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Home My WebLink About2004-0524 PECPLANNING AND ENVIRONMENTAL COMMISSION Y 1`J PUBLIC MEETING Monday, May 24, 2004 N~ LUNCH PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME 12:4:5 pm MEMBERS PRESENT David Viele Anne Gunian Bill Dewitt Chas Bernhardt Doug Cahill George Lamb Rollie Kjesbo MEMBERS ABSENT Site Visits 1. The Wren - 500 South Frontage Road West 2. Driver: George NOTE: Ifi the PEC hearing extends until 6:00 p.m., the Commission may break fior dinner from 6:00 - 6:30 p.m. Public Hearing -Town Council Chambers 2:Op pm A request for final review of a variance from Section 12-6H-$, Density Control, Vail Town Cade, to allow for the conversion of an existing commercial unit to a residential dwelling unit, located at 500 South Frontage Road West, Unit B-111 (The Wren)/Unplatted, and setting forth details in regard thereto, Applicant: Michael D. Krohn Planner: Matt Gennett MOTION: SECOND: VOTE: 2. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Care Site Hotel and the operation an a new private skier club,. new lodge dwelling units and conference facilities and meeting roams on the first floor or street level floor of a structure, located at 675 Lionshead Placel(a complete legal description is available far inspection at the Town of Vail Community Development Department upon request}. Applicant: Vail Corporation Planner. George Ruther MOTION: SECOND: VOTE,: 3. A request far a recommendation to the Vail Tawn Council far the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request far a conditional use permit to allow for the construction of Type Ill Employee Housing Units, pursuant to Section 12-6H-3, Vail Town Code, located at 595 Vail Valley DrivelLots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbell TABLED TO JUNE 14, 2004 4, A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Gode, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 23$$ Garmisch Drive/Lot 9, Block G, Vail dos Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell TABLED TO JUNE 14, 2004 5. A request for a final review of a variance from Section 12-6D-7, Height, Vail Town Code, to allow far a new single family residence to exceed the allowable building height, located at 4916 Juniper LanelLot 4, Block 5, Bighorn Subdivision 5th Addition, and setting forth details in regard thereto. Applicant: Vail Viking Limited, represented by Fritzlen Pierce Architects Planner: Matt Gennett WITHDRAWN 6. An appeal of an administrative interpretation of Section 12-15-3{A}{1)(d}, Definition, Calculation, ,~ and Exclusions Gross Residential Floor Area, Vail Town Code, pursuant to Section 12-3-3(B), Administrative Action, Vail Town Code, determining that a proposed unenclosed area shall not be considered (GRFA) in the GRFA calculation for the Purchase Residence, located at 1310 Greenhill Court/Lot 17, Glen Lyon Subdivision, and setting forth details in regard thereto. Appealant: Barry E. Cunningham Planner: Matt Gennett WITHDRAWN 7. Approval of minutes MOTION: SECOND: VOTE: $_ information Update GRFA 9. Adjournment MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call {970) 479-2138 for addiitional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970} 479-2356, Telephone for the Flearing Impaired, for information, Community Development Department Published, May 21, 2044 in the Vail Daily. 2 MEMORANDUM TO: Planning and Environmental Commission FRaM; Community Development Department DATE: May 24, 2004 SUBJECT: A request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow far the conversion of an existing commercial unit to a residential dwelling unit, located at 500 South Frontage Road West, Unit B-111 {The Wren)1 Unplatted, and setting forth details in regard thereto. Applicant: Michae9 D. Krohn Planner: Matt Gennett 1. SUMMARY The applicant, Michael Krohn with Rusty Spike Enterprises, Inc., is requesting to convert the existing Rusty Spike Enterprises, Inc, business office located at Unit B111 of The Wren to a residential dwelling unit. This application is limited to a change in use of an existing space, and therefore will not constitute any change to the building bulk and mass on the subject property. Based upon the criteria and findings in Section Vlll of this memorandum, staff is recommending approval with conditions of the applicant's variance request. II. I]ESGRIPTIDN 4F REQUI=ST The applicant is requesting to convert the existing Rusty Spike Enterprises, Inc. business office, located at Unit 8111 of The Wren, to a residential dwelling unit. The applicants request has been attached for reference (Attachment B). The Wren is zoned High Density Multiple-Family and is currently legally non-conforming in regard to several provisions of Town's zoning regulations. Units 8111 through 8116 of the Wren were originally established as commercialloffice uses. These uses are not allowed as permitted, conditional, or accessory uses within the High Density Multiple-Family zone district; therefore, these units are non-conforming in regard to land use, pursuant to sections 12-6H-2 and 12-6H-3, Vail Town Code. Additionally, The Wren exceeds the density requirements of the High Density Multiple-Family zone district for both the allowable number of dwelling units and GRFA. At present, there are 34 dwelling units allowed, but 50 units in existence, and 35,806 square feet of GRFA allowed, but 37,558 square feet existing. The applicant is requesting to convert an existing non-conforming business office space into a residential dwelling unit which will increase the density of The Wren Pay one dwelling unit and approximately 980 square feet of GRFA, thereby necessitating a variance from the density standards of the High Density Multiple- Family zone district. The proposed land use conversion from a business office to a residential dwelling unit will not require the construction or esfabPPshment of any new parking spaces. Converting the use will actually reduce the number of required parking spaces for this unit from 4 spaces'to 1 ~ 4ah 7'0}3'iV OF YAWL ~ 1.5 spaces. The applicant's proposal does not affect the Wren's conformance with other zoning standards such as site coverage, building height, setbacks, and landscape area, etc. III. BACKGROUND During the years 1973-1974, The Wren was constructed. In 1975, The Wren condominiums and property were platted and recorded. From the mid 197as until today, The Wren has undergone only minor modifications to the interior and exterior. IV. REVIEWING BOARD ROLES A. The Planning and Environmental Commission is responsible for evaluating a proposal for: The relationship of the requested variance to other existing ar potential uses and structures in the vicinity. 2, The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this Title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the Commission deems applicable to the proposed variance. B. The DRB has no review authorifiy on a variance, but must review any accompanying DRB application. C. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council Town Council evaluates whether or not the Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. D. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the appiican# as to compliance with the design guidelines. Staff provides a staff memorandum containing background on the property and provides a staff evaluation of the project with respect to the required criteria and 2 findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process- V. APPLICABLE PLANNING DaCLIMENTS TITLE 12, ZONING REGULATIONS ARTICLE H. HIGH DENSITY MULTIPLE-FAMILY (HDMF} DISTRICT (excerpted} 12-6H-1: PURPOSE: The high density mulfr'p!e-family districf is intended to provide sites for multiple-family dwellings at densities to a maximum oftwenty five (25) dwelling units peracre, together with such public and semipublic facilities and lodges, private recreation facilities and related visitor oriented uses as may appropriately be located in the same district. The high density multiple-family district is intended to ensure adequate light, air, open space, and other amenities commensurate with high density apartment, condominium and Lodge uses, and to maintain the desirable residential and resort qualities of the district by establishing appropriate sife development standards. Certain nonresidential uses are permitted as conditional uses, which relate to the nature of Vail as a winter and summer recreation and vacation community and, where permitted, are intended tQ blend harmoniously with the residential character of the district. 12-6H-2: PERMITTED USES: The following uses shall be permitted in the Hf~MF district: Lodges, including accessory eating, drinking, recreational or recall establishments, Iacated within the principal use and not occupying more than ten percent (1 Q%) of the total gross residential floor area (GRFA) of the main structure or structures on the site; additional accessory dining areas maybe located on an outdoor deck, porch, or terrace. Multiple-family residenfia! dwellings, including attached or row dwellings and condominium dwellings. 12-6H-3: CONDITIONAL USES: The following conditional uses shall be permitted in the HQMF district, subject to issc~arxe of a conditional use permit in accordance with the provisions of Chapter ~6 of this title: Bed and breakfast as further regulated by section ~2-74-18 of this title; Churches; Dog kennel; Home child daycare facilify as further regulated by section ~2-14-92 of this title; Private clubs and civic, cultural and fraternal organizations; Public buildings, grounds and facilities; Public or commercial parking facilities or structures; Public or private schools; Public park and recreation facilities; Public transportation terminals; Public utility and public service uses; Ski lifts and tows; Time share estate units, fractional fee units and time share License units; Type !l! employee housing units (EHU) as provided in Chapter 93 of this title. 12-6H-4: ACCESSORY USES: The following accessory uses shall be permitted in the HDMF district: • 3 Home occupations, subject to issuance of a home occupation permit in accordance with b provisions of secfr`on 12-14-12 of this title: Privafe greenhouses, too! sheds, playhouses, attached garages or carports, swimming pools, orrecreafian facilities customarily incidental to permitted residential acrd lodge uses; ©ther uses customarily incidental and accessary to permitted or conditions! uses, and necessary far fhe operation thereof 12-6H-$: DENSITY CONTROL: Not more than sixty (60) square feet of gross residential floorarea (GRFA) shall be permitted for each one hundred (100) square feet of buildable site area. Not mare than sixty (fiD) square feet of gross residential floor area steal! be permitted for each one hundred (100} square feet of buildable site area for any conditional use fisted in secfian 12-6H-3 of this article. Total densify shall not exceed twenfy five (25) dwelling units peracre afbuildable site area. Each accornmodatian unit shalt be counted as one-half (7/2) of a dwelling unit far purposes of calculating allowable units per acre. A dwelling unit in amultiple-family building may include one attached accommodation unit no larger than one-third (1/3) of the tots! floor area of fhe dwelling. 12-6H-11: PARKING AND LOADING: Off-street parking and Iaading shall be provided in accordance with chapter 10 ofthis fitfe. At least sevenfy five percent (75;/) of the required parking shall be located within the main building or buildings and hidden from public view ar shaft be completely hidden from public view from adjoining properties within a landscaped berm. No parking shall be located in any required front setback area. CHAPTER 13: EMPLOYEE HOUSING 12-13-4: REC~UIREMENTS BY EMPLOYEE HOUSING UNIT {EHU) TYPE: Per section 12-15-3 of this title, type Ill employee housing units are excluded from fhe calculation of GRFA and do not count toward density. CHAPTER 15, GROSS RESIDENTIAL FLOOR AREA (GRFA) {excerp#e~) 12-15-3: DEFINITION, CALCULATION, AND EXCLUSIONS: 2. Multiple-Family Structures: Within buildings containing more than two (2} allowable dwellings or accommodation units, the following additional areas shall be excluded from calculation as GRFA. GRFA shall 6e calculated by measuring the total square footage of a building asset forth herein Excluded areas asset Earth shall then be deducted from fhe total square footage: (8) Floor area to be used in a type Ill "employee housing unit (EHU)" as defined and restricted by chapter 13 of this title. CHAPTER 17, VARIANCES {excerp#ed) 12-17-1: PURPOSE: • 4 . A. Reasons Far Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal irrterpretationond enfarcemenf, variances from certain regulations maybe granted- A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of exisfing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity, or from other physical limitations, street locations or conditions in fhe immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. B. Development Standards Excepted: Variances may be granted only with respect to the development standards prescribed for each district, including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements; or with respect to the pravisions of chapter ?? of this title, governing physical development on a site. C. Use Regulations Nat Affected: The power to grant variances does not extend to the use regulations prescribed for each district because the flexibility necessary to avoid results inconsistent with the objectives of this title is provided by chapter ?fi, "Conditional Use Permits'; and by section ? 2-3-7, °Amendment" of this title. 12-17-6: CRITERfA AN® FINDINGS: A. Factors Enumerated: Before acting on a variance application, fhe planning and environmental commission steal! consider the following factors with respect to the r.~,l variance: ?. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interprefation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sifes in the vicinity, or fo attain the objecfives of this title without grant of special privilege.. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criferia as the commission deems applicable to the proposed variance. B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance: ?. That the granting of the variance will not constitufe a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of fhe variance will not be detrimental to the public health, safely, or welfare, or materially injurious fa properties or improvements in fhe vicinity. 3. That fhe variance is warranted for one or more of the fallowing reasons: • a. The strict orfiteral interpretation and enforcement ofthe specifred regulation would result in practical difficulty ar unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of fhe variance that do not apply generally to other properties in the same .zone. c. The strict arfiteral interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of otherproperties in the same district. VI. SITS ANALYSIS Lot Size: 59,677 sq. ft. {1.37 acres} Standard Al]owedlReguired Existing GRFA: 35,8C}6 sq. ft. Density: 34 DUs Parking: 89 spaces Surrounding land uses and Zoning: Land Use North: CDC)T RC?W South: Ford Park East: Ford Park West: Multiple-Family Residential VII. CFtITER1A AND FINDINGS 37,558 sq. ft. 50 DUs 90 spaces Pror~osed 38,538 sq. ft. (980 sq. ft. added) 51 DUs {1 DU added} no change Zanina Not Applicable General Use {GU} General Use {GU} High Density Multiple-Family {HOME} A. Consideration of Factors Regarding the Variances: 1. The relationship of the requested variance t© other existing or potential uses and structures in the vicinity. Staff has determined that the requested variance will render the subject property more compatible with existing or potential uses and structures in the vicinity as residential dwelling uni#s are permitted uses in the HDMF zone district. Additionally, business offices are not permitted or conditional uses in the HDMF zone district, and the removal of this use reduces the overall parking requirement by four spaces. ' • • 6 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Available alternatives to converting this business office into a residential use include: conversion of the unit to a Type I!I Employee Housing Unit, conversion of the unit to a common element within the building for use by the condominium association, or the rezoning of the property to a Special Development District (SDD). Staff does not believe these are viable alternatives for the applicant to simply convert this non-conforming business office use to an allowed residential dwelling unit use. Even though Unit 8111 may be converted from a business office to a residential type use without a variance from High Density Multiple-Family zone district, Staff believes the applicant is requesting the degree of relief from the strict and literal interpretation of the zoning regulations necessary to achieve compatibility and uniformity of treatment among sites in the vicinity. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Since the structure and site will remain mostly unchanged in association with this proposal, the variance will not have any effect upon Eight, air, distribution of population, public facilities, utilities,. or public safety in comparison to i existing conditions. The applicant's proposal will positively affect ! transportation and traffic facilities by reducing the panting demand generated by the unit.. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. A similar proposal far the conversion of an existing non-conforming restaurant to a residential dwelling at the Tyrolean was approved by the Planning and Environmental Commission at its May 10, 20104 meeting. 8. The Planning and Environmental Commission shall make the following findings before granting a variance: That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: • a. The strict litera! interpretation or enforcement of the specified regulation would result. in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. Vlli. STAFF RECOMMENDATION The Community Development Department recommends approval with conditions of the request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow for the conversion of an existing commercial unit to a residential dwelling unit, located at 5{]0 South Frontage Road West, Unit 13-111 (The Wren}/Unplatted, subject to the criteria outlined in Section VIf of this memorandum and the evidence and testimony presented, subject to the following findings: ~ . That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances ar conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. Should the Planning and Environmental Commission choose #o approve the variance request, the Community Development Department recommends the following condition of approvals The Wren Association provides a revised landscape plan, as part of a Design Review Application, depicting appropriate landscape improvements around the surface parking spaces (Attachment F}, pursuant to section 12-6H-11, Vaii Town 8 Code, and performs said landscaping concurrently with the conversion of the business office space, in order to comply with zoning. Should the Planning and Environmental Commission choose to deny the variance request, the following findings and conditions must be made: That the strict, literal interpretation or enforcement of the setback regulation does not result in a practical difficulty ar unnecessary physical hardship inconsistent with the development objectives of the Town Code or the Primary/Secondary Residential Zone District. 2. That the strict interpre#ation or enforcement of the specified regulation would not deprive the applicant of privileges enjoyed by the owners of other properties in the same district. 3. That the reques#ed variance deviates from the ;provisions of the PrimaryfSecondary Residen#ial Zone District regulations more than is necessary to achieve a practical solution to the applicant"s objectives. 4. There are no exceptions nor extraordinary circumstances or conditions applicable to the site that do not apply generally to other properties in the same zone. 5. That the granting of the variance would be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. iX. ATTACHMENTS A. Vicinity Map B. Applicant's Request G. Reduced Plans ~. HOA Approval i;. Public Notice F. Site Photos • s ~. 0 0 I I r 0 0 Attachment: B R USTY SPIKE ENTERPRISES, INC. P. (a. B (JX 1517 VAIL, COL~RAD4 81658 APRIL 20, 2004 Town of Vail Planning and Environmental Commission 7'S S. Frontage Rd. W. Vail, Colorado $1657 Gentlemen: Rusty Spike Enterprises, Inc. has used unit 111E at The Wren as an office for it's construction business for nearly twenty years. In 20©0, it maned it's business offices to a shop & office space in Avon. Since that time, Rusty Spike has decided to offer unit 111B for sale, but has been unable to effect a sale sa lang as the condominium unit is zoned for commercial, rather than residential, use. Rusty Spike has received, and accepted, an offer to purchase the unit, conditioned upon the rezoning of the unit for residential use. Accordingly, the nature of the variance requested is that the Wren unit be rezoned for residential use; I am informed that the Wren project already has xxiore square feet of residential condominiums than is allowed without a variance. The hardship which Rusty Spike wishes to have remedied is that there is no demand whatsoever for commercial property in CCI where there is virtually no pedestrian traffic or access. The relationship of the requested variance, the rezoning from comrnereial to residential use, is completely compatible and consistent with the use of all adjoining properties and should not impose any hardship of any kind to the owners of adjoining condominium units. Due to the fact that the Wren is almost entirely composed of residential condominium units, the granting of this request for a variance would not create any special privilege; it would, in fact, make the use of the unit, more consistent with established uses. As the unit already exists, the grant of this application will have no effect whatsoever on light and air, distribution of population, transportation, traffic, utilities or public safety, or in the total square footage of the project, whether residential or commercial. Due to the facts of this particular matter, this request should have no effect on Town of Vail planning policies and development objectives, as no additional development will occur; however, granting the application will create an additional residential unit in an underserved price range. Finally, rezoning this unit to create an additional residential unit in a physical location where there is no demand whatsoever far commercial space would seem to be in the best interests of the community as a whale. Very tru yours, :~ J~/~ Michael D. Krohn;~'resident • • . ~~ ~~ a ~ ~ll~ ~~ ~~ ~~ ~ ~k~ ~~~~ ~~ ~~ ~ 1 '~ +~ ~ 9 ': 1 a 4 a~a I ~ J I ~' ~ ~ ~ ~ m ~ _ m F W ~ I ~ o ~~wh ti m r ~ ~ - z,~~ ~ ~ ~ ~ ~ 4 W ~ I Z ~ ~ .. C r Fl N Y i LL ~ 3 4 ~ n ~ r t I 4 a.,M ~... ~: ~' I ~~ a :~uauay~~~d m w~ ~~ ,~ ~ ~~"~ ~~w ~C ~ ° ~ ~~~ ~ . `~~,~~ n ~a 0 = x~W ~~ ,~ o w s ~~ o~ 4 0. Q ~. a~~~ em ~. . ,,. j 4 f c .~ ~ i, ` ~ ~ ~ 4 __ _~- ~~ ~ I ~ F ~ ~. ~ ~~~ ~ ~ ~ ~ - `~__~ ~ d ~= ~ ~ ~ ~ ~ ~, ~ q ~^~ ~ ~ ~ `i I ~ E t Y I~ I I{ I ;~.f I~.f1~I~ yy 4~~"'-h y ~z~s^iazxr r~~=~aay-r+c1y1 ~,es:r.rr ;~ ~~~.,ie sa~w~~ 1 ,., ~wieatin~ Ij w ~~ i~ ~~ !~ ~k .~ A~~ ~~~ ~ll~ ~~ ~~~~ ~y~ ?~'s s' 4 a ~ sx. m~~ • ~~~ e \~~A I _ ~ ~ ~y ~ .~~ LQ. 1~--- ~.~ •R u, I ~~ ~+'`? 9 Y `' J ( ~ _ ... _ I , 1 . .~ ;. ©~ o ~_ i _~ i ~ ~- t 10 ti ` ~ 4\ ~ J ~ A 1 ~ r-'~ ti , °try 4 ~ i i i ~--- ~ ~~ :~IiA~.- t s ... , a_ ~ ~~ ~ s R •r i .. ': ~ 1 C'. ~. t.: i'` ~ rt ~ 1 ~~; i ~ i. ,~ ~i I 1 ~~~~ i~ ~ ~~~ ~~' ~ ~~ ~~r 1~ ~ ~ ~ ~~ ~ ~ ~~ , ~f~~t~ ~~' ~ 11~~-~} ~~ ~~ =t~.t~~ l~~t '~ ~ ~ai ,.. R~ll'a ~, I I ~ ~~~ ~~~~~~ ~~.~~~ ._.~~~,; Y ~~ r r. ~~. ~~ ~ ~ ~ ~ ~~ ~ ~ i~, ~ ~ 1 S ~ ~ ~ ~~ ~ ~~ ~ *'. ~~~ ~~ 9 '~ ~ i .t 1~ ~ `i Y- ~ ~ ~ 1~, ((( •t ~ f~ t ~t'i ~ ~ ~1~ r s •~, . i~ ~ r .+~~ ~~'+ _y'r y~x+~~+ -'_~_ ..y". ~_ ~- tea' ~! _ ' `; ~• 1 ~ ~ -~ ~ ~, ~~~ }1~ i r ~• ~ '~ 1 ~~ i ~ ~~ i a• r~ Ili^y{ iMN ~/' y . ~ i ~ ~, .rte wM ~ i ~ P ~~ w~ 3 O Attachment: Q • tk~e~. ~n ~-.SSOCic7~lE})~ /~ Resort Condominium Cornmvnity • • Apri126, 20f}4 Town of Vail Via: Hand Delivery Re: Unit #111, The Wren Association To W tom It l~riay Concern: The Board of Directors of The Wren Association approve the request to chanfe the status of Unit 111 from commercial to residential, with the condition that there will be only one parking space evnveyed upon closing of said unit. Should you have any further questions, please don't hesitate to contact me directly. Sincerely, ~~ Kris Miller General Manager 500 South Frontage Rd., Suite 11b • Vail, Colorado 81b57 l7hone:970147b-00b2 Fax:9701476-4103 Attachment. E _~ i _~ TOWN Of YA1~L ` THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vaii will hold a public hearing in accordance with Section 12-3-fi, Vai! Town Code, on May 24, 20{)4, at 2:00 PM in the Town of Vail Municipal Building, in consideration of: A request for final review of a variance from Section 12-6H-8, Density Gontrol, Vail Town Code, to allow for the conversion of an existing commercial unit to a residential dwelling unit, located at 504 South Frontage Road West, Unit B-111 {The Wren}IUnplatted, and setting forth details in regard ' .~ thereto. Applicant: Michas! D. Krohn Planner: Bill Gibson An appeal of an administrative interpretation of Section 12-15-3(A}{1)(d}, Definition, Calculation, and Exclusions Gross Residential Floor Area, Vail Town Code, pursuant to Section 12-3-3(B}, Administrative Action, Vail Town Code, determining that a proposed unenclosed area shall not be considered (GR1=A} in the GRFA calculation far the Purchase Residence, located at 1310 Greenhill CourULot 17, Glen Lyon Subdivision, and setting forth details in regard thereto. Appealant: Barry E. Cunningham. Planner: Matt Gennett A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H-7, Vail Town Code, and a request for a final .review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Cade, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Placel(a complete legal description is available far inspection at the Town of Vail Community Development Department upon request}. Applicant: Vail Corporation Planner: George Ruttier The applications and information about the proposals are available for public inspection during regular office hours at khe Town of Vail Community Development Department, 7S South Frontage Road_ The public is invited to attend pro~eck orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970} 479-2138 far additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone far the Hearing Impaired, for information. Published May 07, 20014, in the Vail Daily. ~~,i°~ G~\ C`` Attachment: F • • • ~: "~' ~'- .;. ~ , ~;~. '~'~. • MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE:. May 24, 2Q04 SUBJECT: A request for a final review of a major exterior alteration or mod'aficatian, pursuant to Section 12-7H-7, Vail Town Gade, and a request for a final review of a conditional use permit, pursuant tt~ Chapter 12-16, Vail Tawn Cade, to allow for the construction of the Lianshead Gore Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor ar street level floor of a structure, located at 875 Lianshead Place!(a complete legal description is available far inspection at the Town of Vail Community Development Department upon request}, Applicant: Vail Resorts Development Gampany Planner: George Ruther & Russ I°orrest i. SUMMARY The applicant, VaiN Resorts Development Company {VRDG}, represented by Jay Peterson, has requested a meeting with the Planning & Enviranrnental Commission to initiate a discussion on the bulk and mass on the proposed Gore Site Hotel. Staff is working with Winston Associates to review the proposed project in relationship to the Lianshead Mixed Use 7 zone district development parameters and the Lianshead Redevelopment Master Plan. Il. DESCRIPTION OF THE REQUEST The purpose of this meeting is to discuss the proposed bulk and mass of the Core Site Hotel and to better understand the overall design of the redevelopment project. The applicant has submitted detailed elevations for the Town's review and a model will be presented to the Planning and Environmental Cammision May 24`h meeting. Additionally, the staff has reviewed the Town of Vail Lianshead Redevelopment Master Plan for recommendations on design for the core site building. The intended outcome of this meeting is for the Commission to have a greater understanding of the bulk and mass implications associated with the Gore Site Hotel redevelopment and to allow the Commission and public an opportunity to comment an the project's design as it relates to a major exterior alternation. While the Commission will not be taking formal action on the development application at this time, the staff and the applicant are requesting that the Commission provide their initial input and direction to the applicant on bulk and mass issues. As agreed to during the April 26th review of the "proposed next steps" for the review of the redevelopment applications, the applicant and staff are attemp#ing to gain agreement around the various issues associated with the project (i.e., traffic, mass and bulk, streetscape, mitigation of development impacts) as we progress with the review of the development applications. III. BACKGROUiNU On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the design concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support. for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26'h with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. On April 26, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present a detailed overview of the proposed plans far the redevelopment and to gain acceptance of an outline afi next steps for the review of the project Upon presentation of the proposed plans and the recommended next steps, the Commission voted unanimously to accept the outlined next steps. C)n May 10'h, 2004 the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to discuss circulations issues. The PEC generally found the traffic study to be adequate. There was signifcant discussion regarding the overall circulation of traffic in Lionshead. The PEC asked #hat circulation and traffic impacts be compared to existing levels and to the anticipated maximum loads projected in the Lionshead Redevelopment Master Plan. The applicant is preparing to follow-up on the10 issues raised in the staff memorandum and from the Planning and Environmental Commission. IV, APRLICABLE PLANNING DQCUMEIV7S Lionshead Mixed Use I Zone District: Section 12-7H identifies the specific development parameters of the Lionshead Mixed Use 1 zone district. Specially section 12-7H-8 states how each proposal or application in the Lionshead Mixed Use Zane Qistrict must comply to the Lionshead Master Redevelopment Plan. This section states: It shall be fhe burden of fhe applicant to prove 6y a preppnderance of the evidence before fhe planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of fhe Lionshead mixed Use 1 district, that fhe proposal is consistent with applicable elements of the Lionshead redevelopment masfer plan and that fhe proposal does not otherwise have a significant negative effect on fhe character of the neighborhood, and that the proposal substantially complies wifh other applicable elements of the Vai! comprehensive plan (Qrd, 30999) § 1,l 2 r Lionshead Redevelopment Master Plan Attached are applicable elements of the Lionshead Redevelopment Master Plan far your review and consideration: Section 4.4: This section identifies specific view corridors that should be evaluated and adhered to in considering the bulk and mass of the Gore Site Hotel, Section 5.8: Section 5.8 identifies specific recommendations for the Lionshead Core Site. This section includes build to lines, ground level retail expansion opportunities, and how the core site is a priority location for a resort hotel. This section provides specific recommendation far how the building relates to the site around it. Chapter 7 summarizes the design standards for Lionshead Building height has been further refined in section 12-7H-1 ~ of the zoning code: i2-7H-1?: HEIGHT AND BUL.K• Buildings shall have a maximum average building height of seventy one feet (77) with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. A!I development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment protects which meet the intent of design guidelines, as reviewed and approved by the design review board. (Ord. 3(1999) § ~) Section 8.4 provides specific design guidelines for Lionshead. A critical element of this section is the perception of building mass from the pedestrian level. This section of the Lionsehead Redevelopment Master Plan provides specific guidelines for articulation of wall, variation in building materials, step backs from major pedestrian ways, and variation in ridge height. V. DISCUSSION ISSUES Staff is still evaluating the design of the building with the assistance of Winston and Associates and will provide a detailed analysis of bulk and mass at a future PEC hearing. However, at this time the fallowing are critical issues to evaluate. 1. Tools to analyze height. Staff would recommend that a model either physically or electronically be provided to evaluate the core site bulk and mass with adjacent properties both existing and based an what is possible with fiuture development. A model of this type was prepared for the original Lionshead Redevelopment Master Plan_ The applicant has developed a mode! of the cores site with existing development around the site. 2. Height: Staff will evaluate the height to confirm compliance to the Town Code. The applicant has stated that the height is in compliance to the zoning cede. 3, organization of the Building Mass: Winston Associates is further evaluating this important detail. The general concept of separating the building mass into four separate building areas as proposed by Vail Resorts is consistent with the Lionshead Master Redevelopment Plan 4. North South Qrientation: A major goal of the Lionshead Master Redevelopment Plan is to create ar establish penetrations #hrough the building mass to allow light and air into public areas and a visual connection to Vail Mountain. Vail Resorts has significantly improved their penetration through the center of the core site with the addition of the ice skating rink. 5. Relationship with Lionshead Genter Building: Staff and Winston Associates questioned the lack of separation between the Lionshead Genter Building and the Gore Site Building. Should there be a way to circulate between the two building more readily. This is both a design and circulation issue. The existing design does maximize the number of people that would walk through the new retail area proposed by Vail Resorts. 