ A A Q ~ - p . O ~ ~ ~ ~ ° o L] I t_.- A A ~m_~,_.._.,. ° ~o ~ - A i ` O~D 0 0 0 Il - BLI v A stI A LIB A H I F . , - . ' D Btt Btt _ ~oti U a 1 ~ . _ . ! ~}f I r . , . ~ a n n _ ~ O D A BjI A BZS L- - . , Ovtt o 0 0 o I~ , / ~ AND ASBOCIATE6. INC. ~ z E~H CRu~E N Vall PIaZa HOtel _ Level Three wi.o M[IIroR~.L~MU~CNfMCMrtlCiYll! 1" = October 12,1998 50' - 0" . . - . , - : , - - ~,44a I-i ' , ~ t • . . . ~ - . _ ~ 1 I . A ~ . . . ' . : ' ' ' . . ~ ~ ~Execuhvej ~ I ces ~ ' / ~..r.~•= Atrium Lobby/ . Ill , Bar , Kitc6en I i A _ _ p - ~ Restraunt . _ . , . ~ ~D t2 B a 1 B$2 83 ~~wr.:..~~.,..~ _ - - - • , ~ G _ , . x 9 _ . B$$ B$~ A _ A- ~ . D Atr1 ~7 Q um , . .a _ . . OC* 7 Atrium y A_. ~---E \ M, CZ3 CoDj 1- 1 p a B11 Irn h. I~` .J \ ? . . . ,a ~~i~f?. . ~ \ / ' . J ~ ...,......,....~....,._.~r..._~. ~~..._.__..,,__.t ,o,: . , . . , ~ . . ~ _ , . , , ~v...._.._.._._.....~.~. _ , ~ ~ _ _ . _ . ~ AND ASSOCIA7Eb. INC. , . - Z E H R E N Vail Plaza Hotel Level Two .ucwrecrune•vuxa~no _ _ 0" R0.p%NMNqCalvtlelllM ryiqM~@C/ i111t I~N~MEtl October 12,1998 50' , l{ I I "i ~ 1 tTLn - i - - ~ s i _ Lobby T.Obby ~ SE'fVICt _ _ _ ~ i ~ . , _ . Reftumnt ~ ~ Btt au ~ ttB l ; l Atrium Btl , D ic~- ~ ~ 'O~S ~ o v ° r?'~?f~' r+~'~p~ ~,~'S yu&_n ~ h~. ~ ~ Atrium ; ~ u 3 ~ p I' ~ ~j~ • - 3D Btl D~ i ? ~ . . / ~ . _.~i . . D ; tt tt c:: ~ , , .f , , ~ . ~ ANDNA6dOCUTE6. INC Z E H R E N VaII PIdZa HOtel Level One ~c..nawe ~ ruru.o wrts~w~ ~ uwacve um~ncrw October 12,1998 50' - 0" ~ _ . - . . ~ , . , ' - ICitchen ( Parking N , ~ ~ , - : ` , Parking Jun . ior ~ I BqIlroom ._..rr- ~ Krtchen Kitchen Prey Cpvene Reshnoms y v ! . _ . J BsllrOOti`_1 ED Lj ~ . . ~ , ' _ . . ~ . , . . l f. ~ ~ i `~T~$~ : t~ ~ , ~ ~ S ~ d ' ~ AND ASSOCIATE6, INC. ~ LeVeI ZQl O Z E H R E N Vail Plaza Hotel nxcxrtco*uxc•vuxxnn mrEaiana.wmswe~acxrtectu~e October 12, 1998 1" = 50' - 0" ! _ _ ~ _ . _ _ , semce ~ ' , i Parking ~ . o - o , , ! ; , I Parking Service ~ i . ~ y , ~h ~,4 Parkm 8 1-- t ~ -i - T_ r - - } J 1--t-~- 1- - ~ 1 Y_ 1 ~ ~ S J I Ski StoraBe I -L: \ ~ . ~ AND A860pATE6. INC. ~ Z E H R E N Vail Plaza Hotel Level Minus One ~uonecruw . nw...q w~~~w~~ . u~ww~ wrwncrvn October 12,1998 1" = 50' - 0" - - r I oo ~ oo I I I J~wj I . 0 i , 0 . i i n•`~' ' o'~ ~ tt i i i 0° 0 , i ~ •~a a ~ o o oa o o ~ o'o L r° ~ °zo' - - - - ' p~a ~t~f~l ~ i ~ T omo i ~ ~ e~evaoor~ 1 I Pazking I 1-------------~ / i i i / 1 " \ /f J - - -----L_ - - - - ~ ~ ~ ~ ~ ~ ~ ~ AND A~390CM7E6, ~NC. ' Z E H R E N Vall PIaZa HOtel Level Minus Three ~ Hrrecrwrt.w..r~«o MItER10118 . L~MMCYE MCM~tCI~( October 12,1998 1" = 50' - 0" i - - - _ _ , . _ - _ ~ . . ~ ~..~...~r i ~ p. r lf < ~ I I Purp,ose Open j~ Exise ~ I b ~ I .,..-~ea,........,.....~ . . . ' , ~ ~ + ( G I ~ I Service ~ Sales ~ Service Parkmg . . ~ ~ - ' _ - - - - - . . - - . ~ service ~ I ~ -r- . - _ _ I I , ~ ~ l _ _ _ _ Parkmg ~ ~ : ~i.. ~ ~ ` N, \ ~ , . AND ASSpCIATE6, INC. - Z E H R E N Vail Plaza Hotel Level ~nus ~o ,u~exnecnme.ruxxwo ~ ' INIEPbNB•W106ENEMGNiflG1YIIE ' ~ October 12,1998 ~ 1" = 50' - 0" ; - - . . ~ I . I I~ ~ I I I h I ~ if I I~ ~ ~ t - . ~ ; - ~ I Elevatar L-_ Parking _ ~ , , _ ? t i - ~i ~ t - . . f : ; . AND ASSOCIATE6, INC. ~ Z E H R E N Vail Plaza Hotel Level Minus Four W1EPIq18•U~CMRECIUNE October 12,1998 1" = 50' - pll VA.` ~ NA ~CabMeIlfA Itro1M>taeo . Vail Plaza Hotel Level 8 Zehren and Associates. Inc. 961070.00 101698 ~ Level 8 Gross Square Footage 2,205.00 Dweiling Unit Area Deck Area Iievs Bedrooms Pillows Dwelline Unit (upper leve]) 1.557.00 40.00 0.00 1.00 2.00 Other Areas Mechanical (Rooftop) 465.00 " Totals • . D%Nelline Unit Net I.»7.00 Other Net 465.00 Total Net 2,022.00 tiet/Gross Diff'erence 183.00 92% Page 1 I Vail Plaza Hotel Level 7 Zehren and Associates. Inc. ~ 961070.00 10 16 98 Level 7 Gross Square Footage 9,158.00 Dwelling Unit Area Deck Area Kevs Bedrooms Pillows Dwelling Unit (lo,~ver level) 4,221.00 404.00 2.00 4.00 12.00 Club linits Unit Number Area Deck Area Keys Bedrooms Pillows _ Club Unit 1(upper level) 592,00 146.00 1.00 0.00 2.00 Club linit Z(upper level) 432.00 88,00 1.00 0.00. 100 , Club Unit 3(upper }evel) 432.00 88.00 1.00 0.00 2.00 ' Club Unit 4(upper level) 592.00 146.00 1.00 0.00 2.00 Sub-Total Club [inits 2,048.00 168.00 4.00 0.00 8.00 Other Areas Corridor (public) 1,112.00 Core (elev.mechanical.shaft) 157.00 Core (stair) 137.00 Mechanical (rooftop) 773.86 Sub-Total Area 2,179.86 Totals Dwelline Unit Net 4.221.00 Club Unit Net 2.048.00 Other Net 2.179.86 Total 1et 8,448.86 Net/Gross Difference 709.14 92% Page 2 Vail P1aza Hotel Level 6 Zehren and :lssociates. Inc. 961070.00 10 16 98 ~ Leve16 Gross Square Footage 19,175.00 • Club Units Unit Atumber Area Deck Area Kevs Bedrooms Pillows Club Unit 1(lower level) 1395.00 2.00 3.00 6.00 Club Unit 2(1o),rer level) 1.214.00 2.00 3.00 6.00 Club Unit 3(lower level) 1.477.00 2.00 4.00 8.00 Club Unit 4 (lower level) 1.792.00 3.00 4.00 10.00 Sub-Total (IoNer level) 5,878.00 9.00 14.00 30.00 - Club Unit i(upper level) 528.00 88.00 1.00 0.00 2.00 Club Unit 6(upper level) 519.00 88.00 1.00 0.00 2.00 Club Unit 7(upper level) 445.00 88.00 1.00 0.00 2.00 Club Unit 8(upper level) 519.00 88.00 1.00 0.00 2.00 Club Unit 9(upper level) 546.00 88.00 1.00 0.00 2.00 Club Unit 10 1.807.00 88.00 3.00 3.00 8.00 Sub-Total (upper Level) 4,364.00 528.00 8.00 3.00 18.00 Accomodation Units Unit Type Unit Area Ke_vs Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330.75 3.00 992.25 Acc. Unit B(kitchenette) 330.75 2.00 661.50 Acc. linit C(suite-master) 330J5 2.00 661.50 Acc. Unit D(suite-comer) 368.47 2.00 736.94 Acc. Unit E(suite- center) 322.00 2.00 644.00 100 53.00 106.00 Sub-Total Acc. t nits 11.00. 3,696.19 2.00 53.00 106.00 Corridor (public) 2.499.00 Core (eleN,mechanical.shaft) 478.00 Maid 197.00 Core (stair) 214.00 Mechanical (rooftop) 263.00 Sub-Total Area 3,651.00 Club Unit Ne[ . 10.242.00 Accommodation Net 3.696.19 Other Net 1651.00 Total \et 17,589.19 \et/Gross Difference 1,585.81 92% Paee 3 Vail Plaza Hotei Level 5 Zehren and Associate,. Inc. ~ 961070.00 1016'98 • Leve15 Gross Square Footage 30,514.00 Club Units Unit Number Area Deck Area Keys Bedrooms Pillows Ciub Unit 5 (lower level) 1383.00 100 3.00 6.00 Glub Unit b (ioNver level) 1.539.00 2.00 4.00 8.00 Club Unit 7(lower level) 831.00 0.00 2.00 4.00 Club Unit 8(lower level) 1.581.00 2.00 4.00 8.00 Club Unit 9(lo%Ner level) 1.174.00 3.00 3.00 6.00 • Sub=Total (lower Level) 6,508.00 8.00 16.00 32.00 Club Unit 11(upper level) 518.00 88.00 1.00 0.00 2.00 Club Unit 12 (upper level) 424.00 88.00 1.00 0.00 2.00 Club Unit 13 (upper level) 424.00 88.00 1.00 0.00 2.00 Club Unit 14 (upper leve]) 518.00 88.00 1.00 0.00 2.00 Club Unit 15 (upper level) 2.353.00 80.00 5.00 4.00 10.00 Sub-Total (upper level) 4,237.00 432.00 9.00 4.00 18.00 Accomodation linits Unit Type Unit Area Kevs Total Area Decks Deck Area Total Deck Acc. Unit A ~%vet barl 330.75 12.00 3969.00 Acc. Unit B(kitchenette) 330J5 8.00 2.646.00 Acc. Unit C(suite-master) 330J5 4.00 1.323.00 Acc Unit D(suite-corner) 368.47 4.00 1.473.88 2.00 34.00 68.00 Acc. Unit E(suite- center) 322.00 4.00 1.288.00 2.00 40.00 80.00 Acc. Unit F (cune roof) 432.00 2.00 864.00 Sub-Total .-#cc. Units 340.11 34.00 11,563.88 4.00 148.00 Other Areas Area , Corridor (public) 4.465.00 Core (elevator. mech. shaft) 850.00 Maid 194.00 . Core (stair) 287.00 Mechanical (rooftop) 263.00 Sub-Total Other .areas 6,059.00 Club l:nit Net I0J45.00 Accommodation Net 11.563.88 Other Net 6.059.00 Total \et 28.367.88 \et/Gross Difference 2,146.12 93% Paee 4 Vail Plaza Hotel Level 4 Zehren and :lssociates. lnc. 961070.00 10; 1W`98 ~ ' Levei 4 Gross Square Footage 35,631.00 Club Units Unit Number Area Deck Area Keys Bedrooms Pillows Club Unit 11(lo)ver level) 1.955.00 2.00 4.00 8.00 Club Unit 12 (lower level) 1.211.00 0.00 3.00 6.00 Club Unit 13 (lower level) 1_193.00 0.00 3.00 6.00 Club Unit 14 (lower level) 1.587.00 3.00 3.00 6.00 Sub-Total (lower level) 5,946.00 5.00 13.00 26.00 Accomodation linits Unit Tvpe Unit Area Kevs Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330.75 21.00 6.945.75 Acc. Unit B(kitchenette) 330.75 13.00 4_299.75 Acc. Unit C(suite-master) 330J5 8.00 2.646.00 Acc. Unit D(suite-comet) 368.47 7.00 2,579.29 3.00 34.00 102.00 Acc. Unit E(suite- center) 322.00 8.00 2.576.00 4.00 40.00 160.00 Acc. Unit G(curve) 370.85 4.00 1.483.40 Acc. Unit H(suite-com/toxver) 717.50 1.00 717.50 Sub-Total Acc. Units 342.70 62.00 21,247.69 7.00 262.00 Other Areas Area Corridor (public) 4.717.00 Core (elevator, mech. shaft) 1.147-14 . Maid 194.00 Core (stair) 287.00 Sub-Total Other .areas 6,345.14 Club lJnit Net 5_946.00 Accommodation Net 21.247.69 Other Net 6345.14 Total tiet 33,538.83 NeUGross Difference 2,092.17 94% Paee 5 Vail Plaza Hotei Leve] 3 Zehren and Associates. Inc. 961070.00 10 " 16'98 Level3 , Gross Square Footage 37,936.00 ' Accomodation Units Unit TVpe Unit Area Kevs Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330.75 26.00 8599.50 Acc. Unit B(kitchenette) 330J5 17.00 5.622J5 Acc. Unit C(suite-master) 330.75 10.00 3.307.50 Acc. Unit D(suite-comer) 368.47 10.00 3.684.70 4.00 . 34.00 136.00 Acc. Unit E (suite- center) 322.00 12.00 1864.00 6.00 40.00" 240.00 , Acc. Unit G(curve) 370.85 4.00 1.483.40 Acc. linit H(suite-corn/tower) 717.50 1.00 717.50 Acc. Unit I(suite-com/tower) 609.19 1.00 60919 Sub-Total Acc. Onits 344.30 81.00 27,888.54 10.00 376.00 Other Areas Area Corridor (public) 5.670.00 Core (elevator. mech. shafr) 1.082.46 Maid 197.00 Core (stair) 251.61 Sub-Total Other Areas 7,201.07 Accommodation Net 27,888.54 Other Net 7.201.07 Tota I Net 35.089.61 \et/Gross Difference 2,846.39 92% Page 6 Vail Plaza Hotel Level 1 Zehren and Associates. Inc. + 961070.00 1 p'l 6'98 - Levell Gross Square Footage 35,530.00 Accomodation Units Unit Type Unit Area KeVS Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330.75 13.00 4.299J5 Acc. Unit B(kitchenette) 330.75 10.00 3307.50 Acc. Unit C(suite-master) 330.15 4.00 1323A0 .Acc. Unit D (suite-comer) 36847 5.00 1.842.3i 4.00 34.00 136.00 , .Acc. Unit E (suite- center) • 322.00 _ 6:00 1.932.00 6.00 40.00 240.00. . Acc. Unit 1(suite-corn/toxver) 609.19 1.00 609.19 - Sub-Total .4cc. tinits 341.38 39.00 13,313J9 10.00 376.00 Retail . • Unit Type Area Units Retail Area One 1.045.00 1.00 Retail Area Two 388.00 1.00 Sub-Total Retail 1,433.00 2.00 Adminstration Admin. Area Area Front Office 1.790.00 Restaurant Area Occ. Factor Occupants Main Restaurant 3.2-55.00 20.00 162.7> LobbN Bar 1.000.00 20.00 50.00 Sub-Total Restaurant 4;255.00 212,75 Outdoor Dining* 1.406.00 20.00 70.30 *included in south outdoor area Other Areas Lobb} (indoor) 1.876.00 Corridor j public) 8.000.00 Satellite Kitchen (Main) 420.00 Resvooms/Cbats/Service 420.00 Service 420.00 Core (elevator. mech. shaft) 676.00 Core (stair) 121.00 Sub-Total Other Areas 11,933.00 Totals Accommodation Net 13313.79 Retail Net 1.433.00 ,4dministration Net 1.790.00 ~ Restaurant Net 4.255.00 Other Net 11.933.00 Total \et .area 32,724J9 Page 8 Vail Plaza Hotel Level 2 Zehren and Associates. Inc. ~ 961070.00 1016'98 Level 2 Gross Square Footage 32,715.00 Accomodation Units Unit Tvpe Unit Area KeVS Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330.75 18.00 5.953.50 Acc. Unit B(kitchenette) 330.7i 11.00 3.638?5 Acc. Unit C(suite-master) 330.75 4.00 1.323.00 .Acc. Unit D(suire-comer) 368.31 5.00 1.84235 4.00 34.00 136.00 Acc. Unit E(suite- center) 322.06 ' 6.00 1.932.00 6.00 40.00 24006, Acc. Unit G(curve)370.85 4.00 1.483.40 ' Acc. Unit 1(suite-cornitower) 609.19 1.00 60919 Sub-Total Acc. Units 342.48 49.00 16,781.69 10.00 376.00 Adminstration Executive Office 900.00 Accountine 945.00 Sub-Total Admin. 1,845.00 Restaurant Area Occ. Factor Occupants Specialn Rest. (indoor) 2.500.00 25.00 100.00 Cocktail Lounge 2.500.00 18.00 138.89 Sub-Total Restaurant 5,000.00 238.89 Outdoor Dinins 1300.00 25.00 52.00 Other Areas Satellite I:itchen (Specialty) 375.00 Restrooms/Coats/Service 315.00 Loadine Dock 375.00 Corridor (pubiic) 4.334.00 Core (elevator. mech. shaft) 796.00 Core (stair) 251.61 Sub-Total Other Areas 6,506.61 Totals Accommodation Net 16J81.69 Administration Net 1.845.00 Restaurant Net 5.000.00 Other Net 6.506.61 Total tiet 30,133.30 Net/Gross Difference 2,581.70 92% Page 7 Vail Plaza Hotel Level 1 Zehren and Associates. Inc. 961070.00 10'1698 ~ tiet/Gross Difference 2,805.21 92% Outdoor Areas* Area Structural Deck (north) 12.577.00 Structural Deck (south) 4.514.00 Total Structural Deck 17.091.00 *Areas beyond Gross Area Parking Provided - . , Existing Phase III 42 ' New Full Size g Sub-Total Parking Provided 50 Page 9 ~ Vail Plaza Hotel Level 0 Zehren and Associates. Inc. 9610J0.00 10 16'98 • Leve10 Gross Square Footage 57,237.00 Reta i 1 Unit Type Area Units Retail Area Three 1390.00 1.00 Retail Area Four 420.00 1.00 Retail Area Five 1.526.00 1.00 Retail Area Six 1.293.00 1.00 Retail Area Seven 1360.00 1.00 • Sub-Total Retail 5,989.00 5.00 " Conference Facilities Area Main Ballroom" 10.162.00 Junior Ballroom 5.595.00 Pre-Convene/PublicCirculation 5.451.00 Sub-Total Convention 21,208.00 *Includes 1.722 sq. ft. circulation with partitions in closed position Iiitchens Unit Type Main ICitchen 3.000.00 1.00 3.000.00 Banquet Kitchen 1,795.00 1.00 1.795.00 Banquet Satellite Kitchens 594.50 2.00 1.189.00 Sub-TotalKitchen 4.00 5,984.00 Food and Beveraee Storase 1.576.00 Other Areas Core (elevator. mech. shafr) 676.00 Core Istairl 143.00 Service Corridors 4A5.7.00 Restrooms/Telephones 680 Total Other Areas 5,556.00 ParkinQ Provided Parking Spaces (Full Size) 0.00 Parkins Spaces (Compact) 39.00 Sub-Total Parking 13,507.00 39.00 Totals Retail Net 5,989.00 Conference Net 21.208.00 Kitchen Net 5,984.00 w F K B Net 1.576.00 Other Net 5.556.00 Parkina and Ramp 13.507.00 Total \et 53,820.00 Page 10 Vail Plaza Hotel Leve10 Zehren and As;ociates. Inc. 961070.00 10'16 98 Net/Gross Difference 3,417.00 94% Outdoor Areas* Structural Deck (west) 1330.00 *Areas bevond GFOSS Area Page 11 Vail Pla2a Hotel Levei -1 Zehren and Associates. Inc. , 961070.00 10 1698 Level Minus One , Gross Square Footage 51,284.00 ' Employee Facilities ' Personnel 1.000.00 Employee Facilities 2.300.00 Sub-TotalEmplo}eeAreas 3,300.00 Service Areas Receivine/Storaoe/Trash 3.500.00 ' Laundn 3.1 50.00 Housekeeping 1.725.00 Sub-'rotal Service areas 8,375.00 Other Areas Core (elevatodmechanical) 324.00 Core (stair) 272.00 Elevator Lobby (corridor) 258.00 Club Owner Storase Closets 1.643.00 18.89 87.00 Storase(Service) 1.339.00 Service Corridor U1.00 Sub-Total 4,687.00 ParkinQ Provided Parking Spaces (Full Size) 62.00 Parkins Spaces (Compact) 41.00 Sub-Total Parking 103.00 34,054.00 Totals Area Emplo}ee Net 3300.00 Service Net 8.375.00 OtherNet 4.687.00 Parkins and Ramp net 34.054.00 Total \et 50,416.00 \et/Gross Difference 868.00 98% Page 12 Vail Plaza Hotel Level -2 Zehren and Associates. Inc. 961070.00 10 1698 ~ Level Minus Two Gross Square Footage 45,670.00 .administration Sales/Catering 2.146.00 2.00 1_073.00 Service Areas En2ineering 1.454.00 Mechanical Plant 6.993.00 . SerN iceSub-Total 8.947.00 Spa Areas Exercise Equipment 2.936.00 3.00 978.67 Aerobic Room 2.943.00 3.00 981.00 . ' Sub-Total Spa 5,879.00 Other Areas Club Ox~ner Storase. Closets 1.710.00 19.00 90.00 Corridor (public) 5,387.00 Core (elevator, mech. shaft) 324.00 Core (stair) 379.00 Sub-Total Other Areas 7,800.00 Area Level -2 (cont.) Parkins Spaces (Full Size) 43.00 Parkins Spaces (Compact) 13.00 Sub-Total Parking 18,954.00 56.00 Totals Area Administration Net 2.146.00 Service Net 8.947.00 Spa Net 5.879.00 Other Net 7.800.00 Parking and Ramp Net 18.954.00 Total Net 43,726.00 \eUGross Diff'erence 1,944.00 96% Page 13 Vail Plaza Hotel Level -3 Zehren and Associates. lnc. ~ 961070.00 10 1698 Level Minus Three Gross Area 49.566.00 Spa Areas Pool Area 3.025.00 Pool Deck Area 8.268.00 freatmendLocker Rooms 10.630.00 Sub-Total Spa 21,923.00 _ Retail Areas ' Retail Area Eisht (Salon) 1.174.00 1.00 Restaurant Areas RestauranVJuice Bar 498.00 17.00 29?9 Other Areas Club Owner Storase. Closets 1.649.00 18.95 87.00 Corridor (public) 3.31 5.00 Core (elevator, mech. shaft) 325.00 Gore (stair) _ 372.00 Sub-Total Other 5,661.00 Parking Provided Parkins Spaces (FuII Size) 44.00 Parkins Spaces (Compact) 13.00 Sub-Total Parking 18,761.00 57.00 Totals Area Spa Net 21.923.00 Retail Net 1.174.00 Restaurant Net 498.00 Other Net 5.661.00 Parkina and Ramp Net 18761.00 Total tiet 38,017.00 \edGross Difference 1,549.00 97% Page 14 Vail Plaza Hotel Level -4 Zehren and Associates, Inc. 961070.00 10 1698 * Levei Nlinus Four Gross Area 22,043.00 • Parking Provided Parkina Spaces (Full Size) 44.00 Parking Spaces (Compact) 13.00 Sub-Total Parking 18,948.00 57.00 Other Areas Club O%~ner Storage. Closets 1.709.00 19.64 87.00 , Corridor (public) 445.00 ' - Core (elevator. mech. shaft) 151.00 Core (stair) 130.00 Sub-Total Other 2,435.00 Totals Area Other Net 2.435.00 Parkina and Ramp Net 18.948.00 Total \et 21,383.00 \et/Gross Di1'ference 660.00 97% Page 15 Vail Plaza Hotel Parkine Summar}, Zehren and Associates. Ine. , 9610,70.00 10 I 6 98 . Parking Required Dwelling Unit Area Park. Factor Park. Req'd D%Nellins Unit 1 5.778.00 >2000 3.50 Club Units Area Pazk. Factor Pazk. Req'd Club Unit I 1.987.00 500<2000 2.00 Club Unit Z 1.646.00 500Q000 2.00 Club Unit 3 1.909.00 500Q000 2.00 Club Unit d 2.384.00 >2000 2.50 Club linit 5 1.911.00 500Q000 2.00 . Club Unit 6 2.058.00 >2000 2.50 . " ' Club Unit 7 1.276.00 500Q000 2.00 Club Unit 8 2,100.00 >2000 2.50 Club Unit 9 1.720.00 500<2000 2.00 Club Linit 10 1.807.00 500Q000 2.00 Club Unit 11 2.473.00 >2000 2.50 Club Unit 12 1.635.00 500Q000 2.00 Club linit 13 1,617.00 500Q000 2.00 Ciub Unit 14 2.105.00 >2000 2.50 Club Unit 1> 2,3i3.00 >2000 2.50 Total Club l"nits 28,981.00 33.00 Accommodation Units Unit Area Park. Factor Units Park. Req'd Accommodation Unit A 330.75 0.73 93.00 67.96 - Accommodation Unit B 330J5 0.73 61.00 44.58 Accommodation Unit C 330Ji 0J3 32.00 23.38 Accommodation tinit D 368.47 0.77 33 00 25.36 Accommodation Unit E 322.00 0.72 3$.00 27.44 Accommudation linit F 432.00 0.83 2.00 1b6 4ccommodation Unit G 370.85 0 77 12.00 9?5 Accommodation Unit H 717.50 1.12 100 2.24 Accommodation Unit 1 609.19 1.01 3.00 3.03 Total Acc. Cnits 342.36. 0J4 276.00 204.89 Restaurant Seatino Area Occ. Factor Seats Park. Factor Park. Req'd Specialn Restaurant 2,500.00 25.00 100 00 1:8 seats 12.50 Main Restaurant 3.255.00 20.00 162 75 1:8 seats 20.34 Spa Juice Bar 498.00 17 00 29?9 1:8 seats 3.66 Total Restaurant 6,253.00 292.04 36.51 Lounge Seatin2 Area Occ. Factor Seats Park. Factor Park. Req'd Cocktail Lounse 2.500.00 18.00 138.89 1:8 seats 17.36 Lohh\ Bar 1.000.00 20.00 50.00 1:8 seats 6.2i Total Lounge 3,500.00 188.89 23.61 Retail Retail Area Park. Factor Park. Req'd Total Retail 8.596.00 1:300 sq. ft. 28.65 Conference Retail Area Park. Factor Park. Req'd Page 16 Vail Plaza Hotel Parking Summary Zehren and Associates. lnc. ~ 961070.00 10 16198 Main Baliroom 10.162.00 1240 sq. fr. 42.34 Total Required Parking Total Dwellina Unit 2.50 Total Club Units 33.00 Total Accommodation Units 204.89 Total Restaurant 36.51 Total Loun2e 23.61 Total Conference 42.34 Total Retai{ 28.65 ` . Sub-7'otal Parking Req'd 371.50 Parking DeYicit (Prev. SDD) 85.00 Sub-Total Parking Req'd 456.50 Mixed Use Reduction (10%) 45.65 Total Parking Required 410.85 Total Parking Provided 362 Parking Deficit -48.85 Page 17 I Vail Plaza Hotel Proeram Summarv Zehren and Associates. Inc. 961070.00 10 1698 Dwelling linits Upper Area Lower Area Total Area Deck Area Kevs Bedrooms Pillo~\,s Dwelling Unit 1 1.557.00 4.221.00 5.778.00 444.00 2.00 i.00 14.00 Club Units Upper Area Lower Area Total Area Deck Area I<evs Bedrooms Pillo%%: • Club Unit 1 592.00 1395.00 1.987.00 146.00 3.00 3.00 8.00 Club Unit 2 432.00 1.214.00 1.646.00 88.00 3.00 3.00 8.00 Club linit 3 432.00 1.477.00 1_909.00 88.00 3.00 4.00 10.00 Club Unit d 592.00 1.792.00 2.384.00 146.00 4.00 4.00 12.00 Club Unit ~ 528.00 1.383.00 1.911.00 88.00 . 3.00 3.00 8.00 . Club Unit 6 519.00 1.539.00 2.058.00 88.00 3.00 4.00 , 10.00 Club Unit 7 445.00 831.00 1.276.00 88.00 1.00 2.00 6.00. Club Unit 8 i 19.00 1.581.00 1100.00 88.00 3.00 4.00 10A0 Club Unit 9 546.00 1,174.00 1,720.00 88.00 3.00 3.00 8.00 Club Unit 10 1.807.00 0.00 1.807.00 88.00 3.00 3.00 8.00 Club Unit 11 518.00 1.955.00 2_473.00 88.00 3.00 4.00 10.00 Club Unit 12 424.00 1.211.00 1.635.00 88.00 1.00 3.00 8.00 Club Unit 13 424.00 1.193.00 1.617.00 88.00 1.00 3.00 8.00 Club Unit 14 518.00 1.587.00 2.105.00 88.00 4.00 3.00 8.00 Club Unit 1i 2353.00 0.00 2.353.00 80.00 5.00 4.00 10.00 Total Club Units 10,649.00 18,332.00 284981.00 1,428.00 93.00 50.00 132.00 Accommodation Units Room Area Rooms Total Area Deck Area Kevs Bedrooms PilloNcs .4ccommodation Unit A 330.75 93.00 30.759.75 93.00 93.00 186.00 Accommodation Unit B 330.75 61.00 20.175.75 61.00 61.00 122.00 Accommodation linit C 330J5 32.00 10.584.00 32.00 33.00 64.00 Accommodation [init D 368.47 33.00 12.159.5 1 578.00 33.00 33.00 66.00 Accommodation Unit E 322.00 38.00 12.236.00 1.066.00 38.00 38.00 76.00 Accommodation Unit F 432.00 2.00 864.00 2.00 2.00 4.00 Accommodation Unit G 370.85 12.00 4.450.20 12.00 13.00 23.00 Accommodation Unit H 717.50 2.00 1,435.00 2.00 2.00 4.00 Accommodation Unit I 609.19 3.00 1.8-17.57 3.00 3.00 6.00 Total .acc Units 312.36 276.00 94,491.78 1.644.00 r 276.00 , 276.00 552.00 Totals 129;250J8 3,516.00 321.00 331.00 698.00 Restaurant Seatin2 Area Occ Factor Seats Specialt~ Restaurant 2.500.00 2i 00 100.00 Outdoor Dinin2 (Specialtv ) 1.300.00 2~.00 52.00 Sub-TotalSpecialt} Restaurant 3,800.00 25.00 152.00 Main Restaurant 3.255.00 20.00 162.75 Outdour Dinin2 (Main) 1,406.00 20.00 70.30 Sub-Total Nlain Restaurant 4,661.00 20.00 233.05 Sub-Total Spa Juice Bar 498.00 17.00 29.29 " Total Restaurant (lndoor) 6.253.00 21.41 292.04 • Total Restaurant (Outdoor) 2J06.00 22.13 12230 Total Restaurant 8,959.00 21.62 414.34 Page 18 Vail Plaza Hotel Pro2ram Summan, Zehren and Associates. Inc. 961070.00 10, 16'98 Lounge Cocktail Lounoe 2.500.00 18.00 138.89 Lobbv Bar 1.000.00 ?OAO 50.00 Total Lounge 3,500.00 18.53 188.89 Retail Retail Area Units Retail Level One 1.433.00 2.00 Retail Level Zero 5,989.00 5.00 Retail Level Minus Three 1.174.00 1.00 ' 7'otal Retail - • 8,596.00 _ 8.00 , Conference Facilites Main Ballroom 10.162.00 Junior Baliroom 5.595.00 . ' Pre-Convene/Public Circulation 5.45 1.00 Sub-Totai Convenfion 21208.00 spa Spa Level -2 5.879.00 Spa Level -3 21.923.00 Total Spa 27,802.00 StoraQe Closets Total Area Closet Area Closets Level -1 Club Storase Closets 1.643.00 1$.89 87.00 Level Club Storage Closets 1.710.00 19.00 90_00 Lecel-3 Club Storase Closets 1.649.00 18.95 87.00 l.e\el --i Club Storaoe Closets 1.709.00 19.64 87.00 7otal Club Storage. Ciosets 6,711.00 19.12 351.00 Parking Provided Full Size Compact Total Level One Parkins 50 0 i0 Level Zero Parkins p 39 39 Level h1inw Une Parkine 41 103 LeN el Minu; T\No Parkin2 43 13 _5 6 Level N1inus Three Parkina 44 13 57 ' Le\ elllinusFourParkina qq 13 57 Total Parking Yrovided 243 119 362 Percentagr 67% 33% 100% Page 19 r ¦r r ~ i~ ~ ~ ~ ~ ~w ~ ~ ~ i ~ ~ ~ ~ ~ . i.. . ~`ii ' ~ S. 61' ' •qw' oei: '~I•:-. ' ~ f }'ya~e ~ si N • i ~„y . ~ i~ I e ~ ~ ; • ~ i:..~. y~ ~ t ,.'n ~ ''~'~Y ~ ~i ? ~'h~~ ~ r - , 5d~ ,''i,i ti t _ . . : . ~ ~ • ~ , al • ^ w~. . "t ~ 111 3 ~fr T : . im• ~ V 11, ' "w, 4r~" ~ v7 ~ F • i ~ irYY ~i~ . ~ rem'"'?'~.~4 ~ ~~''Si°g~ 'a'~~= ~np•~ ~ ' ~ !I~7w I~ r ~ ~ . ~ ?'~`(~s~wi `w ;'s~'jy ;~~,y:~'~", ww. srr~i.~.,.~ .1« , . ~r I~ 1 r s -nlHli~ ` • A. ~A~~ •f^'~ ~~"'...~I,~~.~.~, ! f 61ft7~~' ~ ¦ 'S ~ p , ~ ~'M r ~aiu ¢ r ; A ~ ~ ~ ~ id~ ,~'''1 11. 1~1~ t, 'Z ~ ~ ~~r"~.i ' ~~rl • , k.' . . f - ~ % - rr? d . . ry . ; •1 , . ~ 9. ~ ; . ~ y1` , . . . ~ ~ 41, r~ w ~ ~ 5 ~a~ r'~ , ~ ~M!~, ~ . . l. ~r Vail Plaza Hotel Street Sections Currently Vail Village Inn 1? ` " ~ r~ ` ~ 1 „ Y-'."~.~r?-~, ~ ~4 - y arK e E-~- r,~ ` . . g;;w . , . : . ~ 1 ~ ~ q w.' , l~~r` . . , . . . . , . . ~ • . ; „ ~~~;,~r • t,~l K '{r~e~ ~ . gy ~ , ~ ` . rI . ~ ! LLI. ~ w . ~0~~ ~~as Y ~ . / . f .~+i~~S~,y ~ t i ~ ~ ~3' 'M ` .i • , ' . ~ l ~ . . i ' ' 4~ . ~ ol Vail Plaza Hotel West Elevation Currently ~ Vail Village Inn Ivr ~ a¦m s 0-0 im ra ma ,r ~ al.t m so ~ . Ifr b~`, ~ ~ . ~ ~ ~ ~i'~~#~,„~' ~ . . ~1~~~;rYF , ' ,'~@ u af 9'Mr - ~ } ~ . , • { ~ ~ ~ . ~ ~ ' . y . ~ ~ t~~,~ ~ ~ ~ Mi1~.~~,~ 4~ ~~~~r~~ t,.•N ' d'.y ! ; " ..~i~ 9~~' ^yyw~~t~",~~vlsir«ai,~~`~ :$~tu~~r`,~;j~.. JL5',~0 ji yia ~ # ai'~h i r . ~ , ~,,~~,,I N~ • aMFiW, .u ~ ; r , • ~ ' ~ _ r ~ Na ~ ~ ~ I a'~ ~IY V ~3'y J5~ x?~ ~ ~9 t ~n• ~ ~ 4t, , a ' r p f I ~ . i ~ I,yp , e -+~"~?1 ~y" ~ ~ a' „ „ . : . , , P~~ ~ ~ F xe It ~i ` ITI I ~ . } E !tl o ~ % ' , . ~ ~ ~ ~ r R r ; ~ a r ~ ~ ~ ~ ~ ~ l~ ~ ~ ~ , P . F „~,.w , ,i, , .~.~.m.,,.. ; ~ . ~ " ~;T , ~ ~ ~ • *AI ~ ~x.+~''.~. ~ . ~i~~~'. M~~ P . ~y r rN ~ ~ ~r ~ ~ ~ `itla.... ' 70 i Vail Plaza Hotel North Elevation Currently Vail Village Inn - . f. w~ .i , , . • . ~ ` a, ^ ,1 > ; A , „ ~('.y ~ ~ ~1~• ? ~ `~.-y~`~ ~ ~ ~ ~ ~ ~ ~ py; rr ~ ~ ~ ~ i ~ 7 .t~' ~ •ta~-{~ w~ ~ , . ~ , ' ,a ~ Y i.:.i ' . ...L .s . i. , . , J . ~ ~,f 4 f•!., ~ ~ ,i ''~,t ~ , . / Y I~ 1,~ ;a ~ `y! ~ry ' ; • ' ...y '4 . ~ Z 4, 1 , . ~ t " a ~ , ~ ~ ~ . KT ~Y ~ , . . ri~ .`~,1 r ~ y w ;.~t:.. ~a•"'a'1'-~.+h~m~ I i r I , ~ ' • ~ ~ 4 X ~t ~ . ~ , ~ ~ y• . ` ' - ~ ••1 f , •Y , y . ; . , ~ ' • i ~ t ~ w. , ~ ~ • t• ~ , ~ 1 ~y Vail Plaza Hotel Spa Level - Southwest View 4~~R~~~ L E f~ ~ F Currently Vail Village Inn ~r ~r r r rs ~r ~r a rr s¦~ rr ~~r ~r r i~~ ljC - j • ~ ,e / ~ ~ 4} ? ~`t.h~~ V i " j ~ ~ ~ • , t ~ ~ ' ~ ' ~rcr~ / , + r 1 ' ~ •4;,> , ~ . ~ ~ I ~ _ r - i ' . I e • . i ~ ~a. - _ ~~~i ~~.,~~..i ~1 ~ -~~i~. . ~ 1, " '1 ~ 1 ~^v. CT ~i ~{~i~~I~jf, •~~'"R: 1~ >.~ir j .r: . '`~y~~, ,~~1~ i,. 1 y1 ~ IN+~~ ~ ~f ~ ~ '1' '~i T`..~ 1t .._•L n. ~ 1~' 'f. ~ r. , ~ . 1~ , , Y p`,v.. .T . .y : i . F~.~~.L*AL.Y.,..i1 '3~,M+ ....j A ~f'' - ~~,f: ~ . . ~ 7 , f l ~ s ) i' i _ . . ~ . _ , ~ + . ' ~ x _ _ A • ~ ~ ,F-' .V . . • i • ' ~ ~ / ? - , . . , ~ , A Vail Plaza Hotel Conference Level - East View Currently _ Vail Village Inn ~¦~r r~r r~ rs r~ s~ ~ r.~r ~ r+r~ ~ri r ~ ~ k ~ ~ ~ a.,,~~ . ~ r ' ~ I , . • . . ~ ~s'~"'~ - , ~ . l, . . . . . . e^ ) ~t t t y . ~~.ew ~s ~ ~ a•~ r ~ , 1 !3 . . ~ .~1r t~A \ ~ ~ p ~ y ~ . I . A ~ . ? I~ ' , w ak-~.,~ i . . . " . I F. . µ . , . . ' ~ 4i, ~ . . . , r - ~ k .c ; - ,r _ . t ' ~ . r ~ . ; ~<."~S•a.Sk ~i .r,:.,-i, . ~ - f` ~k y . _-F ~ t . , F4, 't . . ' f ~ r tt ~ . ~ ? I ~ - F r 4~ F , ~ ~ w ' „ . • . . _ < ~r ~ o' _ ~ - • ' ~j-,+ . ~ ~ . . . , • d~ ~ • .y c • # ~ . ' 't ' ~ ' . A . ~-w..4 ~ . , , ~ ~ • ` - ...*J ~ «t•' . ' ~ . . . - ,.r.T' Vail Plaza Hotel Currently East View - Entry Lobby Vail Village Inn Picture T'oiir ~ , . ~ , . , , . . _ yLi~ ~i~l , ~ . ~ _ ~ ` ~ ~ 1 ' w~ ~ t ~ " . ~ r' ~ , N . ~ i " y ~ w ' . 1 . ~ . " . . . y-' . ~ . . _ . • _ ~ J , r ~ ~ . . . ' ~t . a ~ rnn , . ~ ~ . . ~ , . y . : . , . i . . _ ~ . .'e,l , =,~ii'. . . ~ . . ~ ~...C'I . ~Y .rt / 1 ~ x ' / , • ~ • ' . . +t. ' 1 f _ . f 4 s,~. ; ~ r^ ' ~ ~ . ~ ; , • ~{I' '~t, ~ • R ~ ~ . . : 4 ~ Z" ~ ~ , t 4 "1 ~i ~ --I~• S _ r ~ y r , - ~ - . ' . . ~ , . - . ~ . ~ ~ ~ , ~ . . _ - x ~ • . ~ - - _ ~ ~ IM1~ yM,~ ? L < . ..y' ~ , . ~ ~'~J h 4 ~ i?.~ ,t 1.. .t 1••54' r q._. .+e~ V' . +LY J . ~ . ~ ~ • . . . C ~ . ' _ Vail Plaza Hotel Currently South View - Entry Lobby Vail Village Ii1n Picture Three r .r rr rr ~ +r~¦~ ~ Wl ~ r wr rr m ~r r~.f r t j ~r sn / f ~ 7 . ~'r,~ . - - ~ ! ~ ; ~ ~ ~ r , ~ 'i • ~ ' ~f , , , . . , , • _ . , . A ~ . 7• . ~ ~ . ~ : . . ~~.•~~s~"' v • y y, y ` _ 1 ~ . ~i~ ~ ,R ~ : ~ r.~ . . ~ r~ ~ . ~ i, • ~ 1 4 ' ` ~ ` s . ; . ' rt ~ ~ d ' ? ~i--~~„c~ ~ _ L r i ~ ~ ~l ~ ~ ' . . ~ ' ~ A i Ik FA r . ' ?'~a . . w s ' ~ ~ , . t;.~~~ ~ r ?1 ~ - : ~ a ~ ~ , • f- - ~ . ~ . , ; •.1 ~ Y ~ , y , ~ _ • ; . r : - .r, ~ :~r - .1 `t A-~ ~ - ~ - . . , : ; , . , , _ , _ . ' • , ~ . , ` ~•r l-~tr, ~ . . - Vail Plaza Hotel ~ z L 11 F Currently North View - East Meadow Atrium ~ ~ _ ~ ~ Vail Village Inn Pictti F;~e ~ rr ~~~r r~ ~r r r~r ~¦r r~~~r wr ~i r rr . ~ a ~ . ~ ~ . . . ~a~ r . . ~ ri I << ~ . , • 7, , _ , ; Oip I • ~e . . 4 ~ . ~ . I~ ~ . ~~,•4~' h ~ i~4 . ~ • Y , e , a a.~ , . t 3~ Xn~ ~ i N A Vail Plaza Hotel Currently South View - Vail Road . Vail Village Inn Pictlif-e n?,c , $ : . ; . SIMIM~~~r ~r,~,r~ „ ~ I , a ~ ~ r ~ i ~ . a 4+ , A T ; LL ~ . .r . , ya,.n40~_A 10 . .M ,~I ~ ,~Y i~ ~ ~ ~ ^?~~'i . _ t. r- ' % . 7 Y M ~ ~r I G Vail Plaza Hotel ~ E" N E." Currently West View - Frontage Road ~ ~Iall Vlllage Illll Pichire Two , , ; , , - i I - -1-- ~ ~ - ~ . - - - ~ . - - „ . , - - - ~ . ~ La, , ir . ~ - - - Service~ - ~ - _ ~ , - - - - ~ - - ~ - - - - , i , - ~ 0-- ~ - , . , _ . , - ~ - - ! I ~ _ ~ - ~ , i ' ~ \ ~ J L_ R ' N Vail plaza Hotel Level FAgnr 1 October 12, 1998 „ - 5~' - 0" ~ r r. r~ r~ rr ~ r~~ rr rr r~~r r rr ~r , , , At-=- ,U~ ~ 'r----- - - - - _ -IE E ~ ~ i\ 4;-- f2 D~ D L2 - ~ ~ - ~ j ; ~ ~ , I p (~~IArc~ I~•~9 3 ` , ~ F-I ~ A I - , ~ - ~r-~---- , > (1 [ _ t) ~ ~ , ~ ; ~ `~3~. J ~ C+1~ / ' / \ , . , ~ ~ . '~2--= d. ~ ' _ ~l-~. . , _ • - r . \ ; , j \t ) ~ r~ ~ r~ . . L r , ~ . . . ~ ~ f # , i r ~ , i . y ? / ~ , - ~ ~ Vail Plaza l-iotel Level SiK October 12, 1998 1 „ _ 50' - W" r`i r~ r w~ r~r~ ~¦r r~r r~~ r.~ r J' L . .I , r ~ . ~ I , . . . c-.a ~ Q ~ ~ ~t - - ~ ~ ' k, , e M - . , _ . Rt2 ~N a , . ~ ~ iFle al r tjt " , ~ - ~ 1~~`,1 I I _ ' w'~ ' x _ ~ ~ ~Lr~ ~___..\1;~ \ i Elevator , - r i , ` - - ~ ~ - - _ _ ~ - Lh r , i f,~\ ~i 7-W , ~ > - - - - ~ - \ ~ ~ I \ ~ ~ . . Vail Ylaza ~lotel Level.>~~,-E~~~ ~ ~ October 12, 1998 1„ = 50' - 091 ~ . r ~ . ~ _ i •:~_L-:~~ _,_-i _ i ~i~ < , ~ I$ D ; p t2 td p D t i - - ~ - . I ~ I; C u e,~ ~ ~ - - ~ ~A''~ ~ .-o r l~~ I ~ c~ .l ~,.~J ~ - - _ I - I I A I - - . I.C,T A~ . y , • 'k,•,. . - - . , 15 ~ . , , . c~: r. ~ I .I r i 45 I _ , w . _ • 9 ~ f..__.... I - - , 6 ~ ~ . . _ Xl , 1 r _,'.1,~ ~r C , ,,I ~P : _ ~ ~ , ' ~.a ~ ~ ~ ~ ~ ~ f ~ '~?J~ ~'I \ , ZqE HR E N Vail Plaza Hotel Level Five ~ AND'ASSOCIATES,..NC. - October 12, 1998 5~' ~ - , . ~ . i i [ tt Dtt ~ ti ~ Dtl ~ , J : ~ < I _ ~B---~• n- p ~ 1 1----- A _ tt ° 1: ~ - - - I + B (w , I A ; ~ ~ ; ` , - [F At$B A t _ ~ B~l . ~A B11 A A A G , . ~ i! ~ , t - . l. - -°ll 12 -1311 14 rn ? ~I ~ l ~ ~ t i ~ i , . • o • - - _l~ ~f ~1[ Jt JI~ ? _ - 1 / 7F " RF " Vail Plaza Hotel Le~e~ H,ou?. October 12, 1998 1„ = 50' - 0„ , ~ . ~ - . . LA ~-a . J77 A PA A - > - - - - ~r n tt u o I__ ' r--- - , C p A.- 1 ~ • y, i I _ I j l ~ = iF~ ~p~ Bd$ ~ A Bao ~ A L3B A Fjmd ~ B h , , ~ ~ ~ . ~ • ~ - _ . , ' / - _ =1 - - _ - ~ . ~ G _ A Bge . . ~ i I I I ~ - - ~ . r taB Bi3 uB. Bta ~ . 11) [ IU (j ] I A Cs"b , _ - - - \ AND AS90CIATE6 iNC Level Three z E H R E N Vail Plaza Hotel Y . October 12,1998 1" _50' - 0" p. . . - ~ ' ~i. . l _ t ~ . • ~ . _ - ) - i ~L _i- ~_L~ ~1 , ; , . r . : • i V II O ~ i - ' • ~ JExecutive .;Offices ~ I, rl , r Atrium ~j L,obby/ ~ Bar ' ~ ~ ' ~ ~rl~~~i,~ _ ~ ;y~,..~`,1 :.f! Kitchen 4 ~ . l.. = -_.~-~a._, . ~c~E~ . ,~~~J~ii J ~=,1t~(;3 1~~'~~ ~ y , " _ ~ ~ i B B i ! J+1 Restraunt aiii i t~.tvt 4• a- aT .fi' a ~ J ~ 4~ ~ ~ I ~ ,~i+~i~n~.,. . , WY, VP~~ ~:~r ~ ;__,A~~- ~I ~J~A , ~I ~ , . a~ i -_e ' > c ti ~ ~ , ic s ~ ~ o j i ~ . . , .r , D~' A'~BY.~ i~ A'BFj A ~ i:B, A~~ C ,y~ t.: - ' / t.. • : , . . . . ~ 6 ~ ~ , r~ l~ ~ I ~f~__ , ~ t'. . . i ~ n ii •'~b-, -c;~2..n ~EQ-~r.., ,:~s'3~,r,t,~ H - - . . ~ , ; ~pp-YBg3{, A A ~ ~ L A Atriu 'g~m ca \ ~ ~h ,I Atrium l' Ac'g43 E ~~E , ~ J) , ~ `"~a`; l~~ ~c~c~l t~_~~.a4i 6't~ ~ i ~ '15~i., 9 Cr f' ' \ i ~ 'f \ /'~'1\\ . B ~i Dk~ ~ II ~ l_~ ~ '"~t~~} I td A~J p .,~,il ~ ~ _ . . . . . \ , - - ~ AND ASSOCIATE6, INC. - Z E H R E N Vail Plaza Hotel Level Two ~xiexwr+sm~iwwosureu+cx~~crune 9 99 _ P~o9 e 099 P.D.BO%1YS~.aM1CMW~!PSl g d October 12, 99 ~ ~ r~ w~ ~ ~ ~ ~r ~r ~ ~ r ~ ~ r¦~ ~ ri ~r f ro~ , TT- - '7~ . 1 LobbY ~ L.obby i Service Retail ~ Resta . . ~ r . , urant ~ ~v~D~'~ ' ~ ' ~ - , , • - . . BZ, ~ . , i • : ~ J ~ ~ ~ ~ ~ ~ ~ ~ I p ~ ~ ~ i ~ •y o _qt"""~ ' ~ , i: II E Z`t... _ - ~ i _ j - - - c - I Atrium . ~ / T r . A ~ ~ ` . _ - B d'o Q~c ~ Atrium D A s eL1 ~ r,E . , , ~ . I ''c r[ig' }gI I ; ~ ~ \ ^ ` ~ :~~CIATES. ~NC 11 R E rv vail Plaza Hotel Level One October 12, 1998 1= 50' ~ ~ - - Kitchen . . Parking - ~ ~ - - - i J{ ~ - , ~ , - i _ Pai l.ing Junior Daliroom ~ .,,MA ~Kitchen! ; ~Kitcheo' Pre- I i l i Covene Restrooms 0.;~~' JI Retail Retail . ~ . _ ---i ~ Ballroom ~ i Retail ~ Retail Retai) ~ AND ncn ASSOCIATES. +S McNC. V~li ~~3 Fy I ~ Z E II R E fV Va~~ ~~laza ~lotel ~xreaaxs.wmsc+Pe~acxrtwrunF 9 99 _ P~'O9 0 099 I October 12,1998 a ~ ~ Service ~ _ _ ~ ~ II Parking e i ~ , ' f - , . i ~ Service , Parking Parking I. ~ - - - - - - - - - - _ 1 ~ ~ - - - - , Parking ~ ~ ' ~ • S Ski Storage ~ \ ~ ~ ~..E.' Vel Mijius Viie `-'J Vail Plaza Hotel ~ ~...o.w..~,. _ - October 12, 1998 1" 50' 0" ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ +r ~ ~ ~ ~ - ? _ - - - - _ _ ~ ; _ - _ . ~ roo I ~ o(] ~ I I a I - - I ~ o0 00 \ o 00 ~ ~ o Reception ° n I R r Jwce 7F r. ~ i ~ i n t , ~c [ju to I _ J TF ~ Eleva r~ n~" ~ sato8n 67 - ~ OAAAIIA ---J ~ Parking / ~ r~l~~ ~ L ~ zE "R F" I. evel Minus "Three Vail Plaza Hotel w,E,wa. , " - -I", 50' - 0„ ~ October 12, 1998 i_~ I~I E r~ ~ ~ , .l .a..r I Multi- Open EAf"dise Purpose ~ i I jrt~ r.i ct t + i¢~;~ CI ' ~ I . I f 1 ~ ~+C, . d^a 91,. ~ ~ i ~ ~ - ; Open , ' Service Service i ) Sales ~ ~ , I ~ - _ . , Parkmg s 1 ~ - _ - . _ -1~ - r- + , service - • - _ ~ I---r _ ~ , ~ ~ - I - Parking S ~ ~ _~1_ ! ~ 1_L-1_ I ~ ~ ~ ~ . - - J - , ~ , LdVbl MIAltAS EWO ~ AZ ASSO CI 11E6 INC . ND E H R E fJ ail Plaza :Hotel IMEPi R6HUU06CAVEMCNRECi~nE 111 =501 m 0" October 12, 1998 . . , I ~ I ~ ~ I ~ I I ~ ~ I ~ I 1 ~ I ~ ~1 ~ ' < 0 1 I Elevator I I I;------- Parking - - - - - - - ~ --ti _ f , _ . • ~ - ; _ , , - , . ~ : - ~ Z E H R E fV AND IIIIIIITII INC. EJN76. Va'll Pla~aa Hotel 7pc'pl 1~AAHDlE~Y ~y~~g~r 1' ~jOuy i q n Ec aeviw MNl INfEPronb 'L~HOSCME AHCHrtECi~NE = 50~ 0 0~9 199Octo6er 12,1998 ..a.yr.~ ~ Vail Plaza Hotel Level 8 Zehren and Associates. Inc. ~ 961070.00 1016198 Leve18 ~ Gross Square Footage 2,205.00 Dwelling Unit Area Deck Area h'eys Bedrooms Pillows Dwelling Unit (upper level) 1.557.00 40.00 0.00 1.00 2.00 ~ Other Areas Mechanical (Roofrop) 465.00 ~ Totals . Dwelling Unit Net 1,557.00 ~ Other Net 465.00 Total Net 2,022.00 ~ Net/Gross Diff'crence 183.00 92% ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ Page 1 ~ ~ Vait Plaza Hotel Level 7 Ze6ren and Associates. Inc. 961070.00 10, 16/98 ~ Level7 ~ Gross Square Footage 9,158.00 Dwelling Unit Area Deck Area Keys Bedrooms Pillows Dwelling Unit (lower level) 4,221.00 404.00 2.00 4.00 12.00 ~ Club Units Unit Number Area Deck Area Keys Bedrooms Pillows ~ Club Unit 1(upper level) 592.00 146.00 1.00 0.00 2.00 Club Unit 2(upper level) 432.00 88.00 1.00 0.00 2.00 Club Unit 3(upper level) 432.00 88.00 1.00 0.00 2.00 ~ Club Unit 4(upper leve]) 592.00 146.00 1.00 0.00 2.00 Sub-Total Club Units 2,048.00 468.00 4.00 0.00 8.00 ~ Other Areas Corridor (public) 1,112.00 Core (elev,mechanical,shaft) 157.00 Core (stair) 137.00 ~ Mechanical (rooftop) 773.86 Sub-Total Area 2,179.86 ~ Totals Dweliing Unit Net 4,221.00 ~ C?ub Unit Net 2,048.00 Other Net 2.179.86 Total Net 8,448.86 ~ Net/Gross Di1'ference 709.14 92% ~ ~ ~ ~ ~ ~ ~ Page 2 ~ Vail Plaza Hotel Level 6 Zehren and Associates. lnc. ~ 961070A0 1 O116; 98 Leve16 ~ Gross Square Footage 19,175.00 Club Units Unit Number Area Deck Area Keys Bedrooms PiNows Club Unit 1(lower level) 1,395.00 2.00 3.00 6.00 Club Unit 2(lower level) 1,214.00 2.00 3.00 6.00 Club Unit 3(lower level) 1,477.00 2.00 4.00 8.00 ~ Club Unit 4(lower level) 1.792.00 3.00 4.00 10.00 Sub-Total (iower level) 5,878.00 9.00 14.00 30.00 ~ Club Unit i(upper level) 528.00 88.00 1.00 0.00 2.00 Club Unit 6(upper level) 519.00 88.00 1.00 0.00 2.00 Club Unit 7(upper level) 445.00 88.00 1.00 0.00 2.00 ~ Club Unit 8(upper level) 519.00 88.00 1.00 0.00 2.00 Club Unit 9(upper leveQ 546.00 88.00 1.00 0.00 2.00 Club Unit 10 1,807.00 88.00 3.00 3.00 8.00 ~ Sub-Total (upper Level) 4,364.00 528.00 5.00 3.00 18.00 Accomodation Units ~ Unit Type Unit Area Keys Total Area Decks Deck Area Total Deck Acc. Unit A(wet baz) 330.75 3.00 992.25 Acc. Unit B(kitchenette) 330.75 2.00 661.50 Acc. Unit C(suite-master) 330J5 2.00 661.50 ~ Acc. Unit D(suite-comer) 368.47 2.00 736.94 Acc. Unit E(suite- center) 322.00 2.00 644.00 2.00 53.00 106.00 Sub-Total Acc. Units 11.00 3,696.19 2.00 53.00 106.00 ~ Corridor (public) 1499.00 Core (elev,mechanical,shafr) 478.00 ~ Maid 197.00 Core (stair) 214.00 Mechanical (roofrop) 263.00 ~ Sub-Total Area 3,651.00 Club Unit Net 10.242.00 ~ Accommodation Net 3.696.19 Other Net 3.651.00 Total Net 17,58919 ~ Net/Gross Difference 1,585.81 92% ~ ~ ~ ~ Page 3 ~ Vail Plaza Hotel Level 5 Zehren and Associates. Inc. ~ 961070.00 10,' 16i98 ~ • Leve15 ~ Gross Square Footage 30,514.00 Club Units ~ Unit Number Area Deck Area Keys Bedrooms Pillows Club Unit 5 (lower level) 1,383.00 2.00 3.00 6.00 Club Unit 6(lower level) 1,539.00 2.00 4.00 8.00 Club Unit 7(lower level) 831.00 0.00 2.00 4.00 ~ Club Unit 8(lower level) L581.00. 2.00 4.00 8.00 Club Unit 9 (lower level) 1.174.00 2.00 3.00 6.00 Sub-Total (lower Level) 6,508.00 8.00 16.00 32.00 ' ~ Club Unit 11(upper level) 518.00 88.00 1.00 0.00 2.00 Club Unit 12 (upper level) 424.00 88.00 1.00 0.00 2.00 ~ Club Unit 13 (upper level) 424.00 88A0 1.00 0.00 2.00 Club Unit 14 (upper level) 518.00 88.00 1.00 0.00 2.00 Club Unit ] 5 (upper level) 2353.00 80.00 5.00 4.00 10.00 ~ Sub-Total (upper level) 4,237.00 432.00 9.00 4.00 18.00 Accomodation Units ~ Unit Type Unit Area Keys Totat Area Decks Deck Area Tota! Deck Acc. Unit A(wet bar) 330.75 12.00 3,969.00 Acc. Unit B(kitchenette) 330.75 8.00 2.646.00 ~ Acc. Unit C(suite-master) 330J5 4.00 1.323.00 Acc. Unit D(suite-corner) 368.47 4.00 1.473.88 2.00 34.00 68.00 Acc. Unit E(suite- center) 322.00 4.00 1.288.00 2.00 40.00 80.00 ~ Acc. Unit F(curve roofl 432.00 2.00 864.00 Sub-Total Acc. llnits 340.11 34.00 11,563.88 4.00 148.00 ~ Other Areas Area Corridor (public) 4,465.00 Core (elevator, mech. shafr) 850.00 Maid 194.00 1 Core (stair) 287.00 Mechanical (rooftop) 263.00 Sub-Total Other Areas 6,059.00 ~ Club Unit Net 10.745.00 Accommodation Net 11.563.88 ~ Other Net 6.059.00 Total Net 28,367.88 ~ Net/Gross Difference 2,146.12 93% ~ ~ Page 4 ~ Vail Plaza Hotel Level 4 Zehren and Associates. lnc. 961070.00 10/ 16/98 ~ Level4 ~ Gross Square Footage 35,631.00 Club Units Unit Number Area Deck Area Keys Bedrooms Pillows ~ Club Unit I 1(lower level) 1955.00 2.00 4.00 8.00 Club Unit 12 (lower level) 1.211.00 0.00 3.00 6.00 Club Unit 13 (lower level) 1,193.00 0.00 3.00 6.00 ~ Club Unit 14 (lower level) 1.587.00 3.00 3.00 6.00 Sub-Total (lower levep 5,946.00 5.00 13.00 26.00 ~ Accomodation Units Urtit Type Unit Area Keys Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330.75 21.00 6,945.75 ~ Acc. Unit B(kitchenette) 330.75 13.00 4299.75 Acc. Unit C(suite-master) 330.75 8.00 2.646.00 Acc. Unit D(suite-comer) 368.47 7.00 2.579.29 3.00 34.00 102.00 ~ Acc. Unit E(suite- center) 322.00 8.00 1576.00 4.00 40.00 160.00 Acc. Unit G(curve) 370.85 4.00 1.483.40 Acc. Unit H(suite-corn/tower) 717.50 1.00 717.50 ~ Sub-Total Acc. Units 342.70 62.00 21,247.69 7.00 262.00 Other Areas Area ~ Corridor (public) 4.717.00 Core (elevator, mech. shaft) 1,147.14 Maid 194.00 ~ Core (stair) 287.00 Sub-Total Other Areas 6,345.14 ~ Club Unit Net 5.946.00 Accommodation Net 21.247.69 Other Net 6345.14 ~ Total Net 33,538.83 Net/Gross Difference 2,092.17 94% ~ ~ ~ ~ ~ ~ Page 5 ~ Vail Plaza Hotel Level 3 Zehren and Associates. Inc. 961070.00 10i 16!98 ~ Leve13 . ~ Gross Square Footage 37,936.00 Accomodahon Units ~ Unit Type Unit Area Keys Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330.75 26.00 8,599.50 Acc. Unit B(I.itchenette) 330.75 17.00 5.622.75 ~ Acc. Unii C(suite-master) 330.75 10.00 3307.50 Acc. Unit D(suite-comer) 368.47 10.00 1684.70 4.00 34.00 136.00 Acc. Unit E(suite- center) 322.00 12.00 1864.00 6.00 40.00 240.00 Acc. Unit G(curve) 370.8i 4.00 1.483.40 • ~ Acc. Unit H(suite-corn/tower) 717.50 1.00 71750 Acc. Unit I(suite-corn/tower) 609.19 1.00 609.19 Sub-Total Acc. Units 344.30 81.00 27,888.54 10.00 376.00 ~ Other Areas Area Conidor (public) 5,670.00 ~ Core (elevator, mech. shaft) 1,082.46 Maid 197.00 Core stair 251.61 Sub-Total Other Areas 7,201.07 Accommodation Net 27.888.54 ~ Other Net 7,201.07 Total Net 35,089.61 ~ Net/Gross Difference 2,846.39 92% ~ ~ ~ ~ ~ ~ ~ ~ Page 6 ~ Vail Plaza Hotel Level 1 Zehren and Associates. Inc. 961070.00 10/ 16i 98 ~ Levell Gross Square Footage 35,530.00 ~ Accomodation Units ~ Unit Type Unit Area Keys Total Area Decks Deck Area Total Deck Acc. Unit A(wet bar) 330J5 13.00 4,299.75 Acc. Unit B(kitchenette) 330.75 10.00 3307.50 Acc. Unit C(suite-master) 330.75 4.00 1.323.00 ~ Acc. Unit D(suite-corner) 368.47 5.00 1,842.35 4.00 34.00 136.00 Acc. Unit E(suke- center) 322.00 6.00 1932.00 6.00 40.00 - 240.00 . Acc. Unit I(suite-corn/tower) 609.19 1.00 609.19 ~ Sub-Total Acc. lJniis 341.38 39.00 13,313J9 10.00 376.00 Retail . ~ Unit Type Area Units Retail Area One 1.045.00 1.00 Retail Area Two 388.00 1.00 I Sub-Total Retail 1,433.00 2.00 Adminstration ~ Admin. Area Area Front Office 1,790.00 Restaurant Area Occ. Factor Occupants ~ Main Restaurant 3.255.00 20.00 162.75 Lobby Bar 1.000.00 20.00 50.00 ~ Sub-Total Restaurant 4,255.00 212.75 Outdoor Dinine* 1.406.00 20.00 70.30 ~ *included in south outdoor area Other Areas Lobby (indoor) 1.876.00 ~ Corridor (public) 8.000.00 Satellite ICitchen (Main) 420.00 Restrooms/Coats/Serv ice 420.00 ~ Service 420.00 Core (elevator, mech. shafr) 676.00 Core (stair 121.00 ~ Sub-Total Other Areas 11,933.00 Totals ~Accommodation Net 13,313.79 Retail Net 1.433.00 Administration Net 1,790.00 ~ Restaurant Net 4155.00 Other Net 11.933.00 Total Net Area 32,724.79 ~ ~ Page 8 ~ Vail Plaza Hotel Level 2 Zehren and Associates. Inc. 961070.00 ' 10/16/98 ~ Level2 ~ Gross Square Footage 32,715.00 Accomodation Units Unit Type Unit Area Keys Total Area Decks Deck Area Total Decl: ~ Acc. Unit A(wet bar) 330.75 18.00 5,953.50 Acc. Unit B(kitchenette) 330.75 11.00 3,638.25 Acc. Unit C(suite-master) 330.75 4.00 1323.00 ~ Acc. Unit D(suite-corner) 368.47 5.00 1.842.35 4.00 34.00 136.00 Acc. Unit E(suite- center) 322.00 6.00 1.932.00 6.00 40.00 240.00 Acc. Unit G(curve) 370.85 4.00 1,483.40 ~ Acc. Unit I(suite-com/tower) 609.19 1.00 609.19 Sub-Total Acc. Units 342.48 49.00 16,781.69 10.00 376.00 ~ Adminstration Executive Office 900.00 Accounting 945.00 Sub-Total Admin. 1,845.00 Restaurant Area Occ. Factor Occupants ~ Specialty Rest. (indoor) 2.500.00 25.00 100.00 Cocktail Lounge 2,500.00 18.00 138.89 Sub-Total Restaurant 5,000.00 238.89 ~ Ou[door Dining 1.300.00 25.00 52.00 ~ Other Areas Satellite Kitchen (Specialty) 375.00 Restrooms/Coats/Serv ice 375.00 ~ Loadine Dock 375.00 Corridor (public) 4.334.00 Core (elevator, mech. shaft) 796.00 ~ Core stair 251.61 Sub-Total Other Areas 6,506.61 Totals ~ Accommodation Net 16,781.69 Administration Net 1,845.00 Restaurant Net 5.000.00 ~ Other Net 6,506.61 Total Net 30,133.30 ~ Net/Gross DilTerence 2,581.70 92% ~ ~ ~ Page 7 ~ Vail Plaza Hotel Level 1 Zehren and Associates. Inc. 96]070.00 1016/98 ~ Net/Gross Difference . 2,805.21 92% ~ Outdoor Areas" Area Structural Deck (north) 12,577.00 Structural Deck (south) 4.514.00 ~ Total Structural Deck 17,091.00 *Areas beyond Gross Area ~ Parking Provided Existina Phase [II 42 ~ New FuII Size 8 Sub-Total Parking Provided 50 ~ ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ Page 9 ~ Vail Plaza Hotel Level 0 Zehren and Associates. Inc. ~ 961070.00 10/16/98 • Leve10 ~ Gross Square Footage 57,237.00 Reta i I ~ Unit Type Area Units Retail Area Three 1,390.00 1.00 Retail Area Four 420.00 1.00 Retail Area Five 1.526.00 1.00 ~ Retail Area Six 1.293.00 1.00 Retail Area Seven 1360.00 1.00 Sub-Total Retail 5,989.00 5.00 ~ Conference Facilities Area Main Ballroom* 10,162.00 ~ Junior Ballroom 5,595.00 Pre-Convene/Public Circulation 5.451.00 Sub-Total Convention 21,208.00 ~ *Includes 1.722 sq. ft. circulation with partitions in closed position ~ Kitchens Unit Type Main Kitchen 3,000.00 1.00 1000.00 ~ Banquet Ikitchen 1.795.00 1.00 1,795.00 Banquet Satellite Kitchens 594.50 2.00 1,189.00 Sub-Totall:itchen 4.00 5,984.00 ~ Food and Beverage Storage 1,576.00 ~ Other Areas Core (elevator, mech. shaft) 676.00 Core (stair) 143.00 ~ Service Corridors 4A57.00 Restrooms/Teiephones 680 Total Other Areas 5,556.00 ~ Parking Provided Parking Spaces (Full Size) 0.00 Parking Spaces (Compact) 39.00 ~ Sub-Total Parking 13,507.00 39.00 Totals ~ Retail Net 5,989.00 Conference Net 21,208.00 kitchen Net 5,984.00 ~ F & B Net 1,576.00 Other Net 5.556.00 Parking and Ramp 11507.00 ~ Total Net 53,820.00 ~ Page 10 ~ ' Vail Plaza Hotei Leve] 0 Zehren and Associates. Inc. 961070.00 10/ 16i 98 i ~ NeUGross Difference 3,417.00 940/o Outdoor Areas* ~ Structural Deck (west) 1.330.00 *Areas beyond Gross Area ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Page 11 ~ Vail Plaza Hotel Level -1 Ze6ren and Associates. Inc. 961070.00 10,i16/98 ~ • Level Minus One . ~ Gross Square Footage 51,284.00 Employee Facilities ~ Personnel 1.000.00 Employee Facilities 2.300.00 Sub-Total Employee Areas 3,300.00 ~ Service Areas Receivine/StoraQe/Trash 3.500.00 Laundry 3.150.00 ~ Housekeeping 1,725.00 Sub-Total Service Areas 8,375.00 ~ Other Areas Core (elevator/mechanical) 324.00 Core (stair) 272.00 ~ Elevator Lobby (corridor) 258.00 Club Owner Storage Closets 1,643.00 18.89 87.00 Storage(Service) 1,339.00 ~ Service Corridor 851.00 Sub-Total 4,687.00 ~ Parking Provided Parking Spaces (Full Size) 62.00 Parking Spaces (Compact) 41.00 ~ Sub-Total Parking 103.00 34,054.00 Totals Area Employee Net 3.300.00 ~ Service Net 8.375.00 Other Net 4.687.00 Parking and Ramp net 34,054.00 ~Total Net 50,416.00 Net/Gross Difference 868.00 98% ~ ~ ~ ~ ~ ~ Page 12 ~ ~ Vail Plaza Hotel Level -2 Zehren and Associates. Inc. 961070.00 101! 16!98 ~ Level Minus Two ~ Gross Square Footage 45,670.00 Administration Sales/Catering 2,146.00 2.00 1,073.00 ~ Service Areas Engineerin- 1.954.00 ~ Mechanical Plant 6.993.00 Service Sub-Total 8,947.00 ~ Spa Areas Exercise Equipment 2,936.00 3.00 978.67 Aerobic Room 2,943.00 3.00 981.00 ~ Sub-Total Spa 5,879.00 Other Areas ~ Club Owner Storase. Closets 1,710.00 19.00 90.00 Corridor (public) 5,387.00 Core (elevator, mech. shaft) 324.00 ~ Core (stair 379.00 Sub-Total Other Areas 7,800.00 ~ Area Level -2 (cont.) Parkino Spaces (Full Size) 43.00 ~ Parkine Spaces (Compact) 13A0 Sub-Total Parking 18,954.00 56.00 ~ Totals Area Administration Net 2.146.00 Service Net 8.947.00 Spa Net 5.879.00 , Other Net 7,800.00 Parking and Ramp Net 18.954.00 Total Net 43,726.00 ~ Net/Gross Difference 1,944.00 96% ~ ~ ~ ' ~ Page 13 L ~ Vail Plaza Hotel Level -3 Zehren and Associates. Inc. 961070.00 10-16i98 ~ Level Minus Three ~ Gross Area 49,566.00 Spa Areas ~ Pool Area 3,025.00 Pool Deck Area 8,268.00 I'reatmendLocker Rooms 10.630.00 Sub-Total Spa 21,923.00 ~ Retail Areas Retail Area Eight (Salon) 1,174.00 1.00 , Restaurant Areas RestauranUJuice Baz 498.00 17.00 29.29 ~ Other Areas Club Owner Storage. Closets 1,649.00 18.95 87.00 ~ Corcidor(public) 3,315.00 Core (elevator, mech. shaft) 325.00 Core stair 372.00 ~ Sub-TotalOther 5,661.00 Parking Provided ~ Pazking Spaces (Full Size) 44.00 Parking Spaces (Compact) 13.00 Sub-Total Parking 18,761.00 57.00 ~ Totals Area Spa Net Z 1.923.00 ~ Retail Net 1,174.00 Restaurant Net 498.00 Other Net 5.661.00 1 Parkine and Ramp Net 18,761.00 Total tiet 48,017.00 Net/Gross Difference 1,549.00 97°/a ~ ~ ~ ' ~ Page 14 ~ ~ Vail Plaza Hotel Level -4 Zehren and Associates. Inc. ~ 961070.00 I 0' 16;98 Level Minus Four ~ Gross Area 22,043.00 Parking Provided ~ Parking Spaces (Full Size) 44.00 Parking Spaces (Compact) 13.00 Sub-Total Parking 18,948.00 57.00 ~ Other Areas Club Owner Storase. Closets 1.709.00 19.64 87.00 Corridor (public) 445.00 ~ Core (elevator. mech. shaft) 151.00 Core stair) 130.00 Sub-Total Other 2,435.00 ~ Totals Area Other Net 2.435.00 ~ Parking and Ramp Net 18,948.00 Total Net 21,383.00 ~ Net/Gross Difference 660.00 97% ~ ' , ~ ~ ~ ~ ~ ' ~ Page 15 ~ Vail Plaza Hotel Parking Summary Zehren and Associates. lnc. , 961070.00 10, 16%98 . Parking Required , Dwelling Unit Area Park. Factor Park. Req'd Dwelline Unit 1 5.778.00 >2000 2.50 ~ Club Units Area Park. Factor Park. Req'd Club Unit 1 1.987.00 500Q000 2.00 Club Unit 2 1.646.00 500Q000 2.00 Club Unit 3 1.909.00 500<2000 2.00 ~ Club Unit 4 2,384.00 >2000 250 Club Unit ~ 1.911.00 5bOQ000 2.00 Club Unit 6 2.058.00 >2000 2.50 ~ Club Unit 7 1,276.00 500Q000 2.00 Club Unit 8 2,100.00 >2000 2.50 Club Unit 9 1.720.00 500Q000 2.00 ~ Club Unit 10 1.807.00 500<2000 2.00 Club Unit 11 2.473.00 >2000 2.50 Club Unit 12 1,635.00 500<2000 2.00 ~ Club Unit li 1.617.00 500<2000 2.00 Club Unit 14 2,105.00 >2000 2.50 Club Unit 15 2353.00 >2000 2.50 ~ Total Club Lfnits 28,981.00 33.00 Accommodation Units Unit Area Park. Factor Units Park. Req'd ~ Accommodation Unit A 330.75 0.73 93.00 67.96 Accommodation Unit B 330.75 0J3 61.00 44.58 Accommodation Unit C 330.75 0.73 32.00 2338 1 Accommodation Unit D 368.47 0.77 33.00 25,36 Accommodation Unit E 322.00 0.72 38.00 27.44 Accommodation Unit F 432.00 0.83 2.00 1.66 ~ Accommodation Unit G 370.85 0J7 12.00 9.25 Accommodation Unit H 717.50 1.12 2.00 2.24 Accommodation Unit I 609.19 1.01 3.00 3.03 Total Acc. tinits 342.36 0.74 276.00 204.89 , Restaurant Seating Area Occ. Factor Seats Park. Factor Park. Re 'd Specialty Restaurant 2,500.00 25.00 100.00 1:8 seats 12.50 ~ Main Restaurant 1255.00 20.00 162.75 1:8 seats 20.34 Spa Juice Bar 498.00 17.00 29.29 1:8 seats 3.66 Total Restaurant 6,253.00 292.04 36.51 ' Lounge Seating Area Occ. Factor Seats Park. Factor Park. Req'd Cocktail Lounge 2,500.00 18.00 138.89 1:8 seats 1736 ~ Lobby Bar 1,000.00 20.00 50.00 1:8 seats 6.25 Total Lounge 3,500.00 188.89 23.61 ~ Retail Retail Area Park. Factor Park. Req'd Total Retail 8.596.00 1300 sq. ft. 28.65 ~ Conference Retail Area Park. Factor Park. Req'd ~ Page 16 ~ ~ Vail Plaza Hotel Parking Summary Zehren and Associates. Inc. 961070.00 I0;' I6,'98 , Main Ballroom 10,162.00 1:240 sq. ft. 42.34 , Total Required Parking Total Dwelling Unit 2.50 ~ Total Club Units 33.00 Total Accommodation Units 204.89 Total Restaurant 36.51 Total Lounge 23.61 , Total Conference 4234 Total Retail 28.65 Sub-Total Parking Req'd 371.50 ~ Parking Deficit (Prev. SDD) 85.00 Sub-Total Parking Req'd 456.50 ' Mixed Use Reduction (10%) -45.65 Total Parking Required 410.85 ' Total Parking Provided 362 Parking Deficit -48.85 ' , ~ i 1 1 1 1 1 1 ~ Page 17 ~ Vail Plaza Hotel Program Summan, Zehren and Associates. Inc. ~ 96 ] 070.00 1 Oi 161,98 • Dwelling Units Upper Area Lower Area Total Area Deck Area Kevs Bedropms PilloNNs , Dwellins Unit 1 1.557.00 4.221.00 5.778.00 444.00 2.00 5.00 14.00 Club Units Upper Area Lower Area Total Area Deck Area Kevs Bedrooms PilloNNs ' Club Unit 1 592.00 1.395.00 1,987.00 146.00 3.00 3.00 8.00 Club Unit 2 432.00 1,214.00 1,646.00 88.00 3.00 3 00 8.00 Club Unit 3 432.00 1.477.00 1.909.00 88.00 3.00 4.00 10.00 Club Unit 4 592.00 1.792.00 2.384.00 146.00 4.00 4.00 12.00 , Club Unit i 528.00 1.383.00 1,911.00 88.00 3.00 3.00 8.00 Club Unit 6 519.00 1.539.00 2.058.00 88.00 3.00 4.00 10.00 Club Unit 7 445.00 831.00 1.276.00 88.00 1.00 2.00 6.00 ' Club Unit 8 519.00 1.581.00 2.100.00 88.00 3.00 4.00 10.00 Club Unit 9 546.00 1.174.00 1.720.00 88.00 3.00 3.00 8.,00 Club Unit 10 1,807.00 0.00 1,807.00 88.00 3.00 3.00 8.00 ~ ClubUnitll 518.00 1.955.00 2.473.00 88.00 3.00 4.00 10.00 Club Unit 12 424.00 1,211.00 1.635.00 88.00 1.00 3.00 8.00 Club Unit 13 424.00 1,193.00 1.617.00 88.00 1.00 3.00 3.00 , Club Unit 14 518.00 1.>87.00 2.105.00 88.00 4.00 3.00 8.00 Club Unit 15 2353.00 0.00 2353.00 80.00 5.00 4.00 10.00 Total Club Cinits 10,649.00 18,332.00 28,981.00 1,428.00 43.00 50.00 132.00 ~ Accommodation Units Room Area Rooms Total Area Deck Area Ke _vs Bedrooms Pillows Accommodation Unit A 330.75 93.00 30.759.75 93.00 93.00 186.00 ' Accommodation Unit B 330.75 61.00 20.175.75 61.00 61.00 122.00 Accommodation Unit C 330.75 32.00 10.584.00 32.00 32.00 64.00 Accommodation Unit D 368.47 33.00 12.159.51 578.00 33.00 33.00 66.00 ' Accommodation Unit E 322.00 38.00 11236.00 1.066.00 38.00 38.00 76.00 Accommodation Unit F 432.00 2.00 864.00 2.00 2.00 4.00 Accommodation Unit G 370.85 12.00 4.450.20 12.00 12.00 24.00 ' Accommodation Unit N 717.50 2.00 1.435.00 2.00 2.00 4.00 Accommodation Unit I 609.19 3.00 1.827.57 3.00 3.00 6.00 Total Acc. linits 342.36 276.00 94,491.78 1,644.00 276.00 276.00 552.00 , Totals 129,250.78 3,516.00 321.00 331A0 698.00 Restaurant Seatine Area Occ. Factor Seats ' Specialry Restaurant 1500.00 25.00 100.00 Outdoor Dining (Specialty) 1300.00 25.00 52.00 Sub-Total Specialty Restaurant 3,800.00 25.00 152.00 ' Main Restaurant 3.255.00 20.00 162.75 Outdoor Dinina (Main) 1.406.00 20.00 7030 ~ Sub-Total Main Restaurant 4,661.00 20.00 233.05 Sub-Total Spa Juice Bar 498.00 17.00 29.29 , Total Restaurant (Indoor) 6.253.00 21.41 292.04 Total Restaurant (Outdoor) 2.706.00 22.13 122.30 ' Total Restaurant 8,959.00 21.62 414.34 , Page 18 ~ r Vaii Plaza Hotel Program Summary Zehren and Associates. Inc. 961070.00 10I16/98 ' Loun e ~ Cocktail Lounae 1500.00 18.00 138.89 Lobby Bar 1.000.00 20.00 50.00 Total Lounge 3,-500.00 18.53 188.89 ' Retail Retail Area Units Retail Level One 1.433.00 2.00 Retail Level Zero 5,989.00 5.00 ~ Retail Level Minus Three 1.174.00 1.00 Total Retail 8,596.00 8.00 ' Conference Facilites Main 8aliroom 10.162.00 Junior Ballroom 5.595.00 ' Pre-Convene/Public Circulation 5.451.00 Sub-Total Convention 21,208.00 ' ~P_a Spa Level -2 5,879.00 Spa Level -3 21923.00 ~ Total Spa 27,802.00 Storage Closets Total Area Closet Area Closets ' Level-1 Club Storage Closets 1,643.00 18.89 87.00 Level -2 Club Stora.e Closets 1.710.00 19.00 90.00 Level -3 Club Storage Closets 1.649.00 18.95 87.00 ' Level -4 Club Storage Closets 1709.00 19.64 87.00 Total Club Storage. Closets 6,711.00 19.12 351.00 ~ Parking Provided Full Size Compact Total Level One Parhing 50 0 50 Level Zero Parkina 0 39 39 ' Level Minus One Parking 62 41 103 Level Minus Two Parking 43 13 56 Level Minus Three Parking 44 13 57 Level Minus Four Parking 44 13 57 ' Total Parking Provided 243 119 362 Percentage 67% 33°/a 100% ' i ~ 1 ~ Page 19 r- . AD . : IO~V SHE : ~ . ~ EVELOP~ENT M . ~E ASriE12 LAIV ~H . . d Inititzl Draft Version - A , . _ . . ~ ~ _ - N _ . , N _ . ~ ~ _ ; : Submitted to the Vail rI'own Council- ~ ~ . • 5'~'.` , a»~ ' s'~'Rte.?