HomeMy WebLinkAbout2008-0922 PECPLANNING AND ENVIRONMENTAL COMMISSION
September 22, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Site Visits:
1. Village Inn Plaza, 68 Meadow Drive
20 M i n utes
A request for a final recommendation to the Vail Town Council on a major amendment to Special
Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development
District, Vail Town Code, to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68 Meadow Drive (Village Inn
Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC080049)
Applicant: Colorado Company, represented by Sherman & Howard, LLC
Planner: Nicole Peterson
ACTION:
MOTION: SECOND: VOTE:
60 M i n utes
2. A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
ACTION:
MOTION: SECOND: VOTE:
5 Minutes
3. A request for a final recommendation pursuant to Section 12-22-4, Adoption of View Corridors
and Section 12-22-5, Amendments, Vail Town Code, to adopt two new view corridors and
amend one existing view corridor in Lionshead, pursuant to the recommendations outlined in
Chapter 4, Recommendations-Overall Study Area, Public View Corridors, Lionshead
Redevelopment Master Plan, and setting forth details in regard thereto. (PEC080051)
Applicant: Town of Vail/Vail Resorts Inc.
Planner: George Ruther/Gerry Arnold
ACTION: Table to October 13, 2008
MOTION: SECOND: VOTE:
Page 1
4. Approval of September 8, 2008 minutes
MOTION: SECOND: VOTE:
5. Information Update
Town Council's appeal of the PEC's approval of Vail Resort's temporary business office is
scheduled for Tuesday, October 7tn
6. 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 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 September 19, 2008, in the Vail Daily.
Page 2
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 22, 2008
SUBJECT: A request for a final recommendation to the Vail Town Council on a major
amendment to Special Development District No. 6, Village Inn Plaza,
pursuant to Article 12-9A, Special Development District, Vail Town Code,
to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68
Meadow Drive (Village Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1,
and setting forth details in regard thereto. (PEC080049)
Applicant: Colondo Company, represented by Sherman & Howard, LLC
Planner: Nicole Peterson
I. SUMMARY
The Applicant, Colondo Company, represented by Sherman & Howard, LLC, has
requested final review by the Planning and Environmental Commission for a
major amendment to Special Development District (SDD) No. 6, Village Inn
Plaza, Phase III, to allow for the conversion of an existing office and retail space
to residential for an addition to an existing dwelling unit, located at 68 Meadow
Drive.
Based upon Staff's review of the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented, the Community
Development Department recommends the Planning and Environmental
Commission forwards a recommendation of denial of the major amendment to
SDD No. 6, Village Inn Plaza.
II. DESCRIPTION OF THE REQUEST
This major amendment request includes the conversion of existing office and
retail space to residential for an approximate 1,483 square foot addition to
existing residential unit #110. The proposed addition is immediately below the
existing unit #110 (Plan sheet A2.2 - Level 95.0') and includes a new exterior
entrance off the pedestrian plaza on the north side of the building, mudroom,
staircase, media room, three bedrooms and four bathrooms. The proposal also
includes the interior reconfiguration of the existing unit #110 level 105.0' and
minor exterior alterations. The proposal does not include any additions outside
the exterior walls of the existing building.
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The addition area is currently occupied by three lessees: a) Digits Nail Boutique
(122 square feet of retail); b) Robinson, Mitchell & Associates (343 square feet of
office), and c) the eastern one-third of To Catch a Cook (1,018 square feet of
retail). The definition of a Major Amendment includes any proposal to change
uses. Therefore, a major amendment to SDD No. 6, Village Inn Plaza, Phase III,
is required, pursuant to Section 12-9A-2, Vail Town Code.
III. BACKGROUND
Special Development District No. 6, Vail Village Inn, was adopted by Ordinance
No. 7, Series of 1976. The subject site was part of the original Town of Vail
created in August of 1966. The subject site is part of Phase II I of the Vail Village
Inn Special Development District (SDD). The various phases of the district have
been amended numerous times since their inception. These amendments affect
projects ranging in scope from minor remodels to construction of the new Vail
Plaza Hotel.
IV. ROLES OF THE REVIEWING BOARDS
Order of Review:
Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for compliance of proposed buildings and site
planning, and final approval by the Town Council.
Planninq and Environmental Commission (PEC):
The PEC shall review the proposal for general compliance with the criteria set
forth in Section 12-9A-8: Design Criteria and Necessary Findings, Vail Town
Code.
Desiqn Review Board:
The Design Review Board has no review authority over a Major or Minor
Amendment to a Special Development District (SDD), but must review any
accompanying Design Review Board application.
Town Council:
Upon receipt of the report and recommendation of the Planning and
Environmental Commission, the Town Council shall set a date for hearing within
the following thirty (30) days. Within twenty (20) days of the closing of a public
hearing on a proposed SDD, the Town Council shall act on the petition or
proposal. The Town Council shall consider but shall not be bound by the
recommendation of the Planning and Environmental commission. The Town
Council may cause an ordinance to be introduced to create or amend a special
development district.
V. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
12-9A: Special Development (SDD) District
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12-9A-1: PURPOSE: The purpose of the special development district is to
encourage flexibility and creativity in the development of land in order to
promote its most appropriate use; to improve the design character and
quality of the new development with the town; to facilifafe the adequate
and economical provision of streets and utilities; to preserve the natural
and scenic features of open space areas; and to further the overall goals
of the community as stated in the Vail comprehensive plan
12-9A-2: DEFINIT/ONS (in part)
Maior Amendment: Any proposal to change uses; increase gross
residential floor area; change the number of dwelling or accommodation
units; modify, enlarge or expand any approved special development
district (other than `minor amendments' as defined in this section).
12-9A-8: DESIGN CRITERIA AND NECESSARY FIND/NGS: Please see
section Vll of this memo which states and discusses Section 12-9A-8.
12-7A: PUBLIC ACCOMODATION (PA) DISTRICT
12-7A-1: PURPOSE: The public accommodation district is intended to
provide sites for lodges and residential accommodations for visitors,
together with such public and semipublic facilities and limited professional
offices, medical facilities, private recreation, commercial/retail and re/ated
visitor oriented uses as may appropriately be locafed within the same
zone district and compatible with adjacent land uses. The public
accommodation district is intended to ensure adequate light, air, open
space, and other amenities commensurate with lodge uses, and to
maintain the desirable resort qualities of the zone district by establishing
appropriate site development standards. Additional nonresidential uses
are permitted as conditional uses which enhance the nature of Vail as a
vacafion community, and where permitted uses are intended to function
compatibly with the high density lodging character of the zone district.
Town of Vail Land Use Plan
Chapter 1— Introduction - 1. Purpose of Project (in part):
This document is intended to serve as a basis from which future decisions may
be made regarding land use within the Valley. The primary focus of the Land
Use Plan has been to address the long-term needs and desires of the Town as it
matures.
Chapter ll — Land Use Plan Goals and Policies:
Staff has included the relevant Goals and Policies of the Land Use Plan in
Section VII, Criteria D, of this memorandum.
Vail Village Master Plan
Staff has included the relevant Objectives and Policies of the Vail Village Master
Plan in Section VII, Criteria D, of this memorandum. The subject property is
within Vail Village Master Plan `Mixed Use Sub-Area #1,' shown below.
MIXED USE SUB-AREA (#1)
The Mixed-Use sub-area is a prominent activity center for Vail Village. It is
distinguished from the Village core by the larger scale buildings and by the limited
auto traffic along East Meadow Drive. Comprised of five major development projects,
this sub-area is characterized by a mixture of residential/lodging and commercial
activity.
There is a great deal of potential for improvements to both public and private facilities in
the area. Among these is the opportunity to develop gateway entries to the Village at the
4-way stop and at the intersection of Vail Road and Meadow Drive. It is also a long term
goal to strengthen the connection between this area and the Village core area by
reinforcing the established pedestrian linkages. Pedestrianization in this area may;
benefit from the development of retail infill with associated pedestrian improvements
along East Meadow Drive and the development of public access to Gore Creek.
A significant increase in the Village's overnight bed base will occur in this sub-area with
the development of the final, phase of the Vail village Inn project. In addition, commercial
and residential/lodging development potential is identified in sub-area concepts 3, 4, 6
and 8. The completion of these projects will essentially leave the sub-area "built out".
#1-1 Vail Villape Inn (Map be/ow)
Final phase of Vail Village Inn project to be completed as established by development
plan for SDD #6. Commercial development at ground, level to frame interior plaza with
greenspace. Mass of buildings shall "step up" from existing pedestrian scale along
Meadow Drive to 4-5 stories along the Frontage Road. Design must be sensitive to
maintaining view corridor from 4-way stop to Vail Mountain. Special emphasis on 1.2,
2.3,2.4,2.6,3.2,4.1,5.1,6.1.
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#1-6 Crossroads Infill (Map below)
Commercial infill over new underground parking lot in conjunction with a/arge public
plaza with greenspace area (existing and new parking demand to be provided on site).
While configuration of infill may be done a number of ways, it is the overall infention to
replace existing surface parking with pedestrian corridors into a commercial area, as well
as to provide a strong building edge on Meadow Drive and streetscape improvements.
Improvement of the planted buffer adjacent to the Frontage Road is also important.
Relocation of loading and delivery functions and entry to parking structure from Frontage
Road is strongly encouraged to reduce traffic on Meadow Drive. Potential to improve fire
access also exists in the redevelopment scheme. Special emphasis on 2.4, 2.5,.2.6, 3.1,
4.1, 5.1, 6.1, 6.2.
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VI
VII
ZONING AND LAND USE
Zoning:
Special Development District No. 6 and
Public Accommodation (PA) District
Land Use Plan Designation: Village Master Plan
Develoqment Standard
Setbacks:
North:
South:
East:
West:
Building Height:
Allowed/Required Existinq
Per Dev. Plan* Per Dev. Plan
Per Dev. Plan* Per Dev. Plan
Per Dev. Plan* Per Dev. Plan
Per Dev. Plan* Per Dev. Plan
Per Dev. Plan* Per Dev. Plan
Proposed
No Change
No Change
No Change
No Change
No Change
Parking: One additional space is required for unit #110, with
the proposed addition/ conversion. The applicant is
proposing to deed one additional space to unit
#110 as shown on sheet A1.3.
Site Coverage:
Landscape Area
Per Dev. Plan* Per Dev. Plan
Per Dev. Plan� Per Dev. Plan
No Change
No Change
" The building bulk control standards are allowed as shown on the approved development plans.
Employee Housing: The proposed addition triggers an employee housing
mitigation requirement under Section 12-24, Vail Town Code (Attachment C).
REVIEW CRITERIA AND FINDINGS
Section 12-9A-8, below, outlines the design criteria for Special Development
Districts. Staff has responded to each of the criteria as they relate to the
proposed conversion of existing office and retail space to residential for an
addition to an existing dwelling unit.
12-9A-8: DESIGN CRITERIA:
The following design criteria shall be used as the principal criteria in evaluating
the merits of the proposed special development district. It shall be the burden of
the applicant to demonstrate that submittal material and the proposed
development plan comply with each of the following standards, or demonstrate
that one or more of them is not applicable, or that a practical solution consistent
with the public interesf has been achieved:
A. Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design,
sca/e, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
6
B.
Staff believes the proposed exterior alterations, including new windows
and a door are compatible with the existing building architecture. There
are no exterior building additions proposed.
Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Staff believes the proposed use change of the existing retail (Digits Nail
Boutique) and office (Robinson, Mitchell & Associates) fronting on the
pedestrian plaza on the north face of the building is inconsistent with the
surrounding uses and activity. The proposed addition will privatize the
pedestrian-level fa�ade and create an un-welcoming, in-active, dark plaza
frontage that will hinder the existing, adjacent retail (Tezla Lingerie) and
showroom (Claggett-Rey Gallery) activity in the pedestrian plaza.
The adjacent property, directly to the east, Solaris, is currently under
construction. The proposed plans include a tunnel that will link the Vail
Village Inn pedestrian plaza (subject property) with the proposed Solaris
plaza and shops. The tunnel, when complete, will provide a pedestrian
connection that increases circulation and vibrancy through the retail
corridor. The pedestrian connection in the subject property retail area is
highlighted as part of the Village pedestrian network, illustrated in the Vail
Village Master Plan -`Parking and Circulation Plan' (below).
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C.
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Compliance with parking and loading requirements as outlined in
Chapter 12-10 of the Vail Town Code.
The proposed addition generates the need for 1 new parking space for Unit
#110. The applicant is proposing to deed an additional parking space to
unit #110 as shown on sheet A1.3 (attached). The proposed addition
meets the required parking.
The provisions of SDD No. 6(Ordinance No. 16, Series of 2004) state the
following with regard to loading and delivery:
Section 5.9. "That the Developer provides a centralized loading/delivery
facility for the use of all owners and tenants within Special
Development District No. 6. Access or use of the facility shall not
be unduly restricted for Special Development District No. 6. The
loading/delivery facility, including docks, berths, freight elevators,
service corridors, etc., may be made available for public and/or
private loading/delivery programs, sanctioned by the Town of Vail,
to mitigate loading/delivery impacts upon the Vail Village
loading/delivery system.'
It shall be noted that any proposal in Phase III, if approved, would require a
link to the loading /delivery system mentioned in the above provision.
Specifically, a condition of approval shall require a new loading and delivery
garage door on the west end of the existing underground parking garage
(Under Building No. 1 in Phase III) that aligns with the Plaza's existing
loading and delivery garage door at the east end of the underground
parking garage, accessed off the South Frontage Road. The garage door
addition will provide loading and delivery services to Phase III and would be
a condition of approval for any proposal in Phase III.
Conformity with the applicable elements of the Vail Comprehensive
Plan.
Staff believes the proposal, to convert existing office and retail space,
fronting on a major pedestrian way in Vail Village, to residential for an
addition to an existing dwelling unit is in conflict with the following sections
of the Town of Vail Land Use Plan and Vail Village Master Plan.
Vail Land Use Plan
Chapter ll — Land Use Plan Goals and Policies (in part):
The goals articulated here ref/ect the desires of the citizenry as expressed
through the series of public meetings held throughout the project. These
goal statements should be used in the evaluation of any development
proposal.
1. General Growth/Development
8
1.1
1.12
Vail should continue to grow in a controlled environment,
maintaining a balance between residential, commercial and
recreational uses to serve both the visitor and the permanent
resident.
Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
3. Commercial
3.4 Commercial prowth should be concentrated in existinp commercial
areas to accommodate both local and visitor needs.
4. Villape Core / Lionshead
4.1 Future commercial development should continue to occur
primarilv in existinq commercial areas. Future commercial
development in the Core areas needs to be carefullv controlled to
facilitate access and deliverv.
4.2 Increased densitv in the Core areas is acceptable so lonq as the
existinq character of each area is preserved through
implementation of the Urban Design Guide Plan and the Vail
Village Master Plan.
Vail Village Master Plan
2.4 Obiective:
Encouraqe the development of a varietv of new commercial
activitv where compatible with existinp land uses.
2.4.1 Policv:
Commercial infill development consistent with established
horizontal zoninq repulations shall be encouraqed to provide
activitv qenerators, accessible qreenspaces, public plazas,
and streetscape improvements to the pedestrian network
throuphout the Villape.
2.6 Obiective:
Encourage the development of affordable housing units through
the efforts of the private sector.
3.1 Obiective:
Phvsicallv improve the existinp pedestrian wavs bv
landscapinq and other improvements.
3.1.1 Policv:
Private development proiects shall incorporate streetscape
improvements (such as paver treatments, landscapinp,
liphtinp and seatinp areas), alonp adlacent pedestrian waVs
9
3.3 Obiective:
Encourape a wide varietv of activities, events., and street life
alonp pedestrian wavs and plazas.
3.3.1 Policv;
The Town encouraqes a requlated proqram of outdoor
street activitv in predetermined locations throuphout the
Villaqe"
4.1 Obiective:
Improve existing open space areas and create new plazas with
greenspace and pocket parks. Recognize the different ro/es of
each type of open space in forming the overall fabric of the
Village.
