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HomeMy WebLinkAbout1999-1025 PEC0 D PLANN 1 L COMMISSI avau a s ua w. us.assoa a r au..3aus so,a i.ue �v. si x aaa®e w ��vx > < v � n > TABLED UNTIL NOVEMBER 8 , 1999 (Variance) 3 R AJ F YAWL TABLED UNTIL NOVEMBER 8, 1999 structure with an encroachment onto Vail Associates property. In conjunction with the expansion, the property would be rezoned (to Ski Base Recreation) in accordance with the approved development plan for the Golden Peak Ski Base. As of this time (10/21/99), staff has not received a plan submittal and will therefore not provide any comments or analysis of this proposal at this time, That an agreement be established between the Town of Vail and Ski Club Vail for the management (maintenance, signage, enforcement) of parking on this property. That Ski Club Vail submit a long-term parking/development plan for review no later than February 28, 1999. No future variance requests will be considered without the submittal of a long-term plan. That all since required for maintenance and enforcement of the parking area be paid for by the applicant. That an ultimate solution for the use of the " turn around area" and road shoulder be arranged in the agreement between the Town of Vail and Ski Club Vail. I I 1 11 1 ! I I I I I V I I I ! I I !I 1 11 1 1 if, at any point during this approval period, the Town of Vail deems the parking/loading management situation inadequate, outstanding issues will be resolved by the "assessment committee"-a committee derived of representatives from the Town of Vail, Ski Club Vail and Vail Associates. The Town of Vail Police Department reports Ski Club Vail's managed parking solution worked very well last ski season. There were no incidents reported during last year's period of variance approval. Ski Club Vail is currently working with Vail Resorts and Town staff to formalize a development plan, which addresses all of the concerns vocalized during last year's discussions. This application is the first step in pursuing this long-term solution. In the meantime, however, Ski Club Vail has requested an extension of their variance request to allow for an identical managed parking situation this ski season. 1= ollowinc is a brief history of the evelo rent of i Club Va L On August 26, 1976, the Planning and Environmental Commission approved a conditional use permit for the construction and operation of Ski Club Vail. At that time, the PEC did not require any parking and stated "...we feel additional parking in this location is not appropriate." However, Ski Club served approximately 75 users in 1976, today the facility serves over 300. 9 0 11 V. ZONING ANALYSIS Zoning: Agriculture /Open Space Lot Size: 11,543 square feet (non-conforming) Use: Ski Base Recreation Standard Allo edl P wired Existin g Proposed Site Coverage: 572°65 s . ft. (5 °lam) 3293 sq. ft. (23 %) no change Parking: PEC determined 4 spaces no change Setbacks; Front: 20° 20` no change W. Side; 15° 15' no change E. Side 15° no change Rear 15` 0 no change This lot is non - conforming with regard to minimum lot size, site coverage and setback requirements. • 5 Ll E 9 SKI CLUB VAIL PROPOSED PARKING Ski Club Vail will install "Loading Zone Only" signs in the proposed area. The signs will have an agreed upon time limit. If an unauthorized car is in the loading zone or unattended car is there past the time limit, the attendants will notify the Police Department. 596 Vail Valley Drive - Vail, Colorado 61657 ® (970) 476-5119 - (970) 476-7287 (Fax) a ' dA La foll �, I I M MKOW MRLVJR�� The General Use District is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which developmem standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in Section 12-1-2 of this Title and to 1 111. ROLES AND RESPONSIBILITIES OF THE REVIEWING BOARDS The Planning and Environmental Commission is responsible for evaluating this conditional use permit application for: I M! Ill® STAFF RECOMMENDATION Staff is recommending approval of the request for a c-onditiona! use permit, to allow for the addition of seasonal employee housing (one Type Ill EHU) at the Vail Public Library basement, located at 292 West Meadow Drive / Lot 5, Block 1, Vail Lionshead First Filing, subject to the following findings: 1. Relationship and impact of the use on the development objectives of the Town. 5. It shall be a conditional use in the Residential Cluster, Low Density Multiple-Family, Medium Density Multiple-Family, High Density Multiple- Family, Public Accommodation, Commercial Core 1, Commercial Core 2, Commercial Core 3, Commercial Service Center, Arterial Business, 3 Parking, General Use, and Ski Base/Recreation Zone Districts. It shall be a permitted use in Lionshead Mixed Use I and Lionshead Mixed Use 2 Zone Districts. The Town of Vail Public Library is located within the General Use Zone District. e It may be constructed on legal nonconforming lots and sites as well as on lets and sites which meet the minimum lot size requirements in the zone district in which it is located. There are no minimum lot size requirements in the General Use Zone District. 7. It shall be counted as five- tenths (.5) dwelling unit for the purposes of calculating density, unless located in the Lionshead Mixed Use 1 or Lionshead Mixed Use 2 Zone Districts, where it is not counted as density. The number of Type /I/ employee housing units shall be determined by the Planning and Environmental Commission as part of the conditional use permit review process set forth in Section 12-16-6 of this Title, if applicable. Density is prescribed by the Planning and Environmental Commission in the General Use Zone District° As proposed, there will be one Type III Employee Housing Unit in the basement of the library. 8. It shall have a gross residential floor area of not less than four hundred fifty (450) square feet and not more than nine hundred (900) square feet. The proposed size of the Type III Employee Housing Unit is 2700 s . ft. GRFA and density is prescribed by the Planning and Environmental Commission in the General Use Zone District. a It shall have "kitchen facilities" and a "bathroom". As proposed, the unit contains full kitchen facilities and a bathroom. 10. It shall have no more than two (2) bedrooms. As proposed, the unit contains 5 bedrooms. Because development standards within the General Use Zone District are prescribed by the Planning and Environmental Commission, the number of bedrooms is determined by the Planning and Environmental Commission, Staff believes that varving from this limitation will not have an adverse effect on the neighborhood. i I. No more than two () persons for each bedroom located therein shall reside in a Type 111 employee housing unit. As proposed, one person will reside in each of the bedrooms, allowing a total of 5 persons residing in the Type III Employee Housing Unit, I A -� - 76 TO b r° ra ry C o n n a m • "e ATITA) / �APt.INTEi+N 4 3Cp 1511 \.. rrlti EVG:GlrFN i= 1RACf ^. �� L'xn?imlh' 32F oll l { � ooeso� 4 � r(H Vale D DIM zaY rz v;Izl A VAl VMJ - YfllNlM 13t 0. CF.N1Efi 131 R Iflf C4/5C� 772 e WEST MEADOW GYM 32 IL •�...- �.�-a. ) i H. DESCRIPTION OF THE REQUEST The following is a summary of the existing phases and development with the Vail Village Inn Special Development District: Phase I —This phase consists of the buildings located at the southeast corner of the District. Phase I includes one residential dwelling unit approximately 3,927 square feet in size and nine commercial/retail spaces. 