~ . . . ' . . . . : October 20, 1998 : ~ The body of this draft version does not Yet include accompanying masterplan graphics. Acknowledgements The Lionshead Redevelopment Masterplan is the cumulative result of over two years concerted effort on the part of many individuals without whom this project would not have happened. While the total number of involved individuals is too large to list here, the members of the "master plan team" and reviewing officials are named below. _ Vail Town Council . . Rob Ford, Mayor . Ludwig Kurtz, Mayor Pro-Tem Bob Armour Sybill Navas Michael Arnett Kevin Foley Michael Jewett Paul Johnston Planning and Environmental Commission Galen Aasland Brian Doyon John Schofield Diane Golden Greg Moffet Ann Bishop Tom Weber Gene Uselton Greg Amsden Town of Vail Staff Bob Mclauren, Town Manager Susan Connelly, Former Planning Director Russell Forrest, Planning Director Michael Mollica, Former Assistant Planning Director Daminic Mauriello, Chief of Planning Suzanne Silverthorn, Community Information Officer II - LIONSHEAD REDEVELOPMENT MASTERPLAN 4 w Lionshead lacks the clzarm, character, appeal and vibrancy expected of a world class resort. It lacks a seizse of arrival and a sense of place. Pedestrian flow through the tnall can be confusing and disconnected. The architecture lacks a unique identity or reference to Vail's historical antecedeizts and its alpine environment. Many of the buildings are pl2ysically aging and functionally under- utilized, resulting in negative iinpacts to pi-operty values, private profits and public revenues. Potential hospitality, retail and recr-eational uses, and community mnenities ai-e unniet or unrealized. It would be short-sighted to ignore these conditions and do notlzing. The opportunity exists for the public aiid private sectors to act collaboratively to renew aizd revitalize this important component of our comrnunity. -Vail Town Council, November 4, 1996 LIONSHEAD REDEVELOPMENT MASTERPLAN I Table of Contents CHAPTER 1- Executive Summary 1.1 Structure of n7aster Plan document 1.2 Masterplan Framew•ork 1.3 Recommended Actions 1.3.1 Developmend Redevelopment ] 3.2 Pedestrian Circulation ' 1.3.3 Natural Environment Connections 1.3.4 Vehicular Circulation 1.3.5 Transit 13.6 Service and Delivery 1.3.7 Parking CHAPTER 2- Introduction 2.1 Purpose of Masterplan 2.2 Definition of master Plan 2.3 Policy Objectives 2.3.1 Renewal and Redevelopment 2.3.2 Vitality and Amenities 2.3.3 Stronaer Economic Base Throuoh Increased Live Beds 2.3.4 Improved Access and Circulation 2.3.5 Improved Infrastructure 23.6 Creative Financing for Enhanced Private Profits and Public Revenues 2.4 Process Ground Rules 2.5 Urban Design Principles 2.6 Master Plan Study Area - 2.7 Methodology 2.8 Adoption and amendment of master plan CHAPTER 3- Existing Conditions Assessment 3.1 Introduction 3.2 Existing land uses 3.2.1 Residential 3.2.2 Retail/ commercial 3.2.3 Lodgina 32.4 Conference/ meetins facilities Y 3.2.5 Lioht industrial ~ 3.2.5.1 Sanitation plant 3.2.5.2 Amoco Service Station 3.2.5.3 Vail Associates service yard 3.2.6 Recreation/ open space N LIONSHEAD REDEVELOPMENT MASTERPLAN Consultants Design Workshop Inc. Vail, Colorado Lead planning and design consultant Ethan Moore David Kenyon Felsburg Holt & Ullevig . . Denver, Colorado - Transportation analysis Chris Fasching Zehren and Associates Inc. Avon, Colorado Architectural design guidelines Jack Zehren Dave Kaselak Stan Bernstien and Associates Inc. Denver, Colorado Economic revenue analyis Stan Bernstien The masterplan team would like to thank David Corbin for his support and presence as an invaluable information resource, as well as all the other community members, property managers, property owners, developers, architects, landscape architects and designers that were continually involved throughout this project. Finally, Vail Associates Inc. is thanked for their involvement and financial support throughout this important effort. While this project was a financial joint effort between the Town of Vail and Vail Associates, all consultants were contracted and accountable only to the Town of Vail. LIONSHEAD REDEVELOPMENT MASTERPLAN III ' 3.10 Visual Assessment 3.10.1 Architecture 3.10.1.1 Form 3.10.12 Detail 3.102 Vehicular Streetscape 3.10.3 Pedestrian sueets and retail mall 3.11 Economic Conditions CHAPTER 4- Master Plan Recommendations- Overall Study Area . 4.1 Masterplan land use framework 4.1.1 Lionshead Masterplan Concept 4.12 East Lionshead- Civic hub 4.1.3 Resort retail and commercial hub 4.1.4 Resort lodging hub 4.1.5 West Lionshead- Residential/ mixed use hub 4.2 Connection to Vail Village 4.3 Connection.to natural environment 4.3.1 Visual connections 4.3.1.1 View Corridors 43.1.2 Orientation of buildinss 4.3.2 Physical Connections ~ 4.3.2.1 Landscape/ Greenbelt corridors 432.2 Skier Bridoe 4.3.2.3 Access to south side of Gore Creek 4.4 Public View Corridors 4.4.1 Public view corridors recommended to be protected under the existing Town of Vail view corridor ordinance 4.4.1.1 View Corridor One . 4.4.1.2 View Corridor Two. 4.4.2 Public view corridors where the view point or foreground of view is likely to be redeveloped. 4.4.2.1 View Corridor Three 4.4.2:2 View Corridor Four 4.42.3 View Corridor Five 4.5 Public Transportation 4.5.1 Connection to west Lionshead 4.5.2 Maximize efficiency and utilization of arrival points 4.5.2.1 Relocation of Regional transit stop 4.5.2.2 Elimination of Concert Hall Plaza stop 4.5.2.3 Geation of new transit stop at North Day Lot transportation center 4.5.3 Addressing Existing problems 4.53.1 Vehicular/ bus conflicts 4.532 Dobson Ice Arena stop 4.5.3.3 East Lionshead Circle and South Frontage Road intersection 4.5.3.4 Concert Hall Plaza 4.5.4 Future Considerations ~ 4.5.4.1 Alternative local transit systems 4.5.4.2 Regional rail system 4.6 Vehicular and Pedestrian Circulation 4.6.1 South Fronta(ye Road vi LIONSHEAD REDEVELOPMENT MASTERPLAN 3.3 Existing Zoning • Primary/ Sccor,d::,y Rcsiden:izl • High Density Multi-family • Medium Density Multi-family • Commercial Core 2 • • Arterial Business • • General Use • Special Development District (the Marriott) • Agricultural & Open Space • Natural Area Preservation • Outdoor Recreation • Parking 3.4 Regulatory Issues 3.4.1 Building Heighi 3.4.2 Gross Residential Floor Area (GRFA) 3.4.3 Density 3.5 Fire Safety 3.5.1 Emergency Vehicle Access 3.5.2 Sprinkler fire protection 3.6 Utilities 3.6.1 General Locations 3.6.2 General Capacity Data 3.6.2.1 Gas- Public Service of Colorado 3.6.2.2 Electric- Holy Cross Electric Association 3.6.2.3 Water and Sewer- Eagle River Water and Sanitation District 3.6.2.4 Phone- USwest 3.6.2.5 Cable TV- TCI 3.7 Environment 3.7.1 Resort zone 3.7.2 Open space zone . 3.7.3 Low-density residential zone 3.8 Transportation and Circulation 3.8.1 Vehicular 3.8.1.1 I-70 South Frontacye Road 3.8.1.2 East Lionshead Circle • 3.8.1.3 West Lionshead Circle 3.8.1.4 Lionshead Place " 3.8.1.5 Forest Road 3.8.2 Pedestrian/ Bicycle 3.8.2.1 Lionshead pedestrian core 3.82.2 Gore Creek recreation path 3.8.3 Transit 3.8.4 Service and Deliverv 3.9 Parking 3.9.1 Parking Generation 3.9.1.1 Lodging parking =eneration 3.9.1.2 Retail/ commercial parking generation 3.9.1.3 Day skier/ special event parking ~ 3.9.2 Existing Public Parkina 3.9.3 Existina Parking Shortfall • 3.9.4 Vail Associates Employee Parking LIONSHEAD REDEVELOPMENT MASTERF'LAN V 4.10.2 Landmarks CHAPTER 5- Master Plan Recommendations- Detailed Land Use Analysis 5.1 Lionshead Civic Center ' 5.1.1 Potential development scenarios 5.12 Functional planning issues 5.1.2.1 Access 5.1.22 Relationship to East Lionshead Circle 5.1.2.3 Relationship to Dobson Ice Arena , 5.2 South face of the Lionshead parking structure 5.3 Gore Creek Corridor 5.3.1 Creation of recreation path 'bypass' around ski yard 5.3.2 Recreation path picnic and seating areas 5.33 Safety issues 5.3.4 Lowland area south of Gore Creek. 5.3.5 Revegetation/ landscaping west of ski yard 5.4 East Lionshead bus drop-off area 5.4.1 Pedestrian connections 5.4.2 Transit stop 5.43 Potential buildino infill site 5.5 VVest face of parking structure 5.6 Vail 21, Lionshead Arcade, Lifthouse Lodge, Lions Pride cluster 5.6.1 Expansion of ground floor retail space 5.6.2 Architectural improvements 5.63 Pedestrian circulation between Vail 21 and Lionshead Arcade 5.6.4 Pedestrian access from Vantage Point condominiums to retail mall 5.6.5 Lions Pride buildin= and parking deck. 5.6.6 Service and delivery 5.7 Lionshead retail core 5.7.1 Build-"to lines 5J.2 Ground level retail expansion opportunities ~ 5.7.3 Pedestrian connections throueh core site 5.7.4 Hierarchy of pedestrian space 5.7.5 Retail space allocation 5.7.6 Plazas and nodes 5.7.7 Resort Hotel priority iocation on core site 5.7.8 Pedestrian/ retail connection to West Lionshead Circle 5.8 North Day Lot 5.9 Nlontaneros, Concert Hall Plaza, Landmark Tower and Townhomes 5.9.1 Landmark Tower and Townhomes 5.9.2 Concert Hall Plazal Montaneros 5.10 Ski Yard - 5.10.1 Relationship to pedestrian/ retail mall 5.10.2 Skier BridEe 5.10.3 Connections 5.10.4 Screening/ landscaping vIII LIONSHEAD REDEVELOPMENT MASTERPLAN 4.6.1.1 Potential Realignment 4.6.1.2 (lvcrall rnad imProvementc 4.6.1.3 Bicycle and pedestrian provisions 4.6.1.4 VisualImprovements 4.6.2 Modification to East Lionshead Circle 4.6.2.1 East connection to South Frontage Road 4.6.2.2 West entrance 4.6.2.3 Main Lionshead pedestrian portal 4.6.2.4 Visual improvements 4.62.5 Pedestrian sidewalks 4.6.3 Modifications to West Lionshead Circle and Lionshead Place 4.63.1 East intersection of West Lionshead Circle and South Frontage Road , 4.6:3.2 Lionshead Place; West Lionshead Circle intersection 4.6.33 Pedestrian sidewalks and crossinss _ 4.6.3.4 VisualImprovements y 4.6.4 Forest Road • 4.6.4.1 Mountain service access issues 4.6.4.2 Pedestrian connections ' 4.6.4.3 Re-alignment of South Frontage Road. 4.6.5 Creation of new transportation hub on North Day Lot 4.7 Loading and Delivery 4.7.1 Properties with access 4.7.2 Properties without access 4.7.3 Potential sites for centralized service and delivery facilities. 4.7.3.1 West end of Lionshead parking structure 4.7.3.2 North Day Lot transit center 4.7.3.3 Lifthouse lodge alley 4.7.3.4 Vail Associates core site 4.7.3.5 Landmark Townhomes alley 4.8 Parking 4.8.1 Potential Displacement of existing parking 4.8.1.1 North Day Lot 4.8.1.2 West Day Lot 4.8.1.3 Charter bus parking lot 4.8.2 Residential properties 4.8.3 Public Parkina " 4.83.1 Existing parking shortfall 4.8.3.2 Potential new parking needs 4.8.3.3 Potential new parking sites 4.8.4 Employee housinQ parking 4.9 Housing 4.9.1 No net loss of employee housing 4.92 VisualIssues 4.9.3 Policy based housinc, opportunities 4.9.4 Potential housina, sites 4.9.4.1 South face of Lionshead parkina structure 4.9.4.2 Top deck of Lionshead parking structure 4.9.4.3 Vail Associates service yard and Holy Goss site 4.9.4.4 Red Sandstone parking area 4.9.4.5 01d town shops 4.10 Gateways, Landmarks, and Portals 4.10.1 Gateways and portals 4.10.1.1 Vehicular Lateways. 4.10.1.2 Pedestrian Gateways. LIONSHEAD REDEVELOPMENT MASTERPLAN vII CHAPTER 7- Design Standards 7.1 Landscape Area 7.2 Site Coverage 7.3 Setbacks 7.4 Gross Residential Floor Area (GRFA) 7.5 Density (dwelling units per acre): " 7.6 New Unit Definition 7.7 Building Height CHAPTER 8- Arcitectural Design Guidelines 8.1 Vision Statement 8.2 Purpose and Scope 8.3 Design Guidelines 8.3.1 Site Improvements 8.3.2 Architecture CHAPTER 9- Implementation 9.1 Project Prioritization 9.2 Phasing 9.3 Timing 9.4 Financing 9.5 Costs . -4 x LIONSHEAD REDEVELOPMENT MASTERPLAN 5.11 Lionsquare Lodge 5.11.1 Traffic conccrns 5.11.2 Pedestrian connection between main building and north buiiding 5.113 Ski yard pedestrian access 5,11.4 Potential developmenU redevelopment scenarios 5.12 Marriott 5.12.1 Redevelopment/ development of parking structure 5.12.2 Infill opportunities 5.12.3 Facade retrofit opportunities on existinc, building 5.12.4 Treatment of West Lionshead Circle in front of existing structure 5.13 Antlers Lodge _ 5.14 Lionshead Inn, Vailglo, Enzian clusters 5.14.1 Addressing the pedestrian street 5.14.2 Access and street frontaoe . 5.14.3 Building height ~ 5.15 Vail Spa 5.16 VVest Day Lod Vail Associates serAce yard/ Holy Cross site 5.17 Old Town Shops 5.18 Unplatted Forest Road "tennis court" site CHAPTER 6- Site Design Guidelines 6.1 Primary Pedestrian Mall 6.1.1 Pedestrian surface 6.1.2 Width 6.1.3 Site Furnishings 6.1.4 Lighting 6.1.5 Signage 6.1.6 Landscaping 6.2 Secondary Pedestrian Mall 62.1 Pedestrian surface 6.2.2 Width 6.23 Site Furnishings 6.2.4 Lighting 6.2.5 Signage 6.2.6 Landscaping 6.3 Primary Pedestrian VValk 6.3.1 Pedestrian surface 6.3.2 Width 6.3.3 Site Furnishin~s 6.3.4 Lighting y 6.3.5 Signage 6.3.6 Landscaping 6.4 Secondary Pedestrian VValk 6.5 Pedestrian Path 6.6 Compliance with Town of Vail Streetscape 11'Iasterplan LIONSHEAD REDEVELOPMENT MASTERPLAN IX 3, . - ~ CHAPTER ONE~~~. . . ~ ExECUTIVE S UMMARY: ~ . . . ~ .~4x~ . ~ . :.~z 3: . . : . . h. . ' . . ~ ta.,...!!.. , n, . . . . . ..~'a»«.. . . `.~t'* ~ • . , _ , . . , Y - " yf<wF ~ ~ ~ ~ ~ ~ ` ~ . . 4: ~ , . . ~ ' ' " ~ ~ , : . ~ ; , . . . ~ ~ . ; . _ , . . : . - ' , : ~ e e ~y . ' r . n.sC~..c. Tg n. f: ' . . y y : . F ~ ~ " . u : ' : . :ia:.: : . ~ . . . ~ ~ ~ . - CHAPTER 1 EXECUTNE SUMMARY ~ Site Desigii Guideliiies This chapter addresses the Lionshead pedestrian environment by creating the following five pedestrian environment descriptions: l. Primary pedestrian mall 2. Secondary pedestrian mall 3. Primary pedestrian walk 4. Secondary pedestrian walk 5. Pedestrian path . • Each description contains planning and design recommendations for projects either creating or working within these different pedestrian environmerrts. • Development Standaids This chapter contains recommendations for the different quantitative development standards that set parameters for development and redevelopment, including GRFA, Density, Setbacks, Landscape areas, Site coverage, and a proposed new unit definition, the Lodge Unit. • Architectural Design Guidelines This chapter contains the architectural design parameters for both new development and renovation projects, addressing issues such as building height, massing principles, roofscapes, detail and fenestration, and the relationships between architectural forms and the adjacent pedestrian environment. • Implementation This chapter (not contained in this draft version) will address the issues of timing, phasing, project priorities, financing mechanisms, and "order of magnitude" costs as related to the individual recommended public. improvement projects contained in the master plan. 1.2 Masterplan Framework The overarching master plan framework deals with the creation of two primary pedestrian corridors that together provide for a cohesive, consistent, well defined pedestrian and retail environment for both the destination guest and the local community. These two corridors are an east-west connection between the west end of Dobson Ice Arena and the west end of Lionshead, and a north-south connection between the ski yard and the North Day Lot. While the Lionshead vehicular and transit systems are critical, the emphasis, or defining characteristic, of Lionshead is its pedestrian environment. Additional . "framework" recommendations are as follows: PAGE 1-2 LIONSHEAD REDEVELOPMENT MASTERPLAN CHAPTER 1 EXECUTNE SUMMARY CHAPTER 1 Executive Summary This summary outlines the major goals, objectives, and recommendations of the Lionshead Redevelopment Master Plan. It is intended as a guide and should not be used as a substitute for examining the entire document or sections of the document relevant to a project or projects. - 1.1 Structure of Master Plan document The substantive information in this document is organized in the following described chapters. Due to the complexity and inter-related nature of the many Lionshead planning and design issues, these sections overlap and cross-reference each other. A thorough review of the entire document is encouraged for any potential development or redevelopment applicant. • Existing Cottditions Analysis This chapter identifies the existing conditions, problems, and issues that are addressed through the recommendations of the master plan. This information is important to establish the purpose and intent of the master plan- to address and solve these issues to the greatest extent possible. • Masterplan Recommendations- Overadl Study Area This chapter addresses the planning and design recommendations impacting the entire study area. There are however several site specific recommendations that deal with issues impacting the entire study area. • Masterplan Recommendations- Detailed Land Use Analysis This chapter addresses the individual parcels or significant groupings of parcels within the Lionshead study area, providing both general and specific planning and design recommendations for each area. Again, the recommendations for each area often overlap with another due to the inter- related nature of these properties. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 1-1 . CHAPTER 1 EXECUTNE SUMMARY • Encourage, incentivize, and facilitate the creation of seasonal housinb in the west end of Lionshead 1.3.2 Pedestrian Circulation • Implement the Vail Streetscape Masterplan for the Vail-Lionshead connection along West Meadow Drive. • Redevelop the existing east Lionshead pedestrian portal . * Provide for both a north-south and an east-west consistent pedestrian environment in Lionshead. This includes the creation of new walkways and _ plazas and the reconstruction of old pedestrian surfaces. • Snowmelt the primary Lionshead pedestrian mall • Provide for pedestrian walks and paths along all streets • Connect the Gore Cree.k recreation path below the Gondola lift line • Provide for pedestrian and bicycle traffic along the south frontage. road • Encoura-e, incentivize, and facilitate the creation of a new west Lionshead pedestrian portal through redevelopment of the Concert Hall plaza andlor the Montaneros Condominiums. • Create a new north Lionshead pedestrian portal in conjunction with development of the North Day Lot. • Replace the existing skier bridge • Create and implement a comprehensive pedestrian directional signage program 1.3.3 Natural Environment Connections • Create a passive recreation trail system on the south side of Gore Creek. • Establish public view corridors preserving the visual connections to Lionshead's natural environment • Encourage, incentivize, and facilitate the creation of "green" landscape . corridors penetrating into the Lionshead environment. - • Enhance the west end of the Gore Creek recreation path through landscape and environmental remediation. 1.3.4 Vehicular Circulation • Restrict the vehicular traffic on East Lionshead Circle to transit, emergency vehicles, and local property owners. • Provide all necessary improvements to the South Frontage Road including widening, acceleration/ deceleration lanes, landscaped medians, and other appropriate traffic mitigation measures. • Realign the South Frontage Road on the west end of Lionshead • Realign the West Lionshead Circle and Lionshead Place interchange • Encourage, incentivize, and facilitate the removal of snowcats and winter mountain service vehicles from Forest Road • Create a central skier drop-off point on the North Day Lot • Create and implement a comprehensive vehicular directional si~nage program PAGE 1-4 _ LIONSHEAD REDEVELOPMENT MASTERPLAN CHAPTER 1 EXECUTNE SUMMARY • Naturul Envirownent Coiiiiectioiis To provide for and create strong connections, both physical and visual, to the natural environment of Gore Creek and the mountain. • Vehicular Circulation To provide for an efficient street environment that meets all the access needs for both public and private destinations while minimizing the vehicle's impact on the pedestrian environment and adjacent residential buildings • Transit To provide for an efficient and flexible transit system providing service to the entire Lionshead study area, including potential new development in the west end of Lionshead. • Service and Deliveiy To provide for consolidated and efficient service and delivery facilities that do not impact or interfere with pedestrian areas, emergency vehicle routes, or traffic in general. These facilities also will meet both the current and projected expanded service and delivery needs of the Lionshead study area. • Parking To provide for correct amount of public parking in Lionshead while ensuring that parking is only one part of the overall Lionshead public access strategy. 1.3 Recommended Actions The master plan recommended actions, both public and private, are as follows. This is a concise list and does not contain all the detail necessary to fully understand the scope and importance of each project. 1.3.1 - Development! Redevelopment • Encourage, incentivize, and facilitate the redevelopment and renovation of existing structures in Lionshead. • Create a"Lionshead Civic Center", comprised of the Dobson Ice Arena and new development on the existing charter bus lot. • Develop the south face of the Lionshead parking structure with ground floor retail/ commercial space and locals/ seasonal housing above. • Develop Town of Vail infill parcel at the east portal to the Lionshead pedestrian and retail mall. • Create first floor retail expansions in the retail core, narrowing and strengthening the pedestrian retail environment. Y • Encourage, incentivize, and facilitate the creation of a five-star resort hotel in the Lionshead core. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 1-3 ~ _ . INTRODUQ O~~ . ~ ~ _ . : . . : : ~ . . ~ . _ f. . . . ~ , ~ . . a : . ..F,~ 7. ~ F , . . b.~ • , , , ~ . A...w .vx.~<. , ~ . .em~ . ~ , ~ . . . . " ~ • Sn,y~ . ' ' : ; . a ' ~ ~ . .e, , - .e~.~,.....: . . ~S , , - . . y. . . . > .,r. x - x: . - h CHAPTER 1 EXECUTN.E SUMMARY 1.3.5 Transit • Create a transportation center on the North Day Lot to accommodate ]ocal and regional transit, local and regional shuttles, and charter buses. • Remove the existing Concert Hall Plaza bus drop-off • Relocate the existing Lionshead Place regional bus-stop to the North Day Lot 0 Mitigate the difficult left turn from East Lionshead Circle onto the South Frontage Road - • Connect the future west Lionshead development to the Town of Vail transit system. • Investigate future "clean" or alternative transit technologies • Investigate potential inter-modal connections to future non-vehicular regional transit systems. 1.3.6 Service and Delivery • Eliminate existing usage of the east Lionshead pedestrian portal as a service and delivery area • Eliminate all illegal service and delivery vehicle usage of fire lanes. • Create a service vehicle parking facility on the west end of the Lionshead parking structure. • Create a central service and delivery facility in conjunction with the transit facility on the North Day Lot 1.3.7 Parking • Add at least one additional deck to the Lionshead parking structure. • Conduct studies to establish the user profile of people accessing Lionshead by way of the parking structure, use this to help determine the desired user profile and true parking demand. • Investigate the possibility of a secondary parking structure in the west end of Lionshead. LIONSHEAD REDEVELOPA7ENT MASTERPLAN PAGE 1-5 CHAPTER 2 INTRODUCTION 2.2 Definition of master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work: A master plan is a guide, a flexible framework for future action. It articulates a communities fundamental land use policies, principles, and goals in a broad and . general way. It plans for the future physical development or redevelopment of an area of the community, including its land uses, functions, public facilities and circulation. The master plan's land use policies are actually implemented by zoning ordinances which may be new enactments or modifications of existing codes. The zoning policies relate back and conform to the policies of the master plan and carry out the plan's principles. A master plan is not an approval for any particular development concept contained therein, and it is not generally implemented in a short time frame. That is, when there is a market for a particular use and it becomes economically feasible, someone likely will propose it for development, and it will go through the applicable development review process. After adoption of a master plan for Lionshead, every specific development proposal will have to go through the applicable development review and approval process, with its attendant public notices and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC), the Design Review Board (DRB) and Town Council (as applicable) in determining whether to approve or disapprove the specific proposal. 2.3 Problem/ Opportunity Statement The Town Council adopted the following problem/opportunity statement on November 4, 1996 in order to clearly delineate the need for this Master Plan: Lionshead lacks the charm, character, appeal and vibrancy expected of a world class resort. It lacks a sense of arrival and a sense of place. Pedestrian flow through the mall can be confusing and discorinected. The architecture lacks a unique identity or reference to Vail's historical antecedents and its alpine environment. Many of the buildings are physically aging and functionally under-utiiized, resulting in negative impacts to property values, private profits and public revenues. Potential hospitality, retail and recreational uses, and community amenities are unmet or unrealized. It would be short-sighted to ignore these conditions and do nothing. The opportunity exists for the public and private sectors to aci collaboratively to renew and revitalize this important component of our community. PAGE2-2 LIONSHEAD REDEVELOPMENT MASTERPLAN CHAPTER 2 INTRODUCTION CHAPTER 2 Introduction 2.1 Purpose of Masterplan . This master plan was developed by the Town of Vail to encourage redevelopment, renewal, and new development initiatives within the Liorishead study area. Both public and private interests have recognized that Lionshead today lacks the economic vitality of its neighboring commercial district, the Vail Village, and has failed to create a"world class" resort experience. The lack accommodation units ("hot" beds), poor retail quality, the apparent deterioration of existing buildings, the lack of an appropriately planned and implemented pedestrian environment, the lack of identity and character of the area, and the lack of a coordinated effort to incentivize redevelopment all have been recurring themes inhibiting Lionshead's economic potential. Redevelopment is critical for Vail and Lionshead to remain competitive in the resort ski industry. Growth within the ski industry has slowed to 1-2% annually, intensifying competition for market share. Other resorts in Colorado are spending millions of dollazs to upgrade their facilities and attract more skiers. Vail, and specifically, Lionshead will start to fall behind if action is not taken soon to upgrade the quality of our facilities and correct the areas existing flaws, both public and private. Additionally, skiers are spending less time skiing and more time shopping, dining out, and enjoying other off mountain activities. Hence there is increased demand for quality retail shopping experiences which aze lacking in the Lionshead area, due to the deterioration of buildings, lack of amenities, and poorly functioning retail streets. In addition to these important redevelopment efforts, this plan contains a series of recommended public improvement projects that are equally critical to the overall success of Lionshead. This master plan, developed over a period of two years and with extensive involvement by the community, is a comprehensive guide or fi•amework providing direction to property owners and regulators considering redevelopmenddevelopment proposals. The plan provides the objectives and goals being pursued by the Town as well as specific recommendations, incentives, and requirements for redevelopment/development on public and private lands. This plan is intended to provide direction over the next 15 to 20 years. " LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 2-1 . CHAPTER 2 INTRODUC7'ION 2.5 Process Ground Rules . The Town Council adopted the following process ground rules on November 4, 1996 in . order to set some initial parameters and rules under which the Master Plan would be developed. 1. The Master Plan to be developed for all public and private lands in Lionshead will serve as the policy framework for all future decision-making on specific development and redevelopment proposals in Lionshead. The Master Plan wiil be based on the Lionshead Policy Objectives adopted by the Town Council to reflect the community's interests. 2. The Master plan area will be bounded on the north by I-70, on. the east by Middle Creek (west of the Vail Valley Medical Center), on the south by the Town of Vail b.oundary (south of Forest Road, and not including single-family lots), and on the west by Red Sandstone Creek (east of the Glen Lyon Office Building). 3. The Town of Vail will work collaboratively with Vail Associates, Inc. on the master planning process for Lionshead and will involve all other interested citizens, business owners and property owners in the master planning process. The master plan ultimately recommended may or may not reflect development approaches currently being explored by VA. 4. Proprietary information of any private property owner or developer will remain private and confidential unless it becomes part of a public record. 5. There will be no net loss to the Vail community of either local's housing or parking spaces (public and private) now existing in Lionshead. 6. Collaborative public/private redevelopment and financing ventur-es, including urban renewal authorities and downtown development authorities, will be considered. 7. The intent of redevelopment includes minimizing short-term construction-related impacts of redevelopment on existing businesses and residents and increased cooperation between the public and private sectors. The Town Council will have final decision-making authority on the Master Plan, adoption of implementing actions, use of public lands, public improvements, and public financing mechanisms. The Town Council or its authorized boards (e.g., PEC and DRB) will make final decisions on subsequent site-specific development proposals consistent with the Master Plan. PAGE2-4 . LIONSHEAD REDEVELOPMEN'T MASTERPLAN ~ CHAPTER Z INTRODUCTION 2.4 Policy Objectives The Town Council adopted six policy objectives on November 4, 1996 to outline the issues of importance which the master plan should address and create a framework for guiding future actions during the master planning process. 2.4.1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a wanner, more vibrant environment for guests and residents. Lionshead needs an appealing and . coherent identity, a sense of place, a personality, a purpose, and an improved - aesthetic character. 2.4.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.4.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates (i.e., "live beds" or "warm beds") and the creation of additional bed base through new lodging products. 2.4.4 Improved Access and Circulation The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead. 2.4.5 Improved Infrastructure The infrastructure of Lionshead, including streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage, and other public and private services must be upgraded to meet the capacities and service standards required to support redevelopment and revitalization efforts and to meet the expectations of our guests and residents. 2.4.6 Creative Financing for Enhanced Private Profits and Public Revenues Redevelopment in Lionshead must be undertaken in a financially creative, but feasible, manner so that adequate capital may be raised from all possible sources to fund desired private and public improvements. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 2-3 ~ CHAPTER 2 INTRODUCTION included the "best and worst of Lioiisliead coiitest" wliere communit}' meinbers were encouraged to submit examples of the best and worst features in Lionshead. During this step the master planning team also assembled base data about the physical environment of Lionshead. Stage Two - Brainstorm "Wish List " This step included several public workshops and hearings designed to obtain all community ideas. Ideas affecting policy, the physical environment, and any other areas • of concern were solicited from and reviewed by the community in two workshop ' settings. Participants were able to review all ideas and show their preferences for certain items by "dot-voting." Input was also obtained via survey response forms and via the internet. A total of 173 individual ,vish list items were submitted. These items were then categorized and documented as can be found in appendix F. . Stage Three - Analyze Alternati>>es and Select Preferred Alternative This step included several public workshops and hearings for developing public view corridors in Lionshead. The public view corridors were designated in this step. Additionally, a design charette using local design professionals was held to develop planning and design ideas. The results of this charette were reviewed by the community in several open houses. A market feasibility study was conducted in this stage to describe the market needs in Lionshead. This stage included review and selection of preferred alternatives for items such as traffic circulation, land uses, building bulk and mass, pedestrian corridors, and loading and delivery. Stage Four- Develop and Adopt Master PlarrlArchitectural Design Guidelines This stage of the masterplan took the ideas and principals established in stage three and refined/ expanded them into the final masterplan document. This stage included ongoing public review in the context of public town council meetings. Stage Five- Adopt Required Code Modifications This stage will occur subsequent to the adoption of this masterplan document. 2.9 Adoption and amendment of master plan The Master Plan was adopted by resolution on DATE by the Town Council following a recommendation by the Planning and Environmental Commission. Future amendments to this Master Plan shall also be approved by resolution or motion by the Town Council following a formal recommendation by the Pianning and Environmental Commission. Implementation activities and ordinances shall be approved in accordance with the Town of Vail Municipal Code. PAGE2-6 LIONSHEAD REDEVELOPMEN7 MASTERPLAN CHAPTER 2 INTRODUCTION . 2.6 Urban Design Principles The Town Council adopted the following set of urban design principles on November 4, 1996 to guide the development of the Master Plan. Although not an exhaustive list of guidelines, this set of principles were developed to provide broad direction for the development of the Master Plan. - l. Connect Lionshead physically and visually to the mountain landscape 2. Provide physical and emotional comfort for users 3. Provide a sense of arrival ' - _ 4. Create landmarks and turning points 5. Provide gates and portals to define sequential spaces and places 6. Define appropriate lands uses adjacent to outdoor spaces 2.7 Master Plan Study Area The Lionshead Master Plan study area (see figure X) was established by the Town Council at the outset of the master planning process. The following study area description defines the geographic boundaries that are subject to the policies of the Master Plan: Bounded on the north by I-70, on the east by Middle Creek (west of the Vail Valley Medical Center), on the south by the Town of Vail boundary (south of Forest Road, and not including single-family lots), and on the west by Red Sandstone Cieek (east of the Glen Lyon Office Building). 2.8 Methodology The master planning process was initially developed as a five stage process, with each including a public input component to help guide the actions within each step. The process was developed on a citizen input/community collaboration model intended to maximize public participation and allow the community to provide direction on plan elements. Exhaustive efforts were implemented to involve local citizens, property owners and second homeowners. The creation of a Web Page, direct mail, and the notification of local associations/managers were all utilized to solicit public input and inform the public about the process and progress of the master planning effort. Meetings and workshops were held on weekends and holidays in order to maximize second homeowner and guest involvement in the process. The initial plan process was envisioned to be completed in one year but was extended for an additional year. Stage One- Define Opportunities and Constraints ~ This step included two walking/bus tours through Lionshead with the public to look at the constraints and opportunities existing in Lionshead and included two public forums to review the list of opportunities and constraints assembled from the tours. This step also LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 2-5 ~ w M~' ? : : ' : ' ~u q . ~ . ~ ' . a9^aA' . . x . . . , ~ ~ =CHAPTER THRIth::m _s . . ~ ~ 4 . y.. r . . . ~ ~ a ~ E XIS'T1 N-G-N-- DITI0IATS~.~: R °a . ~ F T//~ ' • ~ "~'x:: t.. ~ ` ~ ~~L SS` , . ~ : . . . . , . . , - r:u . : • . : . . , _ ; . . , . . . w ~ ~ .:..t , , . . . „ ~ „ ~ ~-~"w , ,,.<:x. . ~ . ; • #~,a , _ ~ _ . . . . ~ ~ . CHAPTER 1 ACKNOWLEDGEMENTS majority being located in the Marriott. All of these accommodation units are located west of the Lionshead retail core (west of West Lionshead Circle and the Lionshead Place cul-de-sac). This represents about 3590 of the total Lionshead bed base (excluding the private residences south of Gore Creek). 3.2.4 Conference/ meeting facilities The Lionshead study area contains several public and private conference facilities , (see figure x), with the majority of space in private ownership. Aside from Dobson ice arena, which is not suitable as a smaller conference/ meeting facility, the only publicly available conference room in Lionshead is in the Vail public library. While this facility has no significant inherent problems of itself it is small " and heavily utilized. In general there is a growing need for additional conference space within Lionshead, especially as the local economy seeks to diversify itself and provide a wider range of destination resort products apart from skiing. 3.2.5 Light industrial Currently, the western end of Lionshead is home to several operations that couId be classified as light industrial. These include the Vail Sanitation Plant, the Vail Associates service yard, and the Amoco service station. 3.2.5.1 Sanitation plant The Vail sanitation plant is currently operating near capacity and it is anticipated that future Lionshead redevelopment/ development, as well as continuing development in Vail, will necessitate plant expansion. According to the Eagle River Water and Sanitation District the most likely direction of plant expansion would be to the west, into the "old town shops" property. A less likely but potentially viable alternative would be to expand the plant to the east into the existing plant parking lot. 3.2.5.2 Amoco Service Station This existine, service station is located on the western perimeter of the Lionshead study area east of Red Sandstone Creek. While there are no serious functional issues with the service station today, visual and access issues may become important as the west end of Lionshead develops over time. 3.2.5.3 Vail Associates service yard The Vail Associates service yard, bordered by the South Frontaae Road on the east and south and Red Sandstone Creek on the west, currently contains a wide variety of mountain operation functions such as snowcat service and fueling, warehouse storage, and maintenance shops. While the service yard is critical to Vail Associates mountain operations, there is a stron- interest on the part of the Town of Vail to see the majority of these facilities relocated on-motmtain. According PAGE 3-2 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT CHAPTER 3 Existing Conditions Assessment! Problem Identifcation 3.1 Introduction The initial task in the Lionshead master plan process was to conduct a ttiorough , " assessment of existing physical and regulatory conditions in the study area. The goal of - this assessment was to identify the problems, opportunities, and constraints that the master plan recommendations must address and work within. 3.2 Existing land uses A wide variety of land uses exist within the Lionshead study area, and are described below: 3.2.1 Residential Residential properties in Lionshead can be divided into two categories with conesponding location and densities. To the south of Gore Creek is Forest Road, a low density single family and duplex neighborhood. To the north of Gore Creek is a mix of multi-family condominium products, with densities ranging from 16 to 60 units per acre. Within this area of Lionshead there are approximately 735 condominium units ranging in size from studios to four bedrooms, but weighted towards the two-bedroom unit. Of these units, approximately 50-60% are included in short-term renta] pools ("warm beds"). In addition to these residential units there are approximately 56 non deed-r-estricted employee housing units (comprising approximately 110 beds) existing primarily in the Sunbird Lodge owned by Vail Associates. 3.2.2 RetaiV commercial There is cunently approximately 133,000 S.F. of retail/ commercial space within the Lionshead study area. While Lionshead is often identified as a resort shopping area, it's retail core (see figure X) is plagued by a series of visual and functional problems, resulting in both S.F. lease rates and S.F. sales that average less than conesponding space in the Vail Village. For a detailed analysis of existing retail conditions in Lionshead, refer to the Vail Retail Market Study, attached in appendix C. 3.2.3 Lodging ~ While there is a sizeable aggregate bed base in the Lionshead study area, a somewhat small percentage of these units are actually "hot bed" accommodation units. The true lodging base in Lionshead today consists of about 440 units, the LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 3-1 CHAPTER 1 ACKNOWLEDGEMENTS of the core area. As a result much of the cunent zoning is not relevant to the existing condition or the desired redeveloped condition of Lionshead. As is discussed in the introduction to this document, a primary function of the masterptan is to set in place the framework by which zoning in Lionshead can be made relevant, enabling the goals of the master plan to be implemented in accordance with the Town of Vail's regulatory structure. The existing zoning districts in Lionshead today are as follows (see figure X). For detailed information on these zone districts, consult the existing Town of Vail zoning code. If any discrepancies exist between the zoning map included in this document and • the official Town of Vail zoning map, the official Town of Vail zonina map shall take -precedence. • Primary/ Secondary Residential • High Density Multi-family • Medium Density Multi-family • Commercial Core 2 • Arterial Business - • General Use • Special Development District (the Maniott) • Agricultural & Open Space • Natural Area Preservation • Outdoor Recreation • Parkino, 3.4 Regulatory Issues 3.4.1 Building Height Fiaure X of this document shows the peak roof height of all the structures in the Lionshead study area, excluding the residential area south of Gore Creek. These building heights were taken from a ground level survey that established the peak elevations of each buildina relative to the ground elevation. Since many structures in Lionshead experience a change in grade across the face of the buildina, the average elevation around the base of the structure was used for purposes of calculating the building height. This building height information was established for the purposes of this masterplan and shall not supercede any prior existing legal building heijht determination recorded by the Town of Vail. Not including the residential area south of Gore Creek, the existing allowed " buildin~ heiaht for most of Lionshead today is 45' for a flat roofed structure and 48' for a pitched roof structure (MDMF district regulation is 35' and 38' respectively). PAGE 3-4 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT to Vail Associates it may be possible to relocate many af the facilities, but the snowcat service and fueling operations will be required to remain. Specific existing issues regarding the service yard are as follows: a. Visual. Like its neighborina Amoco service station, the service yard is at the western front door to Lionshead. Much of the yard is screened by an existing berm but is visually inconsistent with both the existing land ` uses in Lionshead and the desired visual perception of a destination resort. As redevelopment occurs in west Lionshead addressing"these visual concerns is of great importance. b. Access. The snow cat fueling and maintenance operations are a significant paR of the overall service yards. These functions require a crossing of the South Frontage Road by snow cats and snowmobiles, creating traffic conflicts as these vehicles cross over to Forest Road. c. Forest Road moccntain access. The snowcat mountain access route from the service yard is currently along Forest Road, up to the Born Free ski run. Though a pre-existing condition, the presence of the snow cats on Forest Road has been a long running and consistent complaint of the Forest Road property owners. It is clear that the removal of snowcats from Forest Road is desirable but there is no existing secondary route to the mountain and the alternatives for creatin~ a new access way, while possible, are difficult. (see section 4.6.4.1) 3.2.6 Recreation/ open space The Lionshead study area is roughly bisected by the Gore Creek open space corridor. Portions of this corridor, which widens significantly on the east end of the study area, are owned both by the Town of Vail and by Vail Associates (see fijure X). The existina tennis courts at the east end of Forest Road, while part of the a-ricultural and open space zone district, are unattractive and visually inconsistent with the rest of the Gore Creek Corridor. The Gore Creek Corridor is described in greater detail in section 3.7.2. 3.3 Existing Zoning The Lionshead study area is currently comprised of 11 zoning districts as outlined below. An analysis of the existin~ properties in Lionshead shows that many of the multifamily structures are in violation of the existing zonin~ standards, particularly regarding GRFA, density, and building height. This is largely due to the fact that many of the current zoning limitations in Lionshead were established sccbsequent to the construction of much LIONSHEAD REDEVELOPMENT MASTERPLAN PaGE 3-3 CHAPTER 1 ACKNOWLEDGEMENTS possibly prove insufficient in the event of a major fire at peak tourist season, especially given the extent to which snow can build up and reduce the accessibility of the route. In addition, there are locations in Lionshead (such as in front of the Landmark tower retail component), where the vertical mass of the building is inaccessible due to the protrusion of ground level retail. To be concise, there are numerous locations in Lionshead today where adequate access to provide full fire protection is significantly compromised. As redevelopment occurs, it is of great importance that existing structures and new development work with the fire department to insure that these access issues be corrected. 3.5.2 Sprinkler fire protection Perhaps the single most effective means of providing fire protection to taller buildings in a restricted pedestrian environment such as Lionshead is through the installation of fire sprinkler systems. Fire sprinkler protection is required by fire and building codes on large multi-family structures today, but many of the older structures in Lionshead were built prior to these regulations and are still unsprinklered. Providing a fire sprinkler protection system in a building reduces the need for immediate vehicular fire access, thus reducing the impact fire access has on the plannina of the pedestrian environment. Given that fact that much of the core area pedestrian environment will not change in its basic configuration, adding sprinkler protection to these existing buildings is perhaps the top priority for providing complete fire protection to Lionshead. The buildings in the Lionshead study area tivithocct sprinkler fire protection are as follows: • Lionshead Center (The parking gara;e, Garfinkels restaurant, and Ski School areas are sprinklered) • Lod-e at Lionshead, phases 1,2,&3 (Parking garaje is sprinklered) • Tree Tops Condos • Tree Tops retail plaza (Parkin- gara;e is sprinklered) Vantage Poinc Condos (Parkinc garaae is sprinklered) • Vail 21 Condos • Lifthouse Lodae • Westwind Condos • Landmark Tower (retail component is sprinklered) • Landmark Townhomes • Sunbird Lodge (Parking garage is sprinklered) • Old Gondola Buildinc, (The Brewery and Trails End restaurant are sprinklered) • • LionsSquare Lodge North • LionsSquare Lod~e phase 1-3 (partially sprinklered) • Antlers Condos(below grade sprinklered) . • Vail Spa (Parkin; garage is sprinklered) • Enzian Condos • Lionshead Inn (scheduled to be sprinklered by 1999) PaGE 3-6 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT 3.4.2 Gross Residential Floor Area (GRFA) GRFA is a regulatory tool employed by the existing Town of Vail code that regulates the amount of allowable residential floor area based on the overall developable site area. In theory, the intent.of GRFA is to limit the mass and bulk of a building, resulting in a more dynamic, less "boxy" architectural form. In the past GRFA played a significant role, inasmuch as there were no well defined architectural design guidelines articulatina the building massing principles that could be used by the reoulatory boards in the development approval process. The . ' - problem with GRFA is that it is only a number, and it is possible for a building to meet the legal GRFA intent without doing an effective job of ineeting the desired architectural principles. The result is that GRFA has proven to be a poor tool for implementing quality architecture and while it can reduce the overall massing of a structure, it has little bearing on the quality and appeal of a structure. In lioht of the above discussion, GRFA should be increased to a level where it can work in concert with the architectural design guidelines contained in this document (chapter S). Based on a development model constructed as part of the master plan process (see appendix D), GRFA should be raised from its cunent ratio of .8 to 1(.8 square foot GRFA for 1 square foot of site area) to a ratio of approximately 2.5 to 1(2.5 square feet GRFA for 1 square foot of site area). This ratio is the result of combining the increased permitted building heights in Lionshead with the building mass reduction/ variation that will occur as a result of the architectural design guidelines. 3.4.3 Density The existin- Town of Vail zonincr code limits density to 25 dwelling units ger acre (CC2 district). The densities of existing residential condominium projects in Lionshead today range from 16 DU/ acre to as much as 55-60 DU/acre. In some - cases where there is a hiaher density figure associated with a property it is not because the property is proportionately bigaer, but rather because it utilizes a hi~her site coverage percenta~e. . 3.5 Fire Safety As Lionshead redevelops over time, it is critical that fire and emergency access considerations be evaluated in the planning process. The current deficiencies in the fire safety system in Lionshead focus primarily on two issues: difficulty of access and the lack of sprinkler fire protection systems in many buildings. 3.5.1 Emergency Vehicle Access One of the more appealin~ attributes of the Lionshead core area today is its . pedestrian environment. However, this same feature also presents a challenge to emergency vehicle access. While there is an existing emergency vehicle access route through the Lionshead pedestrian core (see figure X), this route could LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 3-5 CHAPTER 1 ACKNOWLEDGEMENTS buildout scenario in the Lionshead projected development model (see appendix D), would trigger a plant expansion of some magnitude. Future plant expansion scenarios and the potential associated costs are discussed in the Town of Vail carrying capacity analysis. ' 3.6.2.4 Phone- USwest There are no anticipated problems regarding USwest's ability to provided expanded phone service to the Lionshead study area. 3:6.2.5 Cable TV- TCI - The local cable television service provider, TCI of the Rockies, as a policy does not provide letters as to their ability to serve any projected development scenarios. However, it is not anticipated that there would be any significant hurdles to providing expanded cable television , service to the Lionshead study area. 3.7 Environment The Lionshead study area can be divided into three broad environmental zones, described as follows (see figure X): 3.7.1 Resort zone The first environmental zone is the highly developed and "urbanized" resort zone on the north side of Gore Creek. While there are pockets of green space within this area, it is primarily characterized by streets (both vehicular and pedestrian), sidewalks, plazas, and buildings. There are no non-disturbed soils or original ve-letative stands in this area. 3.7.2 Open space zone The second environmental zone is the central "open space" zone, comprised of one primary and two secondary components. The primary component is Gore Creek and it's flankina open space corridor which expands south to include a lar-e low wetland area and the Born Free ski run (see figure X). This corridor is characterized by thickly wooded areas (primarily evergreens), lowlyinD wetland areas, and the grassed slopes of the ski trails and the creek embankments. The eastern end of Gore Creek (see figure X) is specifically characterized by large evergreen trees while the western end of Gore Creek (see fiaure X) is quite barren and in need of rehabilitation. The secondary components are the Middle Creek and Red Sandstone Creek corridors that run north from Gore Creek and are the East and West boundaries of the study area, respectively (see figures x and x). The 100 year flood plain of these creeks is shown in fiaure X. Middle Creek and Red Sandstone creek both ` have been significantly impacted 6y adjacent development but retain some high quality vegetation. ' PAGE 3-8 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT • Concert Hall Plaza (lower level only sprinklered) • Monteneros (Parking garage is sprinklered) • Lionshead Arcade • Lions Pride Building • VailGlo Lodge • VailInternational + Lionshead Parking Structure (this is a concern on the north side of the structure, where the streetside access is below grade, hidden by a berm and landscaping) • 3.6 Utilities An underlying prerequisite to any new development or expansion of density in Lionshead is the ability of the infrastructure and utility companies to provide service to this new development. Research has indicated that the only siDnificant utility constraint to new development is the capacity of the Vail sanitation plant. While individual utility components may necessitate upgrading during the redevelopment process, discussions with the utility companies raised no significant concerns about the state of the existing systems or their potential for expansion and/or upgrade 3.6.1 General Locations The location of primary utility corridors can be found on figure X. These utilities were mapped using as-built drawings provided by the service provider companies. This mapping is intended to be used as a guide for understanding utility locations, and should not be interpreted as accurate field locations. 