HomeMy WebLinkAbout2009-1214 PEC,.
T(1W�i OF VAIL �
MEMBERS PRESENT
PLANNING AND ENVIRONMENTAL COMMISSION
December 14, 2009
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
Site Visits:
1. Vail Rowhouses — 303 Gore Creek Drive
2.
MEMBERS ABSENT
45 minutes
A request for a final recommendation to the Vail Town Council for the establishment of a new
special development district, pursuant to Article 12-9A, Special Development (SDD) District, Vail
Town Code, located at 303 Gore Creek Drive, Units 7, 8, 9, 10, 12, 13 (Vail Rowhouses)/Lots 7,
8, 9, 10, 12, 13, Block 5, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC090037)
Applicant: Christopher Galvin, represented by Mauriello Planning Group, LLC
Planner: Bill Gibson
ACTION :
MOTION: SECOND: VOTE:
60 minutes
A request for a work session on a major exterior alterations, pursuant to Section 12-71-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the area known
as "Ever Vail" (West Lionshead), with multiple mixed-use structures including but not limited to,
multiple-family dwelling units, fractional fee units, accommodation units, employee housing units,
office, and commercial/retail uses, located at 862, 923, 934, 953, and 1031 South Frontage
Road West, and the South Frontage Road West right-of-way/Unplatted (a complete legal
description is available for inspection at the Town of Vail Community Development Department),
and setting forth details in regard thereto. (PEC080064)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
60 minutes
3. A request for a work session on a proposed Development Plan, pursuant to section 12-61-11,
Development Plan Required, Housing Zone District, to allow for the redevelopment of a five (5)
acre portion of the Timber Ridge Village Apartments, with up to 352 new deed-restricted
employee housing units, located at 1280 North Frontage Road/ Lots C1-05, Lions Ridge
Subdivision, Filing No.1, and setting forth details in regard thereto. (PEC090038)
Applicant: Timber Ridge Affordable Housing Committee
Planner: George Ruther
ACTION:
MOTION: SECOND: VOTE:
Page 1
40 minutes
4. A request for a work session to discuss prescribed regulations amendments, pursuant to Section
12-3-7, Amendment, Vail Town Code, to Title 12, Zoning Regulations, Vail Town Code, and
setting forth details in regard thereto. (PEC090017)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
5 minutes
5. A request for final review of conditional use permits, pursuant to Section 12-71-5, Conditional
Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow
for the development of a public or private parking lot (parking structure); a vehicle maintenance,
service, repair, storage, and fueling facility; a ski lift and tow (gondola), within "Ever Vail" (West
Lionshead), located at 862, 923, 934, 953, and 1031 South Frontage Road West, and the South
Frontage Road West right-of-way/Unplatted (a complete legal description is available for
inspection at the Town of Vail Community Development Department), and setting forth details in
regard thereto. (PEC080063)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
5 minutes
6. A request for a final recommendation to the Vail Town Council for prescribed regulation
amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-
10-19, Core Areas Identified, Vail Town Code, to amend the core area parking maps to include
"Ever Vail" (West Lionshead) within the "Commercial Core" designation, and setting forth details
in regard thereto. (PEC080065)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
5 minutes
7. A request for a final recommendation to the Vail Town Council for a zone district boundary
amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of
properties from Arterial Business District and unzoned South Frontage Road West right-of-way
which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West
Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road
West right-of-way, (a complete legal description is available for inspection at the Town of Vail
Community Development Department), and setting forth details in regard thereto. (PEC080061)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
5 minutes
8. A request for a final review of a variance from 12-71-14, Site Coverage, Vail Town Code,
pursuant to Chapter 12-17, Variances, to allow for additional site coverage below grade, within
"Ever Vail" (West Lionshead), located at 934 (BP Site), 953 (Vail Professional Building), 1031
(Cascade Crossing) S. Frontage Road / Unplatted; 862 (VR Maintenance Shop) and 923 (Holy
Cross Lot) S. Frontage Road / Tracts A and B, S. Frontage Road Subdivision; 1000 (Glen Lyon
Office Building) S. Frontage Road / Lot 54, Glen Lyon Subdivision (a complete legal description
is available for inspection at the Town of Vail Community Development Department), and setting
forth details in regard thereto. (PEC090035)
Page 2
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10
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
5 minutes
A request for a final recommendation to the Vail Town Council for a proposed major amendment
to Special Development District No. 4, Cascade Village, pursuant to Article 12-9A, Special
Development District, Vail Town Code, to allow for the removal of the Glen Lyon Commercial
Site, Development Area D, (Glen Lyon Office Building) from the District for incorporation into the
properties known as "Ever Vail" (West Lionshead), located at 1000 S. Frontage Road West/Lot
54 Glen Lyon Subdivision, and setting forth details in regard thereto. (PEC090036)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
5 minutes
A request for a work session to discuss a conditional use permit, pursuant to Section 12-9C-3,
Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds
(West Vail fire station), located at 2399 North Frontage Road/Parcel A, Resub of Tract D, Vail
Das Schone Filing 1, and setting forth details in regard thereto. (PEC090019)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
5 minutes
11. A request for a final recommendation to the Vail Town Council for prescribed regulations
amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town
Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to provide regulations that will
implement sustainable building and planning standards, and setting forth details in regard
thereto. (PEC090028)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to January 11, 2010
MOTION: SECOND: VOTE:
12. Approval of November 23, 2009 minutes
MOTION: SECOND:
13. Information Update
14. Adjournment
MOTION:
SECOND:
VOTE:
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.
Page 3
Community Development Department
Published December 11, 2009, in the Vail Daily.
Page 4
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: December 14, 2009
SUBJECT: A request for a final recommendation to the Vail Town Council for the establishment
of a new special development district, pursuant to Article 12-9A, Special
Development (SDD) District, Vail Town Code, located at 303 Gore Creek Drive,
Units 7, 8, 9, 10, 12, 13 (Vail Rowhouses)/Lots 7, 8, 9, 10, 12, 13, Block 5, Vail
Village Filing 1, and setting forth details in regard thereto. (PEC090037)
Applicant: Christopher Galvin, represented by Mauriello Planning Group, LLC
Planner: Bill Gibson
I. SUMMARY
The applicant, Christopher Galvin, represented by Mauriello Planning Group, LLC, is
requesting a final recommendation to the Vail Town Council for the establishment of a new
special development district, pursuant to Article 12-9A, Special Development (SDD) District,
Vail Town Code, located at 303 Gore Creek Drive, Units 7, 8, 9, 10, 12, 13 (Vail
Rowhouses)/Lots 7, 8, 9, 10, 12, 13, Block 5, Vail Village Filing 1, and setting forth details in
regard thereto.
This special development district application is similar to an application reviewed by the
Planning and Environmental Commission and the Town Council earlier this year. Staff
supports the future development standards, deviations from the underlying zoning, and
public benefits being proposed by the applicant.
However, this application differs from the previous Vail Row House special development
district application in that it now excludes Lot 11 from the application. Staff does not believe
the defacto spot zoning of an individual unit in the Vail Row House building is consistent
with the purpose and goals of the Vail Comprehensive Plan and was not the intent of the
Zoning Regulations allowing for the creation of special development districts. Staff does
not believe an application excluding an individual dwelling unit within a common structure or
project from a proposed special development district is consistent with comprehensive
community planning practices.
Based upon Staff's review of the criteria outlined in Section VIII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Commission forwards a recommendation of denial subject to the
findings noted in Section IX of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, Christopher Galvin, represented by Mauriello Planning Group, LLC, has
submitted an application requesting a final recommendation to the Vail Town Council for the
establishment of Special Development District No. 41, Vail Row Houses.
A similar special development district application failed to be approved by the Town Council
on second reading on June 16, 2009 (the motion for approval failed by a vote of 3-4-0). The
current application is similar to the application denied in June; however, this current
application applies to Lots 7 though 10, 12 and 13; and excludes Lot 11 from the proposed
district. Since the June 16t" Town Council hearing, the owners of Vail Row House #11 have
withdrawn their approval of the original special development district and are opposed to this
current application as outlined in their letter dated December 3, 2009 (Attachment C).
Initially, the purpose of the proposed special development district was to streamline the
review process for future renovations to the subject sites (i.e. eliminating the need for
multiple variances) while maintaining the townhouse character of the subject property. The
applicant has since amended their proposal to include the following deviations from the
underlying High Density Multiple-Family (HDMF) District to increase the allowable
development potential of the subject properties:
• Increase the allowable GRFA (gross residential floor area) from a ratio of 0.76 to
1.50 per lot, with Lot 13 capped at a maximum GRFA of 6,770 sq. ft.
• Reduce the required landscape area from 30% to 20% for all lots except 12. For Lot
12, the applicant is proposing no net loss of existing landscape area (7%).
The applicant has amended their proposal to include the following deviations from the
underlying High Density Multiple-Family (HDMF) District to decrease the allowable
development potential of the subject properties as follows:
• Restrict the building eave height limit to 35 feet along Gore Creek Drive (The current
eave height limit is 48 feet for sloping roofs and 45 feet for flat roofs. The applicant
is not proposed to change the maximum ridge height limits of 48 and 45 feet.).
• Reduce the allowable above-grade site coverage from 55% to 50% of the lot area.
Below grade site coverage is not changed from the current maximum site coverage
is 55% both above and below grade.
• Reduce the number of allowable dwelling units to one per lot (two units exist on all
lots except Lot 9) upon redevelopment. This proposed reduction in dwelling units
will reduce the required parking spaces for each lot, except Lot 9, from three spaces
to two spaces.
• Reducing the existing parking encroachments into the Gore Creek Drive right-of-way
by requiring a minimum five-foot (5') separation from the Gore Creek Drive edge of
road. The applicant must obtain Town of Vail approval of a Revocable Right-of-Way
Permit for any new or existing improvements in the street right-of-way.
The applicant has also amended their proposal to include the self-imposed design
guideline:
• All parking areas will be constructed with concrete pavers and snowmelt heat with
future renovations.
• Future snowmelt heat will be supplied by boilers with an efficiency rating of no less
than 95%.
The applicant has amended their proposal to include the following public benefits to off-set
the proposed deviations from the underlying High Density Multiple-Family (HDMF) District:
• Dedication of the eastern 10 feet of Lot 13 to the Town of Vail. This approximately
900 sq. ft. of land is to be used as an addition to the adjacent public Roger Staub
Park.
• Increasing the Inclusionary Zoning mitigation rate requirement by 5% (from 10% of
net new floor area to 15%).
• Public art contribution in the amount of $60,000.
III. BACKGROUND
On December 22, 2008, the Planning and Environmental Commission held a work session
to discuss the applicant's initial proposal to create a special development district with the
purpose of streamlining the development review process without substantively altering the
allowed development potential for Lots 7-13 of the Vail Row Houses. The Commission was
generally supportive of the concept and requested additional documentation/calculations
demonstrating that the development potential was not being altered.
On March 9, 2009, the Planning and Environmental Commission held a work session to
discuss the applicant's amended proposal. Instead of solely attempting to streamline the
development review process, the applicant amended their application to also increase the
allowable GRFA (gross residential floor area) for all subject lots and to decrease the east
side setback requirements for Lot 13.
On April 13, 2009, the Planning and Environmental Commission voted 5-0-0 to forward a
recommendation of approval to the Town Council for the proposed special development
district.
On May 5, 2009, the Town Council discussed the proposed special development district and
tabled the first reading for further discussion to its June 2, 2009, public hearing. The
applicant subsequently amended their application to further address the concerns identified
by the Council members at their May 5t" hearing.
On June 2, 2009, the Town Council approved the first reading of Ordinance No.12, Series of
2009, with modifications, by a vote of 5-2-0 (Cleveland and Hitt opposed). The
modifications included requirements that future driveway snowmelt be operated with an
energy efficient shared system; that parking shall be allowed in the street right-of-way
subject to a renewable 10-year lease agreement; that the SDD expires and must be
renewed every five years, rather than the standard three year expiration; that the entire
proposed $70,000 donation to AIPP and Roger Staub Park be paid in-full prior to the first
renovations in the SDD, rather than in seven individual payments over time; that if dwelling
units are consolidated in the future, there be no fewer than 7 units in the SDD; and as a
condition of approval that any existing Vail Row House improvements located in the
adjacent Town owned Gore Creek stream tract must be removed. Those modifications
were integrated into the second reading version of Ordinance No.12, Series of 2009.
While making the motion for approval of the first reading of the ordinance on June 2nd,
Council Member Daly requested that Staff evaluate the most appropriate method for
allowing the proposed Vail Row Houses parking in the Gore Creek Drive right-of-way. Staff
had concerns with the previous ordinance language proposed by the applicant that could
have made a standard Revocable Right-of-Way Permit irrevocable; therefore, Staff
recommended the Council consider a lease agreement for the parking encroachments or
not permit the standard language of the Revocable Right-of-Way Permit to be altered.
After the first reading, Staff and the applicant modified the proposed ordinance language to
state that parking "may be" permitted, rather than "shall be", permitted within the right-of-
way "contingent upon" the applicant obtaining a revocable right-of-way permit. This
modification in language eliminated the previous conflict of creating a irrevocable parking
encroachment ("shall"), while issuing a revocable permit ("may"). These modifications were
integrated into second reading version of Ordinance No.12, Series of 2009.
After the first reading the applicant researched the concept of using a common snowmelt
boiler system for the various lots in the Vail Row Houses. The applicant believed such a
scenario presents practical difficulties for the ownership group given that some lots already
have existing snowmelt boiler systems, and there is no home owners association at the Vail
Row Houses to manage the use, maintenance, billing, etc. of a common boiler system. In
keeping with the intent of the Town Council's modification to the ordinance, the applicant
proposed that "any new snowme/t system installed on any of the /ots shall utilize a"new
techno/ogy" boiler with at /east a 95% efficiency rating and be approved as such by the
CommunityDeve/opment Department." That language was incorporated into the ordinance.
On June 16, 2009, the applicant's proposed special development district failed to be
approved by the Vail Town Council on second reading by a vote of 3-4-0.
The applicant subsequently amended their proposal, and on July 13, 2009, the applicant
submitted a new application requesting the establishment of Special Development District
No. 41, Vail Row Houses. The most notable amendments included eliminating the proposal
to allow Lot 13 to expand their unit into the existing 20 foot side setback and the
establishment of a minimum five foot separation between all parking spaces and the Gore
Creek Drive road edge. The applicant withdrew the July 13t" application prior to any review
by the Planning and Environmental Commission or Town Council.
The applicant resubmitted their amended application for a new special development district
on November 16, 2009. This most recent application is consistent with the previous
amended proposal; except it applies only to Lots 6, 7, 8, 9, 10, 12, and 13 and excludes Lot
11 from the proposed district.
IV. ROLES OF 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:
The PEC shall review the proposal for and make a recommendation to the Town Council on
the final approval, approval with modifications, or denial of a special development district,
pursuant to Article 12-9A, Special Development Districts, Vail Town Code.
Town Council:
The Town Council responsible for final approval, approval with modifications, or denial of
a special development district, pursuant to Article 12-9A, Special Development Districts,
Vail Town Code. Actions of PEC maybe appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the PEC or DRB erred with approvals
or denials and can uphold, uphold with modifications, or overturn the board's decision.
V. ZONING ANALYSIS
The development standards proposed for SDD No. 41, Vail Row Houses are as follows:
Underlying Zoning: High Density Multiple-Family
Land Use Plan Designation: Vail Village Master Plan Study Area
Current Land Use: Residential
Development Standard Allowed/Required Existinq Conditions Proposed Allowed/Required
Buildable Area (min): 10,000 sq.ft. 2,265 to 5,750 sq.ft. existing conditions Lots 7-10, 12
Lot 13: 4,835 sq.ft.
Setbacks (min):
Front: 20 ft.
Sides (Lots 7-12): 20 ft.
Sides (Lot 13 west) 20 ft.
Rear: 20 ft.
Gore Creek 50 ft.
Building Height (max): 48 ft. sloped/45 ft. flat
Density — DU's (max)
Density — GRFA (max)
�
0.76 of buildable area
+ interior conversions
+ 250 additions (x2)
Site Coverage (max): no change
Landscape Area (min): 30%
Parking (min): all but Lot 9: 3 spaces
Lot 9: 2 spaces
Parking location:
Inclusionary Zoning
(Employee Housing)
75% below grade
not in front setback
not in street ROW
10% mitigation rate
>_20 ft. no change
0 ft. existing conditions
22 ft. 10 ft.
>_20 ft. no change
>_50 ft. no change
<_48 ft/<_45 ft. Eaves max. 35 ft. on Gore Creek Drive
No change to ridge height limits
All but Lot 9: 2 du's 1 du max per lot upon redevelopment
Lot 9: 1 du
0.76 of buildable area 1.5 of buildable area
+ interior conversions no interior conversions
+ 250 additions (x2) no 250 additions
+ nonconforming GRFA Lot 13 max. 6,770 sq.ft.
all lots <_55% 55% below grade/50% above grade
7% to 44%
all but Lot 13: 2 spaces
Lot 13: 4 spaces
20% or no net loss Lot 12
all lots 2 spaces
existing on-grade parking existing conditions
existing within the setback existing conditions
existing in street ROW 5' off edge of roadway
none required to date mitigation rate + 5% (15%)
VI. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: Gore Creek Outdoor Recreation District
South: Residential and Parking Commercial Core 1& Parking Districts
East: Public Park Outdoor Recreation District
West: Residential High Density Multiple-Family District
5
VII. APPLICABLE DOCUMENTS
TITLE 12, ZONING REGULATIONS, VAIL TOWN CODE
Chapter 12-1, Title, Purpose and Applicability
A. General: These regulations are enacted for the purpose of promoting the hea/th,
safety, mora/s, and general welfare of the town, and to promote the coordinated and
harmonious deve/opment of the town in a manner that will conserve and enhance its
natura/ environment and its established character as a resort and residential
community of high quality.
B. Specific: These regulations are intended to achieve the following more specific
purposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, f/ood, ava/anche, accumulation of snow, and
other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to
lessen congestion in the streets.
4. To promote adequate and appropriately located off street parking and /oading
facilities.
5. To conserve and maintain established community qualities and economic values.
6. To encouraqe a harmonious, convenient, workable re/ationship amonq /and uses,
consistent with municipa/ deve/opment obiectives.
7. To prevent excessive population densities and overcrowding of the /and with
structures.
8. To safeguard and enhance the appearance of the town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable
natura/ features.
10. To assure adequate open space, recreation opportunities, and otheramenities
and facilities conducive to desired living quarters.
11. To otherwise provide for the prowth of an orderlv and viable communitv.
Article 12-6H: High Density Multiple Family District
12-6H-1: PURPOSE:
The high density multiple-family district is intended to provide sites for multiple-
family dwellings at densities to a maximum of twenty five (25) dwelling units per
acre, together with such public and semipublic facilities and /odges, private
recreation facilities and re/ated visitororiented uses as mayappropriatelybe /ocated
in the same zone district. The high density multiple-family district is intended to
ensure adequate light, air, open space, and other amenities commensurate with
high density apartment, condominium and /odge uses, and to maintain the desirable
residentia/ and resort qualities of the zone district by establishing appropriate site
deve/opment standards. Certain nonresidential uses are permitted as conditional
uses, which re/ate to the nature of Vail as a winter and summer recreation and
vacation community and, where permitted, are intended to blend harmoniously with
the residential character of the zone district.
C
Article 12-9A: Special Development (SDD) District
12-9A-1: PURPOSE AND APPL/CAB/L/TY.�
A. Purpose: The purpose of the specia/ deve/opment district is to encourage
f/exibility and creativity in the deve/opment of /and in order to promote its most
appropriate use; to improve the design character and quality of the new
deve/opment with the town; to facilitate the adequate and economical provision of
streets and utilities; to preserve the natura/ and scenic features of open space
areas; and to further the overall qoa/s of the community as stated in the Vail
comprehensive plan. An approved deve/opment plan for a special deve/opment
district, in conjunction with the property's underlying zone district, shall establish the
requirements for guiding deve/opment and uses of property included in the special
deve/opment district.
B. Applicability: Specia/ deve/opment districts do not apply to and are not available
in the following zone districts: hillside residential, sing/e-familyresidential, two-family
residentia/ and two-family primary/secondary residential.
12-9A-8: DES/GN CR/TER/A AND NECESSARY F/ND/NGS:
A. Criteria: The following design criteria shall be used as the principal criteria in
evaluating the merits of the proposed specia/ deve/opment district. It shall be the
burden of the applicant to demonstrate that submittal materia/ and the proposed
deve/opment plan comply with each of the following standards, ordemonstrate that
one or more of them is not applicable, or that a practica/ solution consistent with the
public interest has been achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties re/ative to architectural
design, sca/e, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
2. Re/ationship: Uses, activity and density which provide a compatible,
efficient and workable re/ationship with surrounding uses and activity.
3. Parking and Loading: Compliance with parking and /oading requirements
as outlined in Chapter 10 of this tit/e.
4. Comprehensive P/an: Conformity with applicable e/ements of the Vail
comprehensive plan, town policies and urban design plans.
5. Natura/ and/or Geo/ogic Hazard: Identification and mitigation of natural
and/or geo/ogic hazards that affect the property on which the special
deve/opment district is proposed.
6. Design Features: Site plan, building design and /ocation and open space
provisions designed to produce a functiona/ deve/opment responsive and
sensitive to natura/ features, vegetation and overall aesthetic quality of the
community.
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
8. Landscaping: Functiona/ and aesthetic landscaping and open space in
order to optimize and preserve natura/ features, recreation, views and
function.
9. Workable P/an: Phasing plan or subdivision plan that will maintain a
workable, functiona/ and efficient re/ationship throughout the deve/opment of
the specia/ deve/opment district.
B. Necessary Findings: Before recommending and/or granting an approva/ of an
application for a specia/ deve/opment district, the planning and environmental
commission and the town council shall make the following findings with respect to
the proposed SDD:
1. That the SDD complies with the standards listed in subsection A of this
section, unless the applicant can demonstrate that one or more of the
standards is not applicable, or that a practica/ solution consistent with the
public interest has been achieved.
2. That the SDD is consistent with the adopted goa/s, objectives and policies
outlined in the Vail comprehensive plan and compatible with the
deve/opment objectives of the town; and
3. That the SDD is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
4. That the SDD promotes the hea/th, safety, mora/s, and general we/fare of
the town and promotes the coordinated and harmonious deve/opment of the
town in a manner that conserves and enhances its natura/ environment and
its established character as a resort and residential community of the highest
quality.
12-9A-9: DEVELOPMENT STANDARDS:
Deve/opment standards including /ot area, site dimensions, setbacks, height, density
control, site coverage, landscaping and parking shall be determined by the town
council as part of the approved deve/opment plan with consideration of the
recommendations of the planning and environmental commission. Before the town
council approves deve/opment standards that deviate from the underlying zone
district, it should be determined that such deviation provides benefits to the town
that outweigh the adverse effects of such deviation. This determination is to be
made based on evaluation of the proposed specia/ deve/opment district's
compliance with the design criteria outlined in section 12-9A-8 of this artic/e.
VAIL LAND USE PLAN
Chapter 2: Land Use Goa/s and Policies
1. Genera/ Growth / Deve/opment
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
possible.
1.4. The origina/ theme of the o/d Village Core should be carried into new
deve/opment in the Village Core through continued implementation of the
Urban Design Guide P/an.
1.5. Vail should accommodate most of the additiona/ growth in existing
deve/oped areas (infill areas).
1. 6. Vail recognizes its stream tract as being a desirable /and feature as well as
its potential for public use.
2. Skier /Tourist Concerns
2.1. The Town of Vail should improve the existing park and open space /ands
while continuing to purchase open space.
4. Villaqe Core / Lionshead
4.1. Increased density in the Core areas is acceptable so /ong as the existing
character of each area is preserved through implementation of the Urban
Design Guide P/an and the Vail Village Master P/an.
4.2. The ambiance of the Village is important to the identity of Vail and should be
preserved. (Sca/e, alpine character, small town feeling, mountains, natural
settings, intimate size, cosmopolitan feeling, environmental quality.)
5. Residential
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. Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with
appropriate restrictions.
5.3. Residentia/ growth should keep pace with the market place demands for a
full range of housing types.
5.4. The existing employee housing base should be preserved and upgraded.
Additiona/ employee housing needs should be accommodated at varied sites
throughout the community.
VAIL VILLAGE MASTER PLAN
CHAPTER V. GOALS, OBJECTIVES, AND ACT/ON STEPS
GOAL #1 Encourage high quality, redeve/opment while preserving unique
architectura/ sca/e of the village in order to sustain its sense of community and
identity.
Obiective 1.1: Implement a consistent deve/opment review process to
reinforce the character of the Village.
Policv 1.1.1: Deve/opment and improvement projects approved in the
Village shall be consistent with the goa/s, objectives, policies and design
considerations as outlined in the Vail Village MasterP/an and Urban Design
Guide P/an.
Obiective 1.2: Encourage the upgrading and redeve/opment of residential
and commercial facilities.
Policv 1.2.1: Additiona/ deve/opment may be allowed as identified by the
Action P/an and as is consistent with the Vail Village Master P/an and Urban
Design Guide P/an.
Policv 1.2.2: Deve/opment and improvement projects shall be coordinated
to minimize the unintended negative consequences associated with
construction activityin a pedestrianized, commercia/ area. Forinstance, the
noise abatement, project completion guarantees, temporary parking, traffic
control, etc.
Obiective 1.3: Enhance new deve/opment and redeve/opment through
public improvements done by private deve/opers working in cooperation with
the town.
Policv 1.3.1: Public improvements shall be deve/oped with the participation
of the private sector working with the Town.
Obiective 1.4: Recognize the "historic" importance of the architecture,
structures, landmarks, plazas and features in preserving the character of
Vail Village.
Policy 1.4.1: The historical importance of structures, landmarks, plazas and
other similar features shall be taken into consideration in the deve/opment
review process.
Policy 1.4.2: The Town may grant f/exibility in the interpretation and
implementation of its regulations and design guidelines to help protect and
maintain the existing character of Vail Village.
Policy 1.4.3: Identification of "historic" importance shall not be used as the
so/e means of preventing or prohibiting deve/opment in Vail Village.
GOAL #2 To foster a strong tourist industry and promote year-around economic
hea/th and viability for the village and for the community as a who/e.
Obiective 2. 6: Encourage the deve/opment of employee housing units in Vail
Village through the efforts of the private sector.
Policv 2. 6.1: Employee housing units may be required as part of any new or
redeve/opment project requesting density over that allowed by existing
10
zoning.
Policv 2.6.3: The Town of Vail may facilitate in the deve/opment of affordable
housing by providing appropriate assistance.
Policv 2.6.4: Employee housing shall be deve/oped in the Village when
required by the Town's adopted Zoning Regulations.
GOAL #3 To recognize as a top priority the enhancement of the walking experience
throughout the village.
Obiective 3.1: Physically improve the existing pedestrian ways by
landscaping and other improvements.
Policv 3.1.1: Private deve/opment projects shall incorporate streetscape
improvements (such as paver treatments, landscaping, lighting and seating
areas), a/ong adjacent pedestrian ways.
Policv 3.1.2: Public art and other similar landmark features shall be
encouraged at appropriate /ocations throughout the Town.
Policy 3.1.3: F/owers, trees,
encouraged throughout the
public areas.
waterfeatures, and otherlandscaping shall be
Town in locations adjacent to, or visible from,
Obiective 3.2: Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
Policv 3.2.1: Vehicular traffic will be eliminated or reduced to absolutely
minimal necessary leve/s in the pedestrianized areas of the Village.
Obiective 3.4: Deve/op additiona/ sidewalks, pedestrian-only walkways and
accessible green space areas, including pocket parks and stream access.
Policv 3.4.1: Physical improvements to property adjacent to stream tracts
shall not further restrict public access.
Policy 3.4.2: Private deve/opment projects shall be required to incorporate
new sidewalks a/ong streets adjacent to the project as designated in the Vail
Village Master P/an and/or Recreation Trails Master P/an.
Policy 3.4.3: The `privatization" of the town-owned Gore Creek stream tract
shall be strongly discouraged.
Policv 3.4.4: Encroachment of private improvements on the town-owned
Gore Creek stream tract shall be prohibited.
Policv 3.4.5: The Town shall require the remova/ of existing improvements
constructed without the Town's consent within the town-owned Gore Creek
stream tract.
GOAL #4 To preserve existing open space areas and expand greenspace
11
opportunities.
Obiective 4.1: 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.
Policv 4.1.1: Active recreation facilities shall be preserved (or re/ocated to
accessible /ocations e/sewhere in the Village) in any deve/opment or
redeve/opment of property in Vail Village.
Policv 4.1.2: The deve/opment of new public plazas, and improvements to
existing plazas (public art, landmarks, historic features, streetscape features,
seating areas, etc.) shall be strongly encouraged to reinforce their ro/es as
attractive people places.
Policv 4.1.3: With the exception of ski base-re/ated facilities, existing natural
open space areas at the base of Vail Mountain and throughout Vail Village
and existing greenspaces shall be preserved as open space.
Policv 4.1.4: Open space improvements including the addition of accessible
greenspace as described or graphically shown in the Vail Village Master
P/an and/or Urban Design Guide P/an, will be required in conjunction with
private infill or redeve/opment projects.
Obiective 4.2: Improve and expand the opportunity for active and passive
recreationa/ activity throughout the Village.
GOAL #4 Action Steps:
2. Evaluate additiona/ opportunities for the purchase of additional parce/s
for open space and/or public use.
GOAL #5 Increase and improve the capacity, efficiency, and aesthetics of the
transportation and circulation systems throughout the village.
Obiective 5.1: Meet parking demands with public and private parking
facilities.
Policv 5.1.1: For new deve/opment that is /ocated outside of the Commercial
Core / Zone District, on-site parking shall be provided (rather than paying
into the parking fund) to meet any additional parking demand as required by
the zoning code.
Policv 5.1.2: The expansion of the Vail Village parking structure shall
maximize the number of additional parking spaces available for public
parking.
Policv 5.1.3: Seek locations for additiona/ structured public and private
parking.
Policv 5.1.4: Continue to promote the /ease parking program as a means for
12
maximizing the utilization of private parking spaces.
Policv 5.1.5: Redeve/opment projects shall be strongly encouraged to
provide underground or visually concea/ed parking.
Policv 5.1.6: Deve/opment and redeve/opment projects shall be strongly
encouraged to provide ample temporary parking for construction workers for
the duration of a construction project to minimize impacts on ourguests and
visitors resulting from the /oss of public parking.
GOAL #6 To ensure the continued improvement of the vita/ operationa/ e/ements of
the village.
Obiective 6.1: Provide service and delivery facilities for existing and new
deve/opment.
Policy 6.2.2:Minor improvements (landscaping, decorative paving, open
dining decks, etc.), may be permitted on Town of Vail land or right-of-way
(with review and approval by the Town Council and P/anning and
Environmenta/ Commission when applicable) provided that Town operations
such as snow removal, street maintenance and fire department access and
operation are able to be maintained at current /eve/s. Specia/ design (i.e.
heated pavement), maintenance fees, or other considerations may be
required to offset impacts on Town services.