6. Use of Towers: Staff and Winston Associates would like to further evaluate the location of towers on the site. Should there be a greater focal point at the east entrance into the Care Site ~IateL 7. Step backs: On page 8-38 of the Lionshead Redevelopmen# Master Plan there is a summary of step back requirements from the pedestrian ways. The applicant has proposed step back to the building. Staff will be verifying the compliance of these step back based on page 8-38 of the Lionshead Redevelopment Master Plan 8. Interrelationships with pedestrian corridors: The delineation of the right of way in Lionshead needs to be finalized. The width of the pubic right of way varies around the core site building. Staff is further analyzing this width both from a building code stand point and based on the goals of the pedestrian areas identified in the Lionshead Master Redevelopment Plan. The goal of the plan was to have 30-40 feet wide pedestrian area. In some areas this width is reduced to 21 feet. At this width very little ornamentation can occur in the pedestrian way. This is also where steps-back are critical along major pedestrian ways to provide a comfortable pedestrian setting. VI. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Gommission listens to the ;presentation and identifies any comments or concerns that the Commission may have at thiss time. Staff will be further refining the 4 schedule of PEC meetings on the Core site to ensure that we obtain closure with the Board on ali the critical issues related to the Vail Resorts Core Site.. Attachment 7: Lionshead Redevelopment Master Plan excerpts relating to the Core Site 1=:1UserslcdevlPEC1MEMOS1441Core Site Hotel 4524f.doc 5 CHAPTER-~ MASTER FLAN RECOMi~iENDATIC)fvS - OVERALL ST[JDY Af2EA 4.3.2.1 Landscape and Greenbelt Corridors Wherever possible the naeura] landscape of the Gore Creek corridor should be allowed to penetrate into the more urbanized portions of Lionshead (see lVlap O). This will open up access points to the Gore Creek corridor, enhance the quality of individual properties. and improve the image of Lionshead as an alpine resort. 4.3.2.2 Skier Bridge The skier bridge is the primary existing connection between Lionshead and the south side of Gore Creek. It is too narrow and enclosed, and could be much mare dramatic in design. The replacement of the skier bridge, as hotli a skier and a pedestrian connection, should be a priority. This is a major opportunity to replace a weak architectural element with a significant landmark. 4,3.2.3 t~ccess to the South Side of Gore Creek In addition to the skier bridge, one additional footbridge connects the Lionshead core to the south side of Gore Creek. An opportunity exists to create a significant connection between the ski yard and the beautiful lawiand area south of Gore Creek. Regarding this area, the following recommendations are made: a. Preser-vatiora ref Naturuf Character Any recreational use in this area must be subordinate to the preservation of the natural environment and its inherent character. b. Creatir~n t~f a Law-Im,~act Tram System A consolidated trail system to prevent further degradation of this area by racial trails is needed. Asphalt paving or ether. mare urbanized paving systems are environmentally and visually inappropriate. Interpretive signage and educational opportunities should be considered as part of any recreational improvements. Trail systems should have provisions far seating and waste disposal: ~- c. C~nraectinta to the Ripariaaa Eraviranment The extension of low-impact trails to the water's edge is encouraged. creating safe, designated areas far adults and children to get their feet wet and interact with the creek. The safety of users must be a primary concern in design. 4.4 Public View Corridors On tUiay ZD, 1997,. recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Tawn of Vail view corridor ordinance to LIONSHEAD REDEVELOPMENT 1VIASTER PLAtw PAGE "~~' CHAPTER 4 MASTER PLAN REC©MR~IENDATI{)NS - QVERALL STUDY AREA designate the first protected public view corridors in Lionshead. in order to qualify for protection under the Town's ordinance, a view corridor must meet the following criteria: a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? A mice view is oat sufficient. b. Is the view seen from a widely used, publicly accessible viewpoint. Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? Is there a possibility that development on nearby property would block the view? it is critical to note that the following recommended public view corridors will create a development constraint that will work ti4~itlz all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a "build-to" line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map (]). 4.4.1 Fublic View Corridors Protected under the Town of Vail View Corridor Ordinance It is proposed that two legally protected view corridors be established according to existing Town of Vail code. 4.4.1.1 View Corridor One This view corridor {see figure 4-1) is seen from the west end of the Lionshead parking structure. standing at street level at the main pedestrian exit and looking southwest toward the gondola lift line. This view fulfills the following criteria: a. It fosters civic pride and is central to the identity of Lionshead b. It is taken from a commonly used, publicly accessible viewpoint. This area is the primary point of entry for peciestri~.n traffic from the parking structure and is also the primary Lionshead transit stop. c. It is potentially threatened by redevelopment in the foreground of the view. 4.4.1.2 View Corridor Two This view corridor {see figure 4-2) is seen from the pedestrian plaza at the east end of the Lifthouse Lodge, looking south directly up the gondola lift line. This view fulfills the following criteria: a. It fosters civic pride and is central to the identity of Lionshead. b. It is taken from a commonly used. publicly accessible viewpoint. P~GE4-6 LIONSHEAD REDEVELC?PMENT MASTER YLAI~T C1IA1'TER 4 31~IASTER PLAN REC©MMEivDATI©NS - O'vERALL STtS©Y AREA The mountain view from this point is currently very broad, crossing much of the Vail Associates core site. As part of the redevelopment of the Vail Associates core site this view corridor should become narrower and more focused on the new gondola terminal. Given the current lack of a defining architectural edge, the dimensions of this corridor should roughly correspond to the suggested view boundaries outlined in figure 4-2. 4.4.2 Public View Corridors Where Redevelopment of the Viewpoint or the Foreground. is Likely It is proposed that the following three views be established as critical design parameters, but nr~t as benchmarked and surveyed corridors. The extent. to which an applicant for redevelopment creates or maintains these views will be a consideration for approval or disapproval by the reviewing board. Prior to approval of a redevelopment application. by the Town Counci] the new view corridor should be surveyed and formally adopted in accordance with existing 'T'own code. 4.4.2.1 View Corridor Three This view is from the east end of the Lionshead parking structure looking south across the Lodge at Lionshead buildings toward the ski mountain (see figure 4-3}.-This site has been identified for future development as a civic facility; when that happens, this view may become more important. 4.4.2.2 View Corridor Four This view, seen from the southeast corner of the north day lot, looks south aver the Vail Associates core site toward the ski slopes (see figure 4-4}. In designating this view, the intent is to ensure that future development on the Vail Associates care site retains an upper-level visual connection to the mountain and the gondola lift line. Protection of this view corridor ensures that visitors will be able to see the Dare Creek corridor and the mountain when they arrive at the new transit center, much as one sees Fepi's Face from the bottom of Bridge Street. 4.4.2..3 View Corridor Five The intent of this view (see figure 4-5) is to provide both a ti~isccal and physical pedestrian connection through the Vail Associates core site to the ski yard. As seen from the main Lionshead plaza, this view will be framed. by the architecture of the retail environment,. not a panorama of the ski mountain. • LIC)NSHEAD REDEVELOPMENT MASTER PLAN PAGE 4-7 CHAPTER. 4 MASTER PLAN RECOMMENDATIQNS _ OVERALL STUDY AREA ~~ ~_~ • Figure 4-1 -Public View Corridorl PAGE4-8 LIaNSHEAD REDEVELOPMEl~T MASTER PLAN CHAPTER 4 MASTER PLAN RECOMMENDATIONS -OVERALL STUDY AREA • • • Figure 4-2 -Public Ydew Carridor II LIONSI-IEAD REDEVELOPMENT I1/~ASTER PLAN PAGE 4-9 CHAPTER ~ MASTER PLAIN RECOMMENDATIONS - C)VERALL STUUY AREA • • Figure 4-3-Public Y'iew Garridar 3 PAGE4-10 LIONSHEAD REDEVELOPMENT MASTER PLAN CHAPTER 4 MASTER PLAN? RECOMMENDATIdNS - OVERALL STY3DY AREA • Figure 4-4-Public View Corridor 1'V LIONSHEAD REDEVELOPMENT MASTER FLAN PAGE. A~-11 CHAPTER 4 IVIASTER PLAN RECQMMENDATIONS - iDVERALL STCIDY l~REA C7 Figure 4-S-Public Vew Corridor Y-Approximate location of vr`sual and physical penetration through V.A. core site PAGE4-12 ~ LIONSHEAD REDEVELQPMENT MASTER PLAN CHAPTER ~ DETAn_Fn PLAN IZ.EC{3MMENpATIrJNS pedestrian walkway. The existing parking must be replaced, most likely underneath a new structure, and could be accessed directly from East Lionshead Circle or from the alley. 5.7.6 Service and Delivery The alley currently functions as a delivery staging area and for emergency vehicle access. IC is hoped that the service and delivery functions can be relocated to the new facility proposed at the west end of the parking structure. If they must remain on-site, any redevelopment in this area must dedicate adequate space to servicing so that delivery trucks do not block the fire lane. 5.8 Lionshead ~2etaii Core The Lionshead retail core (see figure 5-8) is comprised of the Vai] Associates core site. the surrounding pedestrian mall environment, and the retail faces of adjacent buildings.. This central area is the heart and soul of Lionshead and constitutes the most critical area for public and private improvements. The Vail ,Associates core site represents the most likely near-term redevelopment project. but it is essential that the Town of Vai] take all available steps to encourage and facilitate other efforts to enhance and redeve]op the retail core. Specific recommendations are as follows: 5.8.1. Build-To Lines A significant problem in the retail mall today is the excessive distance between opposing retail faces, which causes pedestrians to interact with only one side of the street. To remedy this, build-to lines are recommended (see Map S) to create a continuous. well- defined retai] experience in which all ground floor spaces directly address the pedestrian street. Of special note, the corridor defined by the build-to lines between the existing Landmark retail and Sunbird Lodge is centered on Tract C. In other words. the build-to lines in this east-west corridor will impact both the Vail Associates property and the Landmark Retail property equally. 5.8.2 Ground Level Retail Expansion Opportunities Ground floor retail expansion should be encouraged on existing structures that da not currently extend to their designated build-to lines and are not likely to be completely redeveloped. The most significant places for ground floor retail expansion are the east face of the Vail 21 building and the south and west faces of the Lionshead Arcade building. 5.8.3 Pedestrian Connections Through the Core Site There is a critical north-south pedestrian connection between the ski yard and the proposed transit center on the north day lot. This connection Wilk require at ]east one north-south penetration. through the Vail Associates core site. and there is an opportunity to create a second one. as shown in figure S-9. The east-west pedestrian corridor originating at the east Lionshead pedestrian portal should also be extended into the Vail Associates care site, connecting with the north-south corridors. These connections should be part of the "primary retail mail" (see site design guidelines, chapter 6) to reinforce the viila~e character of the care. LI©NS~IEAD REDiEVELOf'MENT MASTER PLAN PAGE 7- l7 CHAPTER S DETAII~ED PLAN RECOMMENDATIQNS LIONSHEAD ARCADE LIONSHEAD CENTER VAIL ASSOCLA,TES CORE ~ii~ LANDMARK RETAIL j" C~NCER'I' HALL I PLAZA ~~ ,~ _ 1 3~ ~1 i ~.. ,~~ }I~~1 ~M ~ ~..~ ~. t .+_ f~ 11 ~ i ~~ ~~~. - ti VAIL 21 Llr 1 dOUSE LQDGE Figure S-8 - Lionshead Retail Core Area • .~ LIONSHEAD REDEVEL©PMENT MASTER PLAN PAGE S- ~ $ . CHAPTER 5 DETAILED PLAN RECOMMENDATIONS • • r`~ ~,~~ _.-~ ~~ .` ~_~~ ~ , ~, 1 ~- yr `_ ~~ t_ EAST LIONSHEAD PEDESTRIAN PORTAL LI4NSHEAD PARKING STRUCTURE NORT'I~i LIONSHEAD PEDESTRIAN PLAZA WEST LIONSHEAD PEDESTRIAN PORTAL .: ~ ~! ~'~ ,~ ~i ,,;, ,- "~ ~.r' .~€ ~ ~. ~^ r.~ ~ ,~ ~' t j. t~:" i "4 s ~ 4 / L 4'- 4 '.. ,.~ ~L Figure .~-9 -East-West and 1Varth-South ,Lionshead Core Pedestrian Corridors LIONSHE.AD REDE~'ELQPMENT iVIASTER PLAN PAGE 5-19 •ti _ t;-, <; ~~ ~.: ',~~ v ~; .. r"~ .,. ~.+r ,~„ ~ ~r ~ ~, ~ ~". ~ ~. ~' r` ~ ~ l ~4 ~~ -~+~_ SECONDARY PEDESTRLAN CORRII30RS SKI YARD PEDESTRIAN PORTAL LIONSQUARE LODGE PEDESTRIAN WALKS PRIMARY PEDESTRIAN CORRIDORS GRAFTER ~ DETAILED PLAN RECaIvIMENDATIONs It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead. apportunities to create significant architectural portals are encouraged to highlight the transition from one public space into another. 5.8.4 Hierarchy o~ Pedestrian Space The Lionshead retail core is composed of a hierarchy of primary and secondary pedestrian corridors and. spaces (see site design guidelines, chapter 6), shown in figure 5-'9. While both are important to the total retail environment. the primary should read as the. daminant pedestrian flaw pattern. Transitions between these different domains s}~ould be well defined. 5.8.5 Retail Space ~llacation A primary goal of the Lionshead Master plan is to increase both the amount and the quality of retail space in the pedestrian core. The sunny south-facing sides of buildings (far example. at the Lifthouse Lod4e and the creek side of the VA care site) are ideal far restaurants. The shadier north-facing sides are mare appropriate for retail uses that do not benefit as much from a direct relationship with the outdoors. Use of ground floor commercial space for offices is not recommended on the primary pedestrian mall; these businesses should be located instead on the second story or outside the main pedestrian corridor. 5.8..6 Plazas and Nodes Dynamic pedestrian plazas and nodes are encouraged at each significant intersection in the retail core. Successful plazas are those that have good sun exposure, that are located on primary pedestrian corridors, and that are properly proportioned to encourage seating, eating, gathering and events, Successful nodes are cancentratians of activities, landmarks and spaces where people. want to cant;re~ate. Focal elements such as fountains. landscaping, and public art help to give each node a unique identify and serve as visual reference paints.. A fundamental objective of the master plan is to introduce these qualities in the Lionshead core. The central Lionshead public plaza. far example {shown in figure 5- l0), presents an opportunity to create a vibrant center of activity surrounded by active retail and restaurant spaces and animated with an ice rink. The development of a small infili building at the north. edge of the plaza. is recommended to define the space and introduce additional retail opportunities. The building could incorporate an underground service and delivery corridor to the north day lot transportation center. A food and beverage operation on a rooftop deck over this structure could provide a unique vantage paint marking the nets north Lionshead pedestrian portal and opening views into the cents} Lionshead plaza and up to the mountain. • . _ _. _ _ p.~,G~S-7p I.IONSHEAD REDEVELOPMENT 1'vIA5TER PLAN CHAPTERS DETAILED PLAN RECC31vIMENDATIfl1`~S • PRIMARY PEDESTRIAhJ FLAW PATTERN ~~~ SECONDARY PEDESTRIAN FLOW PATTERN REDEVELOPED CORE SITE, RETAII.FACE SURROUNDING PLAZA ~. ~. _~., ~~ ~~~: Llr i MOUSE r nnn_~c CENTRAi. PEDESTRIAN PLAZA POTENTIAL ICE RINK OR PUBLIC ACTIVITY' ELEMENT INFILL RETAIL, BUILDIIVG - SIGN~'ICANT GRADE TRANSITION FRAM TRANSPORTATION CEIV 1.~tC `J= ~-=' ~.. ~ - --- OTENTIAL -- Cri111~.. - -.. ~~ -- ~`i LANDMARK RETAIL 1 i_-..- NORTH LIONSHEAD FEDESTRIAN PORTAL Figure 5-10 -Central Lianshead Pedestrian Plaza LION5HEf4D REDEVEL©Ph~ENT MASTER PLAN PACE 5-? 1 CHAPTER J DETAILED PLAN R:ECQMMEtiL3ATIONS Because the Lionshead pedestrian mall is also an emergency vehicle access ~' corridor, its proportions and the design of the elements. within it must accommodate the turning movements and clearance requirements of frre trucks and other large vehicles. 5.8.7 The Core Site as a Priority Location for a Resort Hotel The Vail Associates core site has been identified as a priority location for ahigh- end resort hotel. Although the hotel would be a private development. the Town of Vail should take all reasonable rneasures to encourage and facilitate this goal. The benefits of a hotel in the Lionshead care, discussed throughout this document, include a significant increase in the Lionshead "live" bed base, an increase in the number of visitors in the retail core, and a stronger identity as a resort destination. 