3.6.2 General Capacity Data The service abilities of the followinj utilities have been investigated for future potential development and redevelopment in the Lionshead study area. For a complete study of existing infrastructure in Lionshead and the Town of Vail as a whole, see the Town of Vail carryinc, capacity analysis. 3.6.2.1 Gas- Public Service of Colorado According to the Town of Vail carrying capacity analysis there is adequate natural gas supply to meet the demands of future development. 3.6.2.2 Electric- Holy Cross Electric Association According to the Town of Vail carrying capacity analysis, there is adequate electrical supply to meet the demands of future development. 3.6.2.3 Water and Sewer- Eagle River Water and Sanitation District J Accordina to ERWSD the Vail wastewater treatment facility as of December 1996 was servin~ approximately 5374 SFE's, operating at over 90% of the plant desian capacity. It is anticipated that the LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 3-7 CHAPTER 1 ACKNOWLEDGEMENTS traffic. As Lionshead continues to redevelop and expand its bed base this problem will intensify. _ c. Directionnl Signage. An often heard complaint regardina Lionshead is the difficulty people have finding their destination, both on foot and in vehicles. There is no signage directing motorists to their lodging destination, resulting in a condition where drivers slow down and speed up at each intersection as they try to decipher their location and direction, the cumulative , effect being traffic con~estion and irritated guests. d. Overflorv Parking. Each winter during peak ski weekends the westbound shoulder of the frontage road becomes a default overflow parking area, stretching from the turn across from the Evergreen Lodge, west to the entry of the Vail Associates service yard.. While providing for necessary parking, this condition creates a dangerous conflict between through traffic and pedestrians who have no delineated crossings and no pedestrian path once they cross to the south side of the frontage road. This situation is exacerbated by winter road conditions, slowed and congested traffic and the fact that pedestrians are often wearing ski boots and carrying skis, making it difficult to quickly cross traffic. 3.8.1.2 East Lionshead Circle East Lionshead Circle (see figure X) serves four primary purposes: providin~ access to eiaht different lod~ing facilities, serving as a transit route both for private shuttles and the public bus system, loading and delivery, and servin- private skier drop-off traffic. a. Lodging Access East Lionshead Circle provides access to two groups of lodjing facilities: four properties accessed west of the bus drop-off/ pedestrian crossing, and four located east of the bus drop-off/ pedestrian crossing. The vehicular traffic traveling to these four latter properties creates a significant conflict with the large volume of pedestrian traffic crossing from the west end of the parkincr structure into the Lionshead retail core. Visually, the southern edge of East Lionshead Circle is fra;mented by the four separate curb-cuts accessing the Lodge at Lionshead. b. Transit Transit traffic on East Lionshead Circle consists of both the Town of Vail bus system and local and regiona] shuttle bus traffic. Rejarding the Town of Vail bus, the primary issue is the difficulty of making a left hand turn from East Lionshead Circle onto the west-bound lane of PAGE 3-10 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT 3.7.3 Low-density residential zone . The third environmental zone is the residential area flanking the southern edges of the Gore Creek open space conidor. While this area is by no means a pristine natural environment, it's impact, both visual and environmental, is significantly less than that of the higher density resort development north of Gore Creek. This . area is characterized by lower density primary and secondary residences, stands of , - large lodgepole pines, and the bottom edge of the mountain f.orest. 3.8 Transportation and Circulation Across President's Day weekend 1997 the transportation planning firm of Felsburg, Holt, and Ullevig conducted an in-depth inventory and analysis of the existing transportation patterns in the Lionshead study area. Their report is contained in its entirety as appendix A. The following is an overview of the existina transportation and circulation systems in Lionshead: 3.8.1 Vehicular The vehicular access system in Lionshead is comprised of one primary route (the I-70 South Frontage Road) and four secondary routes (East Lionshead Circle, West Lionshead Circle, Lionshead Place, and Forest Road). 3.8.1.1 I-70 South Frontage Road • The I-70 South Frontage Road (see figure X) borders the northern edge of the study area and provides vehicular access for all of Lionshead. General issues currently associated with the frontage road are described below: a. Bicvcle artd Pedestrians. There is a lack of consistent bicycle paths or lanes along the South . Frontage Road. This problem is made worse by the fact that there is also no oood shoulder on which bicyclists or pedestrians may travel. The need for a bicycle lane was documented in the 1991 Vail Transportation Master Plan. Due to the pedestrian nature of the Lionshead Core there is no adequate "through" bicycle route for cyclists riding from west of Lionshead to the Vail Village, resulting in an often dangerous conflict between cyclists and motorists on the fronta~e road. b. Tccrning Movements. There are few east bound and no west bound turning lanes off of the frontage road into Lionshead, resulting in traffic backup durina peak travel periods. An observed condition in west bound traffic is vehicles driving, off of the road onto the gravel shoulder to pass the stopped LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 3-9 ~ CHAPTER 1 ACKNOWLEDGEMENTS problem to the pedestrian crossing between the parkino, structure and the Lionshead pedestrian mal(. These delivery vehicles, which park for short spans of time and then hand-truck their goods into Lionshead, also present a poor visual imaoe to the primary pedestrian entry portal into Lionshead. Finally, these two areas to;ether are not adequate for peak delivery usage, sometimes resulting in congestion and service vehicle staging outside of their boundaries. - , d. Pedestrian traffcc The pedestrian systems along East Lionshead Circle are marginal in quality, and almost completely dysfunctional in the case of the crossing from the public parking structure into the Lionshead mall. The leg of East Lionshead Circle that connects Dobson Ice arena to the Lionshead entry drop-off area does have a sidewalk, but lacks pedestrian crossings to the residential properties and to the Dobson/ Library connection at the east terminus of the loop. In addition, lack of a sidewalk on the southside of the street forces pedestrians coming from the residential properties to either cross East Lionshead Circle twice, or walk in the street (which is the most common occunence). e. Skier drop-off During the winter ski season, the drop-off area at the west end of the parking structure is often used by private motorists as a skier drop-off area. There are no designated drop-off locations and as a result these vehicles cause conflict with the loadinc, and delivery vehicles while further compromisina the safety of pedestrians crossing from the parking structure. The primary reason skier drop-off occurs at this location is that it is convenient and there is no other close, convenient skier drop-off area. This skier drop-off usa;e is dangerous and should be either eliminated or designed properly. 3.8.1.3 West Lionshead Circle West Lionshead Circle (see figure X) functions primarily as the access route to several lod;inQ facilities and accesses Lionshead Place and the Vail Associates core site. In addition, the road carries a significant amount of service and delivery traffic and serves as a transit route both for the Town of Vail bus and the Eagle County re-ional bus. a. Trarasit There are two Town of Vail transit stops on West Lionshead Circle, the first located at the front of the Marriott, serving both the Marriott and the Vail Spa. While this transit stop is significantly utilized, the second stop, at Concert Hall Plaza, is not. According to the traffic PAGE3-12 Lionshead Redevelopment Masterplan CHAP'TER 3 EXISTING CONDITIONS ASSESSMEIVT , the South Frontage Road. This problem results from the gradient of East Lionshead Circle as well as the volume of traffic that competes with the bus for breaks in the frontaae road traffic. This backup often results in a delay in the bus system, occasionally causing two west bound busses to stack at.the intersection simultaneously. The local and regional shuttle bus traffic on East Lionshead Circle has two significant negative impacts. The first is a result of the route the shuttles must make in order to reach their queuing area adjacent to the northern curb at the southwest end of the parking structure (in front of the existinc Subway sandwich shop). This route causes the shuttles to drive the entire length of the road, turn around across from Dobson ice arena and drive back to the queuing area, resulting in a significant increase in the traffic along the road. In addition, this movement requires the shuttles to conflict with the west pedestrian crossing twice each trip. The most significant issue with the transit system along East Lionshead Circle is the drop-off area located at the west end of the public parking structure. This drop-off area has no clear organization, and is home to busses, shuttle vans, delivery trucks, and personal vehicles. This is one of the least functional and most congested elements of the study area and all of the above uses are in conflict with • its primary purpose as the main Lionshead pedestrian portal. The primary problem with the drop-off area is the lnck of anv clear and safe pedestrian crossirzg from the parkinQ structure into the Lionshead pedestrian/ retail mall. Pedestrians can often be observed walking throu'gh the bus lanes and across the small planter islands. In addition, the presence of delivery vans obscures the visual clearance of pedestrians as they step into and cross the traffic lane of East Lionshead Circle. c. Loading and deliverti' While loadina and delivery vehicles occasionally access all of the different residential and retail properties on East Lionshead Circle, the vast majority of these vehicles travel to one of two locaCions. The first destination is the alley that nins behind the Vail 21, Lionshead Pride, and Lifthouse Lod-e buildinas. While these service vehicles, once they are in the alley, do not pose any problems to the traffic on East Lionshead Circle, they do significantly downarade and congest the pedestrian and vehicular arrival experience to the Vail 21, Lazier Arcade, Lifthouse Lod;e, and Lions Pride buildings. - The second area of service and delivery vehicle concentration is in the East Lionshead bus drop-off. These vehicles present a significant LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 3-11 CHAPTER 1 ACKNOWLEDGEMENTS While the road functions adequately in this capacity its visual appearance is inconsistent with that of a front door to a ski-in, ski-out resort lodging facility. In addition, motorists traveling to the Lionsquare Lodge arrival parking lot must first pass through what is visually the service lot for the old Gondola building, and the Sunbird Lodge. b. Transit The Lionshead Place cul-de-sac is the drop-off location of the Eagle County regional transit bus. While this transit stop-receives _ intermittent use by the regional bus it also receives consistent shuttle van and skier drop-off traffic. Problems with this location for the regional transit bus include the lack of proximity to connecting Town of Vail transit and the requirement for the busses to travel well off the main arterial, adding an additional layer of traffic ori an already heavily used cul-de-sac. c. Service and Delivery There is intermittent service and delivery traffic to the Antlers and Lionsquare Lodge, but the vast majority of truck traffic on Lionshead Place is for the Vail Associates core site. While the core site has an internal "back of house" service yard, the volume of delivery traffic often causes trucks to stage along the drive or outside of the Vail Associates property creatinj conflicts with the lodging traffic and serious conflicts with pedestrians walking along, Lionshead place toward the ski yard. d. Pedestrian Access Lionshead Piace is the second heaviest utilized, worst functioning, and least invitinc, pedestrian corridor in Lionshead. The high volume of - pedestrian traffic is generated by the west Lionshead lodaing properties (the Marriott, Vail Spa, and the Enzian). Skiers from these properties, seekinc, the most efficient route to the ski yard, bypass the out-of-the- way Concert Hall Plaza option and head down Lionshead place instead. This occurs in spite of the fact that there is no continuous pedestrian walkway on either side of Lionshead place, forcing skiers to make a long lateral crossins and creatin- a very dangerous conflict with private vehicles, delivery vehicles, and the recional transit bus. Having neQotiated through the cul-de-sac, the pedestrian must walk along the core site access road (where there is no separation between pedestrians and vehicles) and access the ski yard by way of a narrow, icy, uneven pathway along the north end of Lionsquare Lodge. An additional circulation problem is the lack of a pedestrian connection between the main Lionsquare Lod~e buildina (phases 1-3) and the Lionsquare Lodge North huilding. These buildings are on PaGE 3-14 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT study (see appendix A), the Concert Hall Plaza portal received only eight percent of the total traffic entering Lionshead, with only two percent from the Town of Vail bus. It has been suggested in the past by the Town of Vail Public Works department that the transit stop at Concert Hall Plaza be discontinued. b. Service and Delivery There are two primary service and delivery areas located off of West , Lionshead Circle, located at the Concert Hall bus-stop and in the alley between Concert Hall Plaza and the I,andmark Townhomes. The delivery vehicle staging behind the Landmark Townhomes is ad-hoc ' and illegal, as this is a designated emergency vehicle access lane. While neither of these areas cause the congestion that is seen at the East Lionshead bus drop-off, they can occasionally cause back up or temporary truck staging on West Lionshead Circle. c. Pedestrian traffic In spite of the fact that Concert Hall Plaza is intended to be a pedestrian point of entry into the Lionshead retail mall, the pedestrian paths along West Lionshead Circle are fragmented and inadequate. There is a partial sidewalk that runs on the south edge of the road in front of the Marriott but this walkway is not complete and is on the shady side of the road, resulting in icy and dangerous walking conditions during the winter. There is no delineated pedestrian crossing at the intersection of West Lionshead Circle and Lionshead place. Coupled with the gradient rise, the lack of a good pedestrian path, and the poor design of the entry to Concert Hall Plaza, very few pedestrians frorri west Lionshead ever make the connection between this intersection and Concert Hall Plaza. In addition, the path throuoh _ Concert Hall plaza is dark and compromised by the frequent grade changes and resultant stairways. The result is a dearadation of Concert Hall Plaza as a viable pedestrian/ retail environment. 3.8.1.4 Lionshead Place Lionshead Place, a cul-de-sac spur off of West Lionshead Circle, is short but heavily utilized. As the vehicular access point to the Vail Associates core site, Lionshead Place functions as lodging access, service and delivery access, a transit stop, skier drop-off, and a heaviiy used pedestrian corridor. In addition to the above, Lionshead Place also provides an important portal to the Gore Creek open space corridor. a. Lodging Access Lionshead Place currently provides access to the Marriott, Monteneros, the Antlers, Lionsquare Lodge, and the Vail Associates core site. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 3-13 CHAPTER 1 ACKNOWLEDGEMENTS The Gore Creek recreation path is one of Lionshead's greatest recreational amenities. While the recreation path is heavily utilized and greatly enjoyed, there is a growin; conflict between pedestrian and bicycle traffic due to the popularity of mountain biking and the growing number of shops that rent bicycles during the summer. The path has two visually distinct sections as it passes through the Lionshead study area: east of the ski yard and west of the ski yard. A reoccurring complaint is the fact that these two sections of the path do not provide a continuous connection past the ski yard. The cyclist or pedestrian is required to take the path irrto the ski yard and then . connect back down to the path on the opposite side. During peak usaae this results in congestion of pedestrian and bicycle traffic where the trails terminate in the ski yard. a. East of the ski yard This section of trail is beautifully wooded and close to the water level of Gore Creek (see figure X). There are several areas that appear to be intended for picnic use, but are in disrepair and do not seem to be significantly utilized. The noRh side of the trail is bordered by the adjacent residential back yard fences. b. West of the ski ynrd Whereas the east portion of the trail is characterized by large trees and proximity to the creek, this portion of the trail is characterized by the lack of trees or other vegetation and is significantly set back from and above the creek (see figure X). There is a dangerous "blind" curve as the traii passes by the Antlers swimming pool deck (see figure X), and from this point west the trail is somewhat barren and in need of vegetative remediation. 3.8.3 Transit Aside from the issues of the individual transit stops in Lionshead, there is one overarchina issue that need to be addressed, and that is connectivity. The span between the East Lionshead transit stop and the Concert Hall Plaza transit stop is the only portion of the entire "in-town" shuttle route where busses are forced to return to the frontage road and bypass the pedestrian environment. While it is arguable whether or not the current mode of transit (diesel busses) is appropriate in the pedestrian environment, this break in the transit loop forces several left hand turns both on and off of the South Frontage Road, creating frequent backlogs in the transit schedule. Throuahout the masterplan process it became evident that there is no acceptable current solution to this issue, and the concept of punching a direct transit route through the pedestrian core of Lionshead (or reservinc, a corridor for future transit needs) was met with extreme resistance from residents and business owners alike. Rejardless of this, the issue of how the transit system PaGE 3-16 Lionshead Redevelopment Masterplan I CHAPTER 3 EXISTING CONDITIONS ASSESSMENT opposite sides of Lionshead Place and there is no delineated pedestrian crossing between them. e. Skier Drop-off As is the case with the East Lionshead bus drop-off, Lionshead Place receives a significant volume of private skier drop-off traffic. This traffic adds one more layer of conflict to the transit, lodging, service and delivery, and pedestrian traffic described in the previous sections. 3.8.1.5 Forest Road ~ . Forest Road, while part of the overall Lionshead study area, functions separately from the previously discussed "resort core" vehicular circulation systems. Normally connected to Beaver Dam and Rockledge roads, West Forest Road becomes a dead end street in the winter when the middle portion is covered by the lower end of the Born Free ski run. While West Forest road is primarily a residential street it does receive a small amount of local skier drop-off traffic, and also functions as the snow-cat mountain access route in the winter. 3.8.2 Pedestrian/ Bicycle Aside from the pedestrian systems integral to the vehicular streets in Lionshead there are two primary pedestrian environments: the Lionshead pedestrian core and the Gore Creek recreation path. 3.8.2.1 Lionshead pedestrian core The Lionshead pedestrian core is a pedestrian/ retail mall, and this pedestrian character gives Lionshead the ambiance it has. However, this environment is also characterized by a lack of logical, well defined paths, poor heirarchy of space, fragmented connections, insufficient landmarks, and it is often difficult for a person not familiar with the area to navigate the mall and locate his or her destination. In addition, the physical makeup of the pedestrian core (such as the pavement, handrails, site furniture, and planters) is in a general state of disrepair inconsistent with the desired imaae of a hiah end destination resort. In general, there are three primary and two secondary points of entry for pedestrian traffic into the Lionshead core area. The primary entry points are the east Lionshead bus drop-off, the Concert Hall Plaza bus drop-off, and Lionshead Place. The secondary entry points are the Gore Creek recreation path and the I-70 pedestrian bridge. According to the transportation study (see appendix A), these secondary portals. bring less than 1% and 4% respectively of the pedestrian traffic into Lionshead. . 3.8.2.2 Gore Creek recreation path LIONSHEAD REDEVELOPMENT MASTERPLAN PaGE 3-15 CHAPTER 1 ACKNOWLEDGEMENTS the mountain portal and the Lionshead resort core, these facilities reduce the demand on public parkina facilities. 3.9.1.2 RetaiU commercial parking generation While lodging facilities provide for all of their own parking needs the retail base in Lionshead, with a few exceptions, utilizes the Town of Vail public parking facilities. Through the parking pay-in-lieu system retail businesses have a one time assessment on a square footage basis for the parking they generate. As discussed above however, the profile . . of the retail user needs to be understood, in that a percentage of the retail customer base did not drive to the Lionshead parking structure, they rather were already staying in a lodging facility in Lionshead or arrived via public transit, private shuttles, or other means. 3.9.1.3 Day skier/ special event parking During the peak winter ski season the day skier comprises a large segment of demand on the Lianshead public parking structure. While it is often assumed that the majority of motorists utilizing the parking structure have the ski mountain as their primary destination, versus retail, there is no hard survey data confirming this. According to the Town of Vail infrastructure carrying capacity analysis, the Lionshead parking structure is filled to capacity approximately 20 to 30 times per year. Assuming that these capacity days all occur within the ski season, and given approximately 150 ski days per year, this amounts to the structure being filled to capacity about 20 percent of the ski season. During these times of capac[ty usaQe (Christmas, President's day, Martin Luther Kinj day, etc..), over flow parking occurs on the north side of the South Frontage Road. 3.9.2 Existing Public Parking The Lionshead public parkina structure has a capacity of approximately 1,200 cars. 3.9.3 Existing Parking Shortfall There are approximately 20-30 days out of the year that the Lionshead parking structure is filled to capacity, which amounts to about 20 percent of the ski season. 3.9.4 Vail Associates Employee Parking Vail Associates currently utilizes two large surface parking lots within the study area for its employee parkina needs: the north day lot and the west day lot. The north day lot (see figure X- photo), with a capacity of approximately 105 cars, is located behind the Landmark tower and is the location of a proposed tr<lnsportation center. The west dav lot located just west of the Marriott parking PAGE 3-18 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT . connects the east portion of Lionshead to the west portion of Lionshead must remain on the forefront of all future transportation and transit plannina for the Town of Vail. 3.8.4 Service and Delivery A detailed discussion of the existing service and delivery system is contained in appendix A. For a discussion on how existing service and delivery areas affect the streets they are associated with, see the individual street descriptions above. " 3.9 Parking - The ground rules of the Lionshead master plan state that there will be no net loss of parkin~ through future redevelopment. Given this the followina assessment of existing parking is provided. For additional parking information on a town wide basis 'refer to the Town of Vail carrying capacity analysis. 3.9.1 Parking Generation Understanding parking demand and generation in a mixed use resort environment such as Lionshead is an extremely complex problem but can be broken down into three overlapping components: parking generated by the lodging/ bed base, parking generated by retail/ commercial activity, and parking generated by the ski mountain portal and other destination activities and events. The difficult aspect of calculating public parking demand is the hiah degree of overlappina that occurs between these different parking generators. In other words, the ski mountain, the retail shops, and the lodging facilities do not have distinct customer bases that will be separately traveling to the area. Rather, a sin;le car arriving in the Lionshead parking structure may include three people who will utilize the ski lifts, the retail shops, and potentially a restaurant associated with a lodaing facility. Likewise, a person spending their vacation either in a condominium or a hotel room in Lionshead will also utilize the retail, restaurant, and ski facilities. To understand the relationship between the future improvements in Lionshead and the public parkinQ demand generated by these improvements, one must first understand the user profile of the people utilizina these improvements and determine how they arrived and what they are doing in the area. This will enable a calculation of the incremefital increase in public parkina demand actually created, for example, by an increase in retail space, and how many of the retail customers were already in Lionshead or would have come there anyway to access the ski mountain. 3.9.1.1 Lodging parking generation Currently, all private residential and lodgina properties in Lionshead provide their own parkin~, both in surface and structured facilities. Thus these properties and any new or redeveloped properties do not- contribute to usage of the Town of Vail public parkin~ facilities. Conversely, by providinc, a lod~ing destination within easy access of LIONSHEAD REDEVELOPMENT MASTERPLAN PaGE 3-17 CHAPTER 1 ACKNOWLEDGEMENTS While Lionshead is often recognized for its pedestrian retail core the visual quality of the vehicular access streets is equally important. Currently many of these streets are characterized by the disrepair of the curb, gutters, sidewalks and , pavement, the lack of any consistent landscaping treatment, and the poor quality . of adjacent retaining walls and site furniture (see figure x). As a wholes there is a general lack of unifying design or streetscape image that serves to tie all of Lionsheadtogether. 3.10.3 Pedestrian streets and retail mall There are several visual issues concerning the existing Lion"shead retail mall, primarily regarding paving systems, walls and site furniture, and the interface between buildings and the pedestrian environment. Much of the pedestrian paving surface in Lionshead is in disrepair, advanced disrepair in some areas (see figure X). In addition to the lack of maintenance there is a lack of cohesiveness in the design, materials, and pattern of pedestrian paving. A significant problem in several areas of the pedestrian core is the lack of connection between the retail shopfront and the pedestrian street (see figure X). This separation, caused primarily by grade changes, planting beds, and the width of the pedestrian street has the cumulative effect of reducing the viability and success of the retail environment. 3.11 Economic Conditions The third Lionshead policy objective adopted by the Vail Town Council states a desire for a"stronger economic base through increased live beds." This policy objective was adopted in recoDnition of the fact that the a large percentage of the Town of Vail's operating bud~et comes from sales tax revenue. Tax revenue is generated by successfuI retail and commercial businesses, and in a resort environment such as Lionshead the primary customer base for this successful retail is the person either lodging in or traveling to the area. The more people stayinc, in Lionshead and the better the quality of the retail environment, the higher the success and revenue of the retail business. Following is a comparative analysis of sales tax revenues in bQth the Vail Village and in Lionshead over , the previous nine years. For a more detailed analysis of the retail business environment in Vail and Lionshead, refer to the Vail Retail Market Study, contained in appendix C. PAGE 3-20 Lionshead Redevelopment Masterplan CHAPTER 3 EXISTING CONDITIONS ASSESSMENT structure has an approximate capacity of 160 cars and represents a significant development opportunity. According to the no net loss parkina ground rule parking displaced due to development on these sites must be replaced within the Lionshead study area. 3.10 Visual Assessment At the outset of the Lionshead masterplan process in 1996 one of the big problems identified was the poor visual quality of the built environment and the lack of visual connection with the natur-al environment. Given the fact that sliahtly more skiers access - the mountain through Lionshead as throuah Vail Village, it was deemed extremely., - important that the visual quality of Lionshead reflect the premier winter resort image desired by the Town of Vail. The following sections address the existing visual quality issues in the Lionshead study area. 3.10.1 Architecture The visual issues stemming from existing buildings in Lionshead can be divided into two broad categories: form (massing, roofs, etc.) and materials (surface treatments, detailing, visual interest, etc.). In addition to these areas many Lionshead buildings in general are dated, out of code compliance, in disrepair, and overall quite unattractive (see figure X). 3.10.1.1 Form Perhaps the biggest complaint heard regarding buildings in Lionshead is their "boxiness" and lack of architectural form. Most of the buildings in Lionshead have flat roofs and walls that go from ground to parapet without any horizontal movement in the building fagade (see fil-ure X). Likewise, many buildings have a consistent, unbroken roof parapet for the entire length of the buildina, resulting in an architectural form more reminiscent of a precast concrete warehouse than of an alpine lodge. In addition, the frequent use of vertically exposed pre-cast concrete further emphasizes the tall, monolithic nature of many structures. 3.10.1.2 Detail Another visual problem with the architecture in Lionshead is the lack of detail, or prevalence of large, unbroken building faces composed of the same material (see figure X). With few exceptions there is a lack of visually interesting and differentiated retail shopfronts, resulting in a drab, uninviting retail experience. Regardin; materials, the heavy utilization of exposed structural concrete, concrete block, and T-111 siding results in both visual monotony and an overall appearance . incompatible with that of a thriving world class alpine resort. 3.10.2 Vehicular Streetscape LIONSHEAD REDEVELOPMENT MASTERPLAN PacE 3-19 F l~.zr a .'n- . . . . dt~:.r. . _ ' ~ „ , . x.: . '.r: " x. - w . . a,. . ~ HA-PrrER OUW~ r~ . ~ . , ~ ~ . r a, MASTE]Z ~ LA = M . : , RE C0IVIMEND.~TIO~S- # . - : _ . ; . . ~ . l VERALL £ TUDY~ REA ~ ~ ' ~ ~ . . . ~ . , ~ . ~ ~ : £ ~ ~ - . ' . . ~ • - - _ • , • ~ ~ ,M . . : : ~ . `xc. ,Bw. ' . . i: ~ A:~..::~ . . , ..xV~ . , , ' _ r ' s z~ •~~m.~ . ~ . _ : < < N CHAPTER 3 EXISTING CONDITIONS ASSESSMENT Vail Villa e Lionshead TOV Total % Increase % of 9o Increase 9c of % Increase Total Sales Over Previous TOV Total Sales Over Previous TOV Total Sales Over Previous Tax Revenue Year To[al Tax Revenue Year Total Tax Revenue Year 1989. $ 5.230,492 50.73% $ 2.139.147 20.75°Io $ 10,309.504 1990 $ 5,341,017 2.11 °l0 49.6290 $ 2,245,264 4.96% 20.86% $ 10,763.785 4.41 °!o - 1991 $ 5,666,065 6.09% 5024% $ 2,212358 -1.4790 19.62% $ 11,277,754 4.77% 1992 $ 5.883,647 3.84% 50.67% $ 2,288.127 3.42°l0 19.7190 $ 11,611,042 2.960/o 1993 $ 6,405,762 8.87% 51.68% $ 2,330.782 1.86% 18.80% $ 12.394,681 " 6.75% - 1994 $ 6,730,570 5.07% 51.78% $ 2,442,419 4J9% 18.79% $ 12.999,271 4.88% 1995 $ 6,645,666 -1.26% 48.41% $ 2,462,561 0.82°Io 17.94% $ 13,728,046 5.61% 1996 $ 6,887,967 3.65% 50.18% $ 2,715,875 10.29% 19.79°0 $ 13,725,182 -0.02% 1997 $ 7,192,189 4.42% 48.92% $ 2,979,245 9.70% 20.27% $ 14,701,020 7.11°!0 LIONSHEAD REDEWELOPMENT MASTERPLAN PAGE 3-21 CHA.PTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA evening activity, anel the presence of non-retail businesses in what shauld be a high demand retail environment. The priority for this area is to i-einforce aiid enhance tlie identity of a premier destinatioii resort, and all planning and design decisions should work towards this goal. This implies greater and higher quality . retail activity, the presence of an energetic and active pedestrian environment, narrower and well defined spaces between buildings, and a focus on lodging products that reinforce and add to this activity. A priority need identified by the master plan is a high quality resort hotel product - located centrally to the Lionshead core. While the existing lodging units in Lionshead are critical, they do not provide the dynamic infusion of people into the retail core area that can be accomplished by a centrally located hotel. In addition, the lack of a quality, functional western pedestrian portal into the Lionshead core is a significant banier to the retail capture of the west Lionshead bed base. 4.1.4 Resort lodging hub This area of Lionshead is located just west of the Lionshead retail core (see figure X) and is comprised almost exclusively of high-density residential and Iodbing products. Currently lacking, any well defined and consistent pedestrian connection network, all future planning and design decisions in this area should work to implement these connections and reinforce the residential nature of the properties. This area should be characterized by quieter pedestrian streets, more intense landscaping and streetscape development, and a greater sense of privaey and space associated with the individual residential and lodging properties. 4.1.5 West Lionshead- ResidentiaV mixed use hub The currently undeveloped west end of Lionshead is home to parking lots, the Vail Associates service yard, the Vail sanitation plant and a gas station. Past (and current) targeted uses for this hub by the community have included increased parking, employee/ locals housing, office space, mountain service access and activity, and an eastbound on and off ramp interchange with I-70. While not all of these objectives can co-exist on the site they all should be considered as futu-re land-use and planning decisions are made. Based on the masterplan decision making process it is recommended that this hub be viewed as a residential/mixed use area with an emphasis placed on meeting the needs of tlze local community. Appropriate uses could include (but are not necessarily limited to) high density real estate development, lodging, office and retail space, employee housing and parking. In addition, this site will continue to accommodate the existing and potentially expanded functions of the Vail sanitation plant, as well as a reduced size mountain service yard (see figure X). Regardless of the eventual development scenario on these properties, it is critical that they be integrally connected to the north-south pedestrian corridor, and are served by the Town of Vail transit system. 4.2 Connection to Vail Village Pa,cE4-2 . Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA CHAPTER 4 Master Plan Recommendations- Overall Study Area This section of the masterplan addresses the overarching issues affecting Lionshead as a whole. While some of these issues are not site specifie they should be part of all decisions, both planning and policy, made as Lionshead redevelops over time. 4.1 Masterplan land use framework - - The Lionshead resort area (study area north of Gore Creek) is a mixed-use urban environment that has several discernable land-use sub-areas, or "hubs" (See figure X). While there is a significant amount of overlap between these areas there is no consistent and comprehensive pedestrian connectiori between them. It is on this realization that the overall planning concept for the Lionshead resort area is based. 4.1.1 Lionshead Masterplan Concept The primary unifying concept for the Lionshead resort is to create a visually interesting and functionally consistent pedestrian environment connecting the now disparate Lionshead land-use sub-areas into a cohesive resort environment. The backbone of this "cohesive resort environment" is the creation of two primary pedestrian "streets". An east-west corridor connecting Dobson Ice Arena with the west end of Lionshead, and a north-south corridor connecting the proposed North Day Lot transportation center with the ski yard. These corridors (see figure X) and the entry portals associated with them will provide the circulation system on which the expanded and enhanced retail and lodging camponents of Lionshead will be built. 4.1.2 East Lionshead- Civic hub The "civic hub" of Lionshead (see figure X) is comprised of Dobson Ice Arena, the Vail public library, the proposed civic center site on the east end of the parking structure, and the Lionshead public parking structure. While this area also contains several lodging properties and may contain future office or retail development, all planning and design decisions in this "hub" should be respectful of and compatible with these civic components. 4.1.3 Resort retail and commercial hub This area, also known as the Lionshead pedestrian core, is the heart of Lionshead and the epicenter of pedestrian and retai] activity (see figure X). As a mixed use environment this area is comprised of retail shops, skier service functions, office space, residential units, and restaurants. One of the existing problems with this area is it's somewhat fragmented identity- it is the single highest volume point of access to the mountain, and yet is characterized by low retail sales, lack of LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-1 - CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA A priinary functional and visual problem in Lionshead today is the predominant east-west orientation of buildings. This orientation acts as both a visual and physical block, disrupting the connection to the natural environment. A priority in future building development and redevelopment should be to emphasize the north-south orientation of vertical building mass. This effort will help to accomplish the - following objectives: a. Sun access During the winter months the sun's path from east to west is low in the - southern sky, providing the greatest solar exposure to the south faces of buildings and to streets and spaces open to the south. As a result the north-south orientation of building masses will increase the amount of solar exposure reaching both the Lionshead pedestrian core and the buildings north of the pedestrian core. b. Views fi-om new buildiTZgs A major disadvantage of a double loaded, east-west oriented building mass is that while the south side of the building has great views of the mountain the north side of the building has less impressive views. By orienting the building mass north-south there is the opportunity to create angled southern views for both sides of the building. c. Views froin existing buildings Public inptit throughout the master plan process indicated that existing property owners in Lionshead are concerned about the potential loss of their private views in the event of a new or redeveloped building on the south side of their property. By orienting new building masses north-south the visual impact on existing buildings is reduced (see . figure X). d. Creation of streets Perhaps the strongest visual corridor in the Vail Village is Bridge Street, starting at the village parking structure and terminating at Seibert Circle, the base of the ski mountain. While the actual view of the mountain comes and goes as one walks the length of the street, the fact that the street is oriented towards the mountain provides a sense of direction and destination not present in east-west oriented streets. Likewise, the proposed north-south orientation of buildings in Lionshead will provide the opportunity to create north-south oriented streets, something that is almost completely lacking in Lionshead today. 4 4.3.2 Physical Connections PACE4-4 - Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA Tiie lack of connecLion betweeu Lionshead and the Vail Village was a prublem identified early in the masterplan process. Even though the Vail Village and Lionshead are physically connected by West Meadow drive and East Lionshead Circle the pedestrian systems along this corridor are poor, and there is no consistent visual character to the streetscape (see figure X). While the east entry to the Lionshead study area is middle creek (at the Vail public library and Dobson Ice Arena), the true entrance to the Lionshead retail core is at the west end of the Lionshead parking structure. Therefore it is important that any pedestrian connections and streetscape design between Vail Village and Lionshead be consistent and continuous from the intersection of Vail Road and East Meadow drive in Vail to the west end of the parking structure in Lionshead (see figure X). In addition, the Town of Vail Streetscape Masterplan recommendations for West ' Meadow drive should be implemented, providing that this segment is consistent in design and character with the entire Vail Vi11aQe/ Lionshead connection. 4.3 Connection to natural environment One of the great characteristics of the Vail Village is its visual connection with the mountain, particularly at the entrance to Bridge Street from the village parking structure. While Lionshead also has a direct relationship to the mountain there is no strong connection. These connections can be made in different ways, as outlined below: 4.3.1 Visual connections As development and redevelopment occurs in Lionshead, keeping and creating visual connections to the ski mountain are vital. These visual connections not only strengthen the identity of Lionshead as an alpine resort, but also provide a visual reference making it easier for the Lionshead visitor to navigate his or her way through the retail/ pedestrian core. Visual connections to the natural environment should be established utilizinlg the following techniques: 4.3.1.1 View Corridors The most effective means of visually connecting the urban core of Lionshead to the natural environment of Gore Creek and the mountain is by providing view corridors. While the masterplan is recommending the creation of several dedicated public view corridors, all future development and redevelopment should endeavor to create visual connections not only from their properties but through their properties as well. It is important to note that view conidors do not have to be expansive to be effective. In many cases a slender but well targeted view corridor (see figure X) can be just as effective as a broad, wide open view. Likewise, visual connections do not necessarily have to be continuous but can be recurring, providing intermittent views from different angles as the pedestrian travels, through a space towards his or her destination. 4.3.1.2 Orientation of buildings LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-3 CHAPTER 4 MASTERPL4N RECOMMENDATIONS- OVERALL STUDY AREA The eztension of these connections to the actual waters edge is encouraged, creating safe, designated areas for adults and children to actually "get their feet wet" and interact with the creek. In the design of any such area the potential safety of users must be a primary concern. 4.4 Public View Corridors A key element of the masterplan process was recognizing the importance of public view corridors. On May 20`h 1997, the Vail Town Council approved the use of the existing Town of Vail view corridor ordinance as the criteria to be used for the selection and ` designation of public view corridors in Lionshead. In essence, the foilowing defines the criteria a view must meet in order to qualify for protection under the town's ordinance: a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? In other words, being a nice view is not enough- the view must be such that without it the identity and civic pride of Lionshead would be damaged or lost. b. Is the view seen from a commonly recognized and accessed public view point? Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? Is there development potential on the properties or real estate in front of the view that has the potential for blocking it? According to the above criteria, and following an intensive public input process, the following public view corridor recommendations are made (see figure X): 4.4.1 Public view corridors recommended to be protected under the existing Town of Vail view corridor ordinance 4.4.1.1 View Corridor One This view corridor (see figure X) is seen from the west end of the Lionshead parking structure, standing at street level at the main pedestrian exit from the parking structure, looking southwest towards the gondola lift line. This view fulfills the following view corridor designation criteria: a. It fosters civic pride and is central to the identity of Lionshead b. It is taken from a commonly recognized, publicly accessible view point. This area is not only the primary point of entry for pedestrian traffic (from the parking structure), it is also the primary drop-off and pick-up point in Lionshead for the Vail transit system. c. It is potentially threatened by redevelopment in the foreground of the view. 4.4.1.2 View Corridor Two. This view corridor (see figure X) is seen from the pedestrian plaza on the east end of the Lifthouse Lodge looking south directly up the PaGE4-6 Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA lil addition to visual connections to the naturul environmcnt, physical connections are very important. Visual corridors are strengthened when they are also streets, enabling a physical connection to the visual destination. In addition to the , creation of north-south streets, physical connections to the natural environment . can be implemented as follows: 4.3.2.1 Landscape/ Greenbelt corridors Whenever possible and appropriate the environment of the Gore Creek corridor shou]d penetrate into the more urbanized portions of Lionshead (see figure X). In addition to providing greater access to the Gore Creek corridor, these "greenbelts" will further reinforce the identity of individual properties and all of Lionshead as an alpine resort. 4.3.2.2 Skier Bridge The primary existing connection between Lionshead and the south side of Gore Creek is the skier bridge. Unfortunately, the existing bridge is narrow and a visual eyesore (see figure X). The replacement of the skier bridge as both a skier and a pedestrian connection should be a priority for the Lionshead. In addition to functional requirements the bridge replacement is an opportunity to replace a weak architectural element with a significant landmark. 4.3.2.3 Access to south side of Gore Creek In addition to the skier bridge one additional footbridge connects the Lionshead core to the south side of Gore Creek. In conjunction with improving access to this bridge an opportunity exists to create a truly significant connection between the ski yard and the beautiful lowland area south of Gore Creek (see figure X). Regarding this area the following recommendations are made: - a. Preservation of nazural character Paramount to any recreational improvements in this area is the preservation of the natural environment and its inherent character. b. Creation of low-impact trail system Appropriate passive recreation trail systems should include boardwalks and low-impact footpaths. Asphalt paving or other more "urbanized" paving systems will be both environmentally and visually inappropriate. Interpretive signage and educational opportunities should be considered as part of any recreational improvements. Trail systems should have provisions for seating and waste disposal. c. Coiinection to riparian environment LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-5 CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA ski ttiuuiitiiiu, mucli as une has a ~ icw towara the mountain irom L`:c bottom of Bridae Street in the Vail Village. 4.4.2.3 View Corridor Five The intent of this view (see figure X) is to provide both a visual and physical pedestrian connection through the Vail Associates core site to the ski yard. Seen from the main Lionshead plaza just east of the existing Landmark retail wing, this view is not intended to provide a panorama to the ski mountain , but rather should provide a focused, - potentially filtered view through the retai] environment to the ski yard. - 4.5 Public Transportation Given the pedestrian nature of Lionshead and the desire to reduce the impact individual vehicles have on the environment and character of both Lionshead and the Vail Village, a well functioning transit system is critically important. The goals identified by the masterplan regarding transit are as follows. 4.51 Connection to west Lionshead A potential area of si;nificant -rowth is "west" Lionshead, or the area currently comprised of the West Day Lot, the Vail Associates service center, the sanitation plant, and the Holy Cross lot. Given the potential development on these parcels, and the existing properties west of Lionshead Place, it is important that this area is integrated into the Town of Vail transit system. The west Lionshead properties are on the edge of the "threshold of pain" walking distance to the ski yard (1200 feet), which coupled with the potential for a significant employee housing component on the Vail Associates service yard presents a compeiling argument for providing transit service to this area (see figure X). 4.5.2 Maximize efficiency and utilization of arrival points In anticipation.of future Lionshead redevelopment, and in recognition of existing transit conditions, the following recommendations are made to enhance the efficiency and functionality of the Lionshead transit connections. 4.5.2.1 Relocation of Regional transit stop It is recommended that the Lionshead regional transit stop, currently located at the Lionshead Place cul-de-sac, be relocated to the proposed North Day Lot transportation center. The primary .result of this relocation will be to provide a Lionshead connection between the regional transit system and the Town of Vail transit system. In addition visitors and employees arriving to Lionshead on the regional bus wi11 be arriving at a defined portal instead of the current "back door" of Lionshead Place. Finally, this relocation will remove the large regional buses from the internal lodging traffic of West Lionshead Circle and Lionshead Place. PACE4-8 . Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA gonuola lifl iine. Tliis view fulfills tlle fulluwiny vic;w curriuor designation criteria: a. It fosters civic pride and is central to the identity of Lionshead. b. It is taken from a commonly recognized, publicly accessible view point. The existing view in this area is currently very broad., crossing much of the Vail Associates core site that is currently the pedestrian connection - ' to the ski-yarcl and into the old gondola building. It is anticipated that this view corridor will become much narrower and focused toward the new gondola terminal and up the lift lines. Given the cunent lack of a defining architectural edge, the actual surveyed vievv point and edge planes of this corridor should be established with Vail Associates when and if a core site redevelopment proposal is submitted. 