3,492 square feet in size and three commercial/retail spaces. Phase 11 is generally located in the center of the District. Phase III —This Phase consists of twenty-nine residential dwelling units totaling approximately 44.830 square feet in size and six commercial/retail spaces. Phase III is located at the northeast corner of the District. Phase IV —This is the original and oldest Phase in the District. This Phase consists of one residential dwelling unit approximately 5,000 square feet in size and seventy-two accommodation units comprising approximately 16,585 square feet of floor area. Phase IV is generally located in the northwest corner of the District. Phase V - This Phase consists of eleven residential dwelling units and three accommodation units totaling approximately 9,972 square feet of floor area and four cornmercial/retail spaces. Phase V is located in the southwest corner of the District at the intersection of Vail Road and East Meadow Drive. A map illustrating the location of the various Phases has been attached for reference. The following is a brief summary of the amendments to Speciai Development District No. 6 since the original adoption: In 1976, the Vail Town Council passed Ordinance No. 7, Series 1976, establishing Special Development Districts No. 6, Vail Village Inn, to ensure the unified and 2 • .I The Public Accommodation Zone District is intended to provide sites for lodging units with densities not to exceed 25 dwelling units per acre. The Public Accommodation Zone District, prior to January 21, 1997, did not permit interval ownership. On January 21, 1997, the Town Council adopted regulations allowing interval ownership subject to the issuance of a conditional use permit. Previously, interval ownership was only allowed as a conditional use in the High density Multi-family Zone District, IV. ZONING ANALYSIS The development standards for a Special Development District shall be proposed by the applicant. Development standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking and loading shall be determined by the Town Council as part of the approved development plan, with consideration of the recommendations of the Planning and Environmental Commission. Before the Town Council approves development standards that deviate from the underlying zone district, it shall be determined that such deviations provide benefits to the Town that outweigh the effects of such deviations. This determination is to be made based upon the evaluation of the proposed Special Development District's compliance with the Review Criteria outlined in the following section. The Community Development Department staff has prepared a Zoning Analysis for the proposed Vail Plaza Hotel. The Zoning Analysis compares the development standards outlined by the underlying zoning of Public Accommodation (revised), to the existing development, the applicant's proposed 1998 major amendment and the 1999 major amendment. It is important to note that the comparison is based on the entire area of the Special Development District. A copy of the analysis has been attached for reference. For comparative purposes, the Community Development Department has also completed an analysis comparing the 1998 proposal to the current 1999 proposal. The purpose of the analysis is to provide a direct comparison of the 1998 proposal that was rejected by the Vail Town Council to the applicant's revised proposal. A copy of the analysis has been attached for reference. 4 • "Any proposal to change uses; increase gross residential floor area; change the number of dwelling or accommodation units; modify, enlarge or expand any approved special development district (other than "minor amendments" as defined in this Section), except as provided under Sections 12-15-4, "Interior Conversions", or 12-15-5, "Gross Residential Floor Area (250 Ordinance)" of this Title." 5 rm of them is not applicable, or that a practical solution consistent with the public interest has been achieved. The nine SDD review criteria below: fe A. Desion corn Datibillitv and sensitivitv to the immediate environment, neighborhood V1. DISCUSSION ISSUES I units requires 0. 4 spaces per units, plus 0.1 space per 130 square feet of gross residential floor areas with a maximum of 1 space per unit. In addition to the parking requirement outlined in the regulations, there is an additional requirement for parking in Special Development District No. 6. Pursuant to the approved development plan, the redevelopment of Phase IV shall be required to provide 75 parking spaces to meet a deficit parking situation within the District. The Town of 'Vail is currently in the process of studying parking generation within the Town's two commercial core areas. The purpose of the study is to determine the appropriateness of the existing parking requirements for the various types of uses and to propose amendments if necessary to the parking schedule if necessary. For comparative purposes, the staff has evaluated the parking requirement for the Vail Plaza Hotel based upon the current regulations and the recommended rates proposed as a result of the parking study. Pa rking pair e t (existing regulations) Use uantit Parkin S aces D Unit 1 2.5 A ccommodation Unit 97 74.9 Fractional Fee Club Unit 47 95 Conference 10,368 sq.ft. 43.2 Restaurant 5,676 sq.ft. Retail 3,620 sq.ft. 23.2 12.7 254 ( x 5% reduction for mulitple use (12) � -12 : A2 (existing spaces to remain) Subtotal 200 Existing Deficit 75 Existing Spaces 70 Grand Total 345 parking spaces P ar k ing Requ irement (r ) Use QuanjL Perkin Sace Dwelling Unit 1 1,1 Accommodation Unit 97 97 Fractional Fee Club Unit 47 47 Conference 13,363 sq.ft. 3 Restaurant 5,673 sq.ft. 31 Detail 3,320 sq.ft; 269 (no multiple use credit applies) z _ 42 (existing spaces to remain) Subtotal 227 Existing Deficit 75 Existing Spaces 70 Grand Total 372 parking spaces I 1 4 The applicant is proposing a total of 289 parking spaces. Two hundred, forty-seven parking spaces are provided in two levels of an underground parking structure accessed off Vail Road. Forty-two spaces are existing in the structure underneath the Phase ill Condominium Building and they are accessed off the South Frontage Road. Of the 289 parking spaces, 106 are valet spaces, 7 are compact spaces and the remaining 176 are full-sized spaces. The applicant has proposed short-term temporary spaces located at the front entrance to the hotel. Since these spaces are temporary in nature, and not intended for long-term parking, they can not count towards meeting the overall parking requirement. uporT 117 I T 7 1 171 , 7774-7 ... 1THJ -- VL-r , L le Stall Flab IUU( that must be resolved in order for the facility to function properly. E passenger coach bus arriving at the hotel. In order to determine if the area can accommodate the maneuvering requirements of the coach bus, the site plan needs to show the turning requirements of a 40 foot bus. The front drop-off area on Vail Road can not accommodate a bus as designed. A copy of a memorandum from Greg Hall to George Ruther, dated October 19 1999, has been attached for reference. Off-site Imprgyements in accordance with Section 12-7A-14 of the Zoning Regulations, the applicant is required to mitigate substantial off-site impacts resulting from the proposed redevelopment. Pursuant to Section 12-7A-14, (revised 10/25/99) 112 Z_ E 1 k LE A (J 1) A,') I A, Tuesday, October 19, 1999 11 Re: Vail Plaza Hotel George: This is a written description of off-site impacts and their proposed mitigation as requested by your letter dated 10/13/99. N IM Bo, Sincerely, Tim Losa Project Manager Zchren and associates, h7c. Mr. George Ruther Senior Special projects Planner Town of Mail Department of Community Development 75 South Frontage Road Vail, Colorado 81657 George: This a final written statement as requested by your letter dated 10/13/99 to address design criteria