CHAPTER VI: ILLUSTRATIVE PLAN
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CONCEYTUAL
BL11LdING
HFIGHT PLAN
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CHAPTER VII: Vail Village Sub-Areas
East Gore Creek Sub-Area (#6)
A number of the earliest projects deve/oped in Vail are /ocated in the East
Gore Creek Sub-Area. Deve/opment in this area is exclusively multi-family
condominium projects with a very limited amount of support commercial.
Surface parking is found at each site, which creates a very dominant visual
impression of the sub-area.
While the /eve/ of deve/opment in East Gore Creek is generally greater than
that allowed under existing zoning, this area has the potentia/ to absorb
density without compromising the character of the Village. This
deve/opment could be accommodated by partial infill of existing parking
areas ba/anced by green space additions or through increasing the height
of existing buildings (generally one story over existing heights). In order to
maintain the architectural continuity of projects, additiona/ density should be
considered only in conjunction with the comprehensive redeve/opment of
projects.
C/early, one of the main objectives to considerin the redeve/opment of any
property should be to improve existing parking facilities. This includes
satisfying parking demands forexisting and additiona/ deve/opment, as well
as design considerations re/ative to redeve/opment proposa/s. The
opportunity to introduce be/ow grade structured parking will greatly improve
pedestrianization and /andscape features in this area. This should be
considered a goa/ of any redeve/opment proposal in this sub-area.
Deve/opment orredeve/opment of this sub-area will attract additiona/ traffic
and population into this area and may have significant impacts upon
portions of Sub-Areas 7 and 10.
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REVIEW CRITERIA
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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
14
of the following standards, or demonstrate that one or more of them is not applicable, or that
a practical solution consistent with the public interest has been achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
The applicant is proposing to prescribe a maximum ridge height of 35 feet along Gore Creek
Drive to reduce the effect of subject properties' bulk and mass. The applicant is not
proposing to reduce the maximum roof ridge height of the buildings, so a maximum eave
height of 48 feet or 45 feet (which is the current maximum for a flat roof) will not change the
four building stories which can be currently be constructed. The Vail Village Master Plan
recommends maximum building heights of three to four stories for the subject properties.
Staff believes the proposed increases in building scale/bulk of each of the subject properties
are appropriate for the neighborhood.
However, the applicant is proposing to create a special development district for the eastern
half of the Vail Row House building that excludes Lot 11. The exclusion of Lot 11 from the
special development district will create a defacto spot zoning within the overall Vail Row
Houses whereby a single dwelling unit can be redeveloped differently that all other units of
the same building. Therefore, Staff does not believe the proposed special development
district maintains design compatibility with the adjacent properties relative to the potential
architectural design, scale, bulk, building height, and visual integrity of the dwelling units.
2. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
The Vail Village Master Plan identifies the subject properties as a potential location for
additional residential development. Therefore, Staff believes the applicant's proposed
increases to the allowable GRFA limits through the Special Development District process is
in conformance with the Vail Village Master Plan. As stated in the Vail Village Master Plan
concerning the Vail Row Houses: "In order to maintain the architectural continuity of
projects, additiona/ density should be considered only in conjunction with the
comprehensive redeve/opment of projects. "
The entirety of the Vail Row Houses (Lots 1-13) is perceived by the public as a single
building and a single development site. However, due to the subdivision techniques applied
to these properties decades ago, historically Lots 1-6 have been treated as a single
condominium entity and Units 7-13 have been treated as individual development sites within
the same zone district. The affect of the applicant's current proposal will be to create three
different zoning scenarios within this single townhome style structure. Lots 1-6 will be
treated as a condominium in the High Density Multiple-Family (HDFM) District, only Lot 11
will be treated as a single dwelling in the High Density Multiple-Family (HDFM) District, and
the units on both sides of Lot 11 will be zoned as a special development district.
Staff does not believe creating a third type of zoning scenario within a single structure by
excluding Lot 11 from the proposed special development district will create a compatible,
efficient or workable relationship among the Vail Row House uses. Staff believes this
proposal further complicates the already bifurcated zoning system for the subject building.
15
3. Parking and Loading: Compliance with parking and loading requirements as
outlined in Chapter 10 of this title.
Portions of the existing parking spaces for each subject property encroach into the Gore
Creek Drive right-of-way contrary to the requirements of Chapter 14-3, Residential and
Commercial Access, Driveway, and Parking Standards, Vail Town Code. The proposed
special development district would allow this non-conforming parking situation to continue
subject to the applicant obtaining a Town of Vail Revocable Right-of-Way Permit. By
reducing the density of the subject properties to one dwelling unit per lot, the applicant will
reduce the parking demand for each lot by one-half. The applicant is also proposing a
requirement that the parking spaces for each lot be no closer than five feet from the West
Meadow Drive road edge of asphalt. This will provide the minimum clearances required for
Town of Vail snowplowing operations.
Staff believes both below-grade and at-grade garages, and off-site parking options are still
available to the subject properties to remedy the non-compliant parking spaces that are
located within the front setbacks and encroach in the Gore Creek Drive street right-of-way.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
The Vail Village Master Plan identifies the subject properties as a potential location for
additional residential development. Therefore, Staff believes the applicant's proposed
increases to the allowable GRFA limits through the Special Development District process is
in conformance with the Vail Village Master Plan.
Staff believes below grade or at grade garages and off-site parking options are still available
to the subject properties to remedy the non-compliant parking spaces that are located within
the front setbacks and encroach in the Gore Creek Drive street right-of-way. The
Commission and the Town Council must weigh the benefit of enclosed parking on the first
floor of these residences against the aesthetic and pedestrian scale benefits of not
converting the first floor living areas of the Row Houses to garages.
The applicant is proposing to create a special development district for the eastern half of the
Vail Row House building that excludes Lot 11. The exclusion of Lot 11 from the special
development district will create a defacto spot zoning within the overall Vail Row Houses
whereby a single dwelling unit can be redeveloped differently that all other units of the same
structure. Therefore, Staff does not believe the proposed special development district
maintains design compatibility with the adjacent properties relative to the potential
architectural design, scale, bulk, building height, and visual integrity of the dwelling units.
As outlined in the Title 12, Vail Town Code, the purposes of the Zoning Regulation include:
• "to promote the coordinated and harmonious deve/opment of the town"
• "to encourage a harmonious, convenient, workable re/ationship among /and uses,
consistent with municipa/ deve/opment objectives."
• "to otherwise provide for the growth of an orderly and viable community. "
16
As stated in the Vail Village Master Plan concerning the Vail Row Houses: "In order to
maintain the architectural continuity of projects, additiona/ density should be considered only
in conjunction with the comprehensive redeve/opment of projects. "
As an alternative to the proposed special development district, the applicant may construct
improvements to their property under the current zoning regulations ("250" and "Interior
Conversion" GRFA is available) or through the variance process which does not require a
comprehensive, multiple property owner redevelopment application.
5. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or
geologic hazards that affect the property on which the special development district is
proposed.
Portions of the subject properties are located adjacent to the Gore Creek 100-year Flood
Plain; however, no improvements are proposed to be constructed in the flood plain.
6. Design Features: 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 subject properties are located adjacent to Gore Creek; however, no improvements are
proposed to be constructed within the flood plain or the 50-foot creek setback.
The subject properties are located adjacent to the Roger Staub Park, and the owner of Lot
13 is proposing to dedicate the eastern 10 feet of their lot to the Town of Vail as an addition
to the park. This dedication of approximately 900 sq. ft. of Lot 13 to the Town of Vail for
public park use would make this lot more non-conforming in regard to the current 10,000 sq.
ft. minimum lot size requirement of the Town's zoning regulations.
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
Portions of the existing parking spaces for each subject property encroach into the Gore
Creek Drive right-of-way contrary to the requirements of Chapter 14-3, Residential and
Commercial Access, Driveway, and Parking Standards, Vail Town Code. The proposed
special development district would allow this non-conforming parking situation to continue
subject to the applicant obtaining a Town of Vail Revocable Right-of-Way Permit. By
reducing the density of the subject properties to one dwelling unit per lot, the applicant will
reduce the parking demand for each lot by one-half. The applicant is also proposing a
requirement that the parking spaces for each lot be no closer than five feet from the West
Meadow Drive road edge of asphalt. This will provide the minimum clearances required for
Town of Vail snowplowing operations.
8. Landscaping: Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and function.
Currently Lots 9 through 12 are deficient in meeting the minimum landscape area
requirements, and the proposed special development district will perpetuate this situation
into the future by reducing the required landscaping requirement to 7% for Lot 12 and 20%
for the remaining lots.
17
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
The applicant is not proposing to redevelopment the subject properties through a multiple
owner comprehensive construction project. Instead, the proposed special development
district is intended to establish the redevelopment parameters for all future lot-by-lot
construction projects.
The entirety of the Vail Row Houses (Lots 1-13) is perceived by the public as a single
building and a single development site. However, due to the subdivision techniques applied
to these properties decades ago, historically Lots 1-6 have been treated as a single
condominium entity and Units 7-13 have been treated as individual development sites within
the same zone district. The affect of the applicant's current proposal will be to create three
different zoning scenarios within this single townhome style structure. Lots 1-6 will be
treated as a condominium in the High Density Multiple-Family (HDFM) District, only Lot 11
will be treated as a single dwelling in the High Density Multiple-Family (HDFM) District, and
the units on both sides of Lot 11 will be zoned as a special development district.
Staff does not believe creating a third type of zoning scenario within a single structure by
excluding Lot 11 from the proposed special development district will create a compatible,
efficient or workable relationship among the Vail Row House uses. Staff believes this
proposal further complicates the already bifurcated zoning system for the subject building.
10. Public Benefit: The proposed deviations provide benefits to the town must
outweigh the adverse effects of such deviations.
This proposed Special Development District includes the following deviations from the
Town's zoning regulations and development standards:
• Lot size and lot dimensions
• Density — Dwelling Units per acre
• Density — GRFA (gross residential floor area)
• Setbacks - sides
• Landscape Area
• Parking — Numbers
• Parking — Location
The applicant is proposing to mitigate the effects of these deviations with the follow:
• Dedication of approximately 900 from Lot 13 to the Town of Vail's Roger Staub
Park.
• Reducing the building eave height limit along Gore Creek Drive to 35 feet.
• Reducing the above grade site coverage limits from 55% to 50%.
• Increasing the Inclusionary Zoning employee housing mitigation rate by 5% from
10% to 15%.
• Imposing design guidelines requiring future driveway renovations to include
concrete pavers and snowmelt heating. The snowmelt heating shall be provided by
boiler systems with at least 95% efficiency.
• Dedication of $60,000 to the Town of Vail Art in Public Places (AIPP) program. Staff
18
recommends these funds be appropriated to art projects located in the vicinity of the
subject property such as at Roger Staub Park, the Gore Creek stream tract, Gore
Creek Drive, etc.
Since this proposal is not part of a single comprehensive construction project, the dedication
of land to Roger Staub Park is the only near term benefit proposed by the applicant. The
other proposed benefits will only take effect when the individual lot owners choose to
redevelop their properties.
Staff believes the applicant has demonstrated that the negative effects of the deviations
created by this special development district will be adequately mitigated or outweighed by
the proposed public benefits.
IX. STAFF RECOMMENDATION
Based upon review of the criteria outlined in Section VIII of this memorandum and the
evidence and testimony presented, the Community Development Department recommends
the Planning and Environmental Commission forwards a recommendation of denial to the
Vail Town Council of this request.
Should the Planning and Environmental Commission choose to forward a
recommendation of denial of this request; Community Development Department
recommends the Commission pass the following motion:
"The P/anning and Environmenta/ Commission forwards a recommendation of denial
to the Vail Town Council for the establishment of a new specia/ deve/opment district,
pursuant to Article 12-9A, Specia/ Deve/opment (SDD) District, Vail Town Code,
located at 303 Gore Creek Drive, Units 7, 8, 9, 10, 12, 13 (Vail Rowhouses)/Lots 7,
8, 9, 10, 12, 13, B/ock 5, 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 this request, the Community Development Department
recommends the Commission makes the following findings:
"Based upon the review of the criteria outlined in Section VI of Staff's December 14,
2009, memorandum and the evidence and testimony presented, the P/anning and
Environmenta/ Commission finds:
"1. That the SDD does not comply with the standards listed in subsection A of
this section, unless the applicant can demonstrate that one or more of the
standards is not applicable, or that a practica/ solution consistent with the public
interest has been achieved.
2. That the SDD is not consistent with the adopted goa/s, objectives and policies
outlined in the Vail comprehensive plan and compatible with the deve/opment
objectives of the town; and
3. That the SDD is not compatible with and suitab/e to adjacent uses and
appropriate for the surrounding areas; and
19
4. That the SDD does not promote the hea/th, safety, mora/s, and general
we/fare of the town and promotes the coordinated and harmonious deve/opment
of the town in a manner that conserves and enhances its natura/ environment
and its established character as a resort and residentia/ community of the highest
quality. "
X. ATTACHMENTS
A. Vicinity Map
B. Applicant's request dated November 16, 2009
C. Bridgewater letter dated December 3, 2009
D. Public Notice
20
Attachment A
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Attachment B
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Special Deve�opment Distr�ct
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T'he intent of this Specia! De�elvpment Dsstr�ct [S�D} application is to correct a]ong standing prvblemati�
application ❑F High Density Multiple Family 2oning to a town house proje�t, knawn as the Vai� Row
Houses, within the Vail Village. The proposa[ will essentially create new "Town House Zoning" far the
property wiCilin the �ehicle of a 5pe�ial �e�elopment
District. This applicatiar� has been amer�ded since the �[� '�u r� �
pre►rious reviews to remor�e lot 11 from the I�
applicatiDn at the owner's request. '� . �, � " . �! � .o ?
Lats 7-ld and �2-13 ❑F the Vai.l Row Houses were t� _' ��;`g�'
ariginally platted as town house parcels in 1952 and the �
existin row houses were de�elo ed nn t�ie ro er in '� . �- , n
P
.
g P � tY
__ �
1963. 'This was done under Eagle County jurisdiction _, '�. , '°
beFore there was zoning in Eagle Caunty and beFore the � i�� `" =���' '���, �
Town was incor orated in 19b6. 2onin was not ad❑ ced -�� .�""` ;=
P g P . ..
�: -
� � ,
in the Town vF Vail unri] 1�9b9 [�rdinance No. 7, Series of }. _: -
19b9], Sinee 1969 the prQperty has been zoned High ���� ' '�`�
❑ensity Multip�e Fam#ly {HDMF]. Llnder the or[ginal � i__ �' ��f ,� �
,. �,
zoning ordinance, th� de�elopment on lots 7 through 13 ���•�=.�tE:,. _.,� ._ �x"��•��:
was substantially more in compliance with the aoning requirements than it is today under cu�'rent zoning
requiremen�.s. Under the 1969 zoning code, there was only a Front setback requirernent and no side
setback requirements, there was no buifding height limitation and the GRFA �imitatian [then termed Floor
Area Ratio — FAit] was 7..5 to 7., meaning that 15q sq. Ft. of GRFA was allowed for each 1fl0 s�. ft. of tota]
land area instead of the Q.7b ta 1 ratio that exists today. �The 19b9 HDMF 2one Disrrict and the plat are
attaehed].
I�ow, 4d years fater, the zoning on the property is rnore restricti�e and does not appropriately recognize
traditional town house de��lopment, which is descrihed as a series of atta�hed homes with zera lot lines
between the units. Unlike a condominium de�elopment, tawn houses traditianally sit on fee sim�le
parcels oF land, as is the case witi� Vail Row f-louses. The ]ots were platted uncon�entionally, and are
fegally defined as Lots 7-10 and 7.2-7.3, a Resubdi�ision ❑F 81ock 5 and a part of Gore Creek Dri�e, Vail
Village First Filing. Under the curreT�C HDM� zoni�g, the indi�idual lats are not in �ompliance wit� the
Following pro�isions:
Standard Al'lo�cved ExisNn
Lot 5i2e Min of 1�.flOD s. R. Ran e From 2,3�0 s. f[. to 5,�50 s. ft
Fronta e Min of 3� Ft Ran e From 2� ft. to 45 ft.
Density (Dwelling llnit PerAcrej Range From 1.3 to 3.3 du per lot Range From 1 ta 2 du per lot
de endin on lot size
GRFA ratia .7b Ran e From .7 ta 1.I1
Side setba�ks iNin oF20 ft. 0 ft.
Landsca e Area 30% vf site area Ran es Crom 7% to 53°/0
Parking - numher oF �arking 1.4 per unit Ranges from 1 to 2 per unit
s aces
Parking - requirement far 75°/u oF required parking spaces tnust �!o enclased parking
enelosed arkin be enelosed
Parking - loeatian af parking Parking m�ist he within property Parking Iocated within the front
spaces boundaries and not witliin the front setback, with portians located within
setbacic t�e ri ht-of-wa
The nonconformit�es on the properties tequirQ the owtiers to seek �ariances with any applicatson for
rede�elopment tfl the properry, whi�h makes the appro�al process curnbersome and wasteFul. At least 10
Vail Raw Hauses SDB
�arian�es ha�e been granted ❑�er the years but with ea�h r�ew applicatian additional variances are always
required. !]nder this proposal, the o�erall rede�elopment iramework will be established by the Town of
Vail Alanning and En�ironmental Commission and Tawn Council, so that in the future, ❑wners can simply
see€c 1JR� appra�al For rede�elopment oF these older units. This has the e�Fe�t ❑F creating de�ned
expectations For redevelopment, 6oth From the Town's perspe�tive and from the owners' perspecti�e.
The proposed aspecrs of the 5a� are as follows:
• Height limit reduced to 35' on south ele�ation of the buildings;
■ Site coverage abo�e grade reduced to SQ�I❑;
• Design requiremer�t that with any application For rede�elopmen[, alI parking surfa�es to be
�on�erted to concrete unit pavers or ather rnaterial as appro�ed by the Design Re�iew Board;
• Any parking that is heated shall utiliae a highly eFficient boiler with a rninimuzn oF95°/o effieieney;
■ Land dedicativn of approximately 900 sq. Ft to increase the size �i tt�e �ark while maintaining the
existing 20' s�paration to the park;
• An increase in emplQyee housing re�uirement to 5°/o mare than the i�clusionary requirement;
• Reduct�on in density ❑n the properry in order to comply with the number of requireci parking
spaces;
• Redu�tio�t in parking encroachment to right-of-way with 5' separation;
• RestricCion that there sha11 be at least�dwelling units hut no more than 13 units on t3�e praperty;
• Public art contrih�tion of $bD,QOq. G
Vall Row Fiauses SI1Q Z
!I, PLANNING ANU �NV[R�NMEiVTAL C�MMI5S[QN REV[�WS
Vl�hen the pre�ious appli�ation was vriginally su6mitted to the Town of Vail in late 2�Q8, the ptopvsal was
to actually eliminate �RFA limits entirely, while esta�lishing a 5pe�ial De�elopment District which would
ailow the existing noneonFormi�ies to remain and rede�elopment ta occur without the neeci Fvr �ariances.
Hawe�er, at the December Z2, 2�Q$, hearing, the Planning and En�ironmental Commission questio�led the
elimination ❑f GRFA, and requested Furt�er analysis oF the cie�elapment patential of ea�h oF the units.
p�er the nextr Few months, the appli�ant worked with 'fown StaFf to in�estigate alternati�e methods of
analyzing s�uare footage for the Vai] Row Houses, e�en eonsidering a new methodology oF measuring
syuare Footage that di�erged From the 7'own's �RFA measurement Howe��r, after much consideration, it
was decided that it would be more cumbersome to change the methodalogy af ineasuring square faatage,
and that it was more apps-o�riate to use a consistent method. As a result, the applicant ret�rned ta the
Planning and En�ironrnencal Commission c�n March 9, 2q09, with a proposal to allow For a 1.5 GRFA rati❑
for the Vail Raw Houses. The Planning and Environmental Cornmission was supporti�e aF the re�ised
praposal, but had concerns about the publi� benefits associated with the increase in de�elvpment
potentiak [primarily For Lot 13], along with some concern about t�e impact of a 10 ft sethack ❑n the
adjacent park As a public benefit, the Vail Raw Houses was proposing the prn�ide pa�ers and heat the
adjacent section ❑F Gore Creek Drive. The Plannirtg and �n�ironmental Comrnission had concerns abflut
this and asked for clarificatian as to whether the Publi� Works Department would consider this a
worthwhile undertaking.
Pollowing the March 9, 2�09, worksession re�iew, the team worked with Town StafF to de�elop a proposal
f�r thQ Apri] 13, 20Q9, PEC hearing for a i'ina] re�iew. in discussions with Public VVorks, it was indicated to
the team that the �eating of Gore Creek Dri�e would be more problematic ttian benefieial. In add#tion,
based on the concerns ahout the impacts ❑F Lot 13's 1D Ft. setback ❑n the adja�eni park, the awner of Lot
13 agreed to donate a 7.0 ft, strip of land to the Town's parlt, and ]imit de�eiopment to 2 Ft� of tlie new
property line. Also, due to the large lot size oF Lot 13, GRFA For this properCy was capped. An additional
publie beneft was pro�ided to increase the inclusio�ary requirement, pro�iding an additional 5�/o oF
ernployee hnusing.
Qn Apri] 13, 2fl09, the Planning and En�ironmental Comrnissian unanir�-iously recommended appro�al oF
the Aro�osed 5pecia] De�elopment District for the Vail Row Houses, �ased on the �hanges made to the
appiication. While the final rnotion did not carry any canditions, one cnmmissioner recommended looking
at the parking situation and including a pro�ision For oFf-site parking or pay-in-lieu iF the required �arking
cannot be meC. 7'his issue has been addressed with the re�ised suhrnittal.
Vail Row Houses S�D
III. I�VTENT OF A.PALICATI�N
The intent af this S�D application is to allow Chese town hauses to exist in the format that they ha�e for
the past 46 years and allow them to he appropriately rede�eloped in the future. The establishment oFan
S�D allows the follawing:
1. Quantifying and idenrifying how the Vail Row Houses, Lots 7-1Q and 12-I3, do not meet the
requirernents of the HpMF �one distriet at�d the Vail Town Code as a whqfe.
2. Estahlishing modified de�elQpment regulations and requirements that eliminate the
nonconforming status af the existing dwelling units. These rnodi�ed de�elopment regulations
and requirements then �ro�ide the framework far rede�elo�ment aF the property within
acceptahle parameters.
3. Simplifying the process for property owners to rede�elop their properry by eliminating the
need For individual re�iew oF �ariances for each lot. Rede�elopment would oc�ur under the
limitations established by the Planning and En�iranmental Commission and the Town Council,
aliowing the ❑esign Review $oard and Town StafF t❑ t'e�iew proposals for comp].iar�ce with the
SDD and other applicable regulations.
In acidition ta the correction being sought to remedy the existing non-conFormities, the owners are also
seeking to modiFy the GRFA ra[io so that there is an inducement to recfe�elo�ment, especialty wholesale
redevelopment oF a dwelling. There are gaor� reasons to allqw an in�rease in the GRFA ratio ❑n this
property inCluding t�ut tiot limited to:
1. Encauragin� in�estment and rede�elopment oFstructures originally developed 46 years ago;
2. Srsnging development standards on this site into �heck with changes made elsewhere in the Town.
Lionshead aoning allows for a GRFA ratio of 2.5, Public Ac�osnmodation was a�nended ta allow a
ratio of 1.5, anci the original HDMF zoning on this property allowed a ratio of 7..5;
3. [ncreasing the rati❑ daes not mean allawing more �uilding height or site co�erage beyond zoning
[48'] but instead a�lnwing owners to tak� ad�antage ❑f �lling the en�eiope they are currently
permitted.
Below is an historical analysis of the de�elo�ment potent�al oF the Vail Row Hauses, based on the a�tual
square faotage allQwed by the Town Code from 1969 to this 5DD propasal. This analysis is pro�ided due
to Che changes in methodology o�er [he years in the measurernent of GRFA:
Lot #
Lo[ 7
Lot 8
Lafi 9
Lot 1Q
Gat12
Lat 13
Tota1
1969
Actual
Sq• Ft.
5.17 2
4.927
4,5T6
4,27d
5,5fl2
10,839
35 Zz 6
1.969
Actual
Rati o
1.$9
1.$9
1.89
2.89
1.89
2.24
1-Iistori�a! Anal sis af Aliawable 5. Fk
pr�-�QQ4 Pre-2D04 Current Current
Actual Sq. Fk. Actual Actual Actual
Rario S . Ft. Ratia
2,146 .7$ 3,237 1.18
2,db8 .80 3,586 1.37
1,G$$ .7D 2,544 1Ab
1,$59 .71 3,272 1.44
Z,251 .77 3,56Z 1.22
3,950 .69 5,721 1.Q�
I3, 962 Z �, 922
Prapased
Actual
Sy. Ft
4,396
4,1$$
3,839
3,629
4,677
7,Z56
27,985
Propased
Actual
Ratio
1.5
�.6
1.6
I.b
].G
1.5
Vail Row Mouses SD❑ 4
The fallowing table pro�ides an analysis of GRFA potential today �ersus under this 5�� proposal. Due to
the eonFusion assaciated with changing the method oF measuring square footage for this 5��, it was
agreed that maintaining GRFA was more appropriate.
Got#
7
8
9
IO
12
1.3
Tp7'ALS
Existing
GRFA
2,252
2,713
1,b57
2,477
2,56b
3,92b
15.G03
Allowat�le
GRFA
[.7 fi]
2,0$5
1,985
1,820
1,7Z1
Z,218
4,37D
T 4,2Di1
Anai sis oFAllowable GRFA
Alivwable p�oposed
GR�A with pllowable
2SUs ���A
[based on TQV
analysis) � ��•$�
2,752 4,1I6
3.213 3,92�.
2,12Q 3,594
2,977 3,398
4,87Q 6,770
18.998 2G,278
�Vet Change
[From proposed to
allowahle with
250s)
1, 3 64
708
7,474
421
1,313
1,90D
7,I$0
°/o
Cncrease
o�er
Allowable
50�/0
22°/0
70°/a
14a/a
43 °I❑
39%
34%
In respvnse to the Pla�ning and En�ironmental Commission's camments from the pre�ious re�iew, the
GRFA patential oFLot 13 has heen redu�ed to 6,77U sc�. ft., a reduction of 1,855 sq. Ft. From the $,625 sq. ft.
oF the pre�ious proposal. 7'his has reduced the o�erali potential GRFA increase to 34%, ❑r a tatal site
increase ❑f only 7,18D sq. ft. [t should be noted that under the current GRFA policy, iF any unit were to
demolish and rebuild, which gi�en the age oF these units would be more appropriate, they w4uld lose the
ahility ta add 250s. This is another reason that it is appropriate to set a new standard regulating GRFA_
[n additian to allowing the correction oF these limiting no�confarmities and creating an inducement to
rede�elopment, the owners are proposing to limit the o�erall bulk and mass oF the project by agreeing to
the fallawing fimitations:
• Reduced maximum huilding height at the front �south) ele�ation of the project to 35';
• Reduced site co�erage at�o�e grade eo 5�°/0 (currently allawed at 55°/0};
Vail Row Houses S�D 5
TV. P!,1��.1C B�NEF'1'�'
We belie�e that what is being proposed is in and of itselFa puhlic henefit in terms oF fair treatment, ease af
pracess, a�d local re-in�estmenG Howe�er, the owners also recognixe that the Tawn ❑F Vail may Feel ttiat
additional puhli� henefit is needed with this projeet and ha�e proposed the following:
• Height limit reduced to 35' on south ele�ation qf the 6ui}dings;
• SitQ cv�erage abo�e grade reduced to 5Q�/o;
• Land dedication oF approximately 9�0 sq. ft to in�rease the sixe of the park while maintaining the
existing 20' separation to the park;
■ An inerease in employee housing requirement to 5% more than the inclusionary requirement;
• Reducrian in densiry ❑n the properry in order to camply with the number of required parking
spaces;
• Pub3ic art contribution of $7�,�OQ;
Each owner witl be responsible For pro�idi�xg either off-site employee housing or payment in-lieu of
providing housing. The em�loyee housing requirement will be fulfilled prior to the issuance aF a
temporary ee,rtificate of occupan�y Far the indi�idual addition or remodel [as is required by 12-24-�0).
Lot # EH[I Fee impact at 5q. F�. Impatt at EHU Fee impact at Sq, Ft. irnpact at
14d/v 1 a% 15 °/0 7.5%
7 $ 74,3D8.36 �8b $111,462.54 2$Q
$ $ 48,155.92 121 $ 72,235.38 181
R $ 76,87.9.85 193 $7.15,229.78 2$9
1� $ 36,b9S.73 92 $ SS,Q43.60 738
12 $ �Z.255.3a 181 $1Q8,382.97 272
13 $ 113,375.d6 Z84 $170.a64.09 427
Total $4�1,b12.24 1057 $fi32,418.3b 1587
The Town Code, Section ]2-9A-9, states that de�iations f,rom the underlying aone district require the
Fallowing determination:
"...Thatsuch deviatron pr�ovides berrefrts ta the town th�C autwergh the ad�erse effects afsuch deviQt+on."
Public benefits are nat intended to mitigate For pri�ate 6ene�� recei�ed, but rather to mitigate the efFects
❑F tite de�iations being sought. Most oF the de�iations being sought are really corre�Cing de�iciencies with
the aoning and ha�e na relationship to �he use already coristructed. We belie�e that the proposed puhlic
benefits far outweigh the eFfects of tf�e de�iations requested.
Vai] Row Houses SD❑
V. C4MPARI54�V TO SDD #40: THE WILL�IA�'S
Genera]]y, when dealing with Specia] De�elopment Districts, the tendency is to think oF large projects, like
5olaris or the Four 5easons. Howe�er, there are aetually a large number of much smaller 5pecial
ae�elopment Districts that are sirnilar to the S�� proposed For the Vaii Row Houses. The most recent new
5DD shares a great deal af similarity with the Vail Row Houses. The Willows SDD was appro�ed by
OrdinancQ 3Q. Series oF 200fi.
The Willows was an existing str�cture, constructed in 1971 and consisted of 28 small ut�its. �']xe site was
zoned HDMF and the structure was non-conForming with regards to: setba�ks, densiry, GR�A, site
ca�erage, and lands�ape area. The primary dif7erence between the Willows and t}�e Vail Row Houses is
that the Willaws was construcced as a condominium building, whereas the Vail Row Houses were
constructed as Townhomes, an indi�idua�ly platted, fee-simple lots. Though the entire structure was to be
der�olished, making the entire site a c[ean slate For development, the Willvws propased a rede�elopment
s�enario as a Special De�elopment District, maintaining tk�e under�ying zoning of HbMF. Ordinanee 3b,
5eries ❑f 2QOd, appro�ed the Wilfows SaD with t�e following de�iations: Front, 5ide, and Rear Setbacks,
❑ensity, GRFA, and 5ite CQ�erage. Ttie GRFA analysis for the �IVillows is strikingly simi]ar ta the GRFA
analysis For tl�e Vail Row Houses. The Willows was permitted vnly 15,Ob9 sq. Ft. qf GRFA {75°/v of the lot
area) but were appro�ed at 32,24Q sq. Ft. aF GRFA {152% ❑f the Iot ar�a], rriore than doubling the amount
of GRFA allQwed by HDM F. [n supporting this amvunt oF GRFA, Town StaFf stated the Following;
ThaUBh the amount ojG12FA exceeds what is alfvwed, Staff believes that ti�e proposed densrty (T.5
FAR) fs reta�rvely compatible ta the densrty le�els expected +n the Urha� Design Guide P1art wrthirr
th fs urea.