4.1.2 Policv:
The development of new public p/azas, and improvements
to existinp plazas (public art, streetscape features, seatinp
areas, etc.) shall be stronqlv encouraped to reinforce their
roles as attractive people places.
E. Identification and mitigation of natural and/or geologic hazards that
affect the property on which the special development district is
proposed.
According to the Official Town of Vail Geologic Hazard Maps, the proposed
additions are not located in any geologically sensitive areas or within the
100-year floodplain of Gore Creek or its tributaries.
F. Site plan, building design and location and open space provisions
designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality
of the community.
The proposed addition does not disturb any natural features or vegetation.
G. A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation.
The proposed conversion of existing office and retail space to residential for
an addition to an existing dwelling unit on the existing pedestrian plaza level
will be detrimental to the pedestrian/ visitor experience by limiting the
activity and vibrancy on the pedestrian circulation corridor. As mentioned in
Criteria B, above, the subject property pedestrian plaza is part of the Village
Pedestrian Network, designated in the Vail Village Master Plan —`Parking
and Circulation Plan.'
It shall be noted that any proposed changes to Building No. 2 of Phase III
(subject property), if approved, shall require the improvement of the
pedestrian walkway, pursuant to policies in the Vail Village Master Plan, on
10
the east side of Building No. 2, connecting the north pedestrian plaza with
the East Meadow Drive walkway. Improvements shall include, but not be
limited to, resurfacing, landscaping and ADA (American's with Disability
Act) compliance.
H. Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and
functions.
No changes to landscaping are proposed through this request. However, if
approved, Staff would recommend a condition of approval be added to
improve the landscaping on the east side of Building No. 2 along the
pedestrian walkway.
Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of
the special development district.
The addition is not proposed in phases.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of denial for a major
amendment to Special Development District No. 6, Village Inn Plaza, pursuant to
Article 12-9A, Special Development District, Vail Town Code, to the Vail Town
Council. Staff's recommendation is based upon the review of the criteria found in
Section VI I of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of denial to the Vail Town Council of this proposed amendment
to a Special Development District, the Department of Community Development
recommends the Commission pass the following motion:
"The Planning and Environmental Commission recommends denial of a
major amendment to Special Development District No. 6, Village Inn
Plaza, pursuant to Article 12-9A, Special Development District, Vail Town
Code, to allow for the conversion of an existing office and refail space to
residential for an addition to an existing dwelling unit, located at 68
Meadow Drive (Village Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1,
and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to forward a
recommendation of denial to the Vail Town Council of this proposed amendment
to a Special Development District, the Department of Community Development
recommends recommends the Commission makes the following findings:
"The Planning and Environmental Commission finds:
1. That the amendment is in-consistent with the applicable e/ements of
the adopted goals, objectives and policies outlined in the Vail
11
Comprehensive Plan and is in-compatible with the development
objectives of the Town, based upon the review outlined in Section Vll
of the Staff's September 22, 2008, memorandum to the Planning and
Environmental Commission; and
2. That the amendment does not further the general and specific
purposes of the Zoning Regulations, based upon the review outlined
in Section Vll of the Staff's September 22, 2008, memorandum to the
Planning and Environmental Commission; and
3. That the amendment does not promofe the health, safety, morals,
and general welfare of the Town, and does not promote the
coordinated and harmonious development of the Town in a manner
that conserves and enhances its natural environment and its
established character as a resort and residential community of the
highest quality, based upon the review outlined in Section Vll of the
Staff's September 22, 2008, memorandum to the Planning and
Environmental Commission.
IX. ATTACHMENTS
A. Vicinity Map
B. Proposed Architectural Plans
C. Inclusionary Zoning (Employee Housing) Requirement
D. Neighbor Email - Claggett/Rey Gallery
E. Citizen Email — Digit's Salon
12
Attachment A: Vicinity Map
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26
Attachment C:
Inclusionary Zoning Requirement
Section 12-24, Vail Town Code
Colondo Company Addition
Legal Description: Lot O, Block SD, Vail Villagc Filing 1
PEC 08-0049
I. Net Ncw GRFA for Colondo Company Rcsidcncc
A. Resideiltial Increase = Inclusionary Zoiung
I�lcrease iil GRFA = 1483 sq ft increase
Iilclusionary Zoning requirement = 10 percent of net new residential sq ft
1483 sq ft x 10 %=148.3 sq ft required deed restrictied employcc
housing
B. Possible Method of Mitigation for Inclusionary Zoning
l. Fee-in-Lieu
i. Provide a fee-in-lieu payment to the Town of Vail of
148.3 sq ft x�301.65 / sq ft=�44,734.70
II. Paymenti of the Fee-in-Lieu
A. Pa}nnent of the fee-in-lieu of �44,734.70 must be paid prior to the issuance
of a building permit for the project
27
Attachment D:
Neighbor Email - Claggett/Rey Gallery
»> "Bill Rey" <billC�a claggettrey.com> 09/03/2008 1:33 PM »>
Hello Nicole and Warren,
I have received the word that there is interest in changing the
commercial spaces ne� to our gallery to residential. I have some
definite concerns regarding this. First those commercial spaces do
create traffic at this time and since I have been here in the plaza for
almost 20 years and have endured the re-development of the Plaza Hotel
and now Solaris which have impacted pedestrian traffic big time for
years, and years to come so I am very concerned.
Thank you for considering this request and I will look forward to
hearing from you.
Sincerely,
Bill Rey
Claggett/Rey Gallery
No virus found in this incoming message.
Checked by AVG - http://www.avg.com
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2�
Attachment E:
Citizen Email — Digit's Salon
Frorr�: �citer�11�5cna�7aal.cams
to. �np�tersan r�va��gov_cman�
aa€e: asra��zaos �:�s ��n
Suf�ject; Rezon�ng
As a lqng time VaiC resider�� I arr� writing �o aoic� rny concern ov�r ihs cezor�ing +af Digits t4 a V�af �laza
canda. f am urging you ia 'ke�p Qigits in bus'tr�ess Eo �il! tf�e need� of focals, �r�d to offer a�rariety of
businesses not just Iadgir�g ir� tfi�e �I�za area. f?i�iks giv�s Icscals an excuse to come into V"ail and see
what as happenirag and tf�at leads to shoppic�g and dini�g! 1Ne need rnore business@s in Vail Village nvt
more residerrces.
Si�cerely, �3eborah Tennant 47fi-8623
5ent �ia Bfa�kBerry try AT&i
29
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 22, 2008
SUBJECT: A request for a work session for review of a major exterior alteration, pursuant to
Section 12-7H-7, Exterior Alterations or Modifications; and requests for
conditional use permits, pursuant to Section 12-7H-2, Permitted and Conditional
Uses, Basement or Garden Level; Section 12-7H-3, Permitted and Conditional
Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional Uses;
Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing
units, conference facilities and meeting rooms on the basement level, multi-family
dwelling units on the first floor, and an eating and drinking establishment on the
second floor, located at 250 South Frontage Road West/Lot 2, Block 1, Vail
Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
I. SUMMARY
The purpose of today's work session hearing with the Planning and Environmental
Commission is to allow the applicant, HCT Development, represented by TJ Brink, an
opportunity to present the major exterior alteration application for the proposed Fairmont
via the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road
West. The desired outcome of the hearing is for the Planning and Environmental
Commission to understand the proposed development in terms of bulk, mass, height,
and operation, and how this relates to relevant portions of the Vail Comprehensive Plan
and Vail Town Code. The Commission is also being asked to provide comments to
guide the applicant towards a final review.
The Commission is not being asked to take any formal action on this application at this
time. As such, Staff is not providing a formal recommendation until final review is
requested. Staff and the applicant request that the Planning and Environmental
Commission tables this application to the Commission's October 13, 2008, hearing for
further review and discussion.
II. DESCRIPTION OF THE REQUEST
The key elements of The Fairmont Vail proposal, found in Attachment A for reference,
include:
• Two development review applications, including a maior exterior alteration
application, as required by the LMU-1 District for the demolition and rebuild of the
structure and a conditional use permit application for accommodation units,
multiple-family residentia/ dwelling units, conference facilities and meeting rooms,
located on the basement or garden level and for accommodation units and multi-
family dwelling units on the first floor or street level of the structure.
• Demo/rebuild including 91 dwelling units (72 net new) and 128 accommodation units
(0 net new)
• Amenities including a front desk, lobby, lounge area, pool, hot tubs, deli, restaurant,
specialty bar, fitness and spa amenities, hotel retail and meeting/conference space
• 254 parking spaces in two below grade floors, additional surface parking spaces at
the porte cochere, and a loading dock
• Potential mitigation of development impacts including employee housing mitigation, a
pedestrian path on the west side of Middle Creek, and public art
III. BACKGROUND
The Evergreen Lodge, consisting of 128 hotel rooms and 19 dwelling units, was built in
1974. On April 1, 1986, Special Development District #14 (Doubletree Hotel) was
established by the adoption of Ordinance No. 5, Series of 1986. SDD #14 was amended
in 1989 and 1990 to further clarify requirements for redevelopment. On September 6,
2005, the Vail Town Council adopted Resolution No. 15, Series of 2005, which extended
the Lionshead Redevelopment Master Plan study area to include the Evergreen Lodge,
and provided specific recommendations for the redevelopment of the property. On
December 20, 2005, the Vail Town Council adopted Resolution No. 23, Series of 2005,
adopting more specific recommendations for the Evergreen Lodge redevelopment,
including setbacks from the Frontage Road and a potential transit stop. The Council
also adopted Ordinance No. 33, Series of 2005, which repealed SDD #14 and rezoned
the Evergreen Lodge from High Density Multiple Family (HDMF) District to Lionshead
Mixed Use 1(LMU-1) District. On July 14, 2008, the Planning and Environmental
Commission held a worksession to introduce the application, the development team, and
the relevant planning documents.
IV. ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of the
Design Review Board, Planning and Environmental Commission and Town Council on
the various applications submitted on behalf of HCT Development.
A. Exterior Alteration/Modification in the Lionshead Mixed-Use 1(LMU-1)
District
Order of Review: Generally, applications will be reviewed first by the Planning and
Environmental Commission for impacts of use/development and then by the Design
Review Board for compliance of proposed buildings and site planning.
The Planninq and Environmental Commission is responsible for final
approval/denial of a Major/Minor Exterior Alteration. The Planning and
Environmental Commission shall review the proposal for compliance with the
adopted criteria. The Planning and Environmental Commission's approval "shall
constitute approval of the basic form and location of improvements including
siting, building setbacks, height, building bulk and mass, site improvements and
landscaping."
The Desiqn Review Board has no review authority on a Major or Minor Exterior
Alteration, but must review any accompanying Design Review Board application.
The Town Council presides over appeals, which they can also file, which cal up the
actions of Design Review Board or Planning and Environmental Commission Town
2
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.
B. Conditional Use Permit (CUP)
Order of Review: Generally, applications will be reviewed first by the Planning and
Environmental Commission for acceptability of use and then by the Design Review
Board for compliance of proposed buildings and site planning.
The Planninq and Environmental Commission is responsible for final
approval/denial of CUP. The Planning and Environmental Commission shall
review the request for compliance with the adopted conditional use permit criteria
and make findings of fact with regard to the project's compliance.
The Desiqn Review Board has no review authority on a CUP, but must review any
accompanying Design Review Board application.
The Town Council presides over appeals, which they can also file, which cal up the
actions of Design Review Board or Planning and Environmental Commission 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.
V. APPLICABLE DOCUMENTS
TITLE 12, ZONING REGULATIONS
ARTICLE 12-7H: LIONSHEAD MIXED USE 1(LMU-1) DISTRICT (IN PART)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone district is intended to provide sites for a mixture of
multiple-family dwellings, lodges, hote/s, fractiona/ fee clubs, time shares, lodge dwelling
units, restaurants, offices, skier services, and commercia/ establishments in a clustered,
unified deve/opment. Lionshead Mixed Use 1 zone district, in accordance with the
Lionshead Redeve/opment Master P/an, is intended to ensure adequate light, air, open
space and other amenities appropriate to the permitted types of buildings and uses and
to maintain the desirab/e qualities of the District by establishing appropriate site
deve/opment standards. This District is meant to encourage and provide incentives for
redeve/opment in accordance with the Lionshead Redeve/opment Master P/an.
This Zone District was specifically deve/oped to provide incentives for properties to
redeve/op. The ultimate goal of these incentives is to create an economically vibrant
lodging, housing, and commercial core area. The incentives in this Zone District include
increases in allowable gross residentia/ f/oor area, building height, and density over the
previously established zoning in the Lionshead Redeve/opment Master P/an study area.
The primary goa/ of the incentives is to create economic conditions favorab/e to inducing
private redeve/opment consistent with the Lionshead Redeve/opment Master P/an.
Additionally, the incentives are created to he/p finance public off-site improvements
adjacent to redeve/opment projects. With any deve/opment/redeve/opment proposal
taking advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicyc/e access, public plaza
redeve/opment, public art, roadway improvements, and similar improvements.
3
NOTE: LAND USES INCLUDED IN TH/S APPL/CAT/ON ARE /N BOLD AND
UNDERLINED.
12-7H-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL:
I-1
�
Definition: The "basement" or "garden level" shall be defined as that f/oor
of a building that is entirely or substantially be/ow grade.
Permitted Uses: The following uses shall be permitted in basement or
garden leve/s within a structure:
Banks and financial institutions.
Commercia/ ski storage.
Eating and drinking establishments.
Personal services and repair shops.
Professiona/ offices, business offices and studios.
Public or private /ockers and storage.
Recreation facilities.
Retail establishments.
Skier ticketing, ski school, skier services, and daycare.
Trave/ agencies.
Additional uses determined to be similar to permitted
this subsection, in accordance with the provisions of
this Tit/e.
uses described in
Section 12-3-4 of
C. Conditional Uses: The following uses shall be permitted in basement or
garden leve/s within a structure, subject to issuance of a conditional use
permit in accordance with the provisions of Chapter 16 of this Tit/e:
Conference facilities and meetinp rooms.
Liquor stores.
Lodpes and accommodation units.
Major arcade.
Multiple-familv residential dwellinp units, time-share units, fractional
fee clubs, lodge dwelling units, and emp/oyee housing units (Type lll
(EHU) as provided in Chapter 13 of this Tit/e).
Radio, TV stores, and repair shops.
Theaters.
Additional uses determined to be similar to conditional uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of
this Tit/e.
12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET
LEVEL:
A. Definition: The "first f/oor" or "street /evel" shall be defined as that f/oor of
the building that is /ocated at grade or street /eve/ a/ong a pedestrianway.
B. Permitted Uses: The following uses shall
street level within a structure:
Banks, with walk-up teller facilities.
Eatinp and drinkinp establishments.
Recreation facilities.
Retail stores and establishments.
be permitted on the first f/oor or
Skier ticketing, ski school, skier services, and daycare.
4
Trave/ agencies.
Additional uses determined to be similar to permitted uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of this
Tit/e.
C. Conditiona/ Uses: The following uses shall be permitted on the first f/oor or
street /eve/ f/oor within a structure, subject to issuance of a conditional
use permit in accordance with the provisions of Chapter 16 of this Tit/e:
Barbershops, beauty shops and beauty parlors.
Conference facilities and meeting rooms.
Financial institutions, other than banks.
Liquor stores.
Lodpes and accommodation units.
Multiple-familv residential dwellinq units, time-share units, fractional
fee clubs, lodge dwelling units, and employee housing units (Type lll
(EHU) as provided in Chapter 13 of this Tit/e).
Radio, TV stores, and repair shops.
Additional uses determined to be similar to conditional uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of this
Tit/e.
12-7H-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE:
A. Permitted Uses; Exception: The following uses shall be permitted on those
f/oors above the first f/oor within a structure:
Lodqes and accommodation units.