A, through I as outlined in section 18.40.080 of the town code. It is our understanding that these nine (9) criteria are to be used in evaluating the merits of the Vail Plaza Hotel, the final phase of the Vail Village Inn Special Development District. A. Design Compatibility, patibility, We believe that the hotel is designed in such a way that is both compatible and sensitive to the environment, neighborhood, and adjacent properties. Setbacks are consistent with the underlying zoning in that they maintain an average of twenty feet (20') from most adjacent properties to the primary building walls. Additionally, the structure maintains setbacks consistent with adjacent properties along both the Frontage Road and Vail Road, Mass and bulk are sensitive to adjacent structures in that the hotel is designed to step up in height and bulk from both the street and adjacent smaller structures in order to maintain a comfortable pedestrian scale while maintaining consistent heights with adjacent structures roof lines and ridges. Additionally, we have purposefully hipped most of the roof .forms at or along public streets and plazas to provide a consistent bulk plane at street level. 'The stepping and broken ridge lines, along with variations in materials and wall planes act to break down the overall mass and bulk of the project and relate the hotel to the surrounding neighborhood. The architectural design is meant to be both compatible with both the Gateway building and the remainder of the special development district while providing some identity to the hotel as both a recognizable and viable commercial structure within the community. B. Uses, Density, and Activity. The Nail _Plaza Hotel is the last phase of the Vail Village tim Special Development District and as such was always meant to be the anchor or most densely developed portion of tltc district. As a Full ,en e 'hot-1. which includes corifere_ ce, l-xL resiau ant, arid oommercial activities, the hotel nncam to act as a - magnet" that drai s people thz'ouvh the other smaller, commercial based structures in the special development district, (including the Gateway building). Additionally, the hotel is legally required to provide loading and delivery services, automobile access, and parking for the remainder of the special developinerit district. C. Parking and Loading. We believe our parking and loading facilities are in compliance with the requirements of chapter 18.52. We are providing six (6), 12' x 25'x 14' underground loading berths. The maximum required is five (5) 12' x 25' berths in accordance with 18.52.150. We believe our parking facilities meet required number of spaces required by zoning chapter 14.52. u_cJ i:.. ! Vail Plaza Hotel Zelnren and Associates, Inc. 961070.00 10/19/99 D. Conformity with Master Tana We believe our development substantially complies with the goals expressed in the various plans contained within the adopted Vail Village Master Plan. The Lama' Use Plan indicates our site as Mediurn/1 - sigh Density Residential and as such recommends a lodging orientation with a limited amount of accessory retail. We are proposing to provide an increased amount of "urban open space" or public plaza, and buffering greenspace in the areas indicated as such in The Open Space Platt. We believe that our project complies with the recommendations in The Parking and Circulation Pla na. We are proposing an internal connection to the Vail Gateway shared pedestrian /auto area as indicated, an improved pedestrian connection to East Meadow Drive including new bus facilities as indicated, and a secondary external pedestrian connection to Vail Road between phase five and our project. Additionally we would be providing sidewalk improvements from the new bras stop on Fast Meadow Drive to the Gateway on Vail Road, and bike /Pedestrian sidewalk improvements from the Vail Gateway to the Vail Transportation Center on the frontage load. We believe that our design substantially complies with wilding Height Plan in that the plan indicates buildings of five stories both to the east and west of our site along the frontage road and north and south of our site on Vail Road. Our design maintains this four to five story relationship with our neighbors. We feel as though the three to four story designation is ]inconsistent with current conditions and are not applicable as they relate to our site. It is our understanding that these heights indicated in the plan were based on preserving views to Vail Fountain from the four way stop at the '.Intersection of Vail Road and the Frontage Road prior to development of the Vail Gateway and the Roundabouts. Because these views no longer exist with the development of the Vail Gateway as acknowledged in the plan, and because stopping to view the mountain is actually discouraged by the movement of traffic in the roundabout, we feel that these standards may no longer apply. The fiction Plan indicates our site as an area for potential residential /lodging infill in accordance with previous town approvals with which our proposed project is consistent. The Vail Village Sub - Areas 1 -1 of the Vail Village Master Plana indicates our site as the final phase of SDD #6. In doing so, it identifies a series of goals, which we believe we comply with. Item 1.2 encourages "the upgrading and redevelopment of residential and commercial facilities." Item 2.3 "strongly encourages the development short terns accommodation units" and xecogrn�izcs that when units are "developed above the existing density levels, they should be managed in such a way that allows for short term overnight rental". I Item 2.4 encourages the development of new commercial infill compatible with existing land uses. Item 2. encourages the development of affordable housing units and may be required as part of any redevelopment project requesting a density over levels allowed by existing zoning. /le in 3.2 recognizes the will to "reduce vehicular traffic in the village to the greatest extent; {possible ". 11<'111, 4.1 C17COUrages the improvement of C,'kistino open space to create riew plazas G'ith gr enspace. 11 n 1 rZCS t ine ;_v; and ' si , ;, , ,1 {? 7ar' i 3vrnnznds t>ri [. tied t, ith iinc3 4r{ }r:i d and v"SUally cotnclealeri. I} skiing. Itein 6 1 reco«inizes the ]need to p ro ide service ice and delivery 1<icilities for existing and tie v development. E. Natural Hazards. We believe there are no natural hazards that may affect development of this site. F. Site and Building Design. We believe we have addressed this issue by compliance with the Vail Village Master Plan. 2 The one -story portions of the structure are non - habitable, non - enclosed, architectural projections added for visual interest and meant to enhance the pedestrian streetscape. For this reason they were excluded from the average setback calculation. Chapter 18.58 addresses similar architectural projections that may extend into the required setbacks. The public benefit most specifically associated with this deviation from the underlying zoning is an Y � enhanced pedestrian streetscape along Vail Road, Additionally, public receives an increased number of short -term overnight accommodation units associated with the redevelopment of this site. Average Property Line Se tback — Average Club Setback' Total Length of Walls I O ne .toz Fronta y b I'h S tory Frontage 2T-4 �'�' 32' -4 74'-0" J 9Lt2 Story roT1L'cT e 21 9 = 3 19 -g" (j" �•' l - hac! t3 � lC>2 areas onl i _ The one -story portions of the structure are non - habitable, non - enclosed, architectural projections added for visual interest and meant to enhance the pedestrian streetscape. For this reason they were excluded from the average setback