7'he same statement is true at the Vail Row I�ouses. Also similar ta the Vaii Row Hauses, the SDD appro�al
For the Willaws allowed For de�iations From set�acks. The HDMF requires 2Q ft. setba�ks From all property
lines. The Willows was appro�ed with abo�e-grade impro�ements with a Front setback of �1 Ft., a side
sethack of 7.5 f�, and a rear setback of b.2 ft. The following statement was pro�ided by t3�e Town 5taff as
support For the de�iations From the setbaek requirements:
Rer�arding campat�b+lity, the �nroposed t�uilding is sin�ilar to its surroundings �artrally $ecQUSe iC
includes some encroa�i�ment fnto the setbacks, similar to that of each aj�rts rrerghbors, and less oja
buj%r xorte than the underlyrn,g zone district requires. Many of the surraundrny buildinys are
lQCated wrthrn mere feet of the property trnes. However, the neighbQrhQad i�as been r�bte to mQrnturn
its rntimate resrdentia! feer as a resutt eu/�fer zones irave instead been �ravided through mature
f�ndsccr�+ng and v�riation of the builctin,g facades.
5taff berieves thQt the proposed project rs campati$te wiCh and sensrtrve to the immedrate
environment and neighborhood reiatr�e to design, s�aJe, butk, buildrng hergh� buffer xones, idenirty.
character, visuQl in[egrrry and orientation because af the similarrty of the des+gn artd plocement of
the burlding on its srte to the desr,g�� and pracement af surroundin,� burtdinc�s on Cheirsrtes.
The �ublic bene�ts assa�iated with the project included $7�,a00 For public art, streetscape impro�ements
to Wil�ow Road including a pa�er sidewalk, 11 beds of employee hausing, and a reduction in [he num6er oF
dwelling units, which sors►e may argue was not a henefit at all, and it should be noted that the nurrfher af
dwelling units still ex�eeds that allawed by the underl}ring zoning.
Vafl Row Houses SDD
VI. CRITER�A FOR REV[EW �F A SPECIAL DEVELQPMEN'� DISTRICT �STASLISHM�NT
The Following design criteria shail be used as tt�e prin�ipal criteria in e�aluating tne merits of the praposed
special de�elopment district ]t shall be tfxe burden oF tlie applicant to dernonstrat� that suhmittal materia�
and the proposed de�elopment plan comply with eact� oF the following stan�ards, ar demonstrate ti�at one
or more oF them is not appli�able, or that a pra�tical solution consist�nt with the publie interest has 6een
�ehie�ed:
T. Campatibi�ity: �esign campatrbrliry and sens+trvrty to the i�medrate envrronment, neighUorh�od and
adjacent �roperties relative to archrtec�rp! design, scale, bul1� burldiny he+ght, $uffer aones, identiry,
character, v[suat integrity and orienCation.
Annlicant Resnonse: The architecturai design oF the Vail Row Houses is go�erned by tt�e Design
Guidelines prescribed in Chapter 11, Design Re�iew, oF the Vail Town Code and by the
recommendations Vail Village Master Pian. Due to tne uniqi3eness of the way the Vail Row Houses
haye e�ol�ed o�ertime, ea�h unit wil] come in indi�idually to ha�e Lhe design reviewed by the Tawn of
Vail 5tafiand Design Review $oards, based on the parameters pz-escribed by the proposed SAD.
The sca�e, hulk, and building height ❑f the Vail Row Houses are prescrihed by the standards oF the
SDD. The main intent of redeve�opment oFthe Vail Row }iouses is t❑ maintain the unique character of
ea�h home, while also mairitaining �ommon themes. Building heig�it is the �rst tool used to limit the
seaie ar�d hulk of the Vail Row HQUSes. HDMF aoning allows for a maximum building height oF 4$ Ft
The SDD will limit the building height to 35 ft. along [he front fa�ade (along Gore Creek Dri�e}. This
lirnitatifln is more restricti�e than the existing aaning, and will allow the Vai� Row Houses ta preser�e
its 3- story fa�ade along Gore Creek Dri�e. The Vail Village Master Pla�s recommends building heights
of 3 to 4 stories in this area, and therefore the pra�osed heigtit is �or�sistent with the Master Plan.
Following building heighe, site co�erage also controls scale and �ulk of a st;-ucture. The site co�erage
allowed by HDMF is 55°/a. "I'he praposed site co�erage Far the Vail �iow Houses is limited ta 55°/0
below-grade, hut further restricted ta 5Q°/❑ abo�e-grade. This creates a smaller bui�ding footprint and
re�u�es the scale and bulk beyond the requirements oithe existing zoning.
Buffer zones are the areas �etween adjaeent strucrures and uses. Typically, setba�ks mandate hufFer
zones. In the case oF the Vai] Row Hauses, these setbacks ha�e historically been interpreted as
requiring 20 it. from all properry iines, rendering de�elapment on the site impossible without
�arian�es. The pro�osed 5a❑ e�iminates the requirement For the i�tterior setbacks, and instead
preseribes setbacks aiong the front, �ear, and east sides aniy. The setbacks pt'es�ribed by HDM�' for
the front, rear, and stream setback wili l�e maintained. Approximately 9fl0 sc�. ft. ❑f Lot 13 wil.l be
danated to Roger 5taub Park, enlarging the park by 10 ft. to the west. Lot 13 will tt�en maintain a 10 ft.
sethack From the new properry line. There is then approxirrrately 118 ft. to th� Vorlaufer, whi�h sits on
the other side oF Roger 5taub Park. The Vorlauier �ias n❑ setba�ks and sits ❑n the praperty line it
shares with the park. ThereFore, the Vail Rqw Hauses is �o�sistent with the ❑ther struetures in the
neighborhood.
Identity, character, �isual integrity and orientatiot� will b� maintained For the Vaii Row Houses
based on the existing de�elopment. Be�ause ea�h lot is relati�ely small and narrow, rede�elopment of
eacti lot is limited by the de�eloprnent surrounding it and the restrictions p[a�ed on it by the proposed
5I70.
The appl#cant believes that the prapased project is cornpatible with and sensiti�e to the immediate
en�ironment and neighbarhaod relati�e to design, scate, 6ulk, building height, bufFer xones, identity,
Vall Raw Houses S�p
character, �isual integrity and arientation because oF the similarity of the design and platement oF the
buiEding on its site to the design and placement oF surrounding buildings on their sites.
z. Relationshrp: Uses, r�cti�rty and densrry which prQvrde a compatr6re, e�'frcient anr! workable rer�tionship
wrth surroundrng uses and activity.
�,�nlicant Etesoonse: The uses proposed are the same as the existing - resic�ential dwelling units. �[o
changes ta the uses and aeti�ity are praposed. I]ensiry �dwelling units per acre] shall not be increased,
but may be decreased withaut an amendment to the SDQ. GRFA, anvther method of the 7'own to
measure density, is proposed to increase From an allowahle ratio of .7b to 7..5. Howe�er, this in�rease
in GRFA is tempered with additianaf restrictions on site �o�exage and height, and is consistent with
similar proje�ts in the area [generally, all HDMF-zoned projects in the area ex�eed ��te aliowable
GRFA]. The Town has afso recently increased allowabJe GRFA fvr surrounding prajects zoned PA,
which has an a�lowable GRFA ratio of 1.5. Addirionally, the original xoning applied to the property in
1464 allowed a GRFA ration oF �.5, s❑ the proposed �RFA is �or�sistent with the original rati❑ af the
property hefore thase rights were taken from the property. Furthermore, the challenges related to
de�elopment within this area are e�+ident by the number of Specia] ❑e�elopment Districts around the
Vail Raw Houses, including the following (and their de�iations}:
#35 - Austria Haus - density, setbacks, site co�erage, commer�ial area, eommon area.
#3Z - Cornice Building - single Family residence in H�MF, setbacks, parking in front setba�k
#19 - Garden of the Gods - setbaeks, GRFA
#37 - Ti�oli Ladge - height, loading and deli�ery in iront setback, landscape area
#28 - Chr�stiania - densiry, GRFA, common area, setbacics, parking
5pecial �e�elopment Distriets with an underlying zoning of H�MF are alsa �ommon in the general
area, ineluding:
#38 - Manor Vail - building height, �welling �nits, CRFA
#d2 - Northwovds - density
#4Q - the Willows - setbaeks, GRFA, site co�erage, density
#15 - Bishop Park - building height, sethacks, GRFA
The unique de�el�pments that o�curred in the early stages ❑F Vail's growth lead to many chal]e[�ges ir�
rede�elopment that can only be sol�ed througt� S�eeial ❑e�elopment �]istricts, whi�h were created ta
deal with these rypes ❑F challenges which eould not be sol�ed thraugh the traditional aoning
regulations.
3. Parking Qrrd Laadrng: Complrance with parkirtg arrd toaclrng requirements as ou[lined in chapter 1 D of
this title.
Anoli�ant Resnonse: The intention of the proposed S�� is to maintain the number ❑f parking spaces
that exist currently For each unit. Therefore, the parking requirement For this site is a no net loss of
parking spaces. Hnwe�er, with a rede�elo�ment proposal e�ery lot is required to meet the parking
re�uirement by reducing the densiry oF the site.
4. Comprehensive P�an: Canjormiry with applrcabre elements of the Va+! camprehertsi�e p�nn, town polrcies
�nd urbnn desfgn pdans.
Annlicant Response: The goals contained in se�eral oFthe Town's eomprehensi�e, guiding docurnents
are applicak�le during the re�iew process For the estahlishment of a 5pecial De�elqpme�it €3istrict. The
applica6le plan sections below are identi�ed as reie�ant to the re�iew of t�►is proposal.
Vail Row Houses SDD
Yarl Land [!se Plan (irr part)
I.Q Generar GrowCn/Development
I.I Vair shourd continue to g�'ow irr a contralled environment mairttaining r� balan�e between
residentipr cornrnerciat and recreationat uses to serve f�oth the visrtar and the permanent resrderr�
1.3 The qualrty of de�elapmentshvuld be maintafned and upgraded whenever passfble.
T.I2 Vui! shoudd accommodate most af the additionaf growth rn existing develaped areas [inflt
areas).
4.0 VillQge Care / Lionshead
4.2 frrcreased dens+ry rn the Core areas +s Qcceptabre sa lQng as the exrstrng charncter af earh
Qreu is �reserved thorough implementatran of the Urbarr Design Guide Afan.
4.3 The amb+Qnce o/'Vnrr Vilrage is importurrt to the identity o�va+f and sJrQUld f�e preserved.
�scale, alpine charr�cter, small tawn�eeJiny, rnountains, r+aCura! settrng, intrm�Ce sixe, cQSmopolitan
feering, environmentaJ quafity.]
5.0 Res+dent+at
S.I Addrtianal residentrol growCh shauld continue ta accurprimarily irr existing, platted areas
and as approprrate rn new areas where high hazards do nat exrsG
5.3 Affordable emptoyee hvusinB shouJd be made avaira�re through �rivate efforts, assrsted by
lirnrted incerrti�es, provided by the 7'own of VQit with appropriate rest�'r�tians.
5.4 ResiderttiQl,growth should keep pace witl� the mQrketpface demands�or a ful! ran,ge of
housrr{g types.
5.5 7'i�e exrs�+ng em�Jayse housirrQ base shacrld be preserved arrd upgradert. Additional emproyee
housirrg needS shvuld be accammodated at varied sites throughQUt the cair�munity.
Vail Yi1inge Master Plcrn (rn part)
?'he Vai1 Row Ha�ses rs lo�Qted witl�in Che "VaiJ 4�rllc{ge Mpster Plan"land use eutec�ory. The fallow+ng
stQtedgoQJs of the Var1 Viltage Master Plan are appiicabte to thrs ap�tication:
GQat #1: Encourage h�gh qua�ity redevela�ament wfrite preser�ing the unfque arGh+tectural scale Qj
the Village in order Co susiain its serrse of commurrity and rdentiry.
Ohjective 3.2: Encaurtr,ge the upgradirrg and redevetvpment vf residentral ond commsrciQl facitrtres.
ObJective I.,3: Enharrce neu� de�elopment and rede�elo�rment through pubric im�ravemerrts done $y
private devetopers working in cooperatiorr wrth the Tau�n.
Policy 1.3.Z: Puhlic improvements shaJt be deveiaped wrth r11e working parCr`crpation of the prr►•ate
sector workin,g wrth the Towrr.
Vall Raw Houses Si]D 1 d
Goa[ #3.• 7'o reco,grrixe as a Cop priority [he enf�Rncemer�t af the wuJkrn,g experience thraur�haut the
Vrllage.
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`A number of the earliest projects developed in Varl are locpted in the East Gore Creek Sub-Arep.
2]eveloprnent in ti�[s area is exdi�srvefy mutt+�amrly candomir�ium proje�ts with a very lirrrited
amaunt of support c�mmerciaL 5z�rfa�e parkin,g is found at each site, whi�h creQCes a �ery domi�rant
�+suaP impress+�n of the sub-area.
Whi1e the levet of de�etapment irr East Gore Creek is gerreratly greater than that allawed under
existrng zoning, thrs area has the patert�ra! to absor% density wrthout compror�risirrg the
character af the Vilfage. 7'his de�eropment courd be Qccommadated %y partial inflr af exrsting
parking area5 balarrced fiy yreenspace additrans ar thrnr{gh increasing the iteight of ex[stirr�
bu�ldinAs (ger+erally ane stnry over existing ireights]. !n arder to maintain the archr[ectura!
cantinuity of projects, additronal density shou�d he considered onry in conjunction with the
com�rehensive redevelopment of projects.
Ctearly, one af the mQin objectives to cons+der in t�re redevelopment o/� any praperry sh�uld be to
imprave existrng park+ng fac+lities. Thrs inctudes sptrsfyrng parking derrrands for existing �nd
additionnt deveiopment as welr as ctesign consideratrons r�etative ta redevetapmer+t pr'oposals. The
opportunrry ta introduce i�elowgrade structured parki��g willgreQtly imp�ove pedest�'iartizQtr�n and
lartdscupe features rn thrs ar'ea. 7'hrs shaurd be considered a,goa1 of any redevelo�nment proposa! rn
thrs s�b-areo. Development or redevelopment of this sub-area wiJ! attract additrona! traffrc and
poputaGi4n irrto thrs area and may ha�e srgnifrcanC rmpa�ts upor+ partrQns Qf Su6-Areos 7 and IQ."
[This statement is largely directed at the Texas Townhomes and Vai1 Trails, which have large areas
of surFace parking].
5. NaturatAnd/ar Ceologic Haaard: Iderrt��cation and mitigation oj�rtatural and/orgeQlagic itazards that
affect Che properry on which the s�aecia! devetopment distr�ct is proposed.
'c e: Aecording to the dfficial Town oF Vail Geologi� I�azard Maps, the Vail Raw
Houses a�e not lo�ated in any geologi�ally sensiti�e areas.
6. Des+gn Features: Sr[�e plan, building des+gn and racatron and operr space provisians des+yned ta produce a
functionQl de�elopment responsi�e and sensitrve ta natura! features, vegetatior� and a�erall �esthetic
qualiry of the commurrity.
Vafl Row Houses SAI] . 1�
Aonlicant ResRonse: The design oF the Vail Row Houses is go�erned by the �esign Guidelines
�rescribed in Chapter 13., Design Re�iew, of the Vail Town Cade and 6y the recommendations Vail
Village Master Plan. Due t� the uniqueness ❑F the way the Vail How Houses ha�e e�ol�ed o�ertime,
each unit will cvme in indi�idually to ha�e the design re�iewed by the Town oF Vail StafF and Design
Review 8oards, based on the �arameters �rescrihed by the propose�l SDll. As proposed, the 5DD for
the Vail Row Houses meets this criteria.
7. TrOffic: A circuPatron system des+�ned for both vehicJes ar+d pedestrians adtlressrn8 on and offsite tra�c
��r�ulation.
Annlicant Response: Tfiere will he no �hange to the existing circulation system.
8. LRrrdscaping: Functional Rnd Qesthe[ic lundscapinc� artd open space rri order to optrmize Rrrd preserve
naturnr features, r�ecreaCron, views arrd %unction.
Annlicant Response: The majoriry of lots oF tl�e Vail Row Hoiises d❑ not currently compJy with the
minimum landscape area requirements oFthe HDMF zvne district. The propased 5DD would require a
minimum of 20�/o oFthe site be lanciscape (HDMF currently req�ires 30°/0]. Hawe�er, the 2 lots which
are most defieient in landscaping �urrently will 6e required to liave "�io net loss of iands�ape area"
which is a similar requirement to the properties within the commercial core atld consistent with an
urban �illage character. To mitigate for the lack oF landscape area, as eaeh lot is redeveloped, the
propvsed SDD mandates that tYce parking area hy con�erted to pa�ers. ]n addition, the praperty is
surraunded hy an open space tract whi�h inciudes the stream tract and Roger 5taub Park
9. Workabie Plan: Ahasing plan ar subdi�+s+an pfan that w+id ma+ntain a workQbre, funetronat and efficrent
relQtivnship throuc�hout the development o�'the special development district.
Adnlieant Res op nse: The phasing oF rede�elopment oF indi�idual lots is ane oF the primary reasons for
this proposed 5pecial De�elopment Distri�t. 5ome oF the units ha�e already been rede�eloped, and
therefore a comprehe�isi�e rede�elopment of the site is highly uniikely. Also, due ta the nature of tt�e
Vail Row �Iouses (ea�h lot is owned Fee-simple, as iFit were a single Family lot] the intention w�uld be
to allow each raw house to ha�e a unique character to make them look as iF they de�eloped over time
[as they ha�e.] This "phasing" of development allows each ❑wner to c#early understand the
parameters ❑f rede�elopmenr, in addition to having a clear understanding of what the neighbors are
ahle to do, unlike the current method oFindi�idual �ariances For each lot
Vail Row Houses SDD 1�
vii. �RH snn �on��n�c sma�uo�auas
The proposal is to create a new 5pecial De�velopment District for the Vail Row Houses to treat the pro�erty
as a town house de�elopment. The underlying zoning would remain HDMF. 7'he permitted, conditional,
and a�eessory u5es as defined by the HDMF zone district would not be modified. The following vutlines
the current de�elopments regulations of HDMF and notes whi�h regulations will be de�viated fram (the
de�iations and�or modi�cations are indicat�d in I�old and italic}:
The de�elapment standards as outlined below apply to the individual lots [Lots 7-?a and 12-13) of
the Vail Row Houses, as modi�ed for this SDD:
A. Permitted, Canditional, and Acressory Llses:
The permitted, cvnditiona�, and accessary uses allowed in 5peeial f3e�elQpment
❑istrict iVo. 41, The Vail Row Houses, sJiall be those uses listed in Title 12, Chapter
fi, Article H, High D�nsity Multiple Family xone district, Vai[ Town Cade, as may be
amendec� from time to time.
Lot Area and Site dimensions:
The sninimurn siae For eac�i lot shall �e as earh lot exists today, as Further described
oi� the Appro�ed De�elapment Plan; howe�er, allowing For triinor changes to lot
li�es to correct any er�croachix�ents. 7'he Following minimum siae For Lot 13 is
t�ased upon an approximately 960 sq. fc. ]and dedication ta the 7'own of Vail.
Lot1i Lot size
7 2,744
8 2,b14
9 2,396
1b 2,2f5
12 2,919
73 4,835
'COTALS 17,773
The minimum site di�ensions For eacli lot shall be as each lot exists taday as
Further described on the Appro�ed De�elopment Plan; howe�er, allowing for minor
changes to lot lines to �orrect any encroachments.
�. 5etbacks:
7'he minimum setbacks For 5pecial De�elopment ❑istriet iVo. 41, The Vail Row
�Iouses, sha�l be as indieated on ihe Apprfl�ed Qe�elopment Plan. The minimum
front and rear setback shall be 2a ft. The minimum side setback shall he zero feet,
except For Lot 23, whieh shall maintain a minimum setback af 1fl ft Frvrn the new
eastern prQperry line [hased on the new property line fol�owing the 10 f�. land
dedicativn for a total of 2Q' to the ar�ginal lot line}. The Sq ft. steam 5etba�k from
Gore Cree3c shall be maintained.
�al�onies, de�ks, terraees, and other similar unroofed features tnay praject into the
required setback areas in a�cordance with Section 14-1a-4, Architectural
Projections, Decks, 6alconies.5teps, Say Windows, etc., Vail Town Code.
He[ght:
vall Raw Houses SDD 13
For a sloping roof, the k�eight af buildings shall not exceed 48 fk Howe�er,
addirional height restrictions apply to tiie Front �southern fa�ade] to maintain the
appearance vf a 2-3 stary buildi�xg along Gore Creek Dri�e. 7'he ea�e height is
limited tq 35 ft to the initial ea�e ❑f the Front Far,ade along Gore Creek Dri�e,
measu�ed from finished grade. Ea�e height is defined as the distance from �nished
grade to the top oF the sheathing of the initial primary eave of the strueture.
E. ❑ensity Contral:
iVo more rha� 15a sq. ft. oFGRFA shall be permitted far each laa sq. Ft of total site
area o,f each lot. Due to the increase in allowable GRFA, the Vaif Raw Houses is nvt
eligible for the "Additional 25Q" or ]nterior Con�ersions as described in 12-]5-5:
A❑�[TI��[AL GR�SS RE51pEN'f1AL FLQOR AREA (254] �R��iVANCE] and 72-15-04
iNTERiflR C�NV�RSfONS. l.ot 13 is fi�rther restricted to a total oF b,770 sq. Ft, of
G R FA.
GRFA and Density for each lor shal� not exGeed the Following:
�ot !# GRFA llensi
Lot 7 4,116 2 du
Lot 8 3,921 2 du
Lat 9 3,594 1 du
Lot 1D 3,397 2 du
Lot 12 4,378 2 du
Lot 13 G,77D 2 du
Howe�er, any ]ot that is rede�eloped shall be redueed in the number oF units in
order to comply with an-site parking requirements.
In any case, the total number of units for Lots 7-1a and 12-13 shall not ex�eed 1l.
dwelling units ❑r be less than fi dwelling units. ]Fany ❑f the units are cansolidated
into Fewer units ❑n an individual lot, no amendme�it to this SDD shall he renuired.
Howe�er, if any oF the units are cor�solidated into fewer units, the number af
consolidated units shall become the maxirnum allowable density for both the
subject indi�idua� lot and t�e entire de�elopment site.
]f any lots are consolidated, GRFA for the cansolidated lot shall he a ta�al oFthe
allowable GRFA for each lot
F. 5ite Co�erage:
Site co�erage shall nat exceed 55°/o af the total site area of each lot, with the
additional resp-i�tion that abo�e-grade site co�erage skiaiI not exceed 50°/o QFthe
total site area of each lot. Aha�e grade shall mean frorn g�ade le�el ar entry le►+el
ar�d abo�e at the south ele�at�on oF the huildings.
G. Lands�aping and Site De�elopment:
At Jeast 20�/❑ of the total site area aF ea�h lot sl�all be landseaped, except far Lot 12.
Lot 12 shall ha�e no net iass oF lands�ape area. Tlie Following is the exist�ng
landscape area af each lot.
Landscape Landscape
Lak # Sq. Ft. Percentage
Vafl Row Fiouses S�Q 14
Lot 7 857 3�°/n
Lot 8 796 3�°/v
Lot 9 658 28�/a
Lot lfl 624 27�/a
Lot 12 160 7°/v
Lot 13 2,119 44%
$ecause of the minimal opportunity for landsca�ing, when rede�eloprnent oF a lot
occurs, the parking surface of the lot shall he con�erted to conerete uniC pa�ers or
other material (as appro�ed by the �esign Review Board] and a snowmelt system
shall he ittstalled. Any new snawmelt system instalied shall ha�e a rating of 9S%
efficiez�cy or better a.nd appro�ed by the Community De�elopment Department.
H. Parking and Loading:
Parking requireme�its shall be based on the current num6er oF parking spaces and
dwelling units.
Lot 7 2 du Z arkin s aees
Lot $ 2 du 2 arkin spaces
Lat 9 �� du 2 arkin s aces
Lot 10 2 du 2 arkin s aces
Lot 12 2 du 2 parkin s aces
Lot � 3 2 du 4 parking spaces
IF any dwelling units are eli.minated, there shall be n❑ fewer than 2 parking spaces
For ea�h ]ot. Due to site constraints, there is n❑ requirement ior enclosed or
screen�d parking. The parking may be permitted to he located within the front
setback, and partialfy within the Taw�i ❑F Vail right-of-way as it exists currently
rontingent upon the lot ow�iers obt�ining Town ❑F Vaif appro�al ai a re�ocable
right-of-way permit. A re�o�able right-of-way perrnit m�st he ❑btained for all
irnpro�entents wiChin the right-oF-way.
When a unit is rede�elvped ❑r the addition ❑F 1,000 sq. ft. or mare of GRFA oecurs,
the parking re9uirements as pra�ided in Se�tion 1Z-10-]�A of tiie Tawn Cade For
the subject lot shall be satisfied onsike. []pon rede�elopment oF any lot the parking
encroathment into the right-af-way shall be reduced by pro�iding a 5' separation
between the tra�el lane [south side of concrete drainage pan� to any parking space.
Employee Hausing:
Employee housing shall be pro�ided in accordance with Ciiapter 24; Inclusionary
�oning. �ue to site constraints, the inclusionary zoning requirement shall be met
through the fee-in-lieu ❑r the pro�ision ❑f oFf-site emplo}ree housing unit(s). 7'he
Vail Row Houses shall pro�ide an additional 5°/0 of mitigated Floor area or
equi�alent pay in-lieu amount o�er the requirements of Chapter 24, Inclusivnary
Zaning, as rnay be acijusted From time to time.
]. Expiration and Amendmen[:
�his 5DD is established to set zoning standards For the Future rede�elopment of
incli�idual dwelling units within the 51JD. 7'he S�]❑ expires in three years From tile
efFecti�e date of tfiis ordinance unless rede�elopment of at least a�e lot has
comn�enc�d. I�othing herein pre�ents an amendment Co the 5DD by any awner
Vail Row Flouses SD� IS
withir� the SDD. [f an amendment only affects the applicant's property, nv written
�ansent is required From other own�rs within the S1]D.
Further, Lot 11 ai the Vail Raw Houses is not currently in�iuded in this SDD.
Howe�er, should the owner af Lot 11 decide ta be included at a future date, this �an
be ac�omplished with an application For a Major Amendment to the SIJD.
Lots x-fi, 81ock 5 of the Vail Viliage First �'i�ing may de�ide in the future to pursue
an SDD. `I'hose lots may either he added to this 50D as a separate planning area or
may pursue a separate SDD application.
5pecia] Conditions:
The Foliowing special conditions are proposed:
Prior to the addition oi GRFA to any dwelling unit within The Vail Row House S�b,
the ❑wner oF Lot 13 shall dedicate the approximate 90D sq. Ft. [lq-Foot wide] strip of
land as indicated ❑n the Appro�ed De�elapment Plan lacated on the east side of Lot
13 to the Town of VaiJ. This dedication shall 6e proce5sed as part of a subdi�ision
appli�ation for Lot 13. The approxirnate 9fla sq. Ft. dedication skiall be restricted to
passi�e park use.
2. The appli�ant agrees that �'he Vail Row Houses shall pra�ide $5fl,D00 to the Town oF
Vail to be used For public art or Roger Staub �ark impro�ements, at the Town's
discrerion. The funds will be pra�ided prior to recei�ing a huilding permit ior
redevelop;nent of and the ad�lition of GRFA to any lot.
The ap�licant shall remo�e any pri�ate impro�ements from the Tawn ai Vail's Gore
Creek Stream tract adjacent to The Vail Row Houses prior to recei�ing a building
perrnit For rede�elopment of and tfie additipn of GRFA to any lot.
Vail Row Hai�ses `;D� 1 �]
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Atta�hment C
Decem6er 3, 2449
Mr. Gearge Ruther
Director, Dept. flf Cflmmunity De�elopment
Tovm of Vail
75 South Fmntage Rd.
Vai�, Colozado
Dear Mr. Ruther:
This letter is written by Barbara and me as the owners of Row House #1 �, 343 East Gflre
Creek Dr., in Vail. T'his Row House is lacated between and shares party walls with Rflw
Hfluses # 1 U and # 12. We are writing ta cammunicatc aur o�j ectian to the proposed new
Special Development District {SDDj camprising Rsaw Hfluses #7, #8, #9, #14, #12 and
#� 3 at 343 E. Gore Creek Dr. in Vail. Far the reasons set farth in this let�er, we ask that
the applicatian be rema�ed from the Agend.a of the Deeem�er 14, 2409 meeting af the
Planning and En�imnmental Cammissian [PEC}. In the altemati�e, we strangrty
rec�mmend that the PEC, at its I3ecember ] 4, 24D9 meeting, NUT appro�e the
applicatian befflre it tfl establish this new Special De�elapment District (SDD); and that
the PEC NUT recflmmend that this propased SDD be cansidered by the Vail Tavm
Caunci�.
This is the third time in the past year that the applicant has submitted essentially the
same facts Gv the Tavm af Vail ta support "spot z.vning" af a portian af the Vail Raw
Hfluses. This proposed spot zoni � will atlflw the c�nstructifln fln lflts #9 and #lU flf a
structure that will �ifllate in many respects the current zflning prfl�isiflns and will fail tfl
meet the requirements fflr an SDD; furkher, the plaiu�ed s�u+cture will cause certain
damage tfl flur Rflw Hfluse fln lflt #11, and will likely diminish its future �alue.
The Frrst Application was made late in the Fatl flf 24U8, cansidered by the PEC an
December 22, 2U48 and revised many times befare it was finally denied �y the Tflwn
Cauncil an seeand reading June ] 6, 2U49. We initially allflwed Raw Hause #1 1 to be
inclu�ed in the applicant graup, but anly af�er making clear that we had na present
intentian ar p�ans ta re�ui�d ar inerease the siae af Rflw Hfluse # 11, and wae�ld nat acr,ept
any materiat cast tfl us flr damage to aur property as a rese�lt af the applicatifln. We
belie�ed that this was well understaod �y the appiicant and his architect, and this belief
was reinfflrced by their willingness tfl pm�ide us with capies af �and an apportunity tfl
cflmment fln} the plans as they were de�elflped, and their indi�atifln that the applicant
wfluld be willing tfl pay direct cflsts we might incur �su�h as thflse af the prflposed
cantributifln tfl the tflvm).