4.4.2 Public view corridors where the view point or foreground of view is likely to be redeveloped. While view corridors one and two above are proposed to be established as legally protected view corridors according to existing Town of Vail code, it is proposed that the following three views (see figure X) be established as critical design parameters, but not benchmarked and surveyed corridors. Upon application for redevelopment by a property owner affected by these views, the extent to which the applicant creates or maintains the view will be a consideration for approval or disapproval by the reviewing board. In addition, if the redevelopment application is approved by the Town Council, and upon completion of the redevelopment project, the new view corridor would then be surveyed and formally adopted in accordance with existing Town code. 4.4.2.1 View Corridor Three This view is seen from the east end of the Lionshead parking structure, and looks south across the Lodge at Lionshead buildings towards the ski mountain (see figure X). It is possible that this site will be developed as some form of civic facility in the future, and this view may become more commonly accessed and important at that time. 4.4.2.2 View Corridor Four This view, seen from the southeast corner of the North Day Lot, looks south over the existing Vail Associates core site towards the ski mountain. The intent of this view is to insure that future development on the Vail Associates core site maintains an upper level visual penetration to the mountain and gondola lift line. This will enable visitors arriving through the proposed North Day Lot transit center to have an initial visual connection with the Gore Creek corridor and the LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-7 CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA Pcrhaps the most sevcre issue with the exiztii-q; Lionshead transit routes is the intersection of the South Frontage Road and East Lionshead Circle. The first problem with this intersection is the steep approach gradient, making it difficult in severe weather for the bus to quickly turn onto the South Fronta,-e Road. The second issue, often exacerbated by the first, is the left turn movement across traffic onto the frontage road. While this problem is significant, there is no easy solution. The reduction of vehicular traffic on East Lionshead Circle ; will reduce competition for openinas in the frontage road traffic, but this is only a partial solution. Potential mitigating measures Eould include the following: a. Gradieizt In all of the following proposals a key component will be to reduce the gradient at the intersection. This can be accomplished by lowering the entire intersectiong gradient or by increasing the approach gradient of East Lionshead Circle in order to create a level "stage" for the bus awaiting the left turn into traffic. b. Rouiid-a-bout The construction of a round-a-bout at this intersection would accomplish several objectives: the slowing of traffic on the frontage road, the mitigation of the left turn movement from East Lionshead Circle and the backlog of traffic caused by westbound vehicles waiting to make a left turn onto East Lionshead Circle. In spite of the benefits, the spatial requirements of a round-a-bout will make this solution difficult, as well as the proximity of the round-a-bout to the east bound lane of I-70. c. Signalizatioit Traffic signals are extremely unpopular in Vail (none exist), but there is the opportunity to create a low occurrence, special use signal triggered only by approaching transit buses. d. Acceleratiori/deceleratioit lanes As shown in figure X, there is the opportunity to create west and east bound acceleration and deceleration lanes. By creating a dedicated left turn lane and west bound acceleration lane the transit bus will have less competition for traffic "holes" and will only be required to cross the east bound traffic lane. e. Removnl of fi•ontage road by-pass route y The section between East Lionshead Circle and West Lionshead Circle is the only portion of the entire Town of Vail "in-town" transit route • located on the frontage road. The removal of transit from the frontage PAGE4-lo. Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA 4.5.2.2 Elimination of Concert Hall Plaza stop The existing Concert Hall Plaza is significantly underutilized, and is located closely to the existing Marriott transit stop. The removal of the Concert Hall Plaza stop will eliminate the redundancy between these two stops, while also vacating the necessary space to implement a meaningful redevelopment of Concert Hall Plaza and creation of a west pedestrian portal into the Lionshead core. . _ 4.5.2.3 Creation of new transit stop at North Day Lot transportation - center In conjunction with the removal of the Concert Hall Plaza trans-it stop; a new Town of Vail transit stop should be implemented.at the proposed North Day Lot transportation center. Most likely part of the "west Vail" transit routes, this stop will coordinate with the regional bus stop and deliver west Vail transit riders to the newly created north Lionshead pedestrian portal. 4.5.3 Addressing Existing problems 4.5.3.1 Vehicular/ bus conflicts Given the likely continued use of motorized buses for the near future potential conflicts between vehicular traffic and transit buses should be eliminated as part of the design process. While buses and vehicles can co-exist on streets the primary concern is at intersections, transit stops, and any location where vehicular traffic could back up and block the bus lane. 4.5.3.2 Dobson Ice Arena stop As currently configured there are periodic con#]icts between pedestrians and buses at the Dobson/ library bus stops. This problem is particularly severe when events at Dobson Ice Arena bring large volumes of pedestrians into the bus drop-off area. Potential solutions to this problem include the reconfiguration of the Dobson drop-off area and the creation of a secondary stop at the west end of Dobson arena. A west Dobson transit stop would operate in conjunction with the potential development of a Town of Vail civic center on the existing bus/RV lot, as well the utilization of the west Dobson portal as the primary pedestrian entry point during special events. This adjustment would greatly reduce the pedestrian/ bus conflicts occurring today in front of Dobson arena. . 4.5.3.3 East Lionshead Circle and South Frontage Road intersection LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-9 - CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA 4.5.4.2 Regional raii syslem In 1996 the Union Pacific Railroad Company applied for abandonment of its Tennessee Pass rail corridor, which extends through Minturn west to Dotsero. The potential abandonment of this line sparked many ideas about the future use of the corridor, including the concept of an Eagle Valley commuter rail connection between the Eagle Airport and Yail. If this commuter rail connection occurs it would be a regional county wide transit system, and iiot a local Vail systein connecting , Lionshead wixh other parts of the Vail community. The extreme cost of such a rail connection would warrant the creation of a major transit stop in Vail, such as in the I-70 corridor and above the interstate. Such a solution would be pursued in contrast to incorporating the rail connection into either the existing Vail Transportation Center or the proposed North Day Lot transportation center. The primary physical hurdle to the creation of such a commuter rail line is the difficult connection throujh Dowd Junction. 4.6 Vehicular and Pedestrian Circulation The quality and functionality of vehicular and pedestrian systems are critically important to the overall success of Lionshead as a resort community. Given this the following recommendations are made for the Lionshead vehicular and pedestrian components. 4.6.1 South Frontage Road The masterplan recommendations regarding the frontage road concern potential re-alignment, ingress and earess improvements, bicycle/ pedestrian improvements, and visual improvements. For a detailed discussion of capacity and the impacts of future development on the frontage road, see the traffic impact study contained in appendix A. . 4:6.1.1 Potential Realignment The concept of realiyning the west end of the South Frontage Road grew out of a series of issues regarding both land development and traffic flow in West Lionshead. This realignment will remove the existing conflict between throu~h traffic and the mountain service vehicles (snow-cats and snowmobiles) entering and exiting the Vail Associates service yard. As West Lionshead redevelops over time, this realignment will limit access points off of the frontage road to the east bound ]ane, as opposed to the existing alignment which would necessitate access points on both sides of the road (see figure X). In addition to traffic concerns which alone may not warrant re-" ali-miient there is the issue of future development and the associated - landuse planning and design concerns in west Lionshead. Specifically, the realignment of the South Frontage Road will allow the now separate West Day Lot and service yard parcels to combine into a PacE4-12 Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA road (and the eliminatiun of Che left turn) cuulCl be acconlpliSheu iu several ways. . • The first option is to terminate the in-town transit route at the East Lionshead drop-off, located at the west end of the Lionshead parking structure (see figure X). If this were to . occur the west Vail routes serving the west Lionshead area would need to increase their level of service. - • The second option is to create a parallel route on the south side of the frontage road (see figure X). While physically feasible, - - this alternative would require the acquisition of land from adjacent lodging properties (currently utilized as parking), would create additional conflicts at the existing intersections and lodging acce'ss drives, and would likely be met with great resistance from property owners. • The third option would involve the creation of a transit corridor throu-h the core of Lionshead. While physically feasible this alternative would require significant land acquisition and potential condemnation of property. Depending on how and where it was constructed, this scenario could have a great impact on the character of the Lionshead core and should not be considered in conjunction with the current diesel bus system. This idea, known as the "hold stroke" during the masterplan process, received little public support and was widely condemned by the Lionshead property owners. 4.5.3.4 Concert Hall Plaza It is recommended that the existing Concert Hall Plaza transit stop be eliminated. 4.5.4 Future Considerations According to officials with the Town of Vail public works department the average life span of a Town of Vail transit bus is approximately 10 years. Given the evolving and changing nature of transit systems, new transit technologies and opportunities should be considered. Currently there are several "future technology" issues that warrant consideration by the masterplan: 4.5.4.1 Alternative local transit systems A chief complaint concerning the existing Vail transit system is the noise and exhaust associated with the diesel buses. As the existing bus fleet ages, alternative technologies such as electric people movers and light rail should be considered. In essence, the criteria for a new technology is how efficiently it can move people and the impact it has on the surrounding pedestrian environment. LIONSHEAD REDEVELOPMENT MASTERPLAN PaGE 4-1 1 CHAPTER 4 MASTERPL.AN RECOMMENDATIONS- OVERALL STUDY AREA tlie incrernental cost ubove mid be' yond tfie iaiundutory custs uj' improving the road. The second area of concern is CDOT. The Town of Vail and CDOT currently have an approved east bound on and off interchange permit for I-70 at this location. If the frontage road is re- aligned and the land developed as shown in figure X, the opportunity for this interchanue, and any future interchange between the Main Vail and West Vail interchanges, will be lost. It can be argued that there is no longer the need for this interchange given the recent round-a-bout improvements at the main Vail and west Vail interchanges, and the , potential for creatina, an underpass between the south frontage arrd - . north frontage roads adjacent to the Simba Run condominiums. It is possible by amendinc, the permit that an east bound off ramp only could be implemented at the west Lionshead location. An off ramp at this location could be the main vehicular entry point to Lionshead from the west, and would be particularly effective in conjunction with a secondary Town of Vail parking structure in West Lionshead. In addition to the interchange permit issue, the realignment of the frontage road would entail the acquisition of the CDOT right-of-way under the current frontage road alignment. All of these issues will need to be carefully considered as part of the realignment process. 4.6.1.2 Overall road improvements The potential expansion of the Lionshead bed base and the corresponding increased traffic volumes will necessitate traffic mitigation measures. Increased road width and acceleration/ deceleration lanes (with the potential for round-a-bouts) may be required in conjunction with new development. These improvements are described in the traffic impact study, attached as appendix A. 4.6.1.3 Bicycle and pedestrian provisions A pedestrian/ bicycle path should be created on the south side of the frontage road running the entire length of the Lionshead study area. Ideally providinc, an unbroken pedestrian/ bicycle path connecting the main Vail round-a-bout to the Cascade Village, this pathway shall conform to the current Town of Vail public works standards regarding width and material. If separated from the traffic flow, this path should incorporate curb ramps at all street crossings. 4.6.1.4 VisualImprovements Given the potential traffic improvements that may be required on the frontage road it is critical that these be accompanied with visual improvements as well. The purpose of visual improvements is twofold: to mitiaate and break up the potentiat width of the roadway and to provide for a consistent image to this north edge of Lionshead (see figure X). These improvements should include landscaped PacE4-14. Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STL'DY AREA contiguous developrnent parcel. This is an iniportanC cunsideration for the above ground development conceptually depicted in figure X, but it is a requirement if the service yard property is to be utilized as a secondary Town of Vail public parking structure. Specific issues regarding the realignment are detailed below. a. Proposed Alrgnment The proposed re-alignment of the South Frontage Road is depicted in figure X. Critical issues addressing this alignment include both the width of the road and the radius of the curves. Both of these factors will need to be tal:en into account in order to minimize both the speed ' of vehicles entering the Lionshead area and the amount of land consumed by the two curved road sections. b. West Lionshead Circle coiznection As shown on fiQure X, it is proposed that West Lionshead Circle connect back to the frontage road on the west end of the Vail Spa. The alignment depicted in figure X does not require the acquisition of private property and terminates perpendicular to the frontage road. This alignment results in the creation of a new parcel of land on the southeast corner of this intersection. As shown on figure X, this parcel would be desirable as an office or non-destination retail location. c. Forest Road connection Forest Road should be re-aligned to cross through the newly expanded west Lionshead parcel, connecting perpendicular to the frontage road and providing access to the future development on this parcel. d. Transit/En:ergency Vehicle corridor Even though the South Frontage Road re-alignment is intended to create a contiguous parcel consisting of the West Day Lot and service yard parcels, a transiV emergency vehicle corridor should remain in place over the approximate existing alignment of the frontage road. While this connection is necessary to provide a through transit route to the west end of Lionshead, it also keeps in place the existing utility corridor. e. Feasibiliry issues There are two areas of concern with respect to the feasibility of realigning the frontage road: cost and CDOT (Colorado Department of Transportation) issues. Regarding cost, it must be understood that development in this area will require significant upgrades and widening of the South Frontage Road, potentially including the widening or reconstruction of the Red Sandstone creek bridge. Therefof-e, the cost of i-ealigizing the fi-oiztage road should be viewed as LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-13 • CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA the parking structure is iiiinimal the traffic accessing the parking structure and any potential vehicular drop-off point for the Dobson/ Civic center complex will be extreme, especially during peak season usage. This potential traffic volume would most likely trigger a significant intersection upgrade at the frontage road, such as acceleration/ deceleration lanes, center turn lanes, or a round-a-bout. If the vehicular entrance to the parking structure is relocated to the north - face of the structure, this would alleviate many of these traffic concerns. - C. TYQ11SIl CO11IC1S A primary goal for the Town of Vail transit system is to avoid any potential conflicts between private vehicles and the transit vehicles. By connecting East Lionshead Circle back to the South Frontage Road this potential conflict is introduced at the drive down to the i,ibrary and Dobson Ice Arena, especially if a vehicular drop-off point is introduced at the west end of Dobson. Recognition and provision for this potential conflict should be a consideration when and if East Lionshead Circle is connected back to the frontage road. 4.6.2.2 West entrance It is recommended that the west (current) entrance to East Lionshead Circle be de-emphasized as a vehicular portal into Lionshead. Specifically, the only traffic entering East Lionshead Circle at this point should be service vehicles, buses, and people traveling to the Lodging faciltties. Signagne, road width, and other circulation design measures should be utilized to discourage and minimize the volume of traffic entering at this point. These measures are important both to reduce traffic/ pedestrian conflicts at the parking structure pedestrian crossing and to reduce the outgoiiig traffic that competes with thetransit bus for t,he left-turn movement onto the South Frontage Road. 4.6.2.3 Main Lionshead pedestrian portal This pedestrian portal is perhaps the area most in need of corrective action in all of Lionshead. From a vehicular circulation standpoint, the recommendations for this area are threefold. First, remove or greatly reduce the presence of vehicular traffic through this crossing. Secondly, remove the presence of skier drop-off and local and regional shuttle vans from this location. Third, remove the presence of service and delivery vehicles from this location. In essence, this area becomes dedicated to two primary uses: a pedestrian connection between the parking structure and Lionshead, and a transit stop for the Town of Vail in-town shuttle. 4.6.2.4 Visual improvements PACE4-16- Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA medians and a coiisistent landscape ireatlnent belweeu the Suulli Frontage Road and the eastbound lane of I-70. Due to snowplowing activities during the winter, fraaile understory plantings should be avoided in favor of street trees proven to withstand these harsh winter road conditions. This corridor should also include new directional signage, described in section 4.10.1.1 4.6.2 Modification to East Lionshead Circle . The overriding goal for East Lionshead Circle is the de-emphasis of vehicular , traffic and the creation of a quality, safe, and vibrant pedestrian corridor. The main role of this corridor is to connect the Dobson/ library/ civic center complex with the main pedestrian entry to the Lionshead retail core at the west end of the Lionshead parking structure. The specific recommendations regarding East Lionshead Circle are as follows: 4.6.2.1 East connection to South Frontage Road A priority for the pedestrian connection between the west end of the Lionshead parking structure and the entrance to the Lionshead retail core is the elimination of vehicular (except transit and emergency vehicles) traffic. The most effective means of accomplishing this is to connect East Lionshead Circle back to the frontage road on the east end of the parkinc, structure. This connection will allow the residential properties on the south side of the parking structure to be accessed from the east, removing the need for vehicular traffic at the Lionshead pedestrian entrance. In addition, this connection will greatly reduce the amount of vehicles competing with transit buses for the left turn movement back onto the frontage road at the west end of the parking structure. However, in spite of these planning advantages, this concept faces several serious logistical hurdles, outlined below, that reduce its - viability. a. Gradient The biggest hurdle to successfully connecting East Lionshead Circle back with the frontage road is gradient. There is approximately a 34 foot rise between the existing cul-de-sac on the east end of the parking structure and the connection point on the frontage road. Given a horizontal distance of approximately 380 feet, this would result in an average gradient of about 8.9 percent. By lowering.the level of the South Frontage Road and raising the grade in front of Dobson, this gradient could be pushed to 8 percent, but these options are difficult and expensive. b. Traffic Conflicts Another concern is the potential volume of traffic that could utilize this intersection. While the traffic to the residential properties across from LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-15 ° • CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA 4.6.3.2 Lionshead Ylace, West Lionshead Circle intersectiun Due to the projected volume of lodging traffic that will be accessing Lionshead Piace (Monteneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is recommended that this intersection be re- ali~ned so the througli traffic pattern is north-south (see figure X). West Lionshead Circle would then form a T- intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this re-alignment will create a much safer, ]ogical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. , 4.6.3.3 Pedestrian sidewalks and crossings A series of primary and secondary pedestrian walks should be created connecting the `'Vest Lionshead area with both the Lionshead core, the frontage road, and the ski yard. These walks and crosswalks are depicted in figure X. 4.6.3.4 VisualImprovements Given the fact that East Lionshead Circle and Lionshead Place are the primary lodging access ways for Lionshead, it is critical that a consistent visual character be developed as these road systems and adjacent properties are upgraded. This "visual character" will be composed of the new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems see chapter six, site design guidelines. 4.6.4 Forest Road The primary goal for Forest Road is to maintain aiid enhance it's residential character by mitigating present or future uses that would detract from this character. Specific recommendations are as. follows: 4.6.4.1 Mountain service access issues Currently Forest Road plays an important role in mountain service access, both during the summer and winter. As was made clear during the public input phase of the masterplan process, the adjacent property owners are deeply concerned about the winter activity of snowcats on Forest Road and would like to see this operation removed. While mountain access must be provided for, the removal of this winter traffic from Forest Road should be a priority for the Town of Vail and Vail Associates. A potential solution to this problem is to bridge Gore Creek just west of the existing Old Town Shops and construct a road west connecting to the existing "Westin Ho" ski trail. This solution is not without problems. Previous studies have shown that the connecting road could have a serious visual impact on the lower mountain face (due to the extreme cross-slope gradient and resultant PAGE4-18 Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA As the final link in the transit connection between Vail Road and the east Lionshead pedestrian portal, this corridor plays an important role in setting the visual tone and character for people arriving from the east, both pedestrians and transit riders. Towards that end the potential architectural addition to the south face of the parking structure should comply fully with the architectural design guidelines, and the connecting pede:strian walkway should create a consistent visual character connecting Dobson Ice Arena with the east Lionshead s pedestrian porta.l. In addition, it is recommended that the Town of Vail coordinate with the adjacent residential properties to pzovide a visually . consistent vegetative screen on the south side of East Lionshead Circle (see figure X). 4.6.2.5 Pedestrian sidewalks Given the goal of creating a strong pedestrian link between Dobson Ice Arena and the main Lionshead pedestrian portal, a pedestrian walkway should be created between the new development on the south face of the parking structure and East Lionshead Circle. Connecting the main Lionshead pedestrian portal with the Dobson/ Civic center pedestrian plaza, this walkway will both provide access to the potential retail face of the parking structure and provide for unimpeded pedestrian flow between the two ends of the parking structure (see figure X). Given the ]ong linear nature of this corridor a covered arcade across the walkway may be appropriate, as suggested during the masterplan public input process. If this walkway is covered it shall be wide enough to accommodate the flow of pedestrian traffic along the retail face and shall be designed to visually function as part of the building, not just an attached awning. 4.6.3 Modifications to West Lionshead Circle and Lionshead Place West Lionshead Circle and I;ionshead Place currently handle the heaviest load of lodging access and delivery traffic in Lionshead and will likely continue to do so. The recommended improvements to these roads are both aesthetic and functional, working to provide for safe and efficient vehicular traffic while also insuring a safe pedestrian environment visually consistent with the overall goals of the masterplan. 4.6.3.1 East intersection of VVest Lionshead Circle and South Frontage Raad This intersection (see figure X) will realize the greatest increase in traffic volume due to the projected increase in Lodging units and the presence of the proposed North Day Lot transportation center. Due to these traffic pressures mitigation measures may be required, as , outlined in the traffic study (see appendix A) LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-17 . CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA c. All reasonable measures shall be taken to prevent noise and exhaust impacts on adjacent properties. d. In no case shall a property utilize the public roadway or pedestrian area to stage service and delivery vehicles. 4.7.2 Properties without access Properties lacking direct service access from a public street shall utilize a designated public service and delivery facility. Properties utilizing such a facility shall go to all reasonable efforts to coordinate and schedule their delivery needs . - with other users of the facility in order to reduce peak volume usage. For a - discussion of projected service and delivery volumes see the traffic impact stndy, attached in appendix A. Potential locations and opportunities for such a facility are described below. 4.7.3 Potential sites for centralized service and delivery facilities. Both of the potential facilities described below would be designed to provide unloading and staging space for trucks as the deliveries are made into the Lionshead core. The delivery from the truck to the business destination will most likely be made by hand-trucks, although the potential for small "golf cart" delivery vehicles is a potential consideration. The goal of the goods delivery system is that it be as quick and efficient as possible while not introducing noise, pollution, or congestion into the pedestrian core. 4.7.3.1 West end of Lionshead parking structure The west end of the Lionshead parking structure presents the opportunity for a non-structured central service facility for the east side of the Lionshead pedestrian core. This facility (see figure X) could potentially serve up to 8 vehicles at a time in four double stacked parking bays. While this facility would not be visually screened it - does serve the purpose of providing a new Iocation for existing East Lionshead service vehicles, removing them from the flow of traffic and the pedestrian crossing between the parking structure and the pedestrian mall. This location also presents the opportunity for a less costly solution that could be implemented prior to the construction of a major service and delivery center on the North Day Lot. Issues associated with this location are as follows: a. Snow removal This location is currently utilized as snow storage space for the top deck of the parking structure. Due to the fact that the proposed service facility will occupy almost the entire west end of the structure, the elimination of snow storage at this site will be required. b. Visual mitigation PacE4-20. Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA cut and Till requirements) and there is tiie IikeIihood of resistance from the Cascade Village property owners. If this solution is to be implemented, visual mitigation of the new connecting road must be an important consideration. 4.6.4.2 Pedestrian connections It is recommended that•a pedestrian path be created along the east side of Forest Road (north of Gore Creek) to provide a connection to the . Gore Creek recreation path. 4.6.4.3 Re-alignment of South Frontage Road. If the South Frontage Road is re-aligned Forest Road likewise may be re-aligned to function as a po.int of access for the redeve}oped west end of Lionshead. As shown on figure X, it is recommended that the section of Forest Road north of Gore Creek be the primary access way for potential lodging developments in West Lionshead. This realignment will accomplish two objectives: the reduction of access points off of the South Frontage Road, and the removal of the existing conflict between Forest Road vehicular traffic and mountain service traffic exiting the Vail Associates service yard. 4.6.5 Creation of new transportation hub on North Day Lot A principal component of the Lionshead transportation and circulation network is the creation of a transportation center on the North Day Lot. In addition to removing transit and service vehicles from other areas of Lionshead, this center will create a major new entry point into the Lionshead pedestrian core. This scenario is fully discussed in chapter five. . 4.7 Loading and Delivery The issues regarding loading and delivery activity in Lionshead can be divided into two categories: properties with access for their own loading and delivery facilities, and properties without access for their own loading and delivery facilities. 4.7.1 Properties with access As a general rule, properties with access to provide for their own service and delivery needs shall do so. Given this, these service and delivery activities should comply with the following guidelines: a. Loading and delivery facilities should be located deep enough into the property that the estimated peak volume of service vehicles does not back up into or block the access road or pedestrian areas. b. Service drives and loading docks shall be visually screened through the use of landscaping, fencing, retaining walls or other appropriate design techniques. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-19 , CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA 4.8 Parking . Parking is a critical component in a mixed use resort environment such as Lionshead and any efforts to enhance this component should adhere to the following goals or guidelines: a. Parking should be sufficieiit to meet dernand. Correctly assessing parking demand in an environment such as Lionshead is difficult but extremely important. Overestimating parking demand can be as damaging as underestimating demand due to the extreme expense of parking space (especially if structured) in a real estate environment such as the Vail Valley. Likewise, parking is a large consumer of _ ground and should be designed to occupy as little real estate as possible. Iri- tight margin developments such as mid-range hotels and locals/ employee housing, the expense of parking can be the deciding factor as to the economic viability of the project. Due to these attributes of parking it is important that ti-ue demand, or desired demand be distinguished from actual usage. For example, the "free after three" program currently in place for the Town of Vail parking structures has undoubtedly increased the usa-e of these structures during the evening hours (the Lionshead structure filled in the evening for the first time in 1998). However, there has not been a corresponding increase in sales tax revenue which was the original intent of "free after three". (Note- concrete studies regarding the utilization of the "free after three" program have not been conducted, and it is strongly recommended that this occur if the program is to continue). It is hypothesized that a significant portion of people utilizing the free parking program are in fact employees or people that would have used transit or other means of access if the parking were not as readily available. In other words, parking usage often will rise to fill the available space, but the profile of the user may not be who the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet demand, it needs to meet the desired demand and should be structured or programmed in such a way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning. b. Parking should relate to pedestriaiz circulation and targ.eted access points. A primary goal of redevelopment in Lionshead is to increase the quality of the pedestrian connection between the Lionshead structure and the retail pedestrian mall. Likewise, any new public parking must have a strong and convenient connection (either pedestrian or transit) with its targeted destination, in this case the Lionshead pedestrian/ retail mall. It is important to note that the targeted destination is the retail mall, not the ski yard. For many of the people coming to Lionshead the ski yard is their ultimate destination, but the desired arrival route is thr-ough the retail core. Notwithstanding this, parking is a secondary land use and should not supplant an otherwise prime development site, regardless of location. While the connection between parking and the destination needs to be strong and convenient, it does not have to be immediately adjacent., c. Parking is only one part of aii overall access strategy. While public parking is an important, and perhaps primary means of access to Lionshead, it is not the only means PACE4-22. Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA Due to its open location visual mitigation measures will be necessary to screen the truck parking as well as addressing the exposed west end of the parking structure. 4.7.3.2 North Day Lot transit center In addition to its use as a transit center the North Day Lot presents the opportunity to construct a large central service and delivery facility (see figure X). As shown in figure X, (section drawing), this facility wauld be, built under a structured parking deck and would access the Lionshead core by way of freight elevators and a service tunnel. This . service tunnel would open into the pedestrian mall on the north wall of the main Lionshead pedestrian plaza between the Lifthouse Lodge and the Landmark Tower. It is estimated that this facility would be able to service a peak volume of approximately 15-20 delivery vehicles, as well as provide for a limited amount of temporary storage space. 4.7.3.3 Lifthouse lodge alley While this alley is not strictly a public service corridor, it does access the Lifthouse lodQe, the Vail 21, and the Lionshead arcade. If redevelopment occurs along this corridor the existing service and delivery functions should be redesigned to meet the parameters outlined in section 4.7.1, as well as accommodating a clear fire lane. 4.7.3.4 Vail Associates core site As the single lar~est service traffic generator in Lionshead, the Vai] Associates core site redevelopment will provide for its own service and delivery needs. In addition, the preliminary plans presented to the Vail Town Council by Vail Associates during the masterplan process indicated that one additional public use loading dock could be designed into the Vail Associates core site redevelopment. 4.7.3:5 Landmark Townhomes alley The existing alleyway south of the Landmark Townhomes is cunently utilized as a delivery vehicle staging area, but this activity is strictly illegal. This alley is the only dedicated fire access corridor into Lionshead from the west, and is not wide enough to accommodate service traffic without blocking the fire lane. If the North Day Lot service center is constructed it is recommended that a new service corridor in this area iiot be constructed. However, in the event that the North Day Lot site is not developed, any new service corridors in this area must conform to the parameters outlined in section 4.7.1 and must not compromise the fire and emergency vehicle access into the Lionshead core. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-21 CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA need to be replaced- if it can be clemonsU-aleci that the cu?rent and future usage demand also will decrease. 4.8.1.2 West Day Lot The West Day Lot also is owned by Vail Associates and is utilized primarily by mountain based Vail Associates employees. Given the community objectives for the west end of Lionshead (housing, re- alignment of the frontage road, office space, parking), the West Day Lot presents a potentially higher-return development opportunity that ' may make other less-profitable west end developments ecoraomically feasible. The existing usage as parking therefore is almost- certain to be removed and will require replacement. Unlike the North Day Lot, the employee base utilizing this surface facility is not anticipated to decrease and will necessitate the complete replacement of the parking volume (currently approximately 160 spaces). 4.8.1.3 Charter bus parking lot The current charter bus parking area on the east end of the Lionshead parking structure is the proposed future location of a Vail civic/ community center. If this development is to occur the removal of the bus parking facility will be required. Potential alternate locations for this facility include the Ford Park parking lot and potential down valley site. While there is no question the current location is very convenient for charter buses, the property also is extremely valuable to the community and its current utilization as a parking lot does not live up to it's "highest and best" use. Although it is likely that the charter bus parking function will be removed from the Lionshead core area, a drop-off point for the buses is necessary and is recommended to be a component of the proposed North Day Lot transportation center. 4.8.2 Residential properties As a policy, all residential properties should provide their own parking within their property according to existing Town of Vail regulations and the parameters described above. 4.8.3 Public Parking Public parking in Lionshead today consists of the Lionshead parking structure with a capacity of approximately 1200 vehicles. 4.8.3.1 Existing parking shortfall The 1991 Vail transportation masterplan indicated a town-wide peak usage parking shortfall of 500 spaces. This peak situation occurs, and , overflow volumes are experienced approximately 20-30 days per year. 4.8.3.2 Potential new parking needs PAGE4-24 Lionshead Redevelopment IVlasterplan I CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA of access and should not be treated as such. With structureci parking c;osls canging from 20,000 to 30,000 dollars per space in 1998 dollars (for above ground and below ground respectively), all other means of access should be carefully considered before constructing additional space. While a detailed parking study is not part of this masterplan, potential alternative means of access include an enhanced transit system, providing convenient drop-off facilities, reducing required parking ratios for appropriate uses (such as employee and ]ocals housing), off-site parking, and insuring . that parking programs do not incentivize non-desired usage (such as employees who . . could have utilized other means of access). d. Parking should be visually iiicotispicuous. Finally, parking should be designed to ' visually "disappear" where possible. While underground and structured parking is the least visually obtrusive and most desirable solution, it is not always possible and can result in a poor arrival experience if not properly designed (this is a problem with several existing condominium projects in Lionshead today- they have adequate underground parking but no quality surface arrival point or "front door"). Surface parking areas should be heavily screened by landscaping, berms, and walls, and should have a sufficient amount of interior "island" landscaping to reduce the appearance of a"sea of asphalt". Surface parking areas should be avoided near the retail pedestrian core area. The following recommendations for parkin~ in Lionshead are in four sections: how to deal with existing parking that may be displaced by development, private residential/ lodging parking, public parking supply and demand, and parking for locals/ employee housing. 4.8.1 Potential Displacement of existing parking As stated in the Lionshead masterplan ground rules there shall be no net loss of parking in Lionshead as a result of redevelopment. Potential properties to be impacted by this policy are as follows: . 4.8.1.1 North Day Lot The North Day Lot (currently owned by Vail Associates) houses approximately 105 parking spaces, all utilized by Vail Associates employees. Parking demand on this site is made up of mountain workers, Vail Associates office personnel currently located in Lionshead, and spaces reserved for employees temporarily visiting from the company headquarters in Avon. Due to the likelihood that much of the current Vail Associates office space in the Lionshead core will be removed when the site is redeveloped, it may be demonstrated that the current parking demand on the North Day Lot will decrease correspondingly. Given the community objective of developing this site as a public transit center, it may be advantageous to programmatically reduce the existing parking requirement that will LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-23 . CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA east-bound I-70 access peimit held by the Town of Vail anc3 CDOT. Potential logistical hurdles to the use of this site are as follows: • Land Ownership. The entire potential parking structure site (see figure X) is located on Vail Associates and CDOT property. Property acquisition from both entities will be required. • South Frontage Road realignment. In addition to the property - acquisition mentioned above, the South Frontage Road.must be - realigned to open up the necessary footprint to construcx a major parking facility on this site. • Competing land use priorities. In addition to use as a public parking structure site, the west end of Lionsffead has been identified as a priority employee housing location by both the Town of Vail and Vail Associates. While these facilities could potentially be constructed on top of the parking structure, a below grade facility will significantly increase construction costs and bring up several important timing issues. • Timing. The Lionshead masterplan ground rules stipulate that there will be no net loss of existing employee housing through redevelopment. Due to the near term likelihood of a core site redevelopment by Vail Associates the existing employee housing in the Sunbird lodge will have to be replaced, most likely on the existing Vail Associates service yard or "Holy Cross" site. This scenario puts a west Lionshead employee housing project at or near the top of the Lionshead redevelopment timeline. Depending on the size requirements of a new west Lionshead parking structure, it is possible that the both the realignment of the frontage road and the construction of the parking facility would have to occur prior to the construction of the housing project (see fiaure X). If the employee housing project occurs first, which is highly probable, the opportunity for a west end parking structure could be lost as the resultant available land may be too small for a structure of significant size. The second timing issue regards the potential for an I-70 interchange at this location. While this interchange may have the impact of removing the opportunity for an employee housing project altogether, it would certainly have to be designed in conjunction with any housing or parking structure project. Again, if a housing project occurs in the near future, all major planning decisions regarding a future parking structure or I-70 interchange will have to be made or the opportunity may be lost. PaGE4-26 Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA See appendix A, traffic impact study. 4.8.3.3 Potential new parking sites Due to the projected parking demand increase discussed in the traffic study, it is strongly recommended that all town-wide parking oppoRunities be examined or re-examined prior to any final planning or parking construction. Specific public parking opportunities in Lionshead are described below. a. Lionsliead parking structure ` The existing Lionshead parking structure is the most logical and feasible location for expanded public parking. The first reason is there is no underlying land cost. Already owned by the Town of Vail, the structure presents the most economically feasible parking solution. Secondly, the structure is located between the proposed civic center on the east and the main portal to the Lionshead pedestrian mall on the west, and is generally inside the 1,200 foot "threshold of pain" walking distance for skiers. There is no other location that presents this ease of access to pedestrians. As a self-ventilating split deck structure, each half-deck holds approximately 200 vehicles (six half decks and 1200 spaces total). The addition of one complete level would increase the structure by 400 spaces, two complete new levels by 800 spaces. Logistical issues re~arding the addition of new decks includes necessary structural reinforcement of the existing facility and snow removal. Currently the top deck of the structure is cleared by manually pushing the snow through gates to at ~rade storage areas on the east and west end of the structure. Additional decks will eliminate the presence of any at-grade snow storage facility, as the internal circulation of the structure will not accommodate the dimensions of a front-end loader used to remove.the snow (in addition, the construction of a new delivery stacring area on the west end of the structure will remove this snow storaQe area). Alternatives include heating the upper deck, providing for an alternate snow-removal access road to the upper deck, and construction of an actual roof over the entire structure. b. West Lioiislzead The possibility of constructing a second public parking structure on the west end of Lionshead has been a plannina consideration of the Vail Public Works department since the completion of the Vail Transportation Masterplan in 1991. The benefits to utilizing this site for an additional public parking structure is the fact that it is currently undeveloped (aside from the Vail Associates maintenance yard); it is large enough to meet projected parking demand (given the realignment of the frontage road), and it is located in conjunction with the existing LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-25 CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA appropriate. However, it is also important that these f-inancial realities not be used as an excuse to produce unsightly, poorly desi~ned, substandard products. Employee housing does not need to match the architectural sophistication of a five star resort development, but it does need to be of quality construction and design for its level of product. The Rivers Edge development at the base of Beaver Creek in Avon is a good example of an attractive yet affordable employee housing . project. . 4.9.3 Policy based housing opportunities The first means of implementing housing goals in Lionshead is through policy - _ based requirements such as the employee generation ordinance currently under consideration by the Vail Town Council. Future policy based housing gains in Lionshead could result from the likely increase in both bed base and increased retail square footage. Given this scenario it is recommended that any new development be required to provide housing for employees generated, as required by the potential Town of Vail employee generation ordinance. 4.9.4 Potential housing sites Following are specific sites that have been identified as presenting opportunities for locals and employee housing (see figure X). 4.9.4.1 South face of Lionshead parking structure The south face of the Lionshead parking, structure was identified by the Lionshead masterplan team, the public input "wish list" process, and the Vail Tomorrow process as a potential location for housing. Depending on height, and assuming the ground floor of the new development is dedicated to retail and commercial enterprises, this location could yield 12 to 24, 900 square foot dwelling units (approximately 12 DU's per plate). The location of this site presents . several important planning issues. First, this structure will fronf the East Lionshead Circle pedestrian corridor and the architectural quality and relationship to the street and pedestrian environment will be paramount. Likewise, the fact that these units will front on a highly visible pedestrian corridor will necessitate that strict standards of unit upkeep are enforced. Second, any housing units at this location will be required to park in the Lionshead parking structure. The parking ratio should potentially be lower than that of a traditional one or two bedroom unit due to size and location. Third, it is recommended that the height of this potential development be limited so that mountain views from the top deck of the parking structure are not blocked (See figure X). Lastly, the structural issues relating to an additional parking deck should be coordinated with any south face development scenario, given the potential for structural reinforcina columns located on the immediate south face of the structure. ~ PAGE4-28. Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA • Convenience. This location for a major parking structure must have regular transit or shuttle service, due to its distance from the retail core area and the ski yard (greater than 1200 feet). 4.8.4 Employee housing parking The unit-to-parking space ratio for employee housing should be reduced to maximize the housing opportunities in west Lionshead. During the masterplan process the Vail Town Council toured veral Keystone Resort employee housing complexes that averaged .25 cars per bed, or one parking space per four-bed unit. Most of these complexes at Keystone do not have the adjacency and ease of access found in west Lionshead and depend on a bus transit system to carry employees to and from work. In spite of this seemingly low parking ratio, the Keystone property managers stated that there is no perceived parking shortage as almost all of the residents depend upon the free public transit system. Likewise, the experience of the Rivers Ed~e employee housin~ project at the base of Beaver Creek is that their parking ratio of .75 cars per bed has been more than adequate, resulting in portions of the parking lot being unutilized. Given these factors it is strongly recommended that reduction of the employee housing parking requirement be considered. 4.9 Housing Recent community surveys and grass-roots p)anning efforts such as Vail Tomorrow have pinpointed the lack of attainable locals and employee housing as the most critical issue facing the Vail Community. Throujhout the Lionshead masterplan process, local business owners have expressed the difficulty of finding and keeping employees, with several going as far as saying that they were on verge of going out of business due to inability to staff their stores. Parallel to the Lionshead masterplan process has been the "Common Ground" community planning process which has made a variety of recommendations regarding locals and employee housing. Early in the planning process, Lionshead was identified as an opportunity area to implement some of the communities housing goals, particularly relating to employee housing. These opportunities and associated issues are outlined below. 4.9.1 No net loss of employee housing As stated in ground rule number five of the masterplan process, there shall be no net loss of existing employee housing in Lionshead as redevelopment occurs. 4.9.2 VisualIssues It is recognized that the financial realities of building affordable, employee, or other forms of attainable housinj often requires cost reducing measures, generally involving the quality of detailing, planning, and architectural design. Given this reality and the strong desire to make these housing projects feasible, it is recommended that latitude be granted to these housing development projects as LIONSHEAD REDEVELOPT4ENT MASTERPLAN PAGE 4-27 CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA be developed as a revenue generating product to heip pay ior thz significant road and infrastructure improvements that will likely be required prior to any new development. Finally, this site may need to be utilized as the location for replacing the eaisting parking currently located on the North Day Lot and the West Day Lot. Notwithstandina the above uses, this propei•ty is the most obvious site for Vail Associates to relocate the existing Sunbird Lodge employee housing currently located in the Lionshead core. Given this opportunity, the following issues need to be considered. . a. Parking and Access The biggest constraint to the creation of siQnificant housing density on this property is parking. Surface parkina requires approximate 350 s.f. of ground per space, quickly reducing the amount of land that can be used for actual housing. While structured parking is much more spatially efficient its associated high construction cost can make this solution very difficult, especially given the tight budgets typical of subsidized and employee housing developmelits. By insuring that this housing development is located on the To\xn of Vail transit system, and given the fact that the employees utilizing the units will be working in Lionshead or accessing the Vail Transit system via Lionshead, the parking allocation could be significantly reduced. b. Density Due to its location the Vail Associates service yard and Holy Cross site offers a unique opportunity to realize a significant density of employee housing units. While it is important that a potential housing development at this location be visually consistent with the overaIi character of Lionshead, the desire to maximize the housing potential may make appropriate the following deviations from what would otherwise be standard development parameters. First, it may be appropriate to allow for a greater overall building height than is otherwise allowed under the Lionshead Architectural Design Guidelines. Any increase in building hei(yht will need to be reviewed on a case by case basis by the Town of Vail, and any eventual building height will still need to be visually appropriate for this location. Secondly, it is recommended that the standards for density (units per acre) be increased at this location to allow for a-reater number of potential employee housing units. Third, as inentioned above, it may be appropriate to reduce the parking requirements for employee housing at this location. 4.9.4.4 Red Sandstone parking area PacE4-30 Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA 4.9.4.2 Top deck uf Liunshead parking slructure In addition to the south face of the Lionshead parking structure the upper deck of the structure has also been identified as a potential location for housina. While the parking structure does represent a large "real estate" opportunity area, there are several critical planning considerations that must be taken into account. a. Parkiiig issues ; Before any housing proposals should be considered for the top of the parking structure, it needs to be realized that the most important, and priority future use of this facility is expanded public parking, and no housing scenarios should be pursued prior to ensuring that all public parking needs have been met. In addition, any housing components must provide their own parking above and beyond the public parking already in the structure. In other words, there should be no net loss to either existing or future expanded public parking on the structure due to potential housing components. b. Structural issues Engineering studies conducted during the masterplan process have indicated that the existing parking structure can accommodate future expansion above the existing upper deck, but not without structural reinforcing. Any housing scenarios on top of the structure must take into account the structural laading issues of the new development, and the accompanying cost implications. c. Visual issues As with the south face of the parking structure, any potential housing scenario on the top of the structure will be highly visible, and will need to adhere to the Lionshead Architectural Design Guidelines (see chapter 8), as well as ensuring the ongoing maintenance and upkeep of the development. In addition, the view of the mountains across the top of the parking structure is an important part of the arrival experience for visitors arriving at Lionshead and contributes significantly to the Lionshead image and character. Any housing scenarios on the parking structure should endeavor not to substantially block this view. 4.9.4.3 Vail Associates service yard and Holy Cross site Perhaps the most promising location for housing in Lionshead is the Vail Associates service yard and Holy Cross site (see figure X). It is also important to note that housing is not the only component these properties will need to support. It is extremely unlikely that the ` snowcat fueling operations currently at this site will be moved off-site, although they potentially could be moved within the confines of the property. In addition, it is likely that a portion of this site will need to LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-29 . CHAPTER 4 MASTERPLAN RECOMMENDATIONS- OVERALL STUDY AREA 4.10.1.1 Vehicular gateways. Since the vast majority of people cominQ to Lionshead arrive first by a private vehicle or some means of transit, it is important that this vehicular arrival sequence announce and help establish the identity of Lionshead. The two primary vehicular aateways are the east and west boundaries of the study area on the South Frontage Road (see figure X). Landscaping, signage, and the adjacent buildinas should all 'reinforce and communicate to the motorist that he or she tias entered - the Lionshead resort area. Secondary vehicular gateways include all , . the individual cross-streets that access Lionshead off of the frontage road. All of these intersections should be characterized by a consistent visual landscape treatment and should be well signed. Signage is perhaps the most critical component to these secondary vehicular gateways. A consistent signage package announcing the lodging destinations on each street should be an intel-ral component of the South Frontage Road improvements. 4.10.1.2 Pedestrian Gateways. There are four primary pedestrian gateways critical to establishing the character and identity of Lionshead (see figure X). They are the pedestrian entry on the west end of the parking structure, the top of the grade transition from the North Day Lot into the retail mall, the intersection of West Lionshead Circle and Lionshead Place on the west end of the retail mall, and the transition between the ski yard and the retail mall (both directions). These gateways not only constitute the primary pedestrian entry points in Lionshead, they also work together to form the two major pedestrian streets that the retail mall is organized around. 4.10.2 Landmarks A landmark is a significant architectural element that all the visitors to Lionshead can identify and remember. Landmarks should signify important points of entry, turning points and critical intersections in the pedestrian network, as well as destinations and visual reference points. The single "landmark" in Lionshead today is the Gondola clock tower which will be replaced with the Vail Associates core site redevelopment. The targeted locations for landmai-ks in Lionshead are the east pedestrian portal, the central retail mall adjacent to the main pedestrian plaza, and the west pedestrian portal adjacent to the intersection of West Lionshead Circle and Lionshead Place. In addition, the potential civic center complex at the east end of the parking structure should itself function as a- significant architectural landmark for the east end of Lionshead. PACE4-32- Lionshead Redevelopment Masterplan CHAPTER 4 MASTERPLAN RECOMME\DATTONS- OVERALL STUDY AREA The parkin- lul and Town of VaiI transit stop at the base of the Red Sandstone Elementary school was identified as a potential employee or locals housing location during the masterplan process. This area is well suited for locals housing given its proximity to the elementary school, the I-70 pedestrian overpass bridge, and the transit stop. However, the access (vehicular and pedestrian), safety, and functional programming needs of the elementary school must take top priority in any potential housing development scenario. 4.9.4.5 ' Old town shops . The "old town shops", (see figure X) located just west of the Vail sanitation plant, were identified as a potential employee housing location during the masterplan process. While this is a.potential location for housing there are other significant demands on this site including potential expansion of the sanitation plant and the need for a new snowcat mountain access route from the Vail Associates service yard. In addition, the presence of the sanitation plant on one side and the existing gas station on the other further reduces the desirability of this location for employee or locals housinj. 4.10 Gateways, Landmarks, and Portals As discussed throughout this masterplan, the lack of hierarchy and organization is a fundamental problem in the Lionshead pedestrian network today. This section discusses the need to create a series of gateways, portals, and landmarks that will increase and enhance the character, identity, and clarity of the pedestrian environment. 4.10.1 Gateways and portals Gateways and portals are elements that signify important points of entry and transition, and serve to reinforce the identity and functionality of both. They are announcements- they leave the pedestrian with no question as to whether or not they are going to the right place. Gateways can be created through many different techniques, be it building form, landscaping, paving patterns, or signage, and most will utilize most of these etements. A portal is different from a gateway only in the sense that it may tend to be more enclosed and focused. While the existing Concert Hall Plaza is an example of an architectura] portal, it is compromised by its location relative to the dominant pedestrian flow and its dimensional proportions. The architectural considerations of portals and gateways are discussed in the architectural design guidelines (see chapter 8). The creation of gateways and portals is encouraged as a basic planning component of redevelopment, especially in transition areas between different domains, or public, semi-public, and private areas. A change in the hierarchy of the pedestrian_ environment should not just liappeiz (often the reason pedestrians can get lost in environments such as Lionshead), it should be announced and well delineated. In addition this basic planning concept, there are several critical locations where gateway and portals need to occur (see figure X). LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 4-31 ~ , r . ; HAPTERTIVE" ~ . _ : : : . , A~TE~Z P LAN.M~ .F.. - ~ . e_ _ _ ECOMMENDATION-S-- . . . . DETA.ILED LAMD SE . : . - NALYSIS ~ . ~ . . ~ r . . _ ~ . ~ ~ ~ ~ : _ . . . , ~Rz . . : . . , ~ . _ . ~ . ~ ~ . ~ . . : _ : . M: . ~ _ k u. . CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS pedestrian cure by bulh tiic: pari.iiig stiucture and thc redevcloped East Lionshcad Circle. Specific planning considerations are as follows: 5.1.2.1 Access Access to this facility will be by all three major means of access in Lionshead- vehicular, pedestrian, and transit. a. Vehiculai! parkiiig , . The primary means of vehicular access to this facility should be through the Lionshead parking structure. Due to the fact that most vehicular arrivals will be parking, before accessing the complex the parking structure is the most Iogical and accessibte means of arrival. While there is the potential pf creating a designated drop-off point associated with the front of the facility (see figure X), this point should be for taraeted uses only and not be used as the primary point of vehicular arrival. For the visitor arriving in the parking structure, the southeast corner of the parking structure should be converted into both a drop-off and arrival point for pedestrians travelina from their cars. This point will act as the main "front door" for the majority of people accessing the complex and should be designed accordingly, providing convenient vertical access to both the interior of the facility and the pedestrian plaza on its southern face. The new facility and Dobson Ice Arena should be connected architecturally, providing the opportunity for visitors who arrive via the parking structure to have a safe, enclosed connection to Dobson (see figure x). This is particularly critical for parents of children attending events at the arena. While it is possible to create a vehicular drop-off point at the existing western end of Dobson Ice Arena, this drop-off is not recommended due to the vehicular loading and potential transit vehicle conflicts it will generate - on East Lionshead Circle. If_this drop-off is required it should be minimal in scope, providing access only for targeted uses. b. Pedestriaii The primary point of pedestrian access into the new civic center complex will be on its southern face at the terminus of East Lionshead Circle. Pedestrians traveling both from the Vail Village and Lionshead will arrive at this point, requiring ample plaza space and a well designed, highly visible front entry point (see figure X). This point of entry should access both the new civic center and Dobson Ice Arena. The current main pedestrian point to Dobson are the doors on its south face, often creating conflicts with delivery vehicles and the transit buses during events and peak usaQe. By creating a common enfry point on the west end of Dobson, this portal can become the new "front door', making the north Dobson entrance secondary and thus reducinor the potential for conflicts in that area. P,acE 5-2 . Lionshead Redevelopment Master Plan CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS CHAPTER 5 Master Plan Recommendations- Detailed Land Use Analysis This section of the Master Plan takes a]ook at each individual parcel or significant grouping of parcels within the Lionshead study area, excluding the residentia] properties on the south side of Gore Creek. The relationship of the Master Plan to each property has been considered to the greatest extent possible, but it is important to note that this is not a limiting document that eliminates a1T ideas or proposals not contained herein. Rather, the intent of the entire Master Plan and this section is to serve as a framework for overall long-term redevelopment, and any proposals consistent with this framework should be considered. In general, this section covers the study area from east to west, starting with the "civic hub" on the east end of the parking structure. 5.1 Lionshead Civic Center The proposed Lionshead civic center complex is comprised of the Vail public library, Dobson Ice Arena, and the existing charter bus parking lot (see figure X). At the time of this Master Plan document was written the Town of Vail priorities for the program of this site were uncertain, but potential development alternatives are described below. The true purpose of this discussion is to pinpoint important functional relationships and visual objectives. 5.1.1 Potential development scenarios The eventual use and program for this civic center site will be a policy decision on the part of the Town of Vail, but the primary concepts that arose through the Master Plan process include a performing arts center, a conference facility, a community recreation and service center (potentially including the town - government offices), a second sheet of ice connected to Dobson Ice Arena, atid a high-tech convention center. A strong community sentiment was the importance of the development havina strona local relevance, or providing services that will be utilized by the local community and not only destination tourism. With a potential of 50,000 square feet per plate this site has the potential to accommodate a variety of uses, given that they are well desianed and integrated. Regardless of the eventual proQram it will be important that ihe following planning issues be adhered to: 5.1.2 Functional planning issues This "civic node" of Lionshead currently consists of three components- the Vail public library, the Dobson Ice Arena, and the as yet undeveloped charter bus parking lot. The overriding goal for this site is to take these three disparate components and create a siiigle, cohesive civic ceiiter that is linked both by physical architecture and pedestrian plazas. In addition, this area should serve to provide a stronc, anchor to the east end of Lionshead, connected to the Lionshead LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-1 " CHAPTER S 1VIASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS The proposed new civic eenter complex should fuuciiun as the easteni visual terminus to East Lionshead Circle. The architecture connecting Dobson Ice Arena to the civic center should be integrated into the potential development on the south face of the parking structure, and the East Lionshead Circle pedestrian environment should have a strong connection to the pedestrian plaza in front of the civic center complex. - 5.1.2.3 Relationship to Dobson Ice Arena , Perhaps the most critical functional relationship is the connection. of, the proposed new structure to Dobson Ice Arena (see figure X). This new common entry point on the west end of Dobson should be designed to provide common lobby, ticketing, and concession space for both structures. In addition, there is the opportunity for a below grade connection at the current "ice level" of Dobson (see figure X), enabling the possibility of a second sheet of ice or large recreation space in the lowest level of the new civic center structure. While possible, this lower level scenario would be very costly, requiring ]arge structural spans. 5.2 South face of the Lionshead parking structure The strip of open land on the south face of the Lionshead parking structure should be considered for the development of around level retail/ office space and upper level locals/ employee housing (see figure X). The planning objectives of this potential development are threefold. First, there is the opportunity to energize and visually upgrade East Lionshead Circle by creating a new enhanced pedestrian street and introducing retail/ office space at the ground ]evel. Secondly, it presents the opportunity to create a"locally accessible" retail environment. The Town of Vail should consider the opportunity of retaining ownership of the ground level retail/office space and make it available to local entrepreneurs and businesses, much in the same way that deed restricted locals housing is provided in the Vail Commons development. Finally, this site presents the opportunity to create locals/ employee housing immediately adjacent to the Lionshead pedestrian core. Functional issues associated with this potential development include access and the adjacency to the parking structure. Since it is a non-mechanical self-ventilating structure, there is a minimum 10' offset from the face of the parking structure to any new vertical development. The complete impacts of this proposed development on the ventilation of the parking structure will need to be completely assessed as part of any detailed planning and design efforts. This new development will be privateiy accessed (retail back doors and entrances to the residential units) from the parking structure, and any private parking associated with these uses will be in the parking structure. While some of the service and delivery needs of this development may handled interior to the parking structure, rfiost delivery needs will be accommodated in the facility on the west end of the parking structure or by short term utilization of East Lionshead Circle (only in overflow situations). Due to the small depth and size of this potential retail/ office space it is not anticipated that a significant volume of larger delivery trucks will be generated. PACES-4 Lionshead Redevelopment Master Plan CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS In addition to the pedestrian entry discussed above, a secondary "back door" access point should be created on the north side of the structure, allowing access from the Vail International condominiums and the pedestrian walkway on the north side of Dobson Ice Arena (see figure X). c. Transit The town of Vail transit system also provides a critical access component to this area. Currently, the in-town bus stops between • Dobson Ice Arena and the Vail public library in both the east and west bound directions. While this pattern may continue, a transit stop also is needed adjacent to the new main pedestrian entry on the west end of Dobson (see figure X), allowing for transit riders to also access both Dobson and the proposed civic center complex from this point. This capability will allow for further flexibility in the transit system while also reducing, the potentia] for conflict between pedestrians, service vehicles and transit vehicles on the south side of Dobson. d. Emergenc_y access Due to the potential closing of the East Lionshead Circle extension that currently accesses the Vail International condominiums, a new emergency vehicle route will need to be established. It is proposed that this route initiate on the south east corner and wrap around the north side of Dobson Ice Arena (requiring a structural upgrade to the existing walkway). This access route must be designed so that it is not blocked by intermittent delivery vehicle traffic also located on the east end of the Dobson Ice Arena. e. Vail hzteriiational Access If the East Lionshead Circle extension that currently accesses the Vail International Condominiums is closed, a new access point off of the South Frontage Road will be required as delineated in figure X. f. Service and Delivery The proposed civic center complex will require two service and delivery points, the first located on the east end of Dobson Ice Arena (see figure X). The second delivery point will serve the proposed new civic center structure and will be accessed off of the South Frontage Road (see figure X). It is strongly recommended that no delivery points be constructed that would introduce regular service and delivery traffic onto East Lionshead Circle along the south face of the paxking structure. 5.1.2.2 Relationship to East Lionshead Circle LIONSHEAD REDEVELOPA7ENT MASTER PLAN PaGE 5-3 ' CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS can be greatly enhanced throuch iandscaping. The largest yuantity uf trees anu landscape material shouid be focused on the north side of the trail', with intermittent ]andscapina on the south, allowing for southern views through to the creek (see figure X). In addition, this landscape treatment should be "natural" as possible, avoiding the use of sma]] understory p}antings due to maintenance requirements and possible snow removal damage. , 5.4 East Lionshead bus drop-off area The primary goal of this area is to strengthen and reinforce the pedestrian connection . _ between the Lionshead parkina structure and the Lionshead retail mall. Given the removal of service and delivery, skier drop-off, and shuttle van activity, the remaining potential redeveloped elements of this area are as follows: 5.4.1 Pedestrian connections The pedestrian corridor between the parking structure and the Lionshead retail maIl should be direct and unencumbered both visually and physically. While a small volume of vehicular and transit traffic will continue to cross this area, these vehicles are secondary in importance to the pedestrian and the space should be designed to reflect this. Rather than a"pedestrian crossina" across the vehicular road (as is the case today), there should be provided a"car crossing" through the pedestrian space, with the pedestrian havina dominance. Techniques to accomplish this goal include the creation of a pedestrian mall with no grade separations at the traffic flowline, paving patterns that distinguish the vehicular lane, and the use of bollards to delineate vehicular crossing lanes and provide for the safety of the pedestrian (see figure X). While landscaping may be appropriate in this plaza, it must be designed in such a way to not impede the flow of pedestrian traffic between the parking structure and the retail mall. 5.41 Transit stop The transit arrival and drop-off points should be located east of the pedestrian "flow" connection between the parking structure and the retail mall entrance. Figure X delineates the proposed east and west bound bus drop-off and arrival points, providing a single bus lane in both directions plus a 50' radius turn-around loop. In order to maintain the pedestrian scale and dominance of this area, west bound traffic exiting East Lionshead Circle should share the transit lane, being required to stop and wait if the bus is picking up or dropping off passengers. 5.4.3 Potential building infill site Due to the removal of the skier drop-off and service and delivery vehicles from the transit drop-off area, the transit stop may be reduced in size resulting in a site suitable for infill development. This property, owned by the Town of Vail, presents several opportunities. First, it will enable the creation of a strong gateway into the retail core, providing for defined edges to the pedestrian corridor connecting to the parking structure. Second, it serves to bring the retail "edge" closer to East Lionshead Circle, reducing the distance between the parking PACE 5-6 Lionshead Redevelopment Master Plan CHAPTER S MASTER PLAN RECOMMEINDATIONS- DETAIL LAND USE ANALYSIS 5.3 Gore Creek Corridor The overall goal for the Gore Creek corridor is threefold: to protect and enhance its natural beauty and environment, to better connect this environment to the more urbanized Lionshead core, and to enhance the accompanying Gore Creek recreation path, making it safer and more inviting as a passive recreation amenity for both pedestrians and cyclists. Specific recommendations for this corridor are as follows 5.3.1 Creation of recreation path `bypass' around ski yard - The existing Gore Creek recreation path should be extended along the creek and , . under the Gondola and Born Free lift lines to form an unbroken streamside trail around the ski yard (see figure X). 5.3.2 Recreation path picnic and seating areas The current picnic area on the eastern portion of the recreation path should be significantly improved, providing a bicycle parkin~ stall, new seating facilities, and adequate trash bins. At least two additional pull-over areas are recommended along the length of the trail, and should be consistent in design and furnishings with the existing improved area. These amenities should only be provided if they will be reaularly maintained. Likewise, if the existing pull-off area is not able to be improved and maintained, it shouid be removed. 5.3.3 Safety issues The existing, Gore Creek recreation path is a relatively safe environment but there is a conflict between pedestrians and cyclists that will increase as the popularity of bicycling increases. Specifically, the path needs a clearly delineated bicycle lane that is wide enough for a bicycle with a pull-behind child carrier. This path should also be wide enough for a cyclist to pass another bicycle without forcing an adjacent pedestrian off of the path. In addition, the design of the_path should eliminate any "blind curves" or potential collision points between cyclists riding, in opposing directions. The existina pool deck behind the Antlers condominiums is agood example of one such hazard, and all potential measures should be taken to remedy this existing situation. Finally, close coordination between the Town of Vail and Vail Associates lift operations must occur in the case of constructing the by-pass trail described above. 5.3.4 Lowland area south of Gore Creek. Potential access and recreation improvements to this section of the Gore Creek corridor are discussed in chapter four. 5.3.5 Revegetation/ landscaping west of ski yard This portion of the gore creek recreation path should be enhanced though slope revegetation and landscapina. While this section of trail is elevated above Gore Creek and will never have the same character as the section east of the ski yard, it LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-5 ' • CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS public outdoor courryard serving the existing restaurant and adjacent retail businesses. 5.6.4 Pedestrian access from Vantage Point condominiums to retail mall A through pedestrian connection should be maintained from the Vantaje Point condominiums to the main retail mall (see figure X). This connection exists today by way of an outdoor stair tower and the steps on the east end of the Lions Pride building. As delineated in figure X, the redeveloped condition should move this connection to the west, adjacent to the east end nf the Lifthouse lodge. . 5.6.5 Lions Pride building and parking deck. While not fronting on the primary pedestrian mall, the Lionspride building and the parking deck alonc, the adjacent access alley are in very questionable condition (both visuaIly and physically), and their redevelopment and compliance with the Master Plan should be considered a priority. As shown in figure X there is the opportunity to convert the existina alleyway into a true arrival point for these properties including an enhanced pedestrian walkway. The existing parking in the deck must be replaced as part of the redevelopment, most likely underneath the new structure, and could be accessed directly off of East Lionshead Circle or from the alley itself. 5.6.6 Service and delivery This alley currently functions as a delivery staging area and an emergency vehicle access way. Ideally, the service and delivery functions can be relocated to the proposed adjacent facility, but if they are required to remain adequate space should be left so delivery trucks do not block either the fire lane or the vehicular arrival functions described above. 5.7 Lionshead retail core The Lionshead retail core (see figure X) is comprised of the Vail Associates core site, the surrounding pedestrian mall environment, and the flanking retail faces of the adjacent buildings. This environment is the heart and soul of Lionshead and constitutes the most critical area of both public and private improvements. While the Vail Associates core site represents the most likely near-term redevelopment project it is crucial that all available measures be taken by the Town of Vail to encourage, incentivize, and facilitate enhancement and redevelopment of the entire retail core. Specific recommended measures are as follows: 5.7.1 Build-to lines Build-to lines should be established to create a consistent well defined retail experience. A significant problem in the retail mall today is the distance between opposing retail faces, resulting in the pedestrian interacting with only one side of the street. In addition to the required build-to lines, all properties should seek to directly address the pedestrian street as opposed to recessing behind parking lots Pa,cE 5-8 Lionshead Redevelopment Master Plan CHAPTER S MASTER PLAN RECOMME\DATIONS- DETAIL LAND USE ANALYSIS slruclure and tne re[ail Cn\,iruun1ent. Finaliy, ii prescnts the oppurtun;ty, of a capital generating development project for the Town of Vail that may help fund the Lionshead public improvements detailed in this Master Plan. 5.5 West face of parizing structure The west end of the Lionshead parkin; structure should be utilized as a service and delivery facility, enabling the removal of these service vehicles from their current location at the pedestrian entry to the Lionshead retail mall. 5.6 Vai121, Lionshead Arcade, Lifthouse Lodge, Lions Pride cluster , This cluster of structures is critical to the success of the Lionshead retail mall and pedestrian environment (see figure X). All of these buildin;s front onto the retail mall and constitute a significant portion of the existing retail frontage in Lionshead. Because of this they greatly influence the overall character of Lionshead, especially as one enters the pedestrian core from the East. All possible measures and incentives should be taken to upgrade these buildings accordina to the planning criteria described below. 5.6.1 Expansion of ground floor retail space The ground floor retail front on the east face of the Vail 21 and the south and west faces of the Lionshead Arcade should be expanded to meet the build-to lines shown in fiQure X. This retail expansion will accomplish two objectives: focusing and defining the pedestrian street and absorbing the existin~ ~rade chan~es that act as a barrier between the retail face and pedestrian traffic flow. In addition, these retail expansions will provide for aareatly enhanced visual environment at the first floor level, and may help fund overall architectural enhancements. 5.6.2 Architectural improvements The architectural design guidelines discuss several transition taols that can be used to help adapt an existincy building to the new character and architectural quality desired for Lionshead. Given their high visibility and influence on the pedestrian environment, these buildings shouId be considered a priority for exterior renovation and enhancement. . 5.6.3 Pedestrian circulation between Vail 21 and Lionshead Arcade This area (see figure X), often perceived as part of the Lionshead public pedestrian environment, is actually private property serving the Lionshead arcade and the Vail 21 building. As a"secondary pedestrian mall" it is appropriate for this area to be much rnore intimate and quieter than the primary retail mall. The entrance to this "courtyard" should be secondary in nature to the primary pedestrian flow pattern that continues alonc, the south face of the Lionshead Arcade (see figure X). As redevelopment occurs, its is recommended that the area be snowmelted due to its lack of winter solar exposure and the resultant ice and snow accumulations. During the summer, this space will function best as a semi- ' LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-7 ' CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS 5.7.6 Ylazas and nodes In addition to the urban design principles of gateways, portals, and landmarks, the creation of strong pedestrian plazas and riodes is encouraged at each significant turning point and intersection in the retail core (see figure X). Plazas are characterized by their sun exposure, location on primary pedestrian corridors, and adequate size to allow for seating, eating, and general gathering space around the periphery of the plaza. The central Lionshead pedestrian plaza, shown in figure X, presents the opportunity to create a true activity center, potentially containing a small ice rink or other significant pubic element. The small infill building located, on the north edge of the plaza will serve to define the space, introduce a retail front, and providing for the potential service and delivery corridor to the North Day Lot transportation center. In addition, this structure presents the opportunity for a roof-top deck or food and beverage operation related to the north Lionshead pedestrian portal. This potential building should not interfere with the visual connection from the North Day Lot transportation center into the central Lionshead plaza. Nodes are characterized as the critical turning points and visual terminations of pedestrian corridors. These c?-itical elements help draw and direct pedestrians through the retail environment, clearly defining a series of "destinations" that act as vi$ual and physical reference points. Elements such as fountains, landscaping, coordinated public art and other significant "focal points" all can serve to create and define nodes within the retail/ pedestrian core. It is important to note that the Lionshead pedestrian mall also serves as an emergency vehicle access corridor, and its turning movement and clearance requirements must be accommodated. 5.7.7 Resort Hotel priority iocation on core site The Vail Associates core site is identified as a priority location for a high-end resorthotel. While such a hotel product is a_private development venture, the Town of Vail should take all reasonable measures to encourage, incentivize, and facilitate the realization of this goal. The benefits of a Lionshead core hotel are discussed throughout this document, including a significant increase in the Lionshead "live" bed-base, introducing an increased and more consistent volume of visitors into the retail core area, and the strengthening of Lionshead's identity as a resort destination. 5.7.8 Pedestrian/ retail connection to West Lionshead Circle The most important "missing link" in the Lionshead retail mall is a direct connection between the east end of the Montaneros condominiums and the intersection of West Lionshead Circle and Lionshead place. This connection should accomplish two primaiy goais: the direct continuation of the Lionshead retail mall to West Lionshead Circle and the removal of the current "up-and- down" grade transition that occurs throu~h Concert Hall Plaza. Fi~ure X delineates the potential of the connection occurring between the north side of the Montaneros and the south side of a redeveloped Concert Hall Plaza. While this PAGES-l0 Lionshead Redevelopment Master Plan CHAPTER S MASTER PLA;v' RECOMMENDATIONS- DETAIL LAND USE ANALYSIS as ofLen seen in itiore suburban enviruniilcnls. Tlic recoinincnJed establishcd build-to lines are depicted in figure X. 5.7.2 Ground level retail expansion opportunities Ground floor retail expansion should be encouraged on existing structures that do not approach their designated build-to line and are not likely to be completely redeveloped. The most siQnificant areas of potential ground f7oor retail expansion are the east face of the Vail 21 buildinig and the south and west.faces of the Lionshead Arcade building. ' 5.7.3 Pedestrian connections through core site A critical north-south pedestrian connection lies between the proposed transit center on the North Day Lot and the ski.yard. While this connection will require at lease one north-south penetration through the Vail Associates core site there is the opportunity to create two north-south corridors as depicted in figure X. The east-west pedestrian corridor originating at the east Lionshead pedestrian portal should also be extended into the Vail Associates core site, connecting with the north-south corridors. These connections should all be designed as part of the "primary retail mall" (see site design ~uidelines), further reinforcin~ the "village" character of the entire Lionshead retail mail. Pedestrian penetrations such as those described above need not require the complete vertical separation of flanking, architectural forms, but rather present an opportunity for si~nificant architectural portals that signify the transition from one public space into another. 5.7.4 Hierarchy of pedestrian space The Lionshead retail core is comprised of both primary and secondary pedestrian "mall" areas (see site desi-n guidelines) as delineated in fiQure X. While both of these hierarchy's are important to the total retail environment, the primary should read as the dominant pedestrian flow pattern. Transitions between these different donnains should be well defined, creatin~ portals that signal the pedestrian that he or she has exited or entered the primary pedestrian corridor. 5.7.5 Retail space allocation A primary yoal of the Master Plan is to increase both the amount and the quality of retail space in the Lionshead pedestrian core. Towards this end, different retail uses are encouraQed to occur in their corresponding appropriate locations. For example, the north (south facina) edges -of buildings are an ideal location for restaurants due to the higher sun exposure, whereas the north facing "shade side" of buildings are more appropriate for retail uses that do not depend on interaction with the outdoor environment. Commercial/ office space is not recommended on any ground floor retail space of the primary pedestrian mall, but should rather occur on second stories or on less heavily traveled pedestrian frontages. LIONSHEAD REDEVELOPA4ENT MASTER PLAN PAGE 5-9 CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS three properties woi-kinu, togetllei in a joiut rede\,elupnnenl effurt wuuld bc erlreiucly difficult, due specifically to the fact that the Landmark Townhomes and Montaneros are both multiple ownership condominium associations. The conceptual Master Plan for this area (see figure X) assumes a scenario where each property enhances or redevelops their properties independently. However, it needs to be stressed that the best planning scenarios for these properties (and the west pedestrian/ retail mall) ean only oecur if they work together and allow the movement of existing property lines. If redevelopment pressures build for these properties the Town of. Vail should take all reasonable measures - to encourage, incentivize, and facilitate this potential cooperatjon between the properties. 5.91 Landmark Tower and Townhomes The two important issues facinc, this property is access and redevelopment potential for the Townhomes. The Landmark Tower currently has an informal use agreement with Vail Associates that allows the utilization of the North Day Lot for visitor arrivals and drop-off. It is very likely that this use will go away with the development of a North Day Lot transit center, leaving the property without a "front door". Due to the extent to which the transit center will utilize the North Day Lot it is unlikely that an access point for the Landmark could be integrated into this facility, but this scenario should be investigated none the less as planning for the North Day Lot pro;resses. There is an opportunity for the Landmark Tower to expand its lower level ]obby space over its existing parking deck, possibly tyin- in with the "shelter" building associated with the North Day Lot transit center. Perhaps the best scenario for improving the Landmark's access is in conjunction with a possible redevelopment of the Townhomes. Potential scenarios include the creation of a drop-off loop integrated into the west end of the building and an access drive and drop-off loop on the existin-, fire lane south of the structure. This latter scenario will only be possible if a new pedestrian corridor/ fire lane is created into the pedestrian/ retail core area as depicted in figure X. A joint redevelopment effort between the Townhomes, Concert Hall Plaza, and the Montaneros would present the greatest range of opportunities to address and solve this issue. The Townhomes property has little expansion opportunity due to its "landlocked" nature, with property lines on its immediate north face, and the fire lane and property }ine on its south face. One expansion opportunity is a north-south oriented addition structured over the west end of the North Day Lot although there are potential conflicts with the volume of traffic entering the North Day Lot from this end. Given cooperation with the Concert Hall Plaza and potentially Montaneros the property could realize some expansion opportunities to the south as well. 5.9.2 Concert Hall Plaza/ N'Iontaneros While the Concert Hall Plaza pi-operty is the western portal into the Lionshead , retail/ pedestrian core, it suffers from a lack of pedestrian use due to its difficult access from both the retail mall and West Lionshead Circle. The priority with a P,aGE 5-12 Lionshead Redevelopment Master Plan CHAPTER S MASTER PLAN RECOMN4EIDATIONS- DETAIL LAND USE ANALYSIS connectiuu wvuld be a~reat impruvciuenl u%ei thu exi5ting Condition touay, the optimum solution would entail the redevelopment of the Montaneros, enabling a direct connection between these two points with retail frontage on both sides (see figure X). 5.8 North Day Lot The North Day Lot should be developed as a community serving transportation center containin- the components of skier drop-off, local and reaional transit, local and regional private shuttles, charter bus drop-off and pick-up (see figure X). In addition, there is the - opportunity for a below grade service and deliveiy facility. This facility is intended to - , increase the quality of vehicular and pedestrian circulation in Lionshead by removing these funetions from their existinQ locations and concentrating them at one easily accessible location, thereby creating a new si~nificant pedestrian portal into the center of the Lionshead retail mall. Based upon the results of the traffic study (see appendix A), the conceptual projram for this facility is as follows: a. Skier drQp-off: A minimum of 9 spaces is recommended, but as many as possible should be built given the accommodation of the other facility program elements. b. Town of Vail transit: Two bus spaces are recommended to accommodate the West Vail transit loop and the possibility for an east bound in-town shuttle stop. c. Re-ional transit: One bus space is recommended d. Charter buses: Three to four bus spaces are recommended. e. Local and Regional shuttles: A minimum of four shuttle van spaces is recommended. A critical consideration in the actual planning and design of this facility will be its impact, both visual and audible, on the adjacent properties of the Landmark Tower/ Townhomes and the Westwind. As depicted in figure X, a linear "shelter" building is recommended to screen the transit center from the ]ower levels of the Landmark tower. In addition to the bus shelter waitina area, this facility could potentially include an information center, public restrooms, a small food and beverage operation, and an elevator core to the level of the pedestrian mall for ADA access needs. To the east, the use of earthwork, landscaping, and/ or other appropriate screening measures should be considered to mitigate the transit centers presence to the Westwind condominiums. A more comprehensive solution is to cover the facility, by means of vertical development or a structured roof (strong European antecedents exist for arand, covered transportation centers). Both the Westwind and the Landmark should be closely involved in the transit center planninQ and desi-n process. 5.9 Montaneros, Concert Hall Plaza, Landmark Tower and Townhomes These three properties together form the "wall" that currently separates the pedestrian retail mall from the west Lionshead lodaing and residential properties. While each property has issues and redevelopment potential specific to themselves, they are all interlinked due to their location and common relationship to the pedestrian mall. The Concert Hall Plaza and Montaneros are so linked on their east end it is difficult to determine where one ends and the other begins. It is recognized that the potential of these LIONSHEAD REDEVELOPMENT MASTER PLAN PaGE 5-1 1 . CHAPTER S MASTER PLAN RECOMMENDATIOti'S- DETAIL LAND USE ANALYStS The LiunSquare Lodge is locateel at tlie te?niinus of Lionshead place and is divi;icd into two different parcels: the main parcel (phase 1,2, and 3) borders both the ski yard and the Gore Creek recreation path while the north parcel (phase 4) is located north of the Lionshead place cul-de-sac. The sianificant issues reaarding this property are as follows: 5.11.1 Traffic concerns The primary concern of the Lionsquare Lodae property owners is the existin~ and potential volume of traffic (both lod~ing vehicles and delivery vehicles) accessing the Vail.Associates core.site. The current access into the core site passes between the main and north properties, resuttina in the lack of a safe and wel] defined connection between the buildinjs. When and if the Vail Associates core site is redeveloped, the mitigation of lod~ing and service vehicle impacts on the Lionsquare Lod~e will be an irnportant .planning consideration. Specifically, it is important that traffic does not back up, or "sta~e" outside of the Vail Associates core site property in such a«-ay that would create a visual, audible, or air pollution impact. 5.12.2 Pedestrian connection betNti-een main building and north building As shown in fiQure X, a strong pedestrian connection is needed between the main Lionsquare Lodge property and the "north building" on the north side of Lionshead Place. Potential redevelopment presents the opportunity to create a strong pedestrian and vehicular corridor between these two components of the property. 5.11.3 Ski yard pedestrian access The existinc, pedestrian access path around the north end of the Lionsquare Lodge should be upgraded to provide a clean, safe pedestrian connection from Lionshead place into the ski yard. Due to its close proximity to the northern end units on Lionsquare Lodge, landscaping and other screening methods should be considered to mitigate the impact this walkway will-have on these units. It is iiot recor?imended that this pedestrian access point be widened into a true pedestrian plaza, due to the emphasis being placed on the west Lionshead pedestrian portal as the primary western point of entry into the retail core area. 5.11.4 Potential developmentl redevelopment scenarios As is the case with many existing buildinas in Lionshead, the Lionsquare Lodge is in significant need of exterior renovation or possible redevelopment. Figure X presents a scenario by which the Lodge could add a significant amount of density, enabling the creation of a strong architectural "edge" to Lionshead Place, a direct connection between the main and north Lodge properties, as well as a screened parking area and point of arrival. A second redevelopment scenario (not - illustrated) that directly addresses the traffic and connection issues described above would entail creatina a new dedicated access ro the Vail Associates core site on the north side of the existing Lionsquare Lod~e north building, enabling redevelopment to occur in direct relationship with the primary Lionsquare Lodge PAcE 5-14. Lionshead Redevelopment Master Plan CHAPTER 5 MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS potenLial reeievelupment ui Mis propei-ty is tu Creatc a wnllection Crs clurCLt as possible between the western terminus of the pedestrian core and the intersection of West Lionshead Circle and Lionshead Place. The scenario depicted in figure X would require cooperation %vith the Town of Vail (the removal of the existing bus drop-off), Montaneros, and potentially the Landmark Townhomes (the scenario in figure X would require a small property acquisition from the Landmark in the northeast corner of the redeveloped structure). Given access and parking requirements, this redeveloped structure could accommodate a vertical residential . . component as well. This is the most feasible solution for a strong pedestrian connection, but the best solution would entail a cooperative redevelopment effort . with the Montaneros. The Town of Vai1 should make all reasonable efforts to " encourage, incentivize, and facilitate this potential redevelopment. 5.10 Ski Yard Improvements recommended for the Lionshead ski yard are as follows: 5.10.1 Relationship to pedestrian/ retail mall There is a siQnificant gradient difference between the retail mall leve] and the ski yard level. As sugaested in figure X, this gradient change should be designed in an architecturally significant manner that frames the north ed~e of the ski yard and creates a stronQ, well articulated link between the "urban" environment of the retail mall and the open environment of the ski yard. 5.10.2 Skier Bridge The existirr- skier bridge needs to be replaced. This new bridge should be wide enough to safely accommodate and separate skier and pedestrian traffic and should be visually consistent with the new desired character of Lionshead. 5.10.3 Connections As depicted in fiQure X, pedestrian path connections should be provided from the retail mall interface (north end of ski yard) to the gondola terminal, the Gore Creek recreation path, the skier bridge, and the south east corner of the Lionsquare Lodge (current location of the KB Ranch restaurant. 5.10.4 Screening/ iandscaping The Lionsquare Lodge should be involved in enhancement efforts on the ski yard, particularly regardin~ potential landscape screenin~ between the west edge of the yard and the adjacent building face. No landscaping should occur in the center area of the ski yard, due to winter skier operations and the potential for this area to function as a"villaae green" community gatherin~ and recreation area during the summer. - 5.11 Lionsquare Lodge LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-13 - CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS 5.13 Antlers Lodge Like the Marriott, the Antlers lodge is a]arge and hi~hly visible structure in great need of exterior renovation, and should be considered a priority redevelopment project. Figure X delineates a potential development scenario that would enable a partial screening of the existing tower while also presenting an enhanced edge to Lionshead Place. 5.14 Lionshead Inn, Vailglo, Enzian clusters _ This cluster of buildings (see figure X) is both elevated above and set6ack from its _ surrounding context of West Lionshead Circle and the South Frontage Road. Bven. . , though not as physically tall as the Landmark Tower, the Lionshead Inn is visually the tallest building in Lionshead. Redevelopment and/or enhancement of these properties is. encouraged, given the following parameters: 5.14.1 Addressing the pedestrian street The principle redevelopment planning objective for this area is to both bring the structures "up to" the pedestrian environment of West Lionshead Circle and to lower the ~radient of the project to street ]evel. In other words, these structures should "address" or engage the surrounding pedestrian environment rather than settincr back behind surface parkin; lots as is currently the case. 5.14.2 Access and street frontage The existing curb cut access points into these properties should be adjusted to align with the opposing curb-cuts on the east side of West Lionshead Circle. Given the small chance of redevelopment on these properties, the pedestrian street edge should be visually strengthened through the use of landscaping, enhanced signage, and retaining walls as described in the site design guidelines, chapter six. If a new vehicular access point is added to the Lionshead Inn off of the South Frontage Road (a permit has been secured by the Lionshead Inn), this northern edge of the property should seek to visually mitigate the current visible surface parking lot, izicluding reducing the significant existing cross-slope. 5.14.3 Building height Due to its elevated ground floor position the Lionshead Inn should not add any additional buildin~ height but rather seek a ground level or lower floor infill solution if development scenarios are pursued. 5.15 Vail Spa Due to its unique architectural style, it is not recommended that any attempts be made to architecturally adapt this structure to the "alpine" character outlined in the architectural design guidelines. The Vail Spa has several developable areas on its property, most notably its existing tennis courts. Any future development or redevelopment scenarios on this property should comply with the overall intent of the Master Plan. If the South Fronta-e Road is reali-ned the ]enath of West Lionshead Circle around the west end of the property will increase, opening the possibility for an office infill development. Due to PAGES-lG Lionshead Redevelopment Master Plan CHAPTER S MASTER PLAN RECOMAIENDATIONS- DETAIL LAND USE ANALYSIS buiIdiiig and removin", tl» ~xisiing core site access route. Issucs assocliat:,d ,vith this scenario include the proximity of this new intersection with the adjacent West Lionshead Circle intersection and potential visual and audible impacts on the south side of the Montaneros property. 5.12 Marriott The Maniott is a critica] development in the Lionshead area due to fact that it is the only existing "hot-bed" or lodging facility in Lionshead with a very substantial number of rooms (approximately 320). It is also the single largest, structure in Lionshead, making it very visible especially when approachine, Lionshead from the west. Due to these factors the Marriott is a hiah priority renovation project, and all reasonable measures should be taken by the Town of Vail to encourage, incentivize and facilitate its enhancement. Specific issues regarding this property are as follows: 5.12.1 Redevelopment/ development of parking structure The most sianificant opportunity for new development on the Marriott property is the existing parking structure, as depicted in figure X. If this site is developed, specific attention should be aiven to the relationship between the development and Gore Creek corridor/ recreation path and the West Day Lot. Specifically, the vertical development should step back away from the recreation path, avoiding the creation of a larae "wall" alon~ the path. Likewise, there should be a clear separation (most likely a landscape buffer) behween the public space of the recreation path and the private space of the residential units. 5.12.2 Infill opportunities The south side of the existing Marriott structure currently contains several tennis courts. This area presents a lower-rise development infill opportunity that may help create a desirable gradient and visual transition between the existing structure and the Gore Creek recreation path. 5.12.3 Facade retrofit opportunities on existing building The most significant community priority regarding the Marriott property is the exterior renovation of the existing large structure. The size and relational dimensions of the structure will present a challenge to the renovation efforts, and it is likely that the absolute letter of the architectural design C'uidelines (see chapter 8) will not be able to be met. However, this should in no way preclude an exterior renovation and the Town of Vail reviewinig board should seek to insure that the iritew of the Quidelines is met (this is a basic premise of the architectural design guidelines, and is relevant to all existing buildings in Lionshead). 5.12.4 Treatment of NVest Lionshead Circle in front of existing structure Any future development or redevelopment on the Marriott property should include pedestrian enhancements on the adjacent north side of West Lionshead Circle. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-1 5 CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS 5.18 Unplatted Forest Road "tennis court" site The "tennis court" site (see figure X), located at the winter terminas of Forest Road, is currently unplatted and zoned as "agriculture and open space." Owned by Vail Associates, this property is of gi-eat concern to some Forest Road homeowners who would like to see the property undeveloped and included as part of the Gore Creek open space corridor. While the master plan takes no position on the development of this property, it is recognized that development pressure will be extremely high due to the sites easy access, proximity to the ski slope, and northern views, across Gore Creek. Given this situation the following land use parameters should be considered when and if. development is proposed for the property. " a. Any development must be of a density consistent with the existing Forest Road residential area. b. Any development must be visually consistent both with the existing Forest Road development and the adjacent Gore Creek open space corridor. c. Any development must demonstrate that it does not reduce the level of service rating for traffic flow on Forest Road. d. Given the current concern of residents regarding the presence of snow cats and winter mountain service vehicles on Forest Road, the removal of these vehicles is recommended prior to any development occurring on this site. PAGES-l8 Lionshead Redevelopment Master Plan CHAPTER S MASTER PLAN RECOMMENDATIONS- DETAIL LAND USE ANALYSIS its close proximity, the Vail Spa will neecl lu bc; i?ivolved in aity fulurc fronlage roaci realignment or development infill planning discussions. 5.16 West Day Lot/ Vail Associates service yard/ Holy Cross site Planning implications for this "west end" of Lionshead must be looked at under two different scenarios- the reali-nment of the South Frontage Road, and the South Frontage Road remaining in its current location. Overall, this area should be considered for potentially higher densities than the currently developed Lionshead area, specifically regarding employee housing. However, any development must meet the over•all character . and visual intent of the Master Plan and be compatible with the adjacent existing development of the Marriott and the Vail Spa. As depicted in figure X, a realignment of the South Frontage Road will allow for a consolidation of these properties while still maintaining a transit connection through the property as well as a potentially realigned South Frontage Road connection. Within this consolidated property, four areas can be logically defined by both their location and respective land use. The first "pod" is the current West Day Lot location. This site has Gore Creek Frontage, is removed from the frontage road, and is the most desirable for a higher end fee simple or fractional fee type development. The second "pod", immediately adjacent to the South Frontage Road, should have a strong relationship with the first but it's less desirable location could drive a different, and potentially hiaher density product. The third "pod", west of the realigned South Frontage Road, has been identified as an appropriate location for a potentially high density employee housing product. The fourth "pod" has the greatest road frontaQe and is the recommended location for the reduced scope Vail Associates service yard. This location also presents the opportunity to create a direct mountain access route through the old town shops site, across the river, and connecting to the Westin Ho ski trail. If the South Frontage Road is not realigned prior to buildout on this site, the primary difference, is the potential access points for these properties and a slight reduction in the amount of developable land for the components north of the frontage road (see figure X). The primary impact of not reali~ning the frontage road regards traffic ftow and transit vehicle access. The remova] of the central transit/ pedestrian corridor as shown in figure X will necessitate either an additional west Lionshead transit stop or the undesirable situation of people crossing the frontage road to access a single transit stop (see figure X). 5.17 Old Town Shops The "bld town shops" (see fi-ure X) have been targeted for a variety of uses throughout the Master Plan process including employee housing, an expansion of the Vail sanitation plant, and part of the Vail Associates service yard. While all of these uses may be appropriate for the site, they are not all compatible. Given input from the Eagle River Water and Sanitation District the most likely scenario for this propei-ty includes both a sanitation plant expansion and use by Vail Associates as a service yard and mountain access component. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 5-17 B e.:,. . . .a: : . . ~ o-t.r . 3,. ; _ APTER slx~--~.:~F: . ~ . ~ y . _ ~ - DE'S IGN G tIDELINES - _ ..~M . _ ¢ _ . d., . . ~ _ . ~ _ ~ . . . . : ~ . r . : . , ~ . . x..~. ~ ~ ; ~ , . . ' "•q jr- ' CHAPTER 6 SITE DESIGN GUIDELLNES Site iigiiting is encourageci in tiiis pede~trian environinent to faciliLate iiie safe anci comfortable usage of the space during the evenin~ hours. It is also critical that lighting be carefully designed to be subtle and not create a nuisance for upper level residential units. Where possible, lighting should be incorporated into the adjacent architecture that defines the space. VVhile a minimal light level is required for safety purposes, variation in the li;ht level, or the creation of "pools" of light is encouraged. Accent lighting (such as bollards, upli~hts, and tree mounted lights) is encouraged at seating areas, transition areas, and other focal points. The desiQn of fixtures and light "color" (lamp type) should be consistent throughout the pedestrian em-ironment. Fixtures should avoid the use of "cold" or . blue light lamps, focusing rather on "warmer" or yellow light found in lamps such as incandescents. 6.1.5 Signage A high degree of creativity is encouraged in individual retail business signage. The use of "stock" or bland, prefabricated signage should be avoided in favor of custom designed and fabricated "artisan" signacye. It is recommended that a consistent directional signaae package be implemented by the Town of Vail at all major entry points and intersections in the i-etail environment. Pedestrian directional signage should be attractive and understated while still being visually accessible and effective in its purpose. 6.1.6 Landscaping Due to the urban nature of this pedestrian/ retail mall environment, landscaping will be less prevalent than in other more "open" pedestrian environments. Where possible, landscape areas should be used to provide accent, shade, and spatial definition (around decks, seating areas, edges of plaza, etc..). An emphasis should be placed on "transparent" landscape materials such as aspens and other _ appropriate deciduous trees. Dense "screenina" trees such as spruce should be used only in accent situations- landscape screening should not be necessary in a cohesive, well designed retail environment. While "linear" landscaping can sometimes be used in retail/ pedestrian streets, great care must be taken to not create barriers between the pedestrian flow pattern and the retail storefront. . Small, insignificant pockets of landscaping should be avoided although flower boxes, larger potted plants, and balcony plantings are highly encouraged. 6.2 Secondary Pedestrian Mall . The secondary pedest?-ian inall area, like the primary, is characterized by adjacent groundfloor retail fronta-e. Unlike the primary these areas are not located on the primary pedestrian flow patterns and will tend to be "alcoves" or smaller, more intimate spaces located just off of the primary pedestrian environment. 6.2.1 Pedestrian surface Snowmeltin(..; may be considered optiona] in these areas dependina on the amount of use and solar exposure. A hiQher degree of flexibility in the choice of paving PacE6-2 Lionshead Redevelopment Masterplan CHAPTER E SITE DESIGN GUIDELINES . CHAPTER 6 Site Design Guidelines The following site design ;uidelines are intended to establish a hierarchy of pedestrian spaces and streets for the Lionshead area. The locations of these different components are described in . chapter four and five of the masterplan: Any projects or situations that do not fall within the framework described below shall conform to the existing Town of Vail regulations. , 6.1 Primary Pedestrian Mall The primary pedestriaii mall environment is characterized by ground level retail frontage on both sides of the pedestrian area and a location on a significant, heavily utilized pedestrian street or corridor. While this definition currently applies specifically to the Lionshead pedestrian/ retail core area, it could also apply to future development that falls under this same characterization. Areas with this desianation (see figure X), shall conform to the Architectural Desion Guidelines parameters regarding building setbacks on a primary retail/ pedestrian street. 6.1.1 Pedestrian surface Pavement in the primary pedestrian mall should be snowmelted. While a consistency in paving materials is recommended paving patterns are also encouraged to help define space, transitions, and predominant traffic flow patterns. 6.1.2 Width The width of the primary pedestrian mall will vary as it moves through the urban environment, but a double loaded retail street width should not exceed 40 feet ( approximate 30 foot widttr is ideal). The Quiding principle is for a pedestrian to be able to easily perceive and engage both sides of the retail street from the same point. The exception is at nodes and plazas, where the appropriate dimensions are based upon the function and intended character of the space. 6.1.3 Site Furnishings Site furnishinas such as benches, seatwalls, trash receptacles and bicycle racks should be prevalent throuahout this environment. Seating areas should be concentrated on the "edge" of activity areas, slightly set back from the flow of pedestrian traffic so that the user is comfortable and does not have the feeling of being "in the way" of the flow of traffic. North facing walls and consistently shady areas should be avoided for seating areas. The design and appearance of site furnishings should be consistent throughout the pedestrian environment. 6.1.4 Lighting LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 6-1 " CHAPTER E SITE DESIGN GUIDELLNES It is recommended that primary pedestrian walk be a minimum of eight teet wide, potentially wider at street intersections and extremely high volume pedestrian areas. 6.3.3 Site Furnishings Site furnishinas such as benches, seatwalls, and trash receptacles are encouraged on an intermittent basis alon- these corridors, focusing primarily on intersections, view conidors, and other loQicai gathering or resting areas. Creating seating areas for their own sake is discouraaed. Site furnishings should be placed out of the flow of pedestrian traffic, creating comfortable but easily accessible seating and resting areas. The desi-n and appearance of site furnishings should be consistent throughout these pedestrian corridors. 6.3.4 Lighting Lighting should comply with the parameters of the existing Vail Streetscape Masterplan 6.3.5 Signage The Town of Vail should implement a consistent, comprehensive directional signage program. In addition to vehicular directional signage, pedestrian scaled wayfinding signaQe should be incorporated into the design of these corridors. 6.3.6 Landscaping Landcaping is strongly encouraQed along these pedestrian walks and should consist primarily of street trees and a lesser amount of understory plantings at key areas. Landscape treatment is not required to be "homogenous", but rather a mix of deciduous and evergreen trees, with a focus on deciduous trees where a transparency of views is desired. Likewise, ornamental and understory plantings shauld provide a wide variety of textures and color. Landscaping material should be planted so as not to interfere with the pedestrian walk at mature growth. 6.4 Secondary Pedestrian Walk Secondary pedestrian walks are similar to primary pedestrian walks except that they are not located on primary pedestrian corridors and thus carry a lower volume of pedestrian traffic. The suRaested minimum width for these secondary walks is five feet, although they may be reyuired to be wider given anticipated pedestrian traffic volumes. As opposed to primary pedestrian walks these may utilize poured concrete as a paving material. All other design parameters should comply with those of the primary pedestrian walk. 6.5 Pedestrian Path Pedestrian paths will tend to be located outside of the primary Lionshead pedestrian ' environment and will often be characterized as "stand alone" circulation corridors, such as the Gore Creek recreation path. Most often built with asphalt surfaces, these pathways PAGE6-4 Lionshead Redevelopment Masterplan CHAPTER 6 SITE DESIGN GUIDELIIv'ES type, color and design is important as these more intimate areas may tend to have a different character and sense of place than the primary pedestrian mall. This flexibility is intended to focus on the creativity and quality of the pedestrian surface, and riot as a means of reducing quality. 6.2.2 Width The dimensions of a secondary pedestrian mall area should comply with the guidelines for the primary pedestrian mall. - - 6.2.3 Site Furnishings ° Site furnishings such as benches, seatwalls, trash receptacles and bicycle racks should be prevalent throughout this environment. Unlike the primary pedestrian mall furnishings such as tables and benches can occur throughout the space as long as the remaining pedestrian flow pattern is adequate for the volume of traffic. N.orth facing walls and consistently shady areas should be avoided for seating areas. The desi;n and appearance of site furnishings should be consistent throughout the pedestrian environment. 6.2.4 Lighting The lightin~ of a secondary pedestrian mall area should comply with the guidelines for the primary pedestrian mall. 6.2.5 Signage The signage in a secondary pedestrian mall area should comply with the guidelines for the primary pedestrian mall. 6.2.6 Landscaping The landscaping parameters for a secondary pedestrian mall should comply with the guidelines for the primary pedestrian mall, except that there is the potential for more ]andscape areas in, as opposed to around the pedestrian area. 6.3 Primary Pedestrian VValk A primary pedestrian walk is a linear heavily utilized pedestrian corridor used to move people from one place to another. Most often associated with a streetedQe these corridors comprise the overall east-west pedestrian connection between Dobson Ice Arena and west Lionshead. 6.3.1 Pedestrian surface In general snowmelting should not be necessary on these surfaces. Consistent with the Town of Vail Streetscape Masterplan, poured concrete is discouraged in favor of a consistent paverstone treatment. 6.3.2 VVidth LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 6-3 :x~., V . . ~„n-~. - . ~ E . _ ~ , _ , HAPTER SEVEN ~ a. . VEVELOPMENTSTANDARDS . ~m . a ~ ~ W ~ ~ . . z ; r , , r£~ .H.. ~ _ - ~ .~c . . . -:c;.. . . . gf. ; ~ ' G r~ • ' a. f ^ . , . . ~ . - : 3 . , . , n - . . . . . . Y CHAPTER C SITE DESIGN GUIDELINES . will generally carry a lower volume of traffic and Cheir width should be designed to reflect this anticipated volume as well as the anticipated n'pe of traffic. Bicycles, rollerblades, and skateboards will often utilize these pathways along with pedestrians. Lighting, signage, site furnishings and landscaping all will be a function of the pathway's intended use, location, and traffic volume. . 6.6 Compliance with Town of Vail Streetscape Masterplan " A goal of the Lionshead masterplan is to better connect and relate the Lionshead area to. the Vail Village environment. Towards that end, it is recommended that all site design ; issues not dealt with in this chapter, including but not limited to site furnishings, site • - lighting, landscape principles, pavin~ types, and signage conform to or match the intent of the existing Town of Vail Streetscape Masterplan. Discussions of Izow these elements relate to the fabric of Lionshead are contained throughout this document and in the discussions above. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 6-5 " CHAPTER 7 DEVELOPMENT STANDARDS "common ai-ea" shovld be eliminated in order to allow yuality aiiieniLic;s Lo bu uevelupcd in conjunction with lodging products. Another approach explored by the master planninj team was the elimination of GRFA and reliance on building height, site coverage, and design standards to regulate the size of buildings in Lionshead. 7.5 Density (dwelling units per acre): . The density ratio for development in the study area should be increased to allow ample , incentive and create the financial mechanism for redevelopment of properties. Additional consideration must be given to existing properties which currently exceed the density limitations. A model developed during the master planning process showed that at least a 33% increase in density on a given site would be needed to redevelop existing projects. In order to incentivize and induce the development of live beds or warm beds in Lionshead, the Master Plan is recommending that accommodation units or hotel rooms and fractional fee club units not be counted towards density. Additionally, employee housing units, which are deed restricted for local employees, should not count towards density in order to introduce new permanent residents into Lionshead. 7.6 New Unit Derinition The master planning team is also recommending the addition of another lodging product for the Lionshead study area. Termed a"lodge unit", this product is a small condominium dwelling unit with limited kitchen and floor area (floor area of approximately 650 sq. ft.). These units, given their small size, are very likely to be inciuded in short-term rentat pools, allowing condominium units to be created which will have occupancy rate similar to a hotel room. This unit type has been utilized in the Telluride Mountain Village to creat success. The lodge unit, while not a true hotel room should be incentivized by allowing these units to count as a fraction of a dwelling unit (i.e. 4 lodge units count as one dwelling unit). 7.7 Building Height This standard is dealt with in the Architectural Design Guidelines (see chapter 8) PACE7-2 - Lionshead Redevelopment Masterplan CHAPTER 7 DEVELOPMENT STANDARDS CHAPTER 7 Development Standards This section contains a discussion of the site development standards affecting private property in the Lionshead study area. The Master Plan provides recommendations and ~uidelines to be considered when implementin~ or changin~ the Zoning Re-ulations affecting the Lionshead , study area. Special provisions or additional flexibility must be incorporated into zoning regulations when considerinQ redevelopment of properties with existing buildings which may already violate the development standards. 7.1 Landscape Area The Master Plan is not recommending to modify this standard in general. The current standard affectinc, the majority of sites in Lionshead is that at least 20% of a parcel must be in the form of landscaping or hardscape. Areas within the study area that are specifically shown as exceedinQ this requirement (in order to create functional pedestrian corridors and spaces) shall be allowed to exceed the hardscape limit. 7.2 Site Coverage The Master Plan is not recommending to change this standard in general. The current standard affecting the majority of sites in Lionshead is that no more than 70% of a site may be covered by structures. Areas within the study area that are specifically shown as exceeding this requirement (in order to create functional pedestrian corridors) shall be allowed to exceed this limit. Below grade development is not counted as site coverage. 7.3 Setbacks The Master Plan is not recommendincy, to change this standard in general. The current setback requirement on the_majority of sites in Lionshead is 10' from the property line. This requirement shall be waived in areas with designated "build-to lines" and ]eeway should be considered in areas of sianificant hardship that otherwise meet the intent of the masterplan and do not negatively impact adjacent properties. 7.4 Gross Residential Floor Area (GRFA) The Master Plan is recommending that the limitation/ratio for GRFA be increased on all properties within Lionshead. The ratio must be increased enough to create an incentive for properties to be upQraded, taking into account that many existing properties currently exceed the current GRFA ratio which allows 8090 of the land area to be in the form of GRFA. Based on models produced during the master planning process, an increase from the existing ratio of .8 to 1 to 2.5 to 1(or a 33% increase over existing GRFA, whichever is greater) wil] be needed to create enough incentive to redevelop. Existing ]imitations on LIONSHEAD REDEVELOPN'IENT MASTERPLAN PAGE 7-1 , ; - HAPTER EIGHT.. ; ~ . - . ARCrl-LTECTU~z~.L DESIGN GUIDELINES _ ~ . s. _ ~ ~ , . ~ - E , ~ . - . . a. . . . . ~ ~ " . .n.. 0 ~ ~ ~~X. . ~ REV2: 190CT98 CH:aPTER $ ARCHITECTURAL DESIGN GUIDELINES - ------r~_;'~;~', i ,'~j,''G c~• ~ , „s~ yt~ ~ , i• ~ ~r+~! rt)1~1~i,¦ r~.,y:Y^ I L+l j. ;X, t t-! f i ~ ~ ~ , *j11 ~ I ~ - f v 9'++ ~ ~ ~3 1 I~~ ' k ~ i 1 ~ .):j~_~ ;4. i! i r ! ~'f jf,; it.~"~'~-,;, > >v ~ 1 ..O/.':7x i4ofi 1 .1J r ~ • i `J7 :,i ' . 'I'~, _ Fig 8-1: The in:age of Lionshead should cor7n•ibiite to its "sense oJplace. " 2. Purpose and Scope of Design Guidelines The purpose of the Lionshead Architectural Desian Guidelines (ADG) is to work in concert \vith the Lionshead Master Plan to enhance the existing experience within the community, improve the quality of life, focus direction for future gro'Ath, create visual harmony, and improx-e property values for businesses and homeowners. This document constitutes a desian philosophy for the community, which when inte- grated Nvith the Lionshead Nlaster Plan, helps to establish Lionshead as a coherent, dynamic village Nrith a true "sense of place." These Guidelines are intended to direct the oro-,vth of the community throuQh distinct levels of perception, from views ofthe neiahborhood from the mountain and the hiahway, to perceptions within its pedestrian streets. to the detail level of artistry and ornamentation on the structures themselves. The scope of the Design Guidelines includes all criteria related to ihe architectural design of new and remodel projects ,vitllin Lionsllead. alon~ \vith site and planning criteria. Structures which have been reviewed and approved by regulatory agencies for Lionshead prior to the endorsement date of this document may present special circumstances with respect to the criteria cited ,vithin these Guidelines. Manv existin, buildinLs. for instailce. mav alrzady exeeed the heiUht criteria identified. PAGE 8- 2 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV 2: 190CT98 CHAPTER 8 Architectural Design Guidelines 1. Vision Statement The Lionshead neighborhood in Vail presents the opportunity to establish a dynamic-and exciting communiry within one of the premier resorts in the world. Lionshead's mountain location, prosimity to the ski slopes, and ample residential base evokes the vision of a truly special place, full of vitality and interest. This vision can be achieved'throu(yh redevelop- ment of the community by addressinQ site and architectural issues, and throuQh consistent and effective transitions from existina to new buildings. y The pedestrian experience of the public spaces within Lionshead is the most critical issue for redevelopment. Many of the existina spaces are static and uninteresting, due to a prevail- inQ grid orQanization and lack of animation and architectural coherency within the spaces. One of the most effective Nvays to intensify this experience is throuah careful desiQn of the architecture which defines the public spaces. Visually dynamic variation at the pedestrian . level can help avoid a monotonous streetscape. Judicious use of ornament, detail, and color can reflect individuali~, and establish a variety of experience. And further diversity can be added throuQh the weavino of special public and private spaces within the community. T'lie architecture of Lionshead is em'isioned as a unified composition of buildinas and public spaces based on the timeless design principles of form, scale, and order, made responsive to their settina and environment-rather than a strict dictation of a specific "style" or "theme." This design framework will allow individual property owners freedom of expression within the personalities oftheir buildings -while establishing and maintaining an overall unifying, character and image for the entire community. Many existina buildings within the commu- nity are built of monolithic concrete slabs and lack any sense of order or personality. The new imaQe for Lionshead should move towards the future-using historical alpine refer- ences and Vail Villaae as antecedents. It can then evolve Nvith the strong influences and heritage of Colorado and Vail's alpine setting to create a notion of "regional modernism," or a lanauaQe which is based upon modern design principles but is still sympathetic to our mountain location.and the desisn tenets historically associated with it. It is paramount that the redevelopment effort address specific design considerations generated by the location, climate, and surroundinc, environment, such as managing sno«-fal1, addressina views, recognizing the ski industry on ~+hich the community thrives, maximizing solar jain in the winter, using indiQenous building materials, and reflectinQ the alpine heritage. Desioninc, in response to our reoional heritase, adherino to a consistent architectural order, and enhancing the public eXperience will enable Lionshead to define its oNN'n identity- making it a distinct and special place not just within the context of Vail, but NN'ithin kindred mountain communities around the "orld. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 1 ` ttEV2: 19ocr98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES 3. Design Guidelines 3.1 Site Improvements 3.1.1 Introduction As noted earlier, most criteria QOVeT'llllla site issues relative to _ Lionshead redevelopment may be found in the Lionshead Master. Plan. However, some site issues relate directly to the architecture of the community and are therefore described within this document. Issues such as special roles buildinas may play within the commu- nity, comfortable proportions for pedestrian streets, and the notion of domain are crucial concepts which rely heavily on the architectural entities A hich define them. 3.1.2 Building Roles Certain building sites within Lionshead occupy special locations relative to the "fabric" of the village. In an effort to make best use of special sites and enerQize the pedestrian experience, buildinas on these sites NN-ill be required to meet the additional criteria described below. While the special sites are identified within the Lionshead Master Plan, the guidelines to folloNv outline specific architectural requirements for buildings which occupy important "village" sites, based upon the roles those buildings «-i11 be asked to play. A ' ~ E ~ ~ ,~-r1T•"(~ t1 . . > - - 'i ' r` i-~~- ~ E ` . _ ! .a- . Fig 8-2: Portals present the frrst images of the comnr:min~ to pedestrians. 3.1.2.1 Porrals Portals act as the `front doors1- to communities and therefore often present the first iinaaes to pedestrians. Buildings which are located on key sites need to act as invitina and friendly" portals to PAGE 8 - 4 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELiNES REV 2: 19 OCT 98 Some existing roof pitches within the community may not meet the numerical values described. And many of the existing pedestrian streets may fall well short of the "ideal" proportions depicted. These and similar issues will be handled on a case-by- case basis, with determination of compliance based upon the following consider- ations: • Whether the structure meets the general intent of the Guidelines and its . tenets • - . • Financial hardships which may occur due to strict compliance Proposed renovations or additions which meet the general intent of the ADG will be offered more latitude with respect to specific rion-compliant iterr.: n those which stray from the overall vision of Lionshead as described herein-variances will be granted from the detail of the Guidelines if the overall intent is met. In addition, any efforts to enhance existing structures will be recognized as positive progress, and strict compliance with the "letter" of these guidelines is not meant to disincentivize potential improvements. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 3 REV2: 190CT98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES considerations such as building siting, scale, and architectural image should help make up these critical edges as well. Careful attention to buildinc, siting should allow for openings to occur betw-een structures which make up the community edge, to encourage passers-by to take invitina alimpses inside Lionshead. In addition, , buildings alona edaes should be scaled accordinQ to the edges they - are defining. The noisv. fast-movina edae along the freeway, for example, requires a much lar2er scale than the transition zone be- - tween Lionshead and Vail Villaae, which is comprised of slower- paced travel and residential architecture. Architectural language should be used to offer a consistent image of Lionshead from the outside-proportions of buildings and the ways in which they are detailed need to reflect the overall image found within the commu- nity, and "loud." self-promoting buildings which reference only themselves should be avoided. 3.1.2.3 Public Space Defr»ei•s To continue the analoav, structures which define public space act as the "interior walls" of Lionshead. These buildings should address those spaces «-ith either their primary or other significant entries, and should not "turn their backs" to the spaces. Distinct edges need to be created by these buildinas, throuah consistent wall planes and rela- tively minor plan and elevation offsets. Grid layouts or other or- thogonal siting strateoies should be avoided; instead, designers are encouraged to develop more inviting, irregular public spaces which I. 1, t offer surprises to travelers as they proceed through Lionshead. Corners of public spaces are critical, as outdoor spaces tend to ~ lose containment through the corners if they are not adequately defined by building mass. In addition, important heights such as = 3`•-' = v tops of shopfronts and prominent eave lines are especially critical at > - buildinas «-hich define public ~,5;•. ~ space, because they allow the pedestrian eye to follow the ~ ~ - "walls' of the public space around - its perimeter, thereby reinforcing Fig 8-j: Creating 'lt a!!s " aroimd space. t}le SeriSe Of eriCIOSUTe. ' PAGE 8- 6 LIONSHEAD REDEVELOPMENT MAS7ER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELItiES REV?: 190CT98 ~ Lionshead. They can also present human-scaled portals to the streets or other public ways they are immediately fronting. Stand-alone structures can act as portals through appropriately- ~-~~~t scaled, large openings and significant inass, while multiple _ _ : structures can accompIish'this ' tlu-ough proper siting and rela- _ tionship to one another. Hunlan scale can be achieved on portals - by introducinghorizontal bands of architecture which relate to Fig 8-3: Detail can !relp nchiel•e hwnan scale. the SUTTOUriC11rig CO11teXt, SUCh 8S retail frontage heights, building material limits, and critical eave heiohts. This can also be achieved through careful design of detail which is considerate of the human form; that is, detail which relates to dimensions people are most comfortable with. such as railina heiahts, head heights, story heights, and similar proportions. Portals within Lionshead can be effective if they present enouah mass to enclose the spaces they are definina, with enouQh opeil~area to present the sense of entry needed for a community of its size and complesity. They may serve additional functions as ,vell, such as livina areas. bridges, or enclosed connec- tors, which can help to further animate the portals and provide addi- tional income-aeneratina space. 3.1.2.2 Edge Defi»ers Whereas portals act as the "front doors" to urban communities, - . O _ edge-defining buildings act as the "exterior walls" for those • communities. VVhere the edaes of Lionshead meet adjacent y parts of the community such as ~ Vail Village, the Gore Creek Fig 8-4: Btrildiilg mass used to defne edee. Corridor, and the highway, buildinas must present appropri- ately-scaled. «-ell-defined edges to contain the community or act as- distinct transition zones from one neiQhborhood to the next. The form, massing. and heiaht ouidelines identified in Sections 3.2.2 and 3.2.3 will direct much of the desian of these edges, but additional LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8-5 REV2: 190CT98 CHAPTER g ARCHITECTURAL DESIGN GUIDELINES street should not be considered as part of width and heiaht calcula- tions. Taller walls relatiN-e to the human fornl (greater than 16' hiah), however, are immediately perceived by pedestrians at the street. y Sightlines drawn from these pedestrians show that fields of view are constricted by those tall walls, and that they should be included as part of street width and height. As pitched roofs generally are not , perceived from street level reQardless of wall height, they should not be included in determination of street height. The sketches.shown"in _ this section illustrate some examples of acceptable ratios. ~ . ~ \ . ~ N . ~ 40' Width Setback Setback 24' N'l'idth Setback Fig 8-i: 1:112 ratio (21iig17 ira(Is). Fig 8-8: 1:1 112 ratio (Z high tira!ls). The intent of the width-to-height guidelines is to direct the develop- ment of comfortable, human-scaled pedestrian streets. However, all other criteria identified within the Lionshead Master Plan and the rest of this document, such as build-to lines, form and massing criteria, and height restrictions, take precedence over the ratios identified herein. Within these parameters, exceptions to the listed ratios may be considered if the intent has been met. 3.1.3.2 Public and Priti•ate Domain Proper understandina of the notion of public and private domain presents the opportunity to introduce another level of pedestrian movement throuQh Lionshead-one in which traffic flows laterally across outdoor spaces, ratller than simply along them. This lateral flow also reinforces the concept of weaving the sides of outdoor spaces together, throuah psychological, visual, and physical ties. Specific levels of domain can range from public, semi-public, semi- private, to private. Desianed properly, the varying relationships between these levels can act to strengthen the ties within a village, PAGE 8- 8 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTUR.4L DESIGN GUIDELINES REV2: 190CT98 ; 3.1. 2. 4 Landrnarks . A landmark provides a sense of orientation ~ for the community, and reinforces its "sense t ~of place" or image. As such, it must be visible from keY locations vN-ithin the com- . - munity, such as portals and major public T-a.: spaces, and must offer an image consistent with Lionshead. As a unique architectural . element, a landmark should not have to compete with other structures within the t; community for recognition. W'hile the notion of a primary and se.veral secondary landmarks is acceptable, care shall be taken to provide a clear hierarchy bet,,veen the Fig 8-6• Londnrm•!s r•einJorce village landmark and other notabie struc- tlre image of Lronshead. tures which simply provide reference points within specific outdoor spaces. Landmarks are most successful when they serve special functions such as bell towers, clock towers, or monuments, rather than being self-serving. Furthermore, they sllould be carefully scaled to the buildings of NN-hich they are a part-such as a tower attached to a commercial complex-as ,vell as to the scale of the villaae itself. 3.1.3 Pedestrian Streets 3.1.3.1 1Y'idth-to-Heiglzt Relationships Ratios of ,vidth to heiaht at pedestrian streets and other outdoor spaces are crucial to the success of those spaces. While ideas of . comfortable, Iriv1t1I1Q scale differ greatly between cultures and indi- viduals, for the purposes of these Guidelines, European mountain . antecedents-inteerated ,vith our Colorado resort location-have been used as the basis for determining "comfort." With this in mind, pedestrian streets shall be designed with cross-sections exhibiting 1:1/2 to 1:1 1/2 ,vidth-to-height ratios. Determination of «-hat constitutes street width and heiaht for calcula- tions of acceptable ratios will vary depending upon the heights of the neai-est walls which line the street. Streets which are lined with short walls relative to the human form (12'-16' high) allow pedestrians to view much of the streetscape beyond those walls, and sight-line studies takeil from pedestrians standing ,vithin short-walled streets confirm this. Therefore, walls which range from 12'-16' high at the LIONSHEAD REDEVELOPMENT M.4STER PLAN PAGE 8 - 7 REv2: 19ocT98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES 3.1.4 Street Frontage 3.1.4.1 General For the purposes of these Guidelines, street frontage is defined as the architecture which forms pedestrian streets and other public spaces. With this in mind, all structures making up street frontage shall be designed vvith the transparency and other characteristics described earlier in this document, along with the dimensional criteria to fol-' . low. The intent is to create a layer of frontage with interest and life, rather than the typical homogeneous shopping center so common today. To this end, great latitude is permitted for the design of street frontage elements. 3.1.4.2 Colonnades, Loggias, and Atria Architectural features such as colonnades, loggias, and atria provide successful wa}-s to transition from public space to semi-public space throuah manipulation of form, scale, and pedestrian movement. To maintain transparency, however, the architectural components which make up these features, such as columns, piers, and planter walls, must be desicyned to allow for adequate movement around the compo- nents, as «-e11 as comfortable circulation between them the structures they are associated with. A minimum clear space of 6' shall be kept between streetfront colurnns, piers, and planter walls, and the build- ings they are attached to. This clear space will encourage two-way circulation along retail fronts, and foster comfortable movement. In addition, the ratio of solid mass (expressed by the column or pier width) to open area (expressed by the widths of the openings between the columns or piers) shall not exceed 1:2. Three-story piers which are 4' wide, for example, must be designed «-ith three-story openings which are at least 8' .vide. This ratio works best with bays which are significantly taller than they are wide, and colonnades with square bays should strive to meet a ratio of 1:5 or better. Changes in ground plane between public spaces and colonnades, loggias, and atria can also hinder freedom of pedestrian movement, and should therefore be limited to 12" or less. The overall intent of this section is to direct the careful design of architectural enitities so they do not act as barriers between public spaces and the buildings those spaces serve. Within these principles, other factors such as elegant proportions, appropriate scale, and accessibility must also be considered. . 3.1.4.3 Otitdooi• Dini»g/Sidei,'alk Cafes Semi-public areas such as outdoor dining and sidewalk cafes offer the PAGE 8- 10 LIONSHEAD REDEVELOPMENT MASTER PLAN • CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV 2: 19 CK'T 98 and add to the spatial inter- f,; est-or quality level-of the outdoor spaces. These additional "layers" of space along public Nvavs add . ON; excitement and vitality by presenting varyllla strategies of design and detailing to pedestrians as they travel . throuQh the la}ers from public to private space, or -~-.~K vice-versa. In addition, they Fig 8-9: Comfo,-table tronsfr;on j-ont Pu6trc 1o provide comfortable transi- Semi-Ptiblic don:oirrs ct streetfro,tr. tion spaces from public to private, rather than present- ing an abrupt experience from one domain to the next. However, poor design of domain and the Nva}-s in which the different levels interact can lead to ps} chological, visual, and physical segregation of the levels, leadina in turn to ernpty and monotonous public spaces rather than active and interesting ones. The aim of these Guidelines is to reinforce the concept of transparency between public and semi-public, or street and shop. Segregation of these levels of domain shall be o° oi:j avoided whenever possible. To this end, calonnades, / ~-R~ WaD6 __bAnt arcades, porticos, and other covered ways along shopfronts shall be designed ~ to invite-rather than repel- pedestrian traffic. This may F+g 8-10: .4rcades, loggias, ond primoiyentries be accomplished througll - should remain n•ansparent to pedesn•ian streets. thoughtful design of visual elements such as sianage, xvindow displays, shopfront liahtina, and the like, and physical elements such as columns or planters. As visual and physical barriers are removed, psychological ones -vvill follow suit. Design of street edae colonnades, sidewalk cafes, etc, are described in Section 3.14 of this document. LIONSHEAD REDEVELOPMENT iV1ASTER PLAN PAGE 8- 9 REV2: 190CT98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES 3.2 Architecture 3.2.1 Introduction The architectural portion of these Guidelines is intended to a unified, . conceptual framework based upon timeless design principles such as form, scale, order, and reQional context, rather than-a strict dictation of a specific "style" or "theme" for Lionshead. This framework will allow individual property owners freedom of design and expression within the personalities of their buildings, while establishing and maintaining the overall image for the entire resort community. 3.2.2 Building Form and Massing Building form and massina-as design determinants-are especially critical to the success of Lionshead as an interesting, inviting resort. The forms of buildinas and the ways in which they are massed offer opportunities to present a comfortable, pedestrian scale to the Lionshead traveler, and to strengthen the continuity of the streetscape throughout. Other vital corridors within Lionshead which are not along primary pedestrian/retail routes-such as the Gore Creek Corridor-can also benefit from well-designed massing which relates to the scale of those corridors. Form and massing act to marry a buildinQ to its site, w-hether the site is part of a paved plaza or sits within natural topography, and serve to "break down" the overall scale of the village fabric when viewed from the ski hill. The overall design strategy of building form and massing shall relate to the horizontal organization found within Lionshead (such as shopfront heights, important floor lines, and critical eave lines), and to the planning considerations outlined in the Lionshead Master Plan (such as build-to iines, sun pockets, and view corridors). The intent of this section is to guide the creation of a village which is appropri- ately scaled through the use of segmented forms and masses. The underlying fabric shall be constructed of structures which rise out of the ground gradually, rather than being vertical blocks set on the ground plane. At the pedestrian scale, the street level should be dynamic and interestinQ, by varying forms and masses at the bases of buildings instead of presenting uniform one- or two-story "skirts" around the bottoms of structures. PAGE 8- 12 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAP1'ER 8 ARCHITECTURAL DESIGN GUfDELINES ttEV2: 190CT98 ' opportunity to engage pedestri- ans with dining activities and serve to animate the public C~~ i _ sPaces with the Presence of people. As "outdoor rooms" themselves, these types of spaces create a hiah level of transparency between public ~F and semi-public domains. Grade changes can actually be ~very effective in these areas, and planter walls, guardrails, and the like can act to define Fig 8-11: "Outdoor roo»:s " such as outdoor the spaces and add another dinrng and cafes co,t engQge rhe pedesrrran. level of detail to the public ways. However, the subtle awareness and interaction of people from the public spaces with people inside the dining areas or cafes is important, and therefore severe physical or visual barriers should be minimized whenever possible. 3.1.4.4 Streeo•ont Patios, Courtyurds, and Gai•dens As semi-private spaces, patios, courtyards and gardens «-hich serve hotels, residences, and other private uses must maintain the solitude for which they xvere designed, while at the same time allowing for some interaction between resident or hotel guest and the pedestrian traveler. In addition, as components which contribute to the fabric of public spaces, patios, courtyards, and gardens with street frontage must work in concert with the street and add to its dynamic nature, through careful attention to scale, materials, and detailing. These semi-private amenities should be scaled small enouah to avoid competing with sianificant public spaces, to maintain the hierarchy of the outdoor rooms, and make clear distinction between the public, semi-public, and semi-private domains. Moreover, the materials which define the around plane (such as pavers or tiles), the walls of the space (such as stucco or wood), and the ceiling of the space (such as wood trellises), must work in harmony with the architectural language of the building itself, and xAith the materials used along the street frontage. Details used to articulate these areas can also contrib- ute to the overall ima-e of the public space and reinforce to its "sense of place." ~ LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 11 • REV 2: 190CT98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES 3.2.3.4 Remaining.4rea Heights On any property edae not meeting the above situations, building faces may have maximum initial eave heights of 60', at «<hich point those faces shall step back a minimum of 12'. 3.2.3.5 Wall Su7face Critei-ia Notwithstanding the previous height and setback requirements, there . shall be no vertical wall face areater than 3 ) 5' on a building withouf a - secondary horizontal step in the building face (the horizontal step may be a cantilever or a setback). This requirement is intended to prevent large, unbroken planes in the middles of building faces, to further mitiaate the N-isual impact of building height, and to provide for higher quality and more interesting articulation of structures. There is no minimum distance for this horizontal movement, but it shall be incumbent upon the developer to demonstrate that the intent of this requirement has been met. Fig 8-13: Pa•tiais ojbzeildings exceeding %1 ' nrust be offset by portrons 1+•hich fall beloir -1 by an eguivalerat amowzt. Ip ~aeqOQQ q ~ 0 0- e. O D g p~ p o 0 Q. a ' c ~ - r~ : • ~ N ~ 3.2.3.6 Alaximum Heights Maximum heiQht is defined as the distanee from existing or finished grade-«rhichever is more restrictive-to the ridge of the nearest primary roof form to that arade. With this in mind, the Average Maximum Height of any building shall not exceed 71'. That is, any percentage of a buildinQ that exceeds the Average Maximum Height of 71' must be offset by an equal percentage of the same building which falls below 71', xvith the distance below 71' equivalent to the distance exceeding 71'. Notwithstanding the notion of.4verage Maximum Height, the Absolute Maximum Height of any building • shall not exceed 82.5'. Absolute Maximum Height shall be deter- mined by interpolating existina or fnished ~~rade throuoh the building footprint, and measuring the vertical distance from the ridge of the PAGE 8- 14 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES Rev?: 19ocr98 ' 3.2:3 Building Height 3.2.3.1 General As with forni and massing, buildirig height should present a comfort- able, pedestrian scale within Lionshead, to strenathen the continuity of the pedestrian street throuahout and to create a pleasant resort setting. To this end, the follow:tna height and setback criteria shall direct building desian within the commuriity. 3.2.3.2 Retail/Pedesh1an Sti•eets On any property edge fronting a primary retail/pedestrian street (see Lionshead Master Plan for locations and definitions), at least 50% of a building face shall have a maximum 16' initial eave height, at which point the that face must step back a minimum of 12'. The remaining percentaae of building face may have a maximum 36' initial eave heiaht, at which point the building face shall step back a minimum of 12'. Eave height is defined as distance from finished grade to the initial primary eave of the structure. Gable faces of buildinQs are also measured to their eaves, excluding the actual wall area which comprises the aable. The intent of this retail/pedestrian street requirement is to present a dynamic, fraamented streetfront to those spaces, rather than uniform blocks of buildina mass (see Sec- tion 32.2). y Frg 8-I2: .9t retai!/ pedestrian sn•eets, the ~ 12' min intent is to forn: 0::. . segmenied street- fronts, using 16' and :A 36' ntaximtunt eave p 9 hei hts and I?'ste g P bacls. . . e IL x i ^ r'3.2.3.3 Ski Yai•d/Gore Ci-eek Coi•ridor On all property edaes fronting either the ski yard or the Gore Creek Corridor (see Lionshead Master Plan for location), that are not al- ready designated as a primary retail/pedestrian streets, building faces may have maximum initial eave heights of 48', at which point those faces shall step back a minimum of 12'. , LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 13 • REV 2: 190CT98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES defining the bases of buildings where appropriate, and minor setbacks relating to the middles and tops of buildings. The bases of buildings should be visually dynamic to heighten the - pedestrian eaperience. . In addition, their inter- k' face NN-ith the topogra= , - ~ , 'phy of the site is cru- 4- cial; as they act as the transition zones be- , tween man-made structures and natural arade. Visual dynamics Fig 8-15: Bases slrotrld tie btri/dings 1o their sites. at Street leVel are mOSt effectively accom- plished through the introduction of secondary forms, materiats, colors and detailing. However, the use of indigenous materials at the pri- mary elements (see following sections for definitions) is critical in tying buildings to their sites. Rhythm and order should be introduced to guide the traveler through the streetscape, and offer an enhanced sense of movement through Lionshead. To reinforce this intent, street-level walls shall not span more than 30 feet horizontally with- out signif cantly varying at least 2 of the following 5 characteristics: • Massina or Height • Material, Fenestration, or Color When massing or height are varied, buildings with street-level walls may vary materiaL fenestration, or color to meet the 30-foot span requirement; however, if massing or height are not varied within 30 feet, material, fenestration, arrd color must be varied. Existing buildings may disreQard the 30'-maximum horizontal wall guideline if their structural bays ar other organizing elements exceed 30', provided that the distance over 30' falls NA-ithin reasonable limits. An existing building «-ith 36' structural bays, for instance, is not required to further divide those bays; however, an existing building with 48' structural bays may be required to divide those bays into 24' . sections, depending upon the nature of the pedestrian street frontage. PAGE 8- 16 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELItiES REV 2: 190CT98 ' hiQhest primary roof form to the imaainary plane created by the interpolated `rades. ~ 3.2.3.' Additior7ul Requireme»ts/E.rceptions All buildinas, reaardless of permitted buildina heiahts and massing principles, shall conform to all established Public View Corridors (see Lionshead Master Plan). Special "landmark" building elements, such as chimnex-s. towers, or other unique architectural fonns, may exceed the Absolute Maximum Heiaht, subject to approval by fhe _ reviewina board. This provision is intended to provide for architec- tural creativity and quality of buildina form, and shall not be used as a means of circumventina the intent of the buildinQ hei2ht• limita- tions. In addition, reaardless of final built height, buildings shall avoid monotonous. unbroken ridae lines, and shall provide visual interest throuQh the use of'varied peak heights, roof fornis, gables, and other appropriate architectural techniques. %j 3.2.4 Exterior VValls ~ 3.2.4. General i Exterior walls within Lionshead shall be desianed «ith clear definition of base, middle, and Lop. This organizina principle 7 will weave the separate pieces of the commu- i a , . ,f , , ~ • ~ nity into a consistent 'fabric. It will also help transition building w-alls into the vertical w~alls Fig 8-14: C/ear defnution of base, mrddle, rop. which form the outdoor spaces. This tripartite strateay of base, middle, and top xvill establish key datums, or special horizontal layers, within the comznunity which reinforce the form. massina and heialit guidelines described earlier. To this end, the definition of base, middle and top on individual buildinas shall relate directly to oraanizing principles such as eXisting datums, architectural elements such as storefront colonnades and awnings («llere applicable). and massina strategies such as building setbacks and maximum heiahts. This strategy can relate to fornl and massing principles through the development of street-level setbacks LIONSHEAD REDEVELOPMENT M.aSTER PLAN PAGE 8 - 15 ° REV2: 190CT98 CHAPTER H ARCHITECTURAL DESIGN GUIDELINES 3.2.4.2 ASaterials (General) Buildina materials should be carefully selected to recall the heritage of early mountain.architecture. yet look fonvard to the vision of Lionshead as a modern resort community. The specific requirements and limited palette of major building materials described herein are intended to reinforce the visual harmony envisioned for the commu- nity and act as additional unifying thread for the resort. Materials used at primary building elements-defined as those wtlich exceed 500 square feet (SF) in wa11 surface area-shall recall and relate to the indiQenous materials of the area and enhance the sense of our Colorado mountain resort heritage. They are described below . according to their most appropriate locations \vithin the tripartite order of individual structures. Secondary buildina elements, or tllose which cover an area of 500 SF or less, may be comprised of varying . materials to add design flexibility, encourage individual expression, and enhance visual interest. They are not specifically listed within these Guidelines, but may include materials such as painted steel or other industrial metals, canvas and similar textiles, colored unit masonry, and the like. Within this framework, creative use of materi- als is encouraged, but "patchwork" designs of inconsistent material locations or patterns should be avoided. 3.2.4.3 Base :i7aterials Materials selected for the bases of buildings must balance the trans- parency required at retail shopfronts with the strong, anchoring elements needed to tie buildings to their sites. That is, they must successfully integrate the notions of mass wall and frame wall. In addition, they should offer both large- and small-scale texture at the ground plane, to add varying levels of interest and heighten the pedestrian experience. With this i.n mind, building bases shall be primarily constructed of individual pieces, teatured materials, or unit materials such as stone veneers, exposed-aggregate concretes, and textured concrete masonry units (CMUs). When using stone, thick veneers (6" minimum) shall be used to lend authenticity to mass walls, and batterina may be used as an additional-but optional- design too] to visually strengthen the bases of structures. Exposed- aggregate concrete or concrete masonry units will inherently offer the larger-scale texture and mass desired to form the street-level datum; however, these masonry base xvalls should also be designed with W deep reveals or rough finishes to add the small-scale texture needed to lend interest to the proximate observer. Aggregate used in con- ' PAGE 8- 18 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURr1L DESIGN GUIDELINES REV 2: 190CT98 98 The middles of buildings within Lionshead shall read as "quiet" masses which nearly disappear within the urban fabric and act as a visual backaround. This should be done through the use of simple materials, such as stucco, and more consistent, repetitive fenestration and detailing, (see Sections 3.2.5.6 and 3.2.10 to follow). The tops of walls shall be desiQned to comfortably engage their pitched roofs, - without the abrupt changes in form and massing so commonly found in structures with flat roofs. Walls should also be used to visually reduce roof heights, throuah the careful design of lo«~ered plate heights and integrated dormers, xhich help to merge wall planes with • roof forms and interlock building masses with roof masses. new heidt _ 0'max at heieht "A" ne%% heieht r ~ i i! I; i~l ~ •I I I~' % t ~ x-i ~ ~ i I . > . , ~ neNv mat'1 ~:0' max at material R color ".4"I new mat'I I I ~ I I. 7t new color neN% color 6' clear Fig 8-16.• Colorvnade mzd shopfront criteria. The tops of buildinas shall be capped xvith Nvell-proportioned, pitched roofs, actina as the uppermost unifying imaae within the architectural fabric of Lionshead. Roofs vieNved from pedestrian streets should nearly disappear from view as travelers approach, due to their pitches relative to around-level sightlines. However, viewed from a distance, roof fornls within Lionshead should offer a consistent, harmonious roofscape to the observer xvithin the community or on the mountain adjacent to it. To this end, guidelines which direct the design of the roofscape are described in Section 3.2.7. ~ LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8 - 17 19 REV2:190C7'9S CHAPTERB ARCHITECTURALDESIGNGUIDELINES 3.2.4.5 Colors Buildina colors for structures within Lionshead should be chosen to blend structures ,vith the mountain environment, while offering visual and psychological warmth to observers. To this end, earth tones and other low-intensity colors derived directly from the sur- roundina mountains should be used on primary building elements, defined as those \vhich cover more than 500 SF. Earth tones include hues such as off-«hites. beiaes, tans, and light grays, introduced iri . shades slightly darker than their natural counterparts. Colors inherent to the materials used, such as natural stones and naturally-weathering woods, generally offer the hues and textures most desirable within Lionshead, and such materials should not be painted. However, integrally-colored concrete, stucco, and semi-transparent wood stains are acceptable as \vell. In an effort to limit the palette of colors used on buildinas and avoid the "patchwork" effect, no more than three colors should be used on primary building elements within any single structure. Secondary buildina elements (500 SF or less in area) may be clad in vibrant accent colors to add N-isual interest to the overall streetscape. They should act as highlighting elements at storefronts, primary entries, and signaQe, and are most appropriate at lo,,ver levels to engage pedestrian interest. Upper levels, in an effort to act as the more "quiet" fabric of Lionshead, should avoid brighter colors and remain true to the earth tones listed above. When used, accent colors should reflect the natural mountain environment of Lionshead, with golds, reds, oranges, and shades of blue and purple used most often. Colors foreign to the mountain setting should be avoided. 3.2.4.6 Ti•im Trim colors, generally used on elements to express structure, door and window openings, significant floor lines, fascias, and the like, shall act in concert with field and accent colors. This is most effec- tively accomplished throuah the selection of deep or vibrant colors having the same or similar hues, but using different shades or tints. At street level, accent colors may be used on trim to express store- fronts and reinforce the rhvthm of the streetscape. 3.2.5 Exterior poors and «indows . 3.2.5.1 Ge»eral In the tradition of mountain antecedents, openings for exterior doors PAGE 8- 2O LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV 19 OCT 98 and windows in buildings within the Lionshead community shall be treated as recessed elements in mass walls of stone, concrete. or stucco, rather than flush surfaces on them. Within frame walls, they shall be expressed as infill material between structural members, and recessed from those members. This treatment lends itself to the . image of structures comprised of significant mass or structure, in- _ stead of curtain «-alls clad over lighriweight frames. Given this general approach, however, door and window sizes, shapes, ty-pes, materials, and colors should relate to the tripartite order established - _ through development of base, middle, and top. 3.2.5.2 E.rterior Doo?- Si=es, Slaapes, and T}pes Door sizes should be appropriate to their materials, xvith rustic, "heavy" doors generally used in stone or concrete to accentuate mass, and glazed, "liaht" doors used in field materials such as stucco and wood siding, or at xvindow wall assemblies (see storefront exceptions in Section 3.2.5.3). Entry doors located along retail streets and other public ways offer the first true glimpse of buildings when approached from those spaces, and should therefore be desianed with hand- crafted quality and attention to detail. These doors should be over- sized when possible, but in proportion to the frontage of which they are a part. Entry doors for large retail centers or hotels should be significantly laraer than those found in smaller, more intimate shops. Other doors for structures, regardless of location, should be designed as part of an obvious hierarchy, with primary entry doors the largest, secondary entry doors somewhat smaller, and private or earess-only doors smaller yet. All doors, however, must still comply xvith appli- cable Codes and statutes. Shapes of doors should relate directly to their locations on the build- ing, with rectanoular shapes being the most prevalent. Specially- shaped doors and double doors are encouraaed at primary, entries along retail frontaaes, or as custom portals for private residences, while the middles of buildings should be characterized by more standard shapes. Special shapes should not be overused or used in an ad-hoc fashion; shapes such as arched heads or square, overhead doors should relate to the overall building architecture. Acceptable door types include standard or pivot s,.vina, sliding, and terrace, ,vith automatic, revolving, and overhead doors pernlitted at hotel entries and retail fronts. Decorative lite patterns are encoura2ed within alazed doors, if the patterns relate to fenestration of the build- ing and the scale of the architecture. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 21 ` rtEV2: 190CT98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES 3.2.5.3 Exterior poor.1laterials and Colors All exterior doors within Lionshead shall be constructed of high- quality, durable materials such as wood, metal-clad wood, or metal; doors at primary hotel, condominium, or retail entries may also include larae areas of alass to attract pedestrians. Glass doors should relate to building orientation, views, or functions, with large areas of glass generally avoided in locations other than those noted. Mainte- nance-free materials such as copper, baked aluminum, and naturally- weathering woods are encouraged-painted metals and woods should be avoided whenever possible. Copper cladding and wrought iron doors may be left to patina naturally, while industrial metals such as steel and aluminum should be baked or anodized with f nish colors to match building trim. Commercial fronts and private entries - _ ' ~ offer the unique ability to introduce hand-crafted, custom-built portals for n businesses and private residences, and must also have the ability to display shop wares. They are therefore permit- ted more latitude with respect to mate- r_ r i a l s, c o l or s an d amoun ts o f Q lazing. Aluminum storefronts may be used on commercial structures rovided the ~ P Y ------=I are finished in factory finish. All-glass doors are permitted as well, with no limits set on the amount of glass per- Fig 8-18: Entry doors at retail mitted at retail level. Etched glass is shops should ezpress delail arrd encouraged to bring a level of detail to cra fsmans~~lp. special storefronts. Doors which are part of window wall assemblies may also have large glass areas, to take full advantage of mountain views. 3.2.5.4 Exterior poor GlaJng Due to our extreme mountain environment, all exterior door glazing used within Lionshead shall be insulated (double-glazed minimum). Exterior doors xvith significant areas of glazing and with southern aspects shall also incorporate at least a single low-emissivity ("low- e") coating on one of the glazings. Glazing shall be non-reflective, to. minimize off-site glare, particularly from the ski mountain. Tem- pered glass shall be used where required by Code. PAGE 8- 22 L10NSHEAD REDEVELOPMENT MASTER PLAN I . CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV 2: 19 ocr 98 ' 3.2. 5..5 Exterior poor Hardware Variations in designs and materials for exterior door hardware at primary entries are encouraaed to bring a level of fine detail and creative expression to buildings within the community. Approved materials include brass, copper, wrought iron, wood, and industrial metals such as aluminum or steel. Industrial metals should be prefinished in colored or clear factory finish systems to reduce main- tenance problems. Door hard-vvare in areas other than primary entries • should complement the surrounding materials and details, while still meeting applicable Codes. 3.2.5.6 iVindolr Si=es, Shapes and T}pes As with exterior doors, window sizes should be appropriate to their surrounding,,vall materials, with narrow, relatively tall windows used in stone or concrete, and laraer, more expansive w~indo~a~s used in y field materials such as stucco and wood siding, or in window wall assemblies. Fenestration within field materials _ ; should be designed with decorative trim and sills, or heavy structural frames, so - Jr r ~ f ; I t they do not appear as "punch-outs" within those materials. NN'indows `Flocated along retail streets and other public ways offer locations in -vvhich to R, display goods to pedestrians, and ~ should therefore be designed with particular care. Window walls should be designed in proportion to their associated frontages, with windows at large retail centers or hotels signifi- cantly laraer than those found in smaller, more intimate shops. Other Fig 8-19: Clem• „mdow hrerarcl~v fenestration, regardless of location, by base, nriddle, o„d rop. should be designed as part of an obvi- ous hierarchy, with lower-level open- ings the largest, and upper-level windows somewhat smaller. Win- dow size should also relate to building orientation, with large view windows Qenerall}' facina the sun and ski mountain to the south, and smaller windo«-s facina the weather, noise, and traffic to the north. LIONSHEAD REDEVELOPMENT MASTER PLAN PaGE 8- 23 REV 2: 190CT98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES Shapes of windows should also relate directly to their locations on the building, with rectangular shapes being the most prevalent. Fenestration located within the middles of buildings should be shaped and organized into fairly regular patterns, to establish rh}-thm and continuity. Specially-shaped windows are encouraged at Nvalls along retail frontages, or as custom openings in distinct areas of private residences. They are also appropriate at dormers and other special roof elements. As with doors, specially-shaped windows should : relate to the overall building architecture. And as a general rule, the • - variety of aeometric shapes used should be limited to 3 on any given building. ~ Acceptable window types include fixed, double-hung, awning, and casement. Sliding windoNN7 s are not permitted, nor are multiple-opening units such as jalousie, as they are ' Qenerally lesser-quality units not conducive to the mountain environ- ment . At retail levels, bay, box and 'w bow windows are encouraaed to animate the pedestrian street and integrate public and semi-public ' domains. All windows should strive to add visual interest through careful design of mullions, muntins, and F,g s-zo: rt tndous sr,ould be thozigi7r- divided lites. The intent of the fully designed and relate to the vi•al/ Guidelines is to recall the regional malerials in ti+•hich they are fotind. heritage through the thoughtful - design of fenestration and how it relates in scale, proportion, and materials, !o the tripartite order of structures within the community. 3.2.5.3 Windol+, rllaterials and Colors Windows within Lionshead shall be painted or stained wood, or clad in maintenance-free metals such as copper, or aluminum and steel with baked finishes. Copper cladding may be left to patina naturally, w-hile baked enamel colors for aluminum and steel cladding should be similar to trim colors, and in similar complementary hues to wall colors or stained wood colors. Factory finishes should be selected to . withstand the intense ultraviolet radiation found at higher elevations, and prolonged fade-resistant warranties should be considered. PAGE 8- 24 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV 19 OCT 98 Decorative shutters are permitted within Lionshead only if they are designed to operate or appear to operate. VVhen used, they should be constructed of wood and finished with transparent stains-paint should be avoided if possible. Their design and placement should be consistent and should not tal:e on a random or l;aphazard appearance. Desian freedom is encouraged within these parameters, and within the context of the other architecfural elements found on the building, including handrail designs, ornamental iron, and similar detailing. 3.2.5.4 if'indoii, Glazing Due to our extreme mountain environment, all window alazing used within Lionshead should be selected to withstand the extremes in altitude, temperature, and ultraviolet radiation characteristic of the area. In addition, glazing shall be non-reflective, to minimize off-site glare, particularly from the ski mountain. 3.2.6 Balconies, Guardrails, and Handrails 3.2.6.1 Location and Si_e Balconies should be carefully located with respect to their orientation to the sun, involvement with public spaces, and snow and NN-atershed from structures above and onto structures or passers-by below. They should be sized as outdoor rooms, with ample space for outdoor furniture and other amenities, or as small, private parapets as "step- outs" or merely to allow fresh air into the adjacent room. Balconies which straddle these t,.vo roles should be avoided, as they tend to lack the benefits of either and are often left unused. Proper location and size will ensure that balconies become animated spaces, rather than "outdoor storage areas. As animated spaces, their placement in public plazas and pedestrian streets-straddlina the semi-private and public domains-will infuse those spaces with the vitality needed to draw visitors to Lionshead. Balconies ,vhich never see sunlight, are lo- cated within socially "dead" spaces, or are susceptible to water or snowshed are generally unsuccessful spaces and should be avoided in Lionshead. The intent of this Section is to infuse public spaces with the eneray of occupied balconies, and encourage designers to avoid the design of lifeless balconies which remain unoccupied and there- fore detract from public spaces. 3.2.6.2 :llaterials and Designs - Custom designs for balconies, guardrails and handrails offer the opportunity for truly creative expression within these Guidelines, and LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 25 ' •REV?: 190CT98 CHaPTER 8 ARCHITECTURAL DESIGN GUIDELINES _ unique design solutions are encouraged. Approved r. p. = ~ ~,;~'•Ty ~ materials for primary elements such as guard- ~ rails, handrails, posts, and support brackets include stucco-covered walls (for guardrails only), concrete ` or concrete block, naturally ; - _ - , • weather-resistant woods, wrought iron and other decorative metals, and steel. Materials such as glass, plastic, pipe rails, and metal panels are Fig 8-21: Citstont gi(ar•drails and halcoiiv detar/s strongly discouraged. are encouraged irit/rin desrgn parameters. SeCOrid1I'y eleI]leritS SUCIl 1S pickets and ornamental detailing may use other materials not listed above but will be re- viewed on a case-by-case basis. Materials which meet the intent of the guidelines and work in harmony xvith the architectural language of the building can lead to a positive and acceptable solution. Drainable balconies-or those which slied water off them via Nvater- proof inembranes as opposed to lettina water trickle through them- shall be designed whenever pedestrian streets or other public ways are exposed to ,N-ater or snowshed from those balconies. Floors of drainable balconies may be finished in wood, concrete pavers, or stone, over waterproofed substrates sloped to edges or scuppers. Placement of the drain systems should be carefully considered to avoid passers-by belo«-. Non-drainable balconies may be used in aIl other locations and should be constructed of weather-resistant woods or ornamental metals. Within these general parameters, balcony, guardrail, and handrail designs should be patterned after a rational order of structure and detail. Primary structural or decorative members should be in propor- tion to the balconies they are supporting, which in turn should relate to the overall building scale. An honest, straiaht-forward expression _ of structure should be sought whenever possible, avoiding design faux pas such as stucco-covered beams or grossly undersized brack- ets. PAGE 8- 26 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV 2: 190CT98 ' 3.2.7 Roofs ' 3.2.8.1 General ' In keeping Nvith the spirit of the area's mountain architecture, primary roofs within Lionshead are to be predominantly gables and hips, with sheds or flat roofs pernlitted at smaller, secondary roofs. Primary , roofs are defined as roofs ,vhich cover more than 5 00 SF of i•oof area, .vhile secondary roofs are those .vhich cover 50:0 SF of 1-oof area or Iess. Secondary- roofs which occur at logical breaks in building massing may exceed 500 SF if the general intent of fragmented forms and visual harmomy is met. Free-standina sheds and butterfly roofs are not pernlitted. Mansard roofs are permitted on larae buildinas where pitched roofs would be impractical, if the mansards are of similar form, pitch, material, color, and detail to other roofs within the community (and identified within these Guidelines). If used, these types of roofs should be considerate not only of vieNvs from the pedestrian street, but also those from the ski mountain. To this end, areas of flat roof «-ithin the slopes of the mansard shall be limited to the practical minimum, and the materials for the flat roof shall be selected in a color to blend xN-ith the sloped roof. In addition, rooftop equipment NN-ithin the flat areas shall be painted to blend with the sloped roof material. The overall image for Lionshead takes its cue from the simple, fraamented, gabled roof forms of European alpine vi1laQes, «-here views of the roofscapes from the mountains are paramount. All new construction shall com- ply with the following roof criteria. Eapansions and renova- " tions which encompass more than 50% of the existing building roof - . ~ - , - ` ~ - area shall also adhere to these Guidelines, along ith the re- ~ maining portions of the buildina ~ «hich are not being expanded or renovated (see exceptions above and in Section 3.2.8.3). Roof Fig 8-22: Ea1•e mentbers shoti/d i•istia/Iv framing shall be expressed wher- sturdv, and detoiled to re/ate to the rest of ever possible, particularly througll !he building 's a,-ch,tect:„-al ianguaee. exposed ridge beams, OUtllgaeTS, rafter tails, and fascia boards. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 27 • REV2: 190CT98 CHAPTER 8 ARCHITECTURAL DES[GN GUIDELINES 3.2.8.2 Dimensional Guidelines Roofs should be constructed with 30" minimum eave and rake over- hangs, with dimensions dependent upon overall building size. Sec- ondary roofs may have overhangs as small as 18", but should work with the overall scale of the roofscape. Ridge beams and outriggers should be of visually sturdy members (6x or 8x material for wood, and equivalent sizes far other materials), sized to support rafters and overhangs; decorative end cuts or patterns are encouraged. Rafter tails shall also appear sturdy (2x or 3x material for wood) and be exposed to express structure. Eave and rake fascias shall be 6" wide minimum, to present a consistent image and scale to roof detailing within Lionshead. 3.2.8.3 Pitch Roof pitches for primary roofs shall be from 6:12 to 12:12, inclusive. Pitch breaks are permitted when they occur at architecturally appropriate locations such as plate lines, changes in plane, Fig 8-23: Dormers cnn lend "testure " to the etc. To add variety to the overall roofscape of Lionsheod. Lionshead roofscape, second- ary sloped roofs may have pitches ranging from 4:12 to 12:12, and flat roofs may have limited use as secondary forms. Existing structures with especially large _ footprints may deviate from the pitch requirements if they meet the overall intent of the roof guidelines and are responsive to views from both the pedestrian street and the ski mountain. Steep mansard roofs which exceed the l 2:12 maximum pitch criteria are not encouraged, but may be necessary in certain instances vvhen excessive building dimensions make the 12:12 pitch requirement impractical. These buildings will be handled on a case-by-case basis, and evaluated on intent rather than quantitative criteria. 3.2.8.4 1Llaterials and Colo?•s Primary roofs shall be covered with a limited palette of unit materials to present a coherent image for Lionshead. Approved materials for primary roofs include-but ai;.e not limited to-metal shingles, " cementitious shingles, concrete tiles, and wood shakes or shingles. Asphalt shinQles are not permitted in Lionshead. Metal shingles may PAGE 8- 28 LIONSHEAD REDEVELOPMENT MASTER PLAN e CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV2: 190CT98 ' be of copper (16 ozJSF minimum weiaht), terne metal, or other materials with natural patina. Secondary roofs may be covered Nvith metal panels, in corrugated, rolled, or standing seam profiles. Pri- mary roofs shall be in neutral, earth-tone colors, with brown or aray tones-bright colors or reflective materials are not permitted. At retail levels, accent colors are pernlitted for secondary roofs to add vitality to the streetscape. Changes in roof materials or colors shall . -take place in-logical locations, such as changes in pitch or changes in plane. 3.2.8.5 Dormei-s _ Dormers are considered " secondary roof elements, and P as such are permitted some latitude in terms of form, pitch and material. Donners ~ may be gables, hips, or . ~ sheds, with pitch as identi- • fied previously for secondary roofs. Vdhen designed as an Fig 8-24: Snox•gzrard design shoti/d recall other extension of upper-level building details, s:ich as roftei- tails and beams. u'alls, they should be con- structed in the more tradi- tional manner, above broken eaves on both sides of the dornlers, as opposed to continuous eaves up and over the dormers. Design freedom is encouraaed, and dormers with non-compliant forms or pitches will be considered if the overall roofscape provides the image intended. 3.2.8.6 S»o1+~guards, Guttei•s a»d Doi,~nspouts Snowguards shall be used wherever significant amounts of snow may accumulate over occupied areas, such as pedestrian streets, entries, patios, decks, balconies, or uncovered parking areas. Pitched roofs which face nort}i are particularly susceptible to snow and ice accumu- lation, as are lo«-er roofs to the north of-and therefore in the shadow of-their hiaher neicyhbors. In these cases several rows of snowguards may be necessary. Snow and ice accumulation on metal roofs--vhich heat quickly during sunny winter days-is especially dangerous to unsuspecting persons or equipment. Metal roofs which face south or are located significantly higher than adjacent, lower roofs shall be equipped with snoNvguards to prevent injury to people or damage to loxver roofs. LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 29 - REV 2: 19 OCT 98 CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES Outdoor Qathering areas which face south and are not completely covered may be exposed to water drip from the roofs above them. . These locations-which may include heavily-used public spaces such as sun pockets or pocket plazas-are ideal candidates for gutters and dow-nspouts. Where roofs are in constant shadow or have northern exposures, gutters and downspouts used in conjunction with heat tape may -%vork welL Gutters used below snowauaxds should be designed to take the load of the accumulated snow and ice which snowguards frequently release. Approved materials for autters and downspouts within Lionshead include aluminum or steel with baked finish, and copper or lead- coated copper. Gutter sections may be traditional or half-round. Snow guards shall be constructed of painted plate steel vertical supports (painted black, or to match roof or building trim color) with . timber or log horizontal members. Large structures, where sno«-auards are not readily visible from street level, may use the more utilitarian expanded metal or mesh dams, welded to steel horizontal sections and vertical supports. All exposed steel shall be painted. 3.2.8.7 _Miscellaneous Equipment All miscellaneous rooftop equipment, including roof vents, antennas and satellite dishes, shall be painted to blend with the roofs to which they relate. Major pieces of equipment on commercial buildings shall be strategically located to conceal them from vfiew, or hidden in cupolas or other structures-exposed equipment is not permitted. ,All flashings shall be copper or painted metal to match those found on exterior walls. The intent of these provisions is to present a well- blended roofscape_throuahout the community, as seen from the public spaces as well as from the mountain. 3.2.8.8 Sk1'lights/Solar Panels Skylights and solar panels are permitted within Lionshead if they are less than 3 feet higher than the surrounding roof. Both elements must be included in maximum roof height calculations, and shall be well- hidden from street level and the mountain. 3.2.9 Fireplaces and Chimneys 3.2.9.1 Fireplace Requirements Fireplaces shall be designed to meet all applicable Codes, including PAGE 8- 3O LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REV 2: 19 OCT 98 ` the restriction on NN-ood-burning units within Lionshead. Exposed flues and vents for aas-operated fireplaces or other equipment such as furnaces should be hidden from primary views, and painted to blend with the nearest buildina materials. 3.2.9.2 Chimney Si_es and Shapes _ All flues 6" diameter or greater which penetrate roofs shall be de- signed witli chimne}-s. The sizes of chimneys should be in scale with _ the architecture of the building-not small enough to be lost in the massiveness of the structure, but not large enough to overwhelm the structure. Chimne}-s should be designed with relatively slender proportions. xvith heights greater than widths, and in rectangular profiles. Heights of Qas-burning chimneys or boiler flues shall be designed to proportionally match their w°ood-burning counterparts, to lend authenticity and consistency to the overall roofscape. 3.2.9.3 Chimnev.llaterials Chimneys within Lionshead shall be covered in stone veneer (to match buildina Nreneer) or stucco, to eYpress the alpine heritage of the area. Wood or metal-clad chimneys are permitted at small, residen- tially-scaled buildings only. 3.2.9.=1 Chimney Caps Chimneys may terniinate in decora- tive caps of stone, stucco, or metal. Creative designs, such as arched openings within caps, barrel or pitched metal roofs, and the like are encouraged to lend interest to the _ building roofscape. Chimney caps should act as elegant crowns to Fig 8-25: Decoratil•e clrimmei• caps nieely-proportioned chimneys, 3rid can add interest to tlre roojscape. ShOU1d ri0t Seelll bUlky OT tOp- heavy. When flat or pitched stone caps are used. they shall have a minimum thickness of 4". All chim- ney caps shall be desiatled to screen spark arrestors and other utilitar- ian equipment as much as possible. 3.2.10 Detail Detail should be introduced to the architecture of Lionshead to infuse heritage, culture, and artistry to the Lionshead environment. Well- " designed ornamentation can serve to complement and perhaps inten- LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 31 r ' REV2:190CT98 CHAPTERB ARCHITECTURAL DESIGN GUIDELINES sify the other architectural principles discussed in these Guidelines, but should be desicyned to work in harmony with-and not against- the basic architecture. The design of signage, brackets, lightposts, and the like should present a hand-crafted quality, particularly at street level. Detail at the middles of buildings should rely more upon pattern or carefully-designed repetition to visually connect parts of a , building toaether or separate buildings to one another. ~ 11-TT~~.' "IY1 I . • I'il~'~ . ; , :h- Figs 8-26 rlvu 8-28.• Detail should i•eJlect heritage and regional context. 3.2.11 Transition Tools Transition tools used to revitalize Lionshead are generally outlined in the specific design criteria within these Guidelines, but are important enough to merit further discussion. 3.2.11.1 Build-to Lines Build-to lines can be used to better define the existing public spaces, and to create new ones. Delineation of these build-to lines is illus- trated within the Master Plan. When using these planning parameters to define public space, desianers should aive careful consideration to the "ideal" pedestrian street width-to-height relationships illustrated in Section 3.1.3.1. Design of new building edges within approved build-to lines should be carefully evaluated to make maximum use of the new retail space, and how the added building mass adds to the overall pedestrian experience. 3.2.11.2 RoofReplacements The replacement of flat roofs with pitched roofs can greatly improve the imaae of Lionshead, and roofing projects for existing structures PAGE 8- 32 LIONSHEAD REDEVELOPMENT MASTER PLAN . CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES REv2: 190CT98 ' which incorporate the criteria described herein should be considered ~ ' i~ ~L+ + whenever possible (see -criteria for existing roof . , E,;S,;,,g - compliance in Section . 3.2.8.1). Roofing projects " which are part of planned ~ i r0 - building maintenance programs should be used as opportunities to add life and interest to build- ings, through the addition of pitched (or mansard) roofs which meet the form, pitch, material, and color criteria identified within these Guidelines. These retrofitted roofs E''Sr"'g will greatly enhance the ~ , ~ ~ • _ image of the individual structures, and will also J act to tie disparate struc- ~ tures together within the New conununity. Figs 8-29 & 8-30: Eristrng burldings can be updated 3.2.11.3 DOOY QYId using retail-level co(onnades. netir roof forms, door Window Enhancemeiits . and windox, trim, and appropriare detailing. Enhancements to doors and fenestration can also serve to add vitality and interest to other- wise uninspiring buildings. Doors at primary entries and retail frontages should be improved whenever possible, to encourage pedestrian interest and add to the vitality of the streetscape. Modifi- cations to overall buildina fenestration and window detailing (at lintels, trim, jambs and sills) can be used to articulate the notion of base, middle, and top on buildinas, and to introduce mountain- friendly windows to the community in terms of energy efficiency and views. 3.2.11.4 Builditrg Finishes Simple improvements to buildina finishes, such as covering drab, monolithic precast concrete panels with textured stucco, or applying LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 33 ~ , REV 2: 19 OCT 98 CHAPTER 8 ARCHIT'ECTURAL DESIGN GUIDELINES stone veneer to tie buildinas to their sites, can act as successful transition tools, with relatively minimal costs. New finishes add to the aesthetic appeal of buildings but can also be used to provide tangible, value-added improvements to structures, such as installing EIFS to increase thermal performance of buildings, or stone veneer to protect lower levels from impact damaae during snow removal. _ 3.211.5 Detail and Ornamentation , And finally, the addition of ornamentation and other detail appropriate to - Lionshead, used in conjunction with one or more of the previously men- tioned strategies, can greatly refine the quality of architecture throughout the community. Well-crafted retail fronts will entice passers-by into shops and other commercial areas, while detail at eave lines on new roofs will interlock roofs with building masses and tie new roofs to the overall building language. Custom lintels over doors and windows will also add visual interest, and fine detail on building finishes-such as floor lines an stucco or nicely-detail stone caps on stone veneer-will add to the overall quality of structures within Lionshead. PAGE 8- 34 LIONSHEAD REDEVELOPMENT MASTER PLAN t • CHAPTER 8 ARCHITECTURAL DESIGN GUIDELINES xEV 2: 14 OCT 98 ' 4. Summary Table of Quantitative Criteria The following table offers a"quick glimpse' of the quantitative criteria established within these Guide- lines, by Section number. However, it is not designed to act in lieu of a thorouah review of this document. The values listed in the table should be evaluated in conjunction with the actuai Sections which they pertain to, particularly in li-ht of the explanations of desion intent, clarifications, possible exceptions, and other notes not identified within. Sect Description Criteria • 3.1.3.1 Pedestrian Street Width-to-Heiaht Relationships 1:1l2 to 1:1 '/z 3.1.4.2 Colonnades, Logoias, and Atria 6' clear width 12" maximum change in Qround plane 3.2.3.2 Bldg Eave Height at RetaiUPedestrian Streets 50°/a wall face @ 16' maximum height 50% wall face @ 36' maximum height 12' minimum step back 3.2.3.3 Bldg Eave HeiQht at Ski YardlGore Cr Corridor 48' maximum eave height 12' minimum step back 3.2.3.4 Bld- Eave Hei-ht at Remaining Areas 60' maximum eave hei-ht 12' minimum step back 3.2.3.5 Wall Surface Criteria 35' maximum vertical face Horizontal step required 3.2.3.6 Maximum Rid2e Heights 71' averaQe maximum hei-ht 82.5' absolute maximum height 3.2.4.1 Exterior Horizontal Wall Spans 30' maaimum span at street level 3.2A2 Primary/Secondary Bldg Material Definitions Primary: exceed 500 SF area Secondary: 500 SF area or less 32.4.3 Primary/Secondary Bldgy Colors Primary: exceed 500 SF area • Secondary: 500 SF area or less _ 3.2.5.6 VJindow Shapes Limited to 3 on any building 3.2.8.1 Primary/Secondary Roof Definitions Primary: exceed 500 SF roof area Secondary: 500 SF roof area or less Compliance Criteria for Existing Roofs More than 50% expansion/renovation 3.2.8.2 Roof Dimensional Guidelines 30" min eave and rake overhanQs 18" overhanas at secondary roofs 3.2.8.3 Roof Pitch Primarv: 6:12 to 12:12 Secondary: 4:12 to 12:12 (or flat) END OFARCHITECTURAL DESIGNGUIDEL/.-1'ES LIONSHEAD REDEVELOPMENT MASTER PLAN PAGE 8- 35 r 1 Ar i ~ . r.: ~ ' . ' . • - . • . . , . ` LA-PTER NINE : ~ : H . . . _ n ~ . . . . . . . IMPLEMENTATIOM~ ~ . . ~ ~ . . . _ . ~ . ~ ! CHAPTER 9 IMPLEMENTATION f CHAPTER 9 Implementation This chapter is being written subsequent to the initial draft submittal to the Vail Town Council. The masterplan team will work with the Town of Vail Public Works Department, the Town Council, Planning and Environmental Commission, and the public to prioritize the public . improvement projects contained in the Master Plan. The anticipated outline of this chapter is as , follows: 9.1 Project Prioritization This section will identify and establish priorities for implementation of specific Master Plan elements. 9.2 Phasing This section will outline how projects are connected to each other and how the implementation of one project may or may not be dependent on another. In addition, this section will address issues of construction phasing and the protection of the Lionshead retail merchants during the overall implementation process. 9.3 Timing This section will address not only the sequence of how projects occur, but x'hen they should occur, both on a seasonal basis and ongoing chronological basis. 9.4 Financing This section will discuss and explore the financing tools and mechanisms available to the community for implementation of the Master Plan. 9.5 Costs This section will outline basic order of inagnitude cost scenarios associated with the different recommended public improvement projects. LIONSHEAD REDEVELOPMENT MASTERPLAN PAGE 9-1 4VAIL TOWN •R D Office of the Town Manager CHAMPIONSHIPS 75 South Frontage Road B Yail, Colorado 81657 . . . . , . 970-479-2105/Fax 970-479-2157 TM MEMORANDUM TO: Vail Town Council FROM: Robert W. McLaurin, Town Manager DATE: October 16, 1998 SUBJECT: Town Manager's Report Check Point Charlie Construction The construction at Check Point Charlie is well underway. The old material has been removed and the curb has been poured. We anticipate the pavers to be installed next week. This will complete out village upgrades for the Championship season. CAST Mee" The Colorado Association of Ski Towns will be meeting in Grand Junction on Friday, October 23rd. If any of you have an interest in attending this meeting please let me know and I will make the necessary arrangements. Upcoming Town Council Meetin gs 10/27/98 WS 8:30 a.m. to 12:00 p.m. - Budget work session PEC/DRB Review Leonard Sandoval - 15 years Jody Doster - 10 years Skateboardlbike dismount zone discussion Chamonix Bus Service 11/3/98 WS discussion of model traffic code budget workshop L~~ RECYCLEDPAPER «i \ 11/3/98 TC 1 st read Ordinance No. Budget 2nd read Ordinance No. 16, Series of 1998, re: multi-family GRFA 2nd read Ordinance No. 15, re: bonds Resolution No. 11, re: Law Enforcement Assistance Fund (LEAF) Introduction of Lionshead Master Plan Decision on Vail lst request/VVMB funding RWM/aw ' • ' OCT 15 198 04:05PM P.112 ` "i` , j L vall ResOCts, IIlC. . • FOR IIVIlVIEDIATE RELEASE . . Media Contacts: m Paul Witt, 970-845-5720, paulw@vailresorts.com Kelly Ladyga, 970-845-5722, kladyga@vailresorts.com CA GORY III GY'VE FINAL GO- Ab $Y CUURTB AND GENCIES VAII., Colo. --October 15,1998-Vail Associates has received the final go-ahead for its Category IIY project on Vail Motmtain, announced Andy Daly, president of the company. "We received word late yesterday that the 10t" Circuit Court of Appeals had diBmissed the emergency injunction against the project,,, said Daly. "Now that the U.S. Forest Service and the U.S. Fish and Wildlife Service har?e aubatantially completed their - ' conferencing process regatding the pxoject and givern their final appmvals, we are set to begin construction on Friday, October 16." "We are extremely pleased with the decision by the court," continued Daly, "Zt vaJidates once again that this prnj ect, through yeara of study, modification and detailed planning, is a model in environmental sezasitivih+ for ski areas in North America. We can confidontly say that there has never been a sld atea expanaion in thxs country that has undergone the . level of plauning, detail and scrutiny that Category AI has gone through." . Daly noted that the 885-acre Category III expanaion is ba$ed on exteneive cammunity and guest research, and has an approval ra.ting of 95 percent among ekiers and gnowboarders surveyed on Vail Mountain. The project addresses many needs identified during the research including providing inore reliable early season snow conditione iu . north-fa,cing bowls, edding much needed intermediate bowl and gladed sla terrain, and better utilizing existing ski area and wmmunity isuppart facilitiea during non-peak : periods. . -more- PO eox 1 . Vail, Colorado. 81658 6 phone 970 845 5720. fax 970 845 5729 0 OCT 3,5 '98 04:06PM P.2i2 Category III scheduled to begin constiruction 2-2-2 `"Throughout this entire pmj ect, we, along with the leading experte from the Forest Service, the Colorado Division of Wildlife, and the U.S. Fish and Wildlife Service, have designed mitigation measures tliat will mini,mize the impact on wildlife and the environment There are over 70 measures in all, with two dozen specifically designed to mitigate and enhance the Canada Lynx habitaz i,n the are:a," said Daly. "Mo is not a project undertalsen lightly, nor alone. We are sincerely appreciative of ttae tremendous support of the many individuals and groups we have vtrorked with over the years to make thia project, which was iri Vail founder Pete Seibert' e ini.tial vision for Vail in 1962, a 1, ity. Slding in the Category III azea is expected to begin the 2000-200I ski season and it is anticipated tha,t the project will be complete by the 2001-2002 semon. -30- l~ Iy TOWN OF VAIL 75 South Frontage Road Yail, Colorado 81657 970-479-21 DO FAX 970-479-2157 FOR IMMEDIATE RELEASE October 14. 1998 Contact: Andy Knudtsen, 479-2440 Project Manager TALKS, TOURS BEGIN OCT. 19 ON LIONSHEAD SITE AS PART OF COMMON GR4UND HOUSING RECOMMENDATION (Vail)--The Lionshead parking structure will be the focus of the next series of community meetings aimed at helping to shape an affordable housing development on the property as recommended by the Common Ground citizen involvement process. Those discussions, beginning with site visits on Oct. 19 and 20, will center on a recommendation to construct housing for Vail's seasonal workers on the parking structure's south side perimeter between the Lionshead and Vai! Village commercial core areas along West Meadow Dr. Also included in the upcoming discussions will be an update of the Common Ground recommendation to reserve the parcel just east of the Lionshead parking structure for "community facilities." Town staff will also provide information about changes proposed by the current draft of the Lionshead Redevelopment Master Plan. The Lionshead parking structure, as well as the Arosa-Garmisch parcel in West Vail, are among the housing sites selected as a result of the Common Ground public process. The town has begun neighborhood site planning discussions on these sites as part of a three-phase implementation plan for the Common Ground community recommendations. In all, the Common Ground plan recommends specific land uses for 17 sites throughout Vail in the areas of housing, open space, parks and community facilities. In the case of the Lionshead parking structure, local residents are encouraged to participate this month in discussions about the proposed seasonal housing site, as well as the adjacent (more) L~~ RECYCL6DPAPER Add 1 /Lionshead Site "community facilities" site, plus a tour of existing seasonal housing solutions. Participants' concerns and preferences will determine recommended housing densities as well as other development parameters that will eventually come together in a comprehensive plan that addresses housing and community facilities. The plan will also incorporate circulation and - infrastructure improvements identifiectin the soon-to-be-completed Lionshead Redevelopment Master plan. Andy Knudtsen, Common Ground project manager, says the Lionshead planning will require careful coordination and foresight. "IYs not until you begin to put each of these components together that you realiZe the potential for tremendous synergy and vitality," he said. "But we also have to recognize the kinds of impacts associated with such a development." That said, Knudtsen says the schedule for the Lionshead housing discussions wilf be siowed or accelerated, whenever necessary, ta maintain alignment with the other planning efforts. "It definitely reduces the likelihood that we could begin construction of the housing by next July as the timetable had originally called for," he said. The schedule is confirmed for the first round of community discussions on Oct. 19, 20 and 21. Next steps in the public process include a site visit from 5 to 7 p.m. Oct. 19 and repeated from 10 a.m. to noon Oct. 20 to tour examples of existing seasonal housing developments at Buzzard Park and River Edge. People attending wilt also walk the Lionshead sites with development potential for both housing and community facilities. Tours will begin and end from the West Vail Lodge. A community discussion will follow on Oct. 21 from 5 to 7 p.m. at the West Vail Lodge. The purpose of this sessian is two-fold: to provide information about the Common Ground and Lionshead Master plan processes, and to hear and document the preferences and concerns of neighborhood residents and business owners about seasona{ housing adjacent to the Lionshead parking structure. (more) a ~ Add 2/1-ionshead Site Lionshead property owners and business owners are encouraged to take part in the initial discussions. "Those who participate will have a direct hand in shaping the development which eventually takes place, so we hope Lionshead property owners, business owners and local residents are all part of the discussions," said Knudtsen. - _ For more information, including free child care arrangements provided by the Vail Recreation - District, contact Knudtsen at 479-2440. # # # t`C . 