calculation. Chapter 18.58 addresses similar architectural projections that may extend into the required setbacks. The public benefit most specifically associated with this deviation from the underlying zoning is an Y � enhanced pedestrian streetscape along Vail Road, Additionally, public receives an increased number of short -term overnight accommodation units associated with the redevelopment of this site. Vail Plaza Hotel 961070.00 Zehren and Associates. Inc. 10/19/99 Any negative impacts due to the length of the proposed ridge would not substantially benefit the Gateway, Breaks in the ridge would provide only a narrow slots of direct sunlight to pass to the Gateway that would move across the Iapade as the sun moves across the sky. These slots of light, intense differences between tight and dark areas would induce glare and may be an undesired effect on lower portions of the Gateway. The hotel entrance at East Meadow Drive has been re- oriented to address some of the commissioner's comments regarding the width and nature of the hotel entry. This area will continue to be studied for additional resolutions to the issues raised. The circulation path between the proposed hotel and Vail Village Inn Phase V has been redesigned to provide for an improved pedestrian experience, The space between Vail Village Inn Phase III has been redesigned to create a linear "finger" parr between the structures that will connect proposed pedestrian circulation systems located at the north and south portions of the site. The pool area adjacent to the southern plaza has been re designed to incorporate a series of stepped `.It :llliil'.? '.ills. pools and seaIi _ Lirfe, s. . To comin ous `, cells wvc r l et in "it hei; t _ t trie � els +. �. °C c;ctremc northwest corner or the pool. Railings have been reduced to stoat; bollards and more Irarisparent steel railings and balusters to reduce the apparent height of walls. fools cascade from one level to another providing "white noise" that may alleviate any concerns over noise. Sun /shade studies have been provided to help alleviate any concerns over sunlight in the area. The plaza south of Building B has been redesigned to increase the restaurant frontage, architecturally identify the entry area through both plaza configuration and building elevation, and identify clear circulation paths. 2 n Vail Village Inn Phase V Gateway Building S I treet Secdons Scale: I"= So'-O" �____________--- ! �- South Plaza Elevation • North Elevation East Elevation South Elevation EWA VaH Ph Rote E H R, E i ` A Vail, Colorado s ASSOCIATES, INC. auve - - - 1- - nrtnbpr J 0 1999 ,fllldn A E�evadcm Scale: 1 "= 50' -0" rR�er nK North Elevation East Elevation South Elevation EWA VaH Ph Rote E H R, E i ` A Vail, Colorado s ASSOCIATES, INC. auve - - - 1- - nrtnbpr J 0 1999 ,fllldn A E�evadcm Scale: 1 "= 50' -0" i L'uib Up q ch& q r — tl `M _ Club 4 _ tl flalci NO North Elevation Courtyard UAII I Iloie I W est Elevatio Courtyard i t '�u. �� .�. _ ,— /['lug, � ttari � Hntel � Ilnlci `�• Rciaii Pv::il � East Elevation Courtyard I i i I i t � llm I East Elevation South Elevation 4 BuflAng B E�evaflons Scale: V= 50'-0" T North Elevation llm I East Elevation South Elevation 4 BuflAng B E�evaflons Scale: V= 50'-0" a F IT OIAt l Elevation Courtyard i j , Norfli Elevation Courtyar r y Hwe, 'film OIAt l Elevation Courtyard i j , Norfli Elevation Courtyar VaH Naza HoW 4� Re Han Vail, Colorado Scale: 1"= 50' - October 20, 1999 Z E- R IE - NA AND ASSOCIATES, INC. - — — — — — — — — — — — — — — — — - K I I I " - , I V_W 1-51, v" FM 2 --- -- 10 F 79 V F 7. v-26 I v L 2' 777 1 r! 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Line PL -,Road Len gtll North Setback 10.15 15.44 25.59 South Setback 11.31 12.07 23.38 Total Setback 21.46 27,51 48,97 Average Setbbck 10.73 13.76 24.49 18.54 Length *Average 198.51 254.47 452.97 North Setback 12.00 11.06 2106 South Setback 1154 5.68 1 9.22 Total Setback 25.54 16,74 42.28 Average Setbbck 12477 3.37 21.14 290511 Length *Average 376.72 246.92 623.63 North Setback 1178 9.67 23.45 South Setback 1 4.18 6.29 20.47 Total Setback 27.96 15.96 43.92 Average Setbbck 13498 7.98 21 ®96 18050 Length *Average 258.63 147.63 406.26 Total Lerngtln *Average 833 ®85 649.01 1482.86 66.50 Average Setback 12.54 9,76 22.30 Page l Three Story Area Road P -Line P L + Re Le North Setback 12.09 28.28 40.37 South etback -di 21-Ad 369 Total Setback 25,60 51.73 77.33 Average Setaback 12.80 25.87 38.67 26.50 Length *Average 339.20 685.42 1024.62 North Setback 13,51 20.39 33.90 Sout &-d2ack 13--�9- 1573 29_3-2 Total Setback 27.10 36.12 6322 Average Setaback 13.55 18.06 31.61 3.94 Length *Average 53.39 71.16 124.54 North Setback 1159 1533 29.32 S outh Setback 14.36 9.21 2359 Total Setback 27.95 2496 52.91 Average Setaback 13.98 12.48 26.46 35.63 Length *Average 497.93 444.66 942.59 North Setback 14.36 923 2159 South Setback I4.43 12 °4S 26.$$ ' Total Setback 28.79 21.68 50.47 Average Setback 14.40 10.84 25.24 3.94 Length *Average 56.72 4231 99.43 North Setback 14.43 36.51 50.94 So uth e back 14.49 35.78 50.27 Total Setback 28.92 72.29 101.21 Average , Setback 14.46 36.15" 50.61 4.00 Length *Average 57.84 144.58 20142 Total Length *Average 1005.07 1388.53 2393.60 74.01. Average Setback 13.58 18.76 32.34 Page 2 Fot3i' Stork' Areas Road Prop. Line PL + Road Length North Setback 9.04 51.09 60.13 South Setback 9.35 50.22 59.57 Total Setback 18.39 10131 119.70 Average Setaback 9.20 50.66 59.85 4.00 Lengtli *Average 36.78 202.62 239.40 North Setback 935 26.18 35.53 South Setback 9 .61 21.5 3 1. 12 Total Setback 18.96 47.69 66.65 Average Setaback 9.48 23.85 33.33 3.95 Length *Average 37.45 94.19 131.63 North Setback 9.61 21.51 31.12 South Setb 11.85 15.00 26.85 Total Setback 21.46 36.51 57.97 Average Setaback 10.73 18.26 28.99 35.63 L ength *Average 382.31 550.43 1032.74 North Setback 11.85 15.00 26.85 So Se tback _12.00 11.06 2 3.06 Total Setback 23.85 26.06 49.91 Average Setbbck 11.93 1.3.43 24.96 3.94 Length *Average 46.98 5134 98.32 Total Length Average 503.52 998.57 1502.09 47.52 Average Setback 10.60 21..01 31.61 U Three Story Areas Road Pry. Line PL + Re Len�?t11 Total Length *Average 1005.07 1338.53 239160 74.01 Average Setback 13.58 18.76 32.34 Four Story Areas Total Length *Average 50152 998.57 1502.09 47.52 Average Setback 10.60 21.01 31.61 'rota] Avera e Setback Total Lngth*Average 1508.59 2387,10 3895.70 121.53 .Average Setback 12.41 19,64 32.06 Page 1 Level 6 Cross Square Footage 7,791.00 1)welllrr unit Area Deck Area ji gs Bedrooms Lynx l m Pillows Dwelling Unit (capper level) 2,002.00 0.00 0.00 1.00 0.00 2.00 Club Units Unit Number Area Deck Area Key Bedrooms Lr[Kit Pillows Club Unit 39 (Upper Level) 814.00 101.00 1.00 1,00 1.00 4.00 Club Unit 40 (Upper Level) 814.00 101.00 1.00 1.00 1.00 4.00 Club Unit 41 (Upper Level) 860.00 101.00 1.00 1.00 1,00 4.00 Club Unit 42 (Upper Level) 715,00 101.00 - 1.00 1.00 1.00 4.00 Club Unit 43 (Upper Level) 814.00 101,00 1.00 1.00 1.00 4.00 Club unit 44 Upper Level 814.00 101.00 1.00 1.00 1.00 4.00 Sub - "Total Club 4,831.00 606,00 6.00 6.00 6.00 24.00 Corridor (public) 0.00, Core (elevator) 150.00 Maid 0.00 Core (stair) 0.00 Mech anical (rooftop) 222.00 , Sub- Total Area 372.00 Dwelling Unit Net 2,002.00 Club Unit Net 4,831.00 Oth Net 372.00 Total Net 7,205.00 NeVGross Difference 586.00 92 "/® Page 1 Vail Playa Hotel Level 5 Lehren and Associates, Ine, 961070.00 10/19/99 Level 5 Gross Square Footage 35,898.00 Dwelling CJrtit Area Deck Area Revs Bedrooms Studio Pillows Dwelling Unit (lower level) 3,033.00 450.00 4.00 100 1.00 8.00 Club Units Unit Number Area beck Area Keys Bedrooms >1 it Pillows Club Unit 32 (Upper Level) 814.00 154.00 1.00 1.00 1.00 4.00 