As the SDD applicatifln process cantinu�d fl�er the next se�eral mflnths, we were
prfl�ided plans fflr the s�u+cture cantempl ated �y the applicant �Exhi�it 1}. We became
�ery cflncerned abaut potential damage tfl the shared `�arty wall" between Rflw Hfluse
# 1 U and Rflw Hfluse # 11 frflm the cflns�uctian process required ta �uild so large a
sbructure, and also abaut the "s�cale, bulk and height" flf the building. Hflwe�er, in
relianr,e fln cantinuing representatiflns �y the applicant's architect that changes protecting
our properiy �aWd �e negotiated, we did not remo�e Row House # 11 from the SDD
appli�ation prior to the �une 15, 2�(]9 Towrl Couneil meeting at whieh it was denied.
A Second Application was prepared, resubmitted and worked its way through the
appro�al process �etween �une l5, 2UU9 and August 5, 2409. Accarding to the applieant,
this appli�ation was prepared with the en�awagement of the Towrl of Vail. In email
�orrespvndence �ir�ulated in late Septem�er, the applicant stated: "... Since then �Jru�e
�6), the Tvwn vf Vail wes in�iting ua to re-sub�nit our the Rvw Hou$e #7�13 Special
Develv�ment District propvsal indicatwg contiwued pasitrve suppart fvr vur SDD in
our 2' attempt"
We re�ei�ed plans pursuant ta this "2"� attempt" in late June and �uly, and they refle�ted
little �hange (Exhibits 2 and 3} other than one addition to Row House #8 — adjacent to the
plamied strueture on the West —that has not been made. Note on the South ele�ation
depicted in Exhibit 3 that the tap le�el of Row House #8 was "filled-in" between June 5
and July 21 (Exhibit 3}. This fill-in work �annot not be appro�ed without signifirant
�ariances from �urrent zoning, and has not been done. T'he �ansequence of this "filling-
in" is to �ause the structure planned for Row House lots #9 and # 14 to apQear less large
�ampare�d ta its neighbvr, than it actuaity would be.
We were totally unsu��essful in gaining agreement to reduce the height or bulk of the
planned s�ucture (whi�h �auld eliminate "drift"} or �hange the design to eliminate
"she�ding" of snow dire�tly on to our properiy; further, we continued ta be concerne�
about pvtential damage to our portion of the shared West wall supporting Row House
#1 l, and to the foundation fram the �onstruction of so large a struct�e. Because of these
�oncerns we engage� a structural engineering firm to re�iew the plans and identify and
e�aluate independently the consequences to our proQeriy of the cons-�uction of the
�veture tha�t the applicant had described in plans pro�ided to us. This firm's preliminary
repart {Exhibit 4} in early August confirmed the �ancerns described aba�e and identified
se�eral othex pvtential prvblems. Despite this report and the obvious legitimacy of our
�oncerns, the appli�ant �ontinued to refuse to make �hanges to the plans for the prvpvsed
�onstruction. A strueture bui]t foliowing these plans, and the prvicess of building it, will
�ause mat�rial d.amage to our prvQerty, diminish our enjoyment of its use and ad�ersely
affect its future �alu�e.
Based on these de�elopments, on August 5, 2U[19 we withdrew Row House #11 from the
SDD application. We pro�ided the appli�ant's architeet and designated cons-�uction firm
with the engineering firm's preliminary repvrt; the engineering firm worked closely with
them and then prepared a final report, which confirmed our most serious concerns
(Exhibit 5}. When the appli�ant again expressed no willingness to ehange his plans, we
confirmed the withdrawa] of Row Housc #11 from the application on September 8, 2�(}9
(Exhibit 5}. The appli�ant's response to this was to circulate the email �arnespvndence to
whi�h we referred earlier (Exhibit '7}, observing also that..."We plan to pursue a fresh
new path in fuil cooperation with the Town vf Vail, its city pixnners and the Town
Council vn �nodernixing the tvwnhvu$e wning and building eapansion rulea The
tvwn is suppvrtive vf new rale making." In this err�ail correspvnden�e the applieant
also expressed cvnfidence that "...new zaning modernizafion rule8 will he put in p�aee
so (sicj the Town of Vaif. Why? The Town of�icials are leaning in and want to
continue Vail's high quaGty and ongoing co�tinuou� renewal..."
The Third Applicafion for an SDD is based on essentia.l]y the same set vf facts, and is
apparently the "fresh new path" tv which the applicant refened It was submit#ed on
No�ember 16, 20�9. �ther than the omission vf Row House #11 as an applicant and
related statistics, and limited language vn the fina� page, almvst e�ery word appears tv be
idcntical tv the Augu.st 1�, �OU9 submission. We belie�e that this application — if it is
allowed to proceed - will be fvund to be deeply flawed on its own "merits," as was the
first application. Further, hvwe�er, this third applicativn:
• Should not ha�e been accepted by the Town of Vail fvr cvnsideration by the
PEC
■ Shvuld nvt be considered by the PEC on December 14, 20U9; with this writin�
we requcst that it be remv�ed from the Agenda for the PEC meeting on that
d.ate
■ If cvnsidered, shvuld not be recommended by the PEC for considerativn by the
Vail Tvwn Cvuncil...
Fvr the fvllowing reasons:
1} Accepting and prvicessing this application would �a.lidate a procedure that allows an
unlunited number vf unsuccessful applications tv be made bas�ed on essentially the
same fact base by an app�icant who has sufficient funds, ail� Call �7515f Ulltli h15
application is appro�ed. This is particulaxly trvublesvme if the outcome sought
reflects m�nipulation af the bias af tawn staff' supparting de�elapment, ta favar ane
property owner rather than another; vr inaccurate representativn vf the pvsitivn of
the Tvwn Council or tvwn staff [See Exhibit 7}. We wvuld appreciate your
comments... or those vf Bill Gibson... vn thc accura�cy vf the applicant's
characterizativn vf the encouragement attributed to the Town Staff [higblighted in
bold face type in this letter}.
�} We can find no precedent for exclu�in� from an SDD a pre�ivusly inc uded and
now dissenting prvperty owner whose properiy will be directly and ad�ersely
affected by the planned de�elopment, and thcn refvrming the SDD to include vnly
units that axe supporti�e, as would be the case bere. Such "Gerrymandering" of an
SDD wvuld represent spot xoning vf the most abusi�e surt, and likely constitutes a
cvnstructi�e condemnation of our properiy. Any ovndvminium de�clvpments cited
in the application are nvt rele�ant precedent fvr this planned action because
cvndvminium associations ha�e contractual and fegal authority tv make bin�ing
changes to prvperiy included in the condominium v�er the objectivn of the property
vwner.
3} Tbi.s application — if apprn�ed — w+auid peamit the applicant ta build a strvcture
which has been planned, reviewed by an indeQendent and highly reg,arded
stivciin�l engineer, a�d found to expose an adjaaent � to �material damage
from shed and drift {Exhibits 4, 5}. Encvuraging cvnstnaction of this sort can
sur��ly no# be an element of sound public palicy.
4} Tbi.s application does not include a written, eu�ecuted "Joint Fmperty dwner
Appro�al I,etter" es required by the Uepar�ne�t of Community Development for
the acceptaaae by t}�m of a rezoaing application tn be consider�d by the FEC. Tbi.s
is not a minor techni�ality, for as ad�er�eeiy affected joint property owners� we
strongly disappro�e of this appiication, end wil� nat execute such �n apprn�al letter.
Ple�se caafirm by emai] that you ha�e recei�ed this letter, a�d ens�re that copies a�d the
attached exhibi#s are distributed #o all PEC members allowing �3aquate #ime for their
thorough re�iew. In the future, if pcissible, plr� n�iify us by email nf ariy applications
that may diz�ectly �ffect our property.
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B.A. Bridgevveter, Jr.
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August 6, 2409
Mr. B.A. Bridgewater, ]r.
°/o Brvwn Shve Company, Inc.
9909 C�aytvn Road, Suite 2] 6
St. Louis, MD 63124
Rc: Gare Creek R�w Hauses —[]nit 11
Vail, C�I�rad�
Dear Mr. Hridgewa�er;
As reques[ed, Monrve & Newell �ngineers, Inc. has begun a rer+iew vFthe residence. The
purpose vf our review is to determine the potential impact tv t�ic residence's struclural
Frame vf the purpnsed demolition and reconstniction of the adjacent rvw house to the
west, L]ni�s 9 a�id I4.
It is vur understanding the vriginal residences were cviistnicted in the 1974's, and tllat
many of lhe t�nits har+e heen remodeled or rebuilt since. The origina� �nd current
cvnslniclion is primari]y wovd framing with tlie exceptivn that the demising wa11s
betwee�i units is 8 iiich thick cvncrete masvnry units �CML]}. Tl�e demising wall also
pror+ides bearing %r the floor and ravf framing vFthe units on each side. Based on
current standards, !he or+erall quality vFtFie vriginal construction and especially of the
CML7 walls is Fair to paor.
Fro��� a rer�iew of the pIa1�s fvr tl�e Ga�r�in Residence, by K.H. Webb Archirects, P.C. it
appears that the izew residence will entail the complete demolition of the existing uiiits 9
and l0 and cvnstntction of a totally new stnictural frame.
In re�iewing the plans, there are se�erai items both during constr�ction and on a
permanent basis that pose a risk of daiizage to tlie existing structurai framing o� L]nit 11.
Some of these items ai�:
1. Hased ❑n our work ❑n the Founders Parkiz�g Garage and our knowledge vf the
area, the purposed new lower le�el excar+ation may be i�ito the existing grouiid
water table. If dewatering is required for construction, the resulting iowering of
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the water tahle �ould �ause consolidation of the hearing soils resulting in
foundation settlemeni.
On�e construction is �omplete the new lower ie�el could ha�e the efFe�t of a dam
forcing the groundwater to either side. This additional groundwater flowing
fxlow Unit 11 �ould result in a loss of fine aggregate in the bearing soils. This
has the potential of resulting in foundation settlement issues that �ould last for
se�eral years.
2. The new lower le�et wiil require underpinning of the existing foundation with khe
CM[] demising wall aho�e. I�uring underpinning constr�uctian a portion of the
exisEing foundation is suspended in air. This suhje�ts the foundation and wall
abo�e to additional s�ess that may result in settlement and or �racking. —
Once underpinriing is comp�eted there may aiso he settlement simply hecause the
new hearing soils at the Iower Ie�el must �ompress to achie�e load capacity.
3. Although it is noi clearly understood without additional research, it is our
understanding the adjacent units may ha�e been constrvcted with continuous flonr
framing members shaxed hy two units. If this is the case, remo�ing of the Framing
on one side will cause additional deflection of the framing on the other side
resulting in sloping floors, wall cracking, etc.
4. The existing 8 in�h CMi] wail is braced by floors on ea�h side and is not
suhjected to laterals loads. Once the demolition occurs for U��it 9 and ] D, this
wal� will hecon�e an exterior wall subject to wind loads, wiIl he eccentrically
loaded, and will be hraced in only one direction. The wall is not designed for
these loads.
5. The plan for the new residen�e shows it extending considerahly higher than Unit
11. This may result in substantially more snow accumulation on the roof of Unit
11 due to driRing. The existing roof framing is not designed for this load.
Aiso the plan for the new residence indicates a portion of the roof sloping down
towards Unit � 1. This �ouId result in snow sliding into �7nit 11 and again
o�erloading the existing roof framing by a��umulation andlor impact. In our
opinion, fencing should not fx relied upon to alle�iate this issue.
Piease ui�derstand that rl�e items outlined aho�e represents our initial thoughts on the risk
to you unit created by the new residence. Tl�e risk associated with many, but noi all of
these items can be g��eatly reduced with a thoughtful design of the new residence and a
�areful �onstruction of the design. Items that could be considered include deep
foundations, a groundwater cutofFsystem, etc. We would be happy to discuss these
issues with the K.H. Wehb design team on your behalf.
IFyau ha�e any questians, camments, ar need additianal assistance please call.
Very tr�ly yaurs,
M�NRn NEWELL ENGINEER5, fNC.
Peter Monroe, P.E
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September 3, 20Q9
Mr. B.A. Bridgewater, Jr.
°/a Brown Shoc Campany, inc.
99D9 Claytan Road, Suite � I 6
St. Louis, M� 631��
RQ: Gore Creck Raw Hauses —[lr�it 11 [M&N#7987.08j
Vai[, Colarad�
Dear Mr. Bridgewater;
���r� ur 1�' ,�"
Vsil, Colarado
Drarrr, Colarado
Frtsco, Colorsda
Riflr. Calarado
This letter is being written ta fallaw-up an aur letter af 6 August �0�9 which autlined the
areas in which we indicated the propased r�ecanstructian an Units 9 and 1� posed a risk af
damage ta Unit ] 1.
Subsequent to aur pre�iau9 terier, we ha�e met with Mr. Kyle Webb, the A.rchitect for
Units 9 and ] Q, Mr, Mark Mueller, P.E., his stru�tural engineer, and Mr. Dennis
Thampson, the Pro}ect Manager for the general cantractar, Gearge Schaeffer
Consiruction Company. Zn oux meeting we outlined and discussed with them aur
�oncems.
The discussions were as fallows:
1. The issues af canstructian dewatering and gznund water contro� after can�wction
completian were discussed. The architecdcontractor agreed ta ha�e Kaechlein
Consul[ing Engineers, Inc. ��55 tlli5 i55lle.
�. The underpinning af the existing Unit 10111 demising wal� footing was discussed.
The design team stated �hat the design af the new con�wction allaws far d�e new
foundatian wall to be huilt immediately ad,�acent to the existing foating. 7'�is
waufd e�iminate the need for the existing faating ta span �nsupparted on a
temporary basis. The structural engineer pro�ded a de�t�il used successfully an A
similar projec�.
3. The can�r+ete slab that is potentially cnntinuous between unit's 1� and l 1 may be
an issue. The design team and contra�tor plan on x-raying the slab end explaring
the existing condi�ion farther. The design team has an alternate design that cauld
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ha►+e a pa�ti�n �f the siab in Unit 1D ieft in pZace. This c�uld c�ntribute tv
c�nfidence that the prapased canstructi�n wau�d n�t dam�ge the structural
integrity �f the demising wall but yau shaujd insure that these p3ans �re ao�egtable
i� a qualiF�ed engineer and that they wiii be f�il�wed during canstructi�n.
4. The potential c�nditi�n and need f�r temgarary sh�ring �n the CMU demising
wall was discussed. The desigri t�cantract�r understands the situati�n and
sl.ated an intenti�n t� pr�►+ide temgarary wall support as necessary. Tlvs shau[d
be canfirmed wh�n des�gn drawings are camgleted befare canstructian begins.
The issaes af sn�w shedding and snaw drifting were discussed, The design tea.m
was gaing ta re►+iew agtians tv address these issues. They t�►+e nat presented any
re�ised glans far cans�deratian ta date. �
As we discussed in aur pre�iaus letter, some af the risk af damage ta Unit 11 created by
the new residcnce an 9 and 1� by se�eral af tF� issues can be minimiaed ta a degree
yau may find acceptab�e with the praper design details and cansfructian methads. Based
an aur can�ersatians ta date with the design team and cantractar, it is �ur aginian tws is
passible far the fallawing issues:
1. I�oechlin Cansu�ting Engineers, Uic. has heen retained ta �ra�ide gentechtical
cansulting an the graject. The firm is ane af �he gremier fitms in Calarada in it's
field and they t�►+e warked an many af the sites adjacent t� the praject. �f their
r+ecammendati�ns are carrect�y imglemcnted, the potential far dam�ge ta Unit 1�
during and after canstructian shauld be ►+ery smaIl.
2. The gurpos�ed faundatian design af the new residence, with the faundation wai�
�jacent t� the existing demising wail, greatly redurxs the risk af damage during
c�nstructian and the chance af gast�:onstructian sett2ement. The graposed design
is similar tn ane aur �ffice has used successful�y a number �f times. Ya�t shauld
insure that a cammitment is place ta fallaw this design.
3. We understand the design team and cantractor are still inv�stigating the slab issue.
Gi�en that the design team has an a[ternate that can iea�e a portian af the e�risting
slab sn Unit l D in glace if r�equired, this item cau�d na l�nger be an issue.
Hagefully additianal in�estigativn will all�w the slab ta be rem��ed. Hawe►+er,
ance ag,a.in y�� shauld insure that an effecti►+e plan ta deal with this issue is in
giace and foliawed.
4. Althaugh the canditi�n af the existin� 8 inch CM[] demising wall is q�estianab�e,
[he design team and cantractar are fully aware af the situatian and �re �rep�red ta
da the agpropriate sharing af the wall during canstructian. The specif�c pfan
should be re�iewed by a qua�ified engineer �nd the pians shauld be implemented
as drawn.
While the samewhat technical issues abave are sol�abfe by sound engineering and careful
construction practiccs, the issues af snaw shedding and driRing are not. �ur cancerris
remain as fallaws:
l. Tl�e issue is that, given the existing design of the new residence, there is a
pvtential for bvth shedding of snow off the new roaf anto the raaf af []tit l 1 and
for snow drifting ug ag,�in the wal� af the new residence. goth af these have the
patential to increa�e the weight af snaw on the raof af []nit I] abv�e its capacity.
It is avr understanding th$t the curnent design intent far the partion of the roaf
sloping towar�s llnit 11 is ta use snaw fenci�g and a snawme�t system to prevent
sheddir�g anto []nit 1 �. Although snow fences are used extensive�y throughout the
�auntains in an effart ta pre�ent snaw from shedding onta gedestrian vuays, etc.,
in our opinian, they are not a �alid salution for preventing the o�erlaad af a lawer
r+aof, especialty an samtane else's praperty. We da feel this issue can be resalved
by designing into the slaping roof a"flat intemal gutter" af the appropriate width
which wil! retain the snow, to go alang with snow fencing and�Cr�v melt.
3. Qur initial ca4culations indicate that snow drifting has the potentiai of increasing
the snow load on the existing raof af llnit 11 ta more than twice what it is
designed far. It is irripartant to note that the level of snaw drif�ng is a function of
the height of the wall and roaf af the new residence aba�e Unit 1 I�nd th$t it can
occur from wind loads in either directian {east ar west). Althaugh it may be
possible to incarporate someihing inta the design of the new tesidenoe for wind
frarrf the west, it wou3d �ikely incr�a,� the patential laad for wind from the east.
In other wards, we da not belie�e there is �n eagineering solutian to this is5ue.
�Ur calculatians indicate that in order for snaw drifting nat to o�erload the
existing structural capacity of the []nit 11 raof, the height of the new residence
would need ta be limited ta appraximately 3 feet 4 inchcs abo�e llnit 11. The
plan� I 1�ave re�ie�wed indicate a wal] heigh► of approximate]y ]� feet. above Clnit
Il.
Tn canclusion, it is aUr opitian th$t all of the issues except snaw driRing cauld be dealt
with in an acceptable matter with design rriodifications, same af which would be
substantial. To ha�e a reasonable chance af pre�enting damage ta yaur pmper[y, you
should ha�e a feili descriptian af the p�an modifications, and a commitmeat ta make thern
by the o�mer af llnit� g and 1�. We do not see a salutiaa to the snow drifting shart of
majar design chan$es or reinfarcing of the Clnit 1 i r�aof structure.
If you �a�e any questions, cnmmen�s, or r�eed edditiona� �ssistance please ca11.
Very truly yours,
M�NR NEV�ELL ENGINEERS, IN�.
Peter Monrae, P.E
Prin�ipal
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B.A. BRi]]G�WAT�R, �TR.
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SepteIDbeT g, ZU09
Mr, William Gibsoq Planner
Vail Departmeat of Community Planning
75 Soutb Frontage Rvad
Vail, Colorada 81657
Ilear Mr. Gibson:
Pursuant to nar earlier exchange af inessages an the teleghane, my
wife �n� I sre writing as the joint owners of the Row House on Lat
No. 1 I, 303 E. Gore Creek Dri�e in Vail to cvnfnm the pasition I
expressed tv yau in my l�tter of August 7, 2IX14, spe�ificaiiy: We �o
nat wish Row House #11 tv be included in t�e pending appIicatian faz
Special De�e�opment District [SDD) stali�s fvr Uni� 7-i3, an� du nat
suppvrt the adaption of �rdinaace 12. —
F�utber, on advice uf Cotmsel, we infarm you that neither af us has
�uthorized or empowered in writing �ny individual or asqaciatiun tv
act in oux stead.
V�' �Y Yo►�
a'''r' -a-~,��1'� �G
S.A. Bridgewater Jr.
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sarbara P. Sridgewater
Grnall -#7�13 RawFlouses 5pedal Derebpnrent Uatrkt Prvpasal YYkhdrawn
11►22►D9 12:51 PM
Su6ject: #7-#I3 RowFiouses Special Development District Proposal Wikhdrawn ��'F' �� �� �
To the flwners of Vall Itow Houses �7-�13
! regret to inrtorm you that we ha�e withdrawn the 5petial De�elopment Distritt
proposal �500) for Itow Houses #7-#13 with the Town of Vail as a result of the
Bridgewa�er family in #11, who wrote two IetFers to the Town of Vai� stating ohjections
and non-support our proposed new rules in the past few weeks. The proposed #7-#11
RowHouse 5peclal Der►elopment District, as you recall, pro►►ided new �oning and
huilding rules for the more generous square footage expansion allowances (than
permilted historl�ally] of the #7-#13 town house propertles.
Affer the Bridgewater's supported our #7-#13 500 the flrst time and for the past nine
months. Allr. Bridgewater later indlcated to me r►erbally that he nor his he�rs er►er
intend to expand #11, er►er. His recent IetFers of ohjection to the Town of Vail
concerning the RowHouse #7-#13 500 as of 5eptemher 30�9, har►e den�ed you and
your famiiies the prir►ilege of a more generous expansion po�ential of your
townhouses as wel�, at thls time.
The Galr►in's will not gir►e up, and will hope the remainder of you wil! not either. I look
forward to continuing to work with you. ! har►e spend ahout $35a,a0� on consuftants.
atForneys, planners and drawings etc. at no expense to you, hut without a satlsfactvry
outcome. Rest assured, though, with the remainder of yours continuing support, we
wiil affect positir►e change.
We plan to pursue a fresh new path in full cooperation wrth the Town of Vail. its city
planners and the Town Council on moderni�ing the townhouse �oning and huilding
expansion ruies. The Town �s supporFir►e of new rule making.
As you recall (see the atFachedj the Town eariier appror►ed the RowHouse #7-#Z3
5pecial Der►elopment Distrlct once (hut the flnal apprar►al of the 500 mtssed hy 1 r►ote
in what was thought to he the procedural 3"d appror►al at the fol�owing Town Council
meetfng.} 5ince then. the Town of Vail was inr►iting us to re-suhmi� our the RowHouse
#7-#Z 3 5peclal Der►elopment Distrlct proposal Indlcating cont�nued positive support
for our 5D0 in our 3'''d atFempt. Mr. Bridgewater's IetFers of ob�ection to preempted the
Town of Vail's wel�oming of our re-try at our 500 as it its �urrently �onfigured.
It took my father. Bob Galr►in. Z5 years to get the trucks mor►ed from our froM doors of
the RowHouses and Allill Creek and cause that the Founder's garage be conshucted
http:!l�I.yar�gk.oanl�lllhllua5rdylas?,�/7v-cmrh-12�061i64b33h3a9 P�pe 2 of 5
Gma11 -�7�113 ilqrFlouses 5peclal D�we6oprtrenl Olmict Proposal Mllthdrawn
�".""
11/22/09 12:51 PAA
despite a �ery smai� number of objectors to the Founders Garage as wekl as
o�ercome the objectors to the new large huck drop ofF near the Lodge.
I don't think a RowHouses and/or all of Vail townhouse building code moderniiation
will take i 5 years... but rest assured... new ioning modernliaHon rules will be put in
place so the Town of Vail. Why? The Torvn officials are leaning in and want to
conHnue Vai!'s hlgh quality and ongoing �ontinuous renewal.
I wlil be back to you with a new pian.
6est. Chrts
�
Ir.lfllf!tir-s�i �'1 t:F F• i , . . . � , �
Chrlstopfier 8. Galri�
71 Soulh Wa[ker flrlre � Su'rfe 3575
Ch��ogv. Illinols 6p606 � Tel. 312-420-p60�
Empll; �aafvin�hartisonst.com
---------- FGfWSI�E� RIeSSS�B ----------
Ft�m: "F(yle Web6" �kYie�khrre6h.corr►'
To: "FCyle Webb" �IMCEAE?[-
�=KFiVVEBB OU=FfRST+gpiqpl{�iTNiSTRATfVE+�GRpL►p CN=RECfP1ENTS CN=KriE�e�g4.exgrwst.com�,
"Joel AppeP �Joel�one.aom�, "F_ricic�on shirle�' ��rickahMey�men.cvnv, "Chris Gahrir�"
�CG��+in�harrisorrstcom�, "Bemard 6ridgewatar, Jr." �d6ri�gew�aterjr�gmsil.ovm�, "Mike Ga�in"
�MGa4Wr�hartisanat.aom�, �aminic Palizxotto" �don►Inio�bl¢zardam.ovm�, ''iina Mams"
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Date: Thu, 4 Jun 2009 20:59:19 -05D0
5ubjeCt_ RE� Vail RawF�ouses ardinar�ce Approvedl
Fiello AlI,
We reeei�ed a �ote at appm�al on Tuesday e�ening from the Vail Town Couneil, winning 5-2!
IYs been a difficult and lengthy efbrt, but it will now be a much simpler effort to make any modifications to yau
properties and you also ha�e the opportunity to increase your properties sixe if you desire.
We ha�e same administrati�e issues with the Town to resolve in the next week as we have the 2"d reading of
the �rdinance with the Town in two weeks.
http:!l�1.9�9k.aomlmaillhlivaSrtPylas2J►?wr�tfi�124�hrF#5463363a9 Pagc 3 of 5
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3'OWN OF YAIL
At#achment D
THIS ITEM MAY AFFECT Y�UR PR�PERTY
PIJS�IC NOTICE
NOTICE 15 HEREBY GIVEN that the Planning and Enviranmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, an December 14, 2449, at 1:40 pm in the 1'own of Vail Municipal Building, in
consideration of:
A request for finai review of conditional use permits, pursuant to Section 12-71-5,
Conditional Lises: Generally (On All �evels �f A Building Or Oulside Qf A Building}, Vail
Town Code, to allow for the development of a public or private parking lot [below grade
parking stnacture7; a vehicle maintenance, service, repair, storage, and fueling facility
�below grade); and a ski lifl and tow (gondola}, within "Ever Vail" tlNest �ionshead),
Iocated at S34 (BP Site}, S53 �Vail Professional Buildingj, iQ39 (Cascade Crossing) 5.
Frontage Road ! Llnplatted; 862 �VR Maintenance Shop} and 923 (Holy Cross tot} S.
Frontage Road 1 Tracts A and B, 5. Frontage Road Su�division; iQQQ �Glen Lyon Oifice
Buifding} S. Frontage Road 1 Lot 54, Glsn �yon Subdivision (a complete legal description
is available for inspection at the Town of Vail Community Development Department),
and setting forth detaiEs in regard thereto. �PECQ84463�
Applicant: Vail Resorts, represented by Maurie�lo Planning Group, L�C
Planner: Warren Campbell
A request for a final review of major exterior alterations, pursuant to Section 12-71-7,
Exterior Alterations or Modi�cations, Vail Town Code, to allow for the redevelopment of
the area known as "Ever Vail" �INest Lionshead}, with multiple mixed-use structures
including but not limited to, multiple-fami4y dwelling units, fractiona! fee units,
accommodation units, employee housing units, office, and commerciallretail uses,
located at 934 �BP Site}, 953 �Vail Professional 8uilding}, 1431 {Cascade Crossing} S.
Frontage Road 1 Unplatted; 862 {VR Maintenance Shop� and 923 {Holy Cross Lot} S.
Frontage Road 1 Tracts A and B, S. Frontage Road 5ubdivision; 100Q �Glen �yon Dffice
Building7 S. Frontage Road 1 Lot 54, Glen Lyon Suhdivision {a complete legal description
is available fQr inspection at the Town of Vail Comm�nity Development Department},
and setting forth details in regard thereto. (PEC�80Q64}
Applicant: Vail Resorts, represented by Maurielfo Planning Graup, LLC
Planner: Warren Campbell
A request for a final recommendation to the Vail Town Council for prescrihed regulation
amendments, pursuant to 5ectian 12-3-7, Amendment, Vail Town Code, to amend
Section 12-10-iS, Core Areas Identified, Vail Town Cade, to amend the core area
parking maps to include "�ver Vail" (West Lionshead} within the "Commercial Core"
designation, and set#ing forth details in regard thereto. (PECQ80065}
Applicant: Vail Resorts, represented by Maurisllo Planning Group, �LC
Planner: Warren Campbell
A request for a�nal recommendation t❑ the Vail Town Council for a zone district
houndary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a
rezoning of properties from Arterial Business DistrFCt (Vail Professional Building and
Cascade Crossing}, from Special Developrnent Distri�t No. 4, Cascade Village, (Lot 54
Glen Lyon Subdivision known as the Glen Lyon Offi�e Building}, ar�d from unzoned
areas {South Frontage Road West right-af-way whi�h is nvt zoned}, all to Lionshead
Mixed Use-Z, properties known as "Ever VailA �1Nest Lionsheadj, Iocated at 953 �Vai�
Professional Building) and 1 �31 �Gas�ade Crossing} S. Frontage Rvad 1 Unpia�ted; and
1 ��4 (Glen Lyon Offce Building} S. Frontage Road 1 Lot 54, Glen Lyon Subdivision (a
camplete legal description is availabfe for inspection at the Town of Vail Community
Devefopment Department), and setting forth details in regard thereto. [PEC�8��61 }
Appli�ant: Vail Resorts, represented by Mauriello Planning Graup, LLC
Planner: Warren Camphell
A request for a finaR review of a variance from 1 Z-71-14, Site Coverage, Vail Town Code,
pursuant to Chapter 12-1 T, Varian�es, to allow for additional site coverage below grade,
within °Ever Vail" �1Nest Lionshead}, Iv�ated at 934 tBP Site), 953 (Vai! Prvfessional
Buildingj, 1431 �Cascade Crassing} S. Frontage Road 1 Unplatted; 86Z tVR
Maintenan�e Shop} and 923 �Holy Cross Lot} S. �rontage Road 1 Tra�ts A and B, S.