Multiple-familv residential dwellinq units, time-share units, fractional
fee clubs, lodge dwelling units, and employee housing units (Type lll
(EHU) as provided in Chapter 13 of this Tit/e).
Additional uses determined to be similar to permitted uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of this
Tit/e.
12-7H-6: ACCESSORY USES:
The following accessory uses shall be permitted in the Lionshead Mixed Use 1 zone
district:
Home occupations, subject to issuance of a home occupation permit in accordance with
the provisions of Section 12-14-12 of this Tit/e.
Loadinq and delivery and parkinq facilities customarily incidental and accessory
to permitted and conditional uses.
Minor arcade.
Offices, lobbies, laundry, and other facilities customarily incidental and accessory
to hotels, lodqes, and multiple-familv uses.
Outdoor dininp areas operated in coniunction with permifited eatinp and drinkinp
establishments.
Swimminq poo/s, tennis courts, patios or other recreation facilities customarily
incidental to permitted residential or lodqe uses.
Other uses customarily incidenta/ and accessory to permitted or conditional uses, and
necessary for the operation thereof.
12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required: The construction of a new building or the a/teration of
an existing building that is not a major exterior a/teration as described in
subsection 8 of this section shall be reviewed by the design review board
in accordance with chapter 11 of this tit/e.
1. Submittal ltems Required: The submittal items required for a
project that is not a major exterior a/teration shall be provided in
accordance with section 12-11-4 of this tit/e.
8. Major Exterior A/teration: The construction of a new building or the
a/teration of an existing building which adds additiona/ dwelling units,
accommodation units, fractiona/ fee club units, timeshare units, any
project which adds more than one thousand (1,000) square feet of
commercia/ f/oor area or common space, or any project which has
substantia/ off site impacts (as determined by the administrator) shall be
reviewed by the planning and environmenta/ commission as a major
exterior a/teration in accordance with this chapter and section 12-3-6 of
this tit/e. Any project which requires a conditional use permit shall a/so
obtain approva/ of the planning and environmental commission in
accordance with chapter 16 of this tit/e. Complete applications for major
exterior a/terations shall be submitted in accordance with administrative
schedules deve/oped by the department of community deve/opment for
planning and environmenta/ commission and design review board review.
1. Submittal Items Required, Major Exterior A/teration: The following
submittal items are required:
a. Application: An application shall be made by the owner of
the building or the building owner's authorized agent or
representative on a form provided by the administrator.
Any application for condominiumized buildings shall be
authorized by the condominium association in conformity
with all pertinent requirements of the condominium
association's dec/arations.
b. Application; Contents: The administrator shall establish the
submittal requirements for an exterior alteration or
modification application. A complete list of the submittal
requirements shall be maintained by the administrator and
filed in the department of community deve/opment. Certain
submittal requirements may be waived and/or modified by
the administrator and/or the reviewing body if it is
demonstrated by the applicant that the information and
materia/s required are not re/evant to the proposed
deve/opment or applicab/e to the planning documents that
comprise the Vail comprehensive plan. The administrator
and/or the reviewing body may require the submission of
additional plans, drawings, specifications, samples and
other materia/s if deemed necessary to properly evaluate
the proposal.
C. Work Sessions/Conceptua/ Review: If requested by either the applicant or
the administrator, submitta/s may proceed to a work session with the
planning and environmenta/ commission, a conceptual review with the
design review board, or a work session with the town council.
D. Hearing: The public hearing before the planning and environmental
commission shall be he/d in accordance with section 12-3-6 of this tit/e.
The planning and environmenta/ commission may approve the application
as submitted, approve the application with conditions or modifications, or
6
deny the application. The decision of the planning and environmental
commission may be appea/ed to the town council in accordance with
section 12-3-3 of this tit/e.
E. Lapse Of Approval: Approva/ of an exterior a/teration as prescribed by
this artic/e shall lapse and become void two (2) years following the date of
approva/ by the design review board unless, prior to the expiration, a
building permit is issued and construction is commenced and diligently
pursued to comp/etion. Administrative extensions shall be allowed for
reasonab/e and unexpected de/ays as long as code provisions affecting
the proposal have not changed.
12-7H-8: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the evidence
before the P/anning and Environmenta/ Commission and the Design Review Board that
the proposed exterior a/teration or new deve/opment is in compliance with the purposes
of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with
applicab/e e/ements of the Lionshead Redeve/opment Master P/an and that the proposal
does not otherwise have a significant negative effect on the character of the
neighborhood, and that the proposa/ substantially complies with other applicab/e
e/ements of the Vail comprehensive plan.
12-7H-9: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet of buildab/e
area.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten feet (10 j unless otherwise specified in the
Lionshead redeve/opment master p/an as a build-to line.
12-7H-11: HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy-one feet (71) with a
maximum height of 82.5 feet, as further defined by the Lionshead redeve/opment master
p/an. All deve/opment shall comply with the design guidelines and standards found in
the Lionshead redeve/opment master plan. F/exibility with the standard, as incorporated
in the Lionshead redeve/opment master plan, shall be afforded to redeve/opment
projects which meet the intent of design guidelines, as reviewed and approved by the
design review board.
12-7H-12: DENSITY (DWELLING UNITS PER ACRE):
Up to a thirty three percent (33%) increase over the existing number of dwelling units on
a property or thirty five (35) dwelling units per acre, whichever is greater shall be
allowed. For the purpose of calculating density, emp/oyee housing units,
accommodation units, attached accommodation units, timeshare units, and fractional fee
club units shall not be counted as dwelling units. Additionally, a"lodge dwelling unit", as
defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the
purpose of calculating density.
12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residentia/ f/oor area shall be allowed
for each one hundred (100) square feet of buildab/e site area, or an increase of thirty
three percent (33%) over the existing GRFA found on the property, whichever is greater.
Multiple-family dwelling units in this zone district shall not be entit/ed to additiona/ gross
7
residential f/oor area under section 12-15-5, "Additional Gross Residentia/ F/oor Area
(250 Ordinance) ", of this tit/e.
12-7H-14: SITE COVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site area, unless
otherwise specified in the Lionshead redeve/opment master plan.
12-7H-15: LANDSCAPING AND SITE DEVELOPMENT:
At /east twenty percent (20%) of the total site area shall be /andscaped, unless otherwise
specified in the Lionshead redeve/opment master plan.
12-7H-16: PARKING AND LOADING:
Off street parking and /oading shall be provided in accordance with chapter 10 of this
tit/e. At /east one-ha/f (1/2) the required parking shall be located within the main building
or buildings.
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/deve/opers shall a/so be responsible for mitigating direct impacts of
their deve/opment on public infrastructure and in all cases mitigation shall bear a
reasonable re/ation to the deve/opment impacts. Impacts may be determined based on
reports prepared by qualified consultants. The extent of mitigation and public amenity
improvements shall be ba/anced with the goa/s of redeve/opment and will be determined
by the planning and environmenta/ commission in review of deve/opment projects and
conditional use permits. Mitigation of impacts may include, but is not limited to, the
following: roadway improvements, pedestrian walkway improvements, streetscape
improvements, stream tract/bank improvements, public art improvements, and similar
improvements. The intent of this section is to only require mitigation for large scale
redeve/opment/deve/opment projects which produce substantia/ off site impacts.
VAIL LAND USE PLAN (IN PART)
The Vail Land Use P/an was initiated in 1985 and adopted in 1986 by the Vail Town
Council. The main purpose of the Land Use P/an is two-fo/d:
1. To articulate the /and use goa/s of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use P/an is intended to serve as a basis from which future /and use
decisions may be made within the Town of Vail. The goa/s, as articulated within the
Land Use P/an, are meant to be used as adopted policy guidelines in the review process
for new deve/opment proposa/s. In conjunction with these goa/s, land use categories
are defined to indicate genera/ types of /and uses which are then used to deve/op the
Vail Land Use Map. The Land Use P/an is not intended to be regulatory in nature, but is
intended to provide a genera/ framework to guide decision making. Where the /and use
categories and zoning conflict, existing zoning controls deve/opment on a site.
The Vail Land Use P/an contains the following goa/s:
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
ba/ance between residential, commercia/ and recreational uses to serve
both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of deve/opment should be maintained and upgraded
whenever possib/e.
0
1.12 Vail should accommodate most of the additiona/ growth in existing
deve/oped areas (infill areas).
1.13 Vail recognizes its stream tract as being a desirable /and feature as well
as its potentia/ for public use.
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its ro/e as a destination resort while
accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders
should work together c/osely to make existing facilities and the Town
function more efficiently.
2.3 The ski area owner, the business community and the Town leaders
should work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
2.5 The community should improve non-skier recreationa/ options to improve
year-round tourism.
2.7 The Town of Vail should improve the existing park and open space /ands
while continuing to purchase open space.
3.0 Commercial
3.1 The hote/ bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best /ocation for hote/s to serve
the future needs of the destination skiers.
3.3 Hote/s are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercia/ growth should be concentrated in existing commercia/ areas
to accommodate both /oca/ and visitor needs.
3.5 Entertainment oriented business and cultura/ activities should be
encouraged in the core areas to create diversity. More nighttime
businesses, on-going events and sanctioned "street happenings" should
be encouraged.
4.0 Village Core / Lionshead
4.1 Future commercia/ deve/opment should continue to occur primarily in
existing commercia/ areas. Future commercia/ deve/opment in the Core
areas needs to be carefully controlled to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so /ong as the existing
character of each area is preserved thorough implementation of the
Urban Design Guide P/an.
4.3 The ambiance of Vail Village is important to the identity of Vail and should
be preserved. (sca/e, alpine character, small town feeling, mountains,
natura/ setting, intimate size, cosmopolitan feeling, environmental quality.)
4.4 The connection between the Village Core and Lionshead should be
enhanced through:
a) Installation of a new type of people mover.
b) Improving the pedestrian system with a creatively designed
connection, oriented toward a nature walk, alpine garden, and/or
sculpture plaza.
c) New deve/opment should be controlled to limit commercial uses.
5.0 Residential
9
5.1 Additional residentia/ growth should continue to occur primarily in existing,
platted areas and as appropriate in new areas where high hazards do not
exist.
5.2 Quality time-share units should be accommodated to help keep
occupancy rates up.
5.3 Affordab/e employee housing should be made availab/e through private
efforts, assisted by limited incentives, provided by the Town of Vail with
appropriate restrictions.
5.4 Residentia/ growth should keep pace with the marketplace demands for a
full range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additiona/ emp/oyee housing needs should be accommodated at varied
sites throughout the community.
Chapter 6, Section 4: LRMP Lionshead Redeve/opment Master P/an
Included in this category are those properties which are identified as being included in
the Lionshead Redeve/opment Master P/an boundaries. Properties /ocated within this
land use category shall be encouraged to redeve/op, per the Master P/an
recommendations, as it has been found that it is necessary in order for Vail to remain a
competitive four-season resort. Uses and activities for these areas are intended to
encourage a safe, convenient and an aesthetically-pleasing guest experience. The
range of uses and activities appropriate in the Lionshead Redeve/opment Master P/an
(LRMP) land use category may include skier and resort services, ski lifts, ski trails, base
facilities, public restrooms, ticket sa/es, clubs, public plazas, open spaces, parking and
loading/delivery facilities/structures, public utilities, residential, lodges, accommodation
units, deed restricted employee housing, retail businesses, professiona/ and business
offices, personal services, and restaurant uses.
LIONSHEAD REDEVELOPMENT MASTER PLAN (IN PART)
Chapter 2, Introduction
2.1 Purpose of the Master Plan (in part)
"This master plan was initiated by the Town of Vail to encourage
redeve/opment and new deve/opment initiatives in the Lionshead study
area. Both public and private interests have recognized that Lionshead
today lacks the economic vitality of Vail and fails to offer a world c/ass
resort experience. Lionshead's economic potential has been inhibited by
a number of recurrent themes:
• Lack of growth in accommodation units ("hot beds');
• Poor retail quality,�
• Deterioration of existing buildings;
• Uninteresting and disconnected pedestrian environment;
• Mediocre architectura/ character,� and the
• Absence of incentives for redeve/opment.
This master is a comprehensive guide for property owners proposing to
undertake deve/opment or redeve/opment of their properties and the
municipa/ officia/s responsible for planning public improvements. The plan
outlines the Town's objectives and goa/s for the enhancement of
Lionshead and proposes recommendation, incentives, and requirements
forredeve/opment and new deve/opment."
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2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to
outline the important issues to be addressed in the master p/an and to
provide a policy framework for the master planning process.
2.3.1 Renewa/ and Redevelopment
Lionshead can and should be renewed and redeve/oped to
become a warmer, more vibrant environment for guests and
residents. Lionshead needs an appealing and coherent identity, a
sense of place, a personality, a purpose, and an improved
aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additiona/ activities
and amenities such as performing arts venues, conference
facilities, ice rinks, streetscape, parks and other recreational
improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewa/ and
redeve/opment in Lionshead must promote improved occupancy
rates and the creation of additiona/ bed base ( live beds" or "warm
beds') through new lodging products. Live beds and warm beds
are best described as residentia/ or lodging rooms or units that are
designed for occupancy by visitors, guests, individuals, or families
on a short term rental basis. In order to improve occupancy rates
and create additiona/ bed base in Lionshead, applications for new
deve/opment and redeve/opment projects which include a
residential component shall provide live beds in the form of
accommodation units, fractiona/ fee club units, lodge dwelling
units, timeshare units, attached accommodation units (i.e., lock-off
units), or dwelling units which are included in a voluntary rental
management program and availab/e for short term rental. Further,
it is the expressed goa/ of this P/an that in addition to creating
additional bed base through new lodging products, there shall be
no net /oss of existing live beds within the Lionshead
Redevelopment Master P/an study area.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicyc/e and mass transit traffic
must be improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation
systems, parking, utilities, loading and delivery systems, snow
remova/ and storage capacity) and its public and private services
must be upgraded to support redeve/opment and revitalization
efforts and to meet the service expectations of our guests and
residents.
2.3.6 Creative Financing for Enhanced Private Profits and Public
Revenues
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Financially creative and fiscally realistic strategies must be
identified so that adequate capital may be raised from all possib/e
sources to fund desired private and public improvements.
Chapter 4, Master Plan Recommendations — Overall Study Area
This section of the master plan addresses issues that affect Lionshead as a who/e.
These issues, and recommendations to address them, should be considered in all
planning and policy decisions as Lionshead deve/ops.
4.1 Underlying Physical Framework of Lionshead (in part)
The Lionshead resort area (that portion of the study area north of Gore
Creek) is a mixed-use urban environment with severa/ discernib/e /and-
use sub-areas, or "hubs" (see Map N). A/though the hubs overlap
somewhat, there is no consistent and comprehensive pedestrian
connection between them. The primary goa/ of the master plan is to
create a visually interesting and functionally efficient pedestrian
environment that connects the hubs to create a cohesive and memorab/e
resort environment.
4.1.1 Lionshead Master Plan Concept
Two primary pedestrian streets form the backbone of Lionshead's
physica/ plan: an east-west corridor connecting Dobson Ice Arena
with the west end of Lionshead and a north-south corridor
connecting the proposed north day lot transportation center with
the ski yard. The circulation system and new retail and /odging
components will follow the underlying pattern set by these
corridors (see Map T) and the entry porta/s associated with them.
4.1.2 East Lionshead - Civic Hub
The civic hub of Lionshead is comprised of Dobson Ice Arena, the
Vail public library, the Lionshead public parking structure, and the
proposed Vail Civic Center site on the east end of the parking
structure. A/though this area a/so contains several lodging
properties and may support office or retail deve/opment in the
future, all p/anning and design decisions here should be respectful
of and compatib/e with these civic components.
4.1.4 Resort Lodging Hub
This area of Lionshead is /ocated just west of the Lionshead retail
core and is comprised almost exclusively of high-density
residentia/ and /odging products. All future planning and design
decisions in this area should work to reinforce the residential
nature of the neighborhood and retain the sense of privacy
desired by individual properties. New deve/opment in this area
should aim for quieter pedestrian streets, well-defined pedestrian
connections, more intensive /andscaping and higher quality
streetscape deve/opment.
4.2 Connection to Vail Village
The /ack of connection between Lionshead and Vail Village was identified
early in the master p/anning process. A/though both West Meadow Drive
and East Lionshead Circle connect the village to Lionshead, the
pedestrian systems a/ong this corridor are poor and the streetscape has
no consistent visua/ character. The eastern entry to the Lionshead study
12
area is at Midd/e Creek (at the Vail public library and Dobson Ice Arena),
but the true entrance to the Lionshead retail core is at the western end of
the Lionshead parking structure. Pedestrian connections should be
sensitive to the residential uses on West Meadow Drive and East
Lionshead Circle. It is a/so important that they be continuous from the
intersection of Vail Road and East Meadow Drive in Vail to the west end
of the parking structure in Lionshead. The Town of Vail Streetscape
Master P/an recommendations for West Meadow Drive should be
implemented in a way that is consistent in design and character with the
entire Vail Village/ Lionshead connection.
4.3 Connections to the Natural Environment
One of the outstanding characteristics of Vail Village is its spectacular
visua/ connection to Vail Mountain, particularly the protected view
corridors up Bridge Street from the village parking structure and toward
the Gore Range from East Meadow Drive. Over the years the village has
a/so strengthened its physical connections to the natura/ environment by
improving creekside parks and trails and by integrating /andscape into the
built environment at every opportunity.
Lionshead has no similarly strong connection to the natura/ environment
even though it is situated even c/oser to the base of the mountain. To
remedy this critical deficiency, the following recommendations are made:
4.3.1 Visual Connections
As deve/opment and redeve/opment occur in Lionshead, it will be
vita/ to protect visua/ connections to the ski mountain. These
visual re/ationships strengthen the identity of Lionshead as an
alpine resort and provide a visual reference that helps Lionshead
visitors to find their way through the core. Visua/ connections to
the natura/ environment should be established utilizing the
following techniques:
4.3.1.1 View Corridors
Creating and establishing view corridors is an effective way
to link the urban core of Lionshead visually to the natural
environment of Gore Creek and the mountain. The master
plan is recommending the creation of severa/ dedicated
public view corridors. In addition, all private deve/opment
and redeve/opment should endeavor to create visual
connections from and through their properties.
View corridors do not have to be expansive to be effective.
In many cases, a s/ender but well targeted view corridor
can be just as effective as a broad view. Nor do visual
connections have to be continuous; they can reoccur,
providing intermittent views from different ang/es.
4.3.1.2.1 North-South Orientation of Buildings
The predominant east-west orientation of buildings in
Lionshead acts as a visua/ and physica/ barrier,
interrupting the connection to the natura/ environment.
It should be a priority in future deve/opment and
redeve/opment to orient vertical building masses a/ong
13
a north-south axis whenever possib/e. This will help to
accomplish the following objectives:
a. Sun Access
During the winter months, the sun is low in the
southern sky, providing the greatest so/ar exposure
to the south faces of buildings and to streets and
spaces open to the south. A north-south
orientation of building masses will increase the
amount of sun reaching the Lionshead pedestrian
core and the buildings to the north.
b. Views from New Buildings
In doub/e loaded buildings oriented on an east-west
axis, units on the south side of the building get
great views of the mountain, but units on the north
side do not. Orienting the building mass on a
north-south line creates ang/ed southern views for
both sides of the building, and units on both sides
will get direct sun sometime during the day.
c. Views from Existing Buildings
Public input throughout the master planning
process indicated that existing property owners in
Lionshead are concerned that new deve/opment
will b/ock their private views to the mountain. By
orienting new buildings on a north-south axis, the
potential visual impact on existing buildings is
reduced.
d. Creation of Streets
A strong view corridor in the Vail Village is Bridge
Street. The orientation of the street toward the
mountain provides a constant sense of direction
and draws people to the destination at the top of
the street. Likewise, the proposed north-south
orientation of buildings in Lionshead will he/p to
create streets oriented to the views, something that
is almost comp/etely lacking today.
4.3.2 Physical Connections
Physical connections to the natura/ environment are essentia/ to
the experientia/ quality of a mountain resort. There are several
ways to achieve a physica/ connection in addition to creating
north-south oriented streets:
4.3.2.1 Landscape and Greenbelt Corridors
Wherever possib/e the natural landscape of the Gore
Creek corridor should be allowed to penetrate into the
more urbanized portions of Lionshead (see Map 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.
14
4.6 Vehicular and Pedestrian Circulation
4.6.1 Interstate Highway 70
1-70 is the primary vehicular circulation corridor for the Vail Valley
and is critically important to the economic hea/th of the Vail
community. It does, however, create both a visua/ and physical
division between the south and north sides of Vail, as well as
consuming a significant amount of /and. As Vail continues to grow
over time it is strongly recommended that the ideas of potentially
burying or bridging 1-70 through the Town of Vail be studied and
the potential benefits and impacts considered. Specifically,
consideration should be given to securing the air-rights over I-70
so that future deve/opment and circulation scenarios are not
precluded.
4.6.2 South Frontage Road
Recommendations outlined be/ow address potential re-alignment
of portions of the frontage road, ingress and egress
improvements, bicyc/e/ pedestrian improvements, and visual
improvements. For a detailed discussion of capacity and the
impacts of future deve/opment on the frontage road, see the traffic
impact study contained in appendix A. Figure 4-9 depicts
potential redeve/opment without the realignment of the Frontage
Road while Figure 4-9a depicts redeve/opment with a partial
realignment of the Frontage Road.
4.6.2.2 Road Improvements to Handle Increased Traffic
Volume
The potentia/ expansion of the Lionshead bed base and
the corresponding increases in traffic volumes will
necessitate traffic mitigation measures. Increased road
width, acce/eration/ dece/eration lanes, and perhaps
roundabouts may be required in conjunction with new
deve/opment. These improvements are described in the
traffic impact study, attached as appendix A. It is important
to note that the potential widening of the frontage road
depicted in the overall master plan graphic is not
necessarily the best or required solution. It is a potential
solution but the final design of road improvements will
need to consider not only the traffic volume requirements
but visual impacts and community preferences as well.
4.6.2.3 Provision for Bicycles and Pedestrians
A pedestrian/ bicyc/e path should be created on the south
side of the frontage road running the entire /ength of the
Lionshead study area. Providing an unbroken pedestrian/
bicyc/e path to connect the main Vail roundabout to
Cascade Village, this pathway will conform to the current
Town of Vail standards regarding width and material.
4.6.4 Visuallmprovements
It is essentia/ that improvements for better traffic f/ow be
accompanied with aesthetic improvements in order to break up
the perceived width of the improved roadway and to give a
15
stronger image to this north edge of Lionshead (see figure 6-5).
Improvements could include /andscaped medians and a
consistent /andscape treatment between the South Frontage Road
and the eastbound /ane of I-70. Fragile understory plantings
should be avoided in favor of street trees and hardy ground covers
that can survive winter snowplowing activities. This corridor
should a/so include new directiona/ signage, described in section
4.10.1.1
4.6.4.3 Pedestrian Sidewalks and Crossings
A series of primary and secondary pedestrian walks should
be created connecting the West Lionshead area with the
Lionshead core, the frontage road, and the ski yard.
These walks and crosswalks are identified on Map Q and
Map T.
4.6.4.4 Visual Improvements
As the road systems and adjacent /odging properties in
west Lionshead are upgraded it is critica/ that a consistent
visua/ character be deve/oped through the design of new
pedestrian walkways, landscaping, retaining walls, lighting,
and site furnishings. For further information on these
systems, see chapter six, Site Design Guidelines.
4.7 Loading and Delivery
4.7.1 Properties with Direct Service Access
As a general rule, properties that can provide for their own service
and delivery needs should comply with the following guidelines:
a. Loading and delivery facilities should be /ocated deep enough
into the property that the estimated peak volume of service
vehic/es does not back up into or block the access road or
pedestrian areas.
b. Service drives and /oading docks must be screened with
landscaping, fencing, retaining walls or other appropriate
design techniques.
c. All reasonab/e measures shall be taken to prevent noise and
exhaust impacts on adjacent properties.
d. In no case shall a property utilize the public roadway or
pedestrian area to stage service and delivery vehicles.
4.8 Parking
Parking is a critical component in a mixed-use resort environment such as
Lionshead, and any efforts to enhance this component should adhere to
the following goa/s and guidelines:
a. Parking must be sufficient to meet demand. Correctly assessing
parking demand in an environment such as Lionshead is difficult but
extremely important. Overestimating parking demand can be as
damaging as underestimating demand due to the extreme expense of
parking space (especially if structured) in a rea/ estate environment
such as the Vail Valley. Likewise, parking is a/arge consumer of
ground and should be designed to occupy as litt/e rea/ estate as
possible. In tight margin deve/opments such as mid-range hote/s and
loca/s/employee housing, the expense of parking can be the deciding
16
factor as to the economic viability of the project. Due to these
attributes of parking, it is important that true demand, or desired
demand, be distinguished from actual usage. For example, the "free
after three" program currently in place for the Town of Vail parking
structures has undoubtedly increased the usage of these structures
during the evening hours (the Lionshead structure filled in the evening
for the first time in 1998). However, there has not been a
corresponding increase in sa/es tax revenue, which was the original
intent of "free after three" (Note- concrete studies regarding the
utilization of the "free after three" program have not been conducted
and it is strongly recommended that this occur if the program is to
continue). It is hypothesized that a significant portion of people
utilizing the free parking program are in fact employees or people that
would have used transit or other means of access if the parking were
not as readily available. In other words, parking usage often will rise
to fill the availab/e space, but the profile of the user may not be whom
the parking was intended for. To be concise, the parking supply in
Lionshead and the Town of Vail needs to not only meet the demand, it
needs to meet the desired demand and should be structured or
programmed in such as way to do so. Parking is important, but too
expensive and /and consuming to be provided without solid reasoning.
b. Parking should be visually inconspicuous. Parking should be
structured be/ow ground whenever possib/e. Surface parking areas
should be heavily screened with landscaping, berms, and walls.
Expanses of aspha/t should be interrupted with is/ands of landscaping
or replaced with pedestrian quality paving materials. Surface parking
areas should be avoided in or near the retail pedestrian core area.
A/though structured parking may be more desirable visually, it must
be properly designed so as not to detract from the guest's arrival
experience.
4.8.1 Potential Displacement of Existing Parking
The ground rules for the Lionshead master plan mandate no net
loss of parking as a result of redevelopment.
4.8.2 Residential Properties
As a policy, all residentia/ properties should provide their own
parking within their property according to existing Town of Vail
regulations and the parameters described above.
4.8.4 Parking for Employee Housing
The unit-to-parking space ratio for employee housing should be
reduced to maximize the housing opportunities in west Lionshead.
During the master planning process, the Vail Town Council toured
severa/ emp/oyee housing complexes in Keystone Resort that
averaged .25 cars per bed (one parking space per four-bed unit).
Most of these complexes at Keystone are removed from the core
and depend on a bus transit system to carry emp/oyees to and
from work. Yet, Keystone property managers have not observed
a parking shortage. Likewise, at the Rivers Edge emp/oyee
housing project in Avon, a parking ratio of .75 cars per bed has
been more than adequate and the parking /ot is underutilized.
17
4.9 Housing
Recent community surveys and grass-roots planning efforts such as Vail
Tomorrow have identified the /ack of /oca/s housing as the most critical
issue facing the Vail community. Early in the Lionshead master planning
process, west Lionshead was identified as an opportunity area to
implement some of the community's housing goa/s, particularly re/ating to
employee housing. These opportunities and associated issues are
outlined be/ow.
4.9.1 No Net Loss of Employee Housing
Ground rule number five of the master plan states that there shall
be no net /oss of employee housing in Lionshead as
redeve/opment occurs.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goa/s in Lionshead is
through policy based requirements such as the emp/oyee
generation ordinance currently being pursued by the Vail Town
Council. As required by a future ordinance, all deve/opment and
redeve/opment projects, as a prerequisite to project approval,
should provide housing for employees generated and to the extent
possib/e this housing should be located in the Lionshead area.
4.10 Gateways, Landmarks, and Portals
The /ack of spatial hierarchy or organizationa/ c/arity is a fundamental
prob/em in the Lionshead pedestrian and vehicular network today. This
section discusses the need to create a series of gateways, porta/s,
landmarks and useful public spaces that will increase and enhance the
character and identity of the pedestrian environment.
4.10.2 Landmarks
A/andmark is a significant architectura/ e/ement that all the
visitors to Lionshead can identify and remember. Landmarks
signify important points of entry, turning points and critical
intersections in the pedestrian network, as well as destinations
and visual reference points. The sing/e /andmark in Lionshead
today is the Gondo/a c/ock tower, which will be rep/aced with the
Vail Associates core site redeve/opment. Appropriate /ocations for
new landmarks in Lionshead are the east pedestrian portal, the
central retail mall adjacent to the main pedestrian plaza, and the
west pedestrian porta/ adjacent to the intersection of West
Lionshead Circ/e and Lionshead P/ace. In addition, the potential
civic center complex at the east end of the parking structure
should function as a significant architectural landmark for the east
end of Lionshead.
4.11 Public Art
Through the Art in Public P/aces Board, the Town of Vail has /ong
recognized the importance of public art in pedestrian environments.
Future deve/opment and redeve/opment projects in Lionshead, especially
projects impacting the retail mall and primary pedestrian environments,
should seek to incorporate public art according to the Town of Vail Art in
Public P/aces Master P/an (not adopted as of the writing of this
document). Pedestrian circulation systems, porta/s and gateways,
:
landmarks, pedestrian p/azas and architecture all present opportunities to
incorporate public art.
4.13 Live Beds
The maintenance, preservation, and enhancement of the live bed base
are critica/ to the future success of Lionshead and as such, special
emphasis should be placed on increasing the number of live beds in
Lionshead as the area undergoes redeve/opment. The Lionshead area
currently contains a/arge percentage of the Town's overall lodging bed
base. The bed base in Lionshead's consists of a variety of residential
and /odging products including hote/s, condominiums, timeshares and
hybrids of all three. The vast majority of live beds in Lionshead are not
accommodation units in hote/s, but instead, in dwelling units in residential
condominiums such as the Vai121, Treetops, Ant/ers Lodge, Lion Square
Lodge, Lifthouse Lodge, Landmark Tower and Townhomes, Lionshead
Arcade, and Montaneros, all of which have some form of rental/property
management program that encourages short term renta/ of dwelling units
when the owners are not in residence. It has been the experience in
Lionshead that condominium projects which include a voluntary rental
management program have occupancy rates which exceed the
occupancy rate of hotel products, and therefore tend to provide more live
beds and produce more /odging tax revenues to the Town.
Applications for new deve/opment or redeve/opment which maintain,
preserve, and enhance the live bed base in Lionshead have a
significantly greater chance of approval in the development review
process than those which do not.
4.13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are
defined as residential or lodging rooms or units that are designed
for occupancy by visitors, guests, individua/s, or families, on a
short term rental basis. A live bed may include the following
residential products: accommodation units, fractiona/ fee club
units, lodge dwelling units, timeshare units, attached
accommodation units (i.e., lock-off units), and dwelling units which
are included in a voluntary rental management program and
availab/e for short term rental.
4.13.2 Location of Live Beds
Live beds should be /ocated in Lionshead pursuant to the
Lionshead Mixed Use 1 and 2 zone districts. All properties within
Lionshead, when deve/oping or redeve/oping and providing new
residentia/ or lodging products, should provide live beds as
defined herein.
4.13.3 Hotel-types of Services and Amenities
To aid in the furtherance of Policy Objective 2.3.3 of the P/an, the
creation of additional live beds should include hotel-types of
services and amenities. Such services and amenities may
include, but not be limited to, the operation of a front desk,
registration/reservation capabilities, recreationa/ amenities, guest
drop-off, on-site management, etc. These types of services and
amenities in multip/e family residentia/ dwellings will increase the
19
likelihood that the dwelling units will be made availab/e for short
term occupancy and help to promote improved occupancy rates.
4.13.4 Review of New Development and Redevelopment Projects
The Planning and Environmenta/ Commission shall consider the
policies and direction given by this P/an with respect to live beds
when reviewing new deve/opment and redeve/opment projects in
Lionshead. Applications for new deve/opment or redeve/opment
shall maintain the live bed base in Lionshead. Applications for new
deve/opment and redevelopment which enhance the live bed base
have a significantly greater chance of approval in the deve/opment
review process than those which do not. A proposal's adherence
to the policies contained in the adopted master plan will be one of
the factors analyzed by staff, the P/anning and Environmental
Commission (PEC), the Design Review Board (DRB), and the
Town Council (as applicab/e) in determining whether to approve or
disapprove the specific proposal.
Chapter 5, Detailed Plan Recommendations
This section of the Lionshead Master plan examines individual parce/s and groups of
parce/s within the Lionshead study area, excluding the residential properties on the
south side of Gore Creek. The intent of this chapter — and the Master p/an as a who/e -
is to identify important functional re/ationships and visua/ objectives within the district
and to propose a framework for the /ong-term redeve/opment of Lionshead. The
document does not intend to limit or eliminate ideas re/ating to specific parce/s; any
proposa/s consistent with this framework should be considered even if they are not
anticipated in this document. The parce/s addressed here are organized generally from
east to west, starting with the civic hub on the eastern end of the parking structure.
5.19 Evergreen Lodge at Vail
The Evergreen Lodge is /ocated directly east of the Midd/e Creek Stream
Tract and is bordered to the north by the South Frontage Road, to the
south by the Vail Valley Medica/ Center, and to the east by the WestStar
Bank office building. The /ot area is 114,337 square feet or 2.625 acres.
Physical improvements that currently exist on the site are a nine story
stucco hotel/condominium structure with an adjoining two-story hotel
facilities wing, two be/ow-grade structured parking garages, and paved
surface parking. The nine story structure has a predominant east-west
orientation along the southerly edge of the site while the facilities wing
has a north-south orientation a/ong the western edge of the site. The
eastern parking garage is utilized by the Vail Valley Medica/ Center for
employee parking and is accessed from the South Frontage Road
through a shared entry/exit with the WestStar Bank office building.
Opportunities for future improvements and upgrades include:
• Creation of more underground parking;
• Architectura/ enhancements consistent with the Lionshead
Architectura/ Design Guidelines;
• Improved exterior lighting;
• Coordinated vehicular access;
• Improved streetscape and /andscaping a/ong the South Frontage
Road,�
• Improved pedestrian circulation; and
20
• Upgraded and expanded hote/ accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and
attractive pedestrian connection from the South Frontage Road,
through the Evergreen Lodge development site, to West Meadow
Drive with a continuous pedestrian/bicyc/e path a/ong the South
Frontage Road, as depicted on Map T herein. A gravel path
connecting the South Frontage Road to the paved pedestrian path
located on the east side of the Dobson Ice Arena presently exists
a/ong the south side of the property. This path, while functional,
receives litt/e, if any, regular maintenance and includes a railroad
tie set of stairs that is unsafe and in disrepair.
There are currently no pedestrian improvements /ocated a/ong the
South Frontage Road. Though no improvements exist, a fair
number of pedestrians use the southerly edge of the South
Frontage Road when entering or exiting the site. In order to
improve pedestrian access and safety, it is recommended that
future redeve/opment of the site includes the construction of a
continuous pedestrian/bicyc/e path a/ong the South Frontage
Road and that the existing gravel path a/ong the southerly edge of
the site be improved and regularly maintained. Said
improvements may necessitate the need for pedestrian access
easements through the site.
5.19.2 South Frontage Road Improvements and Vehicular Access
The site is currently accessed by vehicles off of the South
Frontage Road from two, full movement, two-way access points.
The current /ocation of these access points re/ative to the existing
access points for the WestStar Bank Building, Vail Valley Medical
Center parking structure, Town of Vail Municipa/ Buildings, and
potentia/ future access points to the Vail Valley Medica/ Center
and Vail Internationa/ Building results in undesirable traffic f/ow
and turning movements creating traffic safety and capacity
concerns. In keeping with Policy Objective 2.3.4, Improved
Access and Circulation, of the P/an, opportunities for public
transportation and vehicular circulation improvements should be
exp/ored in conjunction with any future redeve/opment of the site.
Possible opportunities for improvements may include, an
improved mass transit stop, re/ocated/reduced/shared points of
entry/exiting, restricted access points, acce/eration/ dece/eration
lanes, greater sight distances, dedicated turning /anes and
landscaped medians, and the evaluation and possible
implementation of an intersection solution, such as a roundabout.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term
accommodation units. In addition, The Evergreen Lodge a/so
contains a restaurant, lounge, spa, and meeting space facilities
incidenta/ to the operation of the Lodge. Given the importance
and need for short term accommodations to the vitality and
success of the community, any future redeve/opment of the site
shall ensure the preservation of short term accommodation units
21
on the site. The preservation of short term accommodations
should focus on maintaining the number of existing hote/ beds and
the amount of gross residentia/ square footage on the site as well
as requiring the preservation of 128 accommodation units. With
this in mind, the quality of the existing accommodation unit room
could be upgraded and the rooms could be reconfigured to create
multi-room suites. In no instance, however, should the amount of
gross residentia/ f/oor area devoted to accommodation units be
reduced. In fact, opportunities for increasing the number of
accommodation units beyond the existing 128 units already on-
site should be evaluated during the deve/opment review process.
For example, the construction of "attached accommodation units",
as defined in the Zoning Regulations, could significantly increase
the availability of short term rental opportunities within the
building.
5.19.4 Impacts on Middle Creek Stream Tract
The Midd/e Creek Stream Tract lies to the west of the Evergreen
Lodge. The Tract is owned by the Town of Vail. The tract is
heavily vegetated with severa/ substantia/ deciduous trees and a
significant /ower layer of underbrush. A/though the site borders
the Midd/e Creek Stream Tract, there is no significant amount of
quality vegetation on the site, and the parcel lies out of the 100-
year f/ood plain. As currently configured, opportunities exist to
better recognize the benefits of creekside deve/opment. While the
natural riparian corridor of Midd/e Creek needs to remain
protected and preserved, the physical and visual re/ationships and
references between adjacent deve/opment and the stream tract
should be strengthened. An opportunity exists to create a
significant connection between the Evergreen Lodge and Midd/e
Creek. Any use of Midd/e Creek for aesthetic or recreational
purposes, however, should be subordinate to the preservation of
the natural riparian corridor and its inherent natura/ character.
The Midd/e Creek Stream Tract may provide an opportunity for the
construction of a recreationa/ path connecting the South Frontage
Road to the existing pedestrian paths at the Dobson Ice Arena.
5.19.5 Relationship to the Vail Valley Medical Center and the
proposed Vail Civic Center
Perhaps the most critical functional relationship is the need to
coordinate any future deve/opment on the Evergreen Lodge site
with the Vail Valley Medica/ Center. For example, every effort
should be taken to ensure that future deve/opment on the
Evergreen Lodge site does not preclude the Vail Valley Medical
Center from reconfiguring the design of the medica/ center to
eliminate vehicular access off of West Meadow Drive and re/ocate
the access to the South Frontage Road. Additiona/ opportunities
may include, shared service and delivery facilities, grading and
site improvements, shared parking, pedestrian pathway
connections, and /and exchanges.
5.19.6 Service and Delivery
Service and delivery functions for the hote/ are accommodated on
grade from the westerly entrance. Service and delivery for the
Evergreen Lodge should occur underground or be hidden from
22
public view. Service and delivery truck turning maneuvering
should not negatively impact traffic f/ow on the South Frontage
Road. With a realignment of the vehicular access points, attention
should be given to the /ocation of service and parking areas. An
additional leve/ of structured parking at the current Frontage Road
level would help to minimize the apparent height of the existing or
future structures, decrease the grade at existing access points,
increase the amount of /andscaping on the surface of the
structure, and hide service functions be/ow grade.
5.19.7 Setbacks from the South Frontage Road
Special consideration should be given to the setback of buildings
from the South Frontage Road. Pursuant to the Lionshead Mixed
Use -1 zone district setback standards, a minimum 10-foot (10 )
setback is allowed. Given the re/ationship of the deve/opment site
to the South Frontage Road, the need for adequate area for
vehicular traffic circulation, the importance of a/andscape area to
visually screen the massing of the building, and the existence of a
30-foot wide utility easement a/ong the southerly edge of the
South Frontage Road, the minimum required front setback for the
Evergreen Lodge deve/opment site shall be thirty feet (30). This
increased setback requirement shall supersede the 10-foot
setback requirement prescribed in Section 12-7H-10, Setbacks,
Vail Town Code.
5.19.8 Architecturallmprovements
The architectura/ design guidelines (Chapter 8) discuss several
transition too/s that can be used to adapt an existing building to
the new character and architectural quality desired for Lionshead.
Given the high visibility of the buildings on this site and the extent
to which they influence the quality of the experience of passers-
by, all future deve/opment on the site should be c/osely scrutinized
for compliance with the applicab/e architectura/ design guidelines.
5.19.9 Public Transit Stop
A public transit stop is presently located east of the WestStar
Bank Building, across the street from the Town Municipa/ offices.
Through the future redeve/opment of the Evergreen Lodge and
the Vail Valley Medica/ Center, an opportunity exists to potentially
re/ocate the transit stop to a more optimal location.
Chapter 6, Site Design Guidelines
Chapters four and five identified important public spaces and pedestrian corridors that
together define the underlying structure of Lionshead and form essential connections
between the districYs primary destinations. This chapter on site design guidelines
describes the detailed e/ements that /end character and quality to the overall fabric of
public spaces. The master plan envisions a hierarchy of pedestrian spaces and, as
outlined in this chapter, demands increasing attention to detailing in areas where public
use will be more intense. Any projects or situations that do not fall within the framework
described be/ow shall conform to the existing Town of Vail regulations.
6.4 Secondary Pedestrian Walk
Secondary pedestrian walks (see figure 6-3) are similar to primary
pedestrian walks except that they are not /ocated on primary pedestrian
23
corridors and thus carry a/ower volume of pedestrian traffic. The
suggested minimum width for these secondary walks is six feet, a/though
wider walkways may be required where anticipated pedestrian traffic
volumes are greater. Poured concrete may be used as a paving material.
All other design parameters that apply to primary pedestrian walks a/so
apply here.
6.6 Pedestrian Path
Pedestrian paths are /ocated outside of the primary Lionshead pedestrian
environment (see figure 6-4). They include stand-a/one circulation
corridors, such as the Gore Creek recreational path, that are most often
built with aspha/t surfaces. These pathways generally carry a/ower
volume of traffic, but their width should ref/ect both anticipated volume
and anticipated type of traffic, as bicyc/es, rollerblades, and skateboards
a/so utilize these pathways. Lighting, signage, site furnishings and
landscaping will be a function of a pathway's intended use, location, and
traffic volume.
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Chapter 8, Architectural Design Guidelines
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8.1 Vision Statement
The Lionshead neighborhood in Vail presents the opportunity to establish
a dynamic and exciting community within one of the premier resorts in the
25
world. Lionshead's mountain location, proximity to the ski s/opes, and
ample residentia/ base evokes the vision of a truly special place, full of
vitality and interest. This vision can be achieved through redeve/opment
of the community by addressing site and architectural issues, and through
consistent and effective transitions from existing to new buildings.
The pedestrian experience of the public spaces within Lionshead is the
most critical issue for redeve/opment. Many of the existing spaces are
static and uninteresting, due to a prevailing grid organization and /ack of
animation and architectural coherency within the spaces. One of the
most effective ways to intensify this experience is through careful design
of the architecture which defines the public spaces. Visually dynamic
variation at the pedestrian level can help avoid a monotonous
streetscape, and judicious use of ornament, detail, artwork, and co/or can
ref/ect individuality and establish a variety of experience.
The architecture of Lionshead is envisioned as a unified composition of
buildings and public spaces based on the time/ess design principles of
form, sca/e, and order, made responsive to their setting and environment.
It is not envisioned as a strict dictation of a specific "style" or "theme."
Many existing buildings within the community are built of monolithic
concrete s/abs and /ack any sense of order or personality. The new
image for Lionshead should move towards the future—using historical
alpine references and Vail Village as antecedents. This design
framework will allow individua/ property owners freedom of expression
within the personalities of their buildings while establishing and
maintaining an overall unifying character and image for the entire
community. In addition, it is paramount that the redeve/opment effort
address specific design considerations generated by the /ocation, climate,
and surrounding environment, such as addressing views, using
indigenous building materia/s, and ref/ecting the alpine heritage.
Designing in response to our regional heritage, adhering to a consistent
architectura/ order, and enhancing the public experience will enable
Lionshead to define its own identity—making it a distinct and special
place not just within the context of Vail, but within kindred mountain
communities around the world.
8.3 New and Existing Structures
8.3.1 Special Provisions
While these Guidelines offer a roadmap for the redeve/opment of
Lionshead, they are not intended to limit the efforts of deve/opers
and/or designers involved with new and existing structures. It is
understood that many of the buildings within the community or
may be unable to comply with some of the criteria described in the
ADG. Many existing buildings, for instance, may already exceed
the height criteria identified. Some existing roof pitches within the
community may not meet the numerical values described. And
many of the existing pedestrian streets may fall well short of the
`ideal" proportions depicted. These and similar issues will be
hand/ed on a case-by-case basis, with determination of
compliance based upon whether the building meets the general
intent of these Guidelines and the tenets described herein.
26
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Similar to existing structures, it is a/so understood that from time
to time the Town may determine that it is desirable to afford
f/exibility in strict application of the Guidelines to new deve/opment
projects. In these instances, the reviewing body shall rely upon the
stated review criteria for deviations to the Architectura/ Design
Guidelines outlined in sub-section 8.3.3.A contained herein.
Proposed renovations or additions which meet the general intent
of the ADG will be offered more /atitude with respect to specific
non-compliant items than those which stray from the overall vision
of Lionshead as described within—variances will be granted from
the detail of the Guidelines if the overall intent is met. In addition,
any meaningful efforts to enhance existing structures will be
recognized as positive progress, and strict compliance with the
"letter" of these Guidelines is not meant to discourage potential
improvements.
8.4.1.2 Building "Roles"
Certain building sites 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 experience, buildings on the sites
will be required to meet the criteria that immediately follow,
in addition to the general criteria described throughout the
rest of the document. The locations of the special sites are
identified within the Lionshead Master Plan. This section
outlines specific 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.
Portals
Portals act as the "front doors" to communities or urban
spaces and therefore often present the first images to
pedestrians. Buildings which are located on key sites
need to act as inviting and "friendly" portals to or within
Lionshead. Stand-alone structures can act as portals
through appropriately-scaled, large openings and
significant mass, while multiple structures can accomplish
this through proper siting and relationship to one another.
Human scale can be achieved with portals by introducing
horizontal architectural components which relate to the
surrounding context, such as retail frontage heights and
other critical eave heights. This can also be achieved
through careful design of detail which is considerate of the
human form; that is, detail which relates to dimensions
people are most comfortable with, such as railing heights,
head heights, story heights, and similar proportions.
Portals within Lionshead can be effective if they present
enough mass to enclose the spaces they are defining, with
enough open area to present the sense of entry needed for
a community of its size and complexity. They may serve
27
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additional functions as well, such as living areas, bridges,
or enclosed connectors, which can help to further animate
the portals and provide additional income-generating
space.
Edge Definers
Whereas portals act as the "front doors" to urban
communities, edge-defining buildings act as the "exterior
walls" for communities. Where the edges of Lionshead
meet areas exterior to the community such as Vail Village,
the Gore Creek Corridor, and the highway, buildings must
present appropriately-scaled, well-defined edges to contain
Lionshead or act as distinct transition zones from one
neighborhood to the next. The form, massing, and height
guidelines identified in Sections 8.4.2.2 and 8.4.2.3 will
direct much of the design of these edges, but additional
considerations such as building siting, scale, and
architectural image should be taken into account as well.
Building siting should allow for openings to occur between
structures which make up the community edge, to
encourage passers-by to take inviting glimpses inside
Lionshead. In addition, buildings along edges should be
scaled according to nearby structures. Architectural
language should be used to offer a consistent image of
Lionshead from the outside—proportions of buildings and
the ways in which they are detailed need to reflect the
overall image found within the community, and "loud," self-
promoting buildings which reference only themselves
should be avoided.
Landmarks
A landmark provides a sense of orientation 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 and major public spaces, and
must offer an image consistent with Lionshead. As a
unique architectural element, a landmark should be
designed to clearly stand out from the rest of the
community, while still presenting a consistent design
language. Care should be taken to provide a clear
hierarchy between the village landmark and other,
secondary landmarks. Landmarks are most successful
when they serve special functions such as bell towers,
clock towers, monuments, or public art, rather than being
self-serving. Furthermore, they should be carefully scaled
to the buildings adjacent to them, as well as to the overall
scale of the urban village.
8.4.1.4 Transition Spaces
Genera/
For the purposes of these Guidelines, transition spaces are
defined as the architectural components which line
:
pedestrian streets and other public spaces. With this in
mind, all structures which form transition spaces shall be
designed with the transparency and other characteristics
described earlier in this document, along with the
dimensional criteria to follow. The intent is to create a
layer of frontage with interest and life, rather than the
typical homogeneous shopping center so common today.
To this end, great latitude is permitted for the design of
transition spaces.
Colonnades, Loggias, and Arcades
Architectural features such as colonnades or loggias—
comprised of columns supporting one edge of a roof and
often called arcades—offer yet another way to provide
successful transitions from public space to semi-public
space. To maintain transparency, however, the
components which make up these features—such as
columns, piers, and planter walls—should be designed to
allow unencumbered pedestrian movement around and
through them. A minimum clear space of 6' shall be kept
between building faces and streetfront columns, piers, and
planter walls. This clear space will encourage two-way
circulation along retail fronts, and foster comfortable
movement. In addition, the ratio of solid mass (expressed
by the column or pier width) to open area (expressed by
the widths of the openings between the columns or piers)
should be designed so it does not act as a barrier which
prevents pedestrians from traveling along or through the
colonnade. Changes in ground plane between public
spaces and colonnades, loggias, and atria can also hinder
freedom of pedestrian movement, and should therefore be
generally limited to 12" or less. The overall intent of this
section is to direct the careful design of architectural
entities so they do not act as barriers between public
spaces and the buildings those spaces serve. Within
these principles, other factors such as elegant proportions,
appropriate scale, and accessibility must also be
considered.
8.4.2 Architecture
8.4.2.1 Introduction
The architectura/ portion of these Guidelines is intended to
provide a unified, conceptua/ framework using historical
alpine references. It is imperative that the redeve/opment
effort address specific architectura/ design considerations
generated by the /ocation, climate, and surrounding
environment—such as addressing views, using indigenous
building materia/s, and ref/ecting the alpine heritage.
However, within this framework, the architectural language
of buildings within Lionshead should strive to reinterpret its
heritage and /ook to the future, instead of simply mimicking
the past.
29
8.4.2.2 Building Form and Massing
Building form and massing—as design determinants—are
especially critica/ to the success of Lionshead as an
interesting, inviting resort. The forms of buildings and the
ways in which they are massed offer opportunities to
present a comfortab/e, pedestrian sca/e to the Lionshead
trave/er, and to strengthen the continuity of the streetscape
throughout. Other vita/ corridors within Lionshead which
are not a/ong primary pedestrian/retail routes—such as the
Gore Creek Corridor—can a/so benefit from well-designed
massing which re/ates to the sca/e of those corridors.
Form and massing act to marry a building to its site,
whether the site is part of a paved p/aza or sits within
natura/ topography, and serve to "break down" the sca/e of
the village fabric when viewed from the ski hill.
The overall design strategy of building form and massing
shall re/ate to the horizonta/ organization found within
Lionshead (such as shopfront heights, important f/oor lines,
and critica/ eave lines), and to the planning considerations
outlined in the Lionshead Master P/an (such as build-to
lines, sun pockets, and view corridors). The intent of this
section is to guide the creation of a village which is
appropriately sca/ed through the use of segmented forms
and masses. The underlying fabric shall be constructed of
structures which rise out of the ground gradually, rather
than being vertical b/ocks set on the ground plane. At the
pedestrian sca/e, the street /eve/ should be
dynamic and interesting, by varying forms and masses at
the bases of buildings. These building "skirts" should not
be uniform one- or two-story masses, but rather
fragmented forms which offer interest and diversity.
8.4.2.3 Building Height
General
The following building height and massing criteria shall
apply to the Lionshead Master P/an study area, excluding
all residential properties south of Gore Creek.
Primary Retail Pedestrian Frontages
On any property edge fronting a retail pedestrian street or
mall (see site design guidelines for definition and
locations), at /east 50% of a building face shall have a
maximum 16' initia/ eave height, at which point that face
must step back a minimum of 12'. The remaining
percentage of building face may have a maximum 36'
initia/ eave height, at which point the building face shall
step back a minimum of 12'. Eave height is defined as the
distance from finished grade to the initia/ primary eave of
the structure. Gable faces of buildings are a/so measured
to their eaves, excluding the actual wall area which
comprises the gab/e. The intent of this retail/pedestrian
street requirement is to present a dynamic, fragmented
30
streetfront to outdoor spaces, rather than uniform b/ocks of
building mass (see Section 8.4.2.2).
Ski Yard and Open Space Frontages
This paragraph applies to the portion of any property not
meeting the criteria of the Primary Retail Pedestrian
Frontages section above, and fronting on the ski yard or
the Gore Creek corridor. Due to the unique and highly
visib/e nature of these areas, building faces fronting them
shall be limited to maximum initial eave heights of 48', at
which point those faces shall step back a minimum of 12'.
It is critica/ to note that the 48' maximum initia/ eave height
does not allow for an unarticulated, f/at building face from
grade to 48'. The horizonta/ and vertical maximum
unbroken building face requirements, as well as all other
guidelines contained in this chapter and the Master P/an,
shall apply.
Remaining Building Frontage
Building faces that do not meet the specia/ site criteria of
the sections above may have a maximum initia/ eave
height of 60', at which point those faces must step back a
minimum of 12'. To the extent possib/e, all new and
redeve/oped buildings in Lionshead should avoid "turning
their backs" on other buildings or important pedestrian
corridors. However, it must be acknowledged that very few
buildings have prime frontage on all sides and a/most all
buildings will have different programmatic requirements
and visua/ characteristics on their different faces. Toward
that end, a building's greatest vertica/ mass and "back of
house" functions should occur on the frontage 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 b/ockage of southern
views and sunlight.
It is critica/ to note that the 60' maximum initia/ eave height
does not allow for an unarticulated, f/at building face from
grade to 60'. The horizonta/ and vertical maximum
unbroken building face requirements, all other guidelines
contained in this chapter and the Master P/an, and DRB
review and approval, shall still apply.
Wall Surface Criteria
Notwithstanding the previous height and setback
requirements, there shall be no vertical wall face greater
than 35' on a building without a secondary horizonta/ step
in the building face (the horizonta/ step may be a cantilever
or a setback). This requirement is intended to prevent
large, unbroken planes in the midd/es of building faces, to
further
mitigate the visual impact of building height, and to provide
for higher quality and more interesting articulation of
31
structures. While many instances will necessitate a
distance of at /east 24" for this movement, it shall be
incumbent upon the deve/oper to demonstrate that the
intent of this requirement has been met.
Absolute Maximum Heights
Absolute Maximum Height is defined as the vertical
distance from existing, finished or interpo/ated grade —
whichever is more restrictive — to the ridge of the nearest
primary roof form to that grade. With this in mind, the
Average Maximum Height of any building shall not exceed
71 ft. Notwithstanding the notion of Average Maximum
Height, the Absolute Maximum Height of any building shall
not exceed 82.5 ft. Within any building footprint, height
shall be measured vertically from the ridgeline of the
primary roof form on a proposed or existing roof to the
interpo/ated or existing grade directly be/ow said point on a
proposed or existing roof to the imaginary plane created by
the interpo/ated grades (see Figure 8-15a-c)
Calculation of Average Maximum Height
The intent of implementing an Average Maximum Height
for buildings is to create movement and variety in the
ridgelines and roof forms in Lionshead. Toward that end,
the Average Maximum Height of a building shall be
calculated based upon the linear footage of ridgeline a/ong
primary roof forms. Any amount of primary roof form
ridgeline that exceeds 71 ft. must be offset by at /east an
equa/ amount of primary roof form ridgeline falling be/ow
71 ft., with the distance be/ow 71 ft. equiva/ent to or
greater than the distance exceeding 71 ft. The average
ca/culation shall be based on the aggregate linear footage
of primary roof forms across an entire structure, not
separate individual roof forms (see Figure 8-15c)
Average Maximum Height Calculation
Average Maximum Height =
�Primary Ridge Length (A) X Average Height of Ridge (A)]
+�Primary Ridge Length (8) X Average Height of Ridge
(8)] +�Primary Ridge Length (C) X Average Height of
Ridge (C)] +�...]
�Primary Ridge Length (A) + Primary Ridge Length (8) +
Primary Ridge Length (C) + (. .. . ..)]
Additional Requirements/Exceptions
All buildings, regard/ess of permitted building heights and
massing principles, shall conform to all established Public
View Corridors (see Lionshead Redeve/opment Master
P/an). Special "landmark" building e/ements, such as
chimneys, towers, or other unique architectura/ forms, may
exceed the Absolute Maximum Height, subject to approval
by the reviewing board. This provision is intended to
32
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8.4.2.4 Exterior Walls
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Genera/
Exterior walls within Lionshead shall be designed with
clear definition of base, middle, and to�. This organizing
principle will weave the separate pieces of the community
into a consistent fabric. The tripartite strategy of base,
middle, and top will establish key datums, or special
horizontal layers, within the community which reinforce the
form, massing and height guidelines described earlier. To
this end, the three-part definition of buildings shall relate
directly to organizing principles such as existing datums,
architectural elements such as storefront colonnades and
awnings (where applicable), and massing strategies such
as building setbacks and maximum heights. This strategy
can relate to form and massing principles through the
development of street-level setbacks defining the bases of
buildings where appropriate, and minor setbacks relating to
the middles and tops of buildings.
The bases of buildings should be visually dynamic to
heighten the pedestrian experience. In addition, their
interface with the topography of the site is crucial, as they
act as the transition zones between man-made structures
and natural grade. Visual dynamics at street level are
most effectively accomplished through the introduction of
secondary forms, materials, colors and detailing.
However, the use of indigenous materials at the primary
elements (see following sections for definitions) is critical in
tying buildings to their sites. Rhythm and order should be
introduced to guide the traveler through the streetscape,
and offer an enhanced sense of movement through
Lionshead. To reinforce this intent, street-level walls shall
not span more than 30 feet horizontally without significantly
varying at least 2 of the following 5 characteristics:
• Massing or Height
• Material, Fenestration, or Color
When massing or height are varied, buildings with street-
level walls may vary material, fenestration, or color to meet
the 30-foot span requirement; however, if massing or
height are not varied within 30 feet, material, fenestration,
and color must be varied.
,:. _
Existing buildings may disregard the 30'-maximum
horizontal wall guideline if their structural bays or other
organizing elements exceed 30', provided that the distance
over 30' falls within reasonable limits. An existing building
with 36' structural bays, for instance, is not required to
further divide those bays; however, an existing building
with 48' structural bays may be required to divide those
34
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bays into 24' sections, depending upon the nature of the
pedestrian street frontage.
The middles of buildings within Lionshead shall read as
"quiet" masses when compared to building bases and
roofs, and should act as a unifying background throughout
the community. This should be done through the use of
simple materials, such as stucco, and more consistent,
repetitive fenestration and detailing (see Sections 8.4.2.5
and 8.4.2.9). Building middles should not be designed as
less important, banal elements, but rather as elements
which present interest and articulation through subtle
detailing—through fenestration, shutters, trim, and the
like—instead of massing. The tops of walls shall be
designed to comfortably engage their pitched roofs,
without the abrupt changes in form and massing so
commonly found in structures with primarily flat roofs.
Walls should also be used to visually reduce roof heights,
through the careful design of lowered plate heights and
integrated dormers, which help to merge wall planes with
roof forms and interlock building masses with roof masses.
The tops of buildings shall be capped with well-
proportioned, pitched roofs, acting as the uppermost
unifying image within the architectural fabric of Lionshead.
Roofs viewed from pedestrian streets should nearly
disappear from view as travelers approach, due to their
pitches relative to ground-level sightlines. However,
viewed from a distance, roof forms within Lionshead
should offer a consistent roofscape to the observer within
the community or on the mountain adjacent to it.
Guidelines which direct the design of the roofscape are
described in Section 8.4.2.7.
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Materials (General)
As mentioned earlier, building materials should be carefully
selected to recall the heritage of our alpine antecedents,
yet look forward to the vision of Lionshead as a modern
resort community. The specific requirements and limited
palette of major building materials described herein are
intended to reinforce the visual harmony envisioned for the
community and act as additional unifying thread for the
resort.
Materials used at primary building elements—defined as
those which exceed 500 square feet (SF) in wall surface
area—shall recall and relate to the indigenous materials of
the area and enhance the sense of our Colorado mountain
resort heritage. They are described below according to
their most appropriate locations within the tripartite order of
individual structures. Secondary building elements, or
those which cover an area of 500 SF or less, may be
comprised of varying materials to add design flexibility,
encourage individual expression, and enhance visual
interest. They are not specifically listed within these
Guidelines, but may include materials such as painted
steel, canvas and similar textiles, colored unit masonry,
and the like. Within this framework, creative 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 reviewing body.
Base Materials
Materials selected for the bases of buildings must balance
the transparency required at retail shopfronts with the
strong, anchoring elements needed to tie buildings to their
sites. That is, they must successfully integrate the notions
of mass wall and frame wall. In addition, they should offer
both large- and small-scale texture at the ground plane, to
add varying levels of interest and heighten the pedestrian
experience. With this in mind, building bases shall be
primarily constructed of individual pieces or unit materials
such as stone 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. Battering may be used as an
additional—but optional—design tool to visually strengthen
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.
Shopfronts and other special street-level amenities have
the most latitude with respect to material selection, but can
be very successful if constructed of hand-crafted, durable
materials. These types of materials can hold up to the
careful scrutiny of the street-level observer, along with the
physical abuse common to public ways. Acceptable
36
accent materials include—but are not limited to—wood,
wrought iron, forged or formed metals, and etched glass.
Middle Wall Materials
The middles of buildings shall be constructed of neutral
field materials such as true stucco, EIFS, or wood. These
types of materials help to establish the "quiet" or
"background" vertical surfaces necessary at the major wall
planes which typically make up the bulk of structures. In
addition, they offer an interesting difference between the
dynamic nature of building bases and the more repetitive,
subtle patterns of building walls above street level.
Materials such as stucco should be designed as an
expression of mass, rather than infill between structural
members. Where building walls meet roofs, materials
which successfully integrate the tops of buildings to their
middles, such as wood in the form of brackets, rafter tails,
and the like, are most effective. Approved materials for
use on building roofs are described in Section 8.4.2.7 of
these Guidelines.
Colors
Building colors for structures within Lionshead should be
chosen to blend structures with the mountain environment,
while offering visual and psychological warmth to
observers. To this end, earth tones and other low-
intensity colors derived directly from the surrounding
mountains should be used on primary building elements,
defined as those which cover more than 500 SF. Earth
tones include hues such as off-whites, beiges, tans, and
light grays, introduced in shades slightly darker than their
natural counterparts. Colors inherent to the materials
used, such as natural stones and naturally-weathering
woods, generally offer the hues and textures most
desirable within Lionshead, and such materials should not
be painted. However, integrally-colored concrete, stucco,
and semi-transparent wood stains are acceptable as well.
In an effort to limit the palette of colors used on buildings
and avoid the "patchwork" effect, no more than three colors
should be used on primary building elements.
Secondary building elements (500 SF or less in area) may
be clad in accent colors to add visual interest to the overall
streetscape. They should act as highlighting elements at
storefronts, primary entries, and signage, and are most
appropriate at lower levels to engage pedestrian interest.
Upper levels, in an effort to act as the more "quiet" fabric of
Lionshead, should avoid brighter colors and remain true to
the earth tones listed above. When used, accent colors
should reflect the natural mountain environment of
Lionshead, with golds, oranges, reds, and shades of
37
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green, blue, and purple used most often. Colors foreign to
the mountain setting should be avoided.
Trim
Trim colors, generally used on elements to express
structure, door and window openings, significant floor lines,
fascias, and the like, shall act in concert with field and
accent colors. This is most effectively accomplished
through the selection of deep or vibrant colors having the
same or similar hues, but using different shades or tints.
At street level, accent colors may be used on trim to
express storefronts and reinforce the rhythm of the
streetscape.
8.4.2.5 Exterior poors and Windows
General
In the tradition of mountain antecedents, openings for
exterior doors and windows in buildings within the
Lionshead community shall be treated as recessed
elements in mass walls of stone, concrete, or stucco,
rather than flush surfaces on them. Within frame walls,
they shall be expressed as infill material between structural
members, and recessed from those members. This
treatment lends itself to the image of structures comprised
of significant mass or structure, instead of curtain walls
clad over lightweight frames. Given this general approach,
however, door and window sizes, shapes, types, materials,
and colors should relate to the tripartite order established
through development of base, middle, and top.
Exterior poor Sizes, Shapes, and Types
Door sizes should be appropriate to their materials, with
rustic, "heavy" doors generally used in stone or concrete to
accentuate mass, and glazed, "light" doors used in field
materials such as stucco and wood siding, or at window
wall assemblies (see commercial front exceptions to follow
in this Section). Entry doors located along retail streets
and other public ways offer the first true glimpse of
buildings when approached from those spaces, and should
therefore be designed with hand-crafted quality and
attention to detail. These doors should be oversized when
possible, but in proportion to the frontage of which they are
a part. Entry doors for large retail centers or hotels should
be significantly larger than those found in smaller, more
intimate shops. Other doors for structures, regardless of
location, should be designed as part of an obvious
hierarchy, with primary entry doors the largest, secondary
entry doors somewhat smaller, and private or egress-only
doors smaller yet.
Shapes of doors should relate directly to their locations on
the building, with rectangular shapes being the most
prevalent. Specially-shaped doors and double doors are
38
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encouraged at primary entries along retail frontages, or as
custom portals for private residences, while the middles of
buildings should be characterized by more standard
shapes. Special shapes should not be overused or used
in a random, ad-hoc fashion; shapes such as arched
heads or square, overhead doors should relate to the
overall building architecture.
Exterior poor Materials and Co/ors
All exterior doors within Lionshead shall be constructed of
high-quality, durable materials such as wood, metal-clad
wood, or metal; doors at primary hotel, condominium, or
retail entries may also include large areas of glass to
attract pedestrians. Glass doors should relate to building
orientation, views, or functions, with large areas of glass
generally avoided in locations other than those noted.
Maintenance-free materials such as copper, baked
aluminum, and naturally-weathering woods are
encouraged—painted metals and woods should be
avoided whenever possible. Copper cladding and wrought
iron doors may be left to patina naturally, while industrial
metals such as steel and aluminum should be baked or
anodized with finish colors to match building 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 amounts of glazing. Aluminum storefronts may be
used on commercial structures, provided they are finished
in factory finish. All-glass doors are permitted as well, with
no limits set on the amount of glass permitted at retail
level. Etched glass is encouraged to bring a level of detail
to special storefronts. Doors which are part of window wall
assemblies may also have large glass areas, to take full
advantage of mountain views. All exterior door glazing
shall be non-reflective, to minimize off-site glare,
particularly from the ski mountain.
Exterior poor Hardware
Variations in designs and materials for exterior door
hardware at primary entries are encouraged to bring a
level of fine detail and creative expression to buildings
within the community. Approved materials include brass,
copper, wrought iron, wood, and industrial metals such as
aluminum or steel. Industrial metals should be prefinished
in colored or clear factory finish systems to reduce
maintenance problems. Door hardware in areas other than
primary entries should complement the surrounding
materials and details.
Window Sizes, Shapes and Types
39
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As with exterior doors, window sizes should be appropriate
to their surrounding wall materials, with narrow, relatively
tall windows used in stone or concrete, and larger, more
expansive windows used in field materials such as stucco
and wood siding, or in window wall assemblies.
Fenestration within field materials should be designed with
decorative trim and sills, or heavy structural frames, so
they do not appear as "punch-outs" within those materials.
Windows located along retail streets and other public ways
offer locations in which to display goods to pedestrians,
and should therefore be designed with particular care.
�ndow walls should be designed in proportion to their
associated frontages, with windows at large retail centers
or hotels significantly larger than those found in smaller,
more intimate shops. Other fenestration, regardless of
location, should be designed as part of an obvious
hierarchy, with lower-level, retail street openings the
largest, and windows above somewhat smaller.
Shapes of windows should also relate directly to their
locations on the building, with rectangular shapes being
the most prevalent.
Fenestration located within the middles of buildings should
be shaped and organized into fairly regular patterns, to
establish rhythm and continuity. Specially-shaped
windows are encouraged at walls along retail frontages, or
as custom openings in distinct areas of private residences.
They are also appropriate at dormers and other special
roof elements. As with doors, specially-shaped windows
should relate to the overall building architecture. And as a
general rule, the variety of geometric shapes used should
be limited to 3 on any given building.
Acceptable window types include high-quality fixed,
double-hung, awning, and casement units. Sliding
windows and multiple-opening units such as jalousie are
generally lesser-quality units not conducive to the
mountain environment and should be avoided. At retail
levels, bay, box and bow windows are encouraged to
animate the pedestrian street and integrate public and
semi-public domains. All windows should strive to add
visual interest through careful design of mullions, muntins,
and divided lites. The intent of the Guidelines is to recall
the regional heritage through the thoughtful design of
fenestration and how it relates in scale, proportion, and
materials, to the tripartite order of structures within the
community.
Window Materials and Colors
�ndows within Lionshead shall be painted or stained
wood, or clad in maintenance-free metals such as copper,
or aluminum and steel with baked finishes. Copper
cladding may be left to patina naturally, while baked
40
enamel colors for aluminum and steel cladding should be
similar to trim colors, and in similar complementary hues to
wall colors or stained wood colors. Factory finishes should
be selected to withstand the intense ultraviolet radiation
found at higher elevations, and prolonged fade-resistant
warranties should be considered. In addition, glazing shall
be non-reflective, to minimize off-site glare, particularly
from the ski mountain.
Decorative shutters are permitted within Lionshead only if
they are designed to operate or appear to operate. When
used, they should be constructed of wood 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 parameters, and within the context of the other
architectural elements found on the building, including
handrail designs, ornamental iron, and similar detailing.
8.4.2.6 Balconies, Guardrails, and Handrails
Location and Size
Balconies should be carefully located with respect to their
orientation to the sun, involvement with public spaces, and
snow and watershed from structures above and onto
structures or passers-by below. They should be sized as
outdoor rooms, with ample space for outdoor furniture and
other amenities, or merely as small, private parapets used
as "step-outs" to allow fresh air into the adjacent room.
False balconies and balconies which straddle these two
roles should be avoided, as they tend to lack the benefits
of either and are often left unused. Proper location and
size will ensure that balconies become animated spaces,
rather than outdoor storage areas. As animated spaces,
their placement in public plazas and pedestrian streets—
straddling the semi-private and public domains—will infuse
those spaces with the vitality needed to draw visitors to
Lionshead. Balconies which face service alleys or are
located within other socially "dead" spaces, or are
susceptible to water or snowshed are generally
unsuccessful spaces and should be avoided in Lionshead.
The intent of this Section is to infuse public spaces with the
energy of occupied balconies, and encourage designers to
avoid the design of lifeless balconies which remain
unoccupied and therefore detract from public spaces.
Materials and Designs
Custom designs for balconies, guardrails, and handrails
offer the opportunity for truly creative expression within
these Guidelines, and unique design solutions are
encouraged. Approved materials for primary elements
such as guardrails, handrails, posts, and support brackets
include stucco-covered walls (for guardrails only), naturally
weather-resistant woods, wrought iron and other
� 41
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decorative metals, and steel. Materials such as glass,
plastic, pipe rails, and metal panels are strongly
discouraged. Secondary elements such as pickets and
ornamental detailing may use other materials not listed
above but will be reviewed on a case-by-case basis.
Materials which meet the intent of the Guidelines and work
in harmony with the architectural language of the building
can lead to positive solutions, but all secondary building
materials will be approved at the discretion of the reviewing
body.
Drainable balconies—or those which shed water off them
via waterproof inembranes as opposed to letting water
trickle through them—shall be designed whenever other
balconies, pedestrian streets, or other public ways are
exposed to water or snowshed from those balconies.
Placement of the drain systems should be carefully
considered to avoid passers-by below. Non-drainable
balconies may be used in all other locations and should be
constructed of weather-resistant woods or ornamental
metals.
Within these general parameters, balcony, guardrail, and
handrail designs should be patterned after a rational order
of structure and detail. Primary structural or decorative
members should be in proportion to the balconies they are
supporting, which in turn should relate to the overall
building scale. An honest, straight-forward expression of
structure should be sought whenever possible, avoiding
design faux pas such as stucco-covered beams or grossly
undersized brackets.
8.4.2.7 Roofs
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General
In keeping with the spirit of the area's mountain
architecture, primary roofs within Lionshead are to be
predominantly gables and hips, with sheds or flat roofs
permitted at smaller, secondary roofs. Primary roofs are
defined as roofs which cover more than 500 SF of roof
area, while secondary roofs are those which cover 500 SF
of roof area or less. Secondary roofs which occur at
logical breaks in building massing may exceed 500 SF if
the general intent of fragmented forms and visual harmony
is met. Free-standing sheds and butterfly roofs are not
permitted. Mansard roofs are permitted on buildings where
pitched roofs would be impractical, if the mansards are of
similar form, pitch, material, color, and detail to other roofs
within the community (and identified within these
Guidelines). If used, these types of roofs should be
42
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considerate not only of views from the pedestrian street,
but also those from the ski mountain. To this end, areas of
flat roof within the slopes of the mansard shall be limited to
the practical minimum, and the materials for the flat roof
shall be black or in a color to blend with the sloped roof. In
addition, rooftop equipment within the flat areas shall be
painted to blend with the roof material (see "Miscellaneous
Equipment" Section to follow). The overall image for
Lionshead takes its cue from the simple, fragmented,
gabled roof forms of European alpine villages, where views
of the roofscapes from the mountains are paramount.
All new construction shall comply with the following roof
criteria. Substantial expansions and renovations shall also
adhere to these Guidelines, along with the remaining
portions of the building which are not being expanded or
renovated (see exceptions above, in Sections 8.3.1,
8.3.4.2, and later in this Section). Roof framing shall be
expressed wherever possible, particularly through exposed
ridge beams, outriggers, rafter tails, and fascia boards.
Dimensional Guidelines
Roofs should be constructed with 30" minimum eave and
rake overhangs, with dimensions dependent upon overall
building size. Secondary roofs may have overhangs as
small as 18", but should work with the overall scale of the
roofscape. Ridge beams and outriggers should be of
visually sturdy members (6x or 8x material for wood, and
equivalent sizes for other materials), sized to support
rafters and overhangs; decorative end cuts or patterns are
encouraged. Rafter tails shall also appear sturdy (2x or 3x
material for wood) and be exposed to express structure.
Eave and rake fascias shall be wide enough to screen end
profiles at metal roofs, and to offer a consistent image with
respect to structural roof inembers.
Pitch
Roof pitches for primary roofs shall be from 6:12 to 12:12,
inclusive. Pitch breaks are permitted when they occur at
architecturally appropriate locations such as plate lines,
changes in plane, etc. To add variety to the Lionshead
roofscape, secondary sloped roofs may have pitches
ranging from 4:12 to 12:12, and flat roofs may have limited
use as secondary forms. Existing structures with
especially large footprints may deviate from the pitch
requirements if they meet the overall intent of the roof
guidelines and are responsive to views from both the
pedestrian street and the ski mountain. Steep mansard
roofs which exceed the 12:12 maximum pitch criteria are
not encouraged, but may be necessary in certain instances
when excessive building dimensions make the 12:12 pitch
requirement impractical. These buildings will be
handled on a case-by-case basis, and evaluated on
intent rather than quantitative criteria.
43
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Materials and Colors
Primary roofs shall be covered with a limited palette of unit
materials to present a coherent image for Lionshead.
Approved materials for primary roofs include—but are not
limited to—metal shingles, cementitious shingles, concrete
tiles, wood shakes or shingles, and hiqh-qualitv asphalt
shingles which offer acceptable colors and depth. Metal
shingles may be of copper (16 oz/SF minimum weight),
terne metal, or other materials with natural patina.
Secondary roofs may be covered with metal panels, in
corrugated, rolled, or standing seam profiles. Primary
roofs shall be in neutral, earth-tone colors, with brown or
gray tones—bright colors or reflective materials are not
permitted. Roofs may incorporate blends to achieve
desired colors—on-site mock-ups are required when
blends are proposed. At retail levels, accent colors are
permitted for secondary roofs to add vitality to the
streetscape. Changes in roof materials or colors shall take
place in logical locations, such as changes in pitch or
changes in plane.
Dormers
Dormers are considered secondary roof elements, and as
such are permitted some latitude in terms of form, pitch
and material. Dormers may be gables, hips, or sheds, with
pitch as identified previously for secondary roofs. When
designed as an extension of upper-level walls, they should
be constructed in the more traditional manner, above
broken eaves on both sides of the dormers, as opposed to
continuous eaves up and over the dormers. Design
freedom is encouraged, and dormers with non-compliant
forms or pitches will be considered if the overall roofscape
provides the image intended.
Snowguards, Gutters and Downspouts
Snowguards or snowclips shall be used wherever
significant amounts of snow may accumulate over
occupied areas, such as pedestrian streets, entries, patios,
decks, balconies, or uncovered parking areas. Pitched
roofs which face north are particularly susceptible to snow
and ice accumulation, as are lower roofs to the north of—
and therefore in the shadow of—their higher neighbors. In
these cases several rows of snowguards or many
snowclips may be necessary. Snow and ice accumulation
on metal roofs—which heat quickly during sunny winter
days—is especially dangerous to unsuspecting persons or
equipment. Metal roofs which face south or are located
significantly higher than adjacent, lower roofs shall be
equipped with snowguards or snowclips to prevent injury to
people or damage to lower roofs.
Outdoor gathering areas which face south and are not
completely covered may be exposed to water drip from the
44
roofs above them. These locations—which may include
heavily-used public spaces such as sun pockets or pocket
plazas—are ideal candidates for gutters and downspouts.
Where roofs are in constant shadow or have northern
exposures, gutters and downspouts used in conjunction
with heat tape may work well. Gutters used below
snowguards should be designed to take the load of the
accumulated snow and ice which snowguards frequently
release.
Approved materials for gutters and downspouts within
Lionshead include aluminum or steel with baked finish, and
copper or lead-coated copper. Gutter sections may be
traditional or half-round. Snowguards shall be constructed
of painted plate steel vertical supports (painted black, or to
match roof or building trim color) with horizontal members
made of materials which recall the structure of the building,
such as timbers, logs, or tube steel . Large structures,
where snowguards are not readily visible from street level,
may use the more utilitarian expanded metal or mesh
dams, welded to steel horizontal sections and vertical
supports. All exposed steel shall be painted.
Miscellaneous Equipment
All miscellaneous rooftop equipment, including roof vents,
antennas and satellite dishes, shall be painted to blend
with the roofs to which they relate. Major pieces of
equipment on commercial buildings shall be strategically
located to conceal them from view, or hidden in cupolas or
other structures—exposed equipment is not permitted. All
flashings shall be copper or painted metal to match those
found on exterior walls. The intent of these provisions is to
present a well-blended roofscape throughout the
community, as seen from the public spaces as well as from
the mountain.
Skylights/Solar Panels
Skylights and solar panels are permitted within Lionshead
if they are less than 3 feet higher than the surrounding
roof. Both elements must be included in maximum roof
height calculations, and shall be well-hidden from street
level and the mountain.
8.4.2.8 Fireplaces and Chimneys
Fireplace Requirements
Fireplaces shall be designed to meet all applicable Codes,
including the restriction on wood-burning units within
Lionshead. Exposed flues and vents for gas-operated
fireplaces or other equipment such as furnaces should be
hidden from primary views, and painted to blend with the
nearest building materials.
45
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Chimney Sizes and Shapes
All flues 6" diameter or greater which penetrate roofs shall
be designed with chimneys. The sizes of chimneys should
be in scale with the architecture of the building—not small
enough to be lost in the massiveness of the structure, but
not large enough to overwhelm the structure. Chimneys
should be designed with relatively slender proportions
when viewed from at least one profile, with height greater
than width, and in rectangular shapes. Heights of gas-
burning chimneys or boiler flues shall be designed to
proportionally match their wood-burning counterparts, to
lend authenticity and consistency to the overall roofscape.
Chimney Materials
Chimneys within Lionshead shall be covered in stone
veneer (to match building veneer) or stucco, to express the
alpine heritage of the area. Wood or metal-clad chimneys
are permitted at small, residentially-scaled buildings only.
Chimney Caps
Chimneys may terminate in decorative caps of stone,
stucco, or metal. Creative designs, such as arched
openings within caps, barrel or pitched metal roofs, and the
like are encouraged to lend interest to the building
roofscape. Chimney caps should act as elegant crowns to
nicely-proportioned chimneys, and should not seem bulky
or top-heavy. When flat or pitched stone caps are used,
they shall have a minimum thickness of 4". All chimney
caps shall be designed to screen spark arrestors and other
utilitarian equipment as much as possible.
8.4.2.9 Detail
Detail should be introduced to the architecture of
Lionshead to infuse heritage, culture, and artistry to the
Lionshead environment. Well-designed ornamentation can
serve to complement and perhaps intensify the other
architectural principles discussed in these Guidelines, but
should be designed to work in harmony with—and not
against—the basic architecture. The design of signage,
brackets, lightposts, and the like should present a hand-
crafted quality, particularly at street level. Detail at the
middles of buildings should rely more upon pattern or
carefully-designed repetition to visually connect parts of a
building together or separate buildings to one another.
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VI. ZONING ANALYSIS
Address:
Legal Description:
Parcel Size:
Zoning:
Land Use Designation
Hazards:
250 South Frontage Road/
Lot 2, Block 1, Vail Lionshead Filing 2
2.6248 acres/ 114, 337 sq ft
Lionshead Mixed Use 1
Lionshead Redevelopment Master Plan
None
Develo ment Standard Allowed Existin Pro osed
Lot Area 10,000 sq ft minimum 114,337 sq ft 114,337 sq ft
Front Setback 30 ft >30 ft 35 ft
Side/Rear Setbacks 10 ft >10 ft 15 ft
Average Height 71 ft n/a 70 ft
Maximum Hei ht 82.5 ft 84 ft 82.5 ft
Density 91 DU (35/ac) 19 DU (7/ac) 91 DU (35/ac)
Unlimited AU 128 AU 128 AU
Maximum GRFA 285,842 sq ft 58,452 sq ft AU 79,853 sq ft AU
37,779 sq ft DU 185,138 sq ft DU
96,231 sq ft TOTAL 264,991 sq ft TOTAL
Maximum Site Coverage 80,036 sq ft (70%) 38,886 sq ft (34%) < 70%
Minimum Landscape Area 22,867 sq ft (20%) > 20%
Parking Required 260 84 standard
Parking spaces 148 valet
per schedule below +22 compact
254 Garage spaces
+ 6 Surface spaces
260 parking spaces
Employee Housing 4.9 employees 0 EHU on-site 0 EHU on-site
+14,735.9 sq ft or
$5,329,243.80
fee-in-lieu
I Figure 1: E�vergreen Lvd�e an�l Adjac€�rat F�ropert�es
Vaif
�
I ntern atia na l -
Resideniial
�J CJ� �•
�
�.���@ ��
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�vergreen Loci�e
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Zone Distracts
`�ons"`�� ",�x`d uSe „`�",` -,� Vail Valley Medical Cen#er
wgricultura� B ppen SpacE� :.-.: H�SpIt2lfQffIGE
- General IJse (GkJ}
N t0 t tl
-� .
Town c�f lla i l
Municipa�
Camplex
CI�Ce
U� Bank
O�Ce
o esigna e
p v
p Last Moddietl: 71�1�$ . . ,. .._ . . °,-. ..,,, .,, .,. ..
NarKin Ke uirements":
Land Use Parkin Re uirement Parkin S aces Re uired
91 Dwelling Units 1.4 spaces/DU 128
128 Accommodation Units 0.7 s aces/AU 90
10,545 sq ft banquet 1 space/ 330 sq ft 32
1,125 sq ft retail 2.3 spaces/1,000 sq ft 3
3,471 sq ft restaurant 1 space/250 sq ft seating area 14
1,630 sq ft bar 1 space/250 sq ft seating area 7
TOTAL 274 spaces
- 5% reduction for multiple use
260 spaces required
tm io ee housin miti ationF:
Land Use Miti ation Re uirement Miti ation Rate
Inclusionary Zoning: (Residential)
147,359 sq ft net new DU 10% of net new floor area 14,735.9 sq ft
Commercial Linka e: Commercial
0 Net New Accommodation Units 0.7 employees/net new units 0 x 20%= 0 employees
10,545 net new sq ft banquet 0.8 employees/1,000 sq ft net new 8.436x20%=
1.69 employees
1,125 net new sq ft retail 2.4 employees/1,000 sq ft 2.7 x 20%= 0.54 employees
net new floor area
0 sq ft net new restaurant/bar 6.75 employees/1,000 sq ft 0 x 20%= 0 employees
net new floor area
13,894 net new sq ft health club 0.96 employees/1,000 sq ft 13.33 x 20%=
net new floor area 2.67 employees
TOTAL 4.9 em lo ees to be miti ated
Fee In Lieu
Inclusionary Zoning $305.30/sq ft $4,498,870.20
Commercial Linka e $169,464/em lo ee $830,373.6
TOTAL FEE IN LIEU $5,329,243.80
�Due to the conceptual level of the proposal, these calculations are approximations only. Final
calculations to occur at final review.
VII. CRITERIA FOR REVIEW
A. Major Exterior Alteration in the Lionshead Mixed-Use I District
Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review
criteria for major exterior alteration applications proposed within the LMU-1
District. According to Section 12-7H-8, Vail Town Code, a major exterior
alteration shall be reviewed for compliance with the following criteria:
That the proposed major exterior alteration is in compliance with the
purposes of the Lionshead Mixed Use 1 zone district;
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
3. That the proposal does not otherwise have a significant negative effect on
the character of the neighborhood; and,
50
4. That the proposal substantially complies with other applicable elements of
the Vail Comprehensive Plan.
B. Conditional Use Permit (CUP)
Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review criteria
for conditional uses permit requests proposed within the Lionshead Mixed Use 1
(LMU-1) zone district. According to Section 12-16-6, Vail Town Code, the
Planning and Environmental Commission shall consider the following factors with
respect to the proposed use:
Relationship and impact of the use on development objectives of the
town.
2. Effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities and public facilities needs.
3. Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
VIII. RECOMMENDED ACTION
Because this is a work session, the Commission is not being asked to take any formal
action on this application at this time. As such, Staff is not providing a formal
recommendation until final review is requested. The Community Development
Department recommends that the Town of Vail Planning and Environmental Commission
listen to the presentations, ask any pertinent questions, and make preliminary comments
regarding the Fairmont Vail project.
Staff and the applicant request that the Planning and Environmental Commission tables
this application to the Commission's October 13, 2008, hearing for further review and
discussion.
IX. ATTACHMENTS
A. Fairmont Vail plans dated September 22, 2008
51
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�,, � e '
MEMBERS PRESENT
Bill Pierce
Rollie Kjesbo
Michael Kurz
Susie Tjossem
Scott Proper
David Viele
PLANNING AND ENVIRONMENTAL COMMISSION
September 8, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
Sarah Robinson-Paladino
Traininq — Roles & Responsibilities (Lunch will be served)
12:00 PM
There was a discussion with the PEC regarding the Commissions roles and responsibilities in the
review and approval processes. The differences between the quasi-judicial and quasi-legislative
roles were discussed.
Two items from the previous PEC hearing were discussed. The Employee Housing Strategic Plan
and the Chamonix temporary parking lot from the previous hearing were discussed.
Commissioner Viele stated for the record that based upon the criteria and findings within the Town's
adopted Zoning Regulations, a private developer would not have gotten the temporary parking lot
approved by the PEC or TC which is why he made a motion to deny the Chamonix parking lot. He
did apologize for his poor choice of words with regard to the proposal.
There was some clarification made about the misleading headlines with regard to the Lionshead
Parking Structure. While the paper identified an approval of the Lionshead Parking Structure it was
not an approval of the project, but only one small step towards the project moving forward. In this
instance the Town Council is only acting as the property owner and not the reviewing authority.
Commissioner Pierce suggested in the case of the Chamonix temporary parking lot the need for the
Town to hold itself accountable to the same standards and review criteria.
There was a concern by the Commissioners that if the Town Council had concerns that the Town
Council should have handled them differently, possibly between the PEC Chair and Vice-Chair and
the Mayor and Mayor Pro-tem. The Commission did not feel that airing of concerns with the
members not present and in a public forum was the best way of addressing the situatiion.
Commissioner Tjossem asked why Staff did not intervene to inform Greg Hall that another process
should have been followed with regard to the temporary Chamonix parking.
Discussion amongst the Commissioners ensued regarding why the Planning and Environmental
Commission was hearing a proposal on August 25, 2008, for a solution that would need to be
implemented in 30 days or less? People knew this issue was coming why was it not brought into the
process sooner.
The Commissioners suggested that a joint meeting with the Town Council may be necessary with
very clear points and topics for discussion. Such as parking, master plans, employee housing, Land
Page 1
use regulations, review process, etc. As an interim step, the PEC Chairman is going to contact the
Mayor to discuss some options for improved communications in greater detail.
George Ruther suggested that he be allowed to think about how to improve communications
between the two groups and what topics should be included. He concluded that Staff can always be
contacted to clarify roles and responsibilities.
10 Minutes
A request for a final review of a major exterior alteration, pursuant to Section 12-7H-7, Major
Exterior Alterations or Modifications, Vail Town Code, to allow for the construction of a dwelling
unit at the Lionshead Inn, located at 705 West Lionshead Circle/Lot 1, Block 2, Vail Lionshead
Filing 3, and setting forth details in regard thereto. (PEC080050)
Applicant: Lionshead Inn, LLC, represented by Mauriello Planning Group
Planner: Bill Gibson
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Kurz VOTE: 6-0-0
CONDITION(S):
1. Approval of this major exterior alteration for the construction of a new dwelling unit at
the Lionshead Inn, located at 705 West Lionshead Circle/Part of Lot 1, Block 2, Vail
Lionshead Filing 3, shall be valid until December 31, 2010, or until the demolition of
the Lionshead Inn building, whichever occurs first.
2. If the Lionshead Inn building has not been demolished or otherwise rendered un-
occupied, the Applicant shall revert the new dwelling unit back into three
accommodations as originally configured prior to December 31, 2010.
3. The new dwelling unit at the Lionshead Inn, located at 705 West Lionshead Circle/Part
of Lot 1, Block 2, Vail Lionshead Filing 3, shall not function as a business office (i.e.
real estate office)."
Warren Campbell gave a presentation per the Staff inemorandum. He explained that this was
the same request as was previously granted and had since expired. This was to allow for the
conversion of three hotels rooms on the fourth floor of the Lionshead Inn to serve as a model
room for the eventual Fogata project.
Allison Kent, the applicant's representative, stated they were available to answer any questions.
There was no public comment.
The Commissioners expressed their support of the application.
60 M i n utes
2. A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
Page 2
ACTION: Table to September 22, 2008
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
5 Minutes
3. A request for a final recommendation to the Vail Town Council on a major amendment to Special
Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development
District, Vail Town Code, to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68 Meadow Drive (Village Inn
Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC080049)
Applicant: Village Inn Plaza, represented by Colorado Company
Planner: Nicole Peterson
ACTION: Table to September 22, 2008
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
4. A request for a final recommendation to the Vail Town Council, pursuant to Chapter VIII, Section
3, Amendment Process, Land use Plan, for the adoption of a new land use category and
amendments to the official Land Use Plan Map to allow for the designation of the "Chamonix
Master Plan" area; a request for a final recommendation to the Vail Town Council for a zone
district boundary amendment, pursuant Section 12-3-7, Amendment, Vail Town Code, to rezone
Parcel A of Tract D, Vail Das Shone, Filing No. 1, from Commercial Core III (CC3) District to
Housing (H) District, and to rezone Parcel B of Tract D, Vail Das Shone, Filing No. 1, from Two-
Family Primary/Secondary Residential (PS) District to Housing (H) District; and a request for a
final recommendation to the Vail Town Council, pursuant to Chapter 12-61-11, Development
Plan Required, Vail Town Code, to allow for the adoption of a development plan for the
construction of a fire station and employee housing on the "Chamonix Site", located at 2399
North Frontage Road West, Parcel(s) A and B, Vail Das Shone, Tract D, Filing No. 1, and setting
forth details in regard thereto. (PEC080037, PEC080040, PEC080041)
Applicant: Town of Vail, represented by Stan Clauson Associates, Inc.
Planner: Warren Campbell
ACTION: Withdrawn
5. A request for a recommendation to the Vail Town Council on a proposed major amendment to
Special Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special
Development District, Vail Town Code, to allow for the enclosure of a pedestrian pathway
through the southwest wing of the approved structure and creation of commercial square
footage; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting
forth details in regard thereto. (PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Withdrawn
6. Approval of August 25, 2008 minutes
MOTION: Kurz SECOND: Viele
7. Information Update
8. Adjournment
MOTION: Viele
SECOND: Kjesbo
VOTE: 5-0-1 (Kjesbo recused)
VOTE: 6-0-0
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 additional
Page 3
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 September 5, 2008, in the Vail Daily.
Page 4
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THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on September 22, 2008, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final recommendation pursuant to Section 12-22-4, Adoption of View
Corridors and Section 12-22-5, Amendments, Vail Town Code, to adopt two new view
corridors and amend one existing view corridor in Lionshead, pursuant to the
recommendations outlined in Chapter 4, Recommendations-Overall Study Area, Public
View Corridors, Lionshead Redevelopment Master Plan, and setting forth details in
regard thereto. (PEC080051)
Applicant: Town of Vail/Vail Resorts Inc.
Planner: George Ruther/Gerry Arnold
The applications and information about the proposals are available for public inspection
during office hours at the Town 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 for the Hearing Impaired, for information.
Published September 5, 2008, in the Vail Daily.
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