Club Unit 33 (Upper Level) 814.00 154.00 1.00 1.00 1.00 4.00 Club Unit 34 (Upper Level) 814.00 154.00 1.00 1.00 1.00 4.00 Club Unit 35 (Upper Level) 814.00 154.00 1.00 1.00 1.00 4.00 Club Unit 36 (Upper Level) 814.00 154.00 1.00 3.00 1.00 4.00 Club Unit 39 (Lower Level) 913.00 0.00 2.00 2.00 0.00 4.00 Club Unit 40 (Lower level) 979.00 0.00 2.00 2.00 0.00 4.00 Club Unit 41 (Lower Level) 486.00 0.00 1.00 1.00 0.00 2.00 Club Unit 42 (Lower Level) 1,369.00 0.00 3.00 2.00 3.00 6.00 Club Unit 43 (Lower Level) 992.00 0.00 2.00 2.00 0.00 4.00 Club L7nit 44(Lower Level) 992.00 0.00 2.00 2.40 0.00 4.00 Sub - Total Club 9,801.00 770.00 17.00 16.00 6,00 44.00 Other Areas Area Corridor (public) 1,616.00 Core (elevator, mech. shaft) 151.00 Maid 0.00 Core stair) 129.00 Sub -Total tither areas 1,895,00 Dwelling Unit Net 3,03100 Club Unit Net 9,801.00 Other Met 1,895.0 Total Net 24,729.00 Net/Gross Difference 3,169.00 93% Page 3 Level 4 Gross Square Footage 26,2$$.00 Club Units Unit Number area Deck Area Keys Bedrooms Studio Pillows Club Unit 19 (Upper Level) 790.00 101.00 1.00 1.00 1.00 4.00 Club Unit 20 (Upper Level) 790.00 101.00 1.00 1.00 1.00 4.00 Club Unit 21 (Upper Level) 790.00 101.00 1.00 1.00 1.00 4.00 Club Unit 23 (Flat) 903.00 250.00 2.00 1.00 1.00 4.00 Club Unit 25 (Upper Level) 790.00 101.00 1,00 1.00 1.00 4.00 Club Unit 26 (Upper Level) 790.00 101.00 1.00 1.00 1.00 4.00 Club Unit 27 (Upper Level) 1,216.00 101.00 1.00 1.00 1.00 4.00 Club Unit 31 (Flat) 1,095.00 101.00 2.00 1.00 1.00 4.00 Club Unit 32 (Lower Level) 51300 0.00 1.00 1.00 0.00 100 Club Unit 33 (Lower Level) 1,034.00 0.00 2.00 2.00 0.00 4.00 Club Unit 34(l.ower Level) 1,034.00 0.00 2.00 2.00 0.00 4.00 Club Unit 35 (Lower Level) 1,034.00 0.00 2.00 2.00 0.00 4.00 Club Unit 36 (bower Level) 979.00 0.00 2.00 2.00 0.00 4.00 Club Unit 37 (Flat) 1,234.00 101.00 100 2.00 1.00 6.00 Club Unit 3�at 1 23400 101.00 2.00, 2.00 1.00 6.00 Sub- Total Club 14,306.00 1,159.00 23.00 21.00 10.00 62.00 Accra sedation Units Ave. Area Keys "Total Area Unit Type A 371.58 17.00 6,31639 Other Areas Area Coaridor (public) 2,915.00 Core (elevator) 150.00 Maid 209.00 Core Stair) 379.00 Sub -Total Other Areas 3,653.00 Chub Unit Net 14,306.00 Accommodation Net 6,316.79 Other Net 3 653.0{7 Total Net 24,275.79 Net/Gross Difference 2,012.21 92 %r Page 3 Vail Plaza Hotel 961070.00 Acco odation Units Nct/Graass Difference 16,519.00 9,584.00 5_50400 31,607.00 1,152.00 96% Level 3 Zehren and Associates, Inc. 10/19/99 32,759.00 Area Deck Area Bedrooms Studio Pillows 1,160.00 101.00 1.00 1.00 1.00 4.00 1,164.00 101.00 1.00 1.00 1.00 4.00 764.00 81.00 2.00 2.00 1.00 6.00 1,214.00 81.00 1.00 1.00 1.00 4.00 593.00 0.00 1.00 1.00 0.00 2.00 1,088.00 0.00 2.00 2.00 0.00 4.00 1,060.00 0.00 2.00 2,00 0.00 4.00 1,129.00 142.00 1.00 1.00 1.00 4.00 975.00 0.00 200 1.00 0.00 4.00 978.00 0.00 2.00 1.00 1.00 4.00 978.00 0.00 2.00 2.00 0.00 4.00 978.00 0.00 2.00 2.00 0.00 4.00 978.00 0.00 2.00 2.00 0.00 4.00 951.00 o.oa 2.00 LOO 1.00 4.00 1,275.00 81.00 2.00 2.00 1.00 6.00 1 234.00 S1 (L 2.40 2_0€4 1.00 6.00 16,519,00 668,00 27.00 24M %00 66.00 Ave. Area Keys Total Are 368.62 26.00 9,584.00 278.00 4,632.00 150.00 444.00 5,504.00 16,519.00 9,584.00 5_50400 31,607.00 1,152.00 96% Level 2 Gross Square Footage 33,947.40 Club Units ilntt Tyise Area D eck Area l£evs Bedrooms Studio Pillows Club Unit (Flat) 1,192.00 81.00 100 2.00 1.00 6.00 Club Unit 5 (Flat) 982.00 0.00 1.00 2.00 0.00 4.00 Club Unit 6 (Flat) 1,19100 81.00 2.00 2.00 1.00 6.00 Club Unit 7 (Flat) 1,485.00 142.00 2.00 2.00 1.00 6.00 Club Unit 8 (Flat) 1,042.00 0.00 1.00 100 0.00 4.00 Club Unit 9 (Flat) 965.00 200.00 2.00 1.00 1.00 4.00 Club Unit 10 (Flat) 969.00 0.00 2.00 1.00 1.00 4.00 Club Unit I i (Flat) 969.00 81.00 2.00 1.00 1,00 4.00 Club Unit 12 (Flat) 969.00 81.00 2.00 1.00 1.00 4.00 Club Unit 13 (Flat) 969.00 81.00 2.00 1.00 1.00 4.00 Club Unit 14 (Fiat) 951.00 81.00 2.00 1.00 1.00 4.00 Club Unit 15 (Flat) 1,275.00 81.00 2.00 2.00 1.00 6.00 Club Unit 16 (Flat) 1.221.00 81_00 2.00 100 1_00 6.00 Sub -Total Club Units 14,182.00 990.00 24.00 20.00 51.00 62.00 Acco odation Units Ave. Area Keys Total Area Unit Type A 362.85 34.00 12,336.80 Other areas Maid 300.00 Corridor (public) 4,328.00 Core (elevator) 150.00 Core (stair) 491.00 Sub -Total Other areas 5,269.00 Totals Club Net 14,182.00 Accommodation Net 12,336.80 Oth Net 5.269.00 Total Net 31,787.80 Net/Gross Difference 2,159.20 94% i s Page 5 Wail Plaza Hotel Level 1 .Zehren and Associates, Inc. 961070.00 10/19/99 Level 1 Gross Square Footage 42,028.00 Club Units Unit 'Type Area Deck Area {evs Bedrooms Studio Pillows Club Unit 1 (Flat) 1,297.00 81.00 2.00 2.00 1.00 6.00 Club Unit 2 (Flat) 1,251.00 81.00 2.00 2.00 1.00 6.00 Cl ub Unit 3 LFlat) 1,542.00 142.00 2.00 2.00 €.00 6.00 Sub -Total Club Units 4,090.00 304.00 6.00 6.00 3.00 18.00 AccO odation Units Ave. Area Keys Total Area €Jnit "type A 353.76 21.00 7,429.00 Detail Area Retail Three 875.00 Retail Four 0 Sub-Total Retail 875.00 Restaura Area Occ. Factor Occupants Main Restaurant (Buffet) 2,155.00 18.00 119.72 c cialty Restaurant 1.648.00 25.00 65.92 Sub -Total Restaurant 3,803.00 185,64 Lounge Area Occ. Factor occupants Lounge 1,228.00 18.00 68.22 Other Areas Corridor (public) 5,144.00 Kitchen /Service 8,13100 Truck Dock/Auto Circ, 6,263.00 Restroorns 589.00 Maid 29100 Core (elevator) 275.00 Ccsrelstair 546 Sub-Total Other areas 23,242.00 Totals Club rtes 4.090.00 Accommodation Net 7,429.00 Retail Net 875.00 Restaurant Net 3,803.00 Lounge Net 1,228.00 Other Net 2 Total Net Area 38,667,00 Net/Gross Difference 3,361.00 92% Page 6 Page 7 Level 0 Gross Square Footage 48,675.00 Detail Retail One 1,615.00 Retail Two 1.330.00 Saab -Total Retail 2,945.00 Lobbv Bar Area Occ. Fact. Occtt e Lobby Ear 647.00 20.00 32.35 L2bby Area Oce. Fact. Occuu. Lobby 2,426.00 30.00 80.87 Administration Front Desk 2,19100 Accounting 1,340.00 Total Administration 3,532.00 Spa - Men's [Workout Men's Lockers/Facilities 3,150.00 Treatment 2,447.043 Deck 1 ,39100 ExercisclWorkout 1,686.00 Sub -Total Spa 8,675.00 Conference Area Occ. Factor Occupants Main Ballroom 7,004.00 15.00 466.93 Pre - convene 2.485.00 7.00 355.00 Saab- Total Conference 9,489.00 Service Areas 6,318.00 Exterior Circulation Covered Ramp (North) 1,008.043 Covered Auto Entry (West) 5,264.00 Covered Pedestrian LEas - tj 1,368.00 Total 7,640.00 Other Areas Restrooms 589.00 Core (elevator) 275.00 Care (Stair) 568.00 €3 37 40.00 Total father Areas 5,1710 0 Parking Provided Valet Spaces 12.00 Page 7 Vail Plaza Hotel Level 0 Zehren and Associates. Inc. 961070.0(} 10/19/99 Totals Retail Net 2,945.00 Bar Net 647.00 Lobby Net 2,426.00 Administration Net 3,53100 Spa Net 8,675.00 Conference Net 9,489.00 Service Net 6:,318.00 Exterior Circulation Net 7,640.00 Other Net 5.172.00 Total Net 46,844.00 Net/Gross Difference 1,831.00 96% Page 9 Vail Plaza Hotel Level -1 Zebren and Associates, Inc. 961070.00 10/19/99 Level Minus One Grass Square Footage 55,391.00 spa Area Women's Lockers/Facilities 3,150.00 Treatment 2,090.00 Deck Area 5,711.00 Exercise/Workout 786.00 Pool `area 2—n190 Sub -Total Spa 14,609.00 Conference Area Oce. Factor occupants Breakout 3,364.00 15.00 224.27 Pr e- conven — 2 , t85 .00 7.00 355.00 Sub-Total Conference 5,849.00 Service 7,971.00 Other Areas Mechanical 117.00 Corridor(Public) 2,289.00 Core (elevator) 275.00 Core (stair) 568.00 Public Restroo s 589.00 Saab -Total 3,838.00 Parkine Provided Spaces Area Area/Space Valet Spaces 2.00 Parking Spaces (full Size) 49.00 Parki Spaces Coingaet) 7.00 Sub -Total Parking 58.00 21,289°00 367 Totals Area Other Areas Net 3,838.00 Spa Net 14,609.00 Conference Net 5,849.00 Service Net 7,971.00 Parki and Ram et 21 289.00 Total Net 53,556400 Net /Gross Difference 1,835.00 97 "/, Page 9 Net/Gross Difference 1,406.00 97 "le Vail Plaza Hotel Level -2 Zehren and Associates, Inc. 961070.00 10/19/99 Level Minus Two Grass Square Footage 53,271.00 Other Areas Mechanical 0.00 Corridor (public) 225.00 Core (elevator) 150.00 Lo 255.00 Sub - 'total Other Areas 660.00 Area Valet Spaces 104.00 Parking Spaces (Full Size) 85.00 Par kmg St -aegis �c - act) 0.00 Sub -Total Parldng 259.00 51,245.04 270.9259259 Totals Area Other Net 660.00 Park a nd l am t 51,205.00 Total Net 51,565.00 Net/Gross Difference 1,406.00 97 "le Page l l we I I iny. Units Total Area Park. Factor Park. Req Dwelling Unit 1 5,035.00 >2000 2.50 Club Units Total area Factor Spaces Club Unit 1 (Fiat) 1,297.00 500 <2000 2.00 Club Unit (Flat) 1,251.00 500<2000 2,00 Club Unit 3 (Flat) 1,542.00 500 <2000 2.00 Club Unit 4 (Flat) 1,192.00 500 <2000 2.00 Club Unit 5 (Flat) 982.00 500<2000 2.00 Club Unit 6 (Flat.) 1,19100 500 <2000 2.00 Club Unit 7 (Fiat) 1,485.00 500 <2000 2.00 Club Unit 8 (Flat) 1,042.00 500 <2000 2.00 Club Unit 9 (Flat) 965.00 500 <2000 2.00 Club Unit 10 (Fiat) 969.00 500 <2000 2.00 Club Unit 11 (Flat) 969.00 500<2000 100 Club Unit 12 (Flat) 969.00 500 <2000 100 Club Unit 13 (Flat) 969.00 500 <2000 100 Club Unit 14 (Flat) 951.00 500 <2000 100 Club Unit 15 (Flat) 1,275.00 500 <2000 2.00 Club Unit 16 (Flat) 1,221.00 500 <2000 100 Club Unit 17 (Flat) 764.00 500 <2000 2.00 Club Unit 18 (Flat) 1,214.00 500 <2000 2.00 Club Unit 19 (Two Level) 1,383.00 500 <2000 2.00 Club Unit 20 (Two Level) 1,878.00 500 <2000 2.00 Club Unit 21 (Two Level) 1,850.00 500 <2000 2.00 Club Unit 22 (Flat) 1,129.00 500 <2000 2.00 Club Unit 23 (Flat) 983.00 500 <2000 100 Club Unit 24 (Flat) 978.00 500<2000 2.00 Club Unit 25 (Two Level) 1,768.00 500 <2000 2.00 Club Unit 26 (Two Level) 1,768.00 500 <2000 2.00 Club Unit 27 (Two Level) 2,194.00 >2000 2.50 Club Unit 28 (Flat) 951.00 500 <2000 100 Club Unit 29 (Flat) 1,275.00 500 <2000 2.00 Club Unit 30 (Flat) 1,234.00 500<2000 2.00 Club Unit 31 (Flat) 1,095.00 500<2000 2.00 Club Unit 32 (Two Level) 1,327.00 500 <2000 2.00 Club Unit 33 (Two Level) 1,848.00 500<2000 2.00 Club Unit 34 (Two Level) 1,848.00 500 <2000 2.00 Club Unit 35 (Two Level) 1,848.00 500 <2000 2.00 Club Unit 36 (Two Level) 1,793.00 500 <2000 2.00 Club Unit 37 (Flat) 1,234.00 500 <2000 2.00 Club Unit 38 (Flat) 1,234.00 500 <2000 2.00 Club Unit 39 (Two Level) 1,727.00 500 <2000 2.00 Club Unit 40 (Two Level) 1,793.00 500<2000 2.00 Club Unit 41 (Two Level) 1,346.00 500<2000 2.00 Club Unit 42 (Two Level) 2,084.00 >2000 2.50 Club Unit 43 (Two Level) 1,806.00 500 <2000 2.00 Club Unit 44 (Two Level) 1,806.00 500 <2000 2.00 Club Unit 45 (Flat) 1,160.00 500 <2000 2.00 Club Unit 46 (Flat) 1,164.00 500 <2000 2 .00 Club Un it 47 Flat 975.00 500 <2000 2.00 Total Club Parking 63,729.00 95.00 Page l l Vail Plaza Motel Parking Surnmary Zenren and Associates, Inc. 961070.00 10/19/99 Accommodation Units Area Keys - Sp aces Total Ace. Units 35,666.59 98.00 74.87 Restaurant Area Seat F act. Seats Factor spaces Total Restaurant 3,803.00 20.49 385.64 1:8 seats 23.21 Loung Area S eat Fact. Seats Factor Sp aces Total Lounge 1,875.00 25.00 65.92 1:8 seats 3.24 Retail Area Factor sp ares 'fatal Retail 3,820.00 1.300 sq. ft. 12.73 Conference Area Seat Fact, Seats Factor S aces Main Ballroom 7,004.00 15.00 466.93 1:16 seats ** 29.33 Breakout 3,364.00 35.00 224.27 1:16 seats** 14.02 "Total letciredi�aces Total Dwelling Unit 2.50 Total Club 95.00 Total Accommodation 74.87 Total Restaurant 23.21 Total Lounge 8,24 Total Retail 12.73 Conference 43.20 Add? SDD Parking Required* 70.00 Parking ISefcit Prev. _SI)I9 75.00 Saab -Total Parldng 404.75 40 Mixed Us Reduction / -40.47 Total Parking Required 364 Total Parking Provided 372 Parking Difference 7 'aa'kitt r ®w2ded Full Size Co mpact Valet Total Previous SDD* 112 0 0 312 Level Zero Parking 0 0 12 12 Level Minus One Parking 49 7 2 58 Le vel M Two Pa rkin 85 0 104 189 Total Parking Provided 246 7 218 371 Percentage 66'No 2`Yo 3 -% 1€ 0 /o * 112 total spaces exist (42 owned by phase IV) * *assume 50% internal /publie transportation /pedestrian traffic Page 12 Page 13 Dwelling_Uni#s Upper Area Lower Area Total Area Deck Area Keys Bedrooms L it Pillow Dwelling Unit 1 2,002,00 3,033.00 5,035.00 450.00 4.00 4.00 10.00 Club Units Upper Area t ower Area Total Area Deck Area Keys Bedroo L it Pillows Club Unit 1 (Flat) 1,297.00 0.00 1,297.00 81.00 2.00 2.00 1.00 6.00 Club Unit 2 (Flat) 1,251.00 0.00 1,251.00 81.00 2.00 2.00 1.00 6.00 Club Unit 3 (Flat) 1,542.00 0.00 1,542.00 142.00 100 2.00 1.00 6.00 Club Unit 4 (Flat) 1,192.00 0.00 1,19100 81.00 2.00 2.00 1.00 6,00 Club Unit 5 (Flat) 98100 0.00 982.00 0.00 1.00 2.00 0.00 4.00 Club Unit 6 (Flat) 1,193.00 0.00 1,193.00 81.00 2.00 2.00 1.00 6.00 Cub Unit 7 (Flat) 1,485.00 0.00 1,485.00 14100 100 2.00 1.00 6.00 Club Unit 8 (Flat) 1,042.00 0.00 1,04100 0.00 1.00 2.00 0.00 4.00 Club Unit 9 (Flat) 965.00 0.00 965.00 200.00 2.00 1.00 1.00 4.00 Club Unit 10 (Flat) 969.00 0.00 969.00 0.00 2.00 1.00 1.00 4.00 Club Unit 11 (Flat) 969.00 0,00 969.00 81.00 100 1.00 1.00 4.00 Club Unit 12 (Flat) 969.00 0.00 969.00 81.00 2.00 1.00 1.00 4.00 Club Unit 13 (Flat) 969.00 0.00 969.00 81.00 100 1.00 1.00 4.00 Club Unit 14 (Flat) 951.00 0.00 951.00 81.00 200 1.00 1.00 4.00 Club Unit 15 (Flat) 1,275.00 0,00 1,275.00 81.00 2.00 2.00 1.00 6.00 Club Unit 16 (Flat) 1,221.00 0.00 1,221.00 81.00 2.00 100 1.00 6.00 Club Unit 17 (Flat) 764.00 0.00 764.00 81.00 2.00 2.00 1.00 6.00 Club Unit 18 (Hat) 1,214.00 0.00 1,214.00 81.00 1.00 1.00 1.00 4.00 Club Unit 19 (Two Level) 790.00 593.00 1,383.00 701.00 2.00 2.00 1.00 6.00 Club Unit 20 (Two Level) 790.00 1,088,00 1,878.00 101.00 3.00 3.00 1.00 8.00 Club Unit 21 (Two Level) 790.00 1,060.00 1,850.00 101.00 3.00 3.00 1.00 8.00 Club Unit 22 (Flat) 1,129.00 0.00 1,129.00 142.00 1.00 1.00 1.00 4.00 Club Unit 23 (Flat) 983.00 0.00 983.00 250.00 2.00 1.00 1.00 4.00 Club Unit 24 (Flat) 978.00 0.00 978.00 0.00 100 1.00 1.00 4.00 Club Unit 25 (Two Level) 790.00 978.00 1,768.00 101.00 3.00 3.00 1.00 8,00 Club Unit 26 (Two Level) 790.00 978.00 1,768.00 101.00 100 100 1.00 8.00 Club Unit 27 (Two Level) 1,216.00 978.00 2,194.00 101.00 3.00 3.00 1.00 8.00 Club Unit 28 (Flat) 951,00 0.00 951.00 0.00 2.00 1.00 1.00 4.00 Club Unit 29 (Flat) 1,275.00 0.00 1,275.00 81.00 2.00 2.00 1.00 6.00 Club Unit 30 (Flat) 1,234.00 0.00 1,234.00 81.00 2.00 2.00 1.00 6.00 Club Unit 31 (Flat) 1,095.00 0.00 1,095.00 101,00 100 1.00 1.00 4.00 Club Unit 32 (Two Level) 814.00 513.00 1,327.00 0.00 1.00 1.00 1.00 4.00 Club Unit 33 (Two Level) 814.00 1,034.00 1,848.00 0.00 2.00 2.00 1.00 6.00 Club Unit 34 (Two Level) 814,00 1,034.00 1,848.00 0.00 100 100 1.00 6.00 Club Unit 35 (Two Level) 814.00 1,034.00 1,848.00 0.00 2.00 2.00 1.00 6.00 Club Unit 36 (Two Level) 814.00 979.00 1,79100 0.00 2.00 2.00 1.00 6.00 Club Unit 37 (flat) 1,234.00 0.00 1,234.00 101.00 100 2.00 1.00 6.00 Club Unit 38 (Flat) 1,234.00 0.00 1,234.00 101.00 2.00 2.00 1.00 6,00 Club Unit 39 (Two Level) 814.00 913.00 1,727M 101.00 3.00 3.00 1.00 8.00 Club Unit 40 (`Iwo Level) 814.00 979.00 1,793.00 101.00 3.00 3.00 1.00 8.00 Club Unit 41 (Two Level) 860.00 486.00 1,346.00 101.00 2.00 2.00 1.00 6.00 Club Unit 42 (Two Level) 715.00 1,369.00 2,084.00 101.00 4.00 3.00 2.00 10.00 Club Unit 43 (Two Level) 814.00 992.00 1,806.00 101.00 100 3.00 1.00 8.00 Club Unit 44 (Two Level) 814.00 992.00 1,806.00 101.00 3.00 100 1.00 8.00 Club Unit 45 (Flat) 1,16000 0.00 1,160,00 101.00 1.00 1.00 1.00 4.00 Page 13 Page 14 Vail Plaza Hotel Program Su ary Zehren and Associates, Inc. 961070.00 10119199 Accommodation Units Room Area Rooms Total Area Deck Area Keys Bedrooms Pillows Total Ace. € nits 363.94 98.00 35,666.59 0.00 98.00 98.00 196.00 Residential Totals 104,430.59 0,00 200.00 190.00 47100 Restaurant Seating Area C3ec. Factor Seats Main Restaurant 2,155.00 18.00 11932 S ecialty Restaurant 6648.00 2500 65_92 Total restaurant 3,803.00 20.49 185.64 Louts e Lobby Bar 1,648.00 25.00 65.92 Conference Facilites Seating Area Pee. Factor Seats Main Ballroom 7,004 15 467 Breakout 3,364 15 224 Pr - Convene 4,970 7 355 Total Convention 15,338 ti pa Level Zero 8,675.00 Level Minus O ne 14.609.00 Total 23,284.0 Retail Retail One 1615 Retail Two 1330 Retail Three 875.00 Retail. Four 0.00 Total Detail 3,820.00 Adtttinstration 3,532.00 Page 14 Vail Plaza Hotel Area Summary 961070.00 Pr ram Area Level -2 Level -1 Level 0 Level II Level 2 Level 3 Level Level 5 Level 6 Total ss Area 53,271.00 55,391.00 48,675.00 42,028.00 33,947.00 32,759.00 26,288.00 15,898.00 7,791.00 316,048M 3,033.00 2,002.00 5,635.00 Dwelling Unit 4,090,00 14,18,100 16,519.00 14,306.00 9,801.00 4,831.00 63,72%00 Club Unit A Unit 7,429.00 12,336.80 9,584.00 6,316.79 35,666.59 Retail 2,945 -00 875.00 3,820,U4 Lobby 2,426.00 2,426;00 Restaurant 3,803 -00 3,$93,00 Lounge/Bar 647.00 1,228.00 1,875.00 Conference 3,364.00 7,004,00 10,368.00 Pre- Conviene 2,485.00 2,485.00 4,970.00 0.00 Kitchen 8.00 Food and Beverage Front Office 2,19100 2,192.00 Sales /Cater. (multi -use) 0.fl0 Accounting 1,340,00 1,340.00 0904 Executive Office 0.00 Receiving/Storage O,flO Personnel (office) Service Areas 7,971 -00 6,318.00 8,132.00 22,421.70 0.00 Laundry 0,00 Housekeeping 0.00 Engineering 0.00 Mechanical (Plant) echanical (Rooftop) 117.011 222.4)41 339,430 (Lockers) 3,150.00 3,150.04 6,300,00 Spa (Treatment) 2,1}90.00 2,447.00 4,537.00 Pool Beck 5,711.00 1,392.00 7,1433,430 Pool Area 2,872.00 2,872.00 Exercise 1 omns 786 -00 1,686.00 2,472.80 Corridor (public) 225.00 2,289.00 3,740.0{! 5,144.00 4,328.00 4,632.00 2,915. 1,616.00 0.00 24,889 -00 0,00 Coni (service) Core (elevator) 150.00 275.00 275,00 275.00 150.00 150.00 150.00 151.00 150.00 1,726.00 Care (stair), 285.00 568.00 568.00 546.00 491.0(0 444.')47 379.130 129.00 0,00 3,409,170 Parking (spaces, rarnp) 51,2475.130 21,289 -00 7,640.00 80,134.00 0.00 Club Unit Storage Area Rcstroorm /Coats[Etc, 58c9.00 589.04 589.00 1,767000 Loading Dock 6,216100 6,263.00 0.00 Service Storage h✓t a c�Sa teliite Q. 0 OQ- 0.00 293.00 3110.(30 278.(3{9 209.00 {7.404 t3.�70 1.8$0. Sub- "1°oWl Net Arei:s 4 1,365.040 53,556.130 46, 844.x30 38,667.0€3 31,787.80 31,607.00 24,275.7} 14,729.00 7, - 205.430 300,536.59 ross Net ( °.va3?),�nea 7,1 .ti3 i35.'uG i31i)� ;,� I rif3 ? )) 1a.z 713 2,J12?1 G9.00 5 1 41 . mss Factor 97% c3 ��53 96% 92% >4Q�Q 96% 92'o Q.�i� /1 >L J �/o - . p age i5 Q P- i Vail Plaza Hotel Proposal Comparison (revised 1£1/11/99) The following table provides a comparison between the 1998 Vail Pia,--a betel proposal and the most recent 1999 Vail Plaza Hotel proposal Development 3998 SDI Major 3999 SDI Major Standard/ ArnendMgp.t Proposal Am endment Proposal Plus/ Minus Lot Area: 150,282 sq. ft. 150,232 sq. ft. No Change CRFA: 333% or 200,460 sq. ft. 117 or 175,666 sq. ft. 16 °lam or 24,794 sq. ft. (129,156 so, ft. proposed) (104,362 sq. ft. proposed) ( 24,794 sq, ft.) Dwelling units per acre: 0.29 du /ac 0.29 du /acre No Change (276 au) (98 au) - 173 au (15 ffu) (44 ffu) + 29 ffu (1 du) (3 du) No Change Site coverage: 62% or 92,637 sq. ft. 62% or 92,637 sq. ft. No Change Setbacks: front: 12' 6' -6, sues. 5', 0', 8' & 6' 5', 0', 2', & 5' no, ric, -6, -1 rear. 8' 5' - 3' Height: 85.75' sloping 73' sloping - 12.75' 875 (arch.proj.) 73.75' (arch. proj.) -- 13.75' Parking: 394 parking spaces 256 parking spaces -- 138 parking spaces (218 new parking spaces) (42 existing parking spaces) Loading: six berths five berths - one berth Commercial sq. footage: 23% or 47,226 sq. ft. 26% or 46,124 sq, ft. +3% and — 1,102 sq. ft. Cross wilding Area. approx. 395,862 sq, ft_ approx. 295,557 sq. ft. - 100,305 sq. ft. Conference/ Meeting Facility: approx. 21,009 sq. ft. approx. 15,338 sq. ft. - 5,671 sq. ft. Spa ,area: approx. 27,802 sq, ft. approx. 22,827 sq, ft. - 4,975 sq, it. F. \everyone \pec \memos \vvi pc Vail Plaza Hotel Zonin nalypip (Revised 10/11/99) Lot size: 1.467 acres or 63,902.5 sq. ft. (Phase IV & lVWA only) 3.45 acres or 150,282 sq, ft. (All Phases) D evelopment Standard Underlying Zoning Existing 1998 SDD Major Revised 1999 SDI Major icf Public Accommodation Vaii i/itlac�e irarr �rld tit prra carat �strerrd stet arcs crsai Lot Area: 10,000 sq.ft min. 150,232 sq. ft. 150,282 sq, ft. 150,262 sq. ft, GRFA: up to 150% or 325,423 sq. it. 83% or 124,527 sq, ft. 133 or 200,460 scl_ ft. 117% or 175,666 sq- ft. (87,889 sq, ft, existing) (129,156 sq. ft. proposed) (104,362 sq, ft. proposed) Dwelling , (36,638 sq. ft. remaining) units per acre; 25 du/acre 24 du /acre 12.7 du /acre 123 du /acre (AU & FFU unlimited) Site coverage: 65% or 97,683 sq. ft. 37% or 56,188 sq. ft. 62% at 92,637 ft. 62% or 92,637 sq, ft Setbacks: front: sides. 20° 20' N/A N/A 12' 0', 8' & 6' 6' 5', 0', 2', & 5' rear: 20' N/A 8' 5' Height; 48' sloping 68' sloping 65.75' sloping 73' sloping (Phase lii) 87.5' (arch,proj.) 73.75' (arch, proj.) Parking, per T.0,V. Cade Section 177 spaces 394 parking spaces 256 parking spaces (373 required at (2.18 new parking spaces) build -out per Card.) (42 existing Cam Phase ill) Loading; per T.O.V, Code Section three berths six berths five berths 1 -10 -1 Co mmercial sq. footage: 10% of allowable GRFA 31% of GRFA or 38,961 sq. ft, 23% of GRFA or 4 =,q. It 26 0 /6 of GRFA or 461,124 sq.! or 22,542 sq. ft. F ; \ev e ryo n e\p ec\na e m os \vv i za ��C' � ! '�7 d d ° i§`t C"6� C - Cll.9 .®;;rJ.� s c. a. vLr.✓c_ s v a o ✓ ✓.i .6 .a� September 27 • V 5EH Ze 11 ®4:D F-K t-tiu r11-1 4JOJ-1 l u 1:1 rua 4:V le ou September 2, 1 Mr Tim Losa Page The distribution estimates identified in the September 1998 traffic impact study were used to assign peak hour site traffic (from Table 2) to each of the proposed access points. The site generated traffic assignments are summarized on Figure 2. Background (non-site related) traffic volume forecasts for the year 2015 were also obtained from the September 1998 traffic impact study, and these forecasts are summarized on Figure 3o The traffic volume fore c is shown on this figure also include traffic generated by the existing Vail Village Inn Phase III condos. The peak hour site generated traffic volumes from Figure 2 were combined ith background traffic volumes to obtain the total forecasted (year 2015) traffic at the site access intersections. These volumes are summarized on Figure 4. Traffic Operations at r s Intersections Site generated traffic associated with the previous development plant was estimated to account for less than 2 ®3 percent of the total traffic entering the roundabout in the year 2015. The current development plant will account for less than 1. 