Frontage Road Subdivision; 1��4 �Glen Lyon QFFce Building} S. �rontage Road 1 Lat 54,
Glen Lyon Subdivision (a �omplete legai description is available for inspection at the
Town af Vail Community Development Department}, and setting forth details in regard
thereta. �PEC49�435j
A request for a final re�ammendation to the Vai! Town Coun�il for a proposed majvr
amendment to S{�e�ial Develvpment District No. 4, Cas�ade Village, pursuant t❑ Article
12-9A, Spe�iai Development ❑istrict, Vail Tvwn Code, ta allow far the remvval of the
Glen Lyon Commercial Site, Development Area D, �Glen Lyan Office BuiRding) from #he
Distri�t for in�vrpvration inta the properties knvwn as "Ever Vail" �1Nest Livnshead�,
Io�ated at 14Dd S. Frvntage Raad WestlLot 54 Glen Lyon Subdivision, and setting fvrth
details in regard thereto. �PEC49�436)
Appli�ant: Vail Resorts, represented by Mauriello Planning Grvup, LLC
Planner: Warren Campbell
A request fvr a final review of a preliminary plan far a major subdivision, pursuant to
Chapter 13-3, Major Subdivisivn, Vail Tvwn Code, to allow fvr the creation of two lots for
the redevelapment of the properties known as "Ever Vail" (West Lionshead}, lo�ated at
934 [BP Site}, 953 �Vail Prvfessivnal Building}, 1431 (Cas�ade Crossingj 5. Frontage
Road ! Unplatted; 862 �VR Maintenance Shop} and 823 {Holy Cross Lot) S. Frvntage
Rvad 1 Tra�ts A and B, S. Frvntage Road Subdivision; 1 ��0 (Gfen Lyon O��e Building)
5. Frontage Road 1 Lot 54, Gfen Lyon Subdivision {a complete lega! descriptivn is
available for inspe�tion at the Town vf Vail Community Develvpment �epar#ment}, and
setting forth details in regard thereto. [PEC�8��62�
Appli�ant: Vail Resorts, represented by Mauriell❑ Planning Group, LLC
Planner: Warren Campbefl
�����
�,, A request for a�nal recommendation to the Vail Town �oun�il for the establishment of a
• new spe�ial development district, pursuant to Arti�le ��-9A, Spe�ial Develvpment [5Da}
District, Vail Town Code, Io�ated at 343 Gore Creek Drive, Units 7, 8, 9, 1�, 12, 13 �Vail
Rowhvuses}ILots T, 8, 9, 1�, 12, 13, Blgck 5, Vail Village �iling 1, and setting fvrth
details in regard thereto. (PEC�9��37}
�
Applicant: Christopher Galvin, represented by Mauriello Planning Group, LLC
Planner: Bill Gibson
The applications and information about the proposals are available for public inspectEOn
during office hours at the Town of Vail Community Development Department, 75 5outh
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 Developmeni Department.
Please �all 97Q-�78-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 97�-079-235fi, Telephone for #he Hearing Impaired, for information.
Pu�lished November 2�, ���9, in the Vail Daily.
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: December 14, 2009
SUBJECT: A request for a work session on a major exterior alterations, pursuant to
Section 12-71-7, Exterior Alterations or Modifications, Vail Town Code, to
allow for the redevelopment of the area known as "Ever Vail" (West
Lionshead), with multiple mixed-use structures including but not limited to,
multiple-family dwelling units, fractional fee units, accommodation units,
employee housing units, office, and commercial/retail uses, located at 862,
923, 934, 953, and 1031 South Frontage Road West, and the South Frontage
Road West right-of-way/Unplatted (a complete legal description is available
for inspection at the Town of Vail Community Development Department), and
setting forth details in regard thereto. (PEC080064)
Applicant: Vail Resorts Development Company, represented by Thomas
Miller
Planner: Warren Campbell
I. SUMMARY
The applicant, Vail Resorts Development Company, represented by the Mauriello
Planning Group, LLC, is requesting a work session with the Planning and
Environmental Commission to present revised plans for the development of a fifth
portal commonly referred to as Ever Vail. Since the work sessions held in the spring
of 2009 the applicant has added the Glen Lyon Office Building (GLOB) to the
development site. This work session is the continuance in what is planned to be a
series of work sessions regarding various aspects and topics with regard to the Ever
Vail project. The Ever Vail project is the proposed creation of a new portal to Vail
Mountain on approximately 12.2 acres. Developments of this extent warrant a
complete understanding of many interconnected aspects. Staff and the applicant
hope that through a series of work sessions that a greater understanding of the
project and its impacts, both positive and negative will be ascertained, thus aiding in
the review of the various applications and their associated criteria and findings. As
this is a work session and the Planning and Environmental Commission is not being
asked to reach any conclusions, Staff has not provided any recommendations at this
time. Staff and the applicant request that the Planning and Environmental
Commission participates in the presentation and tables this application to the
January 11, 2010, public hearing.
II. DESCRIPTION OF REQUEST
The applicant, Vail Resorts Development Company, represented by the Mauriello
Planning Group, LLC, has submitted seven development review applications which
will be reviewed and acted upon by the Planning and Environmental Commission
prior to the conclusion of the review process. Those applications include:
• A major subdivision to establish new lot configurations, rights-of-way,
easements, etc;
• An amendment to Special Development District (SDD) No. 4, Cascade, to
remove the GLOB from the SDD;
• A rezoning of the parcels created by the major subdivision to Lionshead
Mixed Use-2;
• An amendment to the Town Zoning Regulations to include the project within
the "commercial core" zone for calculating parking requirements;
• A variance for site coverage for the below grade structure;
• Several conditional use permits to allow for a new gondola, below grade
parking structure, and below grade mountain operations service facility; and
• A major exterior alteration to allow for multiple structures to be constructed.
The work session will include a presentation by the Ever Vail Team addressing the
changes made to the plans since last presented. This will include changes resulting
from the acquisition of the GLOB property. The presentation will additionally begin to
cover the amount of floor area dedicated to various land uses and the required
parking associated with those land use areas. Attached to this memorandum is a
binder of information entitled Ever Vail: Applications for a Maior Subdivision,
Rezoninq, Text Amendment, Conditional Use Permits, Maior Exterior Alteration, SDD
Amendment & Variance to allow for the redevelopment of the West Lionshead Area
(Attachment A). Within this document is a proposed schedule for up coming
meetings and topics, a report detailing the parking on the site and a report from Tom
Allender, Resort Planning Director, on the distribution of skiers on the mountain and
the potential impacts of Ever Vail on skier distribution and counts. These documents
will be pertinent to the discussion regarding required parking and its relationship to
the proposed land uses. These documents have been identified with yellow flags for
ease of location in the binder. Additionally an 11"X17" set of plans has been
provided for the project (Attachment B).
Staff created a list of questions to aid in the review of the required parking associated
with the proposed land uses. These questions are provided to aid in the thought
process and discussion of the proposal. Staff has not completed their analysis of the
questions nor reached any conclusions. There are questions that Staff will be
studying and developing positions on prior to asking the Planning and Environmental
Commission to take action.
• Should Ever Vail be included within the "commercial core" parking
standards which allow for a reduction in the parking required?
Attached is a memorandum to the Planning and Environmental Commission
from April 10, 2000, regarding the creation of the commercial core parking
requirements (Attachment C). Attached to that memorandum is a study from
the Town's traffic and parking consultant. The history behind the
establishment of the "commercial core" parking standards will aid in the
review of the application for the inclusion of Ever Vail within this parking
district.
2
• What is the strategy for insuring that the required parking for each land
use is utilized for the generator of that parking need?
• How will parking decks, gates, and other control methods be utilized to
allow/direct vehicles to the appropriate parking locations?
• How will signage be done to direct owners, visitors/guest, skiers,
shoppers, etc., to the parking spaces designated for the uses?
• Should there be a parking requirement attributed to the creation of a
new portal with a lift?
• Should the public parking spaces be deeded to the Town and be on a
separate parcel similar to the other structures?
• What are the impacts of having a parking structure located at a primary
structure not within the control of the Town? How will coordination
occur without violating any monopoly/collusion laws?
• Are 400 additional (excess) parking spaces adequate to support a new
portal and lift? Are there opportunities for more? Should any surplus
parking not associated with a land use be included in this count?
• Who will have access to the loading and delivery facility? Town of Vail
and special event promoters? What types of easements will be
required?
• What is the appropriate Level of Service (LOS) standard that should be
implemented for the operation of a public parking structure?
III. BACKGROUND
On February 6, 2007, the Vail Town Council adopted Resolution No. 4, Series of
2007, which implemented the changes to the Lionshead Redevelopment Master Plan
regarding West Lionshead and the area now called Ever Vail.
On October 27, 2008, Staff presented and over view of the roles and responsibilities
to the Planning and Environmental Commission with regard to the Ever Vail
development.
On November 24, 2008, Staff presented an overview of the Lionshead
Redevelopment Master Plan to the Planning and Environmental Commission and its
applicability to the Ever Vail project.
On December 8, 2008, the Planning and Environmental Commission held a public
hearing at which a presentation and discussion occurred on the topics of vehicular,
mass transit, pedestrian, and bicycle circulation occurred. A list of question and
comments was generated as a part of this discussion.
3
On December 22, 2008, the Planning and Environmental Commission held a public
hearing at which the presentation and discussion focused on the proposed design for
the Frontage Road realignment. Discussion included the Simba Run underpass,
retaining walls, median planter design, etc.
On January 7, 2009, the Design Review Board held a public hearing at which the
presentation and discussion focused on the proposed design for the Frontage Road
realignment. Discussion focused on the retaining walls, bridge verse culvert crossing
of the creek, and roadway design.
On March 23, 2009, the Planning and Environmental Commission unanimously
approved with condition(s) a partial preliminary plan to establish the right-of-way to
be allocated for the relocated South Frontage Road adjacent to the interstate.
On April 21, 2009, the Town Council endorsed the submittal of the proposed South
Frontage Road relocation to the Colorado Department of Transportation by a vote of
3-1-1 (Foley opposed and Gordon abstained)
IV. STAFF RECOMMENDATION
The Community Development Department requests that the Planning and
Environmental Commission listen to the presentation, ask questions, provide and
pertinent feedback. The Commission is not being requested to take and final action
at this work session. The applicant and Staff request that the Commission tables this
application to its January 11, 2010, public hearing.
V. ATTACHMENTS
A. Ever Vail: Applications for a Maior Subdivision, Rezoninq, Text Amendment,
Conditional Use Permits, Maior Exterior Alteration, SDD Amendment & Variance
to allow for the redevelopment of the West Lionshead Area dated November
2009
B. Reduced set of proposed plans dated November 2, 2009
C. Staff inemorandum dated April 10, 2000, and associated attachments regarding
the creation of the "commercial core" parking standards.
4
M E M� R A N D U M
Ta: Planning and Environmental Commission
Fram: Mauriell❑ Planning Group,
representing Vail Resarts ❑evelopmerst Company
Date: De�ember 7.4, 2aD9
� �
IJ
Mauri+�ll� PFanning Ga•nup
Ar each Planning and Fn�irvnmer+taJ Commission meeting, certain topics will �e pddressed specrfically.
7o simplrfy rhe proress, for ea�h meedng Mo�rierlo Planning Grvup wr11 provide p brief inema
summari7ing the topic. More rn-depth informptior+ can be faund wrrhin the overpllsubm�ttal.
E11�'��1�'�! � �eVI+��II' SC'�"I�C� L1��!
The schedule �elow may ehange and alter during the pro�ess but the general sequence of tapics will
remain the same.
2DD9
No�ember 3 Final re-suhmittal toTown afVail
No�eml�er 5 Final submirtal meeting with Town staff to ensure completeness
Na�emher 16 Re-submirtal of any outstanding infvrmation
De�ember 14 PEC worksession
' Praject o�er�iew �similar to TC Update}
' Re�iew 5chedule
'❑is�uss publie and parking numbers in detail
' Skier parking numbers —Tom Allender
❑ecember 15 Town Cauncil worksession to updateTC ❑n submittal
' Truly an update on s�hedule
December 16 DRB worksessian
' Project ��er�iew
' Review af site and landscape plan
' Re�iew of general ar�hitectural theme (looking for any red flags}
De�emher 34 Cammunity Qpen House — Lodge at Vail
Z�10
January I I PEC worksessian — targeted topic
' Parking numbers— wrap-up dis�ussion on parking numbers
' Review vehicular circulation
o Below Grade �s. abo�e grade
o How parking operates
Review5chedu�e i2�14�b9 �
.
0 5kier drop-off
o Market 5treet
o Transit Center
o D e�o
Re�iew pedestrianlbike circulatian and connections
Traffic Report presenqtion — Curtis
Walker Parking report
�anuary I 9 Town CounCil — update
Begin drafting frarnework for SlA/DIA
January 25 PEC worksessian — rargeted topic review (TBQ}
• Circulation follow-uplwrap-up
' Re�iew publi� spaces and plazas, �enues
o Creek cvrridor
o Amphiteater
o Widtii to height rativs
' �nvironmental presenration oR Creeks
' Ground le�el uses and programming
o Approach on resraurants and retail
o VRD space
a Ski schoaf
o Barlmusic �enue
o Hotel and conference
0 5pa
❑ Markets
' Market Study presentation hy �or�d
February 8 PEC worksession — targeted topic re�iew (TB�}
' Ground level programming and market study wrap-u�
" Dther programming
o Hotel
o �ffice
o Maintenance faciliry
o Residential uses
o Emplvyee hausing
February I b Tawn Council —�pdate
February 22 PEC worksession — targeted topie re�iew [TBD}
• �ther programming wrap-up
' Fisr_allmpactAnafysis
March 8 PEC worksessivn — targeted topic re�iew {TBD}
' Building bulk and mass
❑ Buifding height complianc�
Review 5chedule 12114��9 2
� o Attention to Design Guidelines
0 3 D model review
o Setbacks
' LEED impacts to 6uilding design and orierotation
' Zoning campliance re�iew - Variances
' Building architecture
March I b Town Cauncil — update
March i 7 DRB worksession — targeted topic re�iew �TBD}
' Building bulk and rrEass
o guilding height compliance
o Attention ta ❑esign Guidelines
0 3D madel review
0 5etha�ks
' Zaning compliance review
' Building architecture
March i 8 Potential Cammunity �pen House
' Buildings — 3D modeling
' Ar�hitecture
' Uses
• Market study
�. ' Fiscal analysis
March 22 PEC worksession — targeted topic re�iew (TSD)
' Building bulk and mass follow-up
' Ar�hite�ture {allow-up
April I 2 PEC worksession — targeted topic re�iew {TBD)
' Building bul€c and mass follvw-up
' Architeeture follow-up
' Phasing Plan re�iew
April 20 Town Council — update
' 6uilding 6ulk and mass
o Building height �ompliance
o Attentian to Design Guidelines
0 3❑ model re�iew
0 5etbacks
' Zoning �omplian�e re�iew
' Building ar�hiCeeture
April � I D�6 warksession
' Bui{ding bulk and mass foilaw-up
' Architecture fvfl�w-up
Review Sehedu�e 12�10/D9 3
April �6 PEC warksessian — targeted topic re�iew (T6D)
' Phasing Plan wrap-up
' Technical appli�ation re�iew
o Re�oning
o Subdivi5ion
o Condiponal lJse Permits
o Major ExteriorAlteration
o Variance
o Floodplain modifieatian
May 10
May 18
fune I
June 15
Jul� I
July 6
�une �0
August 3
August l7
Septem�er 7
July — Decerr�ber
Potential PEC final re�iew Zoning, 5uhdi�ision, Major Exter�orAlt, CUPs (afl
applicacians}
Town Council review of reaoning and call-up of other applications
SIAIDIA Diseussian begins
Towr� Coun�il re�iew and discussion of applications
SIAI�IA DiscuSSion conanues
Tawn Council re�iew and discussion of applicatEons
51AIDIA Dis�ussion continues
Potential Community �pen Hnuse
' Final project re�iewlsupport
Town Cauncil reWiew and discussion of applications
SIAI�IA Discussian continues
Town Council re�iew and discussivn af applications
51AIDIA Discussion continues
Patential Town Council appro�rallfirst reading �all applicat�ons and SIAIDIA�
Potential Town Counci! appro�allsecand reading (all appiications and SIAIDIA)
Ba�k-up final approval date
❑RB final review of buildings and landscape plan Parking �bligations
Rev�ew $chedule 12/14�09 4
IUIEM�RANDUM
, �
To: Planning and Enviranmentaf Cammission
From: Mauriello Pfanning Grvup, representing Maurielio Planning Graup
Vail Resarts De�elvpment Company
Date: ❑ecember 14, 2�Q9
At ea�h Planning and Er+vrranmental Commission meetrr+g, certain topics will f�e addressed specificarly, To
simp�ify the pracess, for each meeting Maurrella Planning Group will provrde a 6rref inemo summarirrng tire
tppic. M�re in-depth informatran can 6e found within the overal! app�rcatran.
:-
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�������
Parking in Ever Vail is the primary driver in the design of
the site and defines the underground impro�ements. As
currently proposed, Ever Vail will be constr��ted with a
total vf 7.,551 parking spaces, including #he following:
• Public Skier Parking: 40� spa�es
■ Public Commercial Parking: 30�8 s�aces
• Private Residential Parking; 489 spa�es
• Employee Replacernent Parking: 31$ spaces
• �ther Parking: 36 spaces
The total parking available far public parking is 708 spa�es,
utifized similarly to the other public parking structures.
The re�naining spaces are pri�ate spaces.
While it is difFicult ta identify from the site plan, the
building flaor plans paint a ciearer picture of how parking
functivns on the E�er Vail site. The majority of the
parking, t�ath public and private, is I�cated entirely
underground, and ca�Qrs almost the entire 5ite. Ir� fact,
the only area vf the site that daes not �nclude parking is
the Red Sandstone Creek corridor. While this is a topic for
�nather day, we are requesting a site co�erage variance
for underground irnprovements, due t❑ the extensive
underground paricing structure. Other undergraur�d
impro�ements include the centrali�ed Ivading and deli�►ery
structure, and the entire Mountain �perations facility,
For the purpases vf this analy5is, parking has been di�ided
int❑ two main categories: parking obligalions and parking
requirements. The former are the abligations as ❑utlined
in the Lionshead Rede�elopment Master Plan and other
planning document5_ The latter are the requirements vf
C�apter 12-1fl vf the 2oning Regulations.
Parking 1z�14J09 1
� Parking Dbligations
The first parking abligatian ❑utlined by the Lionshead Redevelopment Maste�- Plan is a
� recommendatian for approximately 4QQ pu�fic pa�king spaces in E�er V�il beyond the requirements of
the Chapter 12-10 of the 2aning Regulations. According ta the Lionshead Redevelopment Mast�r Plan,
these 4Q0 parking spaces ser�e two specific needs:
■ the existing deficiency af aff-street parking on pealc days
• ihe shifting demand af parking �reated by the introduction ❑f a new ski lift in West
Lionshead (from Sec 4.8.3.3, LRMP}
The need for these 4Qa spaces is furtt�er reinfvrced �y the Vail Transportation Master Plan, adopted in
2afl9. The VTMP identifies a range vf 3�D to Sa� parking spaces t❑ be lacated in West Lionshead,
beyond the zoning requirements �p�. 5�. VTMP�. It als❑ clearly identifies an issue with l��ating taa
many parking spa�es in West LionShead, due tv the limited ski terrain the5e public parking spa�es
ac�ess.
In response tv this issue ❑f public parking in West Lionshead, Tom Allender of Vail Resorts Mountain
�7peratians completed an analysi5 vf the distribution ❑f slCiers on Vail Mountain, both befvre and after
ihe development ❑f ��er Vail, The findings vf this analysis indicate that Ever Vail wiil ha�e very little
effect ❑n the number ❑f skiers visiting the other portals to Vail Mauntain, but will result in a signifi�ant
reduction in the numher of vehicles parked along the Frontage Raad. Based on parking �apacities in
Ever Vail, there is only one day that �ars may be present on the Frontage Roads based upon the
experience of the 2flfl8�2�09 ski seasan. �Pg. 8, Allender Mem❑ 11JZ�49}
8ased ❑n the Lionshead Redevelvpment Mas#er Plan, the Vail TranSportatian Master Plan, and the
research af Vail Resarts Mountain Qperations, the 40� public parking space5 is the appropriate number
;` of parking spaces needed t❑ resol�e the issue of parlcing on the Frontage Road and t❑ serve the
�- proposed gandola.
The se�ond parking obligation identified by the Lionshead Rede�elopment Master Plan is fvund in
Ground Rule �4, which siates: "There will be na net lass to the Vail community vf either lacals' housing
or parking spaces �public and pri�ate} nvw existing in Lionshead" {Sec. �.4, LRMP}, Ever Vail includes an
additional 318 parking spa�es identified as "replacement parking." This parking wifl replace the spaces
displaced �and not replaced} by �e�elo�merrt at the North Day Lot, the WeSt pay Lot, and the Holy
Cross Lot.
In summary, beyond the Parking Requirements ❑utlined by �i�apter 12-1D of the 2or�ing Regulatians,
there are an additivnal 718 parkin� spaces �4dQ public 5kier spaces + 33�8 employee rep�acement
parking space5} being pravided at Ever Vail, based on the obligations outlined in the Lianshead
Rede�elopment Master Plan and the Vail Transportation Master Plan.
� Parking Requirements
Chapter 12-10, ❑ff-Street Parking and Loading, of the Zoning Regulatians provides par'king
requirernents for uses as a site is develaped. There are twa parking requirement 5chedules:
Commercial Care Area Parking Requirements �1Z-1fl-1�-A] and those properties outsicfe af the
Commercial �ore Area �12-1fl-1�-B�. The current adopted Commercial Core Area maps include all ❑f
Vail Village and Lionshead. As part af this application, Vail Resorts is requ�s�ing a Text Amendment ta
include Ever Vail within the Camm�rcial Core Area. The �ammercial Core Area parking requirements
were adopted based on the concept ❑f shared parking facilities and areas served �y mass transit.
;' The follawing table indicates the prapased uses and the parking required to ser�e those uses:
�
Par;cing 12J14�fl9 2
LJse Quantity Core Area Parking Requirements Result 25% Reductinn
Owelling Units 358 1.4 per unit 501.20 375.9fl
A�cam. Units 120 .7 per unit 84.OD 63.�D
EHU 48 1.4 per unit 67.2D 5fl.4D
Hotel Conference 5,155 1 per 330 sf seating area 15.b2 11..72
Meeting Room 3,84d 1 per 1b5 sf seating area 23.27 ]7.45
Restaurant 14,293 1 per 250 of seating floor area 57.17 42.88
Retail 5z,5Zq 23 per 30Q0 sf net floor area 121.03 9fl.77
VR��Ski 5chool 15,690 7. per 1�00 sf net floor area 15.69 11.77
5pa 2�,71Q 7 per 10flD sf net floor area ��.7]. 15.53
4ffice 33,600 2.7 for 7�Q� sf net floor area 9�.72 68.04
Maint. Facility 7. estimated need af 5{? spaces 5�.�� 50.00
TOTAL: TD46.51 797.46
The total number of parking spaces prvposed t❑ meet the requirements af the Cornmer�ial Core Area
�= to serve the uses an-site is 798 parking spaces. 7hese spaces include both publicly accessibly spaces
� �commercial uses = 308.2 spaces} and pri�ate spaces �residential uses = 489.3 spaces}. There are a few
things to nate about the par3cing requirements:
1. Parking requirements for some uses are not listed speCifically ❑r are set by the Planning an�1
En�ironmental Cammission. In Evervail, these uses include the Spa (prvposed at 1 space per
1�00 sf of net Fla�r areaj and the VRa�Ski S�hool Space �also prapased at 1 spa�e per 1QOD sf
❑f net fioor area}.
2. There is a �oc#e requirement for a 25% reduction in parking requirements when parking
fa�ilities are proposed to in�lude mare than 1,�QQ parking spaces. Therefore, the redu�tion
has been applied to ea�h indi�idual use {�xcept #he Mai�tenance Facility which has an
estimated ne�d af 5� spaces, the 310 repla�ement spaces, and the 4fla skier spaces}.
� Canclusions
As currently �rrvpased, Ever Vail will be constructed with a total of 1,551 parking spaces. To put tf�at
number inta �ontext, the Vail Village Structure has approximately 1,30� spaces, 5er�ing 3Q�,00� sq. ft.
❑f �ommercial uses, and same pri�ate residential uses. ihe Lionshead Parking 5tructure has
approxima#ely 1,ZQ0 spaces, serving i54,a�0 sq. ft. af commercial uses �most private resiciential uses in
Lionshead are parked} {pg, 15, VTMP}. Ever Vail will include approximately 12�,�DD gross sq. ft. of
commercial space. Studies by the Town of Vail indicate that generally 95% ❑f �ars parked in the parking
structures are skiers. As a result, the 1,55� parking spaces at Ever Vail are more than adequate t❑ serve
the project and will likely eliminate future parking on the �rantage Raad in the lang-term, with 7fl8
parking spa�es a�aila�le t❑ the puk�li� ❑n any given day �includes skier publi� parking and cvmmercial
public �Oarking}.
P�rkrng 12/14JQ9 3
���� � �� .
EXTI2:10Ri)1N;\F21''ZF?SC)R"I'S � i?�C-[:F"i'IOiti:11, I�APFR11?itiiCL';S
November 3, 2009
Town of Vail
c/o Warren Campbell, AICP
75 South Frontage Road
Vail, Colorado 81657
Re: Ever Vail Submittal Update
Dear Town Council, P(anning and Environmental Cammission, and Town Staff:
Vail Resorts Development Company has submitted updated application materials for
the Ever Vail project based on changes to the project site, the recent approval and
submission of the South Frontage Road plans to Colorado Department of Transporfation
(CDOT) and the Federal Highway Administration (FHWA), input received in community
meetings, and the outcome of a two-day planning retreat spent with Town staff to
understand and refine comments. After over two years in the process with the Town we
have refined the project accordingly.
Two major milestones have occurred since last reviewed by the Town submittal:
The approval of the location of the new South Frontage Road. This preliminary
approval is a significant step in the Ever Vail review process as it sets the site
boundaries and defines the north property line for the project. VRDC has been
working with the Town Staff, CDOT, and FHWA to ensure that there is adequate
width for the road section desired and to ensure that future I-70 expansion plans
are not constrained by the relocated Frontage Road. As you ail know, this new
Frontage Road is a vast improvement over the existing road as it includes
medians, turn lanes, a separated recreation path, overflow parking lane, etc.
While the final CDOT approval process continues, all signs point to a positive
outcome.
2. The Glen Lyon Office Building (GLOB) site has been incorporated into the Ever
Vail Project. Vail Resorts Development Company is currentiy under contract to
purchase the GLOB site. This is a major addition to the Ever Vail project, allowing
for additional Gore Creek frontage and vastly improving the coordination and
planning on the west side of Red Sandstone Creek. The result allows for
underground rather than above grade parking as previously proposed. There
are covenants on the GLOB site that restrict uses to primarily residential and
restrict the height and square footage that can be developed there. This
additional property provides the apportunity to properiy master plan the entire
West Lionshead area.
in addition to these major milestones, other changes have been made to the Ever Vaii
plans based on the input we received from the Town and the public. The plans now
include:
��8'.� tZ.CgOT'tS I�2VC.�6J;i1�77'. ��-O'TA�'i4R\� " «!�/ >'�. )JJO a Vi'a.C.CQii;
Pc;,t O;};cc: ?Sti�F �?69, 1 i7 f3�,1�, ,�, � Rt�._,ti �<j� en, �:��FC�: a�io 5152�
• A 13,000 sq. ft. facility devoted to children's programming. This facility, run by the
Vail Recreation District, includes an iconic indoor/outdoor climbing wall, along
with children and family activities focused on after ski programs during the winter
months. During the summer months, the Vail Recreation District wili base an
enhanced day camp program and drop-in activities from here.
• A chiidren's ski school space that accommodates the DEVO program currentiy
housed at Golden Peak. The DEVO program and accessible ski school base are
served by approximately 50 short-term drop-off parking spaces inciuded within
the skier parking facility.
• A new outdoor amphitheater that focuses on the natural environment of Red
Sandstone Creek.
• An approximately 4,Q00 sq. ft. dedicated meeting space over looking the
confluence of Red Sandstone and Gore Creeks.
The plans continue to include ��•-<� ; ��, �� ��� ����
the extensive list of uses and �' `�
�,
amenities as previousiy , .
,_ :
conceived. There is still a Rock
Resort Hotel with 120 rooms and
associated conference and
meeting rooms of over 8,000 sq. � �� �
_
ft. along with a 20,000 sq. ft. �° ` :
, , ,,
destination spa. Ever Vail will � �!�
have a 14,000 sq. ft. specialty F
market, along with 38,000 sq. ft. �� a�
��
of general retail. Ever Vail is
;
envisioned with 6 restaurants,
from high-end dining to casual �-- _ ----- - � - —_ ___ ______.____
.. . CVEHVRit _.�—.. —^.. �$Y`a�&0.__
family dining. From a residential __ _
standpoint, we are now proposing 358 condominium units with approximately 537,000
sq. ft. of GRFA. In addition, there will be 48 employee-housing units, both for-sale and
rental units, meeting 80� of our requirement on-site. A portion of the employee units will
be restricted to lower income families pursuant to the LEED ND program, weil beyond
the requirements of the Town of Vail. We will be increasing the amount office space
that wiil be displaced by development, allowing for local businesses to continue
operating in Vail.
We also remain committed to providing 400 day-skier parking spaces as outlined in the
Lionshead Redevelopment Master Plan to alleviate parking currently occurring on the
Frontage Road and to accommodate the shifting demand for parking as a result of the
new gondola. An additionai 300 parking spaces are open to the public for skier and
retail parking. The project has 1,551 total parking spaces for all uses including private
residentia►, office, and employee parking displaced from other locations in Lionshead.
Ultimately, Ever Vail is about the mountain. A new gondola wili be provided, helping to
alleviate congestion at the other mountain portals and creating a much-needed fifth
portal. Along with the gondola comes a brand-new, state-of-the-art, completely
subterranean mountain operations facility with direct access to the snowcat bridge
and access road up Tract K.
_
The details of the project are provided
in the plan sets and written materials
and studies provided with the project.
We look forward to presenting and
reviewing this project with the Town
over fhe next eight months.
Sincerely,
���� _�f __�. ��___�____.
�
f
Keith Fernand , President
Vail Resorts,G�evelopment Company
sey, o-Presi nt
� M ,untain Di ision
--- -- ---- -- -- _--- - ---
� v��� _, ��n
emo
To: Mauriello Planning Group
From: Tom Allender, Resort Planning Director
Date: 11 /02/2009
Re: Effects of Ever Vail on Skier Distribution and Parking
A. Introduction
This analysis was prepared by Vail Resorts' Vail/Beaver Creek Resort Planning Department
to evaluate the impacts of the Ever Vail project on skier numbers, Vail portal utilization,
and skier parking. The analysis utilizes data collected and reported by the Town of Vail and
Vail Resorts on existing conditions and parking trends in the Town of Vail. The findings of
the analysis is that the Ever Vail project will have a beneficial impact on skier parking and
enhance the overall mountain/town experience of locals and guests.
B. Background and Existing Conditions
Skier Numbers
According to data collected by Vail Resort in 2009 the day with the most skiers (for the
purpose of this report, "skiers" includes snowboarders) on Vail Mountain was January 10
(a Saturday a full week before Martin Luther King holiday on the 19th) with 17,100 skiers.
First scans at the four existing Vail portals indicate the following breakdown of portal
usage:
Golden Peak
Vail Village
Lionshead
Cascade Village
17% or 2,907 skiers
31% or 5,301 skiers
48% or 8,208 skiers
4% or 684 skiers
1
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Lift facilities at these portals have a per hour capacity of:
Golden Peak 2,400 skiers per hour
Vail Village 2,800 skiers per hour
Lionshead 4,800 skiers per hour
Cascade Village 1,800 skiers per hour
Peak morning lift utilization occurs over a 2.5-hour period; therefore each of the portals is
operating in balance between skier usage and lift capacities.
Parking Structures
The Town has two primary parking structures within the Town of Vail: Vail Village and
Lionshead Parking Structures. Land for these parking structures was originally provided to
the Town by Vail Resorts. The Town issued bonds to construct these parking structures.
User fees and a lift tax collected by the Town on all lift tickets sold by Vail Resorts are used
to fund the operation, maintenance, and debt service on these parking structures.
Both parking structures provide skier parking and also the bulk of parking serving the
commercial square footage of the Villages. In Vail Village, the parking structure also
provides parking for many of the residential and lodge uses that were constructed without
2
or with limited on-site parking. So the existing parking structures serve a mixed-use
market of skiers, retail, and restaurants, along with residential and lodging uses.
The Vail Village parking structure has a capacity of 1,150 parking spaces and the Lionshead
parking structure has a capacity of 1,250 parking spaces.
According to a study conducted by RRC on behalf of the Town in 2009, 95 percent of the
vehicles parking in the Town's parking structures are primarily skiers and the average
number of persons per vehicle was 2.6.
When these structures are at capacity, based on this research there is on average of 3,120
persons parking within the Vail Village parking structure and 3,380 persons parking
within the Lionshead parking structure (assumes 2.6 people per car from TOV analysis).
In the 2008/2009 ski season, the Vail Village parking structure filled a total of 50 days out
of a 150 day season (note below that parking on the frontage road resulted on 24 of those
50 days).
Overflow Parking on Frontage Road
According to studies conducted by the Town of Vail and reported to the Town Council, in
the 2008/2009 ski season there were a total of 24 days when cars parked on the Frontage
Roads in Vail. The average number of cars parking on the road was 355 cars in 2009. This
compares to an average of 483 cars parking on the Frontage Road in 2000.
Based on the Town's analysis of 2.6 persons per car and percentage of those parking that
are skiing (95%), there are 877 skiers resulting from the cars parked on the Frontage Road.
If we distributed these skiers that are parked on the Frontage road to the portals by their
reported preferences, we assume the following:
Golden Peak
Vail Village
Lionshead
Cascade Village
88 skiers (10%)
324 skiers (37%)
324 skiers (37%)
140 skiers (16%)
3
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C. Ever Vail Programming and Parking
Programming of Uses
The Ever Vail project includes the following program (numbers are approximate and list
not comprehensive):
• 10,000 sq. ft. of VRD recreation space
• 12,000 sq. ft of market
• 70,000 sq. ft. of on-site employee housing
• 120 room Rock Resorts hotel
• 358 dwelling units
• 14,000 sq. ft. of restaurant
• 52,000 sq. ft. of retail
• 33,000 sq. ft. of office
• 9,000 sq. ft. of conference/meeting room
• 20,000 sq. ft. of spa
• Maintenance facility
�
• Parking and Loading facility
• Transit/bus stop facility
• New gondola
Parkin�
The underground parking structures developed as part of the Ever Vail project will serve
the same types of uses as both the Vail Village and Lionshead Parking Structures - a mix of
uses including commercial uses, skiers, and residential uses.
The project currently contains approximately 1,551 parking spaces, the majority of which
are located in sub-surface multiple level parking facilities located on both sides of Red
Sandstone Creek. The general breakdown of parking spaces is:
Private residential 480 spaces
Commercial/retail 300 spaces
Employee parking replacement 310 spaces
Skier parking (excess of required) 400 spaces
Other parking 61 spaces
While the parking provided in Ever Vail is similar in the mixed purposes of the Lionshead
and Vail Village Parking Structures, it also contains parking for 100% of the residential
uses. Of the approximately 1,551 parking
spaces proposed, 700 of the spaces are ,
available to the general public on a ��' `
- 3f� . ..
� � t
daily basis to accommodate skiers and ' -�-
,. _ �, '
shoppers, similar to the Town's parking s� r_;rx- ;
structures. '��. .
Gondola Operation
The new Ever Vail gondola will be a
high-speed gondola with cabins holding
up to 8 occupants. The new gondola
will have the capacity of moving 2,000
skiers per hour. The gondola will
transport skiers to the top of the
mountain at Eagle's Nest but will also
have a upload and download location at
the base of chair 26 (Pride Express).
Chair 26 will be removed to
accommodate the new gondola. To
return to Ever Vail, skiers will be able
download the gondola at this location
for a 3.5-minute ride back to Ever Vail.
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5
D. Population, Parking, and Portal Effects from Ever Vail
Ever Vail Population
The Ever Vail project will have an effect on parking characteristics and portal usage within
the Town. Using the table below, with assumptions about occupancy derived from historic
M-Trip reports, skier participation from surveys and using the same assumptions derived
from the Town's studies, we find that the Ever Vail project will produce a neak population
of 2,330 persons and a related skier population of 884. These numbers are derived from
the bed base being proposed in Ever Vail including dwelling units, employee housing units,
and hotel rooms.
8ed Base I Ur�its � 6ed Rnams I Pillnws per rm � Total Pillnws I°/o Rer�ted I°!a Qccupied I°/a Sking I Skier
Hotels Roams � 12p I 1-p
ts
300 I 74°/a I 75°/a I 71 °/a I 118
Total Possik�le Population 2,33Q � � Total Skier Population
Based upon data developed by the Town of Vail in 2009, there was an average of 355 cars
parked on the Frontage Road for a total of 24 days of the ski season. The Ever Vail project
is providing 400 parking spaces for use by the general public above and beyond demand
created by the Ever Vail project. In addition, there are 300 parking spaces available to the
public for commercial uses located within the project, for a total of 700 available parking
spaces. Like the Vail Village and Lionshead Parking Structures, and consistent with the
Town's recent parking study, 95% of these 700 spaces will likely be occupied by skiers.
The additional 400 parking spaces are intended to alleviate the Frontage Road parking and
accommodate the new gondola as stated in the Lionshead Redevelopment Master Plan.
The addition of these 400 parking spaces, plus the additional 300 retail spaces,
accommodates the average need of 355 cars parked on the Frontage Road. In fact,
considering the entire 700 total available parking spaces, this parking facility
accommodates all but one day of overflow parking as documented in 2009, which was 715
cars parking on the Frontage Road.
Portal Effects of Ever Vail
One of the effects of removing cars from the Frontage Road and placing them in the Ever
Vail below grade parking facilities will be the distribution of skiers to the various Town
portals. As stated previously, there were an estimated 877 skiers in 355 cars (on average)
that are distributed throughout Vail. Some assumptions were made about which portal
those skiers would use based upon their location along the Frontage Road. These skiers
are spread across the various portals. Based on removing these cars from the Frontage
Road we have to reduce the number of skiers using each portal and assume those skiers are
now in Ever Vail parking facilities. Below is the resulting distribution of skiers at the
various portals to Vail Mountain (modeling Jan. 10, 2009):
Golden Peak 16% or 2,819 skiers
Vail Village 27% or 4,907 skiers
�
884
Lionshead
Ever Vail
Cascade Village
44% or 7,884 skiers
10% or 1,759 skiers (bed base + frontage road skiers)
3% or 544 skiers
The estimated skier number with the addition of Ever Vail, modeling Jan 10, 2009 would
be17,913.
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E. Mountain Effects from Ever Vail Gondola
Based on the above analysis the following changes would occur to skier populations of the
various portals.
Golden Peak -88 skiers
Vail Village -324
Lionshead -324
Ever Vail +1,807
Cascade Village -140
For this discussion, it can be assumed that the Cascade Village and Lionshead skiers are
going to Eagle Nest resulting in an increase in the Eagles Nest population of 1,342 (1,807-
324-140).
These skiers could then be re-distributed between the following lifts:
7
LIFT
Ever Vail Gondola
Lionshead Gondola
Chair 8
Chair 15
Vista Bahn
Chair 6
Chair 7
Chair 2
Percentage
5
3
1
5
3
1
29
53
Distribution
67
40
14
67
40
14
389
711
Over 2.5 Hrs
27
16
6
27
16
6
156
284
Utilization
Low
High
Low
Med
Med
Low
High
High
The majority of the increased Eagles Nest skier population will choose either Chair 2 or 7
when leaving Eagle Nest. While these two lifts are currently at a high level of utilization, an
additional 284 skiers represents one tenth of the lifts capacity of Chair 2. It should be
noted that the increase in the number of skiers at Chair 2 is somewhat overstated. Some
percentage of the 324 skiers removed from the Vail Village portal (due to removing parking
from the Frontage Road and that are now assumed as using the Ever Vail portal) and that
end up at Chair 2, would have arrived there from Mid Vail anyway (i.e., arriving at Mid Vail
and skiing down to Chair 2). Additionally as Chair 2 has a large transportation component,
skier density on the associated trails is not anticipated to change noticeably.
F. Summary of Benefits and Effects to Skier Parking
The Ever Vail project as proposed will have very little effect on the number of skiers
visiting the various portals to Vail Mountain but will result in a significant reduction in the
number of vehicles parked along the Frontage Roads. Based on the current parking
capacities proposed in Ever Vail there is only one day that cars may be present on the
Frontage Roads based upon the experience in 2009.
The town's capacity for parking increases from the 2,400 current parking availability in
Lionshead and Vail Village to 3,100, a 22% increase over what exists today. This does not
include the other increases in parking supply coming on-line in the Town which include
100 private parking club spaces in Arrabelle, the 125 private club parking spaces at the
Front Door, and the 250 quasi-public parking spaces within the Solaris project.
G. Effects on Manage-To Number
By agreement with the Town of Vail and the Forest Service, Vail Mountain operates with a
"manage-to" number of 19,900 skiers. In the last 30 years. The manage-to number was
exceeded three times: in 2001 by 239 skiers; in 2004 by 394 skiers; and in 2007 by 367
skiers.
Using Jan. 10, 2009 as the model, it is anticipated that Ever Vail would increase the number
of skiers on the mountain to 17,913; well within the established manage-to number.
:�
Thompson & Trautz LLC.
Ever Vail Fiscal Impact Report
Summary
Thompson & Trautz LLC has been retained as an independent consultancy to provide
analysis as to the potential financial impacts, revenue and expenditures, the plamled Vail Resorts
development project Ever Vail will have on the Town of Vail. Our analysis is based on
infonnation provided froin Vail Resorts Development Company, Town of Vail, Eagle County
Assessor, and various other consultants currently engaged to worlc on this project.
The results of our analysis estimate that the project will generate for the Town of Vail
onetime revenue of S31.6 million as well as S7.4 million at build out in ongoing annual revenue
that includes S4.7 million from Tax Increment Fulancing (TIF)
Annual Revenues
TIF Revenue
Sales Tax - Condo Lodging
Sales Tax - Hotel Lodging
Sales Tax - Utilities
Sales Tax - Retail & F&B
RETT
One Time Revenues
RETT
Use Tax - Building Materials
Permits & Fees
Traffic Impact Fees
$ 4,737,318
691,734
505,890
54,260
837,456
486,000
$ 7,312,658
$ 9,666,000
16,000,000
5,430,000
500,000
$ 31,596,000
We estimate the additional operating and capital costs to the Town of Vail will be less
than the estimated amlual and one time revenues. A detailed analysis follows with explanation
as to the individual components of the revenue and expenditure totals. It is critical to note that
all amounts used are in today's dollars and are NOT adjusted to reflect inflation and are pre 2007
recession. The estimated revenues are based upon the project being 100% built out and all
commercial spaces occupied as presented. See the enclosed spreadsheet at the end of this
document for the calculations. Unless noted occupancies and room rates are annual averages.
This report does not attempt to address or quantify the obvious si�lificant economic
benefit and spin off in the cominunity at large resulting froin Vail Resorts Development
Company spending in the region of S1.2 billion on materials, labor and services, providing jobs
and trade in the community, during the course of construction on the Ever Vail project.
Property Tax Rcvcnuc
The Ever Vail project, upon coinpletion, will increase the assessed property valuation in
the impacted area by S102 million. Currently the assessed value of the properties occupying the
impacted land is S5.5 million. The project is in the Lionshead TIF District that was formed in
2005. The TIF district has a 25-year lifecycle starting in 2005 thereby having the capacity to
generate revenue through 2030. Based on a TIF mill levy of 46.124 the project is estunated to
generate S4.7 million in TIF revenue aimually. Once the TIF district expires the incremental
property tax revenue to be generated from the Town of Vail's mill levy of 4.979 mills is
S511,385.
Incremental Assessed Value by Source
Condominiums
Deed Restricted Residential
Hotel (Cost is actual value)
Commercial - Office
Commercial - Restaurant/Clu�
Commercial - Retail
Current Assessed Value
Incremental Assessed Value
Actual Value Assessed Value
$ 966,600,000 $ 76,941,360
34,560,000 2,750,976
66,000,000 6,960,000
12,218,182 3,543,273
17,689,091 5,129,836
44,442,424 12,888,303
$ 1,141,509,697 $ 108,213,748
5,505,440
$ 102,708,308
Assessed value is the actual value of real property determined by the county assessor
multiplied by the assessment rate of 7.96% for residential property and 29% for commercial
property. The actual value of the 358 condominiuin ullits is based on a sales price of S1,800 per
square foot. The assessed value of the 120 hotel ullits is S200,000 per room which is detennined
by comparing assessed values of other comparable hotels in Vail, Beaver Creek and Bachelor
Gulch. The County uses an income approach versus a marlcet value approach to determine the
assessed value for Hotels. The cost of the proposed hotel will be approximately S66 million but
the income approach to detennining assessed value produces S24 million which is substantially
less than cost or marlcet value.
The 155,575 square feet of commercial space includes office, restaurant/Club and retail.
The commercial space is valued for property taxes by dividing the projected lease rate per square
foot by a cap rate of 8.25%. The lease rate for office and restaurant/club is S30 per square foot
and retail S50 a square foot. The cap rate of 8.25% is based upon discussions with the coullty
assessor staff.
Salcs Tax Rcvcnuc
Sales tax revenue will be generated by lodging, food and beverage and retail sales. The
sales tax rate on all but short term lodging sales is 4% and on short-term lodging revenue it is
5.5%. The Town of Vail does not collect sales tax for sales made on the mountain; however, a
lift tax of 4% is paid to the Town of Vail on passes and lift ticicets sales. Total annual sales tax at
build out is estimated to be S2 million as follows.
Sales Tax by Source (thousands)
Condo Lodging
Hotel Lodging
Utilities
Retail & F&B
$ 692
506
54
837
$ 2,089
The sales tax on lodging sales is based on the short rental of condominiums and hotel
rooms. We estimate that Sl.l million in lodging sales tax will be generated from the proposed
lodging. It is estimated that 50% of the condo owners (358 total units) will rent their units at an
average daily rate (ADR) of S550 with an estimated occupancy rate of 35%. The 120 hotel
rooms will be rented 60% percent of the time at an ADR of S350. These numbers are based
upon what similar properties are experiencing. At this time there are no lodging revenues being
generated on the development site.
Ever Vail's buildings could generate S54,260 in sales tax on the electric and natural gas
used. Based upon other properties the aimual gas per room is S843 and electric is S1,050. The
1,531 underground parlcing structure stalls is estimated to cost S295 per stall for heat and
electricity.
We estimate the Ever Vail project will generate sales tax revenue of approximately
S837,456 on Retail and F&B sales. This estunate is based on the nuinber of people occupying
the proposed lodging. We estimate that each lodging guest spends on average S 100 a day in
retail and F&B. Condos are occupied by 4 people when either used by owners or when used by
guests who rent them. Based on prior experience of similar properties owners who are not in the
rental pool will use their units 25% of the time and units in the rental pool will rent them 35% of
the time. The combined occupancy of the Condos in a rental pool and non-rented condo's is
30%. Hotel units generate 2 guests per unit and are occupied 60%.
The Town currently collects sales tax from approximately 4 businesses on the
development site. The sales tax collected from these four businesses has not been subtracted
from the projected revenue since that information is proprietary and was not provided to us by
the Town.
Rcal Estatc Transfcr Tax Rcvcnuc (RETT)
The Town of Vail collects a 1% RETT on all real property sales. Onetime revenue of
S9.7 million may be collected on the first sale of a11358 condo units at S1,800 a sq. ft. The
resale of the units will generate on average S2.7 million or S27,000 in RETT revenue ailnually
per unit. We project the tunlover to be at 5% or 18 units sell a year generating S486,000 in
annual revenue.
Lift Tax Rcvcnuc
The Town collects a 4% adinission tax on all lift ticicets and slci passes sold. We
reco�lize the Ever Vail project will have an impact on lift tax revenue the amoullt has not been
included in this report.
Othcr Onc Timc Rcvcnucs
Use Tax and Permit Revenues
The Town collects a use tax on building materials that is anticipated to generate S 16
million in revenue for the town. Permits and impact fees are estimated to generate S5.9 million
for the Town. The actual traffic impact fee is estimated to be S2.5 million but anticipates an
offset of S2 million.
Town of Vail Fiscal Costs
Our study projects the Ever Vail project could bring approximately 209,000 additional
guests amlually to the Town of Vail. These guests, as well as the resources and requirements
that development adds, will require the Town to provide additional services.
The additional services to be provided are relatively small when you consider the
infrastructure of the Town is extensively developed and has the capacity to handle additional
service pressures. Additionally, it has to be considered that the Ever Vail project is mitigating
most of its impacts with the enhancement of roadways and roulldabouts, the addition of
sidewallcs and other pedestrian ways, and the addition of bus stops and transit facilities. The
project is proposed to be governed internally with a metro district with all of the intenlal
improvements, including streets and plazas, to be owned and maintained by the district and the
owners. All of these provisions act to reduce reliance on the Town for services.
To attempt to quantify any potential service impacts to the Town we reviewed the current
budget as well as the projected budgets. We also have aslced the Town of Vail's staff to provide
us with an estimate of what the fiscal impacts of Ever Vail will be and have not received any
estimates. Greg Hall the Town's director of public worlcs said that the largest expense would be
additional bus service. Other expenses could include additional snow plowing for a larger
frontage road and maintenance, landscaping, lighting of inedians. Greg Hall, the Town's
director of public worlcs did not seem to thinlc the Town's costs would exceed the projected
revenues from the project.
There will be 3 other major developments opening in the Town of Vail over the next 3
years: Solaris, Ritz, and Four Seasons. The Town's 2010 budget and forecast budget for 2011 —
2014 includes no increase in staffing to service these new projects coming on line. We believe
from tallcing with staff and reviewing the Towns 2010 budget that the projected revenue from
Ever Vail will cover any reasonable additional operating or capital costs to the Town of Vail.
Should the Town quantify the impacts to the operating and maintenance budgets, we are
happy to include them in this report.
Ever Vail Development
Annual Property Tax Revenue Generated from Ever Vail
Use of Space No. Of Value Value Actual Assessed
Units Sq Ft Per Unit Per Sq Ft Value Value
Residential 358 537,000 $ 2,700,000 $ 1,800 $ 966,600,000 $ 76,941,360
Deed Restricted Residential 48 57,600 720,000 600 34,560,000 2,750,976
Hotel 120 200,000 66,000,000 6,960,000
Commercial - Office 33,600 30 364 12,218,182 3,543,273
Commercial - Restaurant/Club 48,645 30 364 17,689,091 5,129,836
Commercial - Retail 73,330 50 606 44,442,424 12,888,303
1,141, 509, 697 108, 213, 748
Minus the current assessed value of land and property that now exists 5,505,440
Incremental increase in Assessed Value 102,708,308
Town of Vail Property Tax Revenue (4.979 mills) 511,385
Potential Revenue TIF Revenue@ 46.124 Mills From Property Tax $ 4,737,318
Annual SalesTax and RETT Revenues Generated from Ever Vail
Sales Tax Revenue Gross Sales
Condo Lodging (35% Occupancy, Room Rate $550, Units Rented 179) 12,576,988 $ 691,734
Hotel Lodging (60% Occupancy, Room Rate $350, Units 120) 9,198,000 505,890
Utilities 1,356,499 54,260
Retail and Food & Beverage (30 % Occupancy Condo, 60 % Hotel) 20,936,400 837,456
(4/ppl per Condo, 2/ppl per Hotel, spending $100/day in Town)
2, 089, 340
Real Estate Transfer Tax $ 4s,soo,000 4s6,000
$ 2,575,340
One Time Revenues from Ever Vail
RealEstateTransferTax $ 966,600,000 $ 9,666,000
Use Tax on building 16,000,000
Permits & Fees 5,430,000
Traffic Impact Fee 500,000
Total One Time Fees $ a1,596,000
People & Room Nights Generated
Non Rental Sales Tax
Condo (30% Occupancy, 4 people per room)
Hotel (60% Occupancy, 2 people per room)
People Generated
Rental Sales Tax
Condo (50°/o Rented, 35°/o Occupancy)
Hotel (60% Occupancy)
People Nights
People Per Yr People
No. Of Rooms Per Room Generated
358 438 156,804
120 438 52,560
209.364
Days Per Year
No. Of Rooms Per Room Occ Room Nights
179 128 22,867
120 219 26,280
49,147
CONDOMINIUMS
# people generated per unit
Number of Condo's
Percent of condos rented
Occupancy rate of condos rented
Condominum nightly rental rate $
Occupancy rate of condos not rented
HOTEL
# people generated per unit
Number of Rooms
Occupancy rate
Hotel Rental Rate $
Guest Spending Per Day in Vail (not on mountain) $
Utilities
Annual Gas per Room
Annual Electric per Room
Parking Stalls
Annual per stall Gas & Electric
$
$
$
$
4
358
50°/a
35°/a
550.00
25°/a
2
120
60°/a
350.00
100.00 /day
843
1, 050
1,531
295.00
� � �
RFSE�tCx &
C�h1SL]LTING
3773 Cherry Creek North Drive
Suite 850
Denver, Colorado 80209-3868
303.321.2547 fax 303.399.0448
www.bbcresearch.com
bbc@bbcresearch.com
October 30, 2009
Ms. Becka Green
Directar of Commercial Leasing
Vail Resort Developtnent Company
137 Benchmark Road
Avon, CO 81C20
Re: Ever Vail Retail Analysis
Dear Ms Green:
This letter repart is in response to your request for an evaluation of retail development opportunities
at the Ever Vail site in Vail, Colarado. Development recommendations are made based on tnarket
conditions, site considerations and the broader development objectives of the Ever Vail project.
Background
Ever Vail is a new base village/neighbarhood on the west end of Vail Village that will offer a fifth ski
lift partal to Vail Mountain. As currently proposed, Ever Vail will have 358 dwelling units, 120
accommodation units (hotel rooms) and 48 employee units. Ever Vail will also provide 77,000 square
feet of needed sl�i area maintenance space (within the underground parl�ing structure) and
approxitnately 50,000 square feet of ski school, children's center and cotnpany offices. An
underground parkinb faciliry will provide 1,551 spaces that service accommodations, day visitars and
customers for Ever Vail commercial businesses.
Exhibit 1. Ever Vail, Lionshead and the Vail Village Core
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Page 2
Accarding to Vail Resort Development Company (VRDC), Ever Vail will target a youthful, family-
ariented market and will be the most environmentally-sensitive village project ever completed in the
western mountain resarts. The Ever Vail concept is tharoughly presented in other VRDC
documents.
Study Objectives
Over the past few months, VRDC and BBC representatives, along with affiliated planning
consultants and town staff, have shared ongoing discussions about how commercial activiry, visitar
services, retailing and restaurants fit into the Ever Vail concept and what scale and tnix of retail
offerings make the most tnarket, financial and conceptual sense far this proposed neighbarhood.
BBC has been asked to recommend a market-based retailing concept with recommendations for
development scale and tenant-arientation that can succeed at the Ever Vail site and will successfully
suppart new Ever Vail guests and residents.
Ever Vail Retail Objectives
In considering a retail strategy for Ever Vail, there are three key project considerations. At a
minitnum, Ever Vail needs to provide:
Convenient and diverse retail and restaurant services at an appropriate scale far the new
526 unit village residential developmenr,
■ Necessary skier services (i.e., rentals, ski shops, clothing, restaurants) for persons using
Ever Vail far mountain access, and
■ Successful communiry gatherinb and public spaces that help activate the village and
suppart Ever Vail's broader market positioning.
Ever VaiPs retailing component needs to be of sufficient size to offer choices and foster competition,
but small enough to allow individual stores to be successful and to keep supply in-line with demand.
The town's requirement that the ground floar of buildings house retail and related visitar services is
also a consic�eration.
Resort Retail Trends
Far many years, ski resart retail sales have tracked well with the growth of destination skier visits,
which in turn correlated well with growth in the local bed base. Generally, as the resart bed base
grew, sl�ier and visitor activiry responded and retail sales expanded in a fairly predictable pattern. In
recent years, resart retail perfarmance has become stable and less predictable. Continuing trends in
visitar demographics (older and wealthier); expanding down valley competition; changes in national
retailing practices; and an increasing presence of second homeowners as opposed to transient
guests have all combined to alter demand and supply patterns.
The dramatic economic downturn of 2008-2009 has added another layer of uncertainry to resart
comtnercial health, further obscuring functional relationships between visitar activiry and retail
aem�a.
Page 3
Western mountain resorts. Generally, retailing is a responsive/reflective industry: good stare
operators and restaurateurs continually modify their offerings and services in response to subde
market changes. Retail centers evolve collectively, as each stare owner repositions individual
businesses. Over the past decade, across western destination resarts, a few broad retailing patterns are
evident:
■ Resident oriented retail and services have migrated down valley away from the care resorts
seel�ing lower costs space, generous parl�ing, convenience and proximiry to resident
population centers;
■ Resort lease costs have risen dratnatically and properry owner tenancy strategies have become
mare sophisticated. As a result of these fixed cost pressures, there are fewer local start-up stares
and less retail/restaurant experimentation. Within most resarts, store diversiry has diminished;
■ Restaurants have notably increased their share of most resart retail centers. Higher-end, "white
table cloth" restaurants in particular have increased market share, in part, reflecting an aging
visitor detnographic;
■ Sparting goods stores selling recreational hard goods, once an essential element of a ski resart
retailing, have placed greater emphasis on soft goods and casual wear, effectively consolidating
what were once multiple retail outlets and further litniting the diversiry of offerings;
■ Bars and entertainment, a 1970s and 1980s staple, have lost significant presence in most resarts;
■ Household goods, kitchen home furnishings and related design services have expanded their
presence in-line with increasing second hotne personal use. This growth will likely slow in
response to diminished real estate activiry;
■ Hibh-end jewelry, women's clothinb and designer goods have generally increased their share of
the resort retail core, but not universally; and
■ Restrictive communiry growth policies have datnpened commercial development, limiting
supply, and fostering higher rents.
As a rule, after many years of rapid retail sales growth in the 1980s and early 1990s, the pace of resort
comtnuniry retail growth moderated dramatically in the tnid-1990s. Even durinb the very expansive
real estate markets of the past decade, annual retail sales in most resart communities experienced very
low or stable growth rates.
Page 4
Town of VaiL The national economic challenges of the last year have had dramatic repercussions
for all aspects of the resart economy. In Vail, and in virtually all western mountain resarts, all
measures of economic activiry far 2009 declined significantly. During the winter of 2008-2009, Vail
hotels and lodging sales were down over 22 percent from the priar seasons, retailing was down about
21 percent, while restaurants lost about 7 percent of sales. VaiPs overall retail perfarmance, as
measured by retail sales taY collection, was nevertheless, stronger than majariry of other western
mountain resarts.
�
There is no consensus on the likelihood, timing or nature of national or regional economic recovery.
E�ibit 2 shows recent sales activiry in the four largest Colarado resart communities and documents
their comparative size and seasonaliry patterns over the past two years. VaiPs reliance on winter trade,
and its more pronounced seasonaliry are notable.
Exhibit 2.
Taxable Sales
$100
� $80
N
_
0
= $60
�
C
v $40
$20
$0
I May /uly September November II /anuary March Mayl
2008 2009
Source: State of Colorado Department of Local Affairs; State Sales Tax Colledions.
Even prior to 2008-2009, cotnplaints were common that the retaiUcommercial core of tnost western
ski resarts had lost vitaliry, stare diversiry and interest Down valley competition, homogeneiry and
gentrification had taken a toll on core area vibrancy. Until last year, employee qualiry and employee
retention were difficult operating challenges for tnost resart retailers. Even in the most prosperous
resarts, retailers and restaurateurs addressed warkforce issues by closing earlier and operating fewer
hours, often lowering service standards. Very high lease costs discouraged new retailers and
exacerbated the hotnogenization of resart offerings.
�
Mountain 'l�ravcl Rcscarch, Mar/�et Update, Jul�� 2009, prcparcd for thc town Vail Officc of Economic Dcvclopmcnt.
Page 5
Vail retailing has weathered these pressures better than most resarts. The revitalization of Lionshead
has been well received and despite the last year's early season econotnic pressures, the area's
commercial core continues to function well. Summer business benerally exceeded expectations. The
town has reinvested in both Lionshead and Vail Villabe commercial areas with itnproved streetscapes,
access and loading systems. West Vail's grocery and locally ariented retail is a valuable stabilizing
influence that stems some of the down valley leakage.
Despite the challenges of the last year, VaiPs commercial vacancy rate is low and the town has
aggressively and effectively capitalized on its abiliry to draw upon both regional and destination
markets. Vail remains the largest communiry retail tnarket of all Colarado resorts. The town
tnaintains approxitnately 630,000 square feet of retail space in three comtnercial clusters. Each of the
town's retailing centers offer sufficient scale and market differentiation to present a cohesive and
definable destination. Below, Exhibit 3 shows the distribution of retailers by area and category of use.
Exhibit 3.
Vail Retail Distribution by Category and Square Feet, 2008
Food b� Beverage
Gallery/Art/Books
Clothing/Fur
Jewlery
Ski Equipment
Grocery/Liquor
Gift Shop
Eyewear
Miscellaneous
Tota I
54
14
32
12
14
2
6
2
14
150
Source: Town f Vail, design Worl<shop; Vail Resorts.
205,310
20,735
47,591
8,472
35,935
1,362
6,038
1,098
10,210
336,751
21
0
8
2
16
1
3
1
6
58
58,480
0
12,945
3,175
27,834
992
2,363
325
10,227
116,341
11
0
0
0
2
4
0
0
11
28
26,850
0
0
0
15,660
108,153
0
0
24,616
175,279
E�ibit 4 on the following page shows Vail`s retail structure by retail category. The dominance of
food and beverage and ski shops is notable and rypical of most western destination resarts.
Conversely, the presence of two majar grocery stares is both unusual, by resart standards, and
ac�vantageous.
Page 6
Exhibit 4. 628,371
Vail Retail Space, 2008 Total Square Feet
Open Retail
(147,795 sq.ft.)
24%
�*� Food S� Beverage
46% (290,640 sq.ft.)
18%
Grocery/Liquor 13%
(110,507 sq.ft.) °�
Ski Equipment
(79,429 sq.ft.)
After tnany years of construction, Lionshead is now revitalized and again fully functioning. As the
Vail Renaissance is completed, the communiry's retailing environment will expand and continue to
evolve. The new retail space at Solaris Plaza, scheduled to cotne on-line in 2010, will provide over
70,000 square feet of new attractions and services, as well as additional restaurants and retail goods
potentially altering many long-standing town consutner patterns.
Ever Vail will enter the market against this backdrop of a large and reasonably healthy retail
environment, which continues to change and evolve in response to economic conditions.
Ever Vail Site Analysis
Ever Vail retail offering will enter a large market with significant competition and with many
established retailers. As with all new sites, the Ever Vail location presents both constraints and
oppartunities.
Site advantages. Ever Vail has several positive locational attributes as a retail environment.
■ New eonstruetion. As an entirely new project, Ever Vail can be "right-sized" and carefully
designed to provide a market-driven retail environtnent with appropriate locations and scale for
each stare category. Most resart retail occurs in retrofitted areas ar collections of small stares that
often can't optimize space efficiency and character.
Captive bed base. Regardless of competitive considerations, Ever Vail, with over 400 dwelling
units, a large hotel and over 100 full-time resident etnployees, requires convenient retail,
entertainment, and food and beverage services in arder to provide customary and necessary
services to residents, guests and hotneowners. The hotel will require internal food and beverage
offerings and convenience-retail far their guests. The Ritz-Carlton Residences, Vail Resarts, Inc.
at are Creek Place are conveniently situated just east of Ever Vail and residents and guests of these
two projects will be likely to accept Ever Vail as their most convenient retail and restaurant
option. This effectively adds an additional 120 units into the itnmediate Ever Vail tnarket area.
Day skiers are expected to use this partal because of convenient parking and quick access to the
mountain.
Page 7
■ Mountain portal Ever Vail parking will provide roughly 1500 accommodating residents, hotel
and condominium guests, day skiers and visitars who will also require an array of clothing,
convenience retail and morning food services. Parl�ing pricinb will be similar to other Vail
facilities with pricing structures that relies on skiers but also accomtnodates short-term,
inexpensive parking in suppart of retail are anticipated. The Ever Vail structure has the potential
to be the most convenient parl�ing in Vail in terms of close proximiry to lifts.
■ Office space. In addition to mountain suppart and equipment maintenance operations, Ever Vail
will provide 33,000 square feet of office space, approximately 16,000 of which will be used by
Vail Resorts, Inc. The tnaintenance and office worker presence, which will mean over 150 warkers
a day will be present in the Village, will and provide additional day titne vitaliry and lessen
seasonaliry.
■ Other attractions. Ever Vail plans a major 20,000 square foot spa, housing for over 100 warkers,
a multi-season children's center and sl�i school center. Ever Vail will be an employment center,
particularly given the underground mountain support and maintenance area. These functions will
add to the liveliness and overall retail suppart far the area.
Site disadvantages. The Ever Vail project also presents challenges as a platfarm for retail
development.
■ Isolation. Ever Vail is isolated from the rest of town. It is unlikely that Ever Vail will draw a
significant share of visitars frotn Village Care or Lionshead without unique offerings or other
attractions.
■ Lack of skier egress. Sl�iers will not return to Ever Vail by traditional sl�i terrain but will have full
downloading access via the Ever Vail gondola. Two download collection points are currently
anticipated ensuring appropriate flexibiliry far all levels of skiers. It will be impartant for Vail
Resorts to provide good signage to these download locations in arder to suppart retail trade stares
and bars and restaurants that rely on high volume apres ski trade.
■ Small captive bed base. The 400 units proposed at Ever Vail is a small segtnent of the town's
bed base and can't suppart all Ever Vail retail on its own.
Site physieality/eonneetivity. The physical attributes of the development also define its
comtnercial/retail developtnent potential.
■ Configuration. The Ever Vail site is narrow and tightly bounded by Gare Creek on the south and
the Vail Frontage Road and I-70 on the narth, effectively creating a linear, east to west project.
■ Contiguity. The western edge of the properry has no further urban development potential.
Cascade Village, which is approximately one half mile west of the Ever Vail edge, has road and
bikeway connections to the project, but offers no substantive retail ar tnarket influence. The east
pedestrian access crosses Farest Road and requires a 500-yard wall� and then entry to Lionshead
through its backdoor a less than ideal connection.
Page 8
■ Visibility. Although Ever Vail is visible to the highway, interstate access is a considerable distance
away and access will not be entirely intuitive far travelers unfamiliar with the area.
■ Gondola. In most mountain resarts the pedestrian connection between the mountain and parl�ing
creates the most promising retail corridar (e.g., Bridge Street in Vail Village). In this instance, the
traditional retail corridor between the mountain and visitar parl�ing is dispersed because there are
two visitar-parkinb barages with multiple exits that will likely diffuse pedestrian traffic. At least in
winter, the project's majar arganizing network will likely be the pedestrian connection between
the gondola and the surface transit systems.
Below, Exhibit 5 offers a simple diagramtnatic representation of these concepts. In the winter, the
gondola access will be the pedestrian focus. Skiers and guests will enter the area by way of the garage
exits or transitions from the transit center. These patterns reinfarce a shart but concentrated retail
corridor along buildings E-1, E-2 and E-3.
Exhibit 5.
Ever Vail and Gondola Connections
degend
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In sum, resort-retailing environments are continually responding to broader market changes. Even
before the recent econotnic downturn, western mountain resort retail centers faced difficult market
conditions and have struggled to achieve substantive growth for many years. Simply adding new
residential units, which the resarts have done consistently for nearly two decades, has not translated
into sitnilar levels of retail growth ar more diverse, prosperous and active downtowns. A retail
component is needed at Ever Vail in arder to provide necessary guest and resident services but Ever
Vail is in some ways a challenging retail site, and there are other commercial centers in Vail that are
well established and will remain well positioned to provide the majariry of VaiPs retail services.
Page 9
Current retail market conditions are difficult and sitnply replicating the standard resart tnix of base
area tenants, without regard to the litnitations of this site ar the challenges of the broader market, are
unlikely to provide a successful strategy. Ever Vail will likely be the first major new ski village project
to face these long standing retailing challenges in cotnbination with the new challenges presented by
the econotnic realities of 2009 and the fareseeable future.
Retail Development Strategies
BBC considered multiple stratebies in evaluating Ever Vail retail prospects.
OPTION 1— Minimalist. In our view, a minimalist retail strategy at Ever Vail would focus on the
gondola ariented retail corridor, shown in E�ibit 5, with the intention of filling the basic retail
needs of Ever Vail residents and guests. This would require only about 45,000 square feet of space
and could satisfy but perhaps not optimize the basic requirements of Ever Vail guests and owners.
The hotel would supplement some of these public offerings with internal restaurants and shops. In
this scenario, Ever Vail would be mare of a residential neighbarhood and the pedestrian core would
be smaller and less comtnercially ambitious. The downside of this strategy is that:
■ Owners and guests would have very few restaurant and retailing options, potentially diminishing
the attractiveness of the overall project and value of the residential neighborhood;
■ The seasonaliry inherent in this strategy would litnit retail success and with litnited offerings peak
period demands might be underserved; and
■ The concept of youthful, vital public spaces inherent in the Ever Vail plan would be undermined.
In sum, a minimalist retailing effort would under serve the area and potentially undermine the overall
project's success. A rough measure of the minimal retail requirements associated with residential
development and mountain access needs at Ever Vail is set farth in Exhibit 6.
Page 10
Exhibit 6.
Ever Vail Retail Demand —Food and Beverage, Sporting Goods, General Retail
- . -
• . . � . ���•
Hotel Rooms 120 2.0 60% 52,400 $ 5.29
Condominiums 358 3.5 35% 159,600 19.12
Resident Housing 48 2.0 90% N/A�'� 0.50
Ritz / GC Place / Vail Spa 120 3.5 35% 53,655 6.43
Total Units / Resident Sales 674 $ 32.34
Day Skier Sale�Z� $ 2.10
Total Annual EverVail
Associated Retail Demand $ 34.44
EverVail Sales
Capture Rate 40%
Sales per Sq. Ft. $ 300
Supportable Retail Space (Sq. Ft.) 45,900
Note: (1) Emplovees: $5,000 per person per year.
(2) Averaqe: 300 day sl<ier parl<ing spaces @ 2.6 pers./space X 140 days X$15/person in retail spending.
See Appendix A for derivation of estimated daily visitor retail spending.
Source: BBC Research � Consulting,2009.
Assutning reasonable unit occupancy rates and a conservative retail capture assumption, the
development ultimately expected at Ever Vail could suppart an estitnated 45,000 square feet of
development, which would be composed largely of restaurants, convenience goods, skiing/recreation
equipment and clothing. This represents a retailing model that relies pritnarily on Ever Vail guests.
This strategy would also present difficult seasonaliry challenges for retail operators.
OPTION 2—Additional anehor tenant. In arder to expand beyond basic residendguest services,
suppart a mare engaging pedestrian environment and allow less seasonal retail operation. Ever Vail
needs a second retail attraction and market anchar one that expands the market, supparts summer
business and enhances street level vitaliry.
In our view, the Ever Vail site is too far from the majoriry of Vail Village accommodations to suggest
promoting a large and diverse retailing core that could offer the scale and product diversiry necessary
to draw large numbers of visitars from elsewhere in Vail, and successfully compete with Lionshead
and Vail Village. Instead, after internal discussions about the merits of various alterntive attractions,
we support the introduction of a"Fresh Market" conceptually, a small Whole Foods at site E-7.
The grocer/market would achieve multiple objectives:
Introduce a new retail element into the larger Vail marketplace, which is not entirely duplicative
of other offerings;
Introduce an anchor retailer into Ever Vail that will attract patrons from a wide area without
cannibalizing other businesses;
■ Expand the summer attraction for Ever Vail retailers;
Page 11
■ Add a year-round anchor tenant at a location that reinfarces the natural pedestrian flows within
the Ever Vail complex; and
■ Significantly expand the Ever Vail market beyond sl�i-oriented conveniences for Ever Vail
1�eS1C�e11C5 aT1C� bUeSCS.
The Lot E-7 site offers an excellent location far this stare. It is close to the east end of the project and
the retnainder of Lionshead, and it balances the Ever Vail retail core with a stnall unique grocery at
one end and mountain access on the other. A convenient specialry grocer with on-surface parking and
market appropriate goods also allows other locally serving businesses to consider an Ever Vail
location, effectively benefiting from the retail synergy rypically associated with a grocery anchar.
Exhibit 7 on the following page shows Ever Vail and the two retail districts, Market Street District
and the Gondola District.
Exhibit 7.
Ever Vail and
the Two Retail
Districts
Cegend
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Retail Space '
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It should also be noted that the success of the grocery and the concept far a diverse locally oriented
retail center is in part dependent upon either surface parking and surface access incarporated into the
Market Street design, or reliable, convenient structured parl�ing dedicated to Market Street
customers. Additional on-street parking would enhance convenience and visibiliry for the Market
Street shops and encourage patrons to make quick stops and more regular visits.
Page 12
The Market Street shops can accommodate about 20,000 square feet in the storefronts along Market
Street ending at the Fresh Market E-7 site. The Fresh Market is designed at 14,000 square feet,
suggesting a total addition of 34,000 square feet of retail and restaurants anchared by the grocery.
Potential tenants include: additional pizza, sandwiches ar similar casual food; liquar stare; drug stare;
as well as any variery of establishments that serve residents, guests and visitars, particularly stares that
might otherwise locate down valley. In sum, with the strategies suggested here, we foresee a need for
approxitnately 70-80,000 square feet of all farms of retail, including grocery, restaurant and beneral
retail trade.
Tenant mix. Traditionally, the tenant mix of sl�i resart retail has been reasonably predictable and
reflected the general trends discussed previously. Restaurants tend to dominate spatial requirements
followed by ski shops and with recreational apparel.
Vail's current tenant mix (see priar Exhibit 3) reflects a strong reliance on food and beverage and a
substantial amount of grocery space the result of having two large grocery stores in west Vail.
Beaver Creek, which is in some ways mare of a pure resart retail market with only tninor outside
influences, portrays a mare tourist-ariented mix of tenants with a notable absence of groceries, and
considerably more apparel and gallery space.
Exhibit 8.
Retail Sales by Category, Beaver Creek, 2005-2008
Apparel Gallery Luxuiy Miscellaneous Restaurant Sporting Goods
Source: Vail Resorts Development Company.
The growth in restaurant trade, referenced previously, is also evidenced in Beaver Creek.
Ultimately, the market will determine the tenant mix at Ever Vail. Given the characteristics
previously described, we would expect restaurants and sporting good stores to dominate the retail
mix, accommodatinb 35 percent and 25 percent of the 75,000 square foot total, respectively. With a
14,000 square foot floar plate, the grocery store will absorb about 18 percent of total retail space,
leaving about 17 percent far affiliated convenience retail and specialry goods.
Page 13
Summary
Ever Vail requires a care level of cotnmercial activiry, including a mix of restaurants, bars, skier
services and general retail, in order to provide basic services for Ever Vail sl�iers, residents and
guests. This basic function could probably be accomplished with 40-50,000 square feet of retail
space, which would largely be ski shops and restaurants.
The proposed hotel requires an internal restaurant and bar, or perhaps two restaurants, to ensure
that buests have appropriate services and convenience associated with resart offerings. In this
current tnarket, these offerinbs are likely to include a pool, warkout area, sundry shop and spa,
which dictate a small amount of in-hotel retail businesses as we1L This function could probably
be accomplished with 5-8,000 square feet of hotel retail and restaurants.
■ The overall Ever Vail experience would benefit frotn a mare robust retail offering, additional
attractions, and greater diversiry of bars and restaurants than the minimal atnount needed to
service local guests. The concept of a Fresh Market (specialry grocery) is an attractive anchar
prospect as it potentially broadens the market and lessens reliance on winter sl�iers/tourists.
■ We believe that a small unique grocery could anchar a convenience oriented district that would
provide services far guests and residents and take advantage of Ever Vail parking, which will be
underutilized outside of peak ski season.
■ In total, the gondola portal and Ever Vail residential, plus the small grocery market, will suppart
an estimated 70-80,000 square feet of retail development at completion of the project.
■ Vail Resorts will have to accept low financial returns on retail leasing in the project's initial
development stages until the Ever Vail bed base reaches tnaturiry.
We appreciate the oppartuniry to participate in this discussion and look forward to seeing a vital and
successful Ever Vail project lead the way in the new-era, mountain resart market.
Sincerely,
� � c�--
Fard C. Frick
Managing Directar
APPENDIX A.
Derivation of Retail Spending Assumptions
Exhibit A-1.
Seasonality of Vail Tax Collections (restaurants, grocery and retail sales only)
$1
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d
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y $0
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NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT
Source: BBC Research � Consulting,2009.
The above data suggests that there is a stable base of sales in restaurants, grocery stares and retail
oudets that represent about 25 percent of annual town sales this business occurs without immediate
reliance on seasonal guest-driven activiry.
Winter visitar sales (Novetnber through April) account far about 55 percent of the town's $250
million dollars of annual retail, grocery and restaurant sales. Summer guest contribute about 20
percent of annual sales.
Page 15
E�ibit A-2 shows a process far estimating daily visitar sales (in the food, grocery and retail sector) by
employing the data from Exhibit A-1 with data on destination skier activiry.
Exhibit A-2
Derivation of Visitor Day Sales
Winter Guest Sales
Vail Annual Food, Beverage and Retail Trade Sales
(exclusive of lodging and utilities)(1)
%Attributable to Winter Visitors:
%Attributable to Vail Lodge Winter Guests:
Vail Lodged Winter Visitors Food, Beverage and Retail Trade Sales
Guest Nights
Vail Skier Visits
%Attributable to Vail Lodged Destination Guests���
Vail Lodged Destination Skier-Visits (1.65M X 0.55)
Skier Visits per Destination Guest
Average Length of Stay
Vail Destination Winter Visitor Days (907,000 / 4.5 X 5.0)
Retail Sales/Destination Guest-Day ($117M / 1.OM)
Note: (1) Town of Vail Sales Tax Reports.
(2) Vail Resorts, 2009.
Source: BBC Research � Consulting,2009.
$250M
55%
85%
$117M
1.65M
55%
907,000
4.5
5.0 Days
1,007,000
$117/Day
This exercise suggests that Vail lodged, destination guests will spend about $117 per day on Vail
grocery, retail trade and food and beverage services.
�
Re-Submittal to the Town of Vail
November 2009
(Revisions to December 2008 submittal)
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Nlaurieila Planning Grvup
I. Table of Contents
II. DIRECTORY ............................................................................................. 3
III. EyER VAIL dJPDATE — NOVEM�ER 2009 .................................................... 5
A. INTRODUCTION .................................................................................................................. 5
B. EXISTING CONDITIONS ........................................................................................................ 7
C. PROPOSED CONDITIONS ...................................................................................................... 7
D. VISION OF EVER VAIL AND LEED CERTIFICATION ..................................................................... 9
E. EVER VAIL ZONING ANALYSIS ............................................................................................ 1 O
F. TOWN OF VAIL SUBMITTAL FOR REVIEW ................................................................................ 1 1
IV. PRELIMINARY SU�DIVISION PLAN ..........................................................2�
A. INTRODUCTION OF THE PRELIMINARY SUBDIVISION REQUEST .................................................... 28
B. REVIEW CRITERIA FOR A PRELIMINARY PLAN FOR SUBDIVISION .................................................. 28
V. REZONING ...........................................................................................33
A. INTRODUCTION TO THE REZONING REQUEST ......................................................................... 33
B. REVIEW CRITERIA FOR A REZONING REQUEST ........................................................................ 34
VI. TEXT AMENDMENT ...............................................................................37
A. INTRODUCTION TO TEXT AMENDMENT ................................................................................. 37
B. REVIEW CRITERIA FOR A TEXT AMENDMENT ........................................................................... 40
VII. CONDITIONAL USE PERMIITS .................................................................43
A. INTRODUCTION OF THE CONDITIONAL USE PERMITS ............................................................... 43
B. REVIEW CRITERIA FOR A CONDITIONAL USE PERMIT ................................................................ 43
VIII. MAJOR EXTERIOR ALTERATION ............................................................46
A. INTRODUCTION TO THE MAJOR EXTERIOR ALTERATION ............................................................ 46
B. REVIEW CRITERIA FOR THE MAJOR EXTERIOR ALTERATION ........................................................ 46
IX. SITE COVERAGE VARIANCE ...................................................................50
A. INTRODUCTION TO THE SITE COVERAGE VARIANCE ................................................................ 50
B. REVIEW CRITERIA FOR REVIEW ............................................................................................ 50
X. HOUSING PLAN ....................................................................................53
XI. ADJACENT ADDRESSES .........................................................................5�
I I. D i recto
Thomas Miller, Director of Development
Vail Resorts Development Company
137 Benchmark Road
Avon, CO 81620
(ph) 970-754-2544
Tmillerl @vailresorts.com
Mauriello Planning Group
PO Box 1 127
Avon, CO 81620
(ph) 970.748.0920
dominic@mpgvail.com
CALLISON
1420 Fifth Avenue #2400
Seattle, WA 98101-2343
(ph) 206.623.4646
Alpine Engineering, Inc.
P.O. Box 97
Edwards, CO 81632
(ph) 970.926.3373
Megan Ritchie Saffitz
Paladino and Company
(ph) 206.522.7600
www.paladinoandco.com
AMEC Earth & Environmental
1002 Walnut, Suite 200
Boulder, CO 80302
(ph) 303.443.7839
BaumbergerStudio
3226 NE 45th Avenue
Portland, OR 97213
(ph) 800.706.0671
BCER Engineering, Inc.
5420 Ward Road, Suite 200
Arvada, CO 80002-1838
(ph) 303.422.7400
CH2M Hill - CO Shop Consultant
9193 South Jamaica Street
Englewood, CO 801 12
(ph) 303.771.0900
Ever Vail
Ground Engineering Consultants, Inc.
P.O. Box 464
101 A Airpark Dr. Unit 9
Gypsum, CO 81637
(ph) 970.524.0720
Kimley-Horn and Associates, Inc
950 Seventeenth Street Suite 1050
Denver, CO 80202
(ph) 303.228.2300
LandWorks Design, Inc.
3457 Ringsby Court Suite 1 10
Denver, CO 80202
(ph) 303.433.4257
Ludvik Electric Electrical
3900 S. Teller Street
Lakewood, CO 80235
(ph) 303.781.9601
PCL Construction Services, Inc.
2000 South Colorado Blvd.
Tower Two - Suite 2-500
Denver, CO 80222
(ph) 303.365.6500
Peak Land Consultants, Inc.
1000 Lions Ridge Loop
Vail, CO 81657
(ph) 970.476.8644
RCLCO
7200 Wisconsin Avenue, 7th Floor
Bethesda, MD 20814
Rock Resorts
390 Interlocken Crescent Suite 1000
Broomfield, CO 80021
(ph) 303.404.1871
SA Miro, Inc.
4582 South Ulster Street Parkway, Suite 1501
Denver, CO 80237
(ph) 303.741.3737
Specialty Sports Ventures, LLC
299 Milwaukee Street
Denver, CO 80206
Design Workshop
Becky Zimmermann, President
1390 Lawrence Street, Suite 200
Denver, Colorado 80204
(ph) 303.623.5186
Economics Research Associates
1 101 Connecticut Ave. NW Suite 750
Washington, DC 20036
(ph) 202.496.9870
Steve Thompson
Thompson and Trautz, LLC
PO Box 984
Avon, CO 81620
(ph) 970.949.1413
Vision Engineering Mechanical Consultant
Vancouver, BC, Canada V6C 2T6
(ph) 604.687.1800
Ford Frick
BBC Consulting
3773 Cherry Creek N
Denver, CO 80209
(ph) 303.321.2547
Drive, Suite 859
Ever Vail 4
III. Ever Vail dJpdate - November 2009
A. Introduction
On December 2, 2008, Vail Resorts Development Company submitted applications to facilitate the
development of Ever Vail, in the area commonly referred to as West Lionshead. This followed the
rezoning and preliminary subdivision applications that were submitted in March of 2007. After
more than two years in the process, gathering input from the various boards, staff inembers, and the
public, we are submitting a revised submittal package for Ever Vail for final review by the Town of
Vail.
Two major milestones have occurred since the last submittal:
1. The appraval of the lacatian of the new South Frantage Road. This is a
significant milestone in the Ever Vail review process, as it sets the site and defines the
property line for the project. VRDC has been working with the Town Staff, CDOT, and
FHWA to ensure that there is adequate width for the road section desired, and to ensure
that future I-70 expansion plans are not impacted by the relocated Frontage Road. This
new Frontage Road is a vast improvement over the existing road. The plan includes
medians, turn lanes, a separated recreation path, overflow parking lane, etc. While the
final CDOT approval process continues, all signs point to a positive outcome.
2. The (alen Lyon Office Building (CaLOB) site has been incorporated into the
Ever �/ail Projeet. Vail Resorts Development Company is currently under contract to
purchase the GLOB site. This is a substantial addition to the Ever Vail project, allowing
for additional Gore Creek frontage and vastly improving the coordination and planning
on the west side of Red Sandstone Creek. There are covenants on the GLOB site which
restrict uses to primarily residential uses and restrict the height and square footage that
can be placed there. This additional property provides the opportunity to properly
master plan the entire West Lionshead area.
In addition to these major milestones,
other changes have been made to the
Ever Vail plans based on the input we
have received from the Town and the
public through this two year review
process. The plans now include a
13,000 sq. ft. facility devoted to
children's programming. This facility,
run by the Vail Recreation District,
includes an iconic indoor/outdoor
climbing wall, along with children and
family activities focused on after ski
programs during the winter months.
During the summer months, the Vail
Recreation District will base enhanced
Ever Vail
-- .�-- -. -: wew o
___: _: .:
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�
day camp programs and drop-in activities from here. Along side the VRD space is a children's ski
school space that accommodates the DEVO program currently housed at Golden Peak. The DEVO
and ski school are served by approximately 50 short-term drop off parking spaces included within
the skier parking facility. The VRD space is adjacent to a new amphitheater that focuses on the
natural environment of Red Sandstone Creek.
The plans continue to include the extensive list of uses and amenities as previously conceived. There
is still a Rock Resort Hotel with 120 rooms and associated conference and meeting rooms of over
8,000 sq. ft., along with a 20,000 sq. ft. destination spa. Ever Vail will have a 14,000 sq. ft.
specialty market, along with 38,000 sq. ft. of general retail. Ever Vail is envisioned with 6
restaurants, from high-end dining to casual family dining. From a residential standpoint, we are
now proposing 358 condominium units with approximately 537,000 sq. ft. of GRFA. In addition,
there will be 48 employee housing units, both for-sale and rental units, meeting 80% of our
requirement on-site. A portion of the employee units will be restricted to lower income families
pursuant to the LEED ND program, well beyond the requirements of the Town of Vail. Through all
of these changes, we remain committed to our participation in the LEED-ND pilot program. We also
remain committed to providing 400 day-skier parking spaces, as outlined in the Lionshead
Redevelopment Master Plan to alleviate parking currently occurring on the Frontage Road and to
accommodate the shifting demand for parking as a result of the new gondola. There are a total of
approximately 700 parking spaces open to the public for retail and skiers, in addition to a transit
center accommodating Town of Vail transit uses and the ECO bus. Finally, we will be increasing the
amount office space that will be displaced by development, allowing for local businesses to continue
operating in Vail.
��
Ultimately, Ever Vail is about the
mountain. A new gondola will
be provided, helping to alleviate
congestion at the other mountain
portals and creating a much-
needed fifth portal. Finally,
mountain operations will receive
a brand-new, state of the art,
completely subterranean
mountain operations facility with
direct access to the snowcat
bridge and access road up Tract
K.
., � _ - - - _ —_ - _� - — � ---- �
___ In addition to the programming
� i... .-, _ �•,,-_��:��,y�Ew� and physical changes to the
plans, we have also provided
some additional studies explaining benefits and strengths of the project. The first is a fiscal analysis
completed by Steve Thomson, of Thompson and Trautz LLC, providing an in-depth study of the fiscal
impacts of Ever Vail on the Town of Vail. This study clearly indicates that Ever Vail will be a short-
term and long-term financial benefit to the Town, with revenues far exceeding the costs to serve the
Ever Vail
development. The fiscal analysis states the following (the complete report is provided under
separate cover):
The results of our analysis estimate that the project will generate for the Town of Vail
onetime revenue of $32 million as well as $7 million in ongoing annual revenue that
includes $4.7 million from Tax Increment Financing (TIF). We estimate the additional
operating and capital costs to the Town of Vail will be less than the estimated annual and
one time revenues.
Along with the fiscal analysis, BBC Consulting has provided a market analysis, looking at the
proposed commercial uses in Ever Vail and documenting the economic sustainability of the project.
This study (also provided under separate cover) provides an analysis of the necessary threshold of
commercial square footage needed to serve the development and the skier population using the
skier and retail parking, while ensuring minimal impacts to existing businesses in Vail Village and
Lionshead. Finally, a study completed by Vail Resorts Mountain Operations has been submitted,
providing an analysis of skier population, parking, and distribution to the various portals to Vail
Mountain and the changes to the current distribution as a result of Ever Vail.
Along with these new studies, previous studies have been updated when necessary, and re-
submitted for review by the Town of Vail.
B. Existsng Condstsons
Ever Vail is a project proposed on a 12-acre site in the area known as West Lionshead. The site
includes the Vail Professional Building, Cascade Crossing, the Vail Maintenance Yard, the old BP
Gas Station, and the Glen Lyon Office Building, along with portions of the existing South Frontage
Road. The gas station was demolished and environmental remediation undertaken in preparation
for this project, so the site is currently used as parking and construction offices for the contractor for
the Ritz Carlton project. The following table provides background information about the current
uses on the site:
Site General Descri tion S ecific Use(s)
Vail Professional Building Offices and limited retail 1,938 sf retail
17,987 sf office
Cascade Crossing Retail and limited office 8,584 sf retail
1,479 sf restaurant
1,020 sf office
Old BP Gas Station Former gas station and auto repair, 3,374 sf repair shop
temporarily used for construction staging
Glen Lyon Office Building Offices 10,829 sf office
Vail Maintenance Yard Maintenance yard and VR employee 245 parking spaces
parking
C. Proposeal Conditions
Ever Vail is a mixed-use project, consisting of residential, commercial, and quasi-public uses. To
generally describe the project, the west side of Red Sandstone Creek, including the GLOB site, is
Ever Vail
significantly lower in scale and steps down west across the site. While the entire site includes
substantial underground parking, 400 public skier spaces are also located on the west side. With
the majority of the employee housing, along with free-market residential units, the west side has a
residential feel. Limited commercial uses, the VRD space, ski school gathering area, and the
indoor/outdoor climbing wall are located at the pedestrian exit of the parking structure, capturing
skiers as they exit and enter the structure.
The east side of Red Sandstone Creek is the more active village core. With the gondola, Rock
Resorts Hotel, 4,000 sq. ft. of ineeting space, and various commercial uses, along with the transit
center and skier drop-off, this side of Ever Vail will be the vibrant, mixed-use heart of the project.
Anchored on one end with the specialty food market and on the other end with the gondola
surrounded by a large public plaza, Ever Vail will remain active and vibrant all year-round.
The following provides a general summary of the programming proposed based on each building
for Ever Vail:
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�uilding General Description dJses and/or
A rox. S F
W1 Residential 57 du
24 ehu
W2A-B Mixed-Use, including 51 du
VRD and Skier Services 12 ehu
24,400 sf commercial
W2-B Residential 4 du
1 ehu
Ever Vail
�uilding General Description dJses and/or
A rox. S F
W3A-D Residential 26 du
4 ehu
E 1 Mixed-Use 19 du
16,000 sf commercial
E2 Mixed-Use 41 du
35 au
1 ehu
27,000 sf commercial
E3 Mixed-Use 36 du
85 au
25,000 sf commercial
E4 Gondola NA
E5 Mixed-Use, Transit 51 du
Center 33,600 sf office
7,400 sf commercial
E6 Mixed-Use 29 du
2 ehu
8,600 sf commercial
E7 Mixed-Use 44 du
3 ehu
1 1,800 sf commercial
D. Vision of Ever Vasl and LEED Certification
The U.S. Green Building Council
has developed a LEED for
Neighborhood Development
Rating System. All of the
following information regarding
LEED is from their document
entitled LEED for Neighborhood
Deve�opment Rating System. The
U.S. Green Building Council, the
Congress for the New Urbanism,
and the Natural Resources
Defense Council—three
organizations that represent
some of the nation's leaders
among progressive design
professionals, builders,
d@V@�O�J@1'S� qlld th@ � �•d�R��r:i� ,-,,_>-- v�Erdc
environmental community—have
come together to develop a national set of standards for neighborhood location and design based
on the combined principles of smart growth, new urbanism, and green building. The goal of this
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Ever Vail
partnership is to establish these standards for assessing and rewarding environmentally superior
development practices within the rating framework of the LEED (Leadership in Energy and
Environmental Design) Green Building Rating SystemT"'
The Neighborhood Development rating system is designed to certify exemplary development
projects that perform well in terms of smart growth, new urbanism, and green building. Projects may
constitute whole neighborhoods, fractions of neighborhoods, or multiple neighborhoods. Smaller,
infill projects that are single use but complement existing neighboring uses should be able to earn
certification as well as larger and mixed-use developments.
Ever Vail has been accepted to be a LEED certified neighborhood development and has received its
first review by the USGBC. Ever Vail achieved a LEED Platinum Rating in September 2008 when it
completed Final Stage One LEED-ND Review was returned by USGBC. According to USGBC, Ever
Vail was the:
• 12th LEED-ND project certified
• 2nd Platinum LEED-ND project
• 1 st LEED-ND project in Colorado/Rocky Mountain Region
• LEED-ND project furthest east of the Pacific
Ever Vail is a LEED certified plan or LEED Platinum plan, and USGBC has issued Vail Resorts
Development Company a letter stating that if the project is built as proposed, it will be able to
achieve LEED for Neighborhood Development Stage 2 Certification.
E. Ever Vasl Zonsng Analysss
For the purposes of the Zoning Analysis, the project is analyzed with respect to the Lionshead
Mixed Use - 2 Zone District only. There are additional requirements imposed on the project from
the Lionshead Redevelopment Master Plan that in some cases are more restrictive than zoning.
These will be discussed in Subsection G.
Re uirement Allowed/Re uired Pro osed
Lot Size: 10,000 sq. ft. 12.275 acres / 534,697 sq. ft.
Buildable Area: 10,000 sq. ft. 471,947 sq. ft.
Setbacks:
Front/Side/Side/Rear: 10 ft./10 ft/10 ft./10 ft. Varies
Gore Creek: 50 ft. 50 ft.
Red Sandstone: 30 ft. 30 ft.
Height:
Max: 82.5 ft. 82.5 ft.
Average: 71.5 ft. 65 ft.
Density:
Units: 430 units 358 units
Units per Acres: 35 units/acre 29.16 units/acre
Site Coverage:
Above Grade: 70%/374,288 sq. ft. 47% /254,135 sq. ft.
Below Grade: same* 77%/41 1,000 sq. ft.
Ever Vail lo
Re uirement Allowed/Re uired Pro osed
Landscape Area: 20%/106,939 sq. ft. 25.94%/138,319 sq. ft.
Loading and Delivery: Max of 5 bays 7 straight-body truck bays
3 trash/recycle/compactor bays
2 semi truck bays
Parking: 796 spaces 1,551 spaces
(a full analysis is provided in
Section VI)
* The original adoption of the LRMP did not limit site coverage for underground uses and parking.
F. Town of Vail Submittal for Review
The development of Ever Vail requires many applications for review by the Town of Vail. The
following lists each application submitted, along with a brief description of each application and the
reviewing board:
A lication T e Brief Descri tion Reviewin Board*
The preliminary subdivision plan which was approved by
the PEC in 2007 has since expired. The purpose of the
preliminary subdivision plan is to plat the property into
Preliminary Lots 1 and 2 of the Ever Vail Subdivision. From the
Subdivision Plan previous approval, additional land has been added to pEC final
accommodate some utilities. The preliminary subdivision
plan includes the relocation of the S. Frontage Road. The
Town of Vail has approved a partial Preliminary Plan
establishing the north property line of the Ever Vail
property.
The area of Ever Vail to the west of Red Sandstone is
currently zoned ABD and the current S. Frontage Rd. is
unzoned. GLOB is currently part of SDD #4, Cascade PEC recommendation
Rezoning Village. These areas will be zoned Lionshead Mixed Use TC final
- 2, to match the remaining portion of the property,
consistent with the Lionshead Redevelopment Master Plan.
Text Amendment Ever Vail is not currently within the Core Area for parking pEC recommendation
requirements. The amendment allows for Ever Vail to be TC final
within the Core Area, consistent with its intended use.
Conditional Use The private parking structure, maintenance facility and the
Permits gondola are identified as conditional use permits in the PEC final
LMU-2 zone district.
Major Exterior The construction of buildings within LMU-2 requires a
Alteration PEC final
major exterior alteration.
In order to maximize the underground parking, a site
Site Coverage coverage variance for underground improvements is pEC final
Variance requested. The above-grade improvements meet site
coverage requirements.
*as with any application, the Town Council can call-up the decision of the Planning and Environmental Commission
Ever Vail 11
Other applications will be submitted separately and as further refinement of the plan necessitates,
including:
• Flood plain modification
• DRB for individual buildings.
G. Me�sfer Ple�n Analysis for Ever Ve�il
The Lionshead Redevelopment Master Plan (LRMP) provides the framework for the Town of Vail to
review this application to facilitate the redevelopment of Ever Vail. The Lionshead Redevelopment
Master Plan was originally adopted in December of 1998. At the time, the Town recognized that
Vail was nearing an important crossroads and that major changes were necessary to remain at a
competitive advantage in the ski resort industry. The purpose statement of the LRMP clearly
identifies how Vail intended to face this competition head-on:
(Sec. 2.1)
This master plan was initiated by the Town of Vail to encourage redevelopment and new
development initiatives within the Lionshead study area. Both public and private interests
have recognized that Lionshead today lacks the economic vitality of Vail Village, its
neighboring commercial district, and fails to offer a world-class resort experience.
Lionshead's economic potential has been inhibited by a number of recurrent themes: lack of
growth in accommociation units ("hot becis"�, poor retai� qua�ity, the apparent cieterioration
of existing buildings, an uninteresting and disconnected pedestrian environment, mediocre
architectural character, and the absence of incentives for redevelopment.
Redevelopment is critical for Vail and Lionshead if the community is to remain a competitive
four-season resort. Other resorts are spending millions of dollars to upgrade their facilities
in order to attract more visitors year-round. Growth in the number of skiers annually has
slowed to one to two percent, intensifying competition for market share. Skiers are
spenciing �ess time skiing anci more time shopping, ciining out, anci enjoying other off-
mountain activities. As a resu�t, the demand for quality retail shopping anci a greater
diversity of experiences has dramatically increased. All of these are sorely in need of
improvement in Lionshead. Vail, and specifically Lionshead, will fall behind if the
community fai�s to upgracie the qua�ity of its faci�ities anci correct the existing f�aws in its
primary commercial nodes. , a _ , �
This purpose statement reads much like
Vail Resorts purpose for the Ever Vail
development:
• An increase and diversification in hot
beds. This is accomplished through the
Rock Resort hotel, along with some
dwelling units in a voluntary short-term
rental pool.
• An increase and diversification in retail
offerings, a live music venue and a
specialty market/grocer.
l, F VIAI VTII ilf�.'�. I�,�, Y'iCWH 1;4
Ever Vail 12
I
• Removal of older, deteriorating buildings, including an aging maintenance facility, and the
existing strip mall-type use. The new structures will be built to LEED standards, and the new
maintenance facility will allow Mountain Operations to have a state-of-the-art, efficient facility to
serve their needs in maintaining Vail's premier mountain status.
All of this will be done in an exciting and inter-connected pedestrian environment bounded by
sophisticated architecture and an extraordinary natural environment.
The LRMP provides six policy objectives which further detail this purpose statement:
(Sec. 2.3)
Renewe�l and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant
environment for guests and residents. Lionshead needs an appealing and coherent identity,
a sense of p�ace, a persona�ity, a purpose, and an improved aesthetic character.
Vsfalify and Asreenities
We must seize the opportunity to enhance guest experience anci community interaction
through expanded and additional activities and amenities such as performing arts venues,
conference facilities, ice rinks, streetscape, parks and other recreational improvements.
Stronger Econosresc Base T�roue�h Increased Lsve Beds
In order to enhance the vitality and viability of Vail, renewal and redevelopment in
Lionshead must promote improved occupancy rates and the creation of additional bed base
("live beds" or "warm beds") through new lodging products. Live beds and warm beds are
best described as residential 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 additional bed base in Lionshead, applications for new
development and redevelopment projects which include a residential component shall
provide live beds in the form of accommodation units, fractional 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 available
for short term rental. Further, it is the expressed goal of this Plan that in addition to
creating additional bed base through new lodging products, there shall be no net loss of
existing live beds within the Lionshead Redevelopment Master Plan study area.
Impe-oved Aeeess and Cireulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within
and through Lionshead.
Impe°oved Infe-astrucfure
The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities,
loading and delivery systems, snow removal and storage capacity) and its public and
private services must be upgraded to support redevelopment and revitalization efforts and
to meet the service expectations of our guests anci resicients.
Creative Financing for Enhanced Private Profifs and Public Revenues
Ever Vail 13
Financially creative and fiscally realistic strategies must be identified so that adequate
capital may be raised from all possible sources to fund desired private and public
improvements.
Chapter 3 of the LRMP identifies all of the existing conditions presenting challenges to the objectives
of the Town of Vail. Many of these are described in general terms. However, the Maintenance
Yard is specifically identified and addressed:
(Sec. 3.2.5.3)
Ve�il Associafes SePvice Ye�rd
The Vail Associates service yard, bordered by the South Frontage Road on the east and
south and Red Sandstone Creek on the west, currently contains a wide variety of mountain
operation functions such as snowcat service and fueling, warehouse storage, and
maintenance shops. While the service yard is critical to Vail Associates' mountain
operations there is a strong interest on the part of the Town of Vail to see the majority of
these facilities relocated on-mountain. According to Vail Associates it may be possible to
relocate many of the facilities, but the snow cat service and fueling operations must remain
at or near its current location. Specific issues regarding the service yard include:
a. Visual
Like its neighboring Amoco service station, the service yard is at the western front door
to Lionshead. Much of the yard is screened by an existing berm, but the facility is
inconsistent with the existing land uses in Lionshead and the desired visual character of a
destination resort. As redevelopment occurs in west Lionshead it will become
increasing�y important to aciciress these visua� concerns.
b. Access
The snow cat fueling and maintenance operations are a significant component of the
service yard functions. Snow cats and snowmobiles must cross the South Frontage Road
to access the mountain, frequently conflicting with traffic on the frontage road.
c. Forest Road Mountain Access
Snow cats from the service yard currently access the mountain via Forest Road to the
Born Free ski run. Though a pre-existing condition, the presence of the snow cats on
Forest Road has �ong been a consistent comp�aint of the Forest Road property owners.
It is clear that the removal of snow cats from Forest Road is desirable but there is no
existing secondary route to the mountain and the alternatives for creating a new access
way, while possible, are problematic.
The completion of the ski cat access road up Tract K opens up the opportunity to relocate Mountain
Operations to the area adjacent to the "Bridge to Nowhere". Locating Mountain Operations
completely below grade minimizes its impacts to adjacent properties (within and adjacent to Ever
Vail) and furthers the goals of the Lionshead Redevelopment Master Plan.
This chapter also discusses the existing VR parking situation, with specific reference to the basic
ground rule of "no net loss of parking":
(Sec. 3.9.4)
Ever Vail 14
3.9.4 Vail Associates Employee Parking
Vai� Associates current�y uti�izes two �arge surface parking �ots within the stuciy area for its
emp�oyee parking neecis. The North Day Lot (see figure 3-15), with a capacity of
approximately 105 cars, is located behind the Landmark tower and is the site proposed for
a transportation facility, employee housing, and other uses contemplated under the zoning
on the property (LMU-1). The west day lot, located just west of the Marriott parking
structure, has an approximate capacity of 160 cars anci represents a significant
development opportunity. Parking displaced by redevelopment of these sites must be
replaced within the Lionshead study area to satisfy the ground rule requiring no net loss of
parking. The displaced parking will be provided in West Lionshead within a parking
structure inc�ucieci as part of the Ever Vai� project.
As part of the submittal, Vail Resorts will be proposing replacement of parking at the Ever Vail site,
including the following:
• 65 spaces from the North Day Lot (40 spaces remain).
• 245 spaces from the West Day Lot and Holy Cross Lot.
This equates to a total parking replacement of 310 parking spaces. (Parking for the Mountain
Operations Facility is provided for separately.) These spaces are included in the parking
calculations provided later in this document.
Chapter 4 of the LRMP provides recommendations for the overall study area, and includes a section
on the West Lionshead neighborhood:
(Sec. 4.1.5)
Wesf Lioreshead — Ressdential//Vlixed-Use Wub
West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional
Bui�ciing site, Cascacie Crossings site, Glen Lyon Office Bui�ciing site, former gas station site,
and the Eagle River and Water and Sanitation site.
This area of Lionshead is generally under utilized and from an aesthetic standpoint is not in
keeping with what the Town would like to see Lionshead become as it redevelops in the
coming years. The Town of Vail does place a high value on maintaining the office and
retail areas in West Lionshead and any redevelopment should reasonably increase the
square footage of existing office anci have "no net �oss" of retai� square footage in West
Lionshead.
With their recent acquisition of additional properties in this area, Vail Resorts has the
opportunity to bring �ift service to this part of Lionsheaci. Lift service brings with it great
potential for the re-development of this area and in doing so expand all of Lionshead to the
west with improved pedestrian connections, new retail and office activity and other
improvements. While lift access will certainly energize this area during the winter months,
attention should be given to creating a year-round attraction within this area of Lionshead.
The master plan recommends that this hub become a residential/ mixed use area with an
emphasis on meeting the needs of both the local community and our guests. Appropriate
Ever Vail 15
uses could include high density residential development, lodging, community and visitor
based office and retail space, employee housing and parking, bus or transit functions and a
ski lift connection to Vail Mountain. The catalyst for this mixed use hub is ski lift access to
Vai� Mountain. Consicieration should be given to integrating emp�oyee housing into the
redevelopment of West Lionshead in accordance with the Town's employee housing policies
and regulations. To the extent possible development patterns in this area should reflect
north-south orientation of buildings, visual penetrations to the mountain, and a pedestrian
oriented environment. The degree of north-south building orientation may be difficult given
the relatively narrow east-west orientation of this area. In addition, the introduction of ski
lift access in this location creates a catalyst for a structured public parking facility. All service
and delivery demands created by development in this area shall be accommodated on-site.
The site will continue to accommodate the existing and potentially expanded functions of the
Vail sanitation plant. The mountain service yard could be reduced in size, as some functions
can be moved to less central locations. It may also be possible to relocate the entire
mountain service yard to a new location in the West Lionshead area which would allow for
greater flexibility in the redevelopment of this site. However as the area develops it is
critical that new uses be connected to the primary pedestrian corridors and that they be
served by the Town of Vail in-town transit system.
The above section of the LRMP clearly states the intention for this area to become a residential and
mixed use area, to include high density residential development, lodging, office, retail space,
employee housing and parking. The uses proposed at Ever Vail clearly align with this intent. While
each of these uses will be addressed in later sections of this submittal document, it is clear that Ever
Vail meets the recommendations of the LRMP.
Chapter 4 also includes the following section on public transportation:
(Sec. 4.5.1)
Connection to West Lionshead
West Lionshead consists of the Vail Associates Service Yard, Holy Cross site, Vail
Professional Building site, Cascade Crossing site, Glen Lyon Office Building site, former gas
station site, anci the Eagle River Water anci Sanitation site. Because it is an area of
potentially significant growth, it is important that it be fully integrated into the Town of Vai�
transit system. The West Lionshead properties are at the outside edge of the acceptable
walking distance to the ski yard (1200 feet). With a mixed use development in the area
which integrates a ski portal, retail space, office space and residential development, transit
service to this area and interconnections to other portals will be critical to develop in the
future. In addition, the update of the Vail Transportation Master Plan shall provide direction
on the ultimate location of a Lionshead Transit Facility along with needed interconnections
between ski portals, regional transit stops, and other transportation modes. The addition of
a ski lift in this area would make this area more viable to redevelopment as it would be
within the acceptable walking distance of a lift (1,200 feet).
(Sec. 4.5.2.1)
Relocafe the Regional Transif Stop
It is recommended that the Lionshead regional transit stop, currently located at the
Lionshead Place cul-de-sac, be relocated to the proposed North Day Lot, the Lionshead
Ever Vail 16
parking structure, and West Lionshead. This will provide a Lionshead connection between
the regional transit system and the Town of Vail transit system. In addition, visitors and
employees coming to Lionshead by regional bus will arrive at a defined portal instead of
the current "back door" on Lionshead Place. Finally, this will remove the large regional
buses from West Lionshead Circle and Lionshead Place. It may be possible to locate
elements of a regional transit stop in the West Lionshead area in conjunction with a new ski
lift and parking facility. However, given its location on the periphery of Lionshead, this area
may not be the most viable location for a regional transit stop. Notwithstanding the above,
facilities for skier drop-off, private shuttle vans and Town of Vail in-town buses should be
included in the design of the ski lift and parking facility. In 2006, the Town of Vail initiated
an update of the Vail Transportation Master Plan. In addition, the Town initiated a
development competition for the Lionshead Parking Structure redevelopment, which would
inc�ucie a transit faci�ity. It is anticipated that the Transportation Master Plan upciate a�ong
with the conclusion of the Lionshead Parking Structure redevelopment process will provide
direction on the ultimate location for a Lionshead Transit Facility and/or the type of transit
facilities that may be necessary in West Lionshead.
As this section indicates, redevelopment of West Lionshead would be challenging without the
addition of a lift. All areas of Ever Vail will be within 1200 ft. of the proposed gondola. This
gondola has been designed to be central to the site, to maximize accessibility. In addition, the
intent is to maximize public transit and bus access to the site, and facilities have been provided for
skier drop-off, private shuttle vans, and regional/in-town buses.
Chapter 4 provides direction on the potential realignment of S. Frontage Road:
(Sect 4.6.2)
South Frontage Road
Recommendations outlined below address potential re-alignment of portions of the frontage
road, ingress and egress improvements, bicycle/ pedestrian improvements, and visual
improvements. For a detailed discussion of capacity and the impacts of future development
on the frontage roaci, see the traffic impact stuciy containeci in appenciix A. Figure 4-9
depicts potential redevelopment without the realignment of the Frontage Road while Figure
4-9a depicts redevelopment with a partial realignment of the Frontage Road.
Potential Realignmenf
The concept of realigning the South Frontage Road at the western end of the study
area grew out of public discussions about land development and traffic flow in West
Lionshead. Relative to traffic flow, realignment will remove the conflict that now
exists between through-traffic and mountain service vehicles (snow-cats and
snowmobiles) entering and exiting the Vail Associates service yard. Realignment will
position the road to the north of most new development, thus reducing the potential
for conf�icting turning movements.
Regarding future land use, the realignment of South Frontage Road will allow the
west day lot and the service yard to be combined into a contiguous development
parce�. This is an important consicieration for the cieve�opment conceptua��y
depicted in figure 4-9a, and it would be necessary if the service yard property is
Ever Vail 17
useci for a seconciary pub�ic parking faci�ity or other uses. Any existing parking on
the West Day Lot must be replaced within the Lionshead study area. Through the
Transportation Master Plan upciate it is anticipateci that a significant traffic contro�
device will need to be installed in the West Lionshead area. Such a device may
include a round about.
Specific consicierations regarciing rea�ignment are.
a. Proposed Alignment
The proposed realignment of the South Frontage Road is depicted in figure 4-
9a. Critical design issues include the width of the road and the radius of the
curves. Both of these factors will be important in reducing the speed of
vehicles entering the Lionshead area and the amount of land consumed by
the two curveci roaci sections. Cooperation between property owners,
developers, the Town of Vail, and the Colorado Department of
Transportation will be necessary to implement the realignment of the
Frontage Road.
b. West Lionshead Circle Connection
It is proposed that West Lionshead Circle connect back to the frontage road
at the west side of the Vail Spa. The alignment depicted in figure 4-9a
terminates perpendicular to the frontage road and does not require the
acquisition of private property. A new parcel of developable land, suitable
for offices or non-resort retail, would be created on the southeast corner of
this intersection.
c. Forest Road Connection
Forest Road could be realigned to cross through the newly created
cieve�opment parce�, proviciing access to that site anci connecting at right
angles to the frontage road. Another alternative that should be considered is
to connect Forest Road to West Lionshead Circle via the existing Frontage
Road right-of-way.
d. Transit and Emergency Vehicle Corridor
A transit and emergency vehicle corridor should remain in the existing
a�ignment of the frontage roaci. This connection is necessary to provicie a
through-transit route to the west end of Lionshead and also keeps in place the
existing uti�ity corricior.
e. Feasibility of Realignment
The ability to realign the frontage road will be heavily influenced by costs,
CDOT (Colorado Department of Transportation), and the Federal highway
aciministration. Future west Lionshead developments wi�� require significant
upgracies anci wiciening of South Frontage Road, potentia��y inc�uciing the
widening or reconstruction of the bridge over Red Sandstone Creek. The cost
of realigning the frontage road is in addition to the mandatory costs of
improving the road.
Ever Vail 18
f. Future Frontage Roaci Re-a�ignment
The opportunity may exist to re-locate the Frontage Road the full length of the
West Lionshead planning area. The benefit of this alternative would be to
eliminate the "Frontage Road barrier" between the Holy Cross site and the
Vail Professional Building. While this alternative would require coordination
with other surrounding land owners, it could warrant further study and
evaluation in the future.
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Vail Resorts has been working successfully with CDOT on the complete re-alignment along the full
length of the planning area and the Town has made the application to CDOT for the road
relocation. The next step in the process is approval by the FHWA, which also appears to be
progressing favorably. A traffic study by Kimley-Horne and Associates has been submitted to
further address the S. Frontage Road alignment.
Related to the issue of transportation, Chapter 4 of the LRMP provides direction on Public Parking
and potential locations, including the following:
(Sec. 4.8.3.3.)
West Lsonshead
The construction of a new public parking facility at the west end of Lionshead has been a
planning consideration since the completion of the Vail Transportation Master plan in 1991.
This site is currently undeveloped (except for the Vail Associates maintenance yard) and is
large enough to meet projected parking demand. It is well located in relation to the
potential new eastbound I-70 access ramps. The viability of a new public parking facility in
this location would be enhanced by bringing lift service to this area. The construction of a
new public parking facility would address the existing deficiency of off-street parking on
peak days and the shifting demand of parking created by the introduction of a new ski lift
in West Lionshead. It is anticipated that the new public parking structure would contain
approximately 400 public parking spaces, which would be in excess of any parking
requirements generated by proposed development. The update of the Vail Transportation
Plan should provide final direction on the location and quantity of additional public parking
spaces in the Town of Vail. The location of additional public parking should consider where
parking is most optimal for both guests anci emp�oyees, year rounci uti�ization, mountain
operations, and overall traffic circulation.
Ever Vail 19
Given the location for this parking facility, it had been assumed that regular transit or
shuttle service would be necessary because of its distance from the retail core area and the
ski yard (greater than a 1200-foot walking radius). However, the location of the parking
structure would be proximate to the new lift and as such the need for regular shuttle service
would be minimized. However, some provisions for bus stops and/or a transit facility
should be considered for the parking structure.
Vail Resorts is proposing 400 public skier parking spaces, in compliance with the recommendations
of the LRMP. Ultimately, nearly 700 spaces will be available for public parking.
(Section 4.8.4)
4.8.4 Parking for Emp�oyee Housing The unit-to-parking space ratio for emp�oyee housing
should be reduced to maximize the housing opportunities in west Lionshead. During the
master p�anning process, the Vai� Town Council toureci several employee 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 employees to and from work. Yet, Keystone property managers have
not observed a parking shortage. Likewise, at the Rivers Edge employee housing project in
Avon, a parking ratio of .75 cars per bed has been more than adequate and the parking
lot is underutilized.
At this time, Vail Resorts is not requesting a reduction in the parking requirements for employee
housing. However, a reduction would allow for a greater number of public parking. Employee
Housing is also a primary subject of Chapter 4 of the LRMP, and the West Lionshead neighborhood
is identified as a potential site:
(Sec. 4.9.4.3)
4.9.4.3 West Lionshead
West Lionshead includes the Vail Associates Service Yard, Holy Cross site, Vail Professional
Bui�ciing site, Cascacie Crossings site, Glen Lyon Office Bui�ciing site, former gas station site
and the Eagle River Water and Sanitation site.
All redevelopment in West Lionshead will need to conform to the Town's housing policies
and requirements. In order to create activity and vibrancy in West Lionshead it is
appropriate to inc�ucie some ciisperseci emp�oyee housing opportunities for permanent �oca�
residents in proposed developments in the area consistent with these policies.
Perhaps the most promising locations to replace the Sunbird affordable housing project and
to conform to the Town's housing policies anci requirements for new employee housing
generation in Lionshead are the North Day Lot, Vail Associates service yard, and Holy Cross
site. However, housing is not the only use these three properties will need to support.
The Ever Vail Housing Plan is submitted in another section of this document. The current Town of
Vail regulations for employee housing require that a minimum of 50% of the required employee
housing be constructed on-site. At this time, Vail Resorts is proposing to exceed this requirement. In
addition, Vail Resorts is proposing a variety of unit types, including rental and for-sale, to serve both
individuals and families. Beyond the requirements of the Town, Vail Resorts is proposing a portion
Ever Vail 20
of the employee housing will be restricted to lower income families, based on Area Median Income
restrictions pursuant to the LEED ND application.
Chapter 4 also discusses the priority of the Town of Vail to encourage the provision of Live Beds:
(Sec. 4.13)
Live Beds
The maintenance, preservation, and enhancement of the live bed base are critical 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 redevelopment. The Lionshead
area currently contains a large percentage of the Town's overall lodging bed base. The
bed base in Lionshead's consists of a variety of residential and lodging products including
hotels, condominiums, timeshares and hybrids of all three. The vast majority of live beds in
Lionshead are not accommodation units in hotels, but instead, in dwelling units in residential
condominiums such as the Vail 21, Treetops, Antlers Lodge, Lion Square Lodge, Lifthouse
Lodge, Landmark Tower and Townhomes, Lionshead Arcade, and Montaneros, all of which
have some form of renta��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 hote� prociucts, anci
therefore tend to provide more live beds and produce more lodging tax revenues to the
Town.
As stated previously, Vail Resorts has also placed a priority on live beds, and the development
includes Rock Resorts hotel and all dwelling units in a voluntary short-term rental pool.
It is Chapter 5 of the LRMP that focused on detailed plan recommendations for specific areas within
the Lionshead study area, and provide direction for the redevelopment of West Lionshead:
(Sec. 5.17)
West Lionshead includes the Vail Associates See�vice Yard, Holy Cross site,
Vail Professional Building sife, Cascade Crossings site, Glen Lyon Office
Building site, foe�mer gas station site and f�e Eagle River Water and
Sanitafion site.
South Fronfage Roae1 6mprovemenfs and Vehieular Aceess
Planning for West Lionshead must consider two different scenarios: the realignment of
South Frontage Road and its retention in the existing a�ignment.
While the introduction of lift service is viable in either of these Frontage Road alternatives,
site ciesign will vary depending upon what happens to the Frontage Road a�ignment. See
Figures 4-9a, and 4-9b for the Frontage Road realignment alternatives. Notwithstanding
these different Frontage Road scenarios, there should be an increase of existing office
square footage and "no net loss" of retail square footage as a result of the redevelopment
of these parcels. Furthermore, service and delivery for West Lionshead shall occur
underground or be hidden from public view. Service and delivery truck turning maneuvers
Ever Vail 21
should not negatively impact traffic flow on the South Frontage Road. With a realignment
of vehicular access points, attention should be given to the location of service and parking
areas.
a. Retention of Existing Frontage Road Alignment
If the Frontage Road remains in its current location the Maintenance Yard/Holy Cross
parcels, the Vail Professional Building site, and /Cascade Crossing and the Glen Lyon Office
Building site all remain viable development sites. The most viable site for a public parking
facility would be the Maintenance Yard/Holy Cross parcels. While other lift locations are
feasible, the old gas station site is a viable location for a base terminal. This location would
require a grade separated pedestrian crossing over the Frontage Road to the Maintenance
Yard/Holy Cross parcels. A strong east-west oriented pedestrian corridor with ground floor
retail uses would be necessary to create a strong connection between this area and the rest
of Lionshead. Under this Frontage Road scenario the Vail Professional Building site and
Cascade Crossing could be developed as a contiguous parcel.
In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan,
opportunities for pub�ic transportation anci vehicu�ar circu�ation improvements shall be
explored in conjunction with any future redevelopment of the sites. Possible opportunities
for improvements may include, an improved mass transit stop, relocated/reduced/shared
points of entry�exiting, restricteci access points, acce�eration� ciece�eration �anes, greater
sight distances, dedicated turning lanes, landscaped medians and skier drop-off.
In the redevelopment of Cascade Crossing and the Glen Lyon Office Building site under the
current configuration of the Frontage Road, the bus stops in front of said properties shall be
enhanced with, for example, shelters, benches, and landscaping. Pedestrian connections
shall be improved from the bus shelters, across the South Frontage Road and to and from
the surrounding buildings to provide safe and attractive pedestrian crossing and
connections. Improvements may include crosswalks, walkways, pedestrian crossing warning
lights, medians, and signage.
The Frontage Road will be relocated, so the above recommendations are no longer applicable to
the project. While the Lionshead Redevelopment Master Plan recognized that relocation was a
possibility, the extent to which it could be relocated was not understood at the time. With Vail
Resorts' purchase of the Vail Professional Building, Cascade Crossing, and now GLOB, the Frontage
Road will be relocated along the entire West Lionshead area. The potential road relocation is
discussed below:
b. Frontage Road Realignment
The greatest benefit of this realignment alternative is that it results in one very large and
contiguous development parcel and in doing so integrates the Maintenance Yard/Holy
Cross site with the West Day Lot by removal of the barrier created by the existing Frontage
Road alignment. It also creates the best pedestrian environment in creating an extension of
the Lionshead Retail area in that it provides the potential to establish a convenient and
desirable pedestrian connection to the rest of Lionshead.
Ever Vail 22
With this alternative the most viable site for a public parking facility would still be the
Maintenance Yard/Holy Cross parcels. With the re-location of the Frontage Road lift access
out of the o�ci gas station site wou�ci not require a gracie separateci peciestrian crossing to
the Maintenance Yard/Holy Cross parcels. However, a grade separated crossing over the
Red Sandstone Creek would be needed to link the Holy Cross site with the Vail Professional
Building site.
This alternative would also present the opportunity for enhancing Red Sandstone Creek to
make it more accessible to the community and an aesthetically pleasing water feature.
Enhancements might include; streambank stabilization/ beautification, natural stream drop
structures, interactive low flow areas and general improvements for wetlands and wildlife
habitiat. Any modification or enhancement to the creek corridor would be subject to U.S.
Army Corp of Engineers approva�. A strong east-west orienteci peciestrian corricior with
ground floor retail uses would be necessary to create a strong connection between this area
and the rest of Lionshead.
In keeping with Policy Objective 2.3.4, Improved Access and Circulation, of the Plan,
opportunities for pub�ic transportation anci vehicu�ar circu�ation improvements shall be
explored in conjunction with any future redevