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HomeMy WebLinkAbout1997-1013 PEC
i"HIS ITEM MAY AFFECY 1tQUR PRC3PERTY
PUBLIC NOTICE
~ NOTICE IS HEREBY CIVEN that the Pfanning and Env'rronrnental Commission of the Town o#
Vaii wili hold a public hearing in accordance with Sec#ion 1$.66,060 of the Municipaf Gode of #he
Town af Vail on 4ctober 13,1997, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideratfon of: A request to appeal the following staff interpretations: 1) Section 18.52.1 00 C5, Parking
Requirements Schedule (Eating & Drinking Establishments) and Section 18.52.160, Exemptions
(parking pay-in-lieu) - appellant disputes the calculatian of the number of parking spaces
required; 2) The staff`s ciassification of the 3rd and 4th filaors as "eating and drinking
estabiishmen#s"; and 3} The requirement that #he applicant sign the pay-in-lieu promissory note
personaily and that a Deed of Trust be filed on the property; located at 1"he Vail Village C1ub,
333 Bridge Street, Lot C, BIock 2, Vail Village ) st Filing.
Appeliant: Riva Ridge Partners LLG; Glen M. Heeian; Margretta B. Parks
Staffi Mike MollicalTom Moarhead
A request for an interior remodel, to aI'Iow for a new bedroom and bathraom in the basement
area, utilizing the additional GRFA (250), iocated at Vail Gol#caurse Townhomes, 1660 5unburs#
Drivel Lot 1, Vai1 VaEley 3rd Filing.
Applicant; G.N.J. Suverkrope
Planner: Lauren Watertan
A request for a variance from SectiQn 18.28.070 {Setbacks} and a conditional use perrnit for an
outdoor dining deck at Crossroads, located at 143 East Meadow brive/Lot P, Block 5L7, Vail
~ Village 1 st Filing.
Applicant: Mountain Top Ice Cream (Haagen Daz), represented by Bill Pierce
Planner: Dominic Mauriello
A request for a recommendation on the Lionshead Redevelopment Master Plan - Alternative
Master Plan concepts.
Planner. Susan Connelly
A request for a varaance from Section 18,13;060 (Setbacks), ta a{low for a residential addition ta
encroach 3 1/2 " into the sideyard setback at the Hintz residence, located a# 3130 Boo#h Greek
DrivefLot 10, Block 3, Vail Village 11th Filing.
Appficant: Zenic Bauer
Planner: George Ruther
A request to review a draft flf the proposed Vail Strategic Housing Plan, which is intended to set
the direction of the Town in its effort ta address Iocals housing.
Appiicant: Town Qf Vail, represented by Rndy Knudtsen
The appMications and information abaut the proposals are available for public inspectitin during
regtalar office hours in the project planner's affiice Iocated at the Tvwn of Vaifi Cammunity
Deveiapment Departrnent, 75 South Frontage Road,
~ Sign Ianguage interpreta#ion available upon request with 24 hour notificatifln. Please call .
479-2114 voice or 479-2356 TDa for informa#ian.
Cornrnunity Development Department mwN~~~,~i
Published September 26, 1997 in the Vail Trail.
i~cta la~t rcvis~cl I{)1'7 3p~a7
~ PLANNIIVG ANt~ ENVIRCINMEN7AL Ct3MMISSIt7N hgc
Monday, October 13, 1997
AGENDA
Project Urientation ILUNCH - Community aeveiopment Department 72:45 pm
MEMBERS PRESENT MEMBERS ABSENT
Gene Uselton
-Si e Visits : 1.30 pm
1 Mountain Top Ice Cream (Haagen Daz) - 143 East Meadow Drive
Driver; Dominic
C~n;
` NC}TE; If the PEG hearing extends uriti! 6.00 p.m., the board will break for dinner from 6;00 - 6:30 p.m.
~ Public Hearing - Town Council Chambers 2.00 p.m.
1. A request tor a variance frorn Section 18.28.070 (Setbdcks) and a conditional use permit
far an outdoor dining deck at Crassroads, laca€ed at 143 East Meadaw drive/Lot P, Bfack
5Q, Vail Village 1 st Filing.
Applicant: Mountain Top ice Cream {Haagen [7az), represented by Bill Pierce
Planner. Dominic Maurieilo2. An appeal of the fflllowing sta#f interpretations: 1) The staff's c#assification of the third
and fourth #loors as "eating and drinking establishrnents"; 2) Sectiorr 18.52.1 00 C,
Parking-Requirements Schedule (Eating & Drinking Establishrnents) and Section
18.52.160, Exemptions (parking pay-in-lieu) - appeila:nt disputes the calculation of the
number of parking spaces required; and 3) The requirement that the appGcant sign the
pay-in-lieu promissory nate personal(y andthat a Deed o# Trust be frled on the property;
Iocated at The Vail Village Ciub, 333 Bridge Street, Lot C, Block 2, Vail Viflage 1 st Filing.
Appellant: Riva Ridge Partners LLC; Glenn M. Nee(an; N9argretta B. Parks
Staff. Mike Mollica/Tom Moorhead
3. A reques# for a recommendation on the Lionshead Redevelopment Master Plan ,
Alternative Master Plan concepts.
Planner: Susan Gonneliy
rowNOr~ vntL
Agctida lawt rcviwc:d I017 3pnt4. A requesk for an interior remodel, 6 allow for a new bedroom and bathroom in the
basement area, ucilizing the additional GRFA (250), located at Vail Golfcourse
Townhornes, 1660 Sunburst Drive! Lot 1, Vail Vailey 3rd Filing. ~
Applicant: G.H.J. Suver1<rope Planner: Lauren Waterton
STAFF APPROVED .
5. A request for a majar amendment to SDD #4 (Cascade Village), to allow mndifications to
allawable GRFA and building height limitations, (oca#ed at 1150 Westhaven LanelLots 39- „
1& 39-2, Glen Lyon Subdivisian. Rpplicant: Tirncithy Pennington, represented by Sherry Darward
Planner: Dominic Mauriello
TABLED UNT(L OGTt?BER 27, 1997,
6. A request far a finai review af a canditional use permit, to allow for the corrstruction ofi the
Aipine Garden Education Genter, lacated at 620 Vail Vailey DrivelTract A, Vail Village 7th
Filing.
Appiicant: VaiC Aipine Garden Foundation, represented by Helen Friteh
Planner: George Ru(her
TABLED UNT#L OGTOBER 27, 1997
7. A request #a review a draft of the proposed Vail Strategic Nousing Plan, which is intended ~
to sEt the direction of the Town in its effor[ to address focals housing.
Applicant: Tawn of Vail, represented by Andy Knudtsen
TABLED UNTIL C3CTOBER 27, 1997
8. A request for a variance frorn Section 18.13.060 (Setbacks), to ailow far a residen.tial
addition to encraach 3 1i2 " into the sideyard setbaek at the Hintz reaidence, lacated at
3130 Sooth Creek Drive/Lat 10, Biock 3, Vaii Village 11th Filing.
Applicant: Zenic Bauer
Planner: George Ruther
WITHDRAWN
9. ln#ormation Update
10. Approval of September 22, 1997 rninutes.
The applications and inforrnation about ttie propasals are available for public inspection dtrring
regular office hours in the project planner's office located at the Town af Vaii Gommunity
Development Department, 75 South Frontage Road.
Sign language interpretation avaifable upon request witk7 24 hour notificatian. Please caN 479-2114 vaice or 479-2356
TDD for irrPormatiQn. ~
Community Develapmen# Department
Published October 10, 1997 in the Vail Trail.
~
- -
~
Gene C. ZTselton
3025 Boath Falls Itoad ~
Vai1, Colorado 81657
970-476-8793
October 6, 1997
Ms. Susan Gonnelly
Community Development Director
Town of Vail
75 Sauth Fronta.ge Road
Vail, CO 81657
~ Dear Susan, .
I'll be unable to axtend the C?ctober 13, 1997, meeting afthe Plantung and
Environrnental Cornmissipn because of some unavoidable scheduling problems.
Let xne knaw if there is anything I can do to stay abreast of the Lionshead
development plari. See ynu at the t3ctober 27, 1997, meeting, ifnot sooner.
Sincerely,
~`rene Uselton
XCs for Mike Maliica and Greg Maffett
~ Gene-peggy~Uselton@CompuServe.com
B
Agenda last rcvised 10/14
~ PLAtdNING ANd ENVIRONMENTAL Ct?MMISSIOlV
Monday, October 13, 1997
FINAL AGENDA
Proj.ect C}rientation /1.UNCN - Community_Developmgnt Departmen~ 12.45 pm
MEMBERS PRESENT MEMBERS ABSENT
Greg Maffet Gene Uselton
Greg Amsden ((eft at 4:00 pm)
Calen Aasiand
Diane Golden
John Schafield
Ann Bishop
Site Visits : 1:30 prn
1 Mountain Top ice Cream {Haagen Daz} - 143 East Meadow Drive
. briver: Dominie
, il,°e3~.q a
~ ?
NOT£: if the PEC hearing exiends un#ii 6;00 p.m., the board will break far dirrner fram 6:00 - 6:30 p,m.
Public Hearina - Town Councii Ghambers 2:00 p.m,
1. A request fiar a uariance from Sectinn 18.28.070 (Setbacks) and a conditionai use perrnit
for an autdoor daning deck at Crossroads, located at 143 East Meadow Driue/Lat P, Black
5D, Vail Vi#lage 1 st Filing.
Appficant: Mnuntain Top Ice Cream (Haagen Daz), represented by Bi1l Pierce
Pianner: Dorninic Mauriello
MOT}C3N.Ann Bishop SECtJND: Diane Golden VOTE: 6-0
APPRC?VED WITH 6 Ct)NDIl"1t3NS:
1. That the applicant provide two 10' ,
on the site in the easternmost and rrvesternmost planters.
2. That the applicant pr4vide flower baxes alang the deck railings during the summer
months.
~ l
*VAIL
row~u
P+ Agenr3a last revised 10114
3. That s#one facing be added #o ail of the proposed stucco areas on #he deck. The
stone shall bc Consistent with the stone existing on the planter located in the
middie of the street adjacent tn the site. ~
4, That the proposed ternporary rarnp to the entrance on the business shall be
canstructed of concrete and shall meet ali ADA and Buiiding Code requirements.
5. Prior #o the installatian of any umbrellas or furrriture an the deck, the applicant
shall provide specific details of these items to the staff and>or DRB far approval.
Any proposed urnbrellas shall not contain signage.
6. All existing signageand lighting shall be 6rought in#o corrrp{iance with the Townofi
Vail codes,
2. An appeal af the foliowing staff interpretations: 1) The staff's cla5sificatian of the third
and fourth floors as "eating and drinking es#ablishments"; 2) Section 18.52.100 C,
Parking-Requirements Schedule (Eating & Drinking Establishments) and Section
18.52.160, Exemptians (parking pay-in-lieu) ° apPellant disputes the caiculation of the
number of parking spaces required; and 3) The requirement that fihe appiicant sign the
pay-in-lieu promissory note personally and that a Deed of Trust be filed on the prnperty;
located at The Vai} Village Club, 333 Bridge Street, Lo# C, Block 2, Vail Village 1 st Filing.
Appeliant: Riva RidgePar#ners LLC, Glenn M. Neelanf Margrefta B. Parks
Staff: Mike MaliicalTom Moorhead
, MOTION: John Schofieid SEGOND: Greg Arnsden VOTE: 4-2 (Diane Golclen
and Ann Bishop opposed)
APPEAL BARRED DUE TC3 THE APPEAL NOT BE1NG FIi.Ed tN A TIMELY MANNER ~
MUT10N: Ann Bishop SECC7ND: Galen Aasland VOTE: 1-5 (Ann Bishopin
favor)
MOTlt7N TO MEAR TNE SUBSTANITIVE lSSUES FAII.ED
3, A request for a recommendation an the Lianshead Redevelopment Master Plan -
Aiternative Master P1an concepts.
Planner: Susan Connelly
4. A request for an in#erior remodei, ta ailow for a new bedraom and bathroarn in the
basement area, utilizing the additionai GRFA (250), loca#ed at Vail Goifcourse
Townhomes, 1660 Sunburst Drive/ Lot 1, VaiiValley 3rd Filing.
Appflcant: G.H.J. Suverkrope
Planner: Lauren Waterton
STAFF APPROVEd
~
2
Agenda last rev9scdl 0l14
~ 5. A request #or a majar amendrnent ta SDD #4 (Gascade Village), to aliaw modificatipns to
allowabie GRFA and building height limita#ions, located at 1150 Westhaven Lane/Lots 39-
1& 39-2, Glen Lyon Subdivision.
Applicant: Tirnothy Pennington, represented by 5herry Dorward
Planner: Dominic Mauriello
TABLED UNTIL C3CTC3BER 27, 1997
6. A request for a fina{ review of a conditional use permit, to allow #or the construction of the
Alpine Garden Education Center, iocated at 620 Vaii Valley arivelTract A, Vail Village 7th
Filing.
Applicant: Vail Alpine Garden Foundation, represented by Helen Fritch
Planner: George Ruther
TABLED UNTIL C3CTOBER 27, 199?
7. A request to review a draft of the proposed Vaii Strategic Hausing P1an, which is intended
to set the direction of the Town in its effort to address focals housing.
Applicant: Town of Vail, represented by Andy Knudtsen
TABLED UN71L C3CT4BER 27, 1997
~ 8. A request for a variance fram Section 18.1 3.060 (Setbacks), to allow for a residential
addition to encroach 3112" into the sideyard setback at theHintz residence, located at
3130 Booth Creek arivelLot 10, Block 3, Vail Viliage 11 th Filing.
Applicant: Zenic Bauer
Planrrer: George Ru#her
WITHDRAWN
9. Infarmation Update
10. Approval of September 22, 1997 mintates.
TABLED UNTIL OCTOBER 27, 1997
The applications and information about the proposals are available for public inspection during
regular otfice hours in the praject planner's dffice located at the Town of Uail Community
Develaprnent Department, 75 Sauth Fcontage Road.
Sign language interpretation available upon request with 24 hour nofificatiorr. P(ea$e call 479-211 4 vaice or 479-2356
TDD for information.
Community Developrrient Department
~
3
~ LIONSI~EAD REDEVELOPMEN7C' MASTER 1'LAN
Planning and Er?vironmental Cornmission Comments
C?ctober 13, 1997 Meeting
The Planning and Environrnental Commissian (LJseltan absent) reviewed graphics anci text
cxplaining the 14 clerrients of the Mastex Plan framewcrrk and acted as fcallows:
1 n Ffgure 3 Public View Corrieiars and Natural Enviroatment Connections
(Reminder of the locations of the five public view corridors pz-eviously designated
by the Town Council and tappasrtunities for enhancemcnt of natural cannections)
* Recommendecl AIPIPROVA,L to include in Master P1an (6 - Q)
1 Figure 4 Real Estate Opportunity Areas
(Identification ofknown dcvelopment and redevelopmentopportunities
* Recommended APFROVAI., to include in Master Pfan with additional ncstation
that this list of opportiunity areas is not an excluszvc list and tliat, in fact; fhere may
be additional development or redevelcapment oppartunities, including development
pursuant ta capping of 1-70 (5-0-1, A.nn Bishop abstained)
3. Figure 5 F°ublxc T~ands Oppartunity Areas
~ (idenxifica,tion of enhancement opportunities on public Ia,nds; overlaps scarnewhat
euith Natura1 Fnvironment Connecticazss)
* iZecommended Al'F'RUVAL to iaaclude in Master Plan with additian of I-70 aar
rights a,s an opporturaity, incorporation of the public portions of Tracts C' and D,
and incarporation of the north side of the stream tract west of Forest 12oad
(5e0-1, Ann Bishop a,bstained)
4, F~gure 6 Locals Housing Op~ortuni~ Areas
(identification of possible locations)
* 1tecommendCed APPROVAI. to include in 1Vlaster Plan with additiun of1-7Q a;ir
rights ds possible opportunity area (4-0-1 (Greg Amsden left the meeting and Ann
Bishop abstained)
5. Figure 7 Land Use Framework Diagraxn
(identification of focus of redevelapment and development arcas)
* Itecnmmended APPRCIVAC. to include in Master Plan with re-working ofthe
exact hub titles and "shapes" (5-0)
6. Figure 9 lPedestrzan Girculatinn Fa°amewark
(propased new "1Vlain Street through the heart of Lianshead)
* NO AC'I'IdJ1oi. Linked to Transit Frarnewark discussion.
1Vlore analysis and discussion required.
~ f:laveiyune\pae\agenxlasU 01397.111
~ w
~ 7. Figure lQr Modified ~ervice and Lodging Access
(new skier d:rop-off a,nd regianal bus stop, xcalignn-tent of South Frontage Rcsad,
and modificatians to existang vehicular circulation on East I;ionshead Circle)
*Recommencled APPROVAL to include in IVlaster Pian with additiom of lacrbson
Ice Arena drop-o~'f and clarifieation of re-a1igned Sauth Frontage Road `<jog,' (5_0)
8. Figure 11 Loading and De1ivery Components
(zdentifica,tion of locations for loading and delivery functions that reduce or
eliminatc conflicts v,ith pedestrians ancl rather vehicles)
~ R~~~~mended APPROVAL to iraclude in Master Ptan (6-4)
9. Figure 12 P'arking OPPortunity Areas
(identxfication of tocatians for possibie additional parking)
* Recommen+ded A.IPi'ROV.AI. to include in Master Plan with "empioyee and
dedicated use" stricken from Tabel on the "West End" parkang location (5-4)
10. Transit Fr~~ework Discussion F'igures 13 - 17
Figure 13 Transit Framework Optic~n A a Existing Condition
Figure 14 Transit Framewaark Optfon B - ModifiecH Existing Condition
Figure 15 Transit Fr°amewrsrk Opti~n C - Centra1 Spine
Figtare 16 Lionshead "Central Spine" Transit Opfiasans
* NO AC°i"ION. Fiequires additional analysps of benefits artd costs.
~ 11, Figure 18 Pedestrian Gatevvays
(locations for creation of significant pedestrian arrival poznts into Lionshead)
* Recommended APPROVAL to include in Master Plan with add'rtion to two
locations to the three recommendedg at the east end of the study area and on the
far west end (6-0)
12, Fi~ure 19 ~eh~~~~ar Circulation Gateways
(locations for creatic~~ of significant vehzctzlar amiva1 paints into L;ionshead)
*~~~om~~~~~d APPROVAL to include in Master Plan (6m0)
MO'TIOl>I; Greg Maffet SECONlJ: C.~alen Aasland Vf?TE. 5-0
13. Figure 20 Lionshead Core Corridars, Intersections and I'ublic Gathering Places
(dppoz tunities far enhanced retail and public gathering spaces)
* NO ACTION
14. (No graphac) improved ~~nnection between Lionshead and Vail Village
*Nt3'T DTSCI.TSSED. NO AC'I'I{aN»
~ f:leveryonc\pee\agendas\10I397.1h
7 ~
~ MEM4RANDUM
TO: Piannang and Environmental Carnmission
FR4M: Cammunity development Department
DATE. Octaber 13, 1997
SUBJECT: A request far a varianee firam Section 18:28.070 (Setbacks) and a
condi#ional use permi# fior an outddor dining-deck at Crossroads, located at
143 East Meadow DriveJLbt P, Block 5D, VailVillage 1 st Filing-
Applicant: Mountain Tap lce Cream (Haagen Daz), represented by Bi}{
Pierce Planner: C7ominic Maurielld
1. BACKGRC)UND ANp IJESCRiPT1C7N OF THE REQUEST
The applicant is requesting a variance and a conditional use permit in order to construct an
outdoor dining deck located 6' fram the front property line (10' setback required). The proposal
provides for a 496 sq. ft. deck adjacent tn the existing deck at Haagen Daz in the Crossroads
Plaza. The new deck is proposed to be lncated west of the existing deck. As part ofi the
improvement, the applicant is proposing to pravide four landscape plantees and a paved area for
~ pedestrians waiting for the bus. The proposal aliows adequate roorn for the constructiorr (in the
future) of a 6' wide sidewaik.
The Zoning Code ailows decks and at-grade patios to encraach 10' ar 1/2 the rninimum required
dimension into the setback area. There#are, in the Commercial Service Center {CSC} zone
district, which requires a 20' #ront setback, the deck is allowed to encroach 1 0' into the setback.
The proposal alsa inciudes removing the existing wnod siding on the building and providing
stucco #o match the existing stucco, providing 3 doors and 2 windaws an the south elevation flf
the building, providing a metal railing forthe deck, and providingstone facing onthe raisedpianter areas.
Parking for an outdoor dining deck is nat required.
The PLC reviewed this praposal at a worksession an June 9, 1997.
11. ISSUES FOR DISCUSSIUN
A. Setback
The setback regulatian is a general regulation whieh does not take speciai circumstances
into account. The variance chapter pravides reiief from fhe strict and literal interpretatian
of this regulation. Crossroads Piaza is located adjacent ta the Vail Village and is very
pedestrian in nature. Uniike the Gommercial Cnre 1(CC1) zone district, the CSC zone
district requires 20' setbacks. Ideaily, for outdoor dining decks and pedestrian areas to be
~ successfiul, there needs to be infieraction between the deck and the street. Staff agrees
with the applicant that it is advantageous to encourage this type of use in this area. At
1
1YIWN
*VAIL
v y
the direetion of staff and the PEC, the deck has been moved back fram the property line
5' from the previous proposaL Staff believes the revised proposal wili benefit the ~
pedestrian enviranment in this area. B. Lantlscaping
7he prapasal reduces the amount of landscaping in the area. However, #he applicant is
praposing four landscape planter areas. Staffi believes that the loss o# the two existing
evergreens is substan#ial. The applicant is proposing 4 Aspens at 3"-3.5" caliper. Staff
believes that the eastemmast and westernmost Aspens should be changed to 10' - 12'
tall evergreens. Staffi believes this will help soften this elevation of the bu#Iding,
particularly during the winter manths. Additionally, the staff recommends thatflower
boxes be provided along the deck railing for use during the summer months, #o help
fur#her beautify the building and the area.
C. Buidding Materials
The applicant is proposing rock facing on the lower portions of the landscape planters.
The remaining walls are stucco. Staff is cancerned wiih the arnount of stucco being
praposed on the deck. Staff believes that the rack facing should continue up to the base
of the praposed railing on the south elevation ort all o#her proposed stucc;o areas. This
will make these improvemerrts more in keeping wi#h other buildings in the vicinity and
specificalfiy, the improvements approved at the 5wiss Naus, directly across the street.
tll. GENEFtAL REVIEW CRlTERIA FC}R TFiI$ F3EQUEST
The review criteria for a request af #his nature are established by the Town of ifai1 Municipai ~
Code. In acldition to the Cflnditional Use criteria, staff has included criteria from the Zoning Code
and the Comprehensive F'ian, as we befieve this will he(p the PEG in its evatuation of the request.
A. TFiE TOWN C7F VAIL MUNICIPAI. CdDE
Crossraads Plaza is located in the Gommercial Service Center (CSC) zone district.
According to Sec#ion 18.28.010 nf the zoning code, #he purpose af the C5C district is:
to prnvide sites for general shopping and commercial facilities serving the town,
together with lirnited multiple-family dwelling and Iodge uses as may be
appropriate witftout interfering with the basic commerciai functions of the distcict.
The commercial service center district is intended to ensure adequate light, air,
open space, and other amenities appropriate to permitted types of buildings and
uses, and tQ maintain a convenient shopping center environrnent for permitted
commercial.
An outdoor dining deck shall be permitted in the CSC zone district subject to the issuance
n# a conditianai use perrnit irr accordance with the provisions of Chapter 18.60. For the
PEC's reference, fihe conditional use permit purpose statemertt indicates that:
in order to pravide the flexibility necessary taachievethe trbjectives of this title,
specified uses are permitted in certain dastricts subject to the granting of a
conditianaC use permit. Because of their unusual ar special characteristics, ~
conditional uses require revaew so that they may be (ocated properiy with respect
2
to the purposes of this title and with respect to their affacts on surrounding
~ properties. The review pracess prescribed in tnis chapter is intended to assure
campatibility and harmonious development between canditianal uses and
surraunding properties in the Town a# large. Uses listed as conditional uses i'n the
variQUS districts may be permitted subject to such conditians and limitations as the
Tawn rnay prescribe to insure that the location and operation af the conditional
uses wiN be in accordance with the develaprnent nbjectives af the Town and wiil
not be detrimental to other uses or properties. Where conditions cannot be
devised, to achieve these objectives, applications for conditional use permit shaN
be denied. S. GOMPREl-#ENSIVE PLAN
Severa4 elernents o# the Vail Camprehensive Plan indirectly address outdoor dining areas. The
relevant elements and sectians are iisted below.
1, Land Use Plan
4.3 The ambience ofi the Village fis impflrtant to the identity o#
Vaii and should be preserved. Scale, alpine character,
sma11 tawn feefing, mountains, naturai setting, irrtirnate size,
cosmapolitan feeling and environmental quality should all
be rnaintained ar enhanced.
2. Vail Village Master Plan
~ 2.4.1 Polir,y: Cammerciai in-fill development consistent with established
horizontal zoning regulations sna11 be encouraged to
provide activfty generators, accessib(e green spaces, public
plazas, and s#reetscape irnprovements to the pedestrian
network thraughnut tne Village.
3.1 Qbjective: Physicaliy improve the existing pedestrian ways by
landscaping and ather impravernents.
3.1.1 Policy: Priva#e deveioprnent objectives shall incorporate
streetscape impravements such as paver treatments,
landscaping, lighting and seating areas alang adjacent
pedestrian ways.
3.3 C7bjective: Encourage a wide variety of activities, events and street I,ife
along pedestrian ways and pfazas.
3,3.2 Policy: Outdoor dining is an important streetseape feature and
shall be eneouraged in cornmerc'sal in-fill or redevelopment
projec#s,
~
3
3. llrban aesign Guicfe Plan
This page fram ihe Urban Design Guide Pian discusses how decks shouid relate ta the ~
street and pedestrian areas.
DECKS AND PATIOS
Diaing decks and patios, when properly i
designed and sited, bring people to
the streets, opPorttrnities ttr loQk and
be looked at, and generalty contribute
to the liveliness af a busy street-
making a richer pedestrian experience
than if those stfeets were empty.
A review of suecessfu3 decks/patios . .
in Vai3 reveals several cmmon char-
atteristics;
~ct~ ~~a~~
. 4o e
- direct sunlight from 11.00 - 3;00 ~;~~r ~1~r~U~
increases use by many days/year rd'13 or )and protects from wind~~ ~Dbrr ;111, 6 I.3rbaoe
- e1evated feet to give views ~
into the pedestrian walk (and not the reverze)
i
- physical.separation from pedestrian
walk of ta (planter better than
a wal l )
• ~ l,,.!
- ~
~ overhang gives pedestrian scale/ ~ i
sheZ'ter. a ~
di
Decks and patio5 shauld be sitetl and
designed with due consideration to.
5~w IG~'f ~r If~f.
- sun - views
- wind - pedestxianactivity ,
~
4
J
IV. CFi1TERlA AND FINCJINGS FUR VARIANCE REQUE~T
~ Upon review of Section 18.62, the Community [7evelopment Department recomrnends approvai
of the variance based upon the foilowing factors:
A. Consideration of Factors.
1. `fhe relationship of the requested varianee to other existing or
potential uses and structures in the vicinity.
This site is located adjacent ta the Village Core in a very pedestrian
environment. C7ther uses located in the vicinity have dining decks located
up to their propertyiines and, in many instances, on Town of Vaclproper#y
ieased to the proprietor by the Town. The proposed regulation requiring
decks ta setback was intended ta apply to residentiaf type development
and did not anticipated application ta a highly urbanized and pedestrian
area. The Town of Vail Land Use Pian and Vail Village Master Plan
promate this type and location of use.
2. The degree to which relief from the strict and literal interpretation and
enforcement o# a specified regulation is necessary to achieve
compatibiliry and unifarmity of treatment among sites in the vicinity or
to attain the objectives o# #his title without grant af special privilege.
As stated above, this si#e is located adjacent to the Vail Viilage Core in a
~ very pedestrian environment. C?ther uses located in the vicinity have
dining decks Iticated up to their praperty lines and, in rnany instances, an
Town of Vaii property ieased to the prnprietor by the Town. SCaff believes
that the grant of this variance will achieve uniformity of treatrnent among
sites in the area and will not be a grant of special privilege.
3. The effect of the requested variance on Iight and air, distribution of
population, transportation and traffiic facilities, public facilities anti~
utilities, ancl public safe#y.
This proposal wi11 have little, if any, negative impact an any a# the above
stated issues.
B. The Planning and Errvironmental Camrnission sha11 rnake the followin findings
before granting a variance:
1. That the granting of the variance wi11 not consti#ute a grant of special
privilege inconsistent with the limitations dn other properties classified in
the same districf.
2. That the granting of the variance wiH not be detrimental to the public
health, safety ar welfare, or materially injurious to praperties or
irnprovernents in the vicinity.
~ 5
3. That the variance is warranted fior orte nr more of the #oliowi,ng reasons:
a. The strict literai interpretation or enforcement of the specified ~
regulation would result in practicai difficulty or unnecessary
physical hardship inconsisten# with the objectives of this title.
b. There are exceptions or extraordinary circumstances or canditians
applicable to the same site of the variance that do nat app{Y
generally to other praperties in the same zone.
c. The strict interpretation ar enfarcement af the specified regulatian
woulcl deprive the appl'icant of privileges enjoyed by the awners af
ather properties in the same district.
V. CRITERIA AN113 FINDINGS FUR CONa171C7NAl. USE REQUEST
Upon review of Section 18.60, thie Community developmen# C3epar#ment recommends appraval
of the condi#ionai use permit based upon the failowing #actars.
A. Gonsideration af factors:
1. Relationship and impac# of the use on the development abjectives of
a the Town.
7'he Town of Vail l,and Use Plan, Uail ViJlage Master Plan, and
Stree#scape Master Plan promote this type of improvemen# ir? this area. ~
The proposal partially implements the Streetscape Masfier Plan.
2. 7he effect o# the use on light and air, distribu#ion o# population,
transportation facilities, utilities, schools, parks and recreation
facilities, and ather public facilities needs.
This proposal wiN have little, if any, negative impact on any of the above
stated issues.
3. Effec# upan traffic with part8cular reference to congestiany automotive
and pedestrian safe#y and convenience, traffic flow and controt,
access, maneuverability, and remorrai o# snow from the street and
parking areas.
The propasal will have little impact on these issues. The pian pravides a
bus stap waiting area an the site and pravides adequate room for future
sidewalk imprnvernents in the area.
6 ~
t
4. Effect upon the character of the area in which the proposed use is to
~ be located, including the scaie and bulk of the proposed use in
relation to surrounding uses.
The proposal wiil improve the pedes#rian character of the area by prnviding
seating areas and interest to the building. The praposed planter areas and
landscaping will help to reduce the bulk and mass of the propased
building. The existing evergreen trees heip to reduce the perceived buik
and mass of the building. Staff believes that requiring replacement a#
these trees is necessary to adequately soften the buiiding.
B. The P(anning and Enviranrnental Gammission sha(I rnake the #ollowinq findinqs
before grantina a conditional use perrnit:
1. That the proposed lacation of the use is in accordance with the purposes
of the conditional use permit section of the zaning eode and the purposes
of the district in which the site is iocated.
2. That the propased location af the use and the conditions under which it
wouid be opera#ed or maintained wouid no# be detr+rnental to the public
heaith, safetyr ar welfare or materially injurious to properties or
improvements in the vicinity.
3. That the proposed use would comply with each nf the applicabie
provisions of the conditional use permit section of the zoning code.
~
VI. ST'AFF REGC31UIN1EPJDATF0N
The Community Developrnent Department recorrrrrrends approval of'the sefiback variance
request subject to the following findings:
1. That the granting of the variance will not constitute a grant o# special privilege
inconsistent with the limi#ations on other properties classified in the sarne district.
2. That the granting af the variance will no# be detrimentai to the public health, safety
or welfare, or materially injurious toproperties or irnprovements in the vicinity.
3. There are exceptions or extraordinary circurnstances or conditions applicabie to
the sarne site of the variance that da not apply generally to other propecfiies in the
same zone.
The Gommunity Deve(apment Department recnrnrnends approval of the conditional use permit
for an outdoor dining deck subjeet to the fa{lowing findings:
1. That the proposed location of the use is in accordance with the purposes ofi the
conditional use perrnit section of the zonirig code and the purposes of the district
in which the site is Iflcated.
~ 2. That the proposed location of the use and the cflndi#ions under which it wduld be
operated' or maintained would not be detrimentaC to the public health, safety, or
welfare or materially injurious to praperties or improvements in the vicinity.
7
3, That the proposed use would comply with each o# the applicabie provisions of the ~
conditionai use perrnit section of the zoning code.
The recommendations of appraval are also subject to the fnllowing conditions:
1. That the appiicanC pravide twa 10' - 12' tall evergreen trees an the site in the
easternmost and westernmost planters.
2. That the applican# provide flower boxes a#4ng the deck railings during the summer
months,
3. That stone facing be added to ali of the proposed stucco areas on the deck. The
stone shall be consistent with the stone existing on the planter located in the
middie of the street adjacent to the site.
4. Tt7at the proposed ternporary rarnp to the entrance on the business shall be
constructed of concrete and shall rneet al! ADA and Building Code requirements.
5. Prior to the installation of any urnbrellas or furniture on the deck, the applicant
sha41 provide specific defiails of these iterns to the staff and/or dRB for approval.
Any proposed umbrellas shali not contain signage.
6. AII existing signage and iighting shall be brought inta compliance with the Town of
Vail Codes.
~
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MEMQRANDUM
TO: Planning and Environmentai Commission
FROM: Community Development Departrrien#
DATE: October 13, 1997
SUBJECT: An appeal o# three staff interpretations;1) The staff's classification of the third and fourth floors as "eating and d(nking establfshrnents"; 2) Section 18.52.100 C, ,
Parking-Requirements Schedule (Eating & Drinking Establishmen#s) and Section 18.52.160, Exemptions (parking pay-in-{ieu) - appeliant disputes the caiculation of
the number of parking spaces required; and 3) The requirernent that the
applicant sign the pay-in-lieu promissory note persanally and that a Deed of Trust
be filed on the property; located at The Vaii Village Cfub, 333 Bridge Street, Lot C,
Biock 2, Vaii ViIlage i st Filing.
Appeliant: Riva Ridge Partners LLC - Gienn M. Heefan; Margretta B. Parks
Staff: Mike MollicatTom Moorhead
1. SUBJECT PROPERTY
The Vaii Viilage Club is (ocated at 333 Bridge Street, Lot C, B1ock 2, Vaif Village 1 st
~ Filing. This property was formerly referred to as Cyrana's.
1!. PLANNING and ENVIRONMENTAL COMMISSiQN JUR1SDICTION
Pursuant to Section 18.66.030.B,1 - Appeal of Administrative Actians; Authority, the
_ Pianning and Enviranmental Commission has the authority to hear and decide appeals
, from any decision, deiermination or interpretation by any Town of Vail administrative .
ofticial with respect to the pravisians of the Zoning Code.
111. PROCEDURAL RITERIA FOR APPEAL5
Pursuant to Sections 18.66.030 B, 2 and 3- Appeal of Administrative Actions; lnitiation
and Procedures, there are three basic criteria for an adequate appeal: standing of #he
appellant; adequacy of the notice of appeal; and timeliness of the notice of appeal.
A. Standing of the Ap,~llant
The appeliant has standing to appeal the staff's dec+sions related to the
construction of the Vail Village Club. Riva Ridge Partners LLC is the develaper of
the building and the lessee. The owner of the praperty is Margre#ta B. Parks.
B. Adeaua.cy.of the NoticeQf Appeal
The application for this appeal was filed by Glenn Heelan (Riva Ridge Partners
~
1
h
TOWNOFYAfI
LLG} on September 15, 1997. The application has been determined to be
complete by the Department of Communiry Developrnent. ~
C. Timeliness of the No.~o-i o# Apml
The Adminis#ration Section o# the Town's Zaning Code (1$.66,030 B, 3-
, . Procedures) states the foilowing:
"A written notice a# appeal must be filed with the [3irector af Community .
Development ar with tha depa:rtment rendering the decision, determination or interpretation within ten calendar days of #he decision becoming fiinal. Ifi -
the last day for fiNing an appeal falis an a Saturday, Sunday or a Town of
Vail observed holiday, the iast day for filing an appeal sha11 be extended to
the next business day. The Adrninistrator's decision shail become final at
. the next Planning and Enviranmental Cornmission (PEC) meeting,
foilowing the Administrator's decision, unless the decision is cailed-up and
modified by the Board or Cornmission,"
As indicated in Tom Moorhead's memorandum to #he Planning and Environmentai
Commissian dated October 2, 1997 (afitached as Exhibit A), it is the staff's
pasition that this appeal is not tirnely. The staff's initial calculations for the
parking pay-in-lieu requirernent, as well as the use classification of the third and
fourth floors of the building, were determined during March of 1996, utilizing the
drawings submitted by Semple Brown Roberts, Architects, dated March 18, 1996.
AdditionaHy, a June 21, 1996 letter from Gienn Heelan to Mike Mollica, Assistant
Director of Carnmunity Development (attached as Exhibit B) states;
~
' "Pursuant to aur previous conversations, it is my unders#anding and
agreement that the parking pay-in-lieu fees currently estimated at
$457,334.64 as established by Community Development, in aceardance
with the plans and specificatians submitted by Riva Ridge Partners, LLC,
that indicate completion of the third and fourth #loors as a quasi-public
club, will be paid aver five years with the first payrnent due and payable at
the time a Ternporary of Certificate of.Occupancy is issued." Because the appeaf was no# #imeiy tiled, the procedural criteria for an appeal
have not been met, and the appeal should M be heard.
IV. SUBSTANTIVE BAC„KGROUND
• On 5eptember 21, 1995, Jim Gurnutte, then Senior Planner for the Town, wrote the
fol4owing ta Mr. Glenn Heelan:
"As you know, a"private club" is not listed as a permitted or condi#ional use in the
Cornrnercial Care 1 Zane District. Staff has de#ermined, however, that your
prapased use is "similar" to two of the "eating and drinking establishments" listed
as conditional uses (abave the second floor) in the CG1 Zone District. These
uses are "cacktail lounges and bars" and "restaurants." For your information,
~
2
these wi11 also be the ca#egories used to determine the parking requiremen#
for the club." (emphasis added)
~ A co of this letter is attached t i m rand
pY c~ th s emo um as Exhibit C.
+ On November 27, 1995, the Planning and Environrnental Cornmission approved a
. request for a conditionai use permit to allow for a"quasi-public club" in the Commercial
Core 1 Zone District. The club was praposed io be iocated on the third and fiourth floors
of the Cyrano's Buiiding. it shauld be noted that the staff memorandum to the Planning and Environmental Commission contained language identical to that contained in the September 21, 19951etter from Jim Cumutte ta G1enn Heelan. A copy of this staff
memorandum is included as Exhibit D.
• On March 26, 1996, an application for a building permit to consiruct the Vail Village Club
was made to the Town of VaiPs Department o# Cammunity Developmen#.
• On July 24, 1996, a building permit was issued #or the construction of the Vai! Village
Club. This building permit included 13 conditions. Gondition #3, which is relevant to this
appeal, reads as tollows:
"The parking pay-in-lieu fee shall be paid to the Town prior to the issuance of a
Temporary Gertificate of Occupancy. See Glenn Heelan's letter o# June 21, 1996
to Mike Mailica, (Exhibit B] for details,"
+ On September 15, 1.997, Glenn Heelan (Riva Ridge Partners LLC) and Margretta B.
Parks submitted a tormal appeal to the Tawn of Vai1 Departmen# afi Community
~ C7evelopment. The nature of the appeals are generaliy described below, and a copy af
the Appeal Farm is attached as Exhibit E.
V. NATURE OF THE APPEAL.S
The appeliant is appealing the following three staff interpre#ations:
1) The.staffi's classification of the third and faurth #loars as "eating and drinking
establishments"; - 2) Section 18,52.100 C, Parking-Fiequirernents Scheduie (Eating & Drinking
Establishments) and Section 18,52.160, Exernptions (parking pay-in-lieu) - appellant
disputes the calculatian of the number a# parking spaces required; and
3} The requirement that the applicant sign the pay-in-lieu promissory note personally and
that a Deed of Trust be filed on the property located a# The Vail Village Club, 333 Bridge
Street, Lot G, Block 2, Vail Village 1 st Filing.
The appelfant's statements as to the specifiic nature af the appeals are attached as Exhibit F, and
include two letters fram Mr. Glenn Heelan to Mr. Mike Moilica {da#ed September 15, 1997 and
July 1, 1997} and a letter dated Juiy 30, 1997 from Mr. Eric Torgersen, with Nolley, Alber#son &
Po[k, P. C to Mr, Mike Mollica.
~
3
x~
i/1. REQUlREDAGTION
llpholdlC?verturnlMadiiy the three staff interpretations. ~
According to Section 18.66.030 B, 5 Appeal ofi Administrative Actions - Findings, "the Planning
and Environmental Commission shali on a11 appeals make specific findings of fact based directly
on the particular evidence presented ta it. These findings of fact must suppart canclusions that
the standards and conditions imposed by the requirements of this title have or have not been
met."
. The appeliant is requesting that the Planning and Environmental Commission revievrr the #oiiowing three staff interpretations:
1) The staff's cfassi#ica#ion o# the third and fourth floors as "eating and drinking
establishments".
Staff Regpgnse•
The deterrnination or classification of use far the third and fourth floars ofi the Vai1 Village
C1ub was made as early as 5eptember 1995. Further, during the sta#f and the PEC's
review of the conditionai use perrnit for the "quasi-public c{ub" (November 1995) both the
staff and the PEC determined that the quasi-public club was similar in nature to "eating
and drinking establishments," as identified in Sectian 18.52.100 C, 5 of the Town Zoning
Code.
The staff continues to believe that "eating and dr'inking establishment" is the appropriate ~
designation far the quasi-public ciub use.
2) Sectian 78.52.100 C, Parking-Requirements Schedule (specificaHy, Eating & Drinking
Establishments) and Section 18.52.160, Exemptions (parking pay-in-lieu) -appeliant
disputes the calculation of the number o# parking spaces required;
Staff Refiponse:_ -
According to Section 18.52,100 C(Parking-Requirements Scheduie), the uses in the Vai!
Village Club include retail stores (assessed at 1.0 space per each 300 square fiee# of net
floor area), o#her professianal and business offices (assessed at 1.0 space per each 250
square feet af net floor area) and eating and drinking establishments (assessed a# 1.0
space per each eight seats, based on seating capacity or Building Code accupancy
standards, whichever is more restrictive). Due to the level of detail involved in the staff's
parking anaiysis, the staff wiil provide the 1/4° = i' flaor plans for the Planning and
Environmental Gommission's review at the hearing. in summary, the staff's caiculations
are as follow$:
4 ~
<3=
- Retaii - 3,594 sq. ft. = 11.98 parldng spaces
~ Office - 94 sq. ft. - 0.376 parking spaces
RestaurantlClub - 5,717 sq. ft, -47.4 qarkins2,aces
, Tota1 59.996 parking spaces
-27 (arandfiathered sraaces)* _ Grand Total - 32.986 parking spaces pay-in-lieu °
*Note: The 27 "grandfa#hered spaces" are those spaces which are considered
pre-existing, based upon the uses in the aid Cyrano's Buiiding,
Therefare, 32.996 ,parking spaces x$16,333.38 resuits in a total parking pay-in-lieu
fee ofi $538,936.20. It should also be noted that the $16,333.38 fee per parking space is
the 1996 pay-in-lieu rate. Althaugh the pay-in-lieu fee has not yet been paid for the Vail
Village Club, the Town has agreed to apply the 1996 rate to the project. The 1997 rate is
a¢ 1 Vra7t./5.U:.T. _
The appellant had requested #hat the staff calculate the parking requirement based upon
the Unifiorm Building Code's determinatian of occupant load. Although this is not the
staff's "normal" procedure for determining a structure's parking requirement, we did
complete ihat analysis. An independent analysis was compieted by Mr. Art Hoagland,
~ ICBO Certi#ied Building Officiai. Mr. Hoagland has determined that the occupant load #or
the Vail Viliage Club is 483 persons. This figure daes not include the additionai 10%
allowance per Sectian 25.114, B of fihe Uniform Fire Code. This 10°/p allawance can be
approved by the Fire Chief, when additional exit facilities are provided.
Per the Town's parking requirement of 1.0 space per each 8 seats, 483 persons divided
by S= 60.375 parking spaces. This is 0.37-9 spaces more ihan the staff calcuiation.
Further, upon review ofi the Town's building perrnit file for the Vail Viilage Club, sta#fi has
- 14ea#ed an occupant loacf determination provided by the appellant's architect, Semple
Brawn Roberts (Denver, Golorado), This analysis indicates an occupant toad of 484 -
persons. The Semple Brown Roberts analysis is attached as Exhibi# G.
3) The requirement that the applicant sign the pay-in-lieu pramissory note personally and
that a Deed af Trust be filed on the property.
Staff Response;
This issue will be addressed by Tom Moorhead, Town Attorney, at the Planning and
Environmental Commission public hearing.
~ 5
. . - ' . - - - . _±y
NII. STAFF RECflMMENDATIQN
The staff recommends #hat the Pianning and Environrnentai Commission make two separate ~
motions on this application. .
A. The staf#'s pasitian is tha# the appeilant, Riva Ridge Partners LLC and Margret#a B. Parks did .
nqt file a timely appeal. Therefore, we believe that the appeai has no basis. The staff
- recarnmends that that the P{anning and Envirorrmental Commision rejec# #he appellants appea! -
and that the PEC find #hat the appeal was not filed in a timely ma.nner, as required by Section -
- 18.66A30 B, 3- Appeal af Administrative Actions; Procedures.
B. in order to provide the appeiiant with clear darection as ta the staff's interpreta#ions af the
Municipai Code, sta#f recommends that the PEC make a motEOn an the substance of the appeal,
as we11.
Staff recornmends that the Planning and Environmental Commission uphold the three staff
interpretations that the appeliant is contesting. in accardance with the infiormation presented in
this memorandum, and the exhibits attached hereto, staff recomrnends that the Planning and
Environmental Commission make the #ollowing findings:
1. That the Community Deveiopment Department staff, and the Planning and
Environmental Garnmissian, have appropriately ciassified the quasi-public club,
lacated on the third and fourth #loors of the tlai! Village Club, as an "eating and
drinking estabiishment"; '
2. That the Community Developrnent Departrnent staff has appropriately applied
Section 18.52.100 C, Parking-Requirement Schedule and Section 1$.52,160,
Exemptions {parking pay-in-lieu} during their review of the building permit floor ~
plans for the Vail Viliage Club; and
3. That the Town Attorney has appropriately required the appiicant to sign the
parking pay-in-lieu promissary note personally and that a Deed af Trus# be filed on
the property.
F:tEVE RYONE\PECWIEMOSl97\WCLUB.013
6
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EXHIBIT A - 2 pages
QWN 4F ~A1L
O,~`'tce of the Tvwn M, anager
.
75 South Frontage Road
Yait, Colorado 81657
. .
970-479-2105/Fax 970-479-21 S7
. ,M
MEMORANDUM '
1'4: Planning & Environmental Commission
FROM: R. Thomas Maorhead(,'-g
DATE: October 2, 1997 '
RE: Gienn HeelanNail Viliage Club Appeal af Administrative Action
C}n September 17, 1997 Glenn Heelan appealed administrative action of Mike Mollica, Assis#ant
Director of Community Development. Based upon the Town af Vail Code and prior agreements
made by Mr. Heelan I believe that this appeal is not timely. Attached is carrespandence from Mr.
Heelan dated June 21, 1996 in which he agress to the method, manner and procedure to establish
#he amaunt of the parking pay-in-lieu fee and he further agrees tha# the parking pay-in-l9eu will be
~ paid at the time a Temporary Certificate of taccupancy is issued.
Additianally, Mr. Heelan indicates on the face af his appeal that he is appealing the decision of Mike
MaOica of June 17, 1997. Section 18.66.030, Appea#s in subsec#ion 3 requires that any such action
must be appealed wi#hin ten calendar days af the decision becaming final. The decision becomes
final at the next Planning and Environmental Commission meeting after June 17, 1997. Therefore,
any right to appeal such decision has lapsed.
.
1 understand that Mr. Mollica will be providing to the Planning and Enviranmental Commission a
memorandum which deais with the substantive issues of calculation of the parking pay-in-lieu fee
in this particular instance. Based on the procedural issues of the lasping of the time within which
a matter can be appealed; the previous agreement by Mr. Heelan tha# the parking pay-in-(ieu fee
would be paid at the #ime of the issuing of a Temporary Certifica#e of Occupancy; and, finally, for
the subsfantive calculation performed by Communi#y Development, this appeal shoudd be
overruled.
Thank you.
( .
RTM/aw
xc: Robert W. McLaurin
Mike Mollica
CApecmem
~
RECYCLED PAPER
:s • , , ~ ~ V.
1996 ' -
~ r
•
. ;p Mr. MikQ Mofl1CA
A88istatt DItOCtO!' OtCOmtAuity DeVeltaQmCtt ~
. . ` Z'ovm af Vai1 .
. -
Dear 11+r1ce,
' Purstaar,t t0 aur przviaus ConVaUtiona, it is tny undorstandi»g and itgreamcnt that thc .
: Parkm6 Pay-in-lieu fc.a cwrently estirnattad a! 5457,334.64 as esiablished by Community
Devetopinerrt in accardancc with the glans and specaficstions submittad by Rivs Itidgae
' Partners. LLC thst indasate completian af tbe tbird and faurth flcwn as a Quasi -Pubfic
s., Club, wilt be paid over five yr,m with the first payment due aritd payable at the tima s
Tanparaty CartiScate af Ckcupancy ii issue.d. As wa ffu#her dismssed, the Tuwn ot"Viil
' Building Aepartmcnt has requetted a niliing frorn TCIIO with respect to eertain aspMsof-
' the thhirid floor design. It is my undarsWding that cartier today, Daa Stanek received `
information from ICBO the requices a chatsge of tlesign ta the third floor. 2 wauM t&e to
}
requcst that if the design aiternatives warrant a recluction in the parlcing r«quiremcnts that
li . theso roducdons be re#1+xted in the mgreet upon parking pay-in-fieu fee.
It is aIso my understanding tbai in the cvent Riva Ridge Par#ners LLC revises the currat .
aubmission and rhamges the thsrd and fauth flaors to a residential aud office use the
aFplicable parking FaY-in•fiw fcc ix currsntty $I 79,6d?'.18. It is also my understanding
that this ft if agplicable, would be paid over fivs ycars with the first payment due at the
time oftbe "Tempotary Cartificat+e of0vrupattcyr. . . ~
Finally, in s diacttssicra earfiar 3oday wiih Bob Mcl.aurin,l requmted that in the everYt tbo
~ .
Town Counr.il rcvises the pay-in-lieu i'ces or terntss pf paymcnt such that the chariges
. wouid be beneficW to The Vail "Viltage G2ab, tlrat we be includcd in the changcs for the
:t purposes ofcalculating the apprapriate fee andtor paymeut schcdutle at the tirne the
Temporay Certificatc of (hom
. pancy is issued. As I sliscussc:d with.Mr, iVXaLarim, we
_
'believe thatt the 1ang tecm cconosWc beneits to the Town of Vait vis a vis the carnirniag .
30e3 tauces generated by a cnmmecciat use of the third and fourth floors greatty outvwcigh
~ : • . SS Y
8 TQS1dttltiSj 12SC Of the SS1YfC 8~'~Cl4s ~+ei ~C mpC11~t1L'" 1t2tptfSCd b'y the $fC~tB! ~'18TjLirig
requirernents and ;Fees aFcammtrcial uae may uI#imattly be the "fitW :straw° that forces vs
to uae the spaca aa a remideatial condominiurn. Iam hopeful that the Town Councit a1sc3 ; ~y . . 1s .
' sees the tong tercn bertefits af wch an approach acsd chooscs to includa us in amy
" improvemmYts ia the aumrn Farldn8 FaY'in-Iieu ardirance. ,
~ . jp'de any furthar assistst~cq I cui be reached at 949-b277. • cnn M. Hnelan ,
~ ~
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k _ . .
.s
~ ,.....~4
~
~~~~IT B I ps'~ge
JUi18 21, 1996
Mr, Mike Mollica .
F•..
Assistant I3irectar of Community T3evelopmerat
Town of Vail
' Dear Mik
Pursuant to our previous conversations, it is my understand'zng and agreement thai the parking pay-in-lieu fees cunently estimated at $457,334.64 as established by Community
Development in accordance with the plans and specifications submitted by Riva Ridge
Partners, LLC that indicate completion of the third and fourth floors as a Quasi-Public
Club, will be paid over fiue years wiih the first payment due and payable at ihe time a
Temparary Certificate of Occupancy is issued. ' cus , To o ~l
Buildin epartmen# has requested a ruling fr CBO with respect to certain aspects of
d flo t is my u andi hat earlier ioday, Dan Stanek received
infornnation from ICBO t ia requires a change of design to the third floor. I would li.ke tra
request t hat i fthe design altematives wan-ant a reduction in the parking requirements that
. these reductions be ret3ected in the agreed upon parking pay-in-lieu fee.
It is also my understanding that in the event Riva Ridge Partners LLC revises the current
submission and changes the third and faurth floors to a residentia2 and office use" the
applicable parking pay-in-lieu fee is currently $179,667.18. It is also my understanding
that this fee, if applicable, wautd be paid over five years with the first payment due at the
time of the Temporary Certificate of Occupancy.
S ,
Finally, in a discussion earlier today with Bcrb McLaurin, i requested that in the event the
Town CounciI revises the pay-in-lieu fees or terms of payment such #hat the changes
would be beneficial to The Vail Village Club, that we be includetl in the changes for the
~~=a putposes af calculating the appropriate fee andlor payment schedule at the time the
Teinpor.ary Certificate of flccupancy is issued, As I discussed tivith Mr. McLaurin, we
_ e: ~i_:•'_~:1 .
beiieve that the long #erm economic benefits tb the Town of Vail vis a vis the continuzng
sates taxes generated by a commercial use ofthe #hird and fourth floors greatly outweigh
a residential use of the same space, yet the "penalties" irnposed by the greater pazkin,g
requirements and fees of commercial use may ultimately be the "final straw" that forces us
to use the space as a residential condozninium. I am hapeful that the Town Council also
sees the long term benefits of such an approach and cbooses to include us in any
impravements to the current parking pay-in-Iieu ordinance.
If an pl vide an further assistance I can be reached a 49-
- Y , t 9 6277.
S ncer
. lenn M. Heelan
~
. . .
EXHIBIT C - 2 PAGES'
I'~WN OF Off
W.5 Snuth Frontage Roczd .Department of Gommuniry 1'levedopmenr
Yai4 Cotorada 81657
970-479-21381479 2139
FAX 970-479-2452
: September 21, 1995 ' .
Mr._GZenn M. Heelan
P.O. Box 5770
Avon, CO $1620
RE: Application for a Conditional tTSe Permit for the Se=rano's
Building, Lot C, Block 2, Vail ViZlage ist Filing
Dear Mr,. Heelan:
' I have completed a review of your recen.tly submitted canditional
use permit application to operate a private club on the third and
fourth floors of the Serrana's Building. Lot C. Block 2, Vail
~ village 1st filing. Additipnal information must be provided in
order for staff to ade
to th revi equest. Ple respor.d .
a g;
-As you know, a"Private C1ub" is not listed as a permitted
or conditional use in the Commercial Coxe -I (CCI) zone
district. Staff has determined, however, that your proposed
use is "similar" to two of the "eating, and drinking
- establishnents', 2isted as conditianal uses (above the second
f1QOr) xn the CCI zone district. These uses are " Cocktail
lounges and bars" and "restaurants". For your information,
these will a1.sa bz the categories used to determine the
parking requirement for the club.
n to . t. ~ pa cts o y~ Poseuse,
and as required in Sec. n I11 (3) Qf the Canditiona? Use
Permit application reciuirements, pleaWe provide detailed floor
plans which i.ndicate the layout. of a1l proposed uses on the
third and fourth floars o-4 the bui3ding.
- Your application states that no exterior changes will be
made to the building. Howevex, depending on the scope of the
faod service element o£ your proposal, it would appear that
_ additional mechanical equipment may be necessary. Please
provide a cletailed description of how private dinner parties,
meetingjdining raams, additional food prep. areas, bars,
~ kitchens, etc. will be handl.ed. RECYCLEDPAPER *i
. . . . . ~ ,
. j f..,,
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Mr. Glenn M..Heelan _
Page 2 °
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-'In the Commercial Core I.zone District "meeting rooms'? may
. be approved, as aconditional use permit, anly in the basemen't... ;
- ar garden level and on the second ievel of a building. They -
are not al,lowed, as a permitted or conditional use, on the
_ first floor or street 1eve1 ar on any level o£ a building .
above the second floor. Tt would appear from your application
description that the meetinqjdining rooms will be used soleI.y
by club members, and therefore considered as accessory to the
fu.nctions of the club. However, we, must receive a mare
detailed explanation of their intended use. The club members,
as a group, cannot rent the roams to the general public...a
- how will the area on the second floor of the building,
cuacrent3.y 1abeled "The Private Club", be a£fected by your
- proposed use?
- P7.ease provide a more detai:led description of the "offiCe
space for building and club aperations" as described .:in -your
application.
As mentioned previ.ously, staff believes that additional information
is necessary in order to fu11y understand all possible impacts
associated with your proposed conditional, u.se. In orcler to stay on
schedule far the t?ctober 9, 1995. PEC meeting: please prova.de the
above requested infcarmation no 2ater than 5. t}0 p,m,,..Monday,
September 25. 1995. Sincerel.y,
;
Jim Curnutte
Senior Planner . CC: Mike Moll.iCa
Andy Knudtsen ,
~t1 e
.
v
. . . . a • ' . , _ _ ' . . , ' " , , ' _ _ ' ' ',F,
" E~~~IT D ^^,7 pSgeS .
MEMORANDllM ~
y ~
~
COPY
~ T4: Planning anci Environmenta! Comrnission FROM: Gammuni#y Developrnsnt Department
DATE. November 27, 1995
SUBJECT: A request for aConditional Use Permit to allow for a"quasi-public club" in the Commercial Core i Zone District to be located on'the 3rd and 4th floors of the _
. Se-rrano's Building located at 298 Hansen Ranch Road/Lat C. Block 2, Vai1 Village 1st Fifing. . . . Applicant. Margaretta B. Parks, represented by Glen Heeian
Planner: Jirn Curnutte
1. BAGKGROUND AND DESCRlpT10N OF TNE REQUEST
Glen Heeian, on behalf af the building owner, has requested PEC approval of a Conditional Use
Permit in order to cons#ruct a"quasi-public ciub" in the Comrnercial Core !(GC!) Zane [}istrict, to
be located on the 3rd and 4th fioars of the recentiy approved new Serrano's Building* located at
298 Nansen Ranch Road. The Town of Vaii Municipai Code defines a quasi-public use
differently from a use that is entirely private or pubifc. For the PEC's in#ormation, the code defines #hese uses as foilows:
- Private - "Private" rneans a use, area, property_or facility which is not public. (Ord.
~ 21(1994), § 5.)
- Public - "Public° means a use, area, property or facility which: A. !s owned and flperated by a governmental entity, and
functions or is avaiiable for use by all persans whether with
or without charge; or
B. !s owned or operated by a person or entity other than a
- - governmental entity, and func#ions or is available for use by
ail persons without charge. (Ord. 21(1994) § 6.)
- Quasi-Pubiic -"Quasi-public" rneans a use which is characterized by its availability to the public, with ar without cost, but which is conducted by an entity;
organizatio ersa ' not a go rnrnentai entity, (Ord. 94)
A"quasi-public club" is not specificaily listed as a permitted or canditionai use in the CGI Zone
District, Near the end of the iist of conditional uses, hawever, is a statement which aNows #or
"adz3itional uses determined to be similar to the permitted and conditianaf uses described above."
Staff has determined that the proposed quasi-pub(,c ciub is "similar" to two ofi the eating and
drinking estabiishrnents Iisted as canditional uses (abnve the 2nd #loor) in the CCl Zone District.
These uses are "cocktail lounges and bars" and "Yestaurants." Since staff has determined that
these uses are sirnilar to the proposed quasi-pubiic club, the applicant has proceeded to app(y
for a Conditional Use Permft. Additionally, staff will use tMese categories in arder to determine
the parking requirement for the club,
~
f:\everyone\pec\memos\serranog.n27
~
'
q(4e.
i n more detail in Sec i
~
eelan, recently received PEC app ovaf (March~l3 9~95) o~ dmc~l srh the the existing Ser a p Gten
no's
Building and replace it with a new structure. The approued uses fln the 3re8 #foor of the new
building include two offices and a portian of a residentiai condaminium. The remainder of the
condominium would be located on the fourth fioor of the buitding. The new concept is to use the
3rd and 4th floors exciusively for a quasi-public club. The club owners will be offering their
rinembers not only the traditionai ski starage (in the basement), but a{so areas of comfor# and
relaxation together wlth an array af services. The appGcant has indicated #hat ciub members
would have the ability ta ski down to the base of the mountain, g`
ar~d enter the club. ~iere they would have the luxury o# #aking off thel boats~ sltting down bytthe
, fireplace I n a quie# atmosphere to relax in the com#art of their wrnountain living room." They migh#
enjoy the ~refreshmeni of their choice, make a cauple of phone calls, check the stock marke#,
• send a fax, hold a meeting or hast a dinner party for their famiiy, friendsi OC k}USItIGSS' aSS4GIatP.S.
It is anticipated that the 3rd floor af the builciing would be used for: . ,
A. Personal lockers, steam room and shnwers (similar to a prlvate go1f club where :
bags are stored elsewhere);
B. Office space for building and club aperations, .
C. Lounge area where members cauld have a drink,.make a call, send a fax; and
D. Up ta three meeting andlor dining rooms. .
The 4th fioor is anticipated to be the "iiving room on the mountain." This is an area where
members could sit by the fire and relax, meet w3th friends and family, have an appetizer and a
drink.
This Canditionai Use Permit request does not invol ~
approved bu~IdEng. ve ~t exterior changes to the previousiy
The original approval o# the Serrana's redevelopment inciuded a restauran# and a"private club„
on the 2nd f3oar of the bui#din g. T h e a p p i i c a n t h a s i n d i c a t e d i h a t t ha t portion of the 2nd fioor
currently labeled as private ciub, will be used as additional dining fpr the 2nd fioor restaurartt.
Since this entire area was calculated as a restaurant for parking purposes, there will be no
additianai impacts associated with the propased change in use. .
BAQKGR4 ND
On March 13, 1995, G1en Heelan, the project developer, received PEC approval to demolish the
existing Serrano s Buiiding and replace it with a new structure. (Piease see attachment #1, site
p1an, elevation drawings and flaor plans of the approved building). The building program .
inciuded:
Commercial uses and a potential nightclub in the basemertit. f
• Retail uses on #fie 1 st floor.
• Restaurant uses on the 2nd fioor,
0 Two offices and a por#ion of a condominium on the 3rd fioor.
• The remainder of the condominium on the 4th fioor,
.rc
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f:\averyonelpec\memas\eerzanos.n27 2
In addition io #hese uses, wafkway and Iandscape improvements on the north, east and souih
sides of the buiiding were approved, a,s we11 as a 2nd floor outdoor dining deck over the Hansen
~ Ranch Road right-of-way.
To accomplish the above descrabed proposal, a CCI Major Fxteripr Alteration and the #allowing
variances were required. .
- i. A setback variance for an 114oot encroachment into the 30-#oot stream
setback fior Miq Creek (for the basement floor anly); e
2. A variance for cornman area af 78.9°la {35°1o is allawed by zoning}, . . .
Aiso, the foAowing two conditional use permits were required.
1. An ouidoor dining deck on the second floor; and
2. Office space on the third floor.
The project was reviewed and ultimately appraved by the Vai1 Town Councii and the Design
Review Board in the Spring of 7995. a
Although the applicant had intended ta dernolish the existing structure and begin consiructinn o#
the new tauilding in the spring of 1995, he was not able to adhere to that schedule and
demoiition/construction has been delayed until the spring nf 1996. In the meantirne, the aPplican# has r.ecansidered the previousiy approved uses of the 3rd and 4ih floors of the buiiding. ~ On October 9, 1995, a worksession was held with the PEC to discuss this Conditinna! Use
Permit request. At that time, the applicant had intended to have the club be a"private" club. The
PEC was not receptive to the idea al a private ciub in the Village and the negative precedent thai
may set and directed the applicant to explore other optians. ln response #o that directian, the
appficant has amended the intended operations of the ciub so that the ciub would now be open
to the pubiic (see attachment #2 for floor pians of the ciub). The applicant has indicated tha# the
Public would be able ta avail themseives of a nurnber of options reiated to club services. Far
examgle; the public could rent ski lockers in the club on a seasonai basis, pay a daify, weekiy or
monthly access fee to use al(, or'a portion a#, the club amenities, or pay a fuH m.em.bershlp fee
and accompanying annual duss. The appl;cant has aiso pointed out that the liquor license
associated with this ciuh wiii be the same as those granted to pubiic restaurants and wiil not-be a
private liquor license, . nn Novernber 13, 1995, the PEC tabled this application and requested that the Town Attarney
provide a written opinion an the appiicant's right to appfy for the requested Conditional Use
F'ermit. See attached copy of the Town Attomey"s response to the PEC request.
t11. ~R1TER{A TO BE USED IN EVALUATING THi, PRO¦ V4~`",,AL.
Upon review o# Section 18.60 - Canditianaf Use Permits, the Community Development
Department recommends approvai af the condi#iana( use permat based upon the following
#actors:
~ f:\everyona1peclmemos\serranos.n27
3
_ _ _ _ . , ' _ • . . . - , , . , _ k i
~i
A. Consideration o,~ F,~ tors• ,
. 1, Relationsiiip and impact.af the use on the deuelopment abjectives of ~
the "tawn.
Staff,.:_.s R~,--
P,~. ponse - Staff is in support of the proposed use of the 3rr1 and ~
, 4th fioors of the Serrano's Building as a quasi-public club, it would appear
. that the club has the po#ential to provide more activity and irrterest in the .
ViNage than uvouid be prnvided by ane residential dwelting unit and twa , office spaces. ~
` Additinnaliy, staff believes that the proposec! Conditionai Use Permii
request wauid serue to carry out the following goals, policies and
objectives o# the Vaii Viliage Master Plan:
2.4 Ob)ective: Encaurage the developrnent of a variety af a new _
commercial activity where compatible wi#h existing
land uses.
2.4.1 Policy. Commercial in-fill developrnent cansist+ent vAth
-
estab{ished horizontal zoning regulations shall be
encouraged #o provide activity generators,
accessibie greenspaces, public plazas, and
• " streetscape improvernents to the pedestrian
network throughout the Village,
, 2.4.2 Palicy: Ac#ivity that provides night life and evening. ~
entertainment for both the guests and the
comrnunity shail be encouraged
. 2.5 Objec#ive: Encourage the continued upgrading, renavation and
rnaintenance of existing iadging and commerciai
facilities ta better serve the needs o# our guests.
- In the CCI Zone C?istrict, "meeting rooms" may b+e approved, as a .
CanditionaE Use, only-in the basement or garden levei and on the 2nd level
of a buiiding. They are not allowed, as a perrnitted ar conditionai use, on
the 1 st floor or street ievel or any level ot a buifding above the 2nd flpor.
Since the applicant's request includes the praposed use of a partion of the 3rd fioor for meeting and/or dining raoms, staff was concemed with
autharizing a use which is specifically prohibited on this level of a building
in the CCI Zone pistrict. The appfiicant has responded to staif's concern
by committing tha# the meeting rooms witi be used solely by ciub -
members, and there#ore, GafY be COi1Sidef@d aS aCCG'SS01'y t0 the #U11CtlOClS ,
of the quasi-public club. The club members, as a group, wifi not rent the
rooms to the general public. 2. The effect of the use on light ancl air, distribu#ion of papulation,
, transportation fiacilities, wtilities, sahools, parks and recreation
facili#ies, and other public facilities needs.
~
f:\averyone\pao\memos\aerranos.n27 . 4
- . ;
Staff RePDn.ie - S#aff believes tha# the proposeci change in use from
resideniial and office use to a quasi-public club wili have no negative effect
~ on any of the abave listed criteria.
3. Effect upon traffic with particular referertce toa congestlon, automa#ave
and pedesirian sa#ety and convenience, traffic flow and control,
access, maneuverability, and removal of sndw from the sireet and
. parking areas. .
: Staff Respbnfie -Staff believes that the propased change in use from
. residential and office use to a quasi-pubiic ciub will have na nega#ive Effect -
- on any o# the above listed criteria.
4. Effect upon the character of the area in which the propos+ed use is to
be loca#ed, incluti3ng the scale and bulk of the prapased use in
relation #o surrounding uses.
Staff Res on - As mentioned previously, there wi1( be no external
changes made in conjunc#ion with #his proposed change in approved uses
of the 3rd and 4#h fioors of the Serrano's Bujlding. Therefare, there wall be
no changes in the scale and bulk of the building previously reviewed anti
approved by the PEC, Town Council and Design Reuiew Board. With
regard to the change in use and its effect on the character o# the area,
staff believes that the proposed change from one large residential
condominium unit and two small office spaces, to a quasi-public club,
cou2d have the effect o# praviding more activity and therefore a livelier fieel
to the Viilage, whach is a goal of the Tawn.
~ B. Fin in
Th PI nnin i1i nd Envir nmen J mmi sion h 11 m k h f II wln fi in
before granting a c~nditional u~a c~ rntitI. That the proposed Iocation of the use is in accord with the purposes of the
- ; LL condiiional use_permit section of the zoning code and the purposes af the
disirict in which the site is located. -
2. That the proposed iocation of the use and the cond'rtions under which it
would be operated or maintained would not be detrimental to the public
health, safety, or welfare ar ma#erially injurious #o properties or
improvements in the vicinity.
3. That the proposed use would comply wfth each of the applicable
provisions of the conditional use permit section of the zonang cade.
C. A ii»I ri ri fr D_OIjigr inof ConditionLUle irt
the C ! 2one District
!n addi#ion to the standard Conditional Use Permit Criteria and Findings listed in
~ f:\everyone\pac\mernos\serranos.n27 5
paragraphs A and B above, applications for a Conditionat Use Permit within the
CC t Zane District must address the following additiortal development #ac#ors:
1. Effecis of vehicular traffic on Carnrnercial Core 1 Aistrict• . ~
?
. Staff_ Resao= - The proposed change of aApraved uses on the 3rd and
, 4th floors of the Sercano's Ruilding, from a dwelling.unit and of#ice space
, 'to a quasi-pubiic club, would not appear to have a negative effect on vehicuiar traffic rn the CC 1 Zone D3sirict. The loading and delivery traffic
_ associated with the club witl be accommodated by the same loading and
delivery vehicles associated with #he restaurant alreadY approved on the .
secand level of the building and should not resuit in adtiitional traffic
impacts.
2. _ Reductian of vehicular traffic in Corrtmercial Core„'~ ;C}istr~ci;
_ Staff Resflons - 7'he proposed change in use would not appear to cause
a reduction, or increase, in_vehicular traffic in the CC! Zone Dis#r1ct.
3. Reduc#ion of nonessential off-street parking; , . .
Staff R%
Vonse - The proposed change in use would not reduce, ar
increase non-essential off-street parking. 7'here is currently no off-street
, parking associated with this property.
4. Control of delivery, pick-up and service vehicles;
~taff R~~nonse - As mentioned in staff's response to cri#eria #1 above,
staff befieves that there uvili be na increase in the number of deiivery, pick-
up or service vehicies associated with the proposed club.
The food and beverage elements associated with the club appear to be
minimal and can be accornmodated ihraugh the defiiveries #hat would
already occur in relation to the restaurant on the 2nd levef.
_ 5. Develapment a# pub{ic spaces for use by pedestrians;
ataff R2s,oonse - The propased quasi'public club wiii haue no eifiect,
pasitive Or C18ga#ive, on pubiic spaces for vse by pedestrians.
6• Gontinuance of the various commercial, residential, and public uses in
Gommercial Core i District sa as to maintain the existing character ofi the
area; . Staff Responsg - Staff believes that the proposed quasi-pubiic club use
would continue the various cammerciai and public use$ in the CC i Zone
Dis#rict. Approval of the club woulti displace the previouslY aPProved
dwell,ng c,nit #rorn the property, however, since the Serrano's Building
does not currently have a dwelling unit in it, (only an approval for one large
condominium to be built), the proposed club will not change the exis#ina
character of the area. In staff's opinian, the replacement o# the approved
condominium uni# with aclub is a pasitive change, as 'tt wauld appear.to
. . affer the opportunity to provide a more active and lively feei to the Vi#lage,
and to provide additional services and amenities for the Town's guests. ~
f:\evgrYonB\gec\memos\serranos.n27 6
777
7. Control quality af construction, archi#ectural design, and landscape design
in Commercial Care 1 District so as to nnainiain the existing character o#
the area;
Staff Re.s~on,s-- - The applicant has staied that no exterior chan es will be
made to the buiiding in association with the proposed club. Sta~ was
concerned however, that depending on the scope o# the food seniice element of the private ciub, it may be necessary to add additianal
' mechanical equipment rela#ed to any new or expanded kitchen area. In
, respanse to this concern, the appiicant has assured staff that all food - preparation activities assaciated with the ciub wiEl be handled in the -
kitchen of the restaurant, located on the 2nd floor of the biailding, _
8. Effects of noise, odar, dust, smoke, and ather factors on the environment
of Cammercial Care 1 District.
S#aff esp nce - Staff believes that none of the elernents tisted above wiil
be a cancern related to the proposed ciub usa of the 3rd and 4th floar, with
the possPble exception of naise. This issus was a concern durtng the initiai
discussion of the building's redevelopment, related to the possible bar use
in the buiiding. The soiution to that discussion was that noise ievels wi11
be adequately addressed thraugh the Town's exlsting naise ordinances,
and staff believes those measures are appropria#e far the proposed club
as well.
IV: STAFF RECOMMENDATI4N
~ Upon review af the Criteria and Findings outlined for review of Conditional Use Permit
applications in the CCI Zone District, staff recommends appraval ofi the apptican#'s request
for a quasi-public club on the 3rd and 4#h levets of the Serrano's Buiiding. Staff
recommends that the following cnnditians be attached to the conditianai use permit approval af
the ciub:
_ 1. As mentianed previously, the originai approval of the Serrana's redevelopment
application included a Conditional Use Permit for two office spaces on the 3rd .
_ floor. With the ciub's Conditional Use Permit appiication, the only office use
occurring on the 3rd or 4th flaors wi11 be offices used by employees and s#aff for
"building and ciub opera#ions."
The applicant has s#ated that this office space wiil not be rented to outside
parties. The s#aff recornmends that since the office Conditionai Use Perrnit
granted in the sprin of 99.5isjV ' longer sar t shaN be consider ut1
a vai a e a I of the " lub" dbQition Us er '
2. Once final floor pian drawings are provided for staff review, a parking analysis wili
be perforrn~d in order to determine if there is an incremental parking dernand
~SSOC18t~d WI#h ~h~ ptppOStd t~UaSI-pUbI1C GIUb, as compared to the previausly
approved commercial office and residentiai uses an the 3rd and 4th levels af the
building. Upon completion of the parking analysis, a parking pay-in-lieu #ee ma}r
be determined. This fse rnust be paid prior ta the issuance of a building perrnit for
the project. I I I ~ I
Please note that, un ection 18.60.p8p {Permit Apprava 'ffect) of e Town of ai1
~ Municipal Code, the approvai shall lapse ifi construction is not commenced within finro years of the date nf issuance and diiigently pursued until completion, or if the use fior which the permi# is
granted is not commenced within two years.
£:\everyane\pec\memos\serranos.nl3 7
r ~
- Enn.IBIT E - 2 pag@.5 ~ y~ i~~• a, ~ * ~ _ ~•l ~ ~ ~
TOWN
01~ YAI~ ~
'
~ .
REQLJIRED FC?it FILING AN APPEAL OF A STAFF, DESIGN t2EVIEW BflARD +pR
' PLANNING AND ENyIRUNMENTAL C011,tMISSIUN ACTIUN
A. AC`I'ION/DECISiC}N BEING APPEALED: A, The interpretation af Ordinance 18.5L100 and
the scLbsequent cal.~ulation of the Parking Fay in Lieu Fees pf $S'71,341.68 being
assessed against The Vail Villa~e Glub Building aC 333 Bridge Street, Va3.l, Colorado.
B. Th~ requirement that the Applicant sign the promissory note personally and a_
Deed of Trust be filed an the property. C. The classfication of the 3rd/4th floors
Club facil.ities as eating.and drink.ing establishments.
' B. DATE QF ACT'I4N1DECISION. June 17, 1997 (per Mike Mollica's letter)
C. NAME OF BQA„RD pR gERSON RENDERING THE DECISION/TAKING ACTION: Mike Mollica,
Ie Ass't Director of Community Development; Tom Moorhead Town A
~ ttorney
D. NAME OF APPELLANT(S): Riva Rid e Partners LLC • Glenn M. Heelan; Margretta B. Parks
MAILTNG,ADDRESS: P . 0. Box 5770, Avon, CO $1620
PHYSICAL ADDRESS iN VAIL: 333 Bridge Street PHONE: 949-6277
LEC''AL DESCRIPTIO OF APPELLANT'S PR4PERTY IN VAIL: Lot C, Block 2, Vail Vill.age
_ lst Fs.1in
E. SIGNATURE • ''t''L
(S),
. ,
~ Page 1 of 2
. . ,
~
P. Does this appeal invoive a specific pareel of lannd? _ vP ~ If yes, plcasc providc thc follQwing information:
, are you an adjacent groperty owner2 Yes no X ~
If no, give a detailed r„•:planation af how you are an "aggrieved or adversely affe,cced persan." "Aggrierred or
adversely affected person" means any pers.an who will suffer an adverse effect to an interest pratected or
' furthered by this title. The alleged adverse interest may bc shared in common with ather members of the
, cammunity at large, but shall exceed in degree the general znterest in community gaod shazed by all persons.
Glenn M. Heelan is the Applicant for the exCerior a2terations.
I~iva Rid e Partner~ LLC is the dev~Io er of the buildin and the Lessee
of the ro ezt frtam Margretta B. Parks under the Amanded and Restated
I,ease Agreement.
Mar retta B. Parks is the owner of the ro ert .
G. Provide the names and addresses (both person's mailing address and property's physical address in Vail) ofall
owners of groperty whichi are the subject of the appeal and all adjacent property owners (including praperties
- separated by a right-of-way, stream, or other intervenin_g barriers). Atso provide addressed and stamped envelopes for
each property .owner on the list.
H. On separate sheets af paper, specify the precise nature of the appeal. Piease cite specific code sectians having
relevance to the action being appealed.
,
1. FEE: $0.00
Page 2 of 2
~
_
F.XHIBIT F - 6 pages .
` .
,
September 15, 1997 PFP
; ~ ~
Mr, Mike Mollica V. c
DEV, ~.ssistant Director of Community Uevelopr~ent ~~PT
Tovm of Vail
75 S. Frontage Road - Vai1, Colorada 81657
.
RE: The Appeal ofStaffs Interpreta#ion of Ordinance 18.52.100 and the
subsequent calculation of the Parking Pay in Lieu fees of $571,341.68
~
I}ear Mr. Mallica,
Enclosed please find the completed appeals form required for filing an appeal of a
staff action. In reference to paragraph H of the appeals form we submit the
follawing:
Riva Ridge Partners .LLC, Glenn M. Heelan, and Margretta B. Parks are appealing
staffs interpretation and subsequent calculation of code section 18.52.104 and
18.52.160. Staffs interpretations have resulted in classifying the 3rd and 4th
& Flaors of The Vail Village Club Building located at 333 Bridge Street as a pubYic
eating and drinking establishment, with an accompanying assessment far pay in
lieu parking fees in the amount of $571,341.68. In addition, staffhas determined
that zn order to defer payment of the pay in lieu fees by the use of a promissory
note, they will require that Riva Ridge Parhners LLC (the developer) and ane of itps
_ managers guaran#ee the.promissor.y note, and that a Deed af Trust be filed an the .
pi-operty:
As addressed in the attached c4rrespondence, the applicant disputes the catcularion
ofthe number of parking spaces being assessed against #he property, the
requirement that he sign persanally and a Deed of Trust be filed on the property,
and questions whether in fact, the 3rd and 4th Floors that have a condirional use of
a quasi-public Club be classified as eating and drinking establishments.
Pl se fe 1 free to call with any questions or additional requirements you may
h ve
7
^8
S re1y,
enn M. Heelan
.
,Y
3uly 1, 1997
Mr. Mike Mollica ~
Assistant Director of Commuriity Development .
. Town af Vail
• Sent Via Facsimile
" Dear Mike, -
Tn ou.r meeting yesterday, we discussed our confusion pertaining to the language
af the zonang code relating to Off-Street Parking and lGoading; specifically
. "18,52.104 Section C. Other Uses #5" ms i# relates to Eating and dffiiking
establishments. As T stated, we interpre# the section to read how many actual seats
we have, as opposed to the building code occupancy standaxds which are measured
by occupant load factars per square foot. At your suggestion I will ask Tom
Moarehead and my attomey to clarify the sectione
If, after further clarificarion, it is agreed that the number of seats and the resulting
parking fees are deter.mined by the square footage of the various uses; then, we
still have questions regarding the actual number of square feet being calculated,
• mQStly as it pertains to the bar on the first flaor, and the Club areas on the third
and fourth floars. Therefore, we would appreciate the opporiunity to revisit the
parking requirements as soon as vve are able to obtain the clarification from our
respective attameys. At that time, we will also provide the final "remarked" ~
: drawings that represent what is ac#ually being built in the building.
I look d to hearing f~rom Mr. Moorehead and bringing this issue to a close as
sao s po ible. `
; iJlll
• C711I1 M. KeeE:lc~ll
cc: Charles W. Davison
#
' . . - . ' . . . . . •'f, , . : - . . ' i . r.. .
~
,
+ • • HOLLEY, ALBERTSBN! +Bc POLIC, F.C.
A77QkNEYS AT LAW
DEvvER WEsr Omce PARac
SUi'CE 100. BUILbiNG 19
~ 1567 Cot.E Bcw,
GoLDEN, CocoPAno 80401
GEORGE ALAN HOLLEY t'HONE {303} 233-9838
SCC?TT D. ALBERTSON FAX (903) 233•2860
DENMS B. POLK
EBTC E. TC?RGERSEN .
TfiOMAS A. WALSH . .
IiOWARI? R. STONIE .
_ July 30, 1997
BY TE.LECOPIER AND FI.RST-CLASS MAIL
Mr, Mike Mollica
Assistant Director af Community Develogment
Town of Vail
75 South Frontage Road .
Vail, Calorado 81657 • _
Re: The Vaa,1 Village Club, 298 Hanson Ranch
Road, Vail, Cal.orado (the "Property")
Dear Mr. Mollica:
~ This firm represents Riva Ridge Partners LLC in connection*
with the above-referenced matter. We are in receipt of a copy of
your June 17, 1997, letter concerning the payment of fees in lieu
af parking for the redavelopment of The Vail Village C1ub. The
purpase of this letter is to set forth our cl,ientrs position with
regard to those fees in lieu of parking. It is our client's
position, based upon Chapter 18.52 of the Town of Vai1 Zoning
Urdinance, that the Tawn has calculated an excessive fee.in lieu of
-parking for the re-development of The Vail Village Club. Our
ana1ysis is based upon the following:.
1. It is aur understanding that the Praperty was previously
al3ocated 27 parki.ng spaces, as computed pursuant to the Zoning
Ordinance. Zt is our further understanding that our client would
receive credit for these pre-existing parking spaces in cannection
with the re-development of the Property, and wcauld be abligated to
pay anl.y the difference between the number of parking spaces as
.determineci for The Vai3 Vi].lage C3ub and the original (in this
instance 27) parking spaces attributable to the Praperty. Based
upon our review of your June 17, 1997, letter, the Town has follawed this analysis as well. Thus, although this Ietter will
not d3scuss our client's positian on whether the Town is entitled
to collect any fees in lieu of parking, or the amount per space of
that fee, aur client's primary position in this letter is that the
Tawn has computed an excessive fee based upon the number of parking
~ spaces attributable ta The Vail Vi2lage Club as re-developed.
as „ . . ,
Mr. Mike Mol3.ica
Julli 30, 1997
Page 2. ~
2. It appears that the fees in 2ieu cf parking for The Vail
Vi11age Club are set farth in 28.52.160.B, which provides in
relevant part:
Sn Commercial Gore x and Commercial Core ZI property `
owners or applicants sha11 be requi.red to contribute ta the Town Parking Fund, hereby estakalished, for the purpose af ineetinq the demand and requirements for
vehicle parking. At such time as any property owner ar
other applicant praposes to develop or redevelop a parcel
of property within an exempt area which would require
parking andjor loading areas, the owner or applicant
shall pay to the Town the parking fee hereinafter
raquired.
• • w ,
. 2. The parking fee to be paid by any owner or applicant ~shall be determined by the Town Council» '
5. The parking fee to be paid by any owner ar appl,icant is hereby determined to be fifteen thausand dollars i
• ($15,000.00) per space. This fee sha11 be autamatically
increased annually by the percentage the Cansumer Price
Sndex of the Gity of Denver has increased over each .
successive year.
6. For additions or enlargements of any existing
building or change of use that wou2d increase the total. •
number of parking spaces required, an additional parking
fee wi11 be required only far such addition,' enlargement
ar change and not for the enti•re building or use.
Zoning Ordinance § 18.52.160.$.
It is our understanding that The Vail Village CIub is situated
within, the Commercial Core I area of the Town of Vail, and
according to the Zoning Ordinance must contribute to the Town
Parking Fund. It does not appear that § 18.52.160.B fixes the
number of parking spaces which would be attributable to a re-
development. Therefore, we assume that the number of parking
spaces (used to determine the pay in l.,ieu fee) is determined from
the specific parking requirement schedule set forth in § 18.52.100,
St is our understanding that The Vail Village Club will be confined
ta some retail, personal service and repair sht>ps, and some
restaurant/alub, ancl a small portian (under 100 square feet)
, ~
~ -
r w ? ' _ , . ' ' ' . .
Mr. Mike Moilica
July 30, 1997
~ Page 3.
dedicated to office. According to § 18.52.100, parking spaces for
those uses are determined as follows;
C. Other Uses.
4. Retai,n Store, Personal 1.0 space per each 300
-
Services and Repair Shopa feet of net flaor space -
5. Eating and Drinking Establishments 1.0 spaae per each 8seats,
based on seating capacity or
building cade oacupancy
atandards, whichever is mare
restrictive
~ 18.52.100.C (emphasis added).
LTnder § 18.52.100.C., parking spaces required fcar retai3 use,.
are determined based upon ane space per 340 square feet of net.
. floor space. For eating and drinking establishments, such as the,".
cl.ub portion of The Vail Village Club, the parking requirement is.
1.0 space per each 8 seats, based on seating capaczty ar building~.
code occupancy standards, whichever is more restrictive; however,
it does not appear that this provision permits the determination of .
parking requirements based upon square feet of net floor space, as
~ done for retail establishments. This parking requirement appears
to be consistent with the intent of the ordinance to require aff
street parking in the amount actually needed by the development.
This would explain why the Zoning Ordinance determines necessary
parking for a retail establishment based on net floor space, while
a restaurant use is based upon seating capacity. .
Based upon our review, it appears that the fee-in-lieu of
parking must be determined based upan the number of off street
parking spaces wh3ch the.Town could require pursuant to s 18.~52.100
of the zoning ordinance. It is our understanding that The Vail
Village Club and restaurants wi11 have a maximum of 210 seats,
which is Iess than the maximum number permitted under the
applicable building code. Therefore, it would appear that. the
number af aff-street parking spaces which could be required for the
restaurantJciub would be 26.25, i.e., 210 divided by 8, rather than
49.47 as caiculated by the Town based upon net floor space. It 3s
our client's position that the Zoning Ordinance Iimits the fees in
1.ieu of parking ta an amount equaZ to the per space fee multiplied
by the number of parking spaces which could be required under § 18.52.104. Assuming the accuracy of the Town's net floar space
calculations, it is our client's position that the number of
parking spaces shoul.d be deterrnined as follows:
~
.....,..:.-...r.,,-,,,.;,...~,.,.-...-,,..,..,-...
17
•
. . , „
.
Mre Mike Mollica
July 3Ar 1997
Page 4. ~
1. Restaurant jClub - 210 Seats - 26.25 Par9cing 8paces
2. Retail = 3,704-Squaze Feet - 12.35 Parking Spaces 3, ' offiae = 39 3quare Feet = 0.26 Parkincy,Syaces
, TOTAL 38.76 Parking Spaces
Minus 27 (Grandfathered) Net Total 11,76
Fin;ally, it is our cliAnt's position that assuming a parking
fee of $16,333.38 per space, the parking fee for The Vail Village
C1ub should be $192,080.55,
our client requests that the Tawn reconsider its computation
of the fees in lieu of parking and advise our client as to whether--
the Town wi11 change its position from yaur June 17, 1997, letter,'
that the parking fee far The Vail Vi11age Club is $571,341.63;'
rather than $192,080.55, as our c2ient suggests. In this regard,.-
our client would be available to discuss this matter with you at'
greater iength, if that would serve to clarAfy their positian on
the fees in lieu of parking. Thank yau for your attention to this matter and your ~
professional courtesies in this regard.
sincerely,
~
HOLLE.Y, ALBERTS POLK,1't p. C.
. /"~'~r . ~
Eric E: Torgersen `
EETjdb
cc: Glenn M. Heelan
,
. ....._<r.r...,..-.,. _ . _ . . . . . . .
~ r~_-~w-.oev- ua•a~ - Jci~~c ~t~h~1 ~~~cK~~ ' _ . ' , , ,
{ - - . , , _ - - -
. SC M, P L E- EXHI$IT G- 1 page
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' A C? S E R T 5
PRoaEcrI No. ~LL YILLAGE. CLtIS
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AARTICIPANTS C~
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oR,G.ra cEv~raat.
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~ •
1
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1406 Eanmer 5quare, Suic~ 300 A ProfessionaI Corpotation Phane 303-571-4137
qenver, Calorada 84202 ~ ojArchitects and t}esigners Fax 303-571-0903
TCITAL P.03
~ `z
~ ME1VtC7RANDUM
T4: I'C?WN COUNGIL
C.C. PLANNING AND ENViRONMENTAL COMMISSION
FRC3M. LI(7NSHEAd MASTER PLAN TEAM
DATE: Uctobcr 10, ] 997
RE: LTONSHEAD REDEVELOPMCEIVT MASTER PLAN
PRUPUSED MODIF'ICATIONS Tfl APPRO'VED SCHEDULE
The sehcdulc approved by the Town Council for completion of Stagc 7'hrce ofthc Lionshcad
Redevclopment Mastcr Plan process contemptated a flnal recomcndation by the I'lanning and
Environmental Cotnmission (PEC) an C)ctober 13, two worksessions with the Towii Council on
October 14 and 21, and afinal selection or creation of aprcferrcd mastcr plan frarncwork at thc
cvening mceting on Octobcr 21.
1-lowcvcr, qucstions and camrncnts xcceived from the community, thc PEC anci thc Council in thc
foue publit; rYicctings oti this subjcct to clate suggcs# a nccti for morc infarmation and discussion on
~ sotnc kcy clcments of thc mastcr plan framework prior to a dccision. Thcrcfor, thc Lionshcad
"I'cam proposcs to extend Stage Three to a11ow for more analysis, educationi and crealion of
comfort witri the intent, directian and basic feasibitity of this critical tramework. Wc
bclicvc that morc timc invcsted now wi11 yicld a better result latcr.
Thc proposed reviscd schcdul'c for complction afthis Stagc '1'hrce oFthe mastcr plan proccss aiso
would pcrmit severai additional ciascussion apportunities for Council, PEC, and the
cominunity.
Oct. 13 t'EC Worksession to revaew and approve a4 niany of the 14
elemcnts aFthc mastcr plan framcvvork as possiblc, and (2) to offcr
rcactions, c{uestions, comments and possible alternatives on those
elements which need additional consideratitin
Oct. 14 Councit Worksession (l) to approve a modified schedule for ccrmpletion
of Stage Thrce and (2) receive the Tearn"s presentation afthc 14
elements compr'tsing the master plan framework and react, question
and comment as yau may desire.
Oct. 28 Counci] Worksession Presentation on financing alternatives to achieve
the desired objectives in Lianshead. Wc prapose to vidcotape this
discussion for possible replay on Channel 5 andlor for distribution
~ ta interested persons who may not be able ta attend the meeting.
Nov. 10 PEC Discu5sion and recnrnmcndatiort as rcquired
Nov. 11 Council Worksession DiScussion af issucs, irnpacts, general costs, and ~
irnplemcnting steps rclating to two clemcnts of thc proposcd rnastcr
plan framcwork: (1) rcalignment ofthc South Frontagc Road in thc
vicinity ofthe VA Scrvicc Yard in ardcr to crcatc a ncw "Wcst
End" mixed use development opportunity area and {2} the
proposcd "Central Spine" transit corridor through Lionshcad
Nav. 24 PEC Discussion and recommendation as required
Nov. 25 Councit TOUR of ICcystone's River Run devclopment and possibly othcr
Iocaticans in ordcr to epericnce various development scenarios
(PUBLIC INVITED to participatc)
Dec, 2 Caunci! Worksession __Discussion of "performance zaning" and
hcight/densitylsetback issues,
Dcc. 8 PEC Discussion and recamrncndatican as necessary
Dec. 9 Council Worksession on autstanding matters
I?ec. 16 Council Worksession, as requircd 40
Evening NTeeting "SELECTIC}N OR CREATIUN ()F
PREFERIRED N1ASTER PL.AN FRAMEWORK"
i.e., decisions or? the 14 frarnework ctements
At thc first mceting in January (January fi, 199$), thc Tcam will present its proposeci workplan
and Schedulc of public mcctings far Stage Faur, in which thc dctails of HO'W the master plan
framework clcments can be achieved will bc drafted, discussed and rcfinctl and, finally, addptcd in
an actual "Master Plany" documcnt.
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HAROLb A. TLTRTI,F'I'ACTB
ATTt)RNi3Y hT T.AW
i1T[C)~I513~1NK TIUILpTtitG PII~}j~jE (aC?S) ~1~'C?°'t~:~`3:3
~o NOF2Tt( Kf'sNbALC. I)I2CVE
SL7tTI.:5=t'± FAX (005) B7()-E3:3a3
bii,ANtT, FI, aaiaa
OGfok?er 1, 1997
Town of Vail Councifi
Planning & Envircanmentai Commission
Town of Vail 75 S. Frontage Road
Vai{, CO 81657
Re; Redevelopment Plan o# Lionshead
Gentlemen and Ladies:
Recently, 1 received a 1e#ter from Jeffrey Wright, Vice President &General Manager of
Destina#ion Resorts advisirig me of the Redevelopment Plan for Lionshead. I own a unit
in Vail 21. I thoroughly reviewed his letter and the drawings, articles and ather infarmation
• that was provided to rne. My feelings, as to what is presently being considered by the
Town of VaiC, are cc>mpiex in that 1 want L.ionshead to be put on an equai foating with Vai1
~ Village; hawever, wha# is presently in #he works appears ta be #ota1Ey in conflict with what
would be reasanable density in this area of Vail. Beaver Creek is an extrernely successful
development. But in my opinion, it has been totally overwbuilt. ! do not want this to happen
in Lianshead. The increase in height to seven stories in Lionshead wauld in eFfect rnirror
most of the develapment in Beaver Creek. Five stories, in my opirion, is high enough for
L,ionshead. With height comes density. Envirattmental cancerns that have fo be
addressed are those of pollution, water supply artd waste dispnsal. The creatiort of this
central spine wi11 result in further commercial traffic through the central area of Lionshead.
This traffic will lead #o further pollu#iort of the air unless electrified transpor#atian is utilized
which, in my opinion, shauld immediafely occur for the existing rou#es 'in uail. Further, this
central spine wiil resuit in the taking of land and the destructiort of improvement fram
certain condominiums that presently exist. This will present many, rnany problems and
litigatian cau{d occur Iasting years. As I stated previouslY, Lianshead needW a different
image; hawever, do the sacrifices and expenditures out-weigh the ultimate beautification
of L.ionsliead,
j Since e1Y,
1
a Id A. TUrtIetaUk?
~ HATJct
~
RECEIVED OCY 1 0 1997 c LANaMAtK - vArL cONDOMINIuM xssoc., Ir,c.
610 wEsT LIoNsNEAD ciacLE, vAit, cc~~ORADO 81657 ~ october 3, 1997
Town Council
Town of Vail
75 S. Frontage Road -
Vail, CO 81657
Dear Cauncil Members:
As representatives of the owrners of residential and commercial properties in the Landrnark
building, we have foilowed the planning process for development of a new rnaster plan for
the Lionshead area with a great deal of interest and eoncem. The initial poticy objectives
adogted by the Council seemed to pravide an excetlent framevvork for rethinking the
present and future situation in Lionshead. The planners have done an excellent job of
identifying deficiencies and weaknesses in the existing area, anc3 rnany crftheir
recommended changes are worthwiule.
, We were disappointed, hc?wever, at the conclusions they have reached and the=final plan
they are proposing to the Town. At one ofthe recent public meetings, we raised a number
of questions about the plan, and specifically asked for estimates of construeiion and'
~ irnplementation costs, loss of revenues during construction, advantages and ciisadvantages
of alternative plans, and details regarding those alternatives. These questions were not
answered, and we were forced ta conclude that the planners have arrived at the `best
plan', withc?ut giving the community an opportunity to cansider other schemes.
Specifica;tly, we tio not consider the `straight-through' transit plan ta be either practicable
or necessary. The impact of such a scheme on the Landmark is rnajor, indeed; in addition
to losing the comrnercial particin of the building, the plan would efiminate the swiunrrung
pool, hat tubs, and deck which are used by owners and #enants ofthe residentiat units in
bnth the tower and the townhouses. No altemative replacement Iocatiryn, or costs, for
these facilities have been identified.
In addition, we have expressed our concern repeatedly that ihe density of development in
Lionshead not be increased substantially. The seven-stary buildings suggested by V.A. for
the area now occupied by the 5unbird Lodge and the Gondola Building are examples of
this higher density. We are concerned that such buildings wiil black views ofthe
mountain, reduce open space, increase Cra.ffic (both pedestrian and vehicular) into the core
area, place further stress on already insufficient parking space, increase noise levels, and
change the chuacter ofthe entire village, The planners suggest that finarrcing the plan will
require similar increased density throughaut the villagei with existing buildings being
rebuilt to a greater height, larger rnass, occupYing greater land area, with less parkrng and
tess open space. t)nly through such ` redevelopment' can the project be financed,
according to the pla.nners.
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MEMORANDUM
~ T4: PLANNING AND ENVIRONMENTAL C4MMTSSI0N
C.C. TUWN C(JUNCLL,
FROM: LIONSHEAD TEAM
- DATE: C}ctober 13, 1997
RE: LTONSHEAD REDEVELCJPMENT MA.STER PLAN
STAGE THREE: SELECTIO1tiTlCREATIUN UF
PREFERRED MAS'I"ER PLAN FRAMEWORK
T"he preferred master plan framewark is the articulatinn of the vision for the future
of Lianshead. It serves as the "roadrnap" for irnplementation ofthe six community
policy objectives adopted by the Town Cauncil an November 4, 1996 to address the
problems and apportunities faund in Lionshead. It also addresses the urban design
principles articulated in June 1996 what elements need to be atlded to Lionshead to
imprave its loak, feel and functioning and suggests locations and policies for
implementing <`Wish List" items articulated by the community earlier in this five-stage
~ process.
° The master plan frarnework consists of three main areas and 14 etements.
A. The Land Use Framework:
1. Publ'zc View Corridors and Natural Environment Cannections
2. Real Estate Qpportunity Areas
3. Public Lands iJpportunity Areas 4. Housing dpparzunity Areas :
B. The Circulation Framework: 1. The Pedestrian Circulatian Framework/ the new "Main Street"
2. New Skier Drop-off Area and I2:egiona1 Transit Stap
3. Modified Service and Lodge Access
4. AdditionaZ t)pportunities for Parking
5, Re-alignment of the South Frontage Road
6. Improved Transitl "tPenple I}elivery"
7. Impraved Connectian between Lionshead and Vail Village
C. The Urban Design: 1. Pedestrian Gateways
2. Vehicular Gateways
3. Corridors, Intersections and Public Gathering Piaces
~ 1
. ~
The purpose of today's discussian is #wo-fold:
(1) to enable the PEC to recomznend approval on as many of the 14 framework elernents ~
as possihle, and
(2) to have the FEC articulate what additional information it feels is necessary in order for
the community and the Town Council tcr proceed comfortably with decisions on the
remaining framework elements.
While the legal notice of this meeting calls for final determinations, the Lionshead Tearn -
suggests that the PEC take as much time as it deerns necessary to id+entify and, at a future
meeting ar meetings, review whatever information may be rnost helpful in reaching the
mast usefui reccrmmendatian to Council. please review the attacheti memo to Cauncil
proposing a modified schedule for carnpletion ofthis Stage Three,
As a reminder, after the master plan framework is adapted at the eonclusion of Stage
Three, it is in Stage Four of the master planning effort that specific detaiis of
implementation ofthe framework elements will be drafted, reviewed and adopted by the
Tnw'n Council with input from the community and a recommendation from the PEG as the
Master Plan documenf, itself. The specific details rnight include changes to the existing
zaning ordinance (substantive regulations andJor procedures foz- development approva]'),
design guidelines; and financial implernentation options.
In Stage F'ive, actual code changes would be drafted, reviewed and a.cted upon by the ~
Town Council pursuant to afu11 public process including 1'EC recornmendations.
Following adoption af whatever code modifications may result from this process, specifc
development proposals from the private or pubiic sectors will be reviewed using the
substantive and procedural criteria set forth in the Master Plan and its implementing
ardinances.
TEAM R.ECUMMENDAT'ION: ~
(1) Consider each af the 14 elements comprising the frarnewark for the Lionshead
Redevelopment Master P1an in the cantext of (a) the Community Yolicy Objectives, (b)
the Urban Design Principles, and (c) "Wxsh I,ist" items addressed;
(2) Recommend approval on as many of the 14 firamework elernents as passible, and
(3) Articulate the PEC's reactions to depicted components of each elernent, pose
additional questions to be answered, and suggest apprapriate altematives to address the
problem and achieve the policy objectives, urban design principles and "Wish List" items.
The team would propose tc« return to the PEC at a fi.tture rneeting or meetings with
additional inforrnation on those points for further consideration and recammendation by
the PEC at that time:
2 ~
.
~ Tigure 1- LIONSHEAD STITDY AREA AND CC}NNECTIONS
Figure 1 is FC)12 INFURMATItJN, UNLY and is designed to orient you to the study
area, as determined. in the Process Grourad Ruies adopted on Navember 4, 1997 and to
show the study area in the cantext of the surrounding town of VaiL It illustrates the fact
of.Lianshead's connection to and integrai part in t`the Vai1 resort experience"-
lmprovements tcr Liorishead benefit the larger Vail resort and community.
Figure 2- EXISTING PRt7BLEM/ ISSUE AREAS
Figure l is FOR Il'+TFQRMATIUN, ONLY. It iilustrates the pro6lems identified by the
community and the Lionshead Tez,m in Stages t?ne and Two.
Figure 3- PUBLIC VIEW CORRIUORS AND
NATURAL ENVIRCI1VMENT CUNNECTIUNS
~ Figure 3 identifies the five public view corridors designated by the Town Council on Ju1y
1, ] g97 to serve as critical design constraints and illustrates appartunities to bring the
mountain into Lionshead Village visually and through physical connections.
Policy abjectives Served:
I . Renewal and Redeveloprnent
a, Sense of place will be enlianced thraugh stronger cannection to natural
environrnent
b. A series of strang cannecCions to the Gore Creek Corridor will strengthen the
identity of Lionshead as a mountain resart
c. Public view corridors toward the mountain will strengthen the identity and
sense af place af Lionshead
2. Vitality and Amenities
a. An enhanced Gore Creek Corridor and new and improved connectzons to the
natural environment will provide a tremendnus recreational arnenity, both
passive and active.
3. Improved Access and Circuiation a. An enhanced Crore Creek Corridar, better linked to the Lionshead village core;
will greatly enhance the pedestrian circulation opportunities along the creek,
and from the creek into Lianshead.
~ 3
.
4. Improved Irfrastructure
a. By implementing; improvement ofthe Gare Creek corridor and providing new ~
connections ta the corridar, the walkway infrastrueture will be improved as
weil.
Urban Design Prineiules Served:
1. Connect Liflnshead physically and visually to the mountain landscape _
_ 2. Provide physical and emotianal comfort for the users of Lionshead .
a, A strong connection ta the natural mountain environment will greatly increase
the comfort and enjoyment of the Lionshead visitor
3. Provide asense of arrival to Lionshead.
a. An enhanced Gore Creek carridor will prpvide significant arrival statement
oppartunities along the recreationat path systern
4. Provide gates and portals to define sequential spaces and places
Wistr List Itgms A dressed.
1. Rebuild the skier taridge to pravide a connection to the mountain for both skiers and
pedestrians
2. Provide recreational connection to south side of Gnre Creek
3. Provide enhancements to the existing stream walk along Gare Creek
4. Provide enhanced access to Gore Creek
5. Provide more and enhanced pedestrian corritiors ~
6. Provide enhanced "green space" in Lionshead
7. Provide visual access to the mountain
TEAM RECOMVENDATION: Approve this element af the master plan framework.
PEC: REAC"TION TO DEPICTED COMPONENTS:
ADDITIONAL QUESTIONS Tt) BE ANSWERED:
ALTERNATIVES SUGGESTEU:
~
4
Figure 4- REAL ESTATE OPPORTUNTTY AREA.S
~ Figure 4 illustrates both redevetopment and new development oppartunities, including a
. "West End" znixed use development oppartunity propased to be created by re-aligning the
South,Frontage Road in the vicinity of the VA Service Yard.
- Pcalgcy Oi".ectives Served: - 1. Renewal and Redevelopment
a. Existing awners in Lionshead eager to redevelop and improve their properties
presents a significant opportunity to achieve renewal
2. Vitality and Amenities
a. The development opportunity areas represent the potential ofnew civic
facilities, new recreational facilities, and enhanced vitality throughout the
Lionshead area
3. Stronger econamic base through increased "Live $eds".
a. As existing properties redevelop, and as new development occurs, the aznount
of "°Live Bed" lodging facilities can also be increased
4. Improved Access and Circulation
a. As existing properties in L'ronshead redevelop, the access to, through, and
around the properties vvill can be enhanced
5 Improved Infrastructure
~ a. Many of the existing structures in Lianshead and their associated
infrastructure, are in poor conditian disrepair. As these projects redevelop,
there Is great apportunrty to upgrade the surrounding Ynfrastrcrcture as well.
Urban Design Pxinci,ples Served:
1. Throughout the redevelopment process on these individual properties, all ofthe Urban
t. Design Principles can be implemenCed, including:
* Creattng visual and physical connection ta the mountain
- * Provitiing physical and emotional comf'ort for users °
* Praviding a sense of arrival
* Creating lantimarks and turning po'tnts
* Providing gates and portals
* Defining appropriate land uses adjacent to outdoor spaces
Wish-tist Items Addressed.
1. Rebuild the skier bridge so that it is a significant landmark with architectural quality
2. Provide new recreational opportunities
3. Enhance the landscaping and pedestrian experience in the Lionshead mall
4. Provide new ladgingl hotel facilities in Lionshead
5. Cansider use ofunplatted tennis court site for develaprnent
6, Consider use ofnarth day lat for mixed use development
~ 5
7. Consider use ofwest day lat, V.A. service yard, and Holy Cross site for mixed use
development ~
8. Many wish-list items deal with the creation ofnew pedestrian circulation systems in
Lionshead, enhancement of existing facilities, and the creatian of avariety of new civic
facilities.. It is through the redeveloprnent of existing properties, and the develapment
of new real estate opportunities, that these ideas will be realized.
TEAM RECOMIVIENDATION: Apprave this element of the rnaste.r plan framework.
PEC: REACTIONS TO I:7EPICTED CC7MPC}NENTS: "
ADDITIONAL QLTESTIONS TQ BE ANSWERED:
ALTEIZNATIVES SUGt'rESTED:
~
6 ~
Figure S- PUBLIC LANDS UPPOItTUNITY AREAS
~ Figure 5 illustrates enhancernent oPPortunities for Public lands,
Palicv #aiectives Servecl•
1. Renewal and Redeuelopment
a. The enhancement and renewal of public lands and rights-of: way in Lionshead
wzli help to establish identity, create senrse of placey and an improved aesthetic .
chaTacter. .
2. 'Vitality and Amenities
a: The enhancement of public lands and rights-of-ways in Lionshead will create
multiple opportunities for the enhancement of streetscapes recreational
amenities.
3 Irnproved Access and Circulation
a. Alrnost a11 of the public access paints and circulation systems Iie within Town
of Vail rights-of-ways. The improvement of access points and circulation
systems is the primary oppartunity presented by the impravernent ofthese
public lands.
4 Improved Infrastructure
a. Much af the infrastructure vvith I,ionshead, such as utilities, drainage, and
streets, lies on public ]ands and rights-of way: Through the enhancement of
these lands, the accompanying infrastructure can be improved as well.
~ Urb n D si n Prin i les r ve :
1. Thraugh the enhancement af public lands and rights-flf-ways, ali of the IJrban Design
Principles can be implernented.
Wish-list Items Addressed• . . ,
1. Provide new and enhanced recreationat opportunities .
2. Pravide enhanced streetscape experiences for all pedestrian and vehicular circulation
ways.
3. Pravide enhanced signage on all streets
4. Enhance Gare Creek walk West of ski yard
5. Provide new connections to the natural environment nn the south side of Gore Creek
6. Provide snowmeiting and better drainage on public walkways
7. Provide new sidevvalks and pedestrian connections
~ 7
TEAM RECC)MNENDATION: Approve this elernent af the. master plan framework
TEU COMPONENTS: ~
PEC: REACTIUNS TU DEPIC
ADDITIONAI, QUESTIC?NS T"C? BE ANSWER.ED: _
AL'T`ERNATIVES SUGGESTEL3:
~
~
8
Figure 6- ROUSING- qPPURTUNITY AREAS
~ Figure 6 illustrates three types of loeals housing opportunities: site specific apportunities,
the praposed "West End" rnixed-use development, and dispersed housing thraughout
Lionshead.
Policy Objectivcs Served:
1. Renewal and Redeveloprnent ` a. The creation of new housing products in the Lionshead area can be facilitated
through the lang term redevelapment process.
2. Vitality artd Amenities
a. In addition to being part of the redevelcapment pracess of Lionshead, housing
will help add vitality, energy, and a sense of true cornmunity to Lionshead
3. ereative Financing for Enhanced Private Profits and Public Revenues
Urban Design Principles Served:
1. All af the Urban Design Guidelines vvill be instrumental in helping shape the form and'
articulation of any new housing products in Lianshead.
Wish-tist Items Addressed:
~ 1. Provide new housing integrated into Lionshead core area
2. Provide hausing an outer edges of Lionshead
3. Provide housing praducts on Holy Cross Parcel
4, Provide hausing at V.A. service ya,rd
S. There were numeraus policy based housing wish list items, ruhich to a great extent can
be physically accommQdated based upon the proposed Housing ()pportunity Areas
plan: TEAlV1 RECOlV1MENDA,TION: Approve tliis element of the master pian frainework
PEC: REACTIONS T{? DEPICTED COMI'ONENTS:
ADI?IT"IQNAL QLTESTIONS TO BE ANSWEREll:
ALTERNATIVES SUC'iGESTED:
~ 9
Figure 7- LAND ITSE FRAMEWfJRK DIAGRANI ~
Figure 7 is a diagrammatic representation af the prapased framework of different land
uses throughout Lionshead (figures 3-6). In each of these "hubs", as redevelopment
occurs, the pQlicy objectives vvill ba aehievab]e.
Urban Desi,gn PrincipI;cs._Served> As in the case of the Policy Objectives, all of the Urban Design Guidelines will help
determine how redevelapment occurs within these individual land use hubs.
Wish-Lis llems Addressed:
Throughout the community's wish-list, requests are made for new civic oriented projects,
new connections to the natural enviranment, new lotlging "Hat Bed" products, new retail
and commercial opportunities, and new cammunity oriented rnixed use development. This
land use framework diagram provides for all of the different land-uses, organizin,g thern
according to their relationship to ane another and to the overall study area.
TEAM RECC?11MENDATIUN: Approve this element af the master plan framewnrk
PEC: REACTIONS TO DEPICTED COMPONENTS:
~
ADDITIUNAI., QLTESTIONS TO BE ANSWE,RED:
ALTERNA'I`IVES SUUCrESTED. ,
Figure S- EXISTIN+G ACCESS ANALY5IS
Figure 8 is FOR INF{)RMATI+DN UNLY. It illustrates the forrns and volume of amvals
to Lionshead.
10 ~
Figure 9- PEDESTRIAN CTRCULATI(3N F12AMEWORK
~ Figure 9 illustrates the prirnary east-west and secandary north-south czreulation pattern .
, proposed far Lianshead, focusing an creation of a new "Main Street" through the heart of
Lionshead.
PQlicy Obiectives Served: 1. Renewal and Redevelopment
a. Through the enhancement of existing and the creation of new pedestrian
corridors, Lionshead will be able to achieve a stronger sense of place anci
- identity.
b. Improved pedestrian corridor's that carry a higher volume ofpedestrian traffic
will be an incentive for shap anti building owners to enhance their properties in
respanse to greater custamer opportunities.
e. The creation of strong north south pedestrian corridors will increase the
amount of sunlight, increase the views toward the mQUntain, and greatly
increase the aesthetic character anti sense of place in L`zonshead.
2, Vitality and Amenities
a. The creation ofthe proposed "Main Street" through the core of Lionshead vvill
create new opportunities for retaillcornmercial and ladging praducts, adding
vitality ta the enrire Lionshead core.
b. The pedestrian circulation framework has the opportunity to create several
~ significant public gathering spaces, as we11 as def ning a strong pedestrian
"streetscape" alnng pedestrian corridors
3. Improved Access and Circulatipn
a. The proposed pedestrian circulatian frarnework will ;mare evenly distr'rbute the
visitars through Lionshead, resulting in Iess cangestian and a more pleasing
pedestrian environment
4. Irnproved Infrastrueture
. a. The pedestrian circulation corridors are part, of Lionshead's infrastructure that .
vvitl'be impraved th'rough the redevelopment process.
Urban Design Princinles erved.
1. CQnnect Lionshead Physically and Visually to the mountain'landscape
a. This is being accornplished through the creatian of strong north-south
oriented streets
2. Pravide physical and emotional cornfark for the users ofLianshead
a. The creation of a clear, easy to navigate pedestrian circulation system is very
important in creating a sense of security and camfort for the visitors to
Lionshead
~ 11
3. Provide a sense af arrival to Lionshead.
a. The creation of the proposed i`mairt street" in Lionshead would create a strong ~
sense of arrival far both pedestrian and transit passen gers. This sense of arrival
can be articulated at both the east and west end of the "main street" as well as
at the central intersectian with the primary north-south corridar
4. Create landmarks and turYUng points in Lionshead
a. The intersections created by the pedestrian circulation framework present the
opportunity for public gatheririg places, tuming points, and landmarks- both
thraugh architecture and the design ofthe public open space. Wish-tist Iterns Addresseci.
1. Redesign and improvernents of the Lionshead Mall
2: Provide more sidewalks, pedestrian corridors
3. Provide emergency and maintenanee vehicle aceess
4. Better use of north south corridor fram north day lot down to Lionshead mall
. 5. Provide stronger visual cannection to mountain
TEAM R.ECOM1V1ENDATT(JN: Approve this element of the master plan framewark
i EV. REAC#. I1~.?NS TO LL1 ICTd...aD COlYl1 W1 \ENTS.
~
ADDITIONAL, QUESTIUNS TO BE ANSWERED;
ALTERNATIVES SUGGESTED:
~
12
I'igure 10- MC}I)IFIED 5ERVICE AND LUDGING ACCESS
~ Figure 10 illustrates the propflsed madifications tQ the existing vehicular circulation
system and the creation of a new regional transportation center (including skier drop-off
and shuttle drop-off). The proposai connects East Lionshead Circle ta the Frantage Road
on the east end of the parking structure, instead af on the west end, as presently exists,
Pal~ Ub'ectives Served.
1. Renewal and Redevelopment -
a. Through the implementation of a modified vehicular circulatioza systern, many
ofthe existing pedestrian and vehicular conflict areas wiil be resolved, resultin;
in an improved sense of identity, a clearer purpose to the vehicular circulation
patterns, and the opportunity for enhanced aesthetic character along the
streets.
2. Vitality and Amenities
a. `I'hrough the implementation of new and rnadified streets, there is a strong
opportunity to create a consistent, high quality streetscape experience for the
: visitor arriving by vehicle.
3. Improved Access and Circuiation
. a. The Modified service and lodging proposals will go further than any ather
element of the master plan in assuring the long term improvement and quality
of the vehicular access and circulation in Lionshead
~ 4. Improved; Infrastructure
. a. Streets and the streetscape are perhaps the most irnportant part of public
infrastructure, and through the implementation of this propasal, significant
improvements to this infrastruGture will be accamplished.
Urban Desi~n Principles, Sgrved•
1. Provide physical and ernotional comfart for the users of Lionshead.
a: Just as a well organized pedestrian circulation system provides comfort and
security for the pedestrian, a well organized, safe; and efficient vehicular
circulation system wi11 pravide comfort and security fdr the visitor arriving by
car.
2. Provide a sense csf arrival to Lionshead.
a. T'hrough the impravement and modification of the Lionshead vehicular
circulation system, visitors will be able ta experience a greater sense of arrival
as they are not sa distracted by having to find their way to their destination.
~ 13
Wish-list Item,s Addressed•
1. Reaiignment of South Frontage Road at V.A. service Yard_ ~
2. Improve frontage t-oad through Lionshead area
3. Remove vehicular and pedestrian conflicts
4. Reduce vehicular presence in Lionshead
TEAM RECOMIVIENDATI(?N: Apprave this element of the master plan framework ~
- PEC: REACTIONS TO DEPICTEI3 CUMPONENTS.
ADDITIUNAL QLJESTIONS TO BE ANSWERED:
. ALTERNATIVES SUGGESTED:
~
~
14
Fxgure i i- LOA~INc ANn DELIVERY coMpoNENTs
~ Figure 1] illustrates alternative locatians for loading and delivery for Lionshead.
PolicTy iectives Served.
l, Renewal and Redeve3oprnent
, a. Loading and delivery facilities should be as invisible as possible to the
Lionshead visitar: Less intnisive loading & delivery would create the .
' opportunity far enhanced arrival and entry sequences, a stronger sense of place
and identity, and a greatly improved aesthetic character.
2. Improved Access and Circulation
a. The removai of taading and delivery functions from the prirnary pedestrian
entry points into Lionshead wilt solve some of the biggest pedestrian-vehicular
conflicts that exist today.
3. Improved Inf'rastructure
3
a, The creation of Iess intrusive and more centralized loading and delivery
facilities will add a significant new infrastructure elernent to the Lionshead area
Urban Design Princi,.ples Servetl:
As stated abave, a successfut loading and delivery plan wi11 enable the pedestrian
envirqnment to better accomplish the Urban Design Prineiples.
~ Wish-list items A dressed:
1. Provide centralized loadiniz and delivery facilities in Lionshead
Minimize or eliminate vehicular, laading and deiivety, and pedestrian conflicts
TEAM RECUMIVIENDATION. Approve this element ofthe master plan frarnewark
PEC: REACTIONS TO I7EPICTED COMP'ONENTS:
ADDTTIONAL QUESTIONS TU BE ANSGVEREID:
ALTERNATI'V"ES SUGGESTEI):
~ 15
Figure 12- lPARKING t7tPPORTUNITY AItEAS
Figure 12 iltustrates areas for additional pubiic andlor designated empioyee parking in
Lionshead.
Policy C)bjectives Served:
1. Renewal and Redevelopment n .
2. Vitality and Amenities . a. By providing additional parking faeilities, existing surface parking ltrts can he
better used to achieve both redevelopment and vitality and amenities
objectives.
3. Improved Access and Circulation
a. F!y providing easy to find, well designed and Iocated parking facilities, the
access experience of the Lionshead visitor will be greatly irnproved
4. Improved Infrastructure
a. Adding to existing parking facilities, or the creation of new parking facilities,
will add new, high quality parking infrastructure to the Lionshead area
. Urban Design I'rinc,ipies Served:
Like toading and delivery facilities, a well designed and located par'king structus`e rvvill
reciuce the visual presence of automabiles in Lionshead. In additaon, new ar expanded ~
pat`king facilities will:
1. Provide for the physical and emotional comfort of the users of Lionshead
a. C1ase proxirnity ofthe parking structure ta the visitors destination will increase
- the comfart of the vi;sitors experience
- b. A well-designed and well-located parking facility will provide the visitor with
. the emational security that his ar her vehicle is safe and within quick, easy
access.' 2. Provide a sense of arrival to Lionshead
a. For many visitors, the Lionshead parking structure is their first point of arrival
to the Vail resort experience. A well-designed parking facility will make this
first impression a quality one.
Wish-list Iterns Addressed:
1. Add parking to existing Lionshead Parking Structure
2. Graund Ruie number five: No net loss of parking in Lianshead.
~
16
1------_
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f the master plan
ent o
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~
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Figures 13-16 - TRANSI'I` FRAMEWORK - INTRt}DUCTIUN.
The configuration af the Town of Vaii transit (bus) , sYstem through ar around Lionshead ts ~
the single mast irnportant planning component in setting the master plan framework.
Three optians have been considered,
Figure 13- TRANSI"T FRAMEWt)RK OPTIt)N A- EXISTING CONUIT'IUN
Transit Scenario A is the existing transit scenaria for Lionshead, which provides for transit
stops on the east and west ends of Lionsheacl, with a by-pass around the Lionshead core
up and down East Lionshead Circle to tiie Sauth Frontage R:aad and then dovun West
I.,ionshead Cirele to Concert Hall Plaza.
The existing transit route alignment araund Lionshead does not accornplish any of the
approved policy objectives or urban design guidelines, nar does it meet any of the
community's Wish List ideas.
Figure 14- TRANSIT FItAME'V4'C>RK C3PTION B- MODIFIEll EXISTING CONIJITlON
Transit Scenario B involves no direct change to the existing inf'rastructure in Lionshead,
but terminates the transit staps on the east and west sides of Lionshead instead of ~
connecting them via the South Frontage Road. This scenario avoids some of the problems
associated with turrung movements on the South Frontage Road, as welt as conflicts with
pedestrians exiting the Lianshead parking structure and crossing east Lionshead Circle;
but does not provide a continuous transit link between the east and vvest sides of
Lionshead. Tt does not accornplish any af the appraved palicy abjectives, urban design
guidelines, or Wish List items.
~
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Figure 15- TRANSIT FRAMEWORK OP'I'IUN C= CENTRAL SI'INE
~ Transit Scenario C would create a transit connection through Lionshead, providing:nat
arily east and west side stops but also the opportunity for a central transit stop in the heart
afLionshead. This cancept has the potential to activate and add vitality a.nd visibility ta
the Lionshead retail core.
Pulicy Objgctives Ser,,.v:d'.
l . ;Renewal and Redeveloprnent `
. a. This transit option, which works in conjunction with the "Main Street"
pedestrian concept, will requzre the redeveloprnent of several properties within
Lionshead, creating significant opportunities for propertyrenewal.and
enhancement
b. Through the implementation ofthe transit central spine, along the propasecl
"Main Street," the oppartunity will exist for an improved aesthetic character in
Lionshead, creation of a stronger sense of identity, and the creation of new
cammercial/ retail components in Lionshead.
2. Vitality and Amenities
a. Through the creation of new retaill commercial opportunities, the new "Main
Street" central spine will increase the vitality afthe Lionshead commerciall
retail core.
b. The presence of a central spine transit route in Lionshead will delzver visitors
inta the care of the Lionshead village, energizing the whale of the retailC
~ commercial core.
. 3. Improved Access and Circulation
_ a. This proposal fu11y addresses the identified existing transit circulation
prob]ems, providing a low gradient, efficient transit connection through
Lionshead. It also rernaves the traffic congestion problems related to the
frontage raad by-pass route that exists today.
4: _ Improved Infrastructure .
a. This proposal constitutes a significant public works project, and will potentially
- require the reworking and improvement of utility infrastructure through
Lionshead. Urban D,esrgn Principies Served.
I. Provide a sense of arrival to L,ionshead,
a. This proposal will greatly increase the sense of arrival for the guest arriving by
transit
1. Create landmarks, turning points, gates and portals in Lionslaead
a. The "Main Street" proposal wauld coincide with ather pedestrian corridors
and spaces in Lionshead, creating muitiple opportunities fiLr turning points,
Iandmarks, gates and portals, and public gathering spaces
~ 19
"'VVish-Iist Itgms Adtiressgrl:
1. Increased retail apportunities- increased street level retail presence ~
2. R.evise transit route to avoid conflicts with other circulation patterns
3. 1'ravide a enhanced, frequent, and reiiable transit system
TEAM RECOMMENDATIC?N: Apprave this element of the master plan framewark
± PEC: REACTTONS TO UEPICTEI) CC7MPUNENTS:
ADDITIt}NAL QUESTIt?NS TO BE AN5WERED:
AI..TERNATIVES SUGGEST'ED:
~
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~
v
Figure 16- LIUNSHEAD "CEN'TRAL SPINE" 'T'T2ANSIT OPTIC3NS
~ Figure 16 is FOR TNFORMATTUN, ONLY and rePresents the different alignments that
were studied far the proposed Lionshead "Main Street" pedestrian and transit corridor:
C3fthese alignments, optian "5" was determined by the Master Plan Team to be the best
alignment; for the follawing reasons:
, 1. This alignment represents the least impact on residential and ladging structures
2. It creates apportunities for new retail camponents while also replacing the impacted
' retail components 3. It provides "retail activatian" for the entire Lionshead core area.
4. It is a direct route, with no more than 30" of gradient change from the Vail 21 building
on the east, to the Concert Hall Plaza on the west.
Figttre 17- VEHICULAR CIRCULATI{JN FRAMEWCjRK
Figure 17 is FOR INFORMATIUN UNLY. It is a campilation ofthe "<Modified Service
and Lodging Access" map and the "Transit Framework Option C" diagram, and
represents the camplete vehicular and transit circulation framework proposed' for
Lianshead.
~
~ 21
Figure 18- FEDESTRIAN +GATEWAYS
Figure 18 iilustrates the three ltscatians proposed for the creation of significant pedestrian ~
arrival points inta Lionshead.
Folicv Ub,jectiv?,N Serrved•
. 1. 12enewal and Redevelopment _ a. The creation of strnng gateways and points ofentry will strengthen.the identity `
ofLionshead, provicle a stronger sense ofplace, and help create an irnproved aesthetic character.
2. Improved Access and Circulation
a. The creation of pedestrian gateways wi11 not only strengthen the aesthetic
quality of Lionshead, it will aid in creating a caherent, easy to navigate
pedestrian circulation system.
Urban esign Priraci_ples erved•
1. Connect Lionshead physically and visually ta the mountain landscape
, a, The gateways at the north and south end of the primary north south pedestrian
carridor will he1p focus the visitors view on the mauntain at their point of
arrival
2. Provide a sense of arrival ta Lionshead. ~
a. The creation of gateways at the prirnary pedestrian points of entry into
Lionshead will help to articulate and add character and identity to these arrival
points.
3. Create landmarks and turning points in Lionshead
- a. The creatian of gateways and significant points of entry represents
apportunities for iandmarks, as well as the creation of turning points. ,
4. Pravide gates and portals to define sequential spaces and places
Wish-list Items Addressed:
1. Strengthen sense of arrival through enhanced t`gates" in Lionshead
2. Encourage rnore identifiable entrance to the Lionshead Village
3. Redesign entry into Lionshead fram parking structure
4. Add a sense ar arrival and a sense of place to Lionshead
~
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A
TEAM RECOMaVIENI.7ATION: Approve this eternent of the master pian framerivark
~ PEC: REACTTtJNS TO DEPICTED COMPt3NENTS:
ADDITIONAL QUE5TIt7NS TU 13E ANSWEREll:
_ ALTER.NATIVES SL7GGES"TED:
~
~
. 23
Figure 19- VEHICULAR CIRCULATI(}N GA'TEWAI'S
~
Figure 19 illustrates the locations for creation of significant vehicular arrival points inta
L,ionshead.
I'olicv Qbiectives Served•
1. Renewal and Redevelopment
a. The creatian af vehicular. circulation gateways uriil help develop a sense af : place, a stronger sense of identity, as well as an improved aesthetic character *
for Lionshead.
2,_ Vitality and Amenities
a. The creation of a consistent streetscape treatment along the South Frontage
Road wi11 be a significant visual amenity for the driver arriving ta, or driving
past Lianshead
3. Improved Access and Circulation .
a. The creation af quality way finding signage on the frontage road will decrease
cangestion caused by visitors stopping at each intersection attempting to find
their way to their destination.
b. The arriving visitor wi11 be able to easily locate and travel to their destinatzon,
be it the parking structure or a lodge within Lionshead
Urban Design Princ~~s Served• ~
1. Prcavzde a sense of arnval to Lionshead.
a. The arrival experience into Lianshead will be enhanced, giving the area a
greater sense of destination and quality of arrival
2. Provide gates and portals to define sequential spaces and places
_ Wish-fist Iterns Addressed:
1. Provide entry signage inta parking structure.
2. Improve frontage road with lanctscaping, signage, walkways, etc.
TEAM RECUNUvIENDATION: Approve this element of the master plan framework
I'EC: REACTItJNS TO DEPICTED COMPt)NENTS:
AUDITIONAL QUES7'IONS Tt7 BE ANSWERED;
AI,TERNATTVES SUGGESTED: ~
24
Figure 20 - LIUNSHEAD CURE CUR,12iD4RS, MTERSECTIONS, AND PLIBLIC
~ GATHERING 1'LACES
Figure 20 illustrates the proposed new "Main Street" running east-west through
Lionshead and the north-south connections thereta. The intersections create opportunities
for enhanced retail and public gathering places.
Poliey Qb.jectives Served• .
1. Renewal and Redevelapment
a. The creatian of a strang urban fabric in Lionshead, consisting c?f streets,
gathering places, plazas, turning points, and landmarks, will not only
strengthen Lionshead's sense of place, it will give it a personality, a
stronger sense of identity, and a much improved aesthetic character.
2. Vitality and Amenities
a. The public apen spaces and plazas shown on this diagram vvill be a great
amenity to the Lianshead core, and will create a much greater sense of
energy and vitality as people will be drawn through the retail streets td
these spaces.
3. Improved Access and Circu]atian
a. The pedestrian streets and plazas in Lianshead will work together to create
an overall pedestrian envirQnment that is easy and enjayable tn navigate;
and is inviting to enter.
~ 4. Impraved Infrastructure
. a. Thraugh the redevelopment of the public pedestrian corridors and
gathering spaces in Lionshead, the infrastructure related ta these spaces,
such as drainage, pavernern, and snnwmelting, will be added or enhaneed.
Urban Design Princinles Serrved•
1. Connect Lionshead Physically and Visually to the mauntain landscape.
a.' The orientation of new north-south streets in the Lionshead core area will
focus peaples views and attention toward the mountain, and lead them
thraugh the Lionshead retail streets as they walk toward the ski yard.
2. Create landmarks and turning points in Lionshead.
a. It is through the creation af a dynamic urban street fabric that quality
landrnarks and turning paints cart be created.
3. Provide gates and portals to define sequential spaces and places.
a. ThrQUgh the redevelopment of praperties in the Lionsheatl core and the
creation of a new urban streetscape, opportunities will arise to create
gateways and portals as the pedestrian moues from one public space into
another. ~
25
- ~
aa~sh~adspaces Z' a~tivities.
aathering ~,,iansh~ad~ c~utclaar cc~n~erts and ~ lan °xl~ _
Pro~id~ ~ lace tc~
l_ Sense ~ llc~w ~ of th~ ~~ste P
for, an
spa~~ t~s el,ment
3. d ~
provide ~,p
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~
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ALTER~
~
26
EX~IBIT .A
~
Lionshead 12edevelopment Master Plan
Public, PEC, and Council Input
Aiternative Plan Coneepts
9118197 Pu lic Meeting Thursda 10:00 am Location af alternative transitlpedestrian corridor?
Intersections between nartih sauth and east west links what will happen there.
Lazier parking
Additional building? Landmark - Not too excited about possible destruction of part of their building.
Expense - feasib]e alternatives?
Should address cost af alternatives at this stage.
Incentives for interesting restaurants and retail.
Disperse Iocals housing in Lionshead.
Where are we with the "wish list?" housingy ice surface, etc.
Policies to protect existing businesses in Lionshead during 5-10 year construc#ian pxocess?
Now, European corridaxs scale here.
~ Pay attentidn to resources and resaurce lirnits.
Fire truck access vs. narrow streets.
Hcated streets?
9/21197 i'ublic Meeting Sundav 3:UU ~m
Conclusian re: Increasing sq. ft. af retail?
Existing sq. ft. of retail is not the problem.
No destination businesses there now.
Must be easier and more attractive to go between villages.
Streetscape planl
Keep people on the streets, segregate pedestrians and bikes, etc.
What is being proposed for "civic space" on charter bus lat on east end of parking
structure?
Pay for it by narrow streetsJhigh rises?
Allow one additional retail interest at eye level.
To get cooperation deal with noise. .
Look at alternatives to current bus fleet.
VA closer to a decision re: its core site7
Replacelrelocate any building that rnay be tom down?
Emphasize locals housing in. Lionshead.
~
1
Meets policy objective: ~
Now "there's no there, there."
Use V'A and public lands for locals hflusing.
Reasons fQr retail space/sq. ft. in Lionshead vs. Vail Village - no additional sq. ftrotage
required.
What incentives for redevelopment of buildings already "ovcr-zoning?"
How fio guarantee that desired uses remain those uses and d'on't convert?
The higher the value of the units, the less "livc" the becfs. R.amshorn, VAC
Tn the past, too casy ta change.
Continue to inject famiiy orientation already started with Adventure Ridge. .
Elirnination of carslon-site parking requires providing necessities close by. {SN}
Need altemates to transit Alt. C with cost benefit analysis.
Bring Red Sandstone school - locals housing to the School Board.
Impact of VA's proposal for night skiing.
Streamwalk between Lionshead and Vail Village?7 Don't do it.
Get on with Meadow Drive segment of Streetscape Iviaster Plan implementatian.
Part of success of Vail Vi11age retail is starting point.
Major bus stop.
Ski yard.
Dispersing entry inta Lionshead may be a problem for Lionshead retail.
Recreation in Lionshead? Youngsters, teenagers - How does Whistler address younger
visitars?
Relationship of VA to this plan. ~
9I22l97 PF~ and DRD ComrngntsAnn Esscn
Lionshead is best opportunity to make significant impact on htrusing needs in Vail. Best
way ta get real live beds, build ecanornic base, add younger carnponent. Not just seasorial.
. housing, also nwnershxp-like Vail Commnns.
- Dispersed hausing. .
- Not just no net loss, but net gain of housing.
- 600 beds ?
- 62% ofpeople who work in Vail should live in Vail (opposite nf current 3$°l0).
RQb Levine
- Afraid that people don't realize that significantly more density will be required to make
this happen,
- Daesn't want Lionshead to look 1ike Beaver Creek, but more density will be required.
Bi1t Pierce
- Uo peaple understand what "additional density" actually means?
- Need to bc able to iilustrate that. One of the most important things we face.
~
2
A
Anrt B1Shop
~ - People were surprised about the clensity in Beaver Creek.
Gene tIselto~
- Likes incentives vs. government finanoing.
. Tohn Schofield .
- "How to pay for it." Must be part of the plan. Downtawn Uevelnprnrent Authority in Ft. '
- Calliris - "we11 worth the wait" .
- Links to Village of respondents to 1997 Cornmunity Survey favor streamwalk
_ Lack of camplia.nce with existing zaning, bring anto compliance.
- Skier Bridge a,s a facal point -"right on ta.rget."
- 5kier drap-aff - need to carrect current problem.
Ann Bishon
- Always been concerned about fast track and notice to 2nd homeowners.
- Impressed with Charette process - meaningful involvement.
- Photas af Spanish Steps, etc., illustrate the quality sought.
° Applaud the effarts.
Diane Gcalden
- "aoah" re: impacting Red Santlstone Elernentaiy with parking on cousing,
- Laves Main Street idea.
Opportunity for significant irnpact on housing.
Greg Moffet
- Still considering shifting parking structure to East? (no)
Gre,g Amsdcn
_ 2oning District(s) or SDDS?
Ted Hingst . ,
- Transit Alt= C (through core) is excellent idea,
- Skier Bridge enhancements - Cou1d become the next Ccrvered Bridge.
Bi]1 Pierce
4 Anxious to get on to Stage 4- Cost and incentives.
Ca1en Aasland
- Bringing Natural Environment into Lianshead is the most important issue.
w CirculatTon slape helps a little bit.
- Width af store fronts is key.
- Landscaping?
- Wind coming up valley on: east west street.
- Where to put VA snowcats if yard used.
~
3
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~'rreg Mofifet
- Expedite the reereation and public facilities. ~
- Planning process to leati to a Community Center.
Existing nan-conforrnance with existing Zoning Code. Need to tio something about that.
- "Overlaad" re. what retail to go in - who? what? (how).
Tom Abrenburg
- Noise pollution - Opportunity to regulate outside noise?
- Multiple restaurants with loudspeakers - braadcasting fnotball games. .
- - Night skiing? Would bring music {noise} V-
Rob Levine
- Existing zaning non-conformities - vvil1 need tb go far beyond bringing regs up to existing
buildings. ~
~
4
e
9i23/97 Town Council Rorksession
~ Torn Neyens
~ Cost figures?
- How many businesses in Lionshead now will still be there in 10 years.
- Will Isti11 be able to afford to stay here?
- View Corridors - Adding a iot in Lionshead.
Merv I,ap,.in
Acknowledge that anything we do zs amelioration.
- Major flow aftraffic in Village (up Bridge Street) eannot be duplicated in Lianshead.
- Likes transzt Alt. C- Likes buses going through - Show peQple what exists in Lionshead,
- Get on with Streetscape 1Vlaster Pian implernentation on West Meadaw T)rive - Connect to
Vai1 Village - Differentiate pedestrian 1 buses l etc.
- Portals - 80% of traffic in Vail Village goes from the structure to ski 1ift vs. 3 or 4
entrances in Lianshead.
- Incentives - Camrnercial along south side of parking structure and adding to mall is good.
- VA buildings being 6 ar 7 staries could compound the problem.
. ~ Adding great deal rnora GRFA is not the solutian.
- No ar few destination businesses in Lionshead.
- Hopes VA redevelapment will provide a Ritz Carlton.
~ Pau1 JohntCon
Years ago monorail proposed frarn Uait Village ta Lionshcad
Merv Lapin
- Something not as big and bulky as cwrrent bus fleet.
- Personal cars.
- Demo project?
- Jn Favor flf taking the "bold strcake" nf Alt, C, - Buses through Lionshead keep 17igh density traffic on_South Fronta,ge Rnad.
- Keep'West Meadow Drive as pedestrian as possible. Unsafe now.
- Make it more interesting to continue strolling tawaz-ds Lianshead.
Sybill Navas- Havc to run agamut of poar connections between Vail Village and Lionshead.
Merv Lanin
- Too many buses?
~
5
i
F
R.(}Ss _D
aV1S
- Concern re. continuing viability of existing businesses. ~
- Lionshead being set up for a massive rezoningllarge buildings.
- VA praposal conspicuously missing.
- Should not thrQw a b4ne to redevelopment while thrawing out original zoning.
- Maintain existing height and density orr fixture redevelopment.
- A,void windfalls to develapers. . ~ 3 im Larnr~nt
_ Questian to be answered: Why is zaning inconsistent with what exists?
EVHA nosilicrn: lf one benefits, al1 shoutd benefit?
- Can we adequately handle the people wanting to move between Lionshead and Vail
Village?
- 1Vlass transit alternative has merit (Alt. C).
- Needs a`°milk-run" route - frequent stops - with Frontage Rcrad as high speed ccsrridar.
- Beneft to reduce the number of access points.
- Raundabout$ at portals.
- Nervous ahout parking for etnployees, only in west end.
Need a footprint as big as Lianshead Structure on west end to cornpensate for north and
west day lots.
- Large truck lbading and delivery system on west day lot or VA service yard.
- Community wide neecl transpartatian hub.
Marc Hoffrnan
- Must look at this as a 21st Century vision.
- Examples of towns that did not end up where they wanted to: Palm Springs, Newport
Beach.
- Ifyou dan't make movement, could end up with low class product.
- $12 millions spent on Marriott.
Short-tcrm: Streetscape quality oflighting, landscaping.
- Likes north south portal vs. current skier drop-off.
- Agrees with gates, concepts.
- Marriott occupancy has grown.
- Different custamers.
- Loaking for more diversity in retail.
- Don't go higher.
_ "Redistribution of space within buildings,
Bill JeyvettlBgrt & Yeti's
_ Really liked development of west end.
- Bring moTe people in - critical mass.
- Likes rerauting East Lic,nshead Circle tra avoid "Looky Loos."
- Major partal.
- Concerned about scale.
- Open airy feel - visual connection to mauntain. ~
6
t
t
- Sun
Concerned about number of new carnmercial endeavors vs. number of live betis.
Need to grow hand-in-hand.
- Switching buses vs. big buses going by Bart & 1'eti's.
- Something srnall through Lionshead,
Tim Cochran Montaneros Condo Asfiocigtion
, - Ga on record re: excitement.
- If any increased density, increase it acrass the board. .
' - Poised ta do some major renavation,
- North south street through Montanercrs?
- Willing to look at what it takes ta get into the 21st Century.
- Noise - buses along new street - sleeping side of Montaneros.
- Likes east west cannection, but must look at impacts.
- Agrees with Marc Hoffinan entering 21 st Centufy.
- More retail= more cornpetition.
_ "We're falling behind" and we need to do something to revitalize the whole thing.
- West end development puts iVlontaneros and Marriott mare in the center df Lionshead:
- Readdress west end pedestrian and bus entrance.
David Corbin. VA
- Excited about transit Alt. C.
- Extraordinary opportunity.
~ - Political will - Hopes Council will look seriously at it.
- Regulatory and financial rnechanisms.
- UDA, DDA, TIF
- Vital, viable ideas.
- Re: "VA's plans being conspicuously missing"
- VA working on its plans.
- K:ept off public agenda to avoid less biasing the planning process.
= Varying heights, up to 7 stories.
- Reacly to meet with anyone.
- Presented to VA Board today.
- Viable?
- Thinlt it fits with concepts propased.
- Can encrgize and adcl value to Lionshead redevelopment.
- Absent VA's redevelcrpment, nothing will happen.
- Going into 21 st Century - increases in density are required.
- Roundabout analogy.
- History of zoning and development in Lionshead - meaningless standard today, argurnent
ta maintain canncat be carried too far. - Dc, anything rather than nothing.
~
7
i
,
h Ck Madiam, E S Partnersmaww
- Hope we are ready to salvage agood bit from the planning to date.
- Unique window of o pportuni t y to actuall y make a lat of this ha p pen in the f~rst 5 years.
- Bold and heraic effc?rt to loQ1c at all of Lionshead and do it right.
~ Overa11 appraach is immeasurably better. thdn piecemeal approach.
- C7ne low snow year can set us back 10 years.
- Competitiori from Sumrnit Cauniy - they are not standing still.
..:.~~avas _ ° .
- Transit Alt. G is intriguing.
- Continuc `ibold strake.'y Thought process into contiection into Vail Village.
- Uifferent kinds of transportation needing to go through Lianshead.
Incentive issue is very delicate.
_ Irnprovement of portais, etc., and augmented.
- Commerciai may be enough, without increased density.
Bob McLaurin
- 3'IF - less, Private improvement reduces financing opticsns far public irnpravements.
S'.ybi11 Navas
_ VA core site redevelopment rnay help everyone, withaut density increases.
- Selecti ve ineentives? red flag
Bab McLaurin ~
- The da nothing alternative always exists.
Svbi11 Navas
- Gateways connection to creek keeping main traffic on Frontage Road 'rs great.
- RobFgr-d
Interesting almost revalutiotiary.
- Pleased and prriud re: fair, apen and honest.
F:\.DOMIiN3G\WPFILES\L.IC3IVSI.IEA\I.,T1NC7"1E5.122
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LIC)NSHE.A?D &2E13E'~EL(.)PMEN'I' IYIASTER 1'LtAN
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1'Iann~~~ and Environrr~enta1 Commassior? Comme~~s
October 13, 1997 Meeting
The 1'lazaning and Ezavironmental Comrnission (Uselton absent) reviewed graphics and text
explaining the 14 elcnzents of the Master Plan fxamewarlc and acted as ftrllows:
] . Figure 3 1'ublic View Corridors andl Natural Environxnent Connections
(I2eminder of'the locations ofthe five public view corridors pxeviausly designated
by the Town Ccauncil amd opportunities for enhancernent of natural connections)
*Recoanmeetded :A,I'P'I2OVA~L, ta inclazde in Master Plara (6 - Q)
2, Figure 4 Real Estate Opportunity Areas
(Identifieation of known development and redevelopmerat c~~~~rtunitaes
* Recommended APPROVA.L to include in 1VIast~r Plan with additforaai ncafatian
that this list ofopportunyty areas is not an exclusive list and that, in f"act, there may
bc additional devedopment or redeveloprnent oppcartmities, inclucling development
pursuant to capping of 1-70 (5-0-1, Ann Bishop abstained)
3. Figure 5 I'ublic Lands dJpportunity A;reas
~ (identification of enhancement opportunities on publfc lands; overlaps somewhat
with Natural Environment Connections)
* C2ecommend~~ APPROVAL to include in Nlaster Plan with addition of 1-70 air
rzghts as an aapportunity, incorporation ofthe public portions ofTracts Cand D;
and ineorporation of the north szde of the stream tract west of Forest Road
(5-0-1, Ann Bishop abstaineci)
4. Figure 6 i,ocais Housing Upportunity Areas
(identification of possible locations)
* Recoayttmemded A:PP"ROVAL to include in Master I'1an with a,ddition of 1-70 air
rights a,s possible opportunity are-a (4-0-1 (G'rrcg Amsden lef't the zneeting and Ann
Bishop a,bsta,ined)
S. Figure 7 Land Use Framevvork Di~gram
(identification of focus ofredevelopment and develaprnent areas)
* 12ecammended APPRCiVAL ta include in Master F'lan with re-working ofthe
exact hub tztles and "shapes" (5-0)
6. Fzgure 9 Pecdestrian Circulation Framewark
{proposed new "1Vlain Street through the heart of ]Lionshead)
* NC} A~CTI()N. Linked to Transit Frarnewark ciiscussion.
More analysis and discussion required.
~ f.\everynnetpealagendas\101399.ih
~
~ 7. Figure 10 Nladiried Service and Lodgi~g Access
(new skier dresp-o£f and regional bus stop, realignment of Sauth Frontage Raad,
and naodifications to exastang vehicular circulation on East Lionshcad Circle)
* Recomriaended APPROVAL #o include in 1laster Plan with a,ddition of Dobson
i~~ Arena drrap-off and cIatification caf re-aligned South.Frontage Road "jog" (5-0)
8. Figure ll L,~ading and De1xveru Components
(identiication of 1ocations far loading and delivery functzons that redu~e or
eTi.minate conflicts vvith pedestrians and ather vehicles)
*Recommended APPROVAL to include in Master Plan (6-0)
9, Figure 12 Parking ~'lpportunity Areas
(identification af 1ocations far possible additional parking)
* Recommended APPROVAL to include in Nta,ster Plan with "ernplcsyee and
dedica,ted use" stricken from 1abel on the "West Encl" parking locafican (5-0)
10. Tt°ansit Frara~ework Discus~~on Figures 13 - 17
Figuare 13 "Cransit Framework Optaon A. - Existing Condition
Figure 14 Transat Framework Option B -1VIodAfied Existing Canditiqn
Figure 15 'I'raansit Framevvork Optfon C - Central Spime
Figure 16 Lionsheac1 "Central Spine" firansit t)ptions
*NC3 AGTION. Requir~s additipnal analysis af benefits and casts-
~ 11. Fige~~~ 18 Pedestrian Gateways
(lacations for creation of significant pedesttian arrival points into Lianshead)
Recomonended /APPRC3VAL. to ir?ctude in iVlaster F'1an with addition tQ two
iocations to the three recarramended, at the east end o# fhe study area and on the
far uvest end (6-0)
12, Figure 19 Vehicular Circulation Gateways
(icacatians for creation of significant vehicular arrivai paaints into Lionshead)
* itecommended APPROVAL ta include in Master I'Ian (6-0)
MOTION; Greg Moffet SECOND; Calen Aasla,ncl VQTt: D-0
13, Figure 20 Lionshead Core Corridors, Intersections and Public GatherAng Places
(opportunities for enhanced retail and public gathering spaces)
NO ACTION
14a (No graphic) Improved Cannection between Lionshead and Vail Village
* NO'I' DISCUSSIEI), NO ACTION.
~ f.ievaryone\pealagendas\10.1397.1h
~
~ MEMORANDUM.
Ta: Towrr cOuNclL
C.C. PLANNING AND ENVIRONMEN'I"AL COMMISSION
FR4M: SC.ISAN CONNELLY, DIRECTOR OF CUMMUNITY DEVELt7PMEN'T"
DATE: October 7, 1997
RE: REVISE:I) SCHEIJULE FOIt PUBLIC PROCESS t)1`+1
LUCALS HOUSING STRA.TEGIC PLAN
Duc to a death in the family ofAndy Knudtscn and his absense last week, we will bc delaycci a
weck in preparing the public distributian draft of the Locals Housing Stratcgic Plan. This delay
has an impact on the schcdule for public rncetings approved by Cauncil on Septembcr 16, as
fo11ows;
Octoher 27 PEC workscssion
~ (Previously schedulcci tor Octobcr 3 3)
Navetnbcr ]fl PEC F"inal rcvicw and rccammendatians to Cauncil
(Previously scheduled for October 27)
Novembcr 11 Gauncil worksessian
(Previously schedulcd fot• Novcrnber l )
Navcmber 18 Council worksession
(Previously scheduled for November 11)
November 18 Council evening meeting final adoption
(Nt? CHANGE IN DATE)
Please call me if you have any guestiflns in this regard (479-2140).
~
4IL
! O~~ t Y Departrrtent of Comrnunity Development ~
75 Sauth Frantage Road
Yail, Calarado 81657
. 970-479-2138 • . . • •
F'AX 970-479-2452. ;-M
MENIORANqUM
TQ: . F'articipants in the Lionshead Redevelopment Master Plan Process
FROdvl: Town of Vail, Department af Community aevelapment
DATE: September 29, 1997
~ RE: LiQnshead Redevelopment Master Plan - Retaii Market S#udy
Attached is a retaii market study prepared by L3esignWarkshop for the Lionshead
Redevelopment Master P1an. This report ccrntains informatian abaut necessary
components of the retail market in Lionshead.
Please take, the time to read this report, as many of the concepts contained in #his ~
document are being utilized in the redevelopment master plan.
!f you have any questions about this study, or any other aspect of the Lionshead
Redevelopment Master Plan; please feel free to contact Daminic Mauriello (970-479-
2148), Mike Mollica (479-2144), or Susan Connel{y (479-2144).
~
REGI`CbEDPA7'M
VAIL RETAIL
A MARICET STUDY: Tt7WN 4F VA/L 1fERS1C)N
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Wrepared By:
DESi1C7 NW01-'x_KS'1-~~~P
~ AUGUST 1997
~
VAIL IIETAIL
STUDY
MARKET
OF VriIL v~~SIOi~
1 OWS .
~
" prepared by*
'Design WorkshOp, lnc.
1390 Lawrence 5treet, Suite 200
Denver, Colorado 80204 -
303/623-51$6
August 1997
~
~ CONTE N T S
~
Retail Trends ....................................................1
General Retail Trends . . . . . . . . . e . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
. Resort Retail °Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . .4 ~
Comparable Resort Cammunity Profiles . . . . . . . . . . . . . . . . . . . . . . . .9
Aspen,Colarada j.9
Carmel, Califarnia . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3:1
Santa Fe, New Mexico . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
jackson (T'own Square), Wyoming . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15
IVlont Tremblant, Quebec . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17
VailProfile ......................19
Visitor and Resident Demographic I'rofile . . . . . . . . . . . . . . . . . . . . . .1,9
Retail Sales Tax I2evenue History and T'rends . . a . . . . . . . . . . . . . . . . . . .23
~ Vail Village Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
Physical Attributes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
Economic Attributes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . s27
Analysis af Tertant Mix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :2$
Lionshead Retail .........................a............. ....,.29
Phy.sical Attributes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
Economie Attributes . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . , . .31
Analysis of Tenan.t Mix . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
Proposed Developments in 'the Vail V`illage Area . . . . . . . . . . . . . . . .33
V'ail Valley Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . .34
Beaver Creek ..,.........e.d .................................37
Avon .,..........40
Edwards ....................................................43
Proposed Retail Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47
Appendix
L'rst of Sources
~
vail Retatr Maxirer stua~y
~ R E T A I L T R E N D S
~ TH E R E TA I LIN D U S T RY analyzed target baseline information about
consumer preferences, presentati.dn methods, and
The retail industry is undergoing prafauncl deiivery systems and was based tsri trends that
. rhan$es and expansinn in every area, from what are currently in process and visible. The four
consumers buy to how and where they pre€er to scenarios inrluded elements focusing on:
purchase. The aptians available to cansumers branding, mairt streets, delivery systeYns, and
appear to be almost untimited; prestige catalogs shopping and eritertainmerit. The authnrs do nat
with 24-hour deiivery, Intemet shopping fram all predict the dorninanee of one af these scenarios
over the world, „pexsonal shopping" guides for over any ofher. At least two, the importance of
in-store assistance, Saks Fifth Avenue in Austin, mega-reta%Iers and "main street" shapping, are -
Texas and Disney on Fifth Avenue. A recent developing sicie by sicie. As a result af the
article in the New- Yorker described #he "fickle reseazch, two key trencls became apparent:
behaviox" of shoppers and described the wark of
Underhill and his firin, Envirosell. When shopping far convenience and basic
Paco
Underhill's firm uses videc~ cameras in stares tn items consurners demantl predictability and
observe consumer behavior and makes value.
recommendations to stores abaut changes in
layouts and rnerchandising. Underhill is most While shopping for apparel, food, and
farnous for his observation of the "brush factor", entertainment, cor~sumers desirc authen~icity
in which he nated that a womaz~ is uzllikely to and pers~nal service.
purchase an item which is in a position that
causes her to be brushed nn the behind while
examining it. This type of observation and The key visible trends tliat tmpact reso7"t
analysis, com.bined with the „typing„ develvped l'etail ai'e:
by Claritas, in which the entire United States has
been ciivided into sixty-two categories, is the The extension of consurner demands ft~r high
~ leading edge of market researrh. qualitv praducts is currently visible in tlte
appeal of "branded" high-end retail and
high-end catalogue merchand"zse.
'O Tht appedl t7f i'Ma211 Street" ShtJpp111i4'y - a d£S32'2
, S..a«~ ~ .
for diverse shapping experienees and
merchandise in smaller stores, with
p ii ersanalized apPeal refleeting Popular culkrxrxre.
~ ,`''s •
•
44• Delivery systenns that emphasize receipt of
: t •
goods within hours instead af days and the
,A. .
, :
importance af ease in returning items.
?
Onto`7a Mftts, t ur Angeles, Califantn (due 3e cpen Navember, 1997) Shopping is expected to kre enjoyable, with
aesthetic appeal and opportunities to relax
and be entertained buiit-in, such as the
G E N E R A L R E T'A I L T R E N D S increasing popularzry af cafes, coffeehouses,
and entertainmer?t centers.
The trade newsletter, Inside Refuiling, recently
published a special report describing projections 44• Stores reflert the ciemographic profile o# their 1
for the retail industry in the yeaz 2010. The report local cornmunities and provide interesting highlights fu#ure retail scenarios develflped by mixes of ethnic and cultural choices in
Andersen Cansulting. Each of the four scenarios products, apparel and dining.
~
Vorl Retarl Market Sfudy
Examples of these trends in action M,Arrrr SrxEErs ~
inClude: •a 5aaks Fifth Avenue has recently premiered a
.
smalier „Mairt 'Street" format in Greenwich,
BRAvnwr, Connecticut. This s#ore prototype blends
4- Vancouver's Robson Street has became a traditians of the surrounding community
touzist mecca with an estimated 15,000 with the elegance of the Manhattan flagship.
shoppezs per day. Robsan Street is a 15 block The "Main Street" fornzat is bein,g watched
- east-wes# heart of the shopping disfirict, five dosely by industry analysts and competitors.
blc?r.ks :ruxt thraugh the dawntown core. New The format is a compact version of full-line _
high-end retailers setting up flagship s#ores stores, featuring merchandise and services
include Armani Exchange, Roots, and Levi's. tailored to a tight derncrgraphic axid
A V`argin Music store and T'lanet Hollywood geograpkuc radius an arder to attract affluent
have already opealed. Leases are currenxly 40-something shoppers tumed off by the mall
. $150Jsf. up from $50 tn $75 three years ago, . experience. The Greenwich store is a two-
with a near zero vacancy rate. level 35,000 sf prototype of the fuIl-line stores
which are 60,(300 sf to 200,000 s# in size. The
Branded retailers are developing strategies to second ,•Main Street" stote will go in Austin,
position themselves where the shapper is Texas soznetime tlus year, and the company
relaxed - Saks Fifth Avenue plans tca open sees a patential for 15 to 20 in affluent
seven new stores in the next three years, #our downtown sites.
of them in resart areas. Banana Republic, 4• Secizrity Capital of Santa Fe, New Mexico, is
Cole Hahn, and Chanel Boutiques are in
funAspen and reportedly plaxutir~g to mave into ding a mult%~1i11ion-doliar redevelopmez~t
of a group of historic buildings alorrg
other resorts,
Houstost Street in San An#onio into ann
• ~
Samsonite is opening a rtew store in Houston, entertainrnentl retail district. Secuxity
Texas in 1997. The store is called "Travel Capital is working with McCaffery Interests
Expo" and is an 8,504 sf retail shop promoted Inc. which developed the Nike Town retail
as "stares-within-a-store", where custorners complex on Michigan Avenue an Chicago.
will be able to use on-site trip-planning The Houston 5treet development is expected
saftware and purrhase mags, guidebooks, to draw majar tourist support from San
airline tzckets, vacatian packages, luggage, Antonio's R.iver Walk, similar to the success
travel aecessories, and celiular telephones: _ of Vancouver's Robson Street.
Samsonite is rolling aut the concept siowly, _
the first stcire opened in 1996 in Leawnod,
Kansas actd the Houston store is the second.
t
Sr. ~'ice President of SaxnsQnite, Mark Korros,
cails the cancept "super bra.nding„ and says
the campany is fallowing the lead of others
2ike New York-based Polo Ralph Laureri's
Polo retail outlets and t?regon-based Nike
Tawn, a retail shrine to Nike`s iogoed
1VV4wEart
. ~ 3 y • ~ •,II.
tti4'+,~s.C
,
f { i
{ y_` 'a.. . I. . .
~
Vail Rctail Markct Study
~ DEr.rvERY SYSrEMS Ginza - the main shapping district in Takyo:
0 Hame-sho u~? networks and infomercials Real estate brokers and civic leaders attribute
PP ~ the high rates to a sharp izYCrease in ttrurism
are losing market share to altemative and an inf4ux of new shops, from the super-
shapping venues, such as Intemet maTketing. expensive Versace and Piaget to the Warner
Home Shopping Netwark sales declined by , Bras. and Uisney stores. Estunates of
•$220 nv.llion fram 1994 to 19~5. visitation to Fifth Avenue are as high as 50
million per year.
SxoFPnvc As ErrrExrArrrMErrr a• In 1995, the Mall of America attra-cted 40
4 In order to reap the tourism after-effects of rnillion visitars, more than Disney World and
the Sumznit of Eight was held in Llenver in the Grand Canyan cambined. In addition to
the 600 stores which attract visitors from all
June af this year, Jane Herzlich, the over the worid to the "shoPpui$ paradise,,,
Mazketturg L}'srector af Cheny Creek Mall, special perrnanent feat~ures such as the
canvinced 'zts operatars to host a reception for C
~,sler Centex displaying unigue Chrysler
the media the night beFore the sumulit laegan. cancept ~ars and driving simulators, the
According to Herzlich, 20 to 30 percent of the Fourttr Floor Entertaisiment I7istrict, the Zego
shapping center's busin~s~ cc~mes frorn Irnagination Center, the UnderWater Warld,
taurists, for which shopping is the number
ane activity of foreign tourists and the artd Knott,s Camp Snoopy makes the visit to
number two activity of domestic tourists the Mall of America interesting for all ages,
(after dining). Statistics for Camp Snoapy, a seven-acre
indoor theme park, are staggering< 3.4
million Pepsi-branded sodas have been soid
along with 325,000 hatdogs, 400 trees pravide
r~~~,s r a~ <
~ a nature setting, and over 20,000 lady hugs
have been released inta Camp Snaapy to
allow a natural means #or pest control in the
° i.ndoar garden.
The Limited plans to build a,<bridge to the
Zlst Century„ with a massive t?hio project
that is a 10 inillion sf shoppiztg, business,
entertainment and residential complex. It is
~ seen by some as a model for future retail -
. ; development. The complex i.s called Easton.
According to L.eslie Wexrzer, CECJ of Limited,
.~N 1
. ~ Easton is envisioned as a place where people
cnerry Glee* n-k,x, omvw, c010.0do can live, work, shop and be entertained
within a carefully planned comrnunitv that
will "£unction as if it had existed ar?d grown
tr In 2996, for the t.hird year in a rowv, Fifth as a tawn aver many years." Easton is
Avenue ranked first in a survey of the world's designed to be a powerful center of
mast expensive retail spaces, with the cammerce, a showplace far retail forntats,
average rental between 49th anci 57th Streets unique gatherung place, and an envirorumertt ~
at $5751sf per year. East 57th Street was tiesigned to spark social and family
second and Madisan Avenue was fourth after interaction.
~
Vai! Retail Ma-ket Stua!y
R E 5 O R"T I2. E TA I L TIt E N D S+ • 4- Consumers have become savvy,
O P P O RT U N I T I E SANL? discrirninating and clislayal. They know
C O NST R A I N T S? what they want and will not be upsold. ~
Stores visiteci per mall visit now average .
Resart azeas are developing their own unique three versus seven stores in 1989.
farm af "Re50Pt Retail" in response to the 4- Cotton Tnc.'s Lifestyle Moni#or Survey of the
emergence of shoPPing as a number-one rated 90's woman's shounhabits revealed the
activity by destination travelers - more impartant P~ ~ -
thazt exercise ar?d stayir?g at the best hotels and followin~ ulfarnlation and trends:
{ resorts> accarding to the U.S. Travel Data Center -tr 36 percent $tated „If T need something I
and the Na#ionul7"ravel Monitor. It is impartant ta go in, get it, ancl leave."
understand what is driving tlus activity irt arder
to take advantage of the npporhulity fihat it ti• 33 percent reparted "they enjoy
pzesents. shopping, but wish they had more tirne
and money.,,
WHY WE`RE NOT SHOPPING A~' HOM£
+ 36 percent would prefer fo win a$3,t7{30
fihe emergenee of shopping as a travel anci resort vacation, rather than a$3,000 reduction .
experience coincides with trends prafiled tr3' on a car purchase (26 percent), or $3,000
people MstguzinE that "Malls are not coolrr, aI1Ci U4e worth af electric appliartces {21 percent},
following industry news: or $3,000 worth of clothes (16 percent).
? 1996 results of the merged Simon DeBartolo
Group's portfolio of 61 mali praperties Cotton Inc.'s opinian or~ clothes shopping
shd that occupancy for mall or is that "5he really does want to buy new
freeskandirtg stores in regional ma1Ls was 84.7 tltir{gs, she just wants to do i# irt a r~laxed,
percent, compared with 85.5 perc~stt the nan-stress filled manners In other words,
she j
previc~us year and in co~ununity centers, ust wants to have fun," ~
oecupancy was down to 91.6 percent fram
93.6 percent at the end af I7ecember 1995. According to Tim Cavanaugh af Ainerican
I3emographics: The average mall customer allots
4• Hari.zon Group Inr., the largest U.S. owter an hour far a#rip to the mall #o purchase specific
and opera#or af factory-outlet shopping items - parks the car close #o a particular stnre,
centers (37 properties) has suf#ered a 47 walks quickly by displays, purchases what she is
percen# drop in its shares since the begi-nniitg after, and on the way out is planning her next.
of 1997. Occupancy rates. declined from 92.2 stop, probably to pick up her chi,ldren. As one
pereent to 88.4 percent during the same tune mall fiagship stnre retailer reported "we wonder
period. (Saurce: Necy Mexiro _ Business why we can't get her to buy mare clothes we
,W„e„ekly, May 19, 1997) can't even get ttuts woman's attention." The tirne
pressures of two-career and single mother
~ Tn a re€er?t survey of downtown pedestrians farrtilies explain why upscale ca#alogs have
conducted for the City of Aspen, taurists tltrived 'ut the iast clecade, they can be perused at
listed shopping as their mosfi papulair reasan leisure, when the customer is relaxed and more
for cnming #o downtown, with skung as the inclined ta make an impulse purchase. The sarne
seeond most papular reason. ca:neept applies to someone shopping wlvle nn
vacation.
~ The Urban L,and Instatute (IJLI) nc~tes the
,,time poor phenomenon,,• which plagues AixPoitT R,ETAiL
consumers as they struggle to maintain their
lifestyl€s while tvorkutg longer hours. The destination resort visitor generally arrives by
Gortsequently, time spent in malls has halved airpiane and so it is useful to examine a recent
zn the las# 15 years. reporf by RTW Review whir.h ar?alyzed fhe new
phenoxnexta of upscale airport mails. RTW ~
Vof/ Retall Mnrkef Study
reported that travelers now spend only three $randed refiailers and restaurants appear to
~ mittutes less tiirne in airports than a tyypical trip to be importan# for assuring the first-time
a shoppiiig mall {bl minutes instead of 64} arid visifior that they can expect a high-quality and
this time is expected to increase as security predictable product. PZanet Hollywoad; precautians require earlier check in times. At the Eddie Bauer, Chanel; ancl Talbot's are now
Portlax?d Intemational Airport, average sales per commonly found in resort communities such
square facat is nearly $1,000 versus an average of as Aspen and Sartta Fe.
$225 per square foot in suburban malls. The price
points and spending 'data demonstrate that .
moderate tb high-end range impulse items from Resort environments are based an leisure, natural
$40 -$15(7 are acceptable to this customer. When settings, entertairunent, and socialization. All of
Portland Internatianal introdueeci Oregon these "fit" the expressed desires of today's
Market, a fu11-1ine Air Mall, sales per passenger consumer and cantrast markedly with the typical
increased 3.5 times, from art average af $I.50 pex subuxban shogping mall. Successful resor#s have
passenger to $5.80, a wnique aznbiance, a sense of place that creates
an identifiable experience for the visitor. This
R~soxTS ~ SxonPnv~ combination of experiencing a place and a vibrant
retail ancl res#aurant environmenfi is the crux of
Successful resorts are recognizing that shoPping the European vacatian experience far tlmericans,
while on vacation is no longer a peripherai who love to point out where they had caffee and
activity or simpie search for the right souvenir picked ~p this book, those boots, or that jacket.
ar?d are developing retail enviranments that cater
to the needs and desires of their visitors. It was Key elements of u successful reso.rt retaiI.
once thnught that visitars would nat patronize
stores that they cauld find in their home town. eti7~it'Onment:
'I"his is no langer true as people have less and less Aambianee is provicled by the way the
~ time to shop at hnme and it ceases ta be an resort}village revolves araund thc natural
enjoyable experience. A mix of the appropriate environment. In Aspen there is the waterway
retailers for the specific demographic visiting a winding thraugh town, mildly reminiscent af
resort can mean that the visitor is able to European briclges and rivers. Iri Mont
accom.plish something they actually need ta do Tremblant and Santa Fe, the past is evaked
while they're on vacation. through histnric preservation and strict
`I~te stimulation nf a pleasant resort environment buiiding guidelines.
and appropriate ambiance serves as a value . In many resorts, the visitnr market is now
addition to.a vacation for taday's traveler. The segmented almost evenly between families
fallpwing are examples of resorts and retailers and older traveiers. What they have in
that are gaod coxnbinations: common is affluence and a high levei Qf
educatian. This segmentation zneans that
•:e New spas are planrted for Whistler and there needs #o be diverse activities in the
Tremblant with products represented by The retail environment, educafiional as well as
Body Shop, Garden Botanica, and Chanel. entertai.nment orientatioris. At Charnanix,
only 50 pezcent of the winter visitors are naw
Induigences are very tmportant far farnilies skiers; other$ came for the natural
and Tremblant, Santa Fe, Aspen and others all environment and cultural aetivities. 5
feature Starbucks, Haagen-dazs, Raeky Mtn. "Village Ceriters" or "Main Streets" are
Chocotate Faetory ar?d gourmet food stores.
extremelp important for increasing the sense
~
Vall Retail Market Stu~dy
af community and place that visitors ase approaches to landscaping, buil.ding massing, ~
loaicing far. This centex shoulcl include continuous peclestrian envuorunents, signs
facil:ities that enhance ogportunities for and icons that include art,- sculpture, water
visitors to mix with local residents inciuding £eatures, historic points of interest. Mont
past offiees, inforsnation bootYts, libraries, Trembl~n.nt, Car7mel, and Sanfa Fe aIl have
butks, and meeting facilities. Vail, Whistier, specific historic and design guidelines, and
Couer d'Alene, A.spert, azid Chamonix a2] the first two alscr require that merchandise
have information booths at strategic shop- meet guidelines instituteci to restrict the
_ Ping lacatiozls. number of sauvenir and T-shirt shops. - ~ The mix of activities available at the lncation ~s The real retail lesson is to listen #o customers
will set the stage for visitors and the mix of and respond with merc.handisirrg prowess,
tenar?ts` merchandise ancl aznbiance becornes aclaptability, utgenuity, and creativity: The
a form of entertainment ir? and of itself. In keys to success are visior?, teamwork within
Aspen, the camer of Coopex and Galena that managemertt, and execution including the
houses Planet Fiollywood, Banana Republic ability to adapt quickly to new market
artd Pazadise Bakery creates a synergy that opportt,uuties artd competition.
has peaple on the street at all hours, crossing
back and #orth. On the Flaza in Santa Fe, the Hozv retailers create unxque
syrtergy is created by the jwcfapositicsn of „
Native American jewelers on blannkets under ~ertetzces , fo~' the vtzCtttiorzer:
the portal at the Paiace of the Governors with
Ecldie Bauer, Ann T`aylor ~nd Talbots around Resc~rts present special opport~.utities for urrique
the comer and restaurants rartping from the retaii enviranments. The Rainforest Cafe,
renowned Coyote Cafe to street venciors so awardect "2997 Small Store Retailer o# the Yeaf"
special #hey were invi#ed to seIl in Atlanta by Stores Magazine apened its first store in
;during the Olympics. The combination of Uctober 1994 in the Mall of Arnerica. Now there ~
lively eating and shopping experienees is the are six Rainforest Cafes, two in suburban
crwc of activity that makes a"place" attrac- Chicago, one each in Minneapolis, suburban
tive and draws people out of theu automo- D.C., Ft. Lauderdaie, and Disney Worid. Tlze goal
biles and hotel rooms to participate. of the organixation's founder, Steven Schussler is
' ta appeal to acompiete ecnnomic azacl
•y N~w technolagies have creaked new activity demogzaphic range and open as many units in
°pportunities in the retaii environ.rnent. At high-traffic tourast locaticsns as possible. In 1995, .
CNhistler, I.arca Investrnents and Mountai:n the combineci sales of Ra%nforest Cafe was $28.5
"Worlti Enteztainment Corp. are plarining million. Each Rainforest Cafe promises "an
large interactive entertainment centers with environmentally conscious #arnily adventure" -
in#egrated retail, er?tertainrnent, and theme 20,000 to 30,003 sf locations seaf 300-600 peopie,
~ restaurants. Mountain World is plannnir?g and attracts thousands of patrons daily.
adventures in virtual reality anci sports
samulatars far galf, downhill ski racing, The Rainforest Cafe combines merchandise as 25
paragliding artd moixntain bikir?g. to 30 percent o€ reve:ztue • 3,000 prociucts in an
extensive selection of quality merchandise,
~S Resort identiYy is reinfarced by design and whereas other restaurant-retail theme venues
~ architectural guidelines ensuring consistency iimit s themselves to 13 at most. The store's
in szgrtage, store frant, and merchandising, ixutovations include d'zsplaying merchandise tvith
Some af the techniques for this are speeific live tropical bircis and fish, aniznated crocodiles
~
Vait Re}ait tw}crket Sfvdy
and monkeys, simulated thunder and lightning
~ and continuaus tropical rair?storrns, The ~ ~ ~~~Y] ()R.
organizatian sponsors cammunity education
programs to'share views and philosaphies on ~ I~IIIIMM~r~I
vanishing rainforest habitats and endangered species with 300,0(30 schoolchildren per yeaz and
spend over $1 million per yeaz daing this. Cains
from the Wishing Pand and l'arking Meter are
donatgd to protecting endangered species and preventicm of deforestatiar?,
~
The Mills Corporation is a partnership af major
,
developers, S1II1Q11 DpBd2tOlO d;l1CI T8UbII1dT1r that .
.~..b: '
has created a fomiat for mega-malls eornbining . ;
an entertainment emphasis with value retail and . . }the latest in restauranfis and interactive sawy= M;us. Fr. ~wdffdarz,.-r_ ,
electronics and movie theaters. Although tkte
outlet inall industry has shown flat to- negakive
growth for the last four years, Mills` partfolio
saies have increased by 5 percent per year. h'Iills
projects have become major tourist destinations
over the last few years, with Patomac M;]]c
drawing more visitors than Colanial
Wiltiamsburg and Busch Gazdens. Sawgrass
Mil1s in Florida is tk?e nLUnbez two attractian in
Florzda, just after Disney World.
~
~
~
t/ai1 Retatl Market Sfvdy
* CflMPARABLf RES(JRT C(31viJv1UNITl` PRC7FILES
- C': d ivI P A R AT I VE RE S t7 R T high as 90 percent in the key months of january.
C C3 M M U N I T Y I N F O R M AT T t7 N- Febrttary, Marc11, july axtCl August. The shoulcler
~ ASP E N, C t7 L O R A D O seasons of Apri1, May, actcsber and Navember
average a hotel occupancy of 35 percent.
RESURT" UV£RViEW WINTER AMENITIES
Aspen`s tourism identity was developed around Skiu?g, snowbaarding, snawshoeing, ice skating,
twO central themes; culture and alpine skiing• nordie skiing, and snawmobiiing damunate active
The firsE chairlift was develaped in 1945 and was winter sports. "Power shopping" and apres-ski ,
the longest in the world at the time. 1n 1949, the dining ~(Pianet Hollywood is ernblematir) are .
first Goethe Bicenterutial Canvocatian was held activities that alsa aceount for a high percentage
, and it later established the Aspen Znstitute for of visitor spending.
Huanariistie Studies and the Aspen Music
Festival. The FTS Warlci Champiar?ships were SuNrwx AmE1vtt`1E5
held in Aspen in 1950, con#imling Aspen's status
as an international ski destination. Cultural events (theater, music festivals), power
sht?pping, whi#ewater rafting, bicycii;ng> hiking,
MA)ox VtsrroR ArrzzacnoN hnt air balloonir??g, horsebaclc rzding, jeep tours,
paragliding, and kayaking are ail available. The
Sksing reznains Aspen's main attraction and Aspen Music School and Festival runs foz ten
occupancy is at its highest in the months nf weeks csf the summer, providing flver $0 concer#s
January thraugh March. Cultura} events are a and rnusic events.
close second with the rnonths af July and August
showing almost as high an accupancy ra#e as ACCOmmobATioNs
February and March (84 pezcent). The
compelling ambiance af Aspen is provided by the Aspen has ac¢ommodations far approxirnately
way the resart revolves around the natural 10,000 persons in its lodges, hotels, and
~ environutent, particularly in the waq that the eondomiruums. These range frcarn casual "10-ta-
, small waterway twists through the pedestrian a-condo" ski ladging to some of the finest rooms
core of the town. in North America at Little Nel1.
SALES TAX REVENtIE
. .
- , There is clear evidence that in a clirnate of static or
. minsnal grawtYt in tourism, and skier days, winter
retazt sales are escalattinng. What appears ta be
happening is a shift in focus by winter tourists
z. awvaq from a primary ski vacation to one of rnore
~diverse acrivities which inclucies shappirtg and
; dining as very important attraetions.
. "
Retail sales tax eollection ciata is repartedlu not
available untii a new software sYstenn is
functianing properly, although a number of $11
~ . mi
milliion was given as a 1995 figure. (This number
M . . ~ is not believed to be correct.)
9
Srtvrr f,,?tean Gw+dola criaf littia Ntrtt Horef, Aspm Caiorado
REAL EsrArE
ANNuAL VlsrroR NttMs£Rs
I# is estimated that there is 500,000 sf of
The greater Aspen area's maxi.mum occupancy is commercialJretail space in Aspen's downtown
estimated at 30,000 per day including bath local core. There has been little in the way af new
~ residents and tourists. 4ccupancy reaches as commercial develcrpment approved in the Aspen
Vai1 Re#ai1 Market Sfudy
central Core in recent years. This is pzimarily Aspen's downtown is an ideal mix of "storefront "
attributed to the very costly exactions demancled shopping;" and pedestrian mall, 'T"he corner of
by the Growth Managemer?t Quota System Cooper and Galena has a Banana Republic and ~
pracess including mitigatian fox employee Paradise Bakery across the street frorn each tsther
housirtg, on-site parkang, and open space. and people go back and forth between them.
These are soeial spaces and bigger stores arre good
RETAiL DEvEtOPMErrr anchors for these areas. A iocally owned sports
° store, Sabatini`s at Coopex and Galena was
Prior to 1980, most successful retaiiers were . replaced by Patagonia. Burberry`s af London
ownerrapera#ed businesses. With relatively low recently opened in aspaee previously occupied
rent and overhead, many af Aspen's start-up by Bexuretton. On Main and Mi11 there was a.
businesses were able to survive even #haugh fihey locally owxled store that gave up and divided its
had minimai retail experienee and limited space between DKNY and Kenneth Cole. There is
investment capital. Stores including I'itkin only one bookstore left in downtown, Expl4re, in
Caurxty Dry Goads, i'eaches en Regalia, Uriah a large Victorian hause with outdoor clining and
Heep's, Baggage Claim and Walnut House of eafe and it is always packed. According to
Fi,lm began in the 1960s and 1970s and are Fleisher & Company, the keys to success in
pran:urtent retailers today. Entry into the Aspen Aspen's retail market have been atGributed to a
rnarket xs much more difficuit today. In addition superb concept, competent management, astd
to high rents and operating costs, there is no place aciequate capi#al.
faz anything „ordinary„ ist the retail market. The
• store or. res#aurant expezzence needs to be LiNiQLiENESS
memorable, outstanding ar even remarkable in
azder to be successful. Sorne outstandang Aspen is uniquely sophisticated for a North
retailers, such as the CosBar {cosmetics} and the Americart ski resort, evoking a Eurnpean chicness
fJptzcal Shnp of Aspen are experts in terms of that is unusual and $uccessful. TTzis is partly a
product knowledge and merchandising their result a# its history and the importance of high
stare in a grafessionai manner. culture izt its early years as a resort. ~
Downtown Aspen has national chain stores of
Banana Republic, Chanel, Coie Hahn, Ecldie
Bauer, Dk:NY, and I'olallZalph Lauzen in
add'ztion to many high-end local mountain
apparel and gear boutiques and a large number of
jewelry stxsres. Ivlany people ship.their purchaases
out af the area to avoid the local sales tax (8.25
percent). For a ski resort com~mmunity t~tere is a
~
' "chic" look to Aspen, the people who vis,it
generally dress well and, having a large amaunt
of dispasal income, spend a substantial amount of
money an dinistg and shopping. There are very
few "T-shirt" shops in Aspen dawntcrwn any
~ ~
more.
. . . . ? , .
RETA7L StTCCzSS/FAILIIR£S
10 Banana Republic. Gap, and Eddie Bauer have
c a u g h t o n b u t E s p r i t c a r ri e fi o As p e n i n 1987 a n d
moved out in 1994. Local stores and restaurants
_ have a fairly high turnover, reportedly due to
being undercapitalized and tsut-marketed by the
Iarger stares, Peaple flock to the Hard Rock Cafe,
at high seasan there's a]ways a crowd in front. Emplae eowatrre.t ond s;sno; ~spen, coloradn ~
Vail Retdil Market Sfudq
° C O M P A R AT T V E R E S O R'T festivities in December: Each month from May
CC) M M U N I T Y I N F O R M A7 I O N- through C}ctober is scheduled with music, arts,
I.+ARMEL-BY-THE-SEAr CALIFt)TtNTA theater ancl wine festivais.
REsaxr C7vExWEw ANmuAL Vzsrrox NumBERs
Carmel
Carmel became a retreat for artists, musicians and is nearly a year-round resort community
writers after t~e San Francisco Earthquake of with 60 percent of visitors arriving between May
and the end of September. Jaztuary is the anly
1906. Tn th%s day the residential district has no slow month af khe year. C1ver 1 millian tourists
sidewallts, streetlights or mailboxes and houses visits were secorded in 1995 and approximately
are knnwn only by their names. The village of the same number was estimated #or 1996:
Carmel-by-the-Sea has retained its romance as a
scenic getawap on the narthem California coast SALEs 7'a:x REvENtzE
and is famous far its eultural events and
proximity to the nearby 1'ebble Beach Golf Retail Sales Tax has increased 16 percent in ti•te
Coutse. There is an upper crusf gentiLity to last five years, cantrasted to zero percent gzowth
Carmel, reinforced by a city ordinance against the in permanent population.
wearing of high heels and a waming to visitors in
the Vzsitor's Guide that "eatutg on the street is Retail sales revenue data is not available.
strongly discouraged."
Reportecily, xetail sales are not tracked separately
MAJox Vrsrrox ATrRAcnorv from total sales.
Its praximity to San Franciscn (2 hours by caz) REAu Es7,ATE
and its eu3phasis on histpric Califar.nia culivrai Camtel's resident populatinn is bdth alder and
traditians has made Carmel the prernier getaway mare affluent than the national population. The
~ foz the Bay Area. With an entire latYd area of 1.1 vast majority (90 percent) of homes in Carmel are
sguare miles and population of 4,421, Carmel valued at over $250,000 and 76 percent of these
remains a small village or? a spectacular partion are occupied by ane ar two people. Sixty-five
of the northem Californ%a coast. This village percent of local residents are age 55 and older and
cYtaraeter is the main attractaon for aver 1 miliion 51 percent are college graduates. The average
visitors per year, 95 percent of whom visit the householci incame is $75,363 per year. `
Carmel I'laza and ovQr 80 percent visit at least Cammercial real esta#e is extrernely lirnited and
one of the many cul#ural acdvities. The Pebble business licenses and exterior design changes
Beach P.ro-Am Golf Touxnament begins the require a review process by the Communitv .
tourist seasort and it ends with Christmas season , Planning and Buiiding Departxnent. Retai1 space
in Carmel Plaza ieases for appraxirnatelp $36 to
$55 per square foot depending on whether it is on
.
the first (street ievel) floar. There is cuz•rently no
z .M,.~. ~
,r:. , . _ ,
space available (vacant).
R£TAIL DEVELOPMENT
Retail development is closely rnonitored through
the husiness license xeview process and all new
retail businesses are required to submi# 11
znerchaatclise samples to ensure that the business
is a good fit with village r.haracter. The Carmel
Business Assaciatzon estimates that 95 percent of
all visitors to Carmel go to the CarTnel Plaza,
Plaza businesses inciude Saks F%fth Avenue, Ann
cwml valley, ccrtmt caiifan,c Taylor, and Nine West in addition to many small
~
Vcif R,etail Market Stud,y
1ocally owneci bou- ' : -
tiq11@5. Th@TE $1'E~ 70
, art galleries in
Carmei, with scenic
resozt art as their pn- , x~'~~
m fc~cus.
There are two unique
« _ •
shopping areas in
Carmel Valley that ~il~
SeT"Ve 8 50/50 111]X Of The 8arnytrtl,' Carmel, Califarnio ,
' locals and tourists;
the Barnyard Shopping Center and the and this poses "thomy iegal dilemrnas for the
Crossroads. Each shopping complex has Village," according to Roseth.
approxirnately 50 stores. 1fie Bamyard is the rnost
successful of the two fea#uxing shaps, restaurants, RETAzL SuccEsslFAltuxEs
and galleries set in over-sized barn-style buildings .
ciustered arounci award-winning gazdens. The The preservation af historic character and mix o£
Crossroads is a re-czeated English village•, high-end apparel with xesart art has praven
successful, for Catmel. The exclusivity of the
APnRovtu, or RErArr. SraREs merchandise review process has maintaineri the
resort charactez of the village whi2e promoting
Izt the early 1990's local merchants an the Carmel the appeal of the Bamyard and Crossroads.
Plaza became concemed that theis town not Representatives Qf both the Carmel I'laza and of .
become averz-un with T shixt shops and "cheap,• the $amyard do not #eel that their establishments
memhandise. A public iiutiative was brought corstgete, but rather that they camplement each
he#ore the Village Cauncil and a commvttee of other. T'he Cazmel Gallery Alliance publishes a
~ public officials, citizens, and business owners was guide, "Art in Carmel" to encourage sales of art ~
created to investigate strategies for pratecting the by local residents.
im.age of the Village. In 1993; the Village Gouncil
accep#ed the recammendations of this committ+ee LINXQUENEsS
and instituted new regulations that implemented
and redesigned three new Conunercial L7istricts. Carmel has an authenticity to its image that has
The thxee Commercial Districts are: been zealously pratected by the busuiess
-t• Centrai.Commercial District community and local residents. Local residents
- - are someyvhat inconvenienced by the summer
-t* Cenfral Serviee District visitors but have not created an antagonistie
atmosphere, perhaps because af the wide vaziety
~t~ Gentral Resiclent~ai District of cultural activities that are supported by both
lacals and tourists. The village successfully
Each district has a set of zoning regulations that evokes the romarrtic boheiniartism of California's
describe peruussible uses and classifications for history in a genteei atmosphere.
fhat area and these are dizectly #ied to the
business license applicatinn process. FuTuRE Ft.4Ns
Carmel's Cauncil is currently exaznining There do not appear ta be axty large
12 mechanisms ta tighten the procedures outli.ned developments or changes in ciirection projected
above because of an inflwc of national "brand" fnr the area which is experiencing a comfortable stores that are perceived as a threat by local rate of gxowth both in visi#ation and locai
merrhanks. This is anticipated to be a more residenres. Because of the age of the local
dif£icult process because the merchandzse can in papulatiart, a slight decrease in populatian is
same cases be virtually identical, it's really a prajected in the coming years, bu# no ane appears
"restriction of trade" to localty-owneci businesses cancerned. ~
Vcit Refvi! hlrrrket Sludy
c~.~C ~'^f r ~k+ 4 S+ • ~ h ~ .
. COMPARATIVE RESC}RT >
.i. yt 3 y~.?I +S t t Sv LM14 f f . ~ i
f S } ~N` $ ti +~'a{C ) +A. 4 k . . ~ t ~ t
CC3MMUNTTY INFCJRMATION
S A N T A F Ef N E W M E X I C t)
IZES{7R7" OVERVIEW
'x*~
Santa Fe is the bes#-known of #he Sauthwest ~
F.
destinations in New Mexico. 1fie "identity„ of Santa Fe was ereated in the early part of this
•
cenfiury as a respanse to serious aut-migration
' and a desire ta attract scholars and tourists to the
archaeological aztd anthhropalog'rcal riches of the
area. This identity initially artd currently appeals % ' . . ~ -
strQngly to Europeans, particularly Germans. sania Fe k.chitecAre
These Euxapeans promoted development of the
Santa Fe Upera which has enhancecl the „high IvtAIox Vrsrrox AT-t'xAcTrvN
culture" reputation of the city. '1hi$ emphasis on
the cultural history of the region has evolved to Indian Mazket and the Santa Fe Opera are the two
create the "Santa Fe Style°, which' embraces most unportant "events" of the peak summer
. T'ueblo and Hispanic aesthetic and culturai season. Indian Market attracts betwveen 75,000 ta
traditions. A marker on the Santa Fe Plaza 100,000 visitors to the Santa Fe Plaza.during the
celebrates its place as the end point of the historic third week of August and the value, of
•,Castir?o Reai" used by the Spanish to seftZe New merchandise sold in that period is esfimated:to be
Mexicv. The new inarketing campaign for the $2 miilion to $3 million dollars. The Santa Fe
city emphasizes the length of its settleznent with C7pera's seasan is june through August and the
the slogan "In 1607, when Plymouth was just a C7pera is estimatied to contribute $20 million from
rcac.k, Santa Fe was already aCapitai.,, direct spending ancl $140 million from inclirect
~ spending to the lacal e~c~nomy.
Santa Fe was recently rated third in the U.S. and
12th intemationally in Conde Nast Traveler's ANrtuAt. VlsrtoR hTumBExs ~
1996 Reader's Chaice poll of destinations. Santa
Fe is a city of aver 50,000 artd is the seat of state Tourism is the majar econornic farce in New'
govemment in addition ta being a popular tourist Mexico, fo3lowed cioseiy by state and federal>
attraction and the city is experiencing a tiifficult govemment. Santa Fe hosted an estirnated 11
periad in reconciling these two identities: tnillion visitors in 1996, down from 1935 by
' approxirn:a#ely 7 to 8 percent. T"hree reasons are
~...^f „ cited for the decline in visitatiori: (1) newly
, j 1~x;2~j,N S . S
~opened Zndian casinos campeting for the sarne
tourist dollar, (2) a mayor showcased in the
~~.~.k.•.•~a: 1 \ .
national press as opposing tourism to Santa Fe,
and (3) three consecutive years of poor snow
conditions.
S.ALES TAX R£VENUE
t y ~~u,~• ~ % Y~`:'.... ~ k}.~ .
, .w
'0The gxoss receipts tax is a braadly based tax 13
. y . Ait ~J .
imposeti on sales, service, and Ieases. Retail saies
taxes are not traeked separateiy by the City.
~ 5m Francista Street. Smfo Ft. New Mexico
~
Vail Retail Market Study
REAt. E5rxn restaurants and shops ir? the extremely slow -
shoulder seasons. Tn the 1980s and early 1990s
The residential real estate mazket is very active in Santa Fe was aLsn an important contPmporary art ~
the lower price rartges as the issue of affordability market, behirtd New York as the highest selling
for local zesiciejnces becomes more heatec3. The m.arket izi the United States. However, this
upPer end ($200,000 and above) has been appears to have slowed considexably and many
considered to be "flat" for #he last two years. of the most prestigious egntemporary galleries .
Commercial real estate is develnping rapidly at have clased sutce 1995, notably The Linda
the southern edge af the city to serve the intlux af L7urharn Gallery and Laura Carpenter Fine Art,
new residents and businesses not eaterir?g to the bnth of which now sell only by appointment.
- taurist market. Shopping centers and
- supermarkets daminate the new construction LirrrQtzEN£sS
activit5:
Sartta Fe is marketed as the "Ciry Differenf" and
RETari. T3EVELoPMErv't' it has successfully emhellished its calcaxful history with romance, archaeology, and art. TThis mixture
The Plaza area is the premier tourism desiinatian cantinutes to be compelling and to ensure Santa Fe .
and has experienced a high rate of turnover fram as a prernier international destuiation despite
locally-owned to natianal busutesses since 1991, current political difficulties.
The average lease retention for new businesses ir?
the Plaza area is 18 months according to lc>cal real FtrruRE PLms
estate agents. Restauzants also turn over quickly
in the Plaza area c3ue to the difficulty of There are no new developments propased for the
maintaining a local customer base. Plaza area tourist areas of Santa Fe, but considerable
lease rates curzen#ly average $35 to $60 per square residential and commercfal deveiopment is
foot, depending on the size of the pxoperty and praposed far the southem tip and outskirts of the
duration af the lease. Recent retail development city: The polrtical situatian is tcad volati.le to
in Santa Fe has been at the south end of tot.vn to predict at this time. ~
serve the new housing developments and
camulercial centers that have been built to avoid
the high lease rates and summer traffic af the
histaric district.
,
2Y•:RETfiIL StICCESS/Ft1ILURES ~ '''`t"''~• '
.
LL . . • ya y~. P _~„y..~R *.1"~y ~,y .
Theze is a group nf high-end natianallY
"bI'&I1df'd" 1ppdYC'l ShiJp5 f121 L.lltCt7lTt SfI2@f )115t
off the Plaza, including Eddie Bauez, J. Crew, Ann Y~c x.~ :
Taylor, andTalbots, and these are doing we31.
Locally-owned zestaurants and shops generally
do not iast more thari ozte year in the historic
district unless they are oid enough to own the
Iand that their buildings oecupy. A iocal favarite
nutdoor store, Base Camp, which awns its
property irt the Plaza area has moved to the ti: .<ry
Guadalupe area (a second tier location from the
14 I'laza) in arder to lease its Plaza area store anti
receive higher incorne fram lease aperations.
~r 3 SK fi
The Santa Fe Plaza and Canyon Road (the art
gallery district) are bath eerrible traffic Itazards in
a.....v,
the summer and this deters loeal residents from ' ..r~
maintaining the loyalty necessary to sustain the Sa,ta Fe sylr ar~rx* cnrC,fts ~
Vcil Retai! Market Study
° COMPARA'TTVE RESORT
COMML7NITY INFC3RMATiC}N a a~~.~` . ~
w-•sb ~ ~ wz '
~ jACxsoN (TOwrr SQUaxE),
k, ~
WYOMING ~
l~w,+x~ ~~°„~,~~,•~ti.~3 ~,t~~~a~ ' r;~
RESORT C:7V£RVIEW ~,~i~j~ } ~ ; te _
z
Since its founding at the turn af the century,
`
Jackson was a little downtown built arbund a i~ t•t~a~~#, "•k.' -
dusty open square surrounded by a fence, used
_ for hitching horses. Today, the town's central
square has becozne a tree-shaded oasis, with elk
antlers leadiztg into i#, astd surrouncied on all four M=
~
sides b y a v a r i e t y o f s h op s an d r e s t a u r a n t s, w i t h. Y.''~°••
baardwalk sidewalks sti.tl in#act. The Chamber of . . . . ~..,,~,..,3'..
CUYTtm@TCe SpC311tSSoTS oId We5t gtLTI fightS CS11 Yhe AAfi/er Aidtts at the Town $quarr; Jackrcn. VYya»ing
Square irt the summer. 5urrownded by
Yellowstone and Grand Teton National Parks, Jackson Hole Ski Area supported 317,000 skier
Jackson is a haven fnr "Westemers" of every visits in 1995-96 and over 325,000 in 1996-97.
stripe. painters, writers, skiers, zanchers, and
retirees. Teton Viilage is at the base of Jackson SAus 7'Ax REvENuE
Hale Ski Resort and Jackson (the town) is 12 miles
fram the ski azea. After a periad of modest growth in late 1980
,
Tetan Cownty's retail sales tax callections
MAjOx Visrrox A7TRAC2'XON - expandeci rapidly doubling in the four year
period between 1990 and 1994. Very recently,
~ At the mere utention of Yellowstane, people sales growtYt rates have declined, growing; at oniy
envision great herd of bison and e2k, steaxning hot 6.6 percent pex year since 1994 and 4.5 percent in
springs, bubbling geysers, rushing rivers, and 1996.
huge grizzIy bears. Grand Teton National Park is
assaciated with majestie mountains, open plains, 1tETAt1,DEVzLonmEr;T
aztd everytYung for whirh fihe Old West stands.
Summer is jackson's peak season, with Ehe valley Jackson distributes a"Guzde to Shopping in
serving as a gateway community for two of the Jackson Hole" organized by category with
- irtost-visited Nafional I'arks in the United 5tates. descrzptions af shops, incluciing their
Teton County has recentiy begun ex#ensive efforts addresses anci phone numbers. The guide is
to study its tourism in arder to create a more co-sponsored by American Express and the
stable year-round economy. tN`utter visitation is Chamber of Cammerce.
active, but not nearly as intense as the summer
traffic. The new National Museum o€ Wildlife Art + There is very litt2e in new retaii jcommercial
showcases the largest exhibition of wildlife art i.n develapment irt town. Most af the new LL
the entire cauntry and has became a popular construcfian is occurring south of tawri and
attraction in and of itself. has a"strip rnall shopping center feel" to it.
r,• Co2dwater Creek is redeveIoping the key
ANvuttr. Vlsrrox Nt.rMsERs
building on fhe 5quare. 'T'his store is to be 15
The Wyoming travel industry drew over 4.0 their flagship store: Construction for this
million visitors in 1996 and attribute $2.01 billion building is apprnximately $250 per square
of revenue in direct and indirect expenditures foot. The store witI open in june 2997.
from traveLs ta Wyorning. Teton National Park -r' The redeveloprnent of the Ccridwater Creek
reported 2.5 miliion visits and Yellowstone building prornpted major °faee lifts" for the
National Park 3.0 million visits far 1996. The Jackson Trading Campany across the street,
~
Vail Retafl Mcrrket Stu>dy
as well as the restaurant next cloor. For LFNtQuENESs
Sunnmer 1997, the Square has a refreshed ~
aPPeararrce. The "Western" thezne is we1l develaped in
4- Uwnership of buildings an aztd near the Jackson and has created a strong sense of identity .
with visitors that distinguishes it frorn pther ski
5quare rarely changes, tenants on the Square areas. The true uniqueness in Jackson is what
have a xeiatively low tumaver, while tenants mather nature pravides nawhere eise in the
just off the squaze have a highex than average West is there such spectacular and majestic .
turnovez
. scenery. .
RETAIL St1CGESSIFAILLiRES Ft1TUR£ PLANS
~t* There has been local resistance #cs national The intense summer season has created an
chains apenixtg stcrres here (The Gap, Eddie imbalance in the region's economy and quality o#
Bauer, Pizza Hut, etc.) But these stores life. The local business ccammunity artd County
appear to be doing well, as they are papular officials have undertaken development of a
with the tourists even thaugh the tourissts Tourism I'lar~ Master Plan in order to begin
urr
have the same stores near their hoznes, Ecldie "nu-Lnagement" of the area's tourism. The gaal of
Bauer carries Jacksan Hale jGrand Teton logo the Master I'lan is to provide guidelines for a
wear unique to thu.s store. The items are susta3nable taurism ecnnarny that wi.11 ensure
placed close to the entranee to fhe store and viability of the quality of life that lacal residerrts
appear to be very popular with shoppers. apPreciate.
t• T.he most well known stare on the Square is
< u I • , ~
the Ra.7ph LaurenJl'olo Factory Qutlet stoze.
It has heen established for a lorig time and is
freguent3y patronizee3 by tourists arid iocals. >,~~~.~~M• ~
Uther factary outlefi storns (not on the Square) ,
have not fared as well. The London Fog ~
factory outlet stare crn the south side of town a , s
closed in 1996.
New attractions in town have brought
suceess to adjacent retail stores. The apening
of the Ripley's Believe It Or Not 1Vluseum,
one block from the town square, touts the
largest ball of barbed-wize in the world. This
museum has brought addificrnal pedestrian
traffic to the stares on the same block.
z;
a• A haif dozen retail stores have shops both in
the town (Jackson) and at Tetor? V'~liage.
:y The most successful retail operatians are
t hose t hat have figure d out how to have a
Retoil saardwolk, tad~ron, wyo,»„rg
year-rc~und, or at least a twv-~eason
16 operatian. Mast of the retail dollars are
realized between June 15 and Septebnber 15.
Changing the praciuct Iines or adopting new
marketing approaches far the winter seasor?
is important to even out the revenue stream.
~
Vet! Re#ail Market Study
~ C O M 1'A R ATI VE RES O RT ANA1t:]AL VISI'i'OR Ni1MBExs
C{)MMUNITY INFO1tMATI'ON -
~ 1V.C O N TTR E M B L A N T The most current visitafion statistics available are
from 1991 and the Chamber of Cornmerce
RE5o1zT C7VExviEw representative beiieves that there has been- some.
increase in visitatian sistce then, as a result of
The histciric pxeservation of buildings in iviont . improvements to the area by Intrawest. In the
Tremblant has created a unified Canadian theme winter the last report showed aver 600,000
visitors and the surnrner slightly more than
reflecting the heritage, culi7are, and Iifestyle of 4t?Q,000. The Iocal Chamber representative -
Quebec. The summit of Monti Tremblant believes that sununer visitation is quickly
contmmands a spectacular parlosazna of lakes, approaching fhat of the wiz?ter ski seasnn because
valleys and forests. In the winter, skiers get a treat of the quality of the gnlf and overall resort
at the summit, as the snow-covered fir trees experience. Estimates for the perioci 1991 to 2000 .
surmund the ski trails. Lac 7'remblant is 10 rniles predict a 229 pexcent increase in #ourist visitation
long and sits at the bottam of the south side of the to Tremblant, tatali7xg over 3.2 rnillion annual
mountain. It is surrounded wifih some of
visitors by 2(}00.
Quebec's most distinguished country homes.
MAj0R VISTTt)R ATTRACTt4N REAZ. £sTATE
Mant Tremblant is the northernmast resort of the When Tntrawes# created the resort village at the
Laurentians, and is the pinnacle of the I.auxentian base of Tremblant, they dedicated the streets to
the pedestrians. The result is a stroZ~ing area
ski expezience. The Lodge was fdeci by where guests hav~ the leisure to l~ok up anci
Azzxericans joe and Mary Ryan who started skiistg admire the art~hitecture - a mix of Cltd Quebec
an the znajestic mnuntain of Mont Tremblant back City and the country-style-building faunder Joe
in the 30's. Today, Mont Trembiattt has the Ryan built irt the 1930s.
longest vertical drop (2,I50 feet) in Eastern
~ Canada. Considered the CTOwn jewel of the RETAIL I7EVELOPMENT
Laurentians, it is now a faur season resort viliage,
although it is busiest in winter. Mont Tremblant (Irttrawest) requires that
pafiential new retail establishrnents reeeive
approval of their merchandise prior to
negotiating far a lease. Samples of rnerchandise
must be aPProved as meeiing the qualit and
presentatiort standards for the resort, Current
retail is high-end and exclusive; jewelry, perfiime,
chocolate and sports boutiques. Trerrtblant
~A': acivertises "restaurarrts fpr every taste, exelusive
~ boutiques, friendly terraces, lo#s of opportunity to
.
Atreat yourseif and a night life that never seems to
x«w ~ quit.,, Currently Tremblant o#fers 50 boutiques,
15 restaurants, one cinema, lU bars, arid one teen
bistra. Common themes izt retail development in
Intrawest-owned resorts include stores with well
° 3 < made local crafts, hamemade chocolate,
bookstare, „local fashians" such as French in 17
Trembiant and outdoor c3othirtg in ICeysfione, and
sporting gaods. Restaurants are well varied,
.
inciuding a style to sui#e every taste, from "#`ast
and casual tfl exotic." ILegionally-Ehemed
restaurants are favorites.
Outdoor Ccrfa. Nknt Trotnbloni, Ouebec, Canada
~
Vail Retnil Market SturlY
RE?AIL StICG'ESSIFAILLIBES ~ y
z'
r
The success of Mont Tremblant's historic chaxm
ar?d suecessful antegration of high-end retail
establishments has been singled out in Lirbrtn
l,and publicatians as indicative of •,place" that `
has tremendaus appeal far the resart visiEor. i~
LINIQt1ENESS
7
- Mont Tremblant suceessfully combines historic
preservation, ineredible scenery, and the
„sexiness" of the Quebecois li.#estyle aznct
nightlife. `
FuruRE Pr.41Vs ~
:
Lntrawest is in Phase II of a major investment in
the resart, hailed by visitars on. Canada's GU SKI
pages as extrernely successful. Mant Tremblant is
becoming a breathtaking FrencllYCanadian
.
vil3age mocieled after Quebec City: The winter ski 5frtef in ivfcnt TrembtonL G3utbec. Canada
and summer watersports actiuities are being
expandeci exptrnentia,ily, drawing international
visitprs who revel in both the sophisticated social
atinasphere and the pristine natural envirorunent.
~
1$
~
Vnil ReiaiC Market Study
VACL PROFIiE
° VA I LVA L LEY V I S I T U Ii Populntian by Incame
AND RESIALNT
~ D E M O G R A P H TC P R O F T L E Per-Capita Incame $24,500
Median Incorne
C?nce dependent upon xsunirtg and agriculture, Householris $41,211
Famiii~s ~4~,453
Vai1 Valley's ecanomy today is driven by tourism. Non-Faznily Households $33,320
'~'he ski resarts af Vail, Beaver Creek, Arxc~whead
and Aspen, employ more than half of Eagle
County's permanent residents.
' The majority of the Town af Vail residents are . ' `
between the ages of 25 and 44 with a median
hausehold isicame of $41,211. The visitars to the Nurrzber of Ozt.mer-C3ccupied
Vail Valley are generallp older and wealthier thaxt Hausing Ltrc#ts
those who Iive here. Frank Jahnsan, President af
the Vail Valley Tounsm and Canvention Bureau, Total 781
reports that 75 to 85 percent are repeat visitors. 1 Unit, detached or attached 409
over the age of 45, with a hausehold incorne Average pexsans per unit 2.21
greater than $150,000. Demographie data for Vail
reszdents and visitors is described below.
Vai7 Residenfi Profile (1995)
Population by Age Number Ren#er-Uceupied Hortsing Llnifs
~ A11 Persons 3,716 Total 899
Under 5 170 1 Unit, detached or attachecl 185
6-17 329 Average persons per unit 2.11
18-20 121
21-24 400
2s-44 1,963
" 45-54 421
' 55-59 114
6Q-54 66
65 and over 106
75 and over 24
85 + 2
Eagle Caun#y Residex?t
I?emagraphics (1995)
Median Median Per Capita # of #of 19
Populatiun Age Family Income Income Households itegistered Voters
Eagle County 28,0001 30.bj 50,6001 18,202! 10,820 14,862
Tawrr of Vai1 3,928' 31.$ i 60,7201 29,5001 1,750, 1,600 Town of Avon 3,000 i '
~
i/ai! RetailMgr-ket 5tudy
Vail Valley Winter Guest Profile: #1995? "Vail Valley Summer Guest Prufile (1996)' w
Genc'1er Crender ~
65 percent Male 59 percent Male
35 percent Female 41 percent Fernale
Family Stutus Famiiy Stntus
38 pbrcent are single 15 percent are singie
, 14 percent am mamed couples with no childret 13 percent are married couples with n4 children
36 percent are married wi#h childreat 42 percent are married with children 12 percent have grawrt children 30 percent have grown rhilciren
Ages Ages
27 percent are urtder 30 11 percent are under 30
40 percent are ages 30-44 42 percent are ages 30-44
22 percent are aged 45-54 24 percent are aged 45-54
11 percent are 55+ 23 percent are 55 or older
Where Titey Are From -Top Markets
14 percent 1ocaLs artd/or 2nd-hame owners 28 percent Colarado
10 percent are Front Range day visi#ors 7 percent earh Califorrua axtd Texas
8 percent are overnight visitars from Colorado 6 percent Illanais
50 percent are nut-of-kawn visitors 5 percent Intemational
10 percent are in#eznational visitors 4 percent 1C.ansas
S percent each Florida, Missouri, and
Top Murkets Pennsylvania
27 percent Colorado ~
7 percent California lncvme
. 5 percent New York 18 percent mak€ Iess than $50,040
5 percent Ill.iiiois 39 percent mace $50,000 - $99,999
4 percent fiexas 28 percent rnake $100,0(}0 -$20Q,000
4 percent Flarida 15 percent make $20{},000 +
4 percent New Jersey
3 percent I'ennsylvania Vzsitar Composition
. I3ay visitor from Coiorada 6 percent Income Part-tvme Vail Valley Resident S percent
26_ percent lnake iess fhan $50,000 Day Visitor frorn Out-af-State 10 percent
25 percent maI€e $50,000 - $99,000 (includes Intemational) .
21 percent maice $100.000 -$200,000 Uvernight visitor from Colorado 20 percent
28 percent make $200,000+ Overnight visitor from t}ut-af-State 56 percent
(includes Intemational)
Skier Compositfon an VaiT Mvuntaan
Local andJor second homeowner 14 percent Front range visitnrs 10 percent Camparing the winter and sumrner guests,
Uvemight guest from Colorado 8 percent winter visitars are generally more affluent,
20 t7ut of state guest 60 percent younger, and travel further distances than the
International guest 10 percent siimmer visitors. The surnmer guests consist of
more families and older populations.
~
Vaf1 Refiai1 lvlnrket StucVy
~ Nsttiostul Skter Pt`o.fiXe The National Sporting Goods Association
completed a li.#estyle characteristics profale of on-
~ The National Ski Area Associatzon (NSAA) snaw participants. Thc participation by lifestyle
reports that the number of alpine skiers in the Sl'gme-i1tS L5 511II12Tt12`322d 1S fOlIOWfi.
United States has grown from 9.7 millian to 10.6
snillion in the past eight years, a growth af 9.3 Affluent Traditional Families 22.8 °lo
percent. Cross country ski.er populaiions have Workirig Parents 38.(} %
reinained at approximately 4 millian and Affluent Empty Nesters I0.9'°l4
snowboarders now number abaut 2.5 million. Affluent Singles 10.7 °Ia
Aecording to estimates of on-snow activities Double Incorne, No Kids 10.2 °la
origirtally compiled by McICinsey & Ca., these on_ Low-miti Income 5ingles 9.6 %
snow participants spend approxina#ely $9.4 bil_ Single Parents 8.4°10
lion annually on all facets of the sport, frorn Low-mid Income TTaditional Families 3.1 °lo
buying real estate at resorts to lift #ickets to the Low=mid incorne Empty Nesters 2.0 %
agparel and equipment they use and wear. Age 65+ 1.5 %
r The demographic shifts in the next 20 years will
have aprofound influence an the types of
services offered at winter resorts, the geographic
fc>cus o€ advertisirtg and promoEion, anci the types
af marketing effarts utilized. In 1996, the first bf
the baby boomers will be 50 years oid. At the
same time, a greater number af Americans remaiin
fit and active unti] a xelatively old age and
represent a segment of the population with high
discretionary incame and time. The tab1e below
illustrates hcrw the mix in the population will
~ change over the next 20 years (one generatian).
Expected Trends zn U.S. Population
Age 1990 1995 2000 2005 2010 °lo Change
Maie 18=24 ' 112: 12.3 12.8. 13.6 i 13.8; 5% '
25-34 22.1; 20.6 18.7' 18.1; 18.9 i -14%
35-44 18.8 1 21.1. 21.9 ! 20.51 18.6 ~-1°la
45-54 12.4' 15.3 18.3 20.6: ' 21.41 73%
55-64 ' 10,1; 10.1,11.6 14.31 17.2 70% 65+ 12.81 13.8 14.3 14.9; 16.4i 28%
Female 18-24 1271 12 12.5 13.3; 13.41 4°10
25-34 21.8! 20.4 18.4; 17.9 ~ 18.7; -14°l0
35-44 39.1; 21.16 1 22! 20.5; 18.6i -3°l0 4 18,9
21
~
Vai1 Retail Market Study
-
Stgn%ftcArice tv UAtZ 12etAil 6. The 1999 World Alpine Ski Championshzp will ~
once agaist infuse visitar expenditures and
1. The demagraphic profiie of the Vai1 Valley marketing exposure to the area. Z"nis „deadline ~
resident reveals that the primary age group is date" pravides an opportuzuty for Vai1 Viliage
24 - 44, with per capita income of almast to begin pxeparing to meet and exceed uisitor
$34,000. When compared to the cost of living expectations. Now as the time to capture the
in the valley, this pxofile suggests that the local audience for 1999 and beyond. (see next
resident cioes nat have many discretionary section for more details)
funds. Many af the "locals" shop tiawnvalley
. in Avon or Edwards, and travel to Gleriwood -
Springs or Denvex for majar purchases.
2. Although the utajority of the Vail Valley
~
residents can be described above, repartedly at
least 10 pereent of the 7,000 permar?ent
resicie:nts in Vail and Auon have household
;
income levels in excess of $100,000. Therefore, ~
they have more ciiseretianary incorne to spend .
an activities such as recreatian arid fitrtess, as ~well as higher-end re#ail items and mcsre
expensive dining.
3. L}emographics of the Vail guest reveal a very
affluent, primarily older male. 'Ihe size of the '
marke# a.nd the demagraphic grofil:e of #he Vail ~
visitor strongly supports a high quality,
exp+ensive vacation experienee, as almost SO
percent caf the guests have hausehold incomes
over $100,(}00.
~w
• • x .
4. Since the Vai3. Va11ey economy is primazily
based on vainter guests, the Natior?a3 Orc-Snow Retaii atwg C~o.e Creek
{Skier} profile is an iutportant taol to gauge
who is "in the pipeline." The winter trends
indicate that .there are new- partrticipants in
winter sports, rnany of .these in the fonn of . snowbaarders. It is impartastt ta keep
acquiring new participants in the wianter LL
recreation industry.
5. The historical stren,gth in the Vail ecanomy and
Vail Associates' current and planneti
irtvestment in redevelopment and expansion
are positive indicators of a strong future.
22
~
Va4l Refaii /vtarket StudY
» V A I L R E T A I L S A L E STA X RE V E N U E proceedings. The Vail Valley continues to reap
H I S T O R Y A N D T R E N D S the rewards and benefits from this event.
~ UAZL UALay EcoNomy The tourist bed base is anticipated to rnoderately
grow at an auerage of 3-5 percent per year. Beci
Vaii"s econoiny is driven extensively by its winter base is measurecl in tezzns of '"available pillaws„
and summer tourism. Sales tax collections have €or visitors. There are currently more than 41.000
risen from $3 million in 1982 to more than $13 in Eag1e County, almost all of which are in Vail,
rnill;on in 2995. Vail's retail utiix inclucies 108 bazs Avan anci Beaver Creek Resort.
annd restaurants, 300 shops, and a bed base o#
32,(}00. Graup business has steadily iz~creased Tc~ help main#air? Vail`s character a~ ane of the
t2trough the y~ars to accornmadate upwards of world's most popular alpine communitzes, Vail
2,400 participants. Izlternatio~al guests are has set aside 30 perrent of its land (1,100 acres) as
another targe# xnarket, particularly #rarn the open space. Thus land inclucies mc~re th~.n 400
r~gions of South America and Europe. acres of town-owned parks and l~i miles af traiis.
International sk'rer days have risen ta about Ifl Few tawns or cities have been able to grotecf that
pezcent. Although winter continues to draw most proportian of open space. A one percent Real
of the area's tourists, an abundance af su:mmer Est~te Transfer Tax is used to pur~ha~e and
activities, such as galf, mountain biki~tg, fishzx?g, maintain Vail's open space. ,
rafting and cu3tural arts performar?ces, has
praduced a growing market for sumu~ex tourism. A~~E~v vs. Utttr.
The Vail Ski Area, the majar catalyst far visitation In a recent study conductecl by BBC Research and
#o the valley, looks very promisang toward the Consulting as part of the L?owntawn
future. f1n area referred to as "Category III" has Enhancement Master I'lan for the City af Aspen,
been approved by the U.S. Fnrest Service, This data collected cited Vail's off-season as "truly aff"
nnrth facing bawl area, on the other side af the where Aspen's of#-season is a Iess severe valley.
~ Back Bowls, virtually doubles Vail`s skiable Karen Woodward, ca-owner of The Baggage
terrain. C)ther plax3s call for a redesign of Claim irt Aspen and whose sister owns the
Lionshead Village, the develaprnen# of Bachelor Baggage Cheque in Vail, said that the Aspen store
Gulch and for a chairlift connection between dc;es abaut twice as much off-season business as
Beaver Creek Resort and Arrowhead at Vail. the Vail store. Retail sales ciata supports this
staternent. In March 1996, Aspen did
Additionally, preparatian$ are naw underway for appro;cimately $44 million in total retail sales
the. 1999, World Aipirae Ski Championships, ta (which i.zacludes lodSYng). In May of 1996, retai.I
#ake place Jartuary 25 - Febniary 14, 1999, at sales fell to approximateiy $13 million, or a drnp
- venues in Vail and Beaver Creek Resc~rts. The of 70 percent. In Vail's coznparison, retail sales in
suecess frnrn the 2989 Wc~rid ATpine Ski March 1996 were $56 million. In May 1996, retail
Championships bades weIl for the 1999 event. sales fell to $8 mil3ic~n, for an 86 percent ~iecrease.
'Ihe Town crf Vail contributed close to $500,000 in
cash and devoted manpower, ~quip~ent~ Same analysts athibute the severe off-season in
services, and ather in-kirid support to this Vail to down valley leakage. In Vail, business
eriorrnc~us event. With private and pubiic sector centers and retail stores in Avan, Edwards, Eagle
entities working in synchrany, the r+esult was and Gypsum are increasinga A~+nn appears to b~
impressively dernonstrated by a 25.4 percent emerg'~ng as the corsuxtercial hub a# the Vail
increase iri Vaii's sales t~ figures for the period of Valley. Based on sales ta~c reuenue, sales in Vail
January - March 1989. Forty-two participating rose 5.3 per~enfi in 1~96, acea~ding to town
cauntries with 291 athletes attended, 1,200 finance records. That gain, howvever, pales in
valunteers from throughout th+e regian and state cflmparisan to ast 11 percent sales tax revenue
took part, and an estimated 300 million viewers increase for Eagle Caunty, which topped $1
worldwide via national and intemational billion in retail sales last year.
television coverage were able to view the
~
Vail Reiaf! Markef S:ivdy
SAtEs Ttix REVErrruuE Town of Vail r
Retail Summary
Total retail sales for Eagle County in 1994 were ~
$496,866,000 and aze estirnated to be $774:,106,000 Y'Y'L) Y'T"D Y'T`D
in 1999, a 64 percent increase for the five year 12195 12/96 %
period. Vail is estimated to have contritauteri 36 Collections Collections Change
percerrt of the gross sales for the County. In #he
pericscl 1985 to 1995, the Vail Cornmwnity sales tax Food 1,006,27$ 1,049,564 4.3°!0
generation increased by 100 percent, from Liquox 185,134 200,803 8.5%
' $6,4$1,608 to $13,426,581. APparel 84$,221 846,00$ -,3%0
Sport 1,788,033 1,918,436 73°fa ,
` jewelry 240,126 241,037 3.8°Id
. Resort Sales Leaders Gift 228,641 236,216 3.3°Ia
Gallery 53,438 44,876 -15.4%
. City/Tawn 1996 Sales Gain vs. 195 Other 867,684 877,459 25.70%
HoYx'te 11,443 14,3$5 25.70la
Vail $343.0 5.3% Occupation
Aspen 341,2 6.3°l0
Durango 299.9 3.9°10 7'otal 5,228,598 5,428,384 3.8%
Glenwaod Spgs 236.5 2.9°In1
Steamboat Spgs 215.0 4,2%
Breckenrictge 203.5 9.8°ln Vail Village
Beaver Creek 109A 6.3°l. Sales Tac Collections
Snowmass 101.7 5,8°la
Telluride 62.7 4.0°lo .
Crested Butte 623 1.0°lo YT~.7 YTI3 YTb
1995 1996 °lo ~
Collections Collections Change
Resort Area Coxnmunities
Retail 2,743,889 2,767,534 0.9%
Lodging 1,794,951 1,910,348 6.4%
Silverthame $135.3 5.3°lo Food &
Frisco 102.$ 6.30la Beverage 1,860,936 1,349,$59 4.8%
Avon 96.2 11.6°lo Uther 245,890 259,267 5.4%
DiI1t511 14.7 22,.1'Dlo
Mintuzn 9.4_ 6.8%2 _ ' T'otal 6,645,666 6,887,008 3.6°10
lAdjusted for increase in sales tax rate
2Atljusted for one-tirrie gain in 1995 LlOltsh+28d
Sales Tax Collections
1''I'D YI'D YTL)
1995 1996 °!o
Collections Collections Change
L~ ~~tail 906,178 963,125 6.3% .
Lodging 1,020,704 1,140,772 11.8°l0
Food &
Beverage 483,285 539,272 11.6%
Qther 52,394 72,227 379%
Totai 2,462,561 2,715,396 10.3°lb ~
Vail Retaf! Market Study
~ VAIL VILLAGE R.ETACL
;
` Vail Valley Retail Market Analysis -
~s
Analysis of Lxisting Retail
INTRG?DLtC77(7N
An analysis of existxr?g retail in the Vai1 Valiey
was tieveloped by the consultant team through ~ .
~ >
field visits to core eommercial areas. I7uring
<
these visits, physical attributes of indiviciual rekail
contplexes Jbuildings such as visual accessibility,
physical accessibility, and azrhitectu.ral style and T°
` quality were identi#ied and recarded on a
standardized da#a sheet. Special factnrs which
may contribute to the success ar failure of 1
individual complexes were a.lso nated in these ~ ` ~ ~ ~
obserrvations. The data sheefis were eoIlectively
used in the preparatian of this surnrnary:
.
Vai1 V`illage M;rl Greek ~w;th, p~str,o; Walkwoy
oppornxnity to freely roam and
PhyStCAI Attt`ibutes experience the street envirortment is ane of Vail
V'illage's wnique characteristics, and is a very
OvExvzEw special one.
Vail Village has earned a warld renowned ScALE
reputation, largeiy due to the quality and variety
~ of experiences it affers. Secand to autdoor The scale of streets and buildings which malce-up
recreation, shopping and dining aze two of the the street fabric of Vail Village is appropriate and
ather most popular activities visitors engage in non-imposing. A visitar to the V'~ilage wili notice
during the'sr stay. As such, the V'~llage zs quite that few of the buiidirtgs exceed 3 or 4 staries, anci
successful in meefing visitar expeetations. 'I"fus that the walkways and streets are neither
success is directly related to physieal attributes excessively wide or narrow. The scale of the built
associated with the design and Iayaut of the environmertt is serisitive to the physical
- Village core and its retail spaces. A combinatian of environment, by ailowing views and connections
several physical factors elevates a visit to Vail ta the mountain. The strong relationship to nafure
Village to a very pleasant expenence, fostering a crea#es a camfartable street for visitars, without
healthy retail business envisorunent. being averwhelmed by the experience of the built
envuonment.
ClxctrLArrorr
VrEws
As a pedestrian-oriented enviranment, Vail
Village is dominated by peopie. It is an A walk through streets in Vail Village provides
environment whirh fosters a feeling of security the opportunity ta cantemplate superb and ever-
and comfort by altowing individuals ta circulate changing views of the cinse and distant rnountain
freeiy, unimpeded by autamabile traffic. environment. Well estabiished view corridors are
Autamobile traffi.e is restricted in the V'~Ilage core, present in Vail Village and are made possible due 25
and visitars patk in the public lot, walk or take to the scale and layout of buildings and streets. .
bus shuttles ta their destinations. By walking V'iews are irnpartant because they reinforce the
through the V"~ilage environment, a pedestrian is averall circulation thraugh the V'illage streets. In
passively exposed to a variety of retail subtie ways, views provide visitars with a eiear
experiences, and can apt to move inta a shap ar sense of direction whiie navigating the
enter a restaurant at tYteir leisure. The commerciai area, preventing them fram getting;
~
valt Reruit rvtarket stuay
>
lost in a maze of shops. By zeinforcing the into the eveniing, and night viewing of windaw y
connectic,n of the built environment to the natural displays. ~
eanvireanment, views beccame an integral part in
setking a positive xnood for a visit to the V'illage. Nonetheless, there are exceptions, namely in
shaps located in iess visible spaces (V'iliage Inn
ARcHtncruRtu. STYtE Center) ar in less pedestrian orienteci
enviranments (Vail Gateway). In tYiese cases,
Tlte architeetural style of buildings in Itail Village because the shops arre part of larger complexes,
aLso plays a 2arge factor in giving the place an they are likely to receive visitation by pedestrians
: iclentity and character. Adopting the Bavarian scouting out the full shapping potential of the
and Tyrnlean archi#ecture of northem Eurapean V'~tlage. There aze also some instances -where
, m.ountain countries, the V'~:llage's archi#ectural excessive landscapir?g detracts fram visual
image expresses human traditions in znountain accessibility by obstructing store windows and
envimnments. The critieism has beert made that signage (5vviss Chalet).
the adoptiox? of fihis architectural style far the
V'Xllage has been excessive and aut-of-context, In PHYstcAL ACCEss .
defense of this, the architectural style has been «
casried out in a fairly consistent manner giving Although it is difficult to assess haw accessibility
the Village a cohesive identzty, and a built affects the performance o# retail, over the long
tradition that has mauntain roots elsewhere in the term, it is stxre to have an affect, as people tend to
warld and with which many visitars can identify. take the easiest way into ar out of a space. Upon
first inspection, access to shaps in Vail Villa$e,
may seern easy due to the intirnate scale of
buildings and the network of streets and alleys. Tn.
general this is tnre for individuals with no
disabilities which would impair wallcing and stair
climbing. There are however, differences in the
~
degree of accessibiiity between differesst
~
t-4 eomplexes ar?d zones within the Village. In sorne
instances, shaps are flush with tihe ground level
.
and can be accessed directly hom the walkways
without any major effQrt (Gore Creek Piaza
~ Buildinb). c~In other cases, shc~ps witkun a complex
are #awnd on elevated or multiple leuels and
~ requuce movement up curbs, stairs, ar?d ramped
walkways (Sitzmarlc Lodge). This poscs J.-
Rdd t;cn &Iia;M voi v;tlaje diffirulties for individuals with disabilities, anct
not in all cases are there adequate altemate access
routes for them (Creekside Building).
VISt.ut. ACCESs
PusUc SPAcE
Generaliy speaking, retail space witihin Vai1
V'fflage is easily visually accessed. The majority of Public space is an important comprsnent of fihe
shops are located direetly ad}acent to the main Vail Village commexcial area as it provides
pedestrian circuiation rtautes which receive high individuaLs with the opportunity to participate in
visitation and traffic during peak seasons. Most of and witkt the local environment, ancl beeome
26 the individual shaps have promminent signage imm.ersed in the Village "experience". Vail
arid/or awxtings dispiaying the business name. Village has a nuzrtber of public spaces which are
Window displays are tastefully canceived and successful in breakirig up the larger streetscape
presented #o draw attention and invi#e environment into more accessibie smaller areas
pedestrians inta interior shopping spaces. Night (Chiidren's Fcsuntain Plaza, Covered. Bridge, etc.)
lighting of store frants is also present, allcrwing The inclusion of the important cornfort elernents
the retaii businesses ta extend hours of operation of sea#ing and shade, amamental landscapirtg, ~
1faii Relail Markef 53udy
~
~ and focal points such as art anci fountains SAttES PEx SQuartE FOoT
rreuzfarce the quality of #he averail network of
~ public space. The public space is the "matrix" in $ased on rlata collected for this study, sales jsf in
which a visitor ta Vai1 Vfflage is immersed in, and Vail V`~llage raYrges from $165/sf to $1,450Jsf. The
is therefrsre one of the mast important elements averall avezage salesJsf in Vai1 Village is $224Isf.
afferting the Inood of a visit. Retail spaee ranges frorn 250 sf to 8,057 sf and
averages 1,858 sf.
Ecvno»t'c Attribzctes . ' 5uccEssFuL ArrrusurEs
For purposes of this study, xetail in the town of
Vail has beAh divicied into fwa key areas, Vail One retailer reported that their locaticrn on Bridge
_ V'~11age and Lionshead. The Vail V'~Ilage retail is Street arid having two entrar?ces (the other ozt -
described beIocv regazding key property owners, Wall Street) benefits the busiu7ess. She saw a dis=
store size, sales per square foot, and lease ternes. advantage with the front of their entrance having
Total square footage of retailJcommercia3 space is recessed windows and a relatively hidden door.
described in the follawing table. She would like to see store signage on the
plartters so that their presence is more no#iceable,
Cttmplex Retail SF A ca-dwner of astore reporting over $1,000/sf
says that an advantage #o their operatioris is that
A& I3 Building 4,630 "a lat of people go toward the Vista Bahn." A dxs-
Bell Tawer 6,950 advantage is that deiiveries are di#ficult and the
Casino Building 3,749 planters in front of the stare "are bad in the wi.n-
Christiania 1,000 ter,,,
Covered Bridge 8,803
Creekside 9,136 Anokher owner believes that the unique facade on
Crossraads West ' 40,531 his store draws people to the stare because of the
Cyrano's 5,434 different ex#erior treatment. The owner aisa
~ Fitz. Scott Building 900 attributes part of his success to nis $taying ppwer,
Gallery Building 5,247 as zepeat customers significantly support his
Gastof Grams. 14,0I1 business.
Golde.n Peak House 6,581 '
Gore Creek 1'laza 7,146 Not surprisingly, the financially most successful
Hill Buildi;ng 8,056 stares are located an Bridge Street, followed
Ladge at Vail 17,9$2 cierseiy by tttose locatecl next to Bricige Street.
Manor Vail 4,200 Stores abte to take advantage of skier traffic
McBride Building 22,640 - betweeri the village parkiitg garage and the V'tsta
Mill Creek Court 3,553 Balut cleariy benefit. The Vail Village Inn and -
One Vail Place 2,691 Crossraads complexes appear to be competitive
Plaza Ladge 14,000 in capturing retail dollars.
Red Lion Building 13,643
Rucksack 4,52$ TYPE G7F BuStNE55
Sitzmark Lodge 11,929
Slifer Building 638 Sales per square foot by type of business varied
Soruyenalp 9,506 significantly within sirzular categaries. Art ga1-
Vail V'i11age Inn 44,361 leries in Vail Village on average repart salesJsf at
Village Center 14,127 aPproximately $400/sf. Gift stores report a wide
Wall Street Building 7,371 range of saies volume from $250jsf to $600Jsf. 27
Althaugh not all jewelry stores participated in the
sozuce, vail v'~11age Master P1an survey, a wcll run stare wi#h quaiity merchandise
and good customer service will gross close to
$2000Jsf. In the sports retail category, the aver-
age sales/sf is $230 and stores range in size frorn
~ 1,300 sf ta 6,500 sf. The apparel categary irt Vail
Vni! Refail Market Sfudy
~
V'illage reports stares averaging $800 tn $1,000
sales/sf.
LEasE TEriMs ~
Retail & Restaurazrt Sgace by LTse
As expected, lease rates and particularly lease
teruts vaxy significantly an 'S1ai1 Village, 'heze are (Appraximute esti»tate ttsing Bitsiness License Gutegories)
four' stores reporting 10 year leases with 10 year .
renewals. However, stores reparting five year Type SF % of Total
leases are the znos# common in Vai.t Vil]age.
' Retail - Faod 11,35U 4.6%
Retail stores who own their crwn space in generai Retaiil- Apparel 32,682 13.4%
be}ieve that they have an advantage over their Retail - Sport 60,135 24.6°Io
leasing competitars. T11is is nbviously , Retail - Jewelry 8,951 3.60/0
particularly trtie of thase who have awned their Retail- Gallery 24,032 9.$°l0
space for more than 10 years. Retail- Other 18,196 7.4°!0
Food & Beverage 64,092 26.2%
Analysis of Tenant Mix Nightrlubs ~,.E..563 3.5%
. . 244,433
RErAtt. QtLar.tN & DrvExsrrr
A faCttST Of gI'E1t ]511pOx'E321C@ fbT the success of
retail in Vait Vitiage is the quality and diversity of
fihe experience provided by inerchants. Most of
the shops in the Vi11a$e are geared towards an
upscale consurner, and featuxe brand name
merchandise which meets consurner ~
expectations. More impartantlp, there is a divexsi-
fication of retail, with a variery of shops selling
pxoducts ranging from ski and autdoor sporta
related equipment, fashian wear, shaes, art, anci
memarabilia among other products. Although .
shops are groupecl closely together, beCause o# the
diversity, they are successful in drawing in
visitors- by keeping th4~ retaii experience
interesting. Furthernicare, the variety of fin.e _
1GstQurGi1lE` CiLl41 fVDu-V11W.1`elt s41Y1cYs ?Y1LLcJ.1 "'.G
present also play azr integral role in captivating
visitors, and enhaneing the overall experience. ,
Together, the presence af these shaps and
restaurants, constitute the destination experience
for which visitors are „hungry,,•, a:nd expect to ~
#ind in Vail. Va:il Village appears to have found
the right com.binatitrn of cammercial retail to
2~ afitract trisitors an an aImost year-raund basis,
who keep cami.ng back for mare, due to their `
. .r.:.
pleasant experiences. However, accarding to
.
.
merchants, th:ings are beginning to change. Some say tha# visitors dunk Vail Village is getting
„stale" annd has nat responded to the changes in _
the shopping and skier visitor rnazke#. elock rawer, var v,liage
~
Valt Retail Mvrket Study
~ LI0 NSHEAL7 R,E TAII.
.
~ Physicttl Attributes
~:~5 0«~~
tJVExvrEw ~ ~ .
C?riginal.ly conceived as a secondary village and
mauntain access portal far Vail Maunta.in,
_ Lianshead has nat experienced the success
inifially expected. In great gart this %s due to a .
lack of sense of chann that a visitor might expect from the "sister village" core to Vail. Fortunately,
~
this year Lionshead receiveci a popularity boost
fzorn the operaticsn af the new Gandola tern?inal, u nsnea~d wa~iway ~
azid*the area is currently under scrutiny due to the
redevelopment process which is underway.
5iuYiiar to Vail Village, commercial retail SCALE
dorninates the ac#ivity bank in Lionsheacl, and is
therefore a primary concem of the redevelopment In general, the scale nf Lionshead "V'~llage" is
process. imposing due to large publie spaces created bY
CrxcuLn7'zoN aver-sized buitdings. Tn com:parison with Vail
Village, Lionshead feels like an urban
environment. As a$ki resort base area,
Perhaps the most pleasing aspect abnut Lionshead's connectian to the mauntain is rather
Lionshead as a retail center, is that, like Vail, it is weak, in great part due to the rnanipulation of
a pedestrianized envirox?ment, benefiting from scale. Buildings, streets, and walkways dominate
most of the assets a# a car-fzee environment. The the spaces, leaving the surrounding scenery as a
~ core petiestriart area is r¢,ri;riiscer?t of an urban secondazy elernent. The moun#aun experience is
autdoor rnall, utiLizing uniform brick pavers, not praperly expressed by the exisking framewnrk
Iight fixtures, benches and nther design elements of the built environment in I.ionshead. Retail
in an area where retail is the primary activity. The spaee could potentially suffer frorn this loss of
ettire Lionshead area is very homogeneous from connection ta the local er?vironment as sarne of
a design perspective, utilizing sirnilaz materials, the initial charm of being in the mauntains is lost.
anci creating similar spaces. Therefore, i# is
difficult to identify a hierarchy of circulation VtEws
axi.ses _ through Lianshead, and cisculation is
canfusing. There are few visual cues to guide a There are presently no officially designated view
. pedestriran visitor #hrough the variety nf spaces, carridors that exist in Lionshead. C}n the other
Purtherntare, the pedestrian cuculation nefwQrk hand, there are some random views that result
is not compietely linked together through all the from the placemer?t and size o# buiidings and the
spaces. 4ceasionally, visitors may find arientation of pedestrian walkways. Views into
themselves disoriented and entering or ending and out of the Lionshead area are limited, anrl
up im less than pedestrian orien#ed spaces, such seem to occur by chance, of#en termutatung ir? a
as parkutg lots and deiivery areas. The sense of builcling wall or facade, nr some ather
•,dest'snation" is txnclear thraugh the area, far the miseellaneous poixtt. Since there is na defined
presence of the Gondola termi.rtal, which assaciatian bet°tiueen view corridors and
cu.rrently serves as the main aftrartion to visitars circulation axises, visual cues from the 29
of Lionshead. Although waikways have been surrounding environment to help pedestriarts
carefully designed, pedestrian circulaticsn into orient themselves are scarce. Consequently,
and out of the Lionshead area can be difficuit. circulation su#fers and pedestrians are often "lost„
in the Lionshead core ar?d asking far directions.
~
Vu!/ Re#ail Murket SJady
~
ARcHrrEC7'utzAL SrYt.E Unfartusiately, this has nae been the ease for ail ~
places requiring such access (Concert Hall Plaza).
As a resort destination, Lionshead greatiy lacks Lioxcshead has both retail spaces which are very ~
the architectural „flair„ or high quaiity which accessible, and those which are less aceessible. Tt
waulc3 otherwise give it the identity and character wauld greatly improve the qua3ity of the retail
it needs. As there has been no adopticrn of a experience if a11 spaces had a similar degree of
pazticular architectural style or theme as in Vail aecessibility by provision of standard ramps,
"U'Mage, there is little unity oz coorciination of escalators, and elevators,
building architecture. This is arnmediately
apparent by eomparing buildings to earh ather. Puatre 5pACE ' . ,
Buillding architecture varies in scale, sixe and .
style, in some instances cLashixig. In general, the Lionshead has a substantial area of public space if
resuliing quality of fiaushed buildings is low, both plazas, wallcways, and parks are encompassed by
in aesthetic and material tezrns. There are no truly the definition of public space. In sozne cases, the
unique structures in Lionshead that stanciaut, existing public space is very successful in
posing a lack of identifiable landmarks for complimenting the retail experience, as it is
visitars. Furthermpre, several of the retail spaces #requerttly utilized by visitors and residents. The
in Litrnshead are framed by „additicans", which pedestrian acis running the length of the
were after-thoughts to the original buildings, Lionshead Center building, where vasitors can
giving the place a disjainted architectural often be found sitting outdoors, is a goc3d
eharacter. The handling of retai3 spaces rould be examgle of such a space. In other cases there are
much improved by enhancement and befter spaees which are unsuccessful and tzncler-
caordination of the architectural language utilized, such as the area in front of the Lions
between each individual building. Pride building ar the large plaza space hellind the
Gondola building, These spaces are essentiaIly
Visutu. AecEss "dead-space" and detract from the averail quality
of the entire area. The arientation arYd scale of the ~
Much like Vail Vi3.lage, retail spase in Lianshead is buildings framiitg the public space is responsible
easily visually accessed due to ttte proximity to for thi.s "dead-space". fihe large scale of some of
ttte pedestrian envirnnment. In some cases, the the public spaces (such as the plaza behind the
visual aceess is exceptional due to location and Gondola building) is intimidating and
relative ease of the waLkwaylshop entranee uninviiing, and is seidam used by visitors anci
transition {Lionshead Center $ldg.}. However, residents for sitting annd relaixing. the haphazard layout of the walkways azld build-
" ings in Laonshead has also created several rekail C}n the other hand, „softer" spaces such as the
spaces tivhich are hidden from main pedestrian pocicet park behind this plaza are ciesirabie as
traffic routes. These spaces are "Iocationally, they are comfort zones which serve as transitions
disadvantaged, as they are less easily naticed, .
and therefore, less frequently visited. Zn these
cases, shop owwizers have gone to gzeat lengths to
z
increase their visibility and praminenee in the
street erivironment by displaying uruque szgns ~ y
and inviting store fronts (Lians Pride).
PHysrcA.t AccEss
30 There aze a number of places in Lionshead which ,
are di.f£icult to access due to stair clianbing . :
assoc.iated with grade changes. in almost every t~ y~~ :;~f~,~"~~•.~i:. `
transition of space in Lavnshead there is sorne
grade change requiring steps or stairs. In a few
places, ramps have been installed to provide c,omheod otstdoo, space
acress for individuals with disabilities. ~
Voit Retail lvlarket Study
~
between spaces. lviare spaces like #his would repart $100/sf to $1000/sf. There are too few
greatly aid in pulling together the network af galleries, gifts and jewelry stores ta create a
~ unused public spaces 'sn I.ionshead, Commercial credible auerage.
activity would greatly benefit as more peoplg
would feel comfortable in the public spaces and LEAsE TExms _
attracted to visit there in the first place.
Vai1 Associates contrals mariy leases in
Economic Attributes Liamhead. The majority nf the other leases haue
5 year terms with a 5 year renewal option. Lease
Retail saies in Lionshead do nat keep pace with rates generally range frnnn $20/sf to $501sf. .
those in Va%1 Village. There are, hawever, some
stores that have been able to captuxe the visitor Analysi5 Df Tenutlt lVlix . dollars as skiexs walk frozn the public parking
gasage to the gondoia. Non-winter seasans are RsrArt Qu.At.m' & DrvExsm
the tenants' biggest challenge.
One unfarhutate aspect of the Lionshead retail
SAUs PEx SQt.rAxE FooT experience is the similarity of numeraus shops
located near each other. LTnlalce Vail Village where
Based an daea collecteci for this study, tYte highest diversity of retail rules, Lianshead is a rather
grossing store in Lionshead sells more than homogeneaus and "pzedictable" shopping
$2,000Jsf per year. "Chis store attributes its suc- experience. There are several T-sliirt shops and
cess ta the foot traffic between the park3ng sports equipment shops which se11 identical
garage Jbus stop and the gondala. The store man- products, gear, and apparel. This homogeneous
ager laelieves that "retail in Lianshead is out" and character of T.ionshead can quickly saturate
looks forward to the redevelopment effort to help visifors by exposing them to a repetit'rve
Lionshead become its awn entity and destination. experience. The similar nature of the stores
~ prompts the visifor to skip several daars, feeiirzg
Many retailers cammented that the new gondola as if they have just been in a store similar to the
and Adventure Ridge has helped their sa:les this one next door.
winter. After 12 years in his spaee, one stare
owner was pleased to see the changes. 4n the other hanti, the Lionshead care has a gaod
mix of restaurants, bars, and eateries and visitors
As in Vail Village, sales per sf by type of stare are ulf:iimately drawn there for those reasans. It
varies significantly. Restaurants and bars in would enhance the quality af retail if Lionshead
Lioxtshead report- salesJsf from $100lsf to cauld attract merchants willing to experiment
$600Jsf. Sporting goad $tores range from $230jsf with different services and products, making the
to $8001sf and apparel, including T shirt shops, experience mare diversified.
Lianshead should s#rive for the tenant mix to
integrate a balance of retail, restaurant, and
entertainment tenartts. The current configurafion
8 ~
cloes not take into aceount the needs of diff2rent
; . ~
market groups and therefore does not contribute
. , ~ . :
to a synergistic effect in overall sales. The tenant
mix should be comprised of sueh things as
speeialty £oad and merchandise stores, skin and 31
health care, perfumeries, jewelers, lifestyle
.~.i.
• .N:::.;:. ' . .
` apparel, sports and outdoor equipment, novelty
gifts, antiques, home aecessories, theme
restaurants, cultural facilities, and high-tech
interactive environmen#. Lionshead needs stores
L;auhooa Pedesfrim Mau in as many categories (or retaii types) as possible.
~
Vcif Retoit Market Study
•
~ P R U P O S E U DEV E L tJ P M E N T S I N T H E Sheike's) will be cortverted to avernight ski
V t# I L V I L L RGEAR E A lockers. The proposed plan that was approved is
~ different froin the original redevelopment plan in
To date, the Town of Vail is approximately 90 order to coinply with the Town of Vail's
percent built aut, meaning that there is little ordinance and zonizig regulatinns.
remaining land #or new deveiopments, accarding The Austria Haus recievelopment project is
to L7irk Masan, planning liaison in the
Cammunity Development Department, Tawa1 of cuzrently attemptulg to gain approval from the
Vail. This indicates that in the past decade there design review bo~rd. It`s initial applic~tion was
h~s been vezy limited developrnent and the focus denied approval #or several reasons, c~ne of which
has been on redevelopment. was it°s building height and the proposed GRFA
(growth residential flaar area), both of which City Marlcet, iocated in West Vail, has been the exceed the limits set by the Town tif Vail. The
mnst recent develapment in the tawn of Vail. It is current proposal calls for an adclitional' 4,649 sf of
a mixed-use develapment that ittcludes retail, retaillcommercial space and 36 dwellirig units
hausing units, and approximately 300 parking (22 locige roams, 28 apartments, and one
spates. Retail space in the development is 6,300 empltiyee housing unit). The redesign of the
sf, of whirh 5,8(}0 sf eonstitute the gracery store, building archi#ecture and massing is intended to
or 92 percent of all retail space. Tpiere are 71 duplicate the building ma$s and architecture
affordable hcausing ur?its, SS for sale, artd IS along Bridge Street and the Viilag;e Center
rentals. The rental units are located abave City Builciings.
. Market and have been znade available to City
IVlazket emplayees first, and then are open to the The Red Liart Building has also presented a
market. The far sale dwellixtg units size range redevelapment plan to the design review board,
from 922 to 1;400 sf and cost up to $160,000 for the but was rejected.
largest 3 bedroam unit.
The Lionshead Redevelapment Plan is currently
There are several redevelopments wzthin the in the master plan development stage. 'I`lie first
town l'units that are in various stages. The most draft is due in the Fall 1997.
visible of which is Cyrano's. Gienn Heelan
(Capitalt3nited), develnper of thebuilditg,
explainecl that the redeveiopment wiil primazily
house. the Vail Viilage Club which will offer ski
storage, concierge and full business services,
showers, two re.staurants aztd fiwo retail $paces. . .
Non-members will have access to the retail shops ,
and both restaurants. The interiar retail space is 225 sf and will be used far gallery space by vne .
currently iczcated in the Gateway I'laza. The
,
exterior xetail space that opens to Hansarn Ranch
Road, 1s cuzrezt#1y I' f~~r r~t at $110/sf tny~ie ne#
, .
and "zs approxixnateiy 1250 sf.
, ~ .
~
The Gasthof Gramshammer Building
redevelopment project was recently approved by
the design review board. The redevelopment 33
project will add mirimai retail space, a spa, and
nine hotel rooms and one apar#ment. The
amount of parking will be reduced from khe
current 20 to approxicrtately 13 spaces.
Approximately 200 sf o£ retail space wi11 be
added, and the basement space {currently CLrr;n H;rt s,,,idM vair vnlage
~
Vctl Retrral Mcrrket SPvdy
1
~ PI.ANNING AND ENVIRONMENTAL COMMISSION
October 13, 1997
Minufies
MEMBERS PRESENT: MEMBERS ABSENT: STAFF PF2ESE'NT:
GregMaffet Gene Uselt6n Susan Connelly
Greg Amsden (lef# at 4pm) Mike Mollica
Galen Rasland Tom Moorhead
Diane Golden Dominic Mauriello
John Schofield Judy Radriguez
Ann Bishop
Public Hearina 2:00 p.m.
The meeting was cailed ta order by Greg Mnffet at 2:00 p.m.
1. A request for a variance from Section 18.28.070 (Setbacks) and a conditional use perrnit
for an autdoor dining deck at Grossroads, Iocated at 143 East Meadow DrivelL.otP, Block
5D, Vail Village 1st Filing.
• Applicant. Mountain Tap Ice Cream (Haagen Daz), represented by BiH Pierce
Planner: Dominic Mauriello
~ Dominic Mauriello gave an overview af the memo and said that staff was recommending
approval with 6 canditions.
Greg Mpffet asked if the applicant had anything to add.
Bill Pierce, on behalf of the applicant, agreed with Condition 2 on page 8 af the staff inemo and
asked about any prohibitiorr on umbrellas.
Greg Moffet stated that plain market umbrellas were allowed and that there could be no
temporary ramp, that it needed to be more permanent,
Biil Pierce said there was no problem with a concre#e ramp, but the slope would not meet the
ADA requirement. He said the appiicant could go along with the signage and lighting
requirement in Condition 6. He said the appiicant might be able ta comply with the stone facing
on the patio walls, but the Assnciation was remodeling and if they use a different stone, we
would no# want to come back and reda it. He stated that Condition 1 wouldn't be ok wi#h the
applicant or with the Associa#ion, because people needed ta be able to see through the trees. He
said aspens would provide a transition between the building and the street.
Greg Moffet asked for any public comment. There was none.
Greg Moffet said his anly disagreement was with Ganditian 1.
Planning and Environmental Comtnission
~ 1Vlinutes
October 13, 1997 1
Y W
Galen Rasiand agteed that Aspens wau1d work for Conditian 1 and that it should all be stone.
Ann Bishop agreed wi#h Ga1en and applauded the applicant for the impravement. ~
Diane Golden said she was ak with Aspens.
Jahn Schofield agreed.
Greg Amsden had no further comments.
Greg Moffet asked what caliper Aspens?
Biti Pierce said 3 1/2" caliper.
Greg Moffe# agreed with Galen's commen#s.
Ann Bishop made a motion for approval with Conditiarts 2-6 and that Condition 1 could be Aspen.
Diane Galden secanded fhe motion.
Galen Aasland amended the mo#ion to sta#e the applican# would have up ta one year to complete
the stonework #o match the Association's stonewark in the remadel.
. The amended motion passed by a vote of 6-0.
2. An appeal crf the foilowing s#aff interpreta#ians: 1) The staff's classifica#ion nf the third
and faurth floors as "eating and drinking establishments"; 2) Sec#ion 98.52.100 C, ~
Parking-Requiremen#s Schedule (Eating & Drinking Establishments) and Section
18.52.160, Exemptions (parking payWin-lieu) - appellant disputes the calculation of the
number of parking spaces required; and 3) The requiremen# thaf the applicant sign the
pay-in-lieu promissary note personally and that a Deed of Trust be fifed an the property;
{nca#ed at The Vail Village Club, 333 Bridge Stree#, Lo# C, Black 2, 11ai1 Uillage 1 st Filing.
Appellant: Riva Ridge Parkners LLG; Gienn M. Heelan; Margretta B. Parks
Staff: Mike Mallica/Tam lVidorhead
Mike Mn11ica gave an averview of fihe sfaff inemo and explained the appeals process. He then
stated tha# the appeal should na# be heard because of the timeliness issue.
Glenn Heelan, Manager of Riva Ridge Property, said tha# an page 2 af the staffi memo, it was naf
final due to the October 1, 1997 letter from Tom Moorhead. He further stated the June 21st letter
said the parking fees were estima#ed, therefore, the application no# being #imely was not
appraprPate.
Greg Moffet asked for any comments on the timeliness issue.
Bill Whiteford, son of Greta Parks (property owner), rei#erated what Glenn said per the
dacurnents and said he couidn't believe the at#empt to head off this application was based on the
timliness issue.
Plansting and Environmental Commiseion
Minutes ~
Octobzr 13, 19972
~ Jim Lamont asked how the decision was made from the admini$trative process.
~ Tom MoQrhead said it was no# appropriate for Jim to ask ques#ions about staff,
Jim Lamont, representing the EVHA, stated #he principal question was if the administrative
decision had ddcumented the doilar amount.
Greg Moffet stated that was whaf we were trying to determine.
Tom Maorhead stated that the decisiion became finai 10 days after the next PEC hearing;
following the staff decision. He said s#aff had cantinued to meet with Glenn Heelan and
adjustments had been made; none af which had been successful.
Mike Mollica said regarding the determination of use, i# was documented in Exhibit C af the letter
written by Jim Curnutte.
Glenn Heelan said the question was whether or nat the application was timely. He agceed tha#
Tom was correct regarding the June 17th letter, however numerous Ietters Iater had changed the
fee. He then said the latest letter received wes fram Tom an 4ctober 1 st,
Ann Bishap asked Mike if the letter af June 17th had given them notice.
Mike Mollica said, yes.
Ann Bishap asked how the appficant would knaw that.
~ Tom Moarhead said it was in the Ordinance.
Tom Maorhead said we had na abjection addressing ai! #he issues, but that the applicant wouid
have tn pay the fee as calculated to be consistent with other applicafions. He said he was
confiden# on all the issues that this appeal had no basis.
Ann Bishop stated in reading the letter of June 17th from Mr. Mollica to Glenn, it said no#hing
about it being final. She said she understood how it would be difficult to determine when it was
final frdm that letter.
John Schofield said, regarding the #imeliness, that there was cnnflicting'information. He said'that
the appeal form specifically referenced the 6117 letter and one can only infer that #hat was wha#
the applicant was appeafing. He asked if things were not finai in the appiicant's mind, then what
was being appealed? He said that the June 17th letter had nothing to do with the 3rd and 4th
floars and aiso the promis$ory note.
Greg Amsden had no comments.
Galen Aasland asked if uses had been changed since the 6/17 letter?
Glenn Heelan said the argument was the parking.
Diane Golden said it was very confusing.
Planning and Enviropmental Commission
~ Minutes
October 13, 1997 3
~
Greg Moffet said we cannot bar this from timeliness, because of whaf was on the applieation.
He then asked for a motion regarding #he timeliness issue. ~
Jahn Schafield made a motian that the appeal, as submitted, and as sfated in the June 17th
letter, no# be eonsidered as a valid appeal due to the timeliness issue.
Greg Amsden seconded the motion,
The mdfion passed by a vote o# 4-2, with Ann Bishop and Diane Gniden opposed.
Greg Moffet asked if he could make amotion.
Tom Maarhead said Greg Moffet could make a mation, but ta ask another person to chair while
doing so.
Ann Bishop made a mafion, pending resolu#ion of the first motion, to hear the presentation on the
parking.
Galen Aasland seconded the motion.
John Schofield asked Tom if the appeal was barred, could #he PEC hear the parking issue.
Tom Moorhead stated that the PEC ruled thaf this appeai was not timely.
John Schofield asked if #he PEG could overrule the calculations.
Tom Moorhead said that within 10 days, the PEC could cail it up, but if the appeal was not valid; ~
the PEC had no authori#y.
John Schofield said, regarding the testimony that the PEC heard, if the PEC had auth4rity to
advise staff?
Tom Moorhead said, no.
Galen asked if the PEC could call it up
Tom Mcadrhead said the applicant had rro ability ta renew pr create a new time period and tha#
sir'nply writinga le#ter couldn't renew it.
Greg Moffet said the applicant could apply for a variance and that regarding this specific issue,
we had barred the claim.
Glen Heelan said he understood why the PEC was halding to the June 17th letter, but the
September and October tetters changed the fee again. He asked how he shouid file an appeal
so it is timely? He said this was ridiculous, as he received {etters every two weeks.
Ann Bishop said she saw nothing in the June Iet#er #hat stated it as final. Planning and Environmentai Commission
Minutes ~
,Uctober 13, 1997 4
. ,
Glenn Heelan asked again haw to file. He said yau have said it didn't count and this was a
~ cheap shot. He asked again which let#er was the final one and again, said that this was a cheap
shot, asking for a delay, which would hald us hastage on #he parking issue_
John Schafield stated an appeal can be made #a Council wi#hin 10 days from today regarding the
PEC barring the appeal with regards to the timeliness issue.
The motion to hear the presentatian failed by a vote of 1-5 with Ann Bishop voting in favor.
3. A request far a recommendation on the Lianshead Redevelopment Master Plan -
Alternative Mas#er Plan eoncepts.
Planner: Susan Conneliy
Greg Moffet asked if #he PEC was ta vote before it went #o Council?
Susan Connelly said, na Galen Aasland stated for the record that he was doing work for Bob Lazier, who owned property
in Lionshead, but that he saw no confiict.
Susan Cnnnelly said, while #his meeting was originally scheduled for a recommendatian to
Cauncil, some issues needed more time and detail, so included in the packet was a proposed
alternative schedule, with a final in December. She said the Lionshead Master Plan was broken
dawn into 14 decision points.
~ Ethan Moore, a consuitant with Design Workshop, said the first document delineated the project
study corridor, with Red Sandstone creek on the west, MiN Creek on the east, 1-70 on the narth
and the USFS on the sau#h. He said the 2nd document was for infarmation purposes and
represented areas that were pointed out by the pubiic as existing problem areas.
Greg Moffe# asked far comments on Graphic 1 or 2. There were none.
Ethan Moore said that fhe land use framework and several other issues needed to be addressed
on graphic 3. He said there was a s#rong consensus to connect the 5 view carridors wi#h the
natural envirnnment as illustrated with the 5 view corridors. He said there were a variety of
methods, i:e., a pedestrian cnnnection on the west end of Lionshead under the interstate to
connect to the Sandstone area.
Greg Moffiet asked for any comments from the pubFic or the Commissioners.
Ethan Moore explained that the green areas were the natural enviranment that couid be better
accessed by public.
Ann Bishop asked to differentiate the buildings in Lionshead.
Ethan Maore explained that there were development opportunities, but nothing specific,and went
on to explain the green arrows with what natural environment could be assessed. He stated
there was a potential development area in the west end of Lianshead and it should be preserved
before development.
~ planning and Environmental Commission
Minutes
October 13, 1997 5
~
Diane Goiden said i# was an exceltent idea for an underground passage to Red Sandsfone
Creek. ~
Greg Moffet said the PEC needed a motion to apprave the natural connection elements to be
included in the Master Plan.
.lohn Schofield made a motion for approval.
Diane Golden seconded the mation.
The mation passed by a vote o# 6-0.
Ethan Moore explained graphic 4 as redevelapment interest,
Diane Golden was concerned about the possible develapment around the Red Sandstone
Elementary School. She said the parking lot was used daily to drop-off kids. She advising being
carefui about this space for developmen# and that any development enhance the schooC.
Ann Bishop said she needed more information befare vofing on this.
Gaien Aasland said there may be parcels that may be interested in develcsping and shouldn"t be
excluded.
a Susan Connelly said #hose properties wouldn't be excluded, just that these are the ones that
were knawn. She clarified that this was an iden#ification of known oppartunities without
excluding any other oppor#unities. She said that #his was just an identification process and did
nat predetermine any opportunities. ~
Jim L.amon# said he was cflncerned with irt#ervening land use obligations, par#ieulariy on the
tennis court south of the river. He said #here were covenant prohibitions #hat shou{d be ciearty
defined. He said #o be very careful and thi$ needed ta show subdivision fil#ngs. He asked the
consuitants to look a# the covenants and should not go across 1-70 in a residential neighborhood.
He agreed with Ga1en, that othsr sites should be listed as pre#'erred, nr to be considered. We
sugges#ed some sort of ranking for buildings that needed redevelopment offering special
incentives.
Greg Amsden said he had the opinion, regarding the ferinis caurt si#es, that there was enough
public input with strong resistance.
Dave Corbin, from VA, said these were private covenants and as private covenants could be
bought or soid. He said he didn't know wha# the covenants were but arguably, they could be
bought and development could change. He said that this body was concerned wi#h zoning and
covenants were not a public issue for the Town to modify.
Jim Lamont said that the tennis courts were zoned apen space,
ann Bishap said she wouid haue fio abstain from voting, as she needed mare information about
the covenants before any real estate development.
Susan Connelly s#ated #hat this was abaut real estate oppor#unities and questioned the need far
covenant information.
Flanning and Environmental Comrnission ~
Minutes
October 23, 1997 6
Ann Bishop said she would like to know about the cavenants.
~ Galen Aasland said he would like input from the staff to wrap it up, so we cauld see the big
picture and so that someone daesn't come down the line, saying the PEC appraved this.
Ethan Moore explained that this documen# was not giving deveiopment approvai if under the
existing zoning it wauld nat suppart development: He said that these vuere areas, that if zoning
were ta chartge or the covenants modified, should be addressed in the Master Plan.
Ann Essen, with the Affordable Nousing Team for Vail Tamorrow, said to keep an open mind on
the Red Sandstone parking 1ot as an ideal housing opporturtity for young couples with children
that went to Red Sandstone Elementary School.
Greg Moffet agreed to keep housing in mind for young families or teachers.
John Schofield asked for an overlay to iden#ify the zoning.
Ethan Monre said that could be provided.
Geaff Wright, wi#h Destination Resorts representing 140 cnndos in Lionshead, said density carne
up in all his conversations wi#h property owners. He said we needed to keep in mind tha#
development is allawed, but not at the expense of the existing praper#ies, so we don't create a
Beaver Creek environment.
Ann Bishop asked what he meant by Beaver Creek.
Geoff Wright said was not an environmen# people enjoy, as it was tunnel-like, with beau#iful
structures that were too large. He further said they didn't like the stone massiveness and the
heights.
Galen Aasland said he would like to see a notation added regarding potential property awners
that wanted to develop. He liked capping the in#erstate.
Greg Moffe# said if we vated ta approve the opportunity areas, we #hen were requesting the
Master Plan include these areas. He stated that they were not approving covenant restrictians
and rezoning, but as the Master Plan was develaped, these areas would be addressed.
Susan Connelly said this was basically information.
John Schafield made a motion for appraval to include this in the Master Plan, with the addition
that this 1is# of opportuni#y areas was not an exclusive list and that there may be a development
oppartunity af capping I-70.
Galen Aasland secanded #he motion.
The motion passed by a vote of 5-0-1, with Ann Bishop abstaining because she needed mote
irtforma#ion.
Galen Rasfand suggested not having 14 pages of mations, just one at the end.
Pianning and Fsnvironmential Commission
~ Minutes
October 13, 1997 7
Ethan Moore said graphic 5gave the public lands opportunity areas for enhancement arrd aIso
the pubiic right-of-ways and how they should be treated. ~
Greg Moffet asked if this was a comprehensive list.
Ethan Moore said na, and in no way was-it excluding any#hing, but for information only on the
r?on-primary.
Jim Lamont raised the issues af covenants nn the open space tracts and said that uses were
limited ta impravements related to skiing and skiirtg activities, regarding #he parcel owned by VA.
He questianed the development of i# since VA owned it and why was i# included in the public
lands. He said it was ane thing to #erm it an improvemerrt, rather than a restorafion, as defined
by the covenant. He cautianed that private parcels should not show up an pubi'tc lands.
John Schafie{d said I-70 was public and should be included.
Susan Connelly asked if he was talking about capping 1-70.
John Schofield said a notatian shou{d be included, since it encompasses a large area.
He said he personally viewed ihe VA area as a great playground and it should be left as is.
Greg Rmsden had no comments.
a Jim Lamont said to designate wetlands and wi}diife preserved areas as having equai importance
as the other ciassifications.
Galen Aasland said the area east #a the library should be included in that and around the parking ~
structure in the finai analysis as that which might become open space. Ne furfher clarified #o the
east of the Gondola Building. He asked if Tract C was land #hat might be developed.
Dave Corbin said Tract C was south of the Gondola Building and he said there were covenants
that wouid restrict surface and above grade development which would limit it #o ski activities. He
said the area depic#ed north of the stream would nat be able to be developed, as it was a
wetlands area and so he didn't contemplate i# as a development area. He suggested protection
of this area as a natural area.
Galen Aasland asked about the land east of the gandula building.
Dave Corbin said it was not a partion af Tract C, which was owned by the fiown. He also
mentioned that the plaza space was lat space today and a developable Iot.
Gaien Aasland said he wauld like ta see Tract C on the map.
C}iane Gnlden asked about the miniature golf area.
Dave Corbin said he didn't knaw where VA Mountain Ops was projecting #hat use and he said VA
has no# $uggested any development tp occur in the circle area..
Ann Bishop mentioned #hat VA said they wan#ed a hafel closer #o the Mountain.
Planning and Environmental Comrnission
Minutes ~
Or,#ober 13, 1997 8
f +
Dave Corbin said this con#empla#ed use had been suggested by rezoning the tennis court site,
~ but nothing was proposed. He a+so mentianed that this map came out of the Design Charef#e
las# spring.
John Schofield made a motion #a include this in the Master Plan with the addition of #he-1-70
carridor and a portion of Tracf C and D.
Greg Amsden seconded the mo#ion.
Ga1en Aasland asked about the land by the water freatment plant, wes# af the bridge.
Ethan Moore said he was not sure.
John Schofield said the water treatment plant up to Red Sandstone Creek was part o# that public
property.
Susan CanneNy said the Town owns the oid Town shops.
Galen Aastand said it should be included.
Susan said it was shown on the real estate maps:
John Schafield amended his motion to have tha# portion along the streamtrac# included.
7he motion passed by a vote af 5-0-1, with Ann 8ishop abs#aining, needing more information,
~ Greg Moffet noted for the record that Greg Amsden left at 4:00 pm.
Ethan Moare said the IocaPs housing graphic 6 was not making any distinctian between products,
just the housing opportunity areas. He said the south and west faces of the parking structures
and Red Sandstona were opportunities to pursue housing. He suggested the west end of
Lionshead be a mixed use of community devefiopment in the future and that housing be made a
part of the redevelopment.
Jim Lamont said shading would be helpful and he was gefting nervous with,just a concep#. He
said numbers were needed ta became realisfic.
Greg Moffet said if we approved this, we would have gone some distance to get the numbers
and would be a vote for housing opportunity areas.
John Schafield said a ho#el built over 1-70 would be a cheaper way to cover I-70.
John Schofield made a motion for approval to include in the Master Plan with the na#e not to
preclude the air space above I-70.
Galen Aasland seconded the motion. .
The motion passed by a vote of 4-0-1 with Ann Bishop abstaining due to lack o# information.
~ Planning and Environmental Gomrnission
Minutes
October 13, 1997 9
t a
Ethan Moore explained graphric 7 and sought approval #or the basic frarnework for landuse.
Geoff Wright believed that dividing up the area was useful, but zoning of the areas was needed. ~
Ne feit lodging should be included in the resorE, retail & commercial hub, as there were a
#remendaus amaunt of residen#ia1 condos in #hls area and their needs were not being addressed.
Dave Corbin viewed the landuse framework, driven by Ethan's disclaimer, was generally depicted
as a primary focus, bu# not all inclusive, He said he had no problem wi#h the depiction and
considered it fairly open-ended.
Galen Aasland agreed with what Geoff Wright seid.
Ann Bishop had na comments.
C}iane Golden had no eomment$.
John Schofield agreed with Geoffi s comments about cambining the center #wo rings ta include
resart Indging, retail and commercial.
Greg Mdffef said said he was not aduerse #o including Iodging, with more Iadging ta the west. He
said by approving this we were simply saying that this was a nice general overview to include in
the Master Plan
Jim Lamon# suggested sub-circles wifh smal{er distric#s to be more specific preempting certain
kinds of use, i.e., the Vail Spa staying residential. Ne said enough densi#y needed to be created
for reasons for peopie to go back and farth across the spine,
Greg Moffet suggested to Jim ta averlay this sheet with the previous sheet. ~
Galen Aasland made a motion for appraval to include in the Master Plan with the addition c>f
changing the 2 circles in an amoeba-like shape with the housing cornponent included.
John 5chofield seconded the motion.
The motion passed by a vote of 5-0.
Ethan Moore gave an overview of graphic 8.
Greg Moffet asked where the 17°lo pedestrian number came from.
Ethan Maore said from the Vail Spa,
Ethan Mnore said this map did nat constitu#e biking, as the information was gathered during
Presidents Day weekend during the ski season,
John Schofie{d said if the skier bridge was improved, you wauld get more traffic and in the
summer, there would be more traffic
Pianning and Environmental Comrnission
Minutes ~
October 13, 1997 10
~ Ethan Moore said a vote was na# needed, that this was just for information only. He then
~ explained graphic 9 as the crea#ian of an east/west carridor through Lianshead, to cpmbine with
the narth/south connection. He said there was concern of the sun/shade and no views eastlwest
and over time, the primary direction would be changed to northlsouth.
Ann Sishop asked if the access of buildings woufd be different whentc,rndown.
Ethan Moore said the framework as properties are redeveloped, would be more tn the
narth/south, rather than eastlwest #o prnvide more light and views and right now, most of the
grid was eastlwest.
Jim Lamont said tha pedestrian and transportatian spine was addressing crifical issues and we
were trying to get a little bit too far ahead of csurselves. He said that sun had much to do with
penple's movements in the extreme weather condifions. He said if the easUwest street was
hidden behind higher structures, it wauid cause peaple to walk in the shadaw of buiidings. He
liked the idea af creating a new pedestrian shopping street. Ne said that firam the Vl/estwirtds to
the Vail Village Parking Structure was not a main pedestrian street. Jim suggested in#egrating
#he Concert Half F'laza better to #ake the pedestrians south of fhe Marricrtt so you ars on the sunny side, with a cornmercial frontage on the north side nf the Marriott. We suggested when
you get past the Marriott, the whole west L.ionshead development couid take advan#age of the
eastlwest circulation. He suggested following the thinking process to keep people warm or make
internal walls like Avon did.
, Geoff ViJright said you can't act on this without accepting graphic 5. He said you can't put in a
bold strdke without considering the people that will be affected and also can't endorse this
withou# understanding the components, as the cost if very high.
~ Tim Evans, a praperty owner at the Landmark, said he has been cnming ta Vail for 15 years and
his objectiort was the bold concept to change the bus route, which would take away the
recreatian facilities at the Landmark.
Greg Moffet agreed with Geoff, that this was nat ok to approve without the transportation spine.
5usan Connelly said staff would gather more informa#ian.
Galen Aasland said he was concerned that the naise would be unacceptabie wi#h the transit of
buses #hrough Lionshead. He thought #hat same of the Marrio#t burlding cauld :be redone. He
suggested taking 5' out of the road height at the Lianshead parking structure where it rises from
the eas# side to the wes# side towards VA's lot. He said that many day users use the parking
s#ructure and it was a major portal from the parking structure and advised eontinuing in the same
path as the parking structure users come out.
Ann Bishop echned Galen's comments, as far as fhe rise in the road; but wauld again abstain
from voting, as she would need mare information on how it would affect the homeowners.
Ethan Moore said we will be looking at this in much more detail when each item appears
separately.
~ Planning and Environrnental Commission
Minutss
C7ctober 13, 1997 ~ 1
Y l
Greg Moffet said there was ciearly a need ta put a caherent pedestrian plan in the Master Plan
and tha# the Marriott/ ilaii Spa tunnel was really cold. ~
Rnn Bishop asked if staff would be discussing this issue with Council tomorrow.
Galen Aasland said the Landmark popi problem would be very difficulf to so(ve, bu# #he plan was
showing nppnrtunities #o build a better community.
Ethan Moore explained in graphic 10 that there would be a one-way street back to the Frontage
Road, so as not to break the petfesfrian crossing from the parking structure into the Village.
Diane Goiden said there was an incredible arnount ofi traffic to the ice rink and a drop-off area
was needed for the library and ice arena.
Greg Maffe# sugges#ed a parking Iot paralleling the road; with 10 min parking as was done in
Golden F'eak.
Geoff Wright wanted to see impravernents in Lianshead and he felf canfident that the real estate
values would be positively affected, but he wanted to make sure the enjoyment was not affected.
He said the north side of the Landmark was the main en#rance, accessed firom the narth day 1ot
and if #he lot was baught by the Town, he would like the Town ta continue this entry arrangernent
the L,andmark has had for 25 years,
Tim Evans agreed with Geoff s comments.
Jim Lamont said if you cauld Iower the Frontage Rtrad by 12', You could gain access by trucks
inta the structure. He said the Vail International roufe anly goes tQ serve those #wo residential ~
buildings. Jim said the reginnal transit centers need half nf the upper deck c~f the parkir~g
structure whrch was in conflict with private #ransporta#ion systems and #here should be a
separate area for public buses . He said to limit #he drop-off if it conf(icted wi#h public
transportation. He said tti look at the parking structure for regiona( transportation and a special
area far any skier drop-off, ar to focus the public transpor#ation on one si#e and the private orr
another site. He said that further west, the cul-de-sac streets diminished #he amount of traffic.
He sugges#ed closing the road a# the Enzian to through tra#fic and then you cauld terminate tha#
street at the east end of the parking structure. He thought the water trea#ment certter could be a
distributidn roundabou#, with lower scale roundabouts on cul-de-sac streets. He said a
raundabout was needed at Dobson and the Library. He said saving the right-of-way far the
Fron#age Road was cri#ical for the fransit system.
Galen Aasiand said the west side of the Vail Professional Buiiding was a cancern and agreed
with lowering the Frontage Raad.
- Diane Golden said drap-off area was needed at C?obson.
John Schofield agreed with Diane, wi#h the (c3cation at the west side of the parking structure.
Greg Moffet liked #he realignment of the Frontage Raad.
Planning and Enviranmental Commission
Minutes ~
t)ctober 13, 1997 12
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Ethan Modre said the bend couldn't be pushed further west, as it would affect Red Sandstone
~ Creek.
Greg Moffet said the balance af this was ok to be developed within the framework of the Master
Plan.
Jahn Schofield made a mofion for approval to include this in #he Master Plan with the inclusion of
a drop-off at Dobson.
Galen Aasland seconded the motion with #he inclusion of access on the west side by the Vaii
Professional Building.
The motion passed by a vate of 5-0.
Graphic 11 was recommended for approvai to include in the Master Plarr.
Jim Lamont said there was a need ta seed financial figtares to build an entire new parking
structure to replace the Ioss of the north day skier and we$t day sk9er lots.
Diane Galden said we need a#fordable parking f'or employees.
John Schofieid said infiormation was essential to look at #he excess or deficiency af parking.
Jim Lamont said the north and west day skier lots have #o be left alane, until there is a si#e zoned
and dedicated for the additional parking.
~ Greg Moffet clarified that Jim meant the aperator of the ski mountain ough# to pay for #he parking.
Jim Lamont said we need a site to accommodate the 500 lost parking spaces and the West
Forest Road structure on the sou#h side of the river was an incansistent use.
E#han Maore said the tennis court site would have parking for its awn use.
Dave Carbin didn't agree with Jim to keep the north day and west day fiots for parking. He said
nat to entangle the employee parking issue with the public demand on the structures on a sq. ft.
basis.
5usan ConneNy stated the graphics illus#rated the facts and apportunities rafher than
implementation.
John Schafield made a motion for approval to include this in the Mas#er Plan with the addition
with employee and dedicated use stricken from the west end parking location and with na nef
foss of parking in Livnshead.
Galen Aasland seconded the motion.
The motion passed by a vote of 5-0.
~ Planning and Environrnental Commission
Minutes
OcYQber 13, 1997 13
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d
t i
Graphics 13 #hrough 18 required addifional analysis of benefits and costs and no action was
taken. ~
Ethan Moore gave the op#ions regarding the removal of the Cancert Ha11 P1aza route per Mike
Rose as not being a transit connection from the west end of Lionshead into Tawn.
Greg Moffet said this will have 16fh St. Mall effect with large buses sharing traffic with the
pedestrians.
Ethan Moore said we were taking whaf we now have on East Meadow E?rive ta create the same
in Lionshead, presenting oppar#unities for a new retail frantage and delivery system activating the
retail core, Greg Ma#fet said demolition and reconstruction wiif create opportunity. He asked about a
pedestrian experience combined with up and down, as he Ciked the people and buses away from
each other. Greg sugges#ed putting buses underground and escalate pedestrians up.
Tim Evans asked if we needed to approve the whcrle picture with regards to density before taking
apart the lit#le pieces. He said the problem v,rith Lionshead was that it was too oper? which was
also its greatest asset. Ne said he was hearing a view tunnel be#ween the large structures rather
than view carridors. He sugges#ed when pu#ting mare density there don't create so much density
that the openess wiil be Iost. He said a seven story building from the level of Gore Greek was
no# as taN as from where the Sunbird l..odge was and a very fancy outdoor mall was what would
, be created. He said the transporta#ion corridor would be extremely expensive and #ime
consuming and would it be worth it. He said we will wind up with so much density that we will
wind up with a greater problem then with what we were trying to soive,
Jim Lamont said we are trying to reinvent the wheel. He said if it came down to a vote for a ~
higher sales #ax than what Vail Vil{age haci, he would be real reluctant. He said the existing bus
system was a detriment and noisy and we were retrogressing, rather than progressing. He said
the new system would be the mast costly, wi#h the most Iack af bene#it. He said we were already
hearing from residentiai neighborhonds on the milk rou#e naw. He asked if we reaNy wanted to
build a tunnel, as we can't afford underground utilities, so haw could we afford a tunnel. He said
the people in this neighborhoad would have to find this accep#able, or the plan would fai1. He
asked, regarding the praposai of a circulaticrn corridor going throagh the center of L:ionshead,
why we were naf evaluating alternatives with differen# costs. He felt this was a very camplex
and expensive recommendation. Jim said the public won't ok this without the cost and that
information needed to get out #o the public with the benafits of all alterna#ives. He said we were
no# creating a Bridge 5treet, but an East MeadtswDrive that woufd impact the enjayment of the
current owners there now.
Galen Aasland said buses #hrough Lionshead would not be acceptable and wauldn't have the
suppart of the community and he stated that the PEG was being asked to approve 60 sheets of
paper with #his recommendation.
Susan Connelly explained that this was r?ot our schedule.
Planning and Environmental Carnrnission
Nlinutes ~
Ootober 13, 1997 14
~ s
Galen Aasland said the portals at two ends was ultimateiy the challenge we needed to solve. He
~ stafed a,solution might be for VA to give the Landmark the north day lot. Ne said from art
individual building standpoint, we witi lose, but we needed to fonk a# fhis to form a better
cammunity.
Ann Bishop echoed Jim Lamont's comrrients.
Diane Golden said she was not hearing any support for these praposals. She asked what
happened to Paul Johnston's suggestion of a mortorail.
John SchofieCd said regarding the cdncept to run transpartafion through Lionshead presented
obstacles to overcome, which wauld not make i# worthwhile. He suggested #aking the exrsting
bus route and adding s#ops at a cost mare in line. He said he wouldn't want #o preclude this as
the plan unfolds.
Greg Moffet fiked the concept of bringing people into fhe center of Lionshead, buf he shared the
apinion of #he politicaf possibility of making it happen, with benefits not ~overcoming fhe costs. He
said there wouldn't be an approval tonight, as cos#s were needed. He said that Jim's comments
about the buses was valid, He said he would fight diesel buses running dawn the binck. Ne said
he liked the idea af wrestlirrg with the reality of coming up with a solution. He said that twenty
year benefits would overcome the construction casts, but more time needed to be spen# on the
benefits.
. Galen Aasland said #he remaining issues had to do with the circulation and #hat this was the
biggest issue for the public.
~ Greg Moffet said to ksench the circutatinn framework issues and he actded if we reatly wanted to
build roads that we didn't want people to go down. Greg then made a rno#ion #o approve graphic
19 and grapFric 20, sinCe al( fhe other issues had to da with fransportatinn and #here were no
other ccrmments from the Corrtmissioners.
Galen Aasland seconded the mdtion.
The mation passed by a vote of 5-0.
Galen Aasland s#ated that befare #he next mee#ing, with the idea #hat east to west was viable,
staff had to come up with a big picture and make i# pubiic.
4. A request for an interior remodel, to allow fior a new bedroom and bathroom in the
basement area, utilizing the additional GRFA (250), Iocated at Vail Golfcourse
Townhomes, 1860 Sunburst Drive! Lot 1, Vail Vailey 3rd Filing.
Applicant: G.H.J. Suverkrope
Pianner: Lauren Waterton
STAFF APPRC}VED
Planning and Environmental Commission
~ Minutes
Oetober 13, 1997 15
~ x
5. A reques# for a major amendmenf to SaD #4 (Gascade Viilage), to allow modifications to
a4{owable GRFA and buiiding height limitatians; Iocated at 1150 Westhaven Lane/Lots 39- ~
1& 39-2, Glen Lyon Subdivision.
Applicant: Timathy Penningfon, represertfied by Sherry ddrward
Planner: Dominic Mauriello
TABLED UNTIL QCTOBER 27, 1997
6. A request for a final review of a conditional use permit, ta allow for #he construction of the
Alpine Garden Education Genier, lacaied at 620 Vail Valiey Driue/Trac# A, Vai1 Viliage 7th
Filing.
Applicant: Vail Alpine Garden Foundatian, represented by Helen Fritch
Planner: George Ruther
TABLEfl UNTIL OCTOBER 27, 19977. A request to review a draft of the proposed Vail S#rategic Housing P1an, which is in#ended
to set the direction of the Tawn in its effort ta address locals housing.
Applicant; Town af Uail, represented by Andy Knudtsen
• TAE3LED UNTIL OCTOBER 27, 1997
John Schofieid made a mation ta table items 5, 6, and 7. ~
Ann Bishop secanded the motion.
The mvtian passed by a vote of S-U.
8. A request for a variance frpm Section 18.13.060 (Setbacks), to allow for a residential
addition ta encroach 3 1/2 " into the sideyard setback at the Hin#z residence, located at
3130 Baoth Creek DrivelLat 10, B1ock 3, Vai1Viilage 1Ith Filing.
Applicant: Zenic Bauer
Pianner: George Ruther
WIl`HDRAWN
9. lnformati:on Update
Susan Connelly advised about the revised housing strategic plan would be coming up soan,
10. Approva[ of September 22, 1997 minutes.
John Schofieid tabled the Sep#ember 22, 1997 minutes untii C7ctober 27, 1997.
Galen seconded the motion.
Plartning and Envirantnental Cqmmission
M'rnutes ~
October 13, 1997 16
~
The motion passed by a vate of 5-0.
~ John Schofeld made a ma#ian to adjourn.
Gaien Aasland secdnded the motion.
The motion passed by a vote of 5-0.
The meeting adjourned at 7:30 p.m.
~
Planning anct LnviranrrlentalGotnrnission
~ Minutes
Ootober 13, 1997 17