5 percent of the total entering traffic. Given this slight change and the significant reduction in forecasted site traffic, the traffic operational conditions identified in the September 1998 traffic study for the roundabout were not specifically updated. Instead, the traffic analysis specifically focuses on the site access intersections to determine future levels of service and needed intersection improvements. The analysis of the proposed Vail Road access intersections was conducted assuming a counter-clockwise circulation pattern (internally) through the entry area of the site. The results of the capacity analyses are summarized on Figure 4 and indicate the following: a The inbound left -turn along Vail Road (at the southern access) will operate with a S B during the peak hour with a combined through/left-turn lane. The outbound turning lane onto Vail Road (at the northern access) will operate with a LOS D during the peak hour. a The inbound left-turn at the Frontage Road access will operate with a LOS O or better during the peak hour. The outbound turning lane at the Frontage Feud access will operate with a LOS F during the peak hour, Overall, a relatively low volume of traffic (less than 15 vehicles per hour) will be subject to this delay. Also, the existing median lame can be used by left - turning vehicles as a "harbor" area while waiting for an acceptable gap to merge with westbound traffic. M September 27, 1999 Mr Tim Losa Page mars ___ vaj[jjj7 80101 fa 0 hJ��th Vai Plaza Hotel TiAUpd& 99- 199W2ad • • To George Ruther Subject Vail Plaza Hotel I have reviewed the latest submittal of the Vail Plaza Hotel and have the following comments that will need to be addressed. L3 • 11 Dear Tim, 'Bank you for appearing before the Town of Vail Design Review Board on Wednesday, October 20, 1999, for a second conceptual review of the proposed Vail Plaza hotel. The purpose of this letter is to provide you with a written summary of the 'Board's comments. The following is a list of the comments. The redesigned tower at the southeast corner of the hotel still does not provide adequate pedestrian circulation. The tower design needs to be incorporated and integrated into the design of the hotel. The goal of the redesign is to significantly open up the space and reduce the restrictive nature of the current design. The spaces between the buildings (Phase III, Phase V & Gateway) are not acceptable. The walkway along the northside of the hotel leading to the Gateway Building must be provided. The design of the walkway shall be interesting and inviting. The driveway ramp leading down into the parking structure should be increased in slope to the maximum allowed to increase the size of the plaza area above. The proposal to incorporate archways and gates in the areas between the buildings is good. The archways and gates should varying in size and appearance, yet maintain an overall recognizable theme. The walkway between the pool area and the Phase I buildings must be increased in width. The goal of the change is to improve the feel and now of pedestrian traffic throughout the District. The proposed open rail design is good. Please provide section drawings of the pool deck retaining walls to illustrate landscape planter design and sizes. Overall. the pool (Jecic design with the cascading pools is very attractive. � ;3fe<�ter all C1112�t?»I1 hC In�3 "4)lltlti,C? ahn1�- South 1»)adl. As El.s gA�:U hl ! > >'.C50 siral- I tuid linear anti does not, con onn with the Val'i Villa�- Urban Desi�zn ConsidemClons, A ininanurn of a 0 foot offset shall be provided. ® The Vail Road and South Frontage Road property line discrepancies must be resolved prior to the Board commenting on the proposed Vail Load setback. T1 - ie Board is interested in ensuring that the streetscape along Vail. Road is attractive, well - landscaped and inviting. is RECYCLED PAPER Approved 11/8/99 APP,vt C]w -6 PLANNING AND ENVIRONMENTAL COMMISSION October 25, 1999 Minutes MEMBERS PRESENT. ASSENT. PRESENT, John Schofield Russ Forrest Galen Aasland Dominic Mauriello Diane Golden George Ruther Brian Doyore Allison Ochs Tom Weber Brent Wilson Chas Bernhardt Judy Rodriguez Doug Cahill Approved 11/8/99 Tom Weber asked for a formal review of the long-term plan and said he was in favor of tabling this. Chas Bernhardt had no comments. Diane Golden had no comments. John Schofield summarized that the deadlines were not met and said he would like to see a formal timeline for completion of the plans and construction. He said if progress was made on this, the PEC could consider a 2- year variance period. Pam Hopkins said VA would not give a letter of agreement until the building plans were submitted. Brent Wilson said we had a letter From VA to proceed with this approval process. Galen Aasland made a motion to table this until Nov 8, 1999. Planning and Environmental Commission 2 Minutes October 25, 1999 WIMM�� M El H- , =.Is Tim Loza explained how he arrived at 145 spaces. He said that the existing 11 2 spaces minus the 42 from Phase 4 equaled 70, plus the 75 required equaled 145. He said he backed out the 0- multiple use credit. He said there was a discrepancy in the numbers. Brian oyon said this should be looked at all together as a hotel project. George Ruther explained that 11 2 existing spaces plus the 75 required equaled 187 total. Chas Bernhardt said to keep as much parking off Vail Road visibility, as it would detract. 3 Approved]]/8 qg Tom Weber stated if the Porte Cochere parking is covered, you wouldn't want people parking reall the time, as it would conflict with the function of the hotel. He asked if they were <«k2< ki, they being converted to permanent spots. He then asked for the definition of a permanent parking space with regard to the parking space numbers issue. Brian Doyon mentioned te 3 diagonal spots reqng the last car to back out to the entry. He said cars couldn't back out from the north 2 parking spaces between the columns. He said these two parking spaces were not viable; maybe © He said he was concerned with the parking in the front setback and that it wasn't the same as the Sonnenalp, as they met the 20' setback requirement. °» ««2 there was either an access (turnaround) or parking, 2<x°© ©« ». »k? you wouldn't be able to get out of the car if it was parked between the columns. He suggested getting rid of the angle and moving back. Diane Golden asked whether a Ilmo could get through. Approved 11/8/99 Brian Doyon said his biggest concern was the grading plan showing the buttonhook, and an island so no one could make a left turn into the hotel. He said the landscape shown on the plan doesn't work. He said it would look like a loading and delivery area; unlike the renderings. He said six bays don't serve any purpose to the Town and that 5 bays would be fine. Galen Aasland said he shared his fellow Commissioners concerns. He said he felt he was going through the process with incomplete answers, He said this was not a long-term solution and the applicant needed to come back longer than in two weeks. Tern Loza said the bus was similar to a truck, but a bus would not be able to make a left or right turn into our site. Approved 11/8/99 Tim Loza explained the applicant had one more DRS meeting before the final. John Schofield suggested 2 more meetings before the final. Waidir Prado said we were trying to break ground in April and every week was crucial. Mike Rose said we would try to place people there who don't have a car. Planning and Environmental Commission 6 Minutes October 25, 1999 Approved 11/8/99 Approved 11/8/99 Doug Cahill seconded the motion. The motion passed by a vote of 7 -0. 7. Information Update Fuss Forrest said he talked to Joe Macy regarding a site visit for Category Ill and it could be scheduled in the next couple of weeks or as a ski trip in January. Doug Cahill said it would take about 1 hour to get up there. He said a visit could start at 9 :30 am and be down by 1 :30 pm. He suggested seeing it now before it's all done. Russ Forrest gave Jim Lamont's web page address and said he was raising an issue regarding lunch and the pre - meeting being in Corn Dev and not in the Council Chambers. Diane Golden said to leave it where it is. . Approval of October 11, 1999 minutes. Brian Doyon made a motion to approve the minutes as read. Chas Bernhardt seconded the motion. The motion passed by a vote of 7 -0. Brian Doyon made a motion to adjourn, Diane Golden seconded the motion. The motion passed by a vote of 7 -0. The meeting adjourned at 5: 0p.m.