5.8.8 Pedestrian/ Retail Connection to West Lionshead Circle The most important missing link in the Lionshead retail mall is a direct connection between the east end of the Montaneros condominiums and the intersection of West Lionshead Circle and Lionshead Place. This connection would connect the Lionshead mall to West Lionshead Circle and would remove the awkward grade transition at Concert Hall Plaza. Figure S-1 1 suggests that, at the least, a connection could occur between the north side of the Montaneros and the south side of a redeveloped Concert Hall Plaza. The optimum solution would entail the redevelopment of Montaneros, enabling a direct connection wikh retail frontage on both sides (see figure 5-12). 5.9 North day Lot The north day lot should be developed as a community transportation center to consolidate skier drop-off, local and regiona9 transit, local and regional private shuttles, and charter bus drop-off and pick-up (see figure 5-13). A below-grade Service and delivery facility could be constructed underneath the transit facility. By relocating these functions from their existing locations to one easily accessible location, this would improve the quality of vehicular and pedestrian circulation in Lionshead and create a significant new pedestrian portal into the center of the Lionshead retail mail. Based upon the results of the traffic study (see appendix A), the conceptual program~or this facility is as follows: a. Skier drop-off.• Nine spaces are recommended at a minimum, but more should be built if possible to accommodate other progra9n elements. b. ~'owra Uf Val! transit: Two bus spaces are recommended to accommodate the West Vail transit loop and the possibility for an eastbound. in-town shuttle stop. c. Re~,~ionctl transit: One bus space is recommended d. Char-ter bases: Three to four bus spaces are recommended. e, LocaC and regir~nal slrccttles: Four shuttle van spaces are recommended at a minimum.. • PA(~E5-Z? LIONSHEAD REDEVELOPMENT IVi.ASTEK PLAN CHAPTER 7 DEVELOPMENT STANDARDS CHAF~1 ~;R 7 Development Stanldards This section outlines recommended development standards for private property in the Lionshead study area. In some cases, implementation of these standards will require revision of appkicable provisions in the Town of Vail zoning regulations. Adoption of special provisions for redevelopment of properties that already violate existing development standards should also be considered. It is critical to note that all of tlZe following recommended standards apply equally as future projects are reviewed for compliance. When one standard is mare restrictive than another, that is the standard that shall be the limiting factor. These standards do not represent entitlements in any way. For example, if the GRFA ratio of a project cannot be met after the building height, setback, and other architectural guideline standards have. been applied, then that project is not entitled to the maximum allowable GRFA. In this case, the quantitative and qualitative standards of the architectural design guidelines would take precedence over the potential GRFA allocation. 7.I Landscape Area The master plan does not recommend modification of this standard for Lionshead. The Town's current standard, which applies to the majority of sites in Lionshead, requires that at least 2Ci~io of a parcel be landscaped, This standard should be flexible for properties along bccild-to lines and in tlxe pedestrian retail core area so they may be able to decrease planted area and increase hardscape in order to create the functional pedestrian corridors and spaces outlined in the master plan, This potential reduction of landscape area is not a right and should require the approval of the Planning and Environmental Commission. 7.2 Site Coverage The master plan does not recommend changing this standard. The Town's current standard, which applies to the majority of sites in Lionshead, prohibits site coverage by structures in excess of 7O~Io the area of a site. This standard should be flexible for properties cr[nn,~ build-tn lirre:s aftd in the pedestrian retail core area sa they may be able to increase site coverage as required to create the functional pedestrian corridors and spaces outlined in the master plan. This potential increase in site coverage is not a eight and should require the approval of the Planning and Environmental ~Cammission. Below tirade development is not counted as site coverage. 7.3 Setbacks The master plan does not recommend. changing this standard. The current setback requirement on the majority of sites in Lionshead is 10 feet from the property line on all sides. This requirement shall be waived in areas with designated build-ta lines, and leeway should be considered in areas of significant hardship that otherwise meet the intent of the master plan and do not negatively impact adjacent properties. LIONSHEAll REDEVELOPMENT I'VIASTER PLAN PAGE 7-1 CHAPTER. 7 DEVEL~DPMENT STANDARDS 7.4 Gross Residential Floor Area (GRFA) An important component of the Lionshead h~Iaster Plan process was the analysis of GRFA's effectiveness as a tool for insuring the quality of architecture and the built environment within Lionshead. In short, the masterplan team found that GRFA was not effective as a primary means of providing for architectural quality. Based on this finding it is the conclusion of the master plan team that GRFA slxor~ld rzrar be the primary means of regulating building size. To accomplish this, one of two options must be pursued. First, GRFA could be eliminated. Secondly, the GRFA ratio could be increased so that it functions as a safer= valve to insure that buildings do no[ exceed the maximum residential flaorpiate area that would otherwise be allowed according to the criteria of the architectural design guidelines. If this second course of action is pursued, the following recommendations are made: a. The ratio of Gross Residential Floor Area (GRFA) to lot area should be increased an al! praperties within Lionshead, excluding the residential properties south of Goee Creek, so that the site and architectural design guidelines, not GRFA, are the primary building size and mass constraint. b. The method of calcuiatine GRFA should be greatly simplified and changed to include common space so that basic floor plate aeea calculations will suffice. 7.5 Density (Dwelling Units Per Acre): The allowable density of development in the study area should be increased to provide ample incentive and create the financial mechanism for redevelopment of praperties. Additional consideration must be given to existing properties that currently exceed the density limitations. A model developed during the master planning process showed that an increase of at least 33'~c over existing zoning or existing dwelling units on a given site would be needed to make redevelopment an attractive option. In order to encourage the development of live beds or warm beds in Lionshead, the master plan recommends that accommodation units, hotel rooms and fractional ownership units not be counted in the calculation of density. Further, because it is a community goal to increase the number of permanent residents in Lionshead, employee housing units that are deed restricted for local employees should not count toward density. 7.6 New Unit De€nition The master plan recommends that the zoning regulations be modified to include "lodge unit" as an additional definition of a residential unit. This product is defined as a sin~ll condciminium dwelling unit with. limited kitchen and door area. (The floor area usually averages less than 650 sq. ft.) Units of this small size are most likely to be in short-term rental pools, with occupancy rates similar to those for hotel rooms. Because an increase in the short-term bed base in Lionshead is a key objective, the planning team recommends that lodge units count as one- quarter of a normal dwelling unit (i.e. 4 kod~e units taunt as one dwelling unit). Further, it recommends that units of this size in existing properties tae treated as lodge units for the purpose of calculating density. 7.7 Building Height This standard is addressed in the Architectural Design Guidelines (see chapter 8). P?,GE7-? LIONSHEAD REDEVEL©PME?~rT MASTER PLAN REV .a 9 DEC 9s CHAPTER $ ARC3•t1TECTURAL DESIGN CxU1DELINES • $.4 Desibn Guidelines 8.4.1 Planning Cnnsiderations 8.4.1.1 Introduction As Hated earlier. most criteria ~a~~erning site issues relative to Lionshead rede~-elopment may be found in the Master Plan. How- ever, some site issues relate directl~• to the architecture of the community and are tlterefare described ri~ithin this section. Issues such as special "roles" buildings may play within the community, comfortable proportions for pedestrian streets. and the nation of domain are crucial concepts which rely hea~~ily on the architectural entities which define them. and are therefore described in detail on the following panes. 8.4.1.2 Buildinb "Roles" Certain building sltes within Lionshead occupy special locations within the urban "fabric,'' or "texture" of the community. To make best use of these special sites and energize the pedestrian experi- epee, buildings on the sites ~i-ill be required to meet the criteria that immediately follow. in addition to the~~enera] criteria described throughout the rest of the document. The locations of the special sites are identified within the Lionshead Master Plan. This section outlines speci[!c architectural requirements for buildings which occupy these critical sites. based upon the types of buildings. or building "roles" most appropriate to the sites. including portals. edge definers. space definers. and landmarks. Por1a1.4 Portals act as the "front doors~~ t• :communities or urban spaces and therefore often present the farst images to pedestrians.- =Buildings which are located on key sites need to act as invitine and '`friendly' portals to or within Lionshead. Stand-alone structures can act as portals thrau~h appropriately-scaled. lame openings and significant mass. while multiple structures can accomplish this throu~_h proper sitinv and relationship to one another. Human scale can be achieved with portals b~• introducing horizontal architec- tural compa~-~caus 4w~hict-~ relate to the surroundil~~~ context. such as retail frontage hei~~hts and other critical cave heights. Tliis can also be aehie~~ed through careful desisn of detail o~•hich is consider- ate of the human form.: that. is. detail which relates to dimensions PAGE S-8 L1(?NSHE.~IU 1ZEDLVELUP'vIENZ- 1`v1A5"1'ER PLAN CH;'1PTER ~ !"i,RCHITI=CTURAL UESIGi~; ~JlllDELlltilrS Rev a: e at c 9s • • people are mast. comfort- able with, such as railing heights. head hei~~hts. story heights. and similar pro- portions. Portals within Lionshead can be effective if they present enau~h mass to enclose the spaces they are defining. lvith enough open area to present the sense of ernry needed for a commu,~ity of its size and complexity. Thee may sense additional functions as ~~-ell. such as h7~ ~- ~: 1!`iNura f~r7rlcrfs, rlelai! can held rrchie~~e Ittrrttrttr sr~afe. llti'1n~T areas_ lJrldge5. Or enclosed connectors. which can Delp to further animate the portals and provide additional income-generatin4~ space. El~b L' ,d f'f f1 EYS 4L`hereas portals act as the "front doars~~ to urban communities, edge-dLfining buildings act as the ~~exteriar tivalls"' for communi- ties. '~'~~here tl~e ed{yes of Lionshead meet areas exterior to the community such as Mail VillaL3e. the Gore Creek Corridor. and the high~yav, buildin~~s must present appropriately-sealed. well-defined edges to captain Lionshead or act as distinct transition zones from one nei~hborhaod to ~~t ~r \ ;~ the per#. The form. massin~~, and hei;?ht ~'. , ~ ~ ~Tuidelines identified in Sections ~.=1.'?.2 apd . ~ i; 5.~.?.3 ~~.-i11 direct much - ~ of the design of these ~ F` edges. but additional ~;, .. .~~ considerations such as - ~ ~ ~ ;"~ building siting, scale. ~~~..~ ~ -- and architectural imar~e should be taken into J-i~r ~_!'> fit,rfcfrn~ rucrss used to do f'rrti' ecioe, aCCaLlnt as ~.yell~ I_1{Jt~SHL:~I3 REDE1'ELC~P'S.1EtT ~'1.~5T1~R PL.~„~ P.a~E 4-9 ~E~' ~ ~i o~c 4s CRAFTER ~ ARCHITECTURAL DESIGN GUIDELINES • Building sitin~~ should allow for openings to occur bet~.veen struc- tures which make up the community edge, to encourage passers-by to take invitin~~ glimpses inside Lionshead. In addition. buildings along edr~es shauld be scaled according to nearby structl.Ires. Architectural languagre shauld be used to offer a consistent image of Lionshead franc the outside-proportions of buildings and the tivays in which the}~ are detailed need to reflect the overall image found ~,vithin the community, and `'loud." self-promoting buildings which reference only themselves should be avoided. Ptr6lic Sptrce 17~fitr~rs To continue the analogy, structures tivhich define public space act as the °'interior «-afls~' of Lionshead. These buildings should address public spaces «~ith their primary facades. and should not "turn their backs'` to the spaces. Build- inQs which define public space should have distinct wall planes. with relatively minor plan and elevation offsets. Building footprints VWhICl7 are based upoI] rlgld Fi,~ ~- Crenarrtg ~i~nlls ~ ~rr-auad space. rid layouts should be avoided: iltstcad. designers are encouraged to develop more invit- ing, irregular pr`Iblic spaces which offer surprises to travelers as the~~ proceed thraugh Lionshead. Definition of the careers of public spares is critical to contain tliase spaces. and can be accorn- plished throu~7h si~_nifieant massing at the corners. Ir] addition. important ]teights such as taps of shopfronts and prominent cave lines shauld be reinforced on buildings lvhiell define public space. because they encourage the eye to fallo~~~ the "walls" of the public space arotu~d its perimeter, tilcrebv st]°en~~thenin`~ the sense of enclosure. Lrr-rrfirtarti.~ A landln~trk provides a sense of oI•ientatian for the community, and reinforces its "sense of` place" or image. As such, It must be visible from key locations within the community, such as portals l'.aciE ~-l~ 1_.IGNSHF.-1D I'~>4=:UEV1~L(~Fh7E`.T I'Vl,-ASTER, I~LEh~J CHAPTER ~ ARCHITECTURAL iT}ESIGl`~" GUIDELINES irrrcrge trf Lionslreud. $=4.1,3 Pedestrian Streets K1=V .l ~) d[C 95 and major public spaces. and must offer an irna~e consistent with Lionshead. .As a unique architec- tural element, a landmark should be desiE~ned to clearly stand out from the rest of the community. while still. presenting a consistent desi~~n lan~~ua~e. Care should be taken to provide a clear hierarchti~ between nc~~ villa<~e [andmark and other. secondary landmarks. Landmarks are most successful when they serve special titnctions such as bell towers. clock towers. monuments, or public art. rather than bein~w self-servin<~. Furthermore. they should be care- fully scaled to the buildin~~s adiacent to them. as well as to tlYe overall scale ofthe urban village. bf irltlr-to-Helglrt Relarrr~rrslarps patios of width to height at pedestrian streets and other autd©or spaces are crucial to the success of those spaces. 1~lhile ideas of comfortable. im•itin~ scale differ ~~reatly betr~veen cultures and individuals. for the purposes of these Guidelines. European moun- tain antecedents-inte~7rated with our Colorado resort location- have been used as the basis for determinins~ "comfort.' Witlt this in mind. pedestrian streets shall be desi~.~ned wvith cross-sections eshibitin~ 1:1f'' to I :1 ;'; ~v~dth-to-hei~.~ltt ratios. • Approved cross-sections for pedestrian streets will be calculated ttsin~r the nc~crrc~.s~ tivalls ~yhich line the streets. Vv'alis which are lb~ high or less (to the cave) from ~Tround level will not be considered as part of width acid height calculations. Walls ~~reater than 16' hi~~l~ (to the save). liowe~°er. interrupt pedestrian site lines from street le~•eL and offer a stron~~ sense ~#° enclosure for pedestrians. Therefore. these ~a~alis a i!! be incltrdezi as part cat street «~idt11 and l~ei~~ht calculations. The sketches shown in this section illustrate some examples of acceptable ratios. usin~~ both "short~~ and "tall.. walls.. L~C}N:~F~L.AD 1~~:C~E`'EL(~Pi41F.NT It/1~15TF:R PL•-4~: ..'_~. 1-'AG E ~-1 1 Fi~,S-~~ Ltrrrdnrnr~s retirr,Iar•cn rhr' • • • RE4" -!: 4 DEC 98 CHAPTER $ ARCHiTECTtJRAL DESIG\ GUIDELl1'~]ES `~` ~Q' 11'idth Setback J=ig ~'-rI 1 J: ' ratro r? ht,~h srnl/s•1. 1L ~, Fig $-IJJ: !: ! 1.`? r-crtio r' irrg{r ss•crllsl i l The intent of the `I•idth-ta-hei;~ht principles is to direct the develop- ment of comfortable. human-scaled pedestrian streets. Holvever. all other criteria identified Evithin the Lic~nshead 1!~~laster Plan and the rest of this document. such as build-to lines. form and massing criteria, and hei~,ht restrictions. take precedence o~rer the ratios identified herein. Within these parameters. exceptions to the listed ratios may be considered if the intent has been met. l'i,~ ~x-l J: C-o+rrl®rrctbie tr•caresrtrbrr fi•ranr l'uhlic to Senri- Prr6lrc clprrrnlns ctr srreerl~~~rar Ptr6Fie rrrrrl Private Da-ttain Proper understandin~~ of the notioal of public anti priz'ate domain presents the appat~tu- nity to int~-aduce another le~~el of pedes- trian may ement through f.ionshead--- ane in Ivhich traffic flo4vs laterafll• across outdoor spaces. rather than simply- alonL~ them. Tills lateral l1o~v also reinforces the concept at Iveav- LI~~s~i~.-`u RE=DEV>rt.~P~sE~T i~~'1.~5TER PL,~?~ :setback ?-i- Ilridth Setback • ~}{,aPTER 4 ,AftCH1TECTllR~~t_ DESIGN GUIDEL[~IES R[V ~: cj DEC ~ft ink the sides of outdoor spaces together. tlarou6h psychological. visual, and physical ties. Specific levels of domain can range from public, semi-public, semi-private, to private. Designed properi}r, the ti•arving relatianships between these levels can act to strengthen the ties within a vil[a~e, and add to the spatial interest---or quality level- of the outdoor spaces. These additional -lavers" of space aloeg public ways add excitenaet`ut and vitality by presenting ~•anrin~u strateL~ies of desi~?n grad detailing to pedestrians as they travel thrott~_=la tlae lavers frnm public to private space. or ~:-ice-versa. In addition. they provide comfortable transition spaces from public to private, rather than presenting an abrupt experience from one domain to the nest. Hoti~°evcr, poor design of domain and the ~yays in which the different levels interact can lead to psychological. visual. and physical segregation of the levels. leadin~~ in turn to empn~ and naotaotonous public spaces rather than active and inter- estinEu ones. The aim of thew Guidelines is to reinforce the concept of ~1•ernspar- e~c3• betr~,~een public and semi.public. or street and shop. Se4rega- tion of these levels of domain shall be avoided ~vhene~•er possible. ~I`o this end. colonnades. ar.:ades. p~7rticos, and other covered ~i•ays along, shopfronts shall be designed to invite-rather than repel- pedestrian trai`fic_ This may be accomplished through thouy~htful design of visual and artistic elements such as signage_ evinda~v displays. slaopfront li~1htinl~. and the Cike. and physical eletaaents such as columns. planters. and artwork. .~s visual and physical barriers are removed, psycholo~~ical otaes will follo~4~ suit. Desi~n of street-edge sidewalk cafes. patios. and colonnades arc described in Section ,~.-l. l .-~ ol'tlt~~ doe~~rncnt. • 1_.l(]NSHEr.D REDE'vE.L01',ti~lEi~"l~ ~'IASTET. l'l_,1 1~AG E ~- ~ ~ ,ter;~ ~5-!?::Irccrcles. lo~~rns. ufrE~~u•inurr•i• nluries .1'f701tjE~ 7'E'1111111? !f'Z7iisF7E11'1; 11! 1Et ~'JP1~E'»Sfr'it117 S!1'eef5'- ~tFV .~: ~ me ss CHAPTER ~ ARCHITECTI~RAL DESIGN GUIDELINES 8.x.1.=t Transition Spaces Gerrerrrl For the purposes of these Guidelines. transition spaces are defined as the architectural components ~vhicl7 line pedestrian streets and other public spaces. 1'l~ith this in mind. all structures which form transition spaces shall be designed with the transparenc}~ and other characteristics described earlier in this document. along Keith the dimensional criteria to follow. The intent is to create a lacer of frontage with interest and life, rather than the typical homo~~eneous shoppin~~ center so common today. To this end, d~reat latitude is permitted for the desi~~n of transition spaces. +Drrtrlor~r Dirrirr,/ ~~ -=.;~? ~ ~ ~ ~r ~;'~ ~± ~ Semi-public areas ~=---, ~f ~ ~-~ E~ ~ I such as outdoor ~~~~¢s, ,,;~• ~ ~,.~ r;r dininv~ and sidewalk t~ iR ,---al ~ ~'. ~~`~~~--~ t El~" ~~ ti cafes offer the ~ 0 ~~~`~"~ ~. ~ ~~ °:~f e-~:~•~,.-~Y'r~ opportunit~~ to i I~ ' '~ ,-~~~ !~~, ,--~ en~aLe pedestrians ~ ~~ _~~- ~ ` '~ Wlth djnln` actlVlttes I- ~: ~~,~,~-~- -~.'_~, - ~,,.~ ,,, ~ and serve to animate ~~ ~~~H~a ~,~ ~~ ~ --~.~`~~7 the public spaces f. ,~ `~ ~~ ~ ~r ~`~ with the presence of ~ ~ ~,~ _ ~. =fir ;~~. ,~~.- i people. .'~s ...outdoor n ~ ~-~ ~~~-~''~:g~ ~"<_.~_ _~- rooms" themselves. ~~ ~ these types of'spaces f'P~ $-!3: '~C~rrrdaor• ronnrs"saerlr as outdnar drrrirrg artd Create a high level of cafes cram errE~ti~e rlre pec(esn~ran transparence bet«•een public and semi- public domains. Minor ~~rade changes can actually be eery etfec- tive in these areas. and planier walls. ~_=uardrails. and the like can act to define the spaces and add another level ol'detail to the public ways. l-~oti~ever. the subtly a4vareness and interaction of people from the public spaces with people inside the dinin;T areas or cafes is important. and therefore severe physical or visual barriers should be minimized whenever possible. Strec~tfrorrt Frrtt©s, Cvurtt~rrrds, arrrl Gardens As semi-private spaces, patios. courts°ards. and hardens ~ehich serve: hotels. residences. and other private uses must maintain the 1}AC;E 4-1-1 LIONStiE.1,D RiDE~'ELOPl9E~1T IVIASTFR PL;'1N CHAPTEEt S 1~1,RCE IiTE,C`I"L~RI1L DESIGN CJUIDEL9NE5 aey a: ~ pre ~s solitude for which tl~ev were designed. tivhile at the same time allow~in4 for some interaction betlveen resident or hotel guest and the pedestriata traveler, lt~ addition, as components which contrib- ute to the fabric ofpublic spaces, patios. courtyards. andyardens with strut f'rontas~e must vuork in concert with the street and add to its dynamic nature. through careful attention to Seale. materials. and detailint,=. .. These semi-private amenities should be scaled small enou;h to avoid competing with sib=nificant public spaces. to maintain the hierarchy of the outdoor rooms. and make clear distinction be- tween the public. semi-public, and semi-private domains. 1L1ore- over. the materials Gv]ticl~ define: the ground plane {such as pavers or tiles). the walls of the space (such as stucco or «ood}. and the ceilin~~ ofthe space (such as wood trellises). must ~~~orl: in harmon~.~ ~vitli the architectural lanauat~e of the huildin~T itself. and with the materials used glen<~ the street f~onta=~e. Qetails used to articulate these areas can also contribute to the overall ima~~e of the public space and reinforce to its "sense of place.' Colo-rnrrrlc~s, L(-aa1RS, ct-rr! Ar•cctdes ~~rchitectura! features such as colonnades or lo~~ias-comprised of columns supporting one edge of a roof and often called ar- cades--offer vet another way to provide successful transitions from public space to semi-public space.. To maintain transparence. ho~~~ever. the components which make up these features-such as columns, piers. and planter walls-should be designed to allo~~- unencumbered pedestrian movement around and throur?h them. =L minimur-n clear space of 6` shad be kept between building? faces and streetfront colttmns_ piers. and planter walls. This clear space ~yifl eneottrag~e two-way circulation ale}n~ retail fronts. and foster comfortable movement. In addition. the ratio of sakid mass (ex- pressed by tl~e column or pier width) to open area (expressed be the widths of the openin~ws between tl~e columns or piers`) should be designed so it does not act as a barrier w`]lich prevents pedestrians l~rotn travelin~~ alone or through the colonnade. Changes in g~rnund plane between public spaces and colonnades. lo~t~ias. and atria can also ]tinder freedon3 ol`pedestrian movement. and should therefore be ~~eneral ly lirnitcd to 1''" or less, The o~ erall intent. of this section is to direct the careful design of architectural entities so thee do nc7t act as barriers between public spaces and the builclin~gs those spaces serti~e, tiVithin these principles, other factors such as Llo~vsx~~.ar~ RE~r~E~'~t_or~~.IF~~ ~ti~1~sr~ii 1'L:l~; PAGE ~_l; EzFV~ ~~ ~fC ys CHAPTER $ ARCHITECTURAL DE5[GV GUIDEvLIAlES elegant proportions. appropriate scale, and accessiblit~° must also be ccansidered. 8.4.2 Architecture 8.4.2.1. Introduction The architectural portion of these Guidelines is intended to provide a unified. conceptual frarner~vork using historical alpine references- It is imperative that the redevelopment effort address specific architectural design considerations generated by the location, climate. and surrounding environment-such as addressing views, using ind~genaus building materials. and reflecting the alpine heritage. However, lvitlSin this framew~ark. the architectural lan- ~~uage of builclinrys «'ithin Lionshead should strive to reinterpret its heritage and loop to the future. instead of simply mimicking the past. 8.4.2? Building Form and N1Gassing Building form and massin~~-as design determinants-are espe- cially critical to the success of Lionshead as an interesting. inviting resort. The farms of buildin~~s and the ways in tivhich they are massed offer opportunities to present a comfortable. pedestrian scale to the Lionshcad traveler, and to strengthen the continuity of the streetscape throughout, Other 1-ital corridors within Lionshead ~vhieh are not alon<4 primary' pedestrian retail routes-such as the Crore Creek Corridor-can also benefit from well-designed mass- in~~ which relates to the scale of those corridors. Farm and mass- ing act to marry a building to its site. whether the site is part of a paved plaza or sits tiyithin natural topo4~raph}°. and ser~,~e to "break dawn'" the scale of the village fabric when viewed froiri the ski hill. The overall design strategy of briildin¢ form and massing shall relate to the horizontal organization found within Lionshead (such as shopfrant hei~~hts. important Hoar lines, and critical cave linesj, and to the plannin~~ considerations outlined in the Lionshead h~laster Plan {such as build-to linos. sun pockets. and t~ie~.v corri- dors). The intent of this section is to guide the creation of a village t~°hich is appropriatc;ly scaled through the use of segmented forms and masses. Tl~e underh•in~ fabric shall be constructed of struc- tures kyhich rise out of the ~~raund gradually. rather than beinU vertical blocks set on the ground plane. .~1t the pedestrian scale. the • PAGE ~-lf~ LIL\SI~{1=.~Q REDEVELQPNfENT'~-IASTEfZ PLr1N ~']-IAPTER ~ ,~1tZCHITECTURAL QtStGN C~rIJIrJCLt\1eS rtcv a: ~ DCC 9s street level should be dti~namic and interestin;: , by varvin~, forms and masses at the bases of buildings. These bttildin~ "skirts' ' should not be uniform one- or nva-story masses. but. rather fra~~- rnented farms which offer interest and diti•ersity. r 8.x.2.3 Building Height Gerr~rrrl The follotivin~ building height and massin~~ criteria shall apply to the Lionshead Master Plan study area. excluding all residential properties south of Gore Creek. ~ Prr'rrrrrrt• Rc~trril Perlestrirrrr F'rorrtrrger 4n any property edge fronting a retaiC pedestrian street or mall (see site design `suidelines for definition and locations). at least Ja% of a buildins~ face shall ha~~e a maximum 16' initial eave height. at ~~~hich paint that face must stop back a minimum of 1'?~. "the rcmainin4, percenta;~e of huildin~~ face ma~• have a maximum 3b' initial cave hei~~ht, at «~hich paint the buiidin~ face shall step back a minimum of I~'~. Eave heisht is defined as the distance from finished `-'=ride to the initial primary ea4•e of the structure. Gable faces of buildin<~s are also measured to their eaves. excluding the actual wal! area tivhich comprises the gable. The intent of this retail:"pedestrian street requirement is to present a dynamic. frag- mented streetf~ont to otrtdoar spaces• rather than ttni farrr~ blacks of builditin mass (see Section 8.~.2.~'). F'i~ ~`~'-l-1:: f t r•errrrU peclra'trrcrrt streets, fhe rnlerrr rs to 1ar•nr segrrte,rred sr• ~~~ l- ,ii-c~rrls. t,surY 1 fi curt! 3Cj=mu.t'intrim ectre Ire1,e?hts [r,rcf 1? sre~ becks. ~, Skl } •rrrd turd ~~e{rr Space Fr~rrta; cis' -[•his para~zraph applies to the portion of at~v property not meeting _ .. _ .. .. LlOiw`~NE:1[_] I~FDEVELOE'btE~ I~ .~~1r1STEC~ f'L;1t l'AC;E ~-1 I RFV .~ ~ DL:C 98 CHAPTER $ ARCHITECTURAL DESIGN GUIDELII*~E5 the criteria. of the Primary Retail Pedestricrj~ Frc~ntrrges section above. and fronting on the ski yard or the Gore Creek corridor. Due to the unique and highly visible nature of these area's, building faces fronting them shall be limited to maximum initial eave 11ei~~hts of ~S', at ~vhicli point those faces shall step back a mini- mum of 12'. [t is critical to note that the X14` maximum initial eave height does not allow` for an unarticulated. flat building face from ~rade to 48' The horizontal and vertical maximum unbroken building face requirements, as well as all other ~~uidelines contained in this chapter and the Master Plan. shall apply.. Rear:airri~tn $rrilrlin Fraltabe L3uildine faces that do not meet the special site criteria of the sections above may have a maximum i~litial eave height of GD`. at ~i~hich point those faces mast step back a minimum of 1`'°. To the extent possible. all ne~v and redeveloped bttildin<~s in Lionshead should avoid. "turning their backs°` on other buildings or important pedestrian corridors. However, it must be acknowled~~ed that very few buildings have prime fronta`re on all sides and almost all buildines will have different pro<~rammatic requirements and visual characteristics on their different faces. Toward that end. a building°s Greatest vertical mass and "back of house" functions should occur on the frontarye with the least volume of pedestrian traffic. In addition. components of a building with the greatest vertical mass should be oriented north-south to minimize the blockage, of southern views and sunlight. It is critical to note that the b0` maximum initial eave height does not allow for an unarticulated. flat brtilding face from ~'rade to ~0'. The horizontal and vertical maximum unbroken buildin<< face requirements. all other guidelines contained in this chapter and the Master Plan. and DR13 revietiv and appro~~al, shall still appl}~. F3r'nl! Surface Criteria Notwithstanding ells previous height and setback requirements. there shall be no vertical wva11 face greater than 35' on a building ~~ithout a secondary horizontal step in the building face (the horizontal step s-t~a}~ be a cantilever or a setback). This requirement is intended to prevent large. unbroken planes in the middles of building faces_ to further mitigate the visual impact of buldin~_ f"r1GE ~-1 ~' L1~',~JS~ [Ef'1L7 REDEVEL(7P~tENT MASTER FLAN CHAPTER $ ARC>~iTE~TUi~,AL D1=5[GN Ci~.~iDEE,INES Rev a ~ t7~C ~3 hei~~ht. and to provide far higher quality and more interestin~7 articulation of'structures. ~~'hile many instances will necessitate a distance of at least 2~1'' for this moverent. it shall be incumbent upon the developer to demonstrate that the intent of this require- ment leas been met. ~'~.'~~ ro y Mnoir~rrrrrr H~ibArts Maximum heir..=ht is defined as the distance I~'orn e~istin~ or Iin- shed s~rade-whichever is more restrictive-~to the ridge of the nearest primary roof form to that ~'rade. ~'~ith this in n7ind. the Averar~e ~vlaximum Hei~~lzt of any buTldtnr~ shall not exceed 71 `. ~1ot~vithstandin~ the notion o#` Averar~e Maximum Hei«ht. the Absolute 1`-laxitnum Heiraht ofanv buildinr~ shall not exceed 82.5' Absolute it-laxitnuTn Heil}t shall 6e determined by interpolatin~~ existin~~ or finished i~rade throuf7h the building footprint and measuring tiie v°ertical distance from the ride of the ]ii=chest primar}• roof form to the iti~a~~inarv plane created by the interpo- lated 4~radcs. +v lllClil(Illf7il [1fAirera;e~'~lrrlt-trrtrrtHer'blrt _- Tht intent of implementing an Average Maximum HeiC7ht for buildim~rs is to create movement and variety in the rid~~eliszes and root forms in Lionshcad. Toward Shat end. the Averar._*e i~~laximur,~ Hei~Tht ofa bttildu3t4 shall be calculated based upon the linear footage of ridL~eline on primaT°~' roof forms. Anv amount of pri- mar~~ roof form rid~~eline that eticeeds 71-must be offset by at least an equal amount of primary roof form ridy~elnc tallin~7 belo~~ %1 `- ~vith the distance bclovv 71 `equivalent to or ~'reater than the distance exceedin~~ '71 `. -I-he avera~se calculation shall be based otl the a4~y~re~sate linear foota~.~e of primary roof fortes across an entire structure. not separate individual root foc•ms. Fig~d(?: Pnrtrnrrs~l6rrrlcr'ir7~nr-eaexceerlrra~ "! ' rrrrrsr be orfser 6t por•riorrs ~~•Iriclr fcrl(bclo~+ -! ', bi~ arr egrrrl•crierrr anrarrrrr nl nrea. L~oi~~sHE~D 1'tiEDE~~ELOP~IE`vT i49;~sTi=~ PLA~v P.a~1= ~-19 REw -~ q nFC ~s CHAPTirR 8 ARCHITECTURAL DESIGN GUIDELINES • firlditior~cz!Requirements/E_rc~~plioi~s All btlildings, regardless of permitted building heights and massing principles, shall conform to all established Public View Corridors y (see Lianshead ivlaster Plan}, Special '`landlxtark" building ele- ments. such as chimneys,, totit~•ers, or oilier uniQue architectural farms, may e~(ceed the absolute ~•laximum Height. subject to approval by the revie~vin~ board. This provision is intended to provide far architectural creativitti~ and quality of building form. and shall not be used as a means of circumventing the 'Intent of the buildin~~ height limitations. In addition. rei7ardless of final built height, buildings shall avoid monotonous. unbroken rid~~e lines, and shall provide visual interest through the use of varied peak heights. roof farms. ~aables. and outer appropriate architectural techniques. $.-1,2.~ Exterior ~~'alls Genernl Exterior walls within Lionshead shall be desil~ned with clear definition of base. middle. and tom. This organizing principle will tiveave the separate pieces of the communit}' into a consistent fabric.. The tripartite strategy of base. middle. and tap a°ill establish key datums. or special horizontal lavers. ~r•ithin the community which reinforce the farm, massing and heigltt nuidelines described earlier. To this end. the three-part delini- - tian of buildinr_=s shall - relate directly to organizilin principles " ~ su~l7 aS e:ilStil3~ %, _ datums. architectural elements such as storefront colonnades and awnings (tiVhere applicable}. and 'I. massin~~ strategies ~ such as~buildin~~ sa.tbacks and mdxi- "'~ mum heights. This stratelrw can relate to farm and massin~~ P,as~E ~-?0 L~(~NSi`t~.at~ I~Cillrvl=LOPh~tENT MAS~rtw.R I'L:~N~ l=i~~ 8-lfi: (•lrtrr• u'c;li+rrr+o+r o! base. nirztclfe. fop Cr~a~r~r~ ~ A~c~ar~crt.RRa~ D~seG~ GuioeLiNES u~v ~: 9 nEC ~s • V L 1 _Tl.SIlYf~~' '°~. -~. I. l iV • • Fig S-1 °: Trnrrsirinr~ rnals rrsecl ro c&Jine hrrse. middle, top cr et~isrirz4 srr•ut•tures. principles through the development of street-level setbacks defin- in~ the bases of buildillaus ~t~here appropriate, and minor setbacks relatin~~ u~ the middles and tops of btlildinns. The bases of buildill~s should be ~~isually dynamic to hei~llten the pedestrian experience. In additifln. their interface with the topography of the site is crur.ial. as tlle~~ act as thc; transitiun zur~es bet~ticcn man- made structures and natura{ ~.~rade. Visual dynamics at street level are most effectively accomplished throur7h the introduction flf second- ary Forms. materials. colors and detailinr~. HO~vever. the use of indiC~enous materials at the primary !•-i~ h'-lh' 41rr.cnnri ~•~~=re:a~• c•r.~n ne rr~•r~rl ro ..~.c>r1~)t°ct Ijrrilcftrrt~s ~rl nc~rr srrrs. C1C117entS (See tUt1~71~~~lllr? S~~t10I1S tOC de~1n1t10I1S~ 15 Crltlcal 111 t~'lll~ buildinras to their sites. )rhythm and order should be introduced to guide the traveler through the streetscape. and. offer an enhanced LIO~SHF:1t7~ R~v~r~Et,or~~>>~~;-r~ 4lrrsrc~ 1't..a~ P~ac~ ~-^ 1 €t>rv a 4 aEe 9s CI-6APTER u~ ARCHITECTLRAL DESIGN GUlL7EL1NES • sense of movement throu~l~ 1/ionshead. To reinforce this intent. street-level walls shall not span more than ~D feet horizontall}- avithout'si~nificantla= varying, at least ? of the followin~~ ~ charac- teristics: Ivlassin~ or Height • iVlaterial, Fenestration, or Colar When massing or heif7ht are varied. buiidin<~s aarith street-lea°el aaalls may varv material. fenestration. r~r• color to meet the 30-foot span requirement: however, if massin~~ or hei~~ht are not varied avithin ~0 feet. ~rraterial. fenestration, clad color must be varied. ne~i~ heiUht ~ 1 I M i:~- ~ x _I..- ~ ~ ~ ne»~ m~i l 130' ma,ti at matcrsal K cralr~r ";1' ne~ti matt i ~` ~ 1~ l .. netix' ei}lur ales color f.~ra x_ r q {'o fr.~r++tnlfe cr+xf sirnpJ;-nrt~ c+vrer+a ., Existin;~ buildinUs may disregard the 3fl'-maximum horizontal wall sruideline if their structural bays car other or~anizin~ elements exceed 30', provided that the distance over ;0' falls avithin reason- able limits. ~~n existin~7 buiidin; avith ~G' structural bays. for instance. is not required to further divide those bays; hoax-ever, an existin~a buiidin<^ with 41~' structural bays maa~ be required. to divide thosC baa.s inw 2 +` sectiona. czcpendin~~ upon the nature of the pedestrian street fronta~_=e. The middles of buildings avithin 1~ionshead shall read as "quiet' P.aG~ ~-`_'.' LIC~NS--IE:~n R>ivE~~i~~©Pi~1E\T ~1t~sT~R PL.~ 30' atlas at hei_eht °~a" netts height qi . t~ 4' i 6~ +:lear CHAPTER ~ ARCHITECTUKAL DESIGN GUIDELINES fZE:V-1.9 DE-C 9S masses when compared to building bases and roofs. and should act as a ttnifyin~ background throu~~hout the c©mmunity. This should be done through tl~e use of simple materials. such as stucco_ and more consistent. repetitive fenestration and detailing (See Sections $.~,?-~ and ~.~?.{~ j. 13uildin~~ middles should not be designed as less important. bang] elements_ but rather as elements which present interest and articulation through subtle detailin<T-through fenestration. shutters. trim. and the like-instead of massinT- The taps of walls shall be desi~~ned to comfortably en~~a~e their pitched roofs. without the abrupt changes in form and nlassin~~ so com- manl}r found in structures with primaril4~ flat roofs• ~l~'alls should also be used to visually reduce roof heights. through the careful design of lo~yered plate heights and intenrated dormers. which help tc~ mer~~e wall planes ~~~ith roof forms and interlock buildin~l masses tiyitl~ roof masses. The taps of buildings s1-1a11 be capped with well-proportioned. pitched roofs. actin; as the tipperrrtost unifvins~ i:rla~~e ~ti~ithin tl~e architectural fabric of Lionshead. Roofs ~~ie~ved from pedestrian streets should nearly disappear from view as travelers approach. due to their pitches relative to ground-level si~~htlines. 1-lo~vever. viewed from a distance. roof forms within Lionshead should offer a consistent roofseape to the observer ~vitltin the cornmtanity or on the mountain adjacent to it. Guidelines which direct the design of the roofscape are described in Section $.4.?.7. ;Ylciterirrls (General) :~s mentioned earlier. bzlildin~ materials should be carefully selected to recall the heritage of our alpine antecedents_ yet look torw~ard to the vision of Lionshead as a modern resort community°. The specific requirements and limited palcttL of major btlild;:lt~ 1`naterials described herein are intended to reinforce-the visual harmony envisioned for the community and act as additional unify°in~~ thread for the resort. (~.laterials used at primar~• building elements-defined as those 4vhich exceed ~Q(} square feet (SF) in ~yall surface area-shall recall and relate to the indi~~enous materials ol`the area and en- itiancl: the sellse tit uur Colorado mountain resort herlta~~z. 1 lie` are described belo~y according to their most appropriate locations within the tripartite order of individual structures. 5econdar~• btuldln~? dements. or those ~yhich cover an area of ~~~ SF or less. L.I{):~StIE,\f~ RET~E~'ELQI',`+•tL`~'T'~1.~STL-I~ )-'L.~t PACE ~-~'~ Rry ~ y i~EC ys CE~tAPTER ~ ARCI{ITECTtJKAL DESIGN GL~IDEL[nES may be comprised of varying, materials to add design flexibility. encotzraae individual repression. and enhance visual interest. Thew are not specifically listed ~yithin these Guidelines. but may include materials such as painted steel, canvas artd similar textiles. colored rani[ masonry. and the like. Within this frame«ork. cre- ative use of materials is encouraged. but "patchwork' designs of inconsistent material locations or patterns should be avoided. All secondary building elements will be approved at the discretion of- the reviewin~~ body. Base ;Llaterirrls vlaterials selected for the bases of buildings must balance the transparency required at retail shopfronts with the stron<~, anchor- in;~ elements needed to tie buildings to their sites. That is. they must successfully inte~~rate the notions of mass wall and frame wall. In addition, they should offer both lar~~e- and small-scale texture at the ~~round plane. to add yawing levels of interest and l~tei~~hteal the pedestrian experience. ~~?ith this in mind. building bases shall be primarily constructed of individua! pieces or unit materials such as stc~nc veneer. When using stone. veneers should be selected which lend authenticity to mass walls-thin veneers or those which appear as mere surface applique should be avoided. Batterin4~ rnav be used as an additional-but optional-eiesi<<n tool to visually stren~~then the bases of structures. As mentioned earlier. secondary elements within building bases may incorporate accent materials. but these materials should be carefully selected to act in concert with the rest of the architecture. Shc~pfronts and other special street-level amenities have the most latitude ~v~ith respect to materia6 selection. but can be very successful if con- structed ofhand-craned. durable materials. These types of materi- als can hold up to the carelir! scrutin} of the street-level observer, along ~yith the physical abuse common to public wavs.=Acceptable accent materials include-but are not limited to-r~'ood. tyrought iron. for~~ed or formed metals. and etched glass... ~'rlidrllc~ 1'~rrJl ilLlntericrls The middles of buildings shall be constructed of neutral field materials such as true stucco. EIFS. or r~vood, These types of materials help to establish the ~~quict" or "bachgrutznd" ~ errtical Surfaces necessan• at the major tyall planes which tvpicalh• make up the bulk of structures, In addition. they offer an inter•estin<~ dif#'erence between the dynamic nature of buildiny.~ bases and the 1';~GE ~-~-~ 1_IUNSEiFAD REDEVELC}PMFNT lV1I~5-3~ER FLAN CHAPTER i3 ARCH]TEC'f[,FRAL L t=5[G~I GUtDEL1NES REV ~: ~ DLC ~4 more repetitive. subtle patterns of buildinU walls above street level. 1~•laterials such as stucco should be desiuned as an expression of mass, rather than infill between structural members. ~,Uhere build- in~ rr-alls meet roofs. materials ri~hich successfullr~ inte~Trate the tops of buildin~~s to their middles. such ~zs mood in the form of brackets. rafter tails. and the like. are most effective. Appror•ed materials for use ot~ building roofs are described in Section i5.~.2.7 of these Guidelines. Colors Buildin~~ colors for structures within Lionshead should be chosen tc~ blend structures tivith the mountain environment. ~r~hile offerin~~ visual and pse•eholo~~ical rvarrntll to observers. To this end, earth tones and other lour'-intensity colors derived direetlr~ from the surrotfndin<~ mountains should be used on primary huildin{,~ ele- ments. defined as those ~4~hich cover more than 500 SF_ Earth tones include hues such as off-rr•hites. beiges. tans. and li+~ht grays. introduced in shades sli~htlr' darker than their natural counterparts. Colors inherent to the materials used. such as natural stones. and naturaliv-weathering woods. ~~enerally offer the hues and textures most desirable rvithi9i Lionshead. and such materials should not be painted. However, into`~rally-colored concrete, stucco, and semi- transparent ~r~ood stains are acceptable as well. In an effort to limit the palette of colors used on buildings atad avoid the "patchwork'' effect. no more than three colors should be used on pritliary build- in{~ elements• Secondarr• bttildin~~ elements (500 5F or less in area) may be clad in accent colors to add ~~isual interest to the overall strcetscape• Then should act as ]ti~~hi;.~hti:i;~ ~lernents at starel';^onts, primary entries. and siy~na«e. and are most appropriate at lower levels to en~~a~~e pedestrian interest. Upper levels. in an effort to act as the more "quiet" fabric of Lionshead. should at•oid brit3hter colors and remain true to the earth tones 9isted above. 4G'hen used, accent colors should ret7ect the natural mountain enti•ironment of Lionshead, ~r~ith ~~olds. oran~~es. reds. and shades of ~~reen. blue. and purple used mast ~~ften. Colors forei~ n to the mountain setting should be ar utu~~l. Trirar Trim colors. ~~enerally used on elements. to express structure. door )•_.~C)1~S1-tEi1D REC7L=VELC~t'ti'1t-~T ~1.~STLR PLAN PAGE ~-~~ kF:~r' -~ 9 DLC 9~ ~CFIr1f~TER $ ARCHPTECTURAL r}ESPGN Gt/IP]ELINES and window openings, siQnifieant f]oor lines. fascias. and the like. shall act in concert ~~°itla field and accent colors. This is n~tast effectively accomplished throu~7h the selection of deep or ti~ibrant colors having the same ar similar hues. but using different shades ar tints. At street level. accc~dt colors. may be used on trim to express storefronts and reinforce the rhythm of~ the streetscape. $,=#.Z.~ Est~erior Doers anel ~Vincio~vs Ge-tera! In the tradition of mountain antecedents. openinrys for exterior doers and rr~indows in buildinf7s `r-ithin the Lionshead community shall be treated as recessed elements in mass walls of stone. con- crete, ar stucco. rather than flush. surfaces on them. 4Uithin frame rr°alls. they shall be expressed as infill material between structural members. and recessed from those members. This treatment lends itself to the image of structures comprised of significant mass or structure, instead of curtain walls clad over light~vei;~l~t frames. Gir•en this general approach, ho~r•er•er. door and windaw- sizes. shapes.. types. materials. and colors should relate to the tripartite order established throuyzh development of base, middle. and top. E.r?terr'Ur Door Fives, Sltnpe's, rrltd Types Door sizes shauld he appropriate to their materials. with rustic. "heavy'' doors r~eneraliti° used in stone or concrete to accentuate mass. and 171azed. "li~~ht'` doors used in field materials such as stucco anal mood sidin©. or at rvindorv ryall assem- blies (see commercial front excep- tions to follory in this Section). Entry doors located alone retail streets and other public rr~avs offer the first true v~limpse of buildn4?s when approached from thane spaces. and should therefore be designed Pt'IGE ~-~(~ rr~itlr hand-c:raftea yualr~y and attention to detail. Then doors shauld be oversized rvi~en possible. but in propartiotx to the front- age of which then are a pat•t. Entry doors for larF~e retail centers or hotels shauld be si~~nificantly lamer than those fi~und in smaller. L[(?NSt-tE:A(~ F'~EDEVELUP:r•1EN1~ M,a~~ER l'L.a Fa¢ ~'~-1t1: Earu1° doors nr rernil drops slrnrrlcC express rlerrrrl aracl e•a•al rsrr:crrrslrip CHAPTER g ARCHITEtiCTIJRAL I~'>/S1GN Gt/`IDELINES tZrv ~ {r DEC ng ! more intimate shops, CJther doors for structures. regardless of location. should be designed as part of an obvious hierarchy. ~ifith primary entry doors the largest. secondarti~° entr~~ doors somewhat smaller. and private or e~~ress-only doors srnall~r vet. Shapes of doors should relate directl~• to their locations on the building. with rectan~~ular shapes being the most pre~=•a[ent. Spe- ciallr°-shaped doors and double doors are encouraged at primary entries alon;~ retail frontar~es. or as custom portals for private residences. lyhiie the middles of buildinE~s should be characterized by more standard shapes. Special shapes should not be a~°erused or used in a random. ad-hoc Cashion: shapes such as arched heads or square. overhead doors should relate to the overall building architecture. • • Lr'.tiieric~r 1Dovr 111rrterirrls rrlrrf Colors .~11 exterior doors within Lionshead shall be constructed afhigh- quaiity. durable materials sttch as waod. metal-clad ~L~ood. or metal: doors at primary hotel. condominium. ar retail entries may also include large areas of glass to attract pedestrians. Glass doors should ~e;ate to btiildin17 orientation. Victim. oi° iu~teuoi~s..~ith iarl~e areas of Glass (,enerallti~avoided in locations other than those noted. Itilaintenance-free materials such as copper. baked aluminum. and naterrallti~-~~~eathering woods are encot~ra~~ed-painted metals and l_IONSHE.~D F~IwDE~"LLC)P\1~NT lti~l.asTr-_R l'L.~,~ 13AGE ~-"'? !'1,~~~'-~f: 1fr'Sr-C"J`(f/IpCl C'l91171T71'!'C:C7~~'017151"+C if~lU C1l71l7F. ~'72 i1P, S1!'['('P''r'!J1!h' t77Ifi1 ClC'1 ^S f111'[fUl~'~IQ1'fC71Sf)1"1!lPi7CS1/'![T7tS. _ _ -_ ~FV ~: ~ me gs C.HAf TEfZ ~ .~tzct[iT~c~ux.~L DES[cN Uutt~eLtN~s woods should be avoided whenever possible. Copper cladding and w~rouyht iron doors may be keft to patina naturally, tivhile industrial metals such as steel al~d aluminum should be baked or anodized ~yith l~nish colors to match btlildin~_ trim. Commercial fronts and private entries offer the unique ability to introduce hand-crafted. custom-built portals for businesses and private residences. and must also have the ability to display shop wares, They are therefore permitted more latitude with respect to materials. Colors and amoulits of t7lazin~. Alumintlm storefronts coati' be used nn commercial structures. provided they are finished in factory linisl-l. All-~~lass doors are permitted as well- with no kirnits set on the amount of glass permitted at retail level- licked Mass is encouraged to brim` a love] of detail to special storefronts- Doors which are part of window ~r~all assemblies may also have lar~.~e t7lass areas, to taltie full adyanta~e of mountain <<•ie~vs. x.11 exterior door ~~lazina shall be non-reflective. to minimize off-site =dare. particularly from the sli mountain. Ext,erir~r Dr~t~r ~frrrrl-vrrre Variations in desiuns and materials for exterior door hardtiyare at primary entries are encouraged to briny a level of fine detail and creative expression to buildin;~s ~yithin the community- Approved materiafs include brass. copper. tiyrouaht iron, wood, and industrial metals such as aluminum or steel. lndustrial metals shot:ld be prefinished in colored or clear factory finish systems to reduce maintenance problems. voor hardware in areas other than primary entries should complement the surraundin~~ materials and details. f~%iluluw Sizes, Shapes unrl Trpc's ,~.s with exterior doors. ~yi;ldow sizes -,hould be apprc~priatc to tl~cir surrounding wall materials. ~4~ith narrow. relativelv_ta-11 zvindovvs used in stone or concrete- and lar~?er. more expansive ~~-indo~vs used in field materials such as stucco and wood sidin<. or in ~vinda~v vvall asselrlblies. Tenestration within field materials sh©uld be designed «°ith decorati~'e trim and sills. or heavy struc- tural frames. so they' do not appear as "punch-outs" within those materials. ~tvindo~vs located along retail streets and other public ~v'avs offer locatiull~ uI which ii1 display yuud~ io pedestrians, anti sizould therefore be designed wvith particular care. 1~'indo~y walls should he desi~~ned in proportion to their associated frontati~es. with ~vindu~vs at lar~7e retail centers or hotels si~~tiificantiv larger than P.~,GE ~-?~ 1_[(JN5HE.4I~ 1~LpE4~ ELO?'~9ENT 1~''1.-~5TEI2 ~L•ati • • Cl-I.APTER c~ .r`~RCI-11TEGTURAL DESIGN GUIDELINES ,I ° 1 ttEV a: 9 DEC 94 those found in smaller. mare inti- mate shops. Other fenestration. re{.~ardless of location. should he designed as part of an obvious hierarchr~. ryitli lower-level. retail street openings the larUest. and rvindor~'s above somerr hat smaller. ~, ; •'~ ~ -~~ '- '~ Shapes of rr°indorys should also -~ fr ~ :, ,. f" relate directly to their locations on - _ the building. rv'ith rectangular shapes _ ~ - , i' ; ~°'~~ being the most prevalent. Fenestra- ~`-~ +'~ ~' Lion located r~.-ithin the middles oi` ~'' - ~ ., `- buildings should be shaped and d~ , - ~ r. , . ~'~ organized into fairly re<~ular patterns. - h~ ~ ''',~: ` ' to establish rhythm and continuity. . !~ Specially°-shaped ryindows are Fib ~Y-'' C'Iccrr „~r~rdnir hierca~•c•!r+' enCOUras.Jed al ryalls alone recall b}' 6ctse. »:iclclle. u~~e1 ~o~. lrOnta~?eS, or as Custom opening5 In distinct areas of private residences. Tllev are also appropriate at dormers and other special roof ele- ments. As with doors, specially-shaped rr°indorys should relate to the overall buildIn~~ architecture. And as a ~~eneral rule, the variety of gee3metric shapes used should be limited to 3 on any uiven buildin~_. Via. r. ~ ~• .,,..~ ,, acceptable ryindow types include hi<~h-clualitr• tl~ed. double-hung. awning. and casement units. 5lidin~ windows and mt~ltiple- openine~ units such as 4alousie are generally loser-duality units not conducive to the mountain environment and should be avoided. At retail f:~r~cls. hay. bo1 and bow rvindorvs are c~~courascd to animaie the pedestrian street and inte~.~rate public and semi-~iublic domains. all windows should strive to add visual. interest throtli7h careful dCSI«n of mullions. nluntlns. and divided liter. The intent of the CJUidelines is to recall the regional Heritage through the thoughtful desi~~n of fenestration and horn it relates in scale. proportion. and materials. w the tripartite order of structures ryithin the community. l6~rtrfvtiti~ ;-Icrtcsrirrls tried ~'vfvrs' ~indorrs ryithin Lionshead shall be painted or stained wood. or Clad in maintenance-free metals such as copper. or aluminum and steel with baked finishes. Copper claddin~_= iY1ay be left to patina f-fON51lL=.aD 1'~EnE4'L-LUP~IENT ~'I.~STER 1~L:1N PAGE ~-~~ RCV;: g utC 9s Cl-IAPTEI~ Q IAACIIITEC7'UR.AL T~F.S[GN GUIIjEL1NES • naturally. while baked enamel colors i'or aluminum and steel claddin~T should be similar to trim colors, and in similar complementar} hues to ~i-al1 colors or stained wood calory. Factory finishes should be selected to withstand the intense ultraviolet radiation found at higher elevations, and proton<=ed fade-resistant war- ranties should be considered- ln addition., glazin;~ shall be non-ref3ective. to minimize aff- site glare. particularly front the Skl motlnta[n. Decoratit`e shutters are permit- ted tyithin Lionshead only if they are designed to operate or appear to operate. When used. they should be constructed of ~i•ood and finished with durable stains or paints. Their design and placement should be consistent and should not take on a random or haphazard appearance. Design freedom is encouraged within these param- eters_ and ~yithin t11e contetit of the other architectural elements found on the buildin4=. includin;T handrail designs. ornamental iran_ and similar detailin<_~. 5.x.2.6 Balconies, Guardrails, and Handrails • L(3C(IlIt7I! (Ill (f S1Z(.' Balconies should be carefull~• located Wvith rest,ect to their :~rieilta- tion to the sun. invol~•ement ~yith public spaces. and snor,~,~ and tiy~atershed from structures above and onto structures or passers-b~• belo~~~. They should be sized as outdoor rootrts. tivith ample space for outd©or furniture aizd other amenities. or mere]}- as small. private parapets used as "stop-outs°' to allow fresh air into the adjacent room. false iaalconies and balconies r~~fhich straddle these two roles shLau(d be at•oided. as then tend to lack the benefits of either and ate uiten loft unused. Tropes' iucatiu~, and stze ~vili ensure that balconies become animated spaces. rather than outdoor stora~~e areas. As animated spaces. their placement in public plazas and pedestrian streets--straddlin~z the senji-pri~~ate and P,'1GE ~-3l_) 1_.ION'S14E.t[_) ~..ET)FVF.I..C}Pir4ENT M.~.STLEt 1'L,~~ F(~ ~-,3. I1 "itrdoass ~•hrrrrlcl fie rlrvaaghtful(r clesr~xec! nrtd relate iv rlre uclli mcrteriais ts~hrc•Ja s~tr•restrrrtJ tlrent. C1-l.~1ATER S ARC9-CITECTL~fZ:~L DESfGi`! Crt11C~EL1~1/S REV .r ~3bCC+as • • R`~~,, Fibs $- •'~ cti S-_' ?. C usdona ,e*atar•rlrrarls raaad balr~tar~i rlc rail.+ are enerrnrutrd irallafn desi,gat l~ar[rnaedCe S. public domains-~~~ill infuse those spaces 1~'ith the vitalit~~ needed to draw Visitors to Lionshead. Balconies which face service. allew~s or are located ~ti~itliin other socially "dead" spaces. or are suscep- tible to ~4°ater or snati~°shed are ~enerall~~ unsuccessful spaces and should he avoided iti Lionshead. The intent of this Section is to infuse public spaces Sti'ith the enerUy of occupied haleonies, and encotrra~e designers to avoid the deli+~n of lifeless balconies which remain unoecupied and therefore detract from public spaces. ;'Clrttc~rrrrfs rrrrrf Desi~;~rs Custom desi+~ns for balconies, a~uardrails. and handrails offer the opportunit~~ for trulw~ creative expression ~~•ithin these Guidelines. and unique desi_n solutions are encotn•a~~ed. Approti°ed materials for primar~~ elements such as guardrails. handrails. posts. and support brackets include stucco-c~~~ere:1 ~ti•alis (for v~uardrails onl~~). naturall~,~ ei•eather-resistant ~~oods. ~~roueht iron and other decorati~•e metals. and steel. ~~laterials such as Blass. plastic. pipe rails. and metal panels are stronUly discouraged. 5econdar~~ ele- ments such as pickets and ornamental detailing ma~~ Lese other materials not listed above but ~~°ill be re~~ieer~ed on a case-bv-case basis. lV9aterials ~~~hich meet the intent of the Guidelines and t~•ork in harmon~~ ~t'ith the architectural lan«ua+,e of the building can lead t© pC)~Ct1G'c'. SUlutauns. UUt all ~ccondar~ ouil~tin~ mates°ials~will be approved at the discretion of the revie~i•in~~ body. Draii3able balconies-or those e~-hich shed water rj~f them via 1_.IUNSFiE;\D REC)E~'EL(3f'\iFtiT i1~'1.-~STEH. 1'L.\\ I~AC;E= ~-~ 1 Irv ~ ~ b~C ~~ CHAPTER ~ ARCHITECTURAL D~SIG\ CiL.11t7EL1~IFS waterproof membranes as opposed to letting water tric111e tlarairgfr them-shall be designed whenever other balconies. pedestrian streets_ or other public ways are exposed to water ar snowshed from those balconies. Placement of the drain sr stems should be carefully considered to avoid passers-bv belo~`' 1~onadrainable balconies may be used ill all other locations and should be con- structed of weather-resistant woods ar ornamental metals. 'J4~ithin these ~~eneral parameters. balcony, guardrail. and handrail designs should be patterned after a rational order of structure and detail. Primary structural or deeoratir°e members should be in proportion to the balconies they al°e suppartin~~. which in turn should relate to the overall building scale. An honest. strai~ilt- foryvard expression of structure should be souUht whenever pos- sible. avoiding design fcrzr_r ~crs such as stucco-covered beams or ~~rasslr' undersized brackets. ~.a.Z.7 Ro©fs Genernl In keepin~~ with the spirit of the areas mountain architecture. primar~.r roofs yyitliin Lionshead are to be predominantly gables and hips, rv°ith sheds or flat roofs permitted at smaller. secondary roofs. Primary roofs are defined as raafs rr°hich caves mare than 500 SF of rnof~at°ea. ryilile secondary roofs are those which coy°er 500 SF of roof area ar less. Secondary raafs which occur at logical breaks in building nlassin~~ may exceed 500 SF if the ~_=eneral intent af~ fragrnelltcd farms and visual harman~, is met. Free-standin{~ sheds and butterfly raafs are not permitted. iti-'lansard roofs are permitted an buildin4~s ~ti~~here pitched roofs ~vauld be impractical. if the mansards are cif similar farm. pitch, material. color. and detail to other roofs rvitllin the community (and identified within these guidelines}. If used, these types of roofs should b~ considerate not only of views from the pedestrian street. but also those from the si:i mountain. To this end. areas of fiat roof rr-thin the slopes of the mansard shall be limited to the practical minimum. and the materi- als for the flat roof shall be black or in a solar to blend with the sloped roof. In addition. rooftop equipment within the flat areas shall he r.ai~te;k to hlerd «~isl~ th^ roof material !,see "?~•tiscel~^. Weans Equipment" Section to follory}. The overall imagTe for Lionshead tai:es its cue from the sinlple_ fragmented. fabled root forms of European alpine villages. where yielvs of the raofscapes frOnl the [1lattnta111S are paramount. 1'AGf/ `~-.~7? l._]OUSHL:ID REDEVELOP;~~t~i~T 1VlA5TER hLr1iV CHAPTER ~ <~i~C}ifTECTIlRr1L }~ESIGy C1l~iDF1_INES kFV -~ y t~rC ~x • rill new construction shall comply with the folio~~~inn roof criteria. Substantial expan- sions and renovations shall also adhere to these Guide- lines. along 4vith the remaining portions of the building which are not bein~~ expallded Or renovated {see exceptions above. in Sections 8.3.1. Fri ~-?G- Barr lncurh~7!-s s1laulrl ti•is!la1h~ 8 3 x ' and later in this Sec- .cdrr,•C17•. fJ,ldC~e'IClllt=r11O r•r11!!r rr711Je,'rsr 1,1 . . . . 11Je hllrklr,l,~ s c!I-r1lfrE'Cfll!'C71 1Cl17~:lair. lion 1. Roof framinrr shall be expressed wherever possible. particularly through exposed ride beams_ outri~~~ers. rafier tails, anal fascia boards. • • 1)irttc~nsio~rrrl ~~ritleliiaes Roofs should be eonstruczed tyith 30~~ minimum eave and rake overhan4~s. with dimensions dependent upon overall buildinn size. Secondary roofs may have overhant7s as small as 18". but should work ~~•ith the o~.•erall scale of the raofscape. Ride beams and outri~;~ers should be of visually sturdy members {6x or 8x material for '.vood_ and equivalent sizes for other materials). sized to support rafters and o~~erhan~~s: decorative end cuts or patterns are encour- aned. Ratter tails shall also appear sturdy (7x or 3x material far wood) and be exposed to express structure. Eave and rake fascias shall be ~'v ide enough to screen end profiles at metal roo#'s. and to offer a consistent image with respect to structure[ roof members. ~w _ ~ Pi1clr -`- `- _ -`~ ~ ~ ~ _ - - f ~ ~ ~ ' '- ~ Roof pitches for primary ~ . ,-~` ~ ' roofs shall be trom 6:1? to ` - 12; l?. inclusive. Pitch ~ jv ~ ,~; ,.,~ - ~ breaks are permitted when ' , ~ ;~` `~~ ~'. ~-- , ~ ~ ~` ~ they occur at architecturall~~~ appropriate locations such as plate lines, cilan~=es in 1'~I,Q ~1 ' ~ ~~ .... ~ .~ ~ ~ !c°!7(1 ~~ll't'lll!"C' ~• IrJ 1114 -' ~ ~~ ~ piano. ctc. Tu acid varies` rn'r!'f711 !'rl rrl.5'C'C7frC {yJ 1.1lN7.S11L: C![1 to the Lionshead roofscape. secondary sloped roofs may ha~•e pitches ran~Jin~T from ~:l? to 1?:l ~, and Iiat roofs nay slave limited use as secondar~~ forms. Li~o~~i«;~~ R~.[JE.~-E.~.~~ir:,~~i~~-r iV1ASTE~r 1'~..~~;~~~ recv ~: ~~ DEC gs CHAPTER 8 ARCIIITECTURr^~L DESIGN CiCJIDELI'~'E5 Eristin~~ structures with especially iar~7e footprints may deviate from the pitch requirements if they meet the overall intent of the roof ~~uidelines and are responsive to views from both the pedes- trian street and the ski mountain. Steep mansard roofs wvhich exceed the 1 ~',12 ma~imurn pitch criteria are not eneou~a~ed, but may be necessary in certain instances ~~.-hen excessive building dimensions make the 1'?:12 pitch requirement impractical. These buildinbs ~r°ill be handled on a case-by-case basis, and et°alu- atctl on intent rather than c}uantitativc criteria. 1ti7rtterrrrls and Colors Primary roofs shall be covered with a limited palette of unit materi- als to present a coherent image tt~r Lionshead. Approved materials for primary roofs include-but are not limited to---meta] shingles. cernentitious shingles. concrete tiles. ~voctd shakes or shin~~les. and hi~ih-~ualit~' asphalt shingles which offer acceptable colors and depth. Metal shin~,~les may be of copper (16 oziSF minimum wei~ht)_ terne metal, ar other materials with natural patina- Sec- ondary roofs may be covered with metal panels. in corrusated. rolled. or standin~_ seam prohles. Primary roofs shall be in neutral. earth-tone colors.. ~.vith brown or arav tones~bri~ht colors or reflective materials are not permitted. Roofs may incorporate blends to achieve desired colors-on-site mock-ups are required «rhen bleeds are proposed. ,At retail levels. accent colors are permitted for seconday~° roofs to add ~°itality to the streetscape. Chan«es in roof materials or colors shall take place in lo+~ical locations. such as changes in pitch or chant=es in plane. I)orrners Dormers are considered secondary root`elements. and as sttcl~ are permitted sot~ze latitude: in terms. ~f form. pith atiel material. Dormers may be ~~ables. Dips. or sheds. with pitch as.identil=red previously for secondar}• roofs, '~~illen dcsi~ned as an extension of upper-level wyalls. they should be constructed in the more tradi- tional manner. above broken eaves on both sides cif the dormers. as opposed to continuous eaves up and over the dormers. Desi~~n i`reedom is encouras~ed. and dormers with non-compliant forms or pitches will be considered iftl~e overall roofscape provides the ima~~e intended. Srrn-v; trar~r~s, Golfers rrrrr! 17r~wrrsPottts Snow~~uards or sno~~~clips shall be used wherever si~niticant P:'~C;E ~-~~ LIONS}IE~-s. r3 I~FI~E1'EI.OPME\~T l~'IASTER PL.~`~ C.f1,4PTER'~ A1ZCHiTECTURAL DESIGN GU]Di=LINES RL-4'-1:9DCC9S • amounts of snow may accumttlate aver occupied areas. such as pedestrial~ streets. entries. patios. decks. balconies. cn• uncovered parkili~ areas. Pitched roots which face north are particularly susceptible to snaty and ice accumulation. as are lo~ti'er roofs to the north of-and tlierefor~ in tEle shad~~~ of-their hi(~hec- nei~~=hbors. In these cases see°eral rows of snow~uards or man~~sno~vclips ]clay be necessary. Snow and ice accumulation on metal roofs-which heat quicklS~ durinu~ Bunn}' ~vit~ter days-is especially dan~?erous to tlnSLl5peCtlnv persons ar equipment. Metal roofs r~-hich face south or are located sip=nificantly hi+~her than adjacent. lower roofs shall be equipped with sno~~°~~uards or sno`vclips to prevent injury to people ar dam:trae to lart'e]- roofs. F rg ~~-?S: Sravir~rrcrrd cletnrls slrorrlcl rrrutr? rcr ~rlrer• nrc•Iritectural elerrrenrs rrrr rlx• 1+rrrl~hng ~utdaor Katherina areas ~yhiclt face south and are not completely covered may l7e expt~sed to water drip from the roots above them. There ic~cations- tivhich n~av include heavily-used public spaces such as sun pock- ets or pocket plazas-are ideal candidates for butters and downspouts.. Where roofs are in con- stant shadow or have northern exposures. ~==utters and downspouts used in conjunction with Beat tape ]nay work ~veli. Gutters used beio~v sl~o~v~uards should be doaianed to take tl~e load of the accumulated sna~v and ice ~thic}~ snon-nuards frec~uentl}• release. Approved materials for <~utters and do~~••nspouts tiff ithin L::ionshead include aluminum or steel with baked finish, and copper ar lead- coatcd copper. Gutter sections may be traditional or half-round. Sno~~ ~~tlards shall be constructed of painted plate steel vertical supports {painted black. ar to ]Match roof or building, trim color) with horizontal members made of materials which recall the structure of the bu]ldin~, such as timbers. lc~rrs. ar tube steel . • Lar~~e ~i-tlcture5. ~i•here ~nu~.~ ~~uards are not readily visible ;'ram street level, ma~• use the more utilitarian expanded metal or mesh dams. ~ti~elded to steel horizontal sections and vertical supports..~ll exposed steel shall be painted. L.IC~NSH1:,1[~ F~~DE~~Et_OP~;ENT lei;~5~rt;it i't...-~o Pr~c;E'. S-3 Rrv ~: ~ DrC ~S CHAP"1"ER $ ARCHITECTL~RA,L DESIGN GUiI?EL[NES ~bliscellrr~zeorrs Ec~rriprzzezzt All miscellaneous rooftop equipment. including roof vents, anten- nas and satellite dishes. shall be painted to blend ti~~ith the roofs to which they relate. Maur pieces of equipment on commercial buildin<'s shall be strater~7ically located to canceal them from vie4v. ar hidden in cupolas or other structures-exposed equipment is not permitted. All flashings shall be copper or painted metal to n7atch those found on exterior walls. The intent of these provisions is to present a ~.vell-blended roofscape throughout the conxmunit`•, as seen from the public spaces as well as from the mountain. .5'ky'lialrts/SO!!YY Pal:elS Sl:~ lights and solar panels are permitted ~vithitx Lonshe;~d ifthev are Ness than ~ feet higher than the surroundin` roof. Both ele- nxents must be included in maximum roof height calculations. and shall b~ well-hidden Pram street level and tlxe mountain. $.4.2.$ Fir•eplrtccs anc~ ~himncvs Fire~Irtcc/ Rerirrirc~zzzertts Fireplaces shall be desi~~ned to meet all applicable Codes, itxclud- ins the restriction on 4vaod-hurnin~? units t~.•ithin Lionshead, Ex- posed flues and vents far gas-operated fireplaces or other equip- ment such as furnaces should be hidden from primarr~~ t•ie~vs. atxd painted to blend with the nearest building, materials. Clrit~zrrel~ Sizes and Shapes ,~.ll flues 6°° diameter or nreater which penetrate roofs slxall be desir~ned with chimne~•s. The sizes of chimneys should be in scale tivith the architecture of the buildin~T-trot small enoLigh to be lost in the nxassiti~eness of the structure_ but nit larr'e enouuh to over«•helm the structure, Chimtxe~•s slxauld be designed with relatively slender propar- tiot3s titihen ~~ieti~~erl tram at least one profile. ~yitlx heighr {7reater tlxan ~yidth. and in rectangular shapes. Heights of gas-btll'nllx~~ chinutet s ar boiler flues shall be desi<~ned to proportionally match their wood-burnin`.~ counterparts_ to lend authenticity and consis- t tend to the ov°erall roofscape. E~:-1GE $-~F L[C)N5HL.4©Fr'.F.QE.V'E.LC7Ff1~tE1T ~,'1:1STER PL.~N f• r,~ S-~ 4 Urcorarrt•e cirrntrrei c.•a}~s cirri ucfu' urreresr !n the rrw/scerfre. CEtr~,PTER c~ t'~RC'131TECTUR~IL DL-SIB\' CiUIDEF/["JES RC`' ~. ~ D[C 95 Cllirri-re}~ IYlrrtc~rinls Chitl~tne~~s 4vithin Lionsllead shalt be covered in ;tone ~~etleer (ta thatch buildin~~ ~~eneer~ ar stucco. to express the alpine heritaee of the area. ~'4rood or metal-clad chimneys are permitted at small. residentially-scaled buildin~~s anly. Cl~intne}' Caps Cltimnei~s may terminate in decorative caps of stone. stucco, or metal. Creative desir.~ns. such as arched openings within caps. barrel or pitched metal raofs. and the like are encouraged to lend interest to the buildin~7 roofscape. Chimney' caps should act as elegant cra~~-ns to nicel~•-proportioned chimneys. and should nat seem bulky ar top-heavy. '~,~'hert flat or pitched stone caps are used. they sltal] liaye a minimum thickness of ~}". .~11 chimney caps shall be dcsi~ned to screen spark arrestors and other utilitarian equipment as much as possible. 8,-4,2.x) Detail Detail should be introduced to the architecture of Lionshead to infuse heritane. culture, and artistry to the l;ionshead environment. Well-desi~~ned ornamentation can serve to complement and per- paps intensifi' the other ttrchitectural principles discussed in these Guidelines. but shottld be designed to 4vorl: in harmon~• eyith--and nat against-the basic architecture. The desi~.n of si~*na~e. brack- ets. Ci`Thtposts. and the like should present. ahand-crafted quality, particularly at street le~+cL Detail at the middles of bttildin~s should rely more upon pattern or carefully-desi4ned repetition to visually connect parts at a building tav~ether or separate buildings to ane another. ! +gs ~-3~ tl:r-u t5-3': L7~°rarl sirnrri~t r-e,llecr htrrta~e ~rrrcl red=rorral c•nnre~t: Lrc)~1SFIE.~~ l~~~Eti~~~.c~P~,rr=~r ]w'I,~S~r~r=rt Pt_:~~ P,-~,G~ S-3 i RSV a: 9 t?EC 98 CHAPTER ~ r`a.RCddd`TECT[1RAL DESIGN GEIIDELINES $.5 Summary Table of Quantitative criteria ~fhe fo!{owin~ table offers a "quick ~lltnpse" of the quant'stative crireria established within these Guidelines. by Section number. However. it is nat desisned to act in lieu of a thorough review of this document. The ~ aloes listed in tk~,e table should be evaluated in conjunctifln with the actual Sections 4vhich they pertain to, particularly in light of the explanations of design intent, clarihcatians, possible exceptions. and other notes not identified within. Sect Description 8.4.1.3 Pedestrian Street Width-ta-Height Relationships 8.4?., Bld4 Save Height at RetaillPedestrian Streets 8.4.2.3 Bldg Eaye Hei`=ht at Ski ~C'ardlGore Cr Corridor 8.4?.3 Bldg Save Hei~~ht at Remainin_ Areas 8.4.2,3 Wall Starfaee Criteria 8.4..2.3 Maxisnutn Ridge Heights 8.4.2.x# 1=zterior d-lorizantaf Wall Spans 8.4,2.4 Priman Secondan• l3ldd Material Dedinitions 8.x#.2.4 Priman• Secondary ~4dg Colors 8.4?.7 Primary Secondary Roaf Definitions Compliance Criteria for Existing Roofs 8.4.2.7 Raof Dit7tensianal Guidelines 8.4.2.7 R©nf !'itch Criteria 30% wal) face ~~ 16~ maximum height 50% wall face .c ~ 3G° maximum height 12' minimum step back 48' maximum eave height 12' minimum step back GO` maximum eave hei=ht d?' minimum step back 35' maximum vertical face Hariaonta9 step required 7i' average maximum height 82.x' absolute maximum d~eight 30' maximum span at street level Primary: exceed SD0 SF area 5ecandarv: 500 SF area or less Primary; exceed 300 SF area Secondary; 500 SF area or less Primary: exceed 500 SF roof area Secondary: 500 5F roof area or dens Substantial expansion renovation 30" min eave and rake averhan~s d 8°' averhanPs at 5econdarv roofs Primary: 6:12 to I?:72~ .~ Secondary: 4;12 to 12:1? (or fiat} E,'4'D OF,-lRCHITECrL''R,4L L3E.~IG;~'GL'IDELI;ti'LS .J PAGE ~-~~ ~.I{~NSHEAD REDEVELUPMEN`d" lv'{ASTluR PLf~ti t CJ • 3~ TOWNOFVAIL ` PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, May 10, 2004 PROJECT ORIENTATION - Cornmunity De~elapment Dept. PUBLIC WELCOME 1:1v pm MEMBERS PRESENT Doug Cahill George Lamb Rollie Kjesbo David Viele Anne Gunion MEMBERS ABSENT Chas Bernhardt Bill Jewitt Site Visits 1. Tyrolean - 400 East Meadow Drive NOTE: if the PEC hearing extends until 6;00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing -Town Council Chambers 2:00 pm 1. A request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow for a conversion of the existing Tyrolean Restaurant space, Unit 9, into two units located at 4010 East Meadow Drivel Lot 5D, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Mauriello Planning Group, LLC Planner: Matt Gennett MOTION: Kjesba SECOND: Viele VOTE: 5-~ Staff made a presentation on the application. Jay Peterson reviewed the purpose behind the request. Joe Brown asked about parking availability. Rollie asked that they not be able to add GRFA in the future RoIGe made the motion, David seconded the motion. 2. A request for a final review of a variance from Section 12-6D-7, Height, VailTown Code, to allow for a new single family residence to exceed the a{lowable building height, located at 4916 Juniper LanelLot 4, Black 5, Bighorn Subdivision 5th Addition, and setting forth details in regard thereto. Applicant: Vail Viking Limited, represented by Fritzlen Pierce Architects Planner: Matt Gennett MOTION.: Kjesbo SECOND: Viele VOTE: 5-0 TABLED TD MAY 24, 2004 3. A request for a variance from Section 12-21-14, Restrictions In Specific Zones Qn Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch DrivelLot 9, 81ock G, Vail dos Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner. Warren Campbell MOTION: Kjesbo SECOND: Viele VOTE: 5-0 TABLED TO MAY 24, 2004 4. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H-7, Vail Town Code, and a request for a final review of a conditions! use permit, pursuant to Chapter 12-18, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms an the first floor or street level floor of a structure, located at fi75 Lionshead Place/{a complete legal description is available far inspection at the Town of Vail Community Development Department upon request). Applicant: VaiC Corporation Planner: George Ruttier MOTiI©N: Lamb SECOND: Rollie VQTE:5-0 TABLED TD MAY 24, 2004 The applicant reviewed the traffic related issues and traffic study. This included a presentation by Kimberly -Horn. Jim Lamont asked about how mass transit, conference center, additional pubic parking are being addressed. Geoff Wright asked about trip generation numbers and whether loading and delivery traffic would increase. He questioned whether 7% was correct. He also asked about truck traffic. Jim Lamont asked about why there are only 7 bays at Lionshead and 14 at the VilCage. Rollie Kjesbo asked Greg HaII about when they would do public improvements on the Frontage Road. Ann Gunion asked more about whether the applicant was praviding parking for commercial development and whether parking an the Frontage Road has been accounted for and ` whether the report addresses that. Also she asked about employee parking and where it would occur. David Viele asked about how they adjusted for Presidents day counts from 1897., David i Viele asked how circulation gets impacted by changes on I-7d. He asked to see a study that takes into account the conference center, north day, parking alternatives. David Viele asked about whether the table on page 2Q reflects new commercial space. Need a traffic analysis for the entire Lionshead area that includes the forecast of what may foreseeable happen in the future with the ! conference center and parking. Doug Cahill wants to see a creative solution on the Frontage Road that does not just include more lanes of traffic. We don't need more asphalt to solve the problem. Wants to see existing uses versus new {retaiC, condominiums, parking spaces, hotels). 5. Approval of minutes MQTION: Lamb SECOND: Kjesbo V©TE: 5-0 6. Information Update • Open Space Representative and AIPP Representative -Who are they? Board asked for an update on parking and the Nroad rnapn. 7. Adjournment MOTl4N: Lamb SECOND; Kjesbo VQTE; 5-0 The applications and information about the proposals are available far public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 75 South Frontage Road. Please call 479-2138 for information, Sign language interpretation available upon request with 24 hour notification. Please call 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department Published IVlay 7, 2004 in the Vail Daily. 2 a a a h- j ~r, 2 ai C W FJ ^ !u Fn Z ~ ' ~ w ~ ~ ~ y~~{~r E t[ x~~ E m cj w~ ~ W ~~~~ OO ~ Qom a~ z b ~ ~ zUa~ u1m ¢oo ~=6w z x~ am_~~L9m Q, ~~ mWCFtgqmO ~' p¢ ~ ~Q¢mUOC4¢ 2 a E f. ~1 r ~ r1 ICI Y~ C~ ~ ~ W w ~' a ~ O ~ a ~ z °, o. ~ ° `w ©~ cis ~ ~ C $ ~c E~^2~ ~ ~ ~~ fv ~ c ~ ~ E,.rc °Ualb N C~L a~ s }- ro> ~!=~ '~~~q ° . ' c ii x cn la U o ao y U m~~ o m~ p1 ~ ~ ; r°a .~~~~i as ul1 tflilc ~ (L ~ ~ ~ °ai oca~ U m ~ m m apY S ~ ~ ~ d~ p"N m9L~ " ~ ~ Q ~ m fl =EE ~ ¢U o- s ~ °`~ do °oo ooh u O L 0 Y~ Om -~ ~ Cry u_ ~ ~ .~ ~ 0 0 U L Q~ F :'S . ~ 'C a '-'~ J ~^ , cr. ,~ ~ OiG ~ ~ X .G ~ ~ ~ w ~ 6~ ~, ~ 3 a `~ a ~ •~ Y ~ L -'' rn u ~~ 3 o '~ a a ~ ~ an ~ ~ -v ~ ~ ~, W '~ '% ~ ~ t c. 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SL Z .W cZ ~,~9p,n ~F- E ~NH ~ ~ D id ~cW as c = i°~~-~cm~R~a~ba`* ~_ a'~ ~¢ oo n16~m~~~~~ c=;p° ~ °m $ ~onc~~~cta~5 3 4~ c4 ~ !°m~ a2mEm~ ~~~E E w • • PLANNING AND ENVIRONMENTAL COMMIISSION PUBLIC MEETING Monday, May 24, 2004 N~ ~uMCH PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME MEMBERS PRESENT David Viele Ann Gunion Bill Jewitt Chas Bernhardt Doug Cahill George Lamb Rollie Kjesbo MEMBERS ABSENT Site Visits : 1. The Wren - 500 South Frontage Road West 2. Driver: George A GB~~~~~D 12:45 pm NOTE: If the PEG hearing extends until 8:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p,m. Public Hearinq -Town Council Chambers 2:a0 pm A request for final review of a variance from Section 1 ~-6H-8, Density Control, Vail Town Code, to a11ow far the conversion of an existing commercial unit to a residential dwelling unit, located at 500 South Frontage Road West, Unit 8-111 (The Wren)IUnplatted, and setting forkh details in regard thereto. Applicant: Michael D. Krohn Planner: Matt Gennett MOTION: SECOND: VOTE: 2. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Gore Site Hotel and the operation on a new privy#e skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street Revel floor of a structure, located at 675 Lionshead Placel(a complete legal description is available for inspection at the Town of Vail Community Development Deparkment upon request). Applicant: Vail Corporation Planner: George Ruther MOTION: SECOND: VOTE: 3. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redeye#opment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type III Employee ., ~~~~,'. Housing Units, pursuant to Section 12-SH-3, Vail Town Code, located at 595 Vail Valley DrivelLots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbell TABLED TO JUNE 14, 2{!04 4. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Tawn Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch DrivelLot 9, Block G, Vail dos Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell TABLED TO JUNE 14, 2004 5. A request far a final review of a variance from Section 12-6D-7, Height, Vail Town Code, to allow for a new single family residence to exceed the allowable building height, located at 4918 Juniper Lane/Lot 4, Block 5, Bighorn Subdivision 5f" Addition, and setting forth details in regard thereto. Applicant: Vail Viking Limited, represented by Fritzlen Pierce Architects Planner: Matt Gennett WITHDRAWN 8. An appeal of an administrative interpretation of Section 12-15-3{A}{1}(d}, Definition, Calculation, and Exclusions Gross Residential Floor Area, Vail Town Code, pursuant to Section 12-3-3(B}, Administrative Action, Vail Town Code, determining that a proposed. unenclosed area shall not be considered (GRFA} in the GRFA calculation for the Purchase Residence, located at 1310 Greenhill Court/Lat 17, Glen Lyon Subdivision, and setting forth details in regard thereto, Appealant: Barry E. Cunningham Planner: Matt Gennett WITHDRAWN 7. Approval of minutes IMOTIQN: SECQND: VOTE: $. Information Update • GRFA 9. Adjournment MUTIfJN: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Raad. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department, Please call (970} 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification, Please call {970} 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, May 21, 2004 in the Vail Daily. 2 ~ o°o~ °m°o~~' °cmcmv~~ mS~a`svna°' ay ~ro~F ~"m~ vo'.© f• °~~t4'iNO ~m~inv~' gb>«_~LL y,~ a~~~m'~m~ ~ m ~~^Omm©'' ~rn ¢ g'y uJ'm5 Eao~m.- coq O3O~Nw `.~ .c CC- .a ° ~¢~m~ia °`"'~ W c ~ Q U E~ ~ !9 c c (`S a c~ ~ c U" c$ ~~ m ~, m~~ rn m ci c q a U n 0 '° c; g~ m c~ a w- aU d m E~ o ~ ~ c~° m m c w~~ •~ L~ Eg. 0 9 a b m m E i, ~ 3 N~-°_ °~rn° °ra Q w ~ arc'. a_ ~ mom. cFCO v wca,nmccme `°~m°fa v ocm °cao~nmm mro- m ¢ c_t-~vtil ~? - .ca 5°"-cvn-~~y `90 y° mom~~°~~e Ein .o °Uu_-6m~m ~,~ v ~ ^ CC~1 A ~ a S. ywF ~_°~O" ~>~~~° C }m`COD NUBS ~ N~y~'3~mU°n a~~ CCj j°mO6t m~v > f4 Zo"gc 3,y ar awirn .c m^;r ~Ti°mcm, ~ tric+ S~~o.~w~~w~a ~~.m ~~ °cot°n~a=F moo= UZ w '~c a oC e c a ~ °U~ mu7-°'c 3 ~_" ~n ~_,y m>o a` E-c~ramm c o°a~ W 3 ° a~ io°m~'= Y 'c iii ¢;~ mc- me ° mm m- .o~-am_ tirtmER U~. c LL7 C7 wmm.-~ ®U O~mw ^c ED¢v of ~`~°°,~Um ~v ~U~aU 2~~~_0~~~ o?~~op"o°--' m'Qo d Q1 r E c ~ 2.'~ .,. ° a •+°~ '[~ w C7 c c ~a ` a c is t] - ~,a mE.cU? ~'~°¢m m'° ma°~~om ~~~C7 iv'O `~N~ma~iw~mom°a aas E« -m ~`m N qd wo~co cc~= vC? c C7 ~>c~. ~u~a,~_ ~~~~ N~a mmr ~Ua m =.n 7m ° ~ w ~ L ~ ~ .. ~ ~ '~ a m'~ ~ o m ~n w ~ ~ c S m'^ ~ ro ~ m s7 ~ u ~ c c ~ ~ ~ 4 s Q'm m ~ ~ ` @ ~ w _ " ~L o. o ~~1 XmgIH ~`°~ ~ ca.° a c o c o Fia--m>[7 Qb~mu, -mom a'~ x. t N®n~`amc ~S«m4~ ~N y--O°4 mw ~'^'?.. o~3aA°c~~~~c~-. uy~~o~~ao ~~_p~ ~ N w C a>O m~ pmLL .. a u o 6(Z2 aLu~., m OF C>L a ~ti RipOmc-• -~~e ~ U~ ']~ m o~.-too a Uom~ - N.-° ~°uy ac UyLLC7 ~m-~ ac o ccm m °.o m~m~ =#c7i m c~mm 'o ~-} ~ m- ,~.ow_ ° m?n~c :4-~°ui °o o~~°~p~'a~c ~~~~~-Lm~o ry~jN~ OC 6N~.Y mpj~COmm2:O CQ. "~Op ¢mL OC a~ ~m>AN°Lp3CCm~°°~.~ .Cwa~,O C~m~ p?~O ~ Zwr-dw d~m~U)~~¢d au~mi-.-~~a~U~©da dmn`o~am ~a .~u.5 ~d[L Fmk>HmSnm Vi o~c~ a ~ o a ~ L ~ v , O O . ~ ~~ a, ~ ,} o •~, o ~ J ~ J~5 ~ ..Q rry ~ c ~ .G u '~ {) '~ Ge c. ~ i.+ T GJ ~ fl. '~ L °" sn Q) ~ ~r . ""r ~--V Gf1 7l j f d ~ SAS :d (j r ~ ~ r ~ ~ ~ "~ .N i'S ~ . ~ o b ~ ma a ~ . c ~s s ~, ~ 1 o a~ o ~ ~ ~ ~ ' ~ o .~ w. ~ ~ ~ C, U ~ 47. c~ti `~ rh d? N ~ ~ ~ ~ G p-I . ~ ~ ~ ,yt ~ ~ ice. `~ ~ ~ 1-.r ~ .. -~ ~ ~ ~ ~7y y 1 'L7 v ~~_` ~ e5 ~' R. ' F ~ ~~~'-ao~ 3 ,~ ~ . ~ ~ ~ ~ ', ~ L ~ O N ~ ~ ~ ~ ~ ~ ~ ~ ~ .~ ~ ~ ~ ~ ~ y ~ ~ L ~ ~ ~ -~ ~ y ~ .~ w x °~ '° L o -v z J V s ''~ ~ ° G °' ~ ~- O ~ , v Q w C C iU ~ r :S ~ o ~` ~ ~ v ,'~'~ G, c p, N ~ v ~ .. U ~ , ~ o ° ~ _~ ~ T ~ W -~ as ' = ~ ~ "~ ~ ~y 0. U ^~ ~ Q ar 0 Lr~ ~ a,% a~x a~Ax ~ ~ 3 (~ W E~ z p 3 ~ ~" N '~ '"' ° ~~ ~ ~~~ ~' ~ ~ o ~, ~ ~.. N ~ y ~ Q ~ ~ ~ . W ~ Q T cy r..o ~ a ~ U ~..-~ a ~ ~ ° fl, H ~ ~ ~ ~r °o N Q ~yy bV :~ •d '7 y a a 3 'J J 3 c ~n :~ .© -v_ 0 0 N T :6 /. ill C:i ..rr ~..~ 'O ~' 0 c w O a~ v 3 U. o .N tC 0 N a, 0 ~., ~, U ~, r ~ ~ 0 V 'a x ,~ Q U G .....••.... _ ~• ~Vs ~ ~ i • • ~ • J' • d~ W7 • ~= i (~ ~~. . G ~ h ~.. =, a ~r~ -......••' ~ ~~u~1FV~z . THIS ITEM MAY AFFECT YOUR PROPERTY "~"` PUBLIC NOTICE ~' ~,;~Jr -~; , `= ~~.: NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Tawn of Vail will hold a public hearing in accordance with Section 12-3-fi, Vail Tawn Code, on May 24, 2004, at 2:00 PM in the Tawn of Vail Municipal Building, in consideration af: A request for final review of a variance from 5ec#ian 12-6H-8, Density Control, Vail Town Code, to allow for the conversion of an existing commercial unit to a residen#ial dwelling unit, located at 500 South Frontage Road West, Unit 8-111 (The Wren)/Unplatted, and setting faith details in regard thereto.. Applicant: Michael D. Krohn Planner: Bill Gibson An appeal of an administrative interpretation of Section 12-15-3(A){1){d), Definition, Calculation, and Exclusions Gross Residential Floor Area, Vail Town Code,. pursuant to Section 12-3-3{B), Administrative Action, Vail Town Cade, determining that a proposed unenclosed area shall not be considered (GRFA) in the GRFA calculation for the Purchase Residence, boated at 1310 Greenhill Caurt/Lat 17, Glen Lyon Subdivision, and setting forth details in regard thereto. Appellant: Barry E. Cunningham Planner: Matt Gennett A request for a final review of a major exterior alteration ar modification, pursuant to Section 12- 7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level Hoar of a structure, located at 675 Lionshead Placel(a complete legal description is available far inspection at the Town of Vail Community Development Department upon request}. Applicant: Vail Corporation Planner: George Ruttier The applications and information about the proposals are available for public inspection during regular afl'ice hours at the Tawn of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970} 479-2356, Telephone far the Hearing Impaired, for information. Published May 07, 2004, in the Vail Daily. •