'l-C RFCEIVED , , T occober os, 1998 Leila Ntarzagao The Lodge at Lionshead, phase 3 380 East Lionshead Circle Vail, Cotorado 81657 Dear rqi1%, tor A I am writing this letter to object to the proposed plans to build in Lionshead , across the street from the Lodge at Lionshead , where my husband and I own an apartment. It appears that you are considering giving a pernut for the construction of a building that will offer retail space but that the upper floors will consist of "affordable housing". The rumors of the ptanned construcrion have already lowered the value of the property and should the building go ahead the result will be that prestigious tenants (i.e. the kind that the Town of Vail likes to attract) will no longer wish to rent apartments in the Lodge at Lionshead. I am not in any way against retail development in Vail, and would certainly have no objection to well-planned buildings containing high quality boutiques with an underground garage and retail space, provided access if from the Frontage road. However low quality buildings, such as those that have already gone up in East Vail neaz City Market, would be very detrimental to Lionshead and to Vail as a whole. I am extremely surprised that this proposal may be allowed to go ahead without consultation with the people who will be most affected, when the rules and regulations that govern proprietors in Vail wishing to change their property are very strict indeed. Yours truly, ~r- - Leila Marzagao 11 /y TOWN OF VAIL 75 South Frontage Road Yail, Colorado 81657 970-479-2100 FAX 970-479-2157 CONSTRUCTION ADVfSORY October 14, 1998 Contact: Larry Pardee, 479-2165 or 390-1807 TOV Street Superintendent CONCERT HALL. PLAZA REPAIRS SCHEDULED OCT. 14-NOV. 1!N LIONSHEAD The Town of Vaii has contracted with B&B Excavation to repair the Concert Hali Piaza bus stop lane at the west entrance to Lionshead. The project, from Oct. 14 to Nov. 1, wili include removal of brick pavers, repairs to the sub-grade and the placement of asphalt for the final surface. Pedestrian access to the Concert Hall Plaza shops will be maintained at all times during the construction. A temporary bus stop will be located in the street in front of Concert Hall Plaza along West Lionshead Circle. The loading zone will be closed and used for a staging site for the proiect. For more information, call Larry Pardee, TOV street superintendent, at 479-2165 or 390-1807. # # # RECYCLEDPAPER . ~y TOWN OF VAIL ~ 75 South Frontage Road ~ Vail, Colorado 81657 970-479-2100 MEDIA ADVISORY • • ' • FAX 970-479-2157. TM Octaber 14, 1998 Contact: Suzanne S+Iverthorn, 479-2115 Community Information Office Please Note: There was an error in coverage of the Oct. 6 Council work session in which Councilman Kevin Foley was commenting on concerns expressed by Diana Donovan about the town's intent to sell its Ptarmigan property acquired through the recent land exchange with the U.S. Forest Service. The correction shouid include the foliowing: Kevin Foley sa+d he does not support the town's position to sell development rights on the property to adjacent property owners, which in turn wou/d be conveyed fo the Eagie Valley Land Trust to protect the property as open space. Instead, Fo/ey said he supports selling the iand for development at fair market value. We apologize for the error. VAIL TOWN COUNCtL HIGHLtGHTS FOR OCTOBER 13 Work Session Briefs Council members present: Armour, Foley, Ford, Jewett, Kurz, Navas --Budget Workshop ?orrrn Manager Bob McLaurin gave a brief overview of the 1999-2000 biennial budget considerations including reallocation of Real Estate Transfer Tax (RETT) funds to cover propcrtionate costs of flowers, landscaping, and maintenance for all public spaces within the town; discussion of construction of a potential new fire station; and significant changes to this two year budget from past years. In proposing to reallocate RETT funds, McLaurin indicated in year's past, actual costs of flowers, landscaping, and maintenance had been absorbed by the capital projects fund. But as the town has continued to add to and expand services to public spaces, McLaurin said it was time to take a more realistic approach to how those dollars are allocated. In fact, t}ie town has never charged for the collection and administration of the RETT funds, although it takes considerable time from the town attorney's and finance offices to do so. As such, McLaurin proposed to use RETT to pay for all public beautification projects. Additional discussion focused on a proposal to allocate $10,000 of RETT money to Trees for Vail, which in turr tivould channel those dollars to the Gore Range Nature Science School. At this point, Council expressed an interest in retaining those dollars to be dispersed directly by town staff to cover tree replacement activities within the TOV. Regarding fire service, there was considerable dia!ogue about: construction of a new station in West Vail; demolition and the rebuilding of a main Vail fire station at its current locaticn; building a two-company station at a Spraddle Creek site that would accommodate better response time to West Vail, while continuing to ensure appropriate response time(s) to the Village and Lionshead commercial cores. An increase in the TOV mill levy was mentioned by Councilmembers as a possibie funding source for construction. Additionaily, Council requested clarification on exactly what the "ISO" rating means, how it is attaired, who reviews that certification process, and what effect either bui(ding an additional s?a!ion in West Vail, bui{ding the two-company station at Spraddle Creek, or re-building ihe current station would have on this rating. False alarms (an ordinance is ready to be presented to • Courci! in November), emergency response (both in town and on I-70), and current charges for eut-of-district responses were a(so reviewed. When asked whether a higher priority cauld be given to either building a new station in West Vail or re-building the current Main Vail station, the fire chief, Dick Duran, responded that both were equally important. Council indicated the current (more) RECYCLED PAPER . r Add 1/TOV Council Highlights/10-13-98 budget does not allow for this substantial two-fold construction and investment, and in later summary comments, indicated they would prefer to spend their limited resource dollars on a re-build of the current Main Vail station or investigate leasing or selling that land to help fund a new two-company station at Spraddle Creek. --Joint Work Session with the Planning and Environmental Commission During a luncheon with members of the Planning and Environmental Commission (PEC) to _ discuss communications and expectations for reviewing the draft Lionshead Master Plan and future Special Development District (SDD) proposals, the following agreements were reached: 1) Council and PEC agreed to meet at the beginning of an SDD process or a planning process to - . clarify expectations; 2) during an SDD process, Council and PEC agreed to place joint work ' sessions at the beginning of the agenda when a joint work session is needed; 3) staff received direction to send PEC agendas to the media; 4) Council agreed to encourage more citizen participation and public comment at the PEC level before a project moves on to the Council for consideration; 5) SDD process will be streamlined with PEC and Council clarifying expectations at the beginning of a process between staff, Council, PEC and applicant; 6) Council and PEC agreed to participate and attend each others meetings at critical decision points. For more information, contact Russell Forrest, Community Development Director, at 479-2146. --PEC/DRB Review During a review of the most recent Planning and Environmental Commission and Design Review Board meetings, Councilmember Sybill Navas inquired about several DRB staff approvals. Also, an update was provided on the PEC's review of a proposed amendment to the town's regulations that would allow for interior conversions and exterior additions of up to 250 sq. ft. of additional GRFA for multi-family dwellings. The PEC voted 7-0 to recommend denial of the text amendment to allow exterior additions utilizing the 250 sq. ft. of additional GRFA, saying it wasn't an effective approach for encouraging redevelopment and would, instead, create problems associated with enforcement and would be difficult to implement (would require a simultaneous approval process for all participating property owners within a multi-family structure). The PEC voted 7-0 to recommend approval of the text amendment that would allow interior conversions for multi-fami{y dwelling units. A similar provision for single family dwellings was approved by Council earlier in the year. For more information, contact George Ruther in the Community Development Department at 479-2145. . --Continuation of Budget Workshop Councilmembers reviewed various financial comparisons, showing a history of revenues and expenses, compiled by the Finance Department. The reports currently show healthy fund balances in the various accounts, some as high as 25% of the fund revenue. That lead to a philosophical question regarding how much fund balance to maintain. Although Councilmembers didn't resolve the question, Sybill Navas said she'd prefer not to use fund balances to cover general operating expenses. The current working document for the 1999 budget shows a deficit of $328,307. Yesterday, Councilmembers asked McLaurin to cut the deficit as well as look at the possibility of new revenue sources. Those issues witl be discussed again when budget discussions resume in two weeks. For more information, contact McLaurin at 479-2105. --Ski Club Vail Request " After hearing a request by Ski Club Vaif to allow for a temporary loading and unloading area on the shoulder of Vail Valley Drive, Councilmembers, at the urging of Jim Lamont of the East Village Homeowners Association, asked Ski Club Vail to work with the neighborhood on a possible solution to the loading and unloading need. Both Sybill Navas and Rob Ford said the topic would be better handled through a series of neighborhood discussions with input from the (more) i 1 , Add 2/TOV Council Highlights/10-13-98 Planning and Environmental Commission before asking for Council consideration. --Employee Housing Guidelines In preparation for the first resale of a Vail Commons unit, the Council voted 6-0 to modify the town's employee housing guidelines. The modification allows residents who currently live in deed-restricted housing within Vail to be eligible to bid on other deed-restricted homes that become available. This would enable a homeowner to move from a one-bedroom unit to a two- bedroom, or from a two-bedroom to a three-bedroom, for example. The previous guidelines , allowed only first-time home buyers to compete for the housing. Originally, Council was asked to consider placing the homeowners who wish to upgrade their deed-restricted units into a top tier, giving them an advantage over other applicants for the re-sale. But Councilmembers said they'd ' prefer an equal purchasing opportunity for all applicants. The Vail Commons resale unit is a three-bedroom townhome that will be resold for no more than $172,230. Bids from qualified buyers and the corresponding documentation of residency and employment must be submitted by Nov. 2. Applications explaining the selection criteria, process and deadlines will be available Oct. 16. For more information contact Andy Knudisen in the Community Development Department at 479-2440. --Information Update Councilmembers were invited to attend the 5-year TOV employee recognition dinner this Thursday. --Council Reports Kevin Foley reported on a recent Vail Pass bike path clean-up sponsored by the Eagle County Regional Transportation Authority and Trails Committee. Foley thanked Ginny Culp, in particular, for helping to organize the event. Sybifl Navas reported on her attendance at an Arts In Public Places meeting in which arrangements are underway to return the 10th Mountain division soldier art piece to Slifer Plaza. Navas said the board also is working on a location for a skier sculpture donated to the town by Mt. Buller, Australia, in recognition of its Sister Cities relationship. In addition, Navas said the board continues to contemplate the level of commitment the town has to the philosophy of art in pubJic places. Rob Ford reported on meetings he and Sybill Navas have held with representatives from the Vail Valley Tourism and Convention Bureau and the Vail Village and Lionshead merchant associations regarding the use of the town's business license fees and funding for regional marketing. In tabling a decision on the issue at its Oct. 15 meeting, Councilmembers had expressed interest in working out a compromise by Nov. 1. Ford indicated that much more work needs to be done. --Other Referring to a funding proposal from the Colorado Alliance for a Rapid Transit Solution (CARTS), Kevin Foley suggested talking about the request at an upcoming budget discussion. --Bob Armour thanked the town for sponsorship of a barbeque last week in recognition of the volunteers who adopted various recreation paths and neighborhood streets this past summer to help keep them clean of trash and debris. Rob Ford announced that Team Vail has won the 1998 Eco-Challenge in Morocco. He suggested working with the Vail Valley Foundation to create a celebration in the team's honor, (more) - , a Add 3/TOV Council Highlights/10-13-98 as well as the town's sponsorship of a mayorai proclamation. In response to a memo from the town attorney, Kevin Foley inquired about the cost of a communications consultant who will ask property owners in the Glen Lyon neighborhood to consider an alternative route for snowcat access to Vail Mountain. UPCOMING DISCUSSION TOPICS October 20 Work Session . AIPP Report of Recent Board Retreat Vail Village Inn Work Session ' Update of Building Codes Appeal of DRB Decision by Patrick Padden Discussion of Multi-Family GRFA Ordinance Budget Workshop October 20 Evening Meeting First Reading, Ordinance, RE: Multi-Family GRFA First Reading, Ordinance, RE: Bonds Introduction of Lionshead Master Plan October 27 Work Session PEC/DRB Review Leonard Sandoval, 15 Year Anniversary Jody Doster, 10 Year Anniversary Budget Skateboard/Bike Dismount Zone Discussion Chamonix Bus Service Discussion # # # . u TOWN OF YAIL , 75 South Frontage Road Yail, Colorado 81657 970-479-2100 FAX 970-479-2157 FOR IMMEDIATE RELEASE October 14, 1998 ; Contact: Andy Knudtsen, 479-2440 Project Manager TALKS, TOURS BEGIN OCT. 19 ON LIONSHEAD SITE. AS PART OF COMMON GROUND HOUSING RECOMMENDATION (Vail)--The Lionshead parking structure will be the focus of the next series of community meetings aimed at helping to shape an affordable housing development on the property as recommended by the Common Ground citizen involvement process. Those discussions, beginning with site visits on Oct. 19 and 20, will center on a recommendation to construct housing for Vail's seasonal workers on the parking structure's south side perimeter between the Lionshead and Vail Village commercial core areas along West Meadow Dr. Also included in the upcoming discussions will be an update of the Common Ground recommendation to reserve the parcel just east of the Lionshead parking structure for "community facilities." Town staff will also provide information about changes proposed by the current draft of the Lionshead Redevelopment Master Plan. The Lionshead parking structure, as well as the Arosa-Garmisch parcel in West Vail, are among the housing sites selected as a result of the Common Ground public process. The town has begun neighborhood site planning discussions on these sites as part of a three-phase implementation plan for the Common Ground community recommendations. In all, the Common Ground plan recommends specific land uses for 17 sites throughout Vail in the areas of housing, open space, parks and community facilities. In the case of the Lionshead parking structure, local residents are encouraged to participate this month in discussions about the proposed seasonal housing site, as well as the adjacent (more) C~ RECYCLEDPAPER . . Add 1 /Lionshead Site "comrnunity facilities" site, plus a tour of existing seasonal housing solutions. Participants' concerns and preferences will determine recommended housing densities as well as other development parameters that will eventually come together in a comprehensive plan that addresses housing and community facilities. The plan will also incorporate circulation and - infrastructure improvements identifiedin the soon-to-be-completed Lionshead Redevelopment Master plan. Andy Knudtsen, Common Ground project manager, says the Lionshead planning will require careful coordination and foresight. "It's not until you begin to put each of these components together that you realize the potential for tremendous synergy and vitality," he said. "But we also have to recognize the kinds of impacts associated with such a development." That said, Knudtsen says the schedule for the Lionshead housing discussions will be slowed or accelerated, whenever necessary, to maintain alignment with the other planning efforts. "It definitely reduces the likelihood that we could begin construction of the housing by next July as the timetable had originally called for," he said. The schedule is confirmed for the first round of community discussions on Oct. 19, 20 and 21. Next steps in the public process include a site visit from 5 to 7 p.m. Oct. 19 and repeated from 10 a.m. to noon Oct. 20 to tour examples of existing seasonal housing developments at Buzzard Park and River Edge. People attending will also walk the Lionshead sites with development potential for both housing and community facilities. Tours will begin and end from the West Vail Lodge. A community discussion will follow on Oct. 21 from 5 to 7 p.m. at the West Vail Lodge. The purpose of this session is two-fold: to provide information about the Common Ground and Lionshead Master plan processes, and to hear and document the preferences and concerns of neighborhood residents and business owners about seasonal housing adjacent to the Lionshead parking structure. (more) I + , y Add 2/Lionshead Site Lionshead property owners and business owners are encouraged to take part in the initial discussions. "Those who participate will have a direct hand in shaping the development which eventually takes place, so we hope Lionshead property owners, business owners and local residents are all part of the discussions," said Knudtsen. " _ For more information, including free child care arrangements provided by the Vail Recreation - District, contact Knudtsen at 479-2440. # # # ~ ` TO *IL WN O•~ ~ 75 South Frontage Road ~ Vail, Colorado 81657 970-479-2I00 FAX 970-479-2157 MEDIA ADVISORY • • ' • TM October 14, 1998 Contact: Suzanne Silverthorn, 479-2115 Community Information Office • Please Note: There was an error in coverage of the Oct. 6 Council work session in which Counciiman Kevin Foley was commenting on concerns expressed by Diana Donovan abeut the town's intent to seN its Ptarmigan property acquired through the recent land exchange with the U.S. Forest Service. The correction should include the foliowing: Kevin Foley said he does not support the town's positron to sell development rights on the property to adjacent property owners, which in turn wou/d be conveyed to the Eag1e Valley Land Trust to protect the property as open space. Instead, Foley said he supports selling the land for development at fair market value. We apologize for the error. VAtL TOWN COUNCIL HIGHLIGHTS FOR OCTOBER 13 Work Session Briefs Council members present: Armour, Foley, Ford, Jewett, Kurz, Navas --Budget Workshop Town Manager Bob McLaurin gave a brief overview of the 1999-2000 biennial budget considerations including reallocation of Reaf Estate Transfer Tax (RETT) funds to cover propcrtionate costs of flowers, landscaping, and maintenance for all public spaces within the town; discussion af construction of a potential new fire station; and significant changes to this two year budget from past years. In proposing to reallecate RETT funds, McLaurin indicated in year':; past. actual costs of flowers, landscaping, and maintenance had been absorbed by the capital projects fund. But as the town has continued to add to and expand services to public spaces, McLaurin said it was time to take a more realistic approach to how those dollars are allocated. In fact, the town has never charged for the collection and administration of the RETT funds, although it takes considerable time from the town attorney's and finance offices to do so. As such, McLaurin proposed to use RETT to pay for all public beautification projects. Additional discussion focused on a proposal to allocate $10,000 of RETT money io Trees for Vail, which in ;urr tivould channel those dollars to the Gore Range Nature Science School. At this point, Council exqressed an interest in retaining those dollars tc be dispersed directly by town staff to cover tree replacement activities within the TOV. Regarding fire service, there was considerable dialogue about: construction of a new station in West Vail; demolition and the rebuilding of a main Vail fire station at its current locaticn; building a two-company station at a Spraddfe Creek site that would accommodate better response time to West Vail; while continuing to ensure appropriate response time(s) to the Village and Lionshead commercial cores. An increase in the TOV mill levy was mentioned by Councilmembers as a possible funding source for construction. Additionally, Council requested clarification on exactly what ihe "ISO" rating means, how it is attaired, who reviews that certification process, and what effect either building an additiona7 sia!ion in West Vail, building the two-company station at Spraddle Creek, or re-building ihe current station would have on this rating. False alarms (an ordinance is ready to be presented to Courci! in November), emergency response (both in town and on I-70), and current charges for out-of-district responses were also reviewed. When asked whether a higher priority could be given to either building a new station in West Vail or re-building the current Main Vail station, the fire chief, Dick Duran, responded that both were equally important. Council indicated the current (more) %,50* RECYCLED PAPER r Add 1/TOV Council Highlights/10-13-98 budget does not allow for this substantial two-fold construction and investment, and in later summary comments, indicated they would prefer to spend their limited resource dollars on a re-build of the current Main Vail station or investigate leasing or selling that land to help fund a new two-company station at Spraddle Creek. --Joint Work Session with the Planning and Environmental Commission During a luncheon with members.of the Planning and Environmental Commission (PEC) to discuss communications and expectations for reviewing the draft Lionshead Master Plan and future Special Development District (SDD) proposals, the following agreements were reached: 1.) Council and PEC agreed to meet at the beginning of an SDD process or a planning process to clarify expectations; 2) during an SDD process, Council and PEC agreed to place joint ,work - sessions at the beginning of the agenda when a joint work session is needed; 3) staff received direction to send PEC agendas to the media; 4) Council agreed to encourage more citizen participation and public comment at the PEC level before a project moves on to the-Council for consideration; 5) SDD process will be streamlined with PEC and Council clarifying expectations at the beginning of a process between staff, Council, PEC and applicant; 6) Council and PEC agreed to participate and attend each others meetings at critical decision points. For more information, contact Russell Forrest, Community Development Director, at 479-2146. --PEC/DRB Review During a review of the most recent Planning and Environmental Commission and Design Review Board meetings, Councilmember Sybill Navas inquired about several DRB staff approvals. Also, an update was provided on the PEC's review of a proposed amendment to the town's regulations that would allow for interior conversions and exterior additions of up to 250 sq. ft. of additional GRFA for multi-family dwellings. The PEC voted 7-0 to recommend denial of the text amendment to allow exterior additions utilizing the 250 sq. ft. of additional GRFA, saying it wasn't an effective approach for encouraging redevelopment and would, instead, create problems associated with enforcement and would be difficult to implement (would require a simultaneous approval process for all participating property owners within a multi-family structure). The PEC voted 7-0 to recommend approval of the text amendment that would allow interior conversions for multi-family dwelling units. A similar provision for single family dwellings was approved by Council earlier in the year. For more information, contact George Ruther in the - Gommunity Development Department at 479-2145. _ --Continuation of Budget Workshop Councilmembers reviewed various financial comparisons, showing a history of revenues and expenses, compiled by the Finance Department. The reports currently show healthy fund balances in the various accounts, some as high as 25% of the fund revenue. That lead to a philosophical question regarding how much fund balance to maintain. Although Councilmembers didn't resolve the question, Sybill Navas said she'd prefer not to use fund balances to cover general operating expenses. The current working document for the 1999 budget shows a deficit of $328,307. Yesterday, Councilmembers asked McLaurin to cut the deficit as well as look at the possibility of new revenue sources. Those issues will be discussed again when budget discussions resume in two weeks. For more information, contact McLaurin at 479-2105. --Ski Club Vail Request ' After hearing a request by Ski Club Vail to allow for a temporary loading and unloading area on _ the shoulder of Vail Valley Drive, Councilmembers, at the urging of Jim Lamont of ihe East Village Homeowners Association, asked Ski Club Vail to work with the neighborhood on a possible solution to the loading and unloading need. Both Sybill Navas and Rob Ford said the topic would be better handled through a series of neighborhood discussions with input from the (more) i Add 2/TOV Council Highlights/10-13-98 Planning and Environmental Commission before asking for Council consideration. , --Employee Housing Guidelines . In preparation for the first resale of a Vail Commons unit, the Council voted 6-0 to modify the town's employee housing guidelines. The modification allows residents who currently live in deed-restricted housing within Vail to be eligible to bid on other deed-restricted homes that become available. This would enable a homeowner to move from a one-bedroom unit to a two- bedroom, or from a two-bedroom to a ihree-bedroom, for example. The previous guidelines allowed only first-time home buyers to compete for the housing. Originally, Council was asked to consider placing the homeowners who wish to upgrade their deed-restricted units into a top tier, giving them an advantage over other applicants for the re-sale. But Councilmembers said they'd prefer an equal purchasing opportunity for all applicants. The Vail Commons resale unit is a three-bedroom townhome that will be resold for no more than $172,230. Bids from qualified buyers and the corresponding documentation of residency and employment must be submitted by Nov. 2. Applications explaining the selection criteria, process and deadlines will be available Oct. 16. For more information contact Andy Knudtsen in the Community Development Department at 479-2440. --Information Update Councilmembers were invited to attend the 5-year TOV employee recognition dinner this Thursday. --Council Reports Kevin Foley reported on a recent Vail Pass bike path clean-up sponsored by the Eagle County Regional Transportation Authority and Trails Committee. Foley thanked Ginny Culp, in particular, for helping to organize the event. Sybifl Navas reported on her attendance at an Arts In Public Places meeting in which arrangements are underway to return the 10th Mountain division soldier art piece to Slifer Plaza. Navas said the board also is working on a location for a skier sculpture donated to the town by Mt. Buller, Australia, in recognition of its Sister Cities relationship. In addition, Navas said the board continues to contemplate the level of commitment the town has to the philosophy of art in pubfic places. _ Rob Ford reported on meetings he and Sybill Navas have held with representatives from the Vail Valley Tourism and Convention Bureauand the Vai( Village and Lionshead merchant associations regarding the use of the town's business license fees and funding for regional marketing. In tabling a decision on the issue at its Oct. 15 meeting, Councilmembers had expressed interest in working out a compromise by Nov. 1. Ford indicated that much more work needs to be done. --Other Referring to a funding proposal from ihe Colorado Alliance for a Rapid Transit Solution (CARTS), Kevin Foley suggested talking about the request at an upcoming budget discussion. --Bob Armour thanked the town for sponsorship of a barbeque last week in recognition of the volunteers who adopted various recreation paths and neighborhood streets this past summer to help keep them clean of trash and debris. Rob Ford announced that Team Vail has won the 1998 Eco-Challenge in Morocco. He suggested working with the Vail Valley Foundation to create a celebration in the team's honor, (more) i Add 3/TOV Council Highlights/10-13-98 as well as the town's sponsorship of a mayoral proclamation. . In response to a memo from the town attorney, Kevin Foley inquired about the cost of a communications consultant who will ask property owners in the Glen Lyon neighborhood to consider an alternative route for snowcat access to Vai) Mountain. UPCOMING DISCUSSION TOPICS October 20 Work Session AIPP Report of Recent Board Retreat Vail Village Inn Work Session Update of Building Codes Appeal of DRB Decision by Patrick Padden Discussion of Multi-Family GRFA Ordinance Budget Workshop October 20 Evening Meeting First Reading, Ordinance, RE: Multi-Family GRFA First Reading, Ordinance, RE: Bonds Introduction of Lionshead Master Plan October 27 Work Session PEC/DRB Review Leonard Sandoval, 15 Year Anniversary Jody Doster, 10 Year Anniversary Budget Skateboard/Bike Dismount Zone Discussion Chamonix Bus Service Discussion # # # complete draft of the lionshead Redevelopment L I 0 N S H E A D ¦ Copies of the draft plan will be mailed upon inning Oct. 21. To order (1 packet per , Master Plan, reflecting two years of citizen input MASTERPLAN request, beg and analysis, wifl be presented to the Vail Town order, please), call (970) 479-2115. Council and the Planning and Environmental o _ . bout the ma _ p . during . Commission during a joint meeting on CJctober 20. , . A . AN overview p _ on b ! . gn Workshop Drafted by the consuiting firm Design Workshop, the ~ ~ ~ ~ , ~ om 5:15 to 7:00 p.m. Oct. 22 at the Vail Publicir Lionshead Master Plan contains a series of policies and ~ ommunity Ro, The presentation also design principles that have been discussed extensively PUBLIc REVIEW will include a question and answer session from the throughout the process, including view corridors, future BEGINNING audience. Watch for replays of the session on Channel land uses, pedestrian eorridors, traffic circulation, O 5 Vail Valley Community Television. building height, densities, architectural design guidelines, build-to lines, building 5tep-back parameters ¦ Write, call or offer your comments in person at the Nov. 3 public hearing on the draft master plan. and other development standards. This meeting begins at 7 p.m. in the Vail Town Council Chambers. Write: ~ ~ Vail Town Council, 75 S. Frontage Rd., Vail, Colo., 81657 Call: Vail Town own Council b- • t .d No Council, (970) 479-1860. Fax: Vail Town Council, (970) 479- 2157. Here's how: ¦ For the latest schedule on meetings and up-to-date revisions of the plan, ¦ A text of the draft plan will be posted on the Town of Vail Web Site call (970) 479-2115 beginning Oct. 21. For your convenience, use the e-mail link to the Vail Town Council to forward your comments. For questions, contact: Dominic Mauriello, Chief of Planning and Project Manger (970) 479-2148 ¦ Multiple copies of the Master P1an will be available for distribution at the Russell Forrest, Community Development Director (970) 479-2146 Vail Public Library and the Vail Municipal Building beginning Oct. 21. Suzanne Silverthorn, Community Information Officer (970) 479-2115 ONSHEA1 ~ ' A . AD , , ~ B . - other . - . . . - . . 1bWNOFVAIL L I O N S H EA D The draft Lionshead redevelopment plan offers ideas for Town of Vail MASTERPLAI gateways, corridors and public gathering places, infill 75 S. Frontage Road vaii, CO 81657 ~ opportunities, retail expansion, transportation and (970) 479-2115 cirtulation improvements, employee housing sites, increased parking, along Fax (970) 479-2157 with other ideas to solve existing probfems and proactively achieve important community policy objectives. Key components include: ¦ A maximum building height of 82.5 ft. and an average height of 71 ft. for Lionshead's core area ¦ Five protected public view corridors ¦ Improved public corridors and plazas ¦ Development standards to control density, square footage, as well as identification of build-to lines and specific step-back parameters ¦ Density incentives for development of hotel units and fractional fee units ¦ Design review standards to ensure compatibility with the overall vision for Lionshead's redevelopment ¦ Carrying capacity analysis Once approved, the Lionshead Master Plan wifl serve as a framework for decision-making on specific development and redevelopment proposals within the Lionshead study area. Town of Avon P.O. Box 975 Avon, Colorado 81620 (970) 949-4280 ",r* October 15, 1998 Lou Trapani, Chairman ` Intermountain Transportation Planning Region 0060 Ptarmigan Lane Glenwood Springs, CO 81601 Re: Additional Federal Funding - T.E.A. - 21 HalfDiamond Interchange Dear Mr. Trapani: It is our understanding that the new Federal Transportation Act, T.E.A. - 21, has resulted in $10.8 million being made available to Region 3 for state fiscal year 1999. We are asking the Intermountain T.P.R. to recommend two projects for funding under this additional funding: 1. We wouId recommend that the Town of Vail be reimbursed for the money it E advanced for the West Vail project. ~ 2. We request that the %2 diamond interchange at Eagle-Vail east of Avon be funded for engineering and design.. The "diarriond and one-half ' in this area recently received acceptability. We believe it is vital to expedite the %2 diamond part of this project. Completing the P.E. in Fiscal 1999 is a step in the right direction. Thank you for your consideration. Sincerely, Vdy Yoder _ a Avon Mayor Pro-Tem • c: Vail Town Council ~ ` OCT-19-1998 13:25 VAIL RECREATION DISTRICT p,03 ~ mnlims r-~ REGULAR MEETING VAIL PARK AND RECREATION DISTRICT cllb/a VAIL RECREATTON DISTRICI' BOARD OF DIRECTORS 9:U0 A.M. - Tuesday, September 8,1998 Krueger Room, Golf Clubhouse, Seasons ai the Green Restanrant , 1,778 Vail Valley Drive Called to Order ai 9:05 a.m. MEMBERS PRFSENT Ross Davis, Bart Cuomo, Chris Mofett, Steve Simonett, and Nancy Stevens. QTHERS PRESENT Piet Pieters, Bob Traufii, Shamn Geankoplis, Diane Johnson, Mike Ortiz, Jim Sanders, Tom Gaylord, Jim Heber, Susanne Chardoul, Kirk Hansen, Rob Ford, MarIene Stitch, ]udy Liatta, Valerie Fauland, and Rhonda Hickman. APPROVAL OF AUGUST 11TH AND Z51" 1VIEETINGS Nancy motioned to approve the minutes frorn the last two meetings. Steve seconded. Passed unanimously. PUBLIC INPUT ON ITEMS NOT ON AGENDA Kirk requested an update an the Dobson expansion. Piet respanded saying we have the DRB's appraval. The next step is the Monday meeting with the PEC board for their approval. He aiso explained the types of financina VRD is looking into. Marlene Stitch, Judy Liotta, and Valerie Fauland (along with other parentt4 from the gymnastics community who arrived Iater) voiced their distress at the proposed fees being increased for down-valley residents. They ali had children in the gynuiastics prograrn and felt thAt pragram was imgacted the most from the increases. Piet explained why he feit it was necessary to go to the var'sous down valley boards first with the request fox their "buy-in" before appraaching the actual participants. However, he told them the best way to unpact the increases was for them to cQntact their respective area's recreation districts with their concerns. ' TOTAL P.03 OCT-19-1998 13:25 VAIL RECRERTION DISTRICT P,02 ~ ~ . , 1999 PROPOSED r-- FEES Nancy thought the gymnastic fees were too high. When we have a ncw facility, then their fees couid be incceased. Steve had no problem to not increase the gymnastic fees: Bart thought it was important to keep our promise to the districts that have already bought in to substantially increase the fees for non-VItD menbers. 'Ross agrm with Bart, but atso noted the Board could modify fees later ifnecessary. Thc discussion moved on to the golf course fees, the locker storage fees, and fees for bag starage. $art & Chris want,ed to know the average price of pass rounds. Steve motioned to approve the fees as except to leave the gyrnnastic fees at current IeveLs, • - ' and lockers at $60, elub storage at $60, combo at $90, and any pull cart combo at $100. Chris seconded Passed unanimously. TOWN OF VAIL , JOINT MEETIN G The worlc session will be replaced with the joint TOV/VRD meeting September 15,1948 at 2:00. Piet showed the Bvard the questions that were sent from the town_ Some points we might ask were dedicating Ford Park as open space, as well as the golf course, and the goff eouise lease. Piet requested any other questions the Board might have be faxed to him this afternoon. TASK FORCE r... UPDATE Piet told the Board what plans the task force has. They have commissioned a panel of experts from out of the area to determine what it would take to keep Vail #1. The other direction, which Chris and Piet will try tA kceg them on is locating a location for a commuziity center at the RV lot ar the golf cvurse and to keep the focus nn the benefit of the Iocal communitv_ SOARD MEN1BER r INPi.1T Nancy inquired about the status of the tennis courts at Booth Creek. Piet _ responded that due to the roots of neighlwring tees, the 2 courts on the North side cannot be maintsined without cutting the trees down. The tov+m doesn't want that done, ttierefore, the courts are going to be taken out this fali. The question of hofding the rodeo at Dobson during the World Cup was brought up. Nancy and Rvss are very much vpposed, Chris and SCeve need more information before making a decision, and Bart decided we should use this opportuniry to negotiate a sizeable donation due to the displaeement of the Hockey and Ice 5kating cornmunities. Piet's thoughts were if we could make it wori., it would be geat for public relations. The Hockey Club asked Nancy to look into getting a set contract for ice time. The average fee elsewhem is from $134 -$140, here it is $75 -$80 lo"" duc to the nature of needing to keep the schedule flexible for other special events that might need to be baoked. The concert schedule is always OCT-19-1998 13:24 VAIL RECREATION DISTRICT P.01 ~ r presented to the Board far their approvai before displacing any hackey players. Chris asked Tom Gaylord to update them on the results of the Y?uck Race. Tbe budget numbers indicate VRD's proceeds are betweetz $10,000 to $12,000. Last year the figure wa's around $17,000. He attributed the drop to lower participatinn due to Labor Day being Iater this year, plus Breckenridge had a duck race, and all the other events beitig held at the same time. Chris met with the Rotary Boazd and it looks iike they will be - able to take this event over next year. Mike informed the Boazd of the upcoming mmning race to benefit Lyndon Ellefson Sunday, September 2&_ The event is madc pos.5ible by the generous donations of Vai2 Assoeiates. ADdOURNMENT Steve motioned that the joint meeting with the TOV replaee the wark session and to adjourn this meeting. Chris secvnded. Passed unanimously. Meeting adjowned at 11:20 a.m. r-- &am (A ~ Nancy Stevens, S retary Rhonda Hickman, Admin. Assisiant . Post-iC Fex Note 7671 pagm? • . • ro CO. ~ •r,,.~. . Phone M PhOnC !i ' - ; . . • .-R/481f6&9480 ilt':: Faz1? - ~ Fax 7i . a; , . , - . . . . ~ . r X " • l.~~NR~M/ . Pubhc Writ,!i;`,!S ~00 Common Ground n eeds some comm'on sense By MARO LORIMEft livea here knowe and cares about these a community unifying procese. By their committee membere epent ao much ticno lthough some people think it is problems. That doesn't mean we can be very nature, building houeing projecte isolated in meeting rooma that the}'ve obvioua that building affordable expected to make a huge leap of fuith, and preserving open apace are in conflict. come up with plana that don't take reali- ~l. ~.t~ouaing in Vail with public funda giving up lande and tax dollars to sup- But "housing," per se, ian't an ultimate ty into account? They keep telling ua how and landa will solve a variety of complex port one particular plan that makea no goal, it's only one of many means to many yeare of ineetinga have gone into prublems, I think now only one thing is aenee. addrese the actual concerns. Why chooae thie plan. Maybe that's the problem, obvioue: The subsidized houeing agenda 1. It doeen't make sense to try to make this land-eating, community-rending At 36, Vail is in a mid-life crieie. There generated by Vail Tomorrow and our local8' neighborhoode more desirable "eolution" before trying othera7 And why is younger competition. The best way to Common Ground is moving our commu- to working locals with a plan that alien- target extremely visible open spaces aurvive a mid-life criais is not to ditch nity backward inatead of forward. atea hundreds of working locals already when much of the other 98 percent of everything yoube atood for to compete Laweuita do not build communities. in those neighborhoods. Neighborhood town-owned open land is less visible7 with the newcomere on their terme. t1s our town approachea what many hope reaidenta were seen as the enemy from 4. It doesn't make senae to tell the Houaing proponente, in their panica, will be a seaeon of glory (Vail 99), the day one ("the anticipated NIMBY public you want their 'input (often at claim Vail' has made huge miatakea in morale in our working locals' neighbor- response"). Thie view might Ue appropri- some later "appropriate" time), but the past 30 yeare, and they are now here hoods is low. We are divided. It did not ate for private developere, but not for a meanwhile muat "keep moving forward" to correct thoae miatakes, baeed on what have to be thia way. town toward ite conetituency. No wonder with I.he same predetermined plun and other reaorte flro doing. This self-eorving I believe thie is a cluseic example of Lhero are IaweuiLs. Does anyone actuully schedule. Thie reducee the input to a negativity discredite yeare of good wo'rk what happens when government believe that if these numeroua protesting time-waeting, after-the-fact charade. It by our grivate and public aectora. intrudes too far into private matters. It residenta can just be legally worn out, we deatroya the credibility of the council; . We face huge challengea. It will require divides the community into lobby groups. can proceed with the controvereial plane, which waa elected to bq responaive. It is flexibility to recreate ouraelves as a It pute the government in a poyition to throw a party, and declare with a atraight also meaninglese to eay that alternativee mature resort that not only continues to decide who is 1'uvored nt Clie expense of face that we've built community? havo been incorporated into the plan when set the etandard but is also exciting others. As the reaidents of Matterhorn 2. It doesn't make senae to addreae the proceae and ground-breaking datea for enough to attract all the attention we found out all too clearly, it makea it nec- concerns about decreasing tax revenuee neighborhood lande are still set. The whole want. Government is atifling the private essary to become constantly vigilant and through solutiona that increase the ecope point of conaidering alWrnatives is to creativity and peraonality that are needeci vocal in order to protect even whAt one of town gavernment and the need for remove the need ta epend public money to revitalize our core areas and make our tisewned was erafii (in thoir case, nonovnn evem morc tiix revenues. In thie compli- und sacrifice neighborhoo(l fields. neighborhexode interesting Placea to live. Yurk). '1'tiiti ia a wadW uf vuluuble timu cal,ed, rupidly cliunging tiociul uud budi- '1'1?rough eucli contrudictlons and con- Anyone who fttvore c:xplurutiou of I,he and energy, and it makes us all edgy. ness environment, anything tried will be flicts, the council is setting itself up for numerous lesa-confrontational alterna- Proponenta of eubaidized houeing an experiment. Why start with the moat failure. It's almoat as if ihe path of most 'tive approachea to economic vitality and have done a great jo~ identifying prqb- expeneive approach - new conetruction, resietance hae been. chosen. I find it. unified community ehould tell the coun- lems that threaten the economic and regulated projecta requiring elaborate bizane that thia is their approach. I cil in person or through voice mail (479- social vitqlity of Vail: Houaing is expen- bureaucratic arrangementa - if money think othera ahare my bewilderment, 1860). An.abeolutely e'ssential firet etep eive; second-home neighborhoods are is one of the chief concerns? becauae there is conetant speculation is to take the neighborhood fields com- dark; community is moving weat; attract- 8. It dcean't make sense to pit Vail's about "who is really behind all thia." pletely out of the Common Ground plan ing employeea is difficult; salea-tax rev- top two iasuea, open space and housing, Maybe it's a version of the ivory-tower • in order to restore harmony to the neigh- unuux muy fqll. Juat about evuryono who eguinet uucli ot,hot in wliat is suppoeedly eyndromc+. Havw thp opuncil qild workinQ borhocxle and ond tho lnwouite. ' , i ~ OCT.19.1998 4:312~ N0.219i P. 1 . . Vail Resorts, bc. . FOR IltiIlViEDYATE RELFASE vledia Contacta: Paul Witt, (970) 845-5721, paulw . ailresorts.com - Kelly Ladyga, (970) 845-5722, klad ai]resorts.cam VA,IL RE50RTS COMME:VTS ON THTS iMORNING'S FIRES ON VAIL MOTJNTAIlN; EXPECTS NIIlYIl4-iAL DAMAGE VAIL, Colo.-Oct 19, 1998-Vail Resarts, Inc. (NYSE:?ViTN) reported that three facilitres atop Vai1 Moumtaia, the Patrol Head4uartess stcucture, the Camp I slder day shelter, aad the Two EIk Resta=t were destroyed by fire early this moming. There also was limited damage to c.,:taia structum associated with four of Vail Motmiain's 31 chairliRs. Vail Resorts bas already cammenced the zepair process and experzs narmai sidi.ng and snowboarding coaditions on aII of Vail Mountain this commg sIQ season. Adam Aron, chairman and chief executive officer, commented, "Vail will opea oa November 6 as plaaacd aud the premier guest expenence for which Vail has ala+sys be= lnown will aot be compromised. We are anticipating skiiag and snowboarding on all of Vail Moimtain this season." Andy Daly, presideat of Vail IZesorts, aoted that ihe entire Vail Valley has expressed overwheiming sutlport "'UVe aave seeu tremeadaus support firom aII of the agcncics iavolvd, including the Eagle County SherifFs Office, the Vail Fire Deparmzent, the U_S_ Forest Service and the many other individuais wiw have resaonded. We are also graaufied by the positive re.sponsc that we have received from cammuairy rnembers." -more- PO 8ox 7 . Vaii, Coioraao. 81658 . pnone 470 945 5720 • ru 9708055723 acT. 19. 1998 4: 38pU Na. 2197 p. 2 . . vAu, FIRE z-2-2 Vail and Beaver Creek are hosting the World Alpine Sh Cbampionskips in Fcbr=y ' 1999 with mvre thaa 400 compeiitors fivm 50 nations. Taday's iar.ideat is expected to have ao effect an the events. Vail Resorts, Inc. is the premier mountaia resort operaiar in North America Vail Resorts operates the Coloradfl monntain resorts of Vai1, Beaver Cree1, Breckcmidge aad Keystone. ~ ociob~rt7, :f - p.:- . ~ - - : - ~ . E -~-1er~ 57'out of C"o oraaos ; . . . . , :60 counties in home owners . _ ~ p ~$y Geraldine Haldner ' - Carter said wheit to 1995, the median price of a single- i+P Satf wl~;ier asked if ifie " family home rose by 93 perceni, while EAGLE It's not exactly.a.secret re5ults made any wages increased on1Y bY 25 Pereent; one invoIved - ~ , ~ ~ that putting down roots tsn't a simplt of thee in1995, abousehold t~ded 3-7 task tb aceomplish in the Vail'Valley: ~ for ~ . . B u t i n s t e a d o f g o i rig o t t t c m a# i e a r s y a v e r a g e w a g e j o b s W~hase a medi- ~ cr~ _ pla~? lies ann~ro- limb, 'Eagle County's just-pubiished um-pncedsingle-faimiy_h vidin the hard _ Comprehensive Housing PTan pra ~ The housing plan sPells °ut in pWn and fast evtdence vides afirm, fact-backerl foundatian.#haE --1ocal language what,hasb6en assumQd for a that housing for locals in Eagle Couu- dents housing is AQHNSON J ~OWM . ty is madequate. needed." ~tt~~~~oaftbe$in 'tt~t~e `~q-irnplentiet~. SOtu- ; Iz's nottalk aroundtovvn anymore: Ucal residetrt bousing,>' ac~ IYs official now. - ing i,b.the housing *nt replaces dtg' htat~t(s ~ie pt+cmbi~rn, he s~1~ - : `°There has always been-anecdotal buTa=woids "affordable 'housing„ in In addttion to deffiographie data; lrnowledge of a housing crisis in our official goven?mentlingo. the housing plan includes 12 poIicy valley," said James Johnson, Eagle The housiiig plan highlights a vari- statements and: 3? ac#on items to County commissioner chairrnan. "'The ety of facts related fo the housing- implement the county's;new hcxising housing plan wasdt a surprise, but it crunch in the Vaii VaIley. licies. puts it in black and white." It's not easy to pay rent, and it is ~ pg the 37 action iteff it tbie cDtmty Eagle County's Comprehensive even hazder to buy a home. The hous- has already P~ two home-bnyint` Housing Plan, a 150-page illustrated ing plan highlights a specific sef of publication, was the fnrit of two years issues facing valley residents: ~sistance progcams in placae. The of ineetings, reviews, discussions and ¦ Vail Valley residents have to live Down Payment' Assistance Progr'am,. debates by the Eagle County Housing with roommates at twice the rate as and the Mortgage Credit Certeficat~' Task Force, ttte commissioners, the people elsewhere in the state and in the Program aze designed to hetp fristJ: Eagle County Planning Commission, nation. Forty-four percent of all valley time home buyers with an annualL., the county's municipalities and sever- households not inhabited by families income of less thaa $37,000. al private-interest groups, said David are occupied by roommates; With two down, the commission~ Carter, Eagle County housing coordi- ¦ Approximately 2,300 house- ers have selected three more action:: nator. , holds aze paying more than the stan- items as priorities to be addressed "No, there were no surprises," dard 30 percent income model for within the next month. Johnson saW housing; the county staff is working on wa ¦ Twelve percent of the county's promote voluntary employer paru~ permanent work force commutes from pation programs and on regul ' other counties; ¦ The rate of home ownership in requiring employers to provide a~ Eagle County is one of the lowest in Lun percentage of their new emplop" . the state. Out of 63 Colorado counties, ees with housing. The staff is alo:: Eagle County ranks 57th in home contacting ihe coemty's -towns. awnerslup; . - exptore the forniation of 4 _ ¦ Hcx3sing,pric€s are-64 pereent niul~-junsdictie~~eusitig ¢ . `higher in Eagle County than in the As for the remaining 32 state and 70 percenthigbec than aua the items, Carter said, they :w~l, nation; , based on their;ptro3ity,`~ 0 Housing pnce~`are rising mwU~; missioders wi'If decide how and moie zapidly than v~: ~ l~k: ' to`unpieiaenc-dhem. ~ ~ , ar ~ ~ ~ . . ~1 , , ' .4 ( i , , ~ ` . tlt ~ , „f')Aft'iding, Your 8usinessl4M ;~;I~tematlonal Busir1essl5M o n , , Vslendarl5M i.ive stoac quores , Moneywisel9M www.demerpost.can ¦ 5'tock tabl8sI15M Busmss,,7'HE DEIJVER PosT: Sunday, October 18,1998 . SECTION M ea ° s to L 0 ' s civ ic cemte~ ak ewo Lohgtroa - ~Painst aking procless wins support from community 8y Emily Narvaes ^ 4.- opers John S6aw and George source of contention in Lakewood, Denver Post Busineas Wrlter ; Thorn are poised to start- con• a community, of neady 140,000 In the fall of 1995,"Lakewaod atruction in December on a new people who have tried everything ~ Mayor Linda Morton realized;the civlc center there surrounded by - from opposing development community had reached a stAnd• retail shops and restaurants. there to buying it as open space still on how the city's, geogr4phi_ Haw did It happen? What took to keep it the way it is. For a~ cat center should be develuped,;.: place in thoae three years that least 15 years, the f?eld in front o.~ , Residents, in two referendUtds Bave the city; the developer and the existiing city hall comples tn' in,.the previous pears, V4ted the neighbors nearlq everything Lakewood has been hotly debated. against a development proposal they wanted? The property is known locally for the 48-acre site at the Corner - A combination of things, Shaw as the Belmar aite, It was once of Wadsworth and Alameda, and s8id, that had a lot to do with tim• part of the estate of May Bonfiis then turned right around and de. in8 and everything to do with Berryman, who named it 8elmar feated a plan to buq the land as communlty support. to hanor her mot6er Belle Bonfils open space. Aad those initiativea But t6e process has been a long ~ and the Virgin Mary, A white followed other developers' pro• one: Shaw just last week closed an mansion that stood on the site was posals, none of which met with the purchase of the barren field demolished in 1971. community acceptance, from the Bonfile•Stanton Founda- During the 1980s, the land was So, concerned t6et the long-va• tion. The charitable foundation turned over to a charitable foun- cant pcoperty might never be de• had been uawilling to se11 for dation created by Charles Stan- oPusNortnwesi veloped, Morton called resldents, years, 6ut began to change its ton, who was married to May '~he l.ekewood Commons at Alameda and Mladsworth in Lake= business leaders and the landown- mind about the time Thorn and Bonf}ls, and the proPertg sur• eis to her side. S4aw came along. wood, (Ilueltated above, will combine retail and restaurants witry Now, three years later, devel- The parcel has long beea the PleaSe see COMMONS on 7M clty bufldings, a library and seni0r housing. 1 ' &hday, Qctobar tb, 1998 TFE DENVER P05T ~ ,.e ~ . 1 , mar developers win•neighbors9 supportI.-i", , ~ C OMMONSfromPagelM LakeW00dC0mI110AS ; rounding the 48•acre Belmar aite Long a source oi contenfon in Lekewaod, the 48-acre vacant lat ecross from Villa Nalia will be transformed into a ~egan to develap. commerdai, residential end clviC developmem. Aa recently as 1993, Lakewaod a,~:srb' -""r----°,.- v,oters turned down a development ~v t~" . f, I Pplect t6at wauld 6ave lncluded + N,w, ~ ~ 1:2 million square feet of otfices pnd buildings on the aite, T6e ~ J , z• Nehi ~ ! e„ p ' . `n ~ pro 1 C[ty ect was simpiy tao big for lta Reull neighbors. In 1895, those votero de- ' teated e pro(wsal to buy the 18ad a3`.' " ~ r. . , ;r ~ e• " ~ , fqr upen spece. ~ a.~~ p~ •~y~ 3'~~ ~ ~ ~ ; ~dortaa's deciaion to set up the ` ' ~ r°~ ~u ~ ~ ~ ; ! ~outhwest Quedraat committee to ° .~.a~t~•~ , . dixusa Belmer wes a key factor in 3 „ I r{inaing cammunity trust, said Mel rreul n involved in the process. It rya+ also a major step that later helped Shaw eud Thoru approeCh , alI tlE. CWIIIpUllity, $h8W 381d. s sc s`'" M Llbrlry The DenvetPosl I Deve ,`,The effort to set aat and talk to Ilen I p;. Lakewood City Manager Mike Rock, atanding behind the city'a ' j ~6ecommun(ty ditfused a lot of an- nicipal building, pointa out the propeAy that will be developed In1~ ~nosity t6at eaisted;' seid Lake• ~ Nu ~ the Lekewood Commona. , qYqod Clty Manager Mike Rock. .''fhe public finally saw t6ey were roce ~ IY, it's resl difficult." Over the years, its directors h~ going to get aomething tangible." In addition to a new city hall and talked with developers about le ' Simultanea::sig Greg 3tevlnsan Ex~ other civic bwldinB P P~ s, the overall ing the ro' ~Y. T6e founda was settine a new city precedent mun ~ tl ;60 million project includes a new also owns the land that Villa It py meetinq with neighbora over Ws buil county library, a wltural arts cen- Mall sits on directly aaoss Wads- p t n p o s e d D e n v e r W e s t Vi l la ge re ter and 280,000 square feet of re- worth from the Belmar praperty, }?fl/catertsinment project on the tail shops that will include such re- But, on the Belmar propertIK ~ v Y e a t e rn e g e o f t o n, R a k s e i d. I^ 9 f'i hr ; w' z;' Slh N latewoadrd tai lers as a 6 0, 0 0 0•square- foot foun da t ion trustees changed kheiC "Greg peraonally xreai out and grocery store, a bookstore, a hard- minds, i ~d ~Il the presentations" to neig6• ' ~ I; ~ ware ouAet, sit-down and fast-food "Mr. Stanton realized as a fouf- bocs and others, Rag said. °John - restaurants and smailer stores dation, we're not developets,° Lyv reallycopied that model." Saurce OpusNorthwesl meDemrerPoSi such as a coffee ahop. Shaw aLso jngstan said. "We cannat take #n i plans to build essiated•living hous• active role. You have the c6oice pf Peined neighbors' support why the land had been such a sore ing tor the elderly on the south• an extended ground lease or sel) g lnt for resideats. city mothers/fathers, nevertheless western portion of the praperty. the property. It's much better far 9 the ttme S6aw, with Opus ~ I didn't care at that point; Motta IYs a plan that the 96•year-old us not to be involved in properti fiorthwest, and Thorn, of Mile High They were trying to learn what a said. "I just wanted to make sure Ropert Stenton, brot6er of the late but ln long-term investments."al ! Pt'Opertles, began negotlations was going to make development on this developer wae hanest and Chades Stanton, likes and ap• The toundation has the same i ~ M~ the Stanton foundalion to pur- the site work - something that straig6tforward and that there proves of, said John Livingston, titude toward Villa Italia, w6i_ ~ Chdse the Belmar land, the devel- couldn't be done from reading min- would be no up-hont subsidies." vue resident and trustee of the has been on a stee epbro Imew what they had to do. utes of ineetings, Shaw said. P p decline for s~v i , They needed to get out and present "They had meetings that went No markup BonfilsStanton Foundation, which eral years. ~ t6eir plan directly to neighbors, ta until 2 o'clack in the moro[n " he focuses oqColorado charities. Pro- 'We'd like to find a developer or i g, Shaw will build and seil the ceeds,of the sale of the land go di- somebody who will develap Vi118 ' IleCen to thelr auggestiana and gain eaid. "They 6ierally had every citi- 150,000 square feet of civic bwld- rectly into the faundation. Italia; " Livingston said. But as hG t1teir suPPort• zen get up and give their thoughts. Shaw Thom ings, wort6 Ell miWon, "at cost" to "You dodt do what we're doiug knows, "sometimes those thinlo ~ Theq made 59 preaentatioos. That involvement of the commum• the city, wiWout a mazk•up. as a faundation and not be aware just do take time." `llow did t6ey win the community ty and the rnunciPs very strong 646tt commitment to the there te~ notes. Motta's term on Shaw wouldn't reveal the final of what the community's gaing to The chapter is closing on Bel- Sdaw eatd t6ey ahowed up ta the ~8 t public was a price of the land, but said its retail be interested in," LivinBston said. mar, a property that has taught e~ ~+8 Pa~t•" ~ ~wcil ended in November. "I watched that develo value is between E6 and $7 a°We're not here to make a pro~t city someflung about coromunica~ meyor's meetings as interested de- When S6aw 6eld his meetinga per square foot. and leave. We 6o to be arowd tion. But a new one is o oA vel~, praclicallp from the be- wlth neighbors, former City Caw• (Shaw) very closely; Motta eaid. Residents and city ofticials have Colorado for many, emany years " Villa Italia, said Livingsto~a~ ~'0 8~~Bat ~Y~ dnY ~a i~ cilman Gene Molta, a staimch op- ~He unusual. I elt ~ ws c6 otsls longed for a civic center ar a Up undl the last several years, Even Motta is moving on vrRll j ponent of previous develapment ~7' "downtown" t6at wauld tie the the foundation has been unwilling life after Belmar. ed In thoee meetJngs, and obaereed proposals for Belmar and the lead• tent, he didn't lie, he was genuinely community together. and unable to sell the propertq, '7've got a file I'm ready to get boemaelv~esalg n hoi~ v ~g ~ of We 1995 open•space ballot is• iu~rested in inpui from citizens. ~~qye have been in a dilemma for partly because it needed revenues rid of that's 10 tn 12 inches thick" ~I pes of discoering sue that was leter defeated, was While I felt estranged from the years," said Rock "Geographical• from the development of the land. he said. 'IW T1 _ , ..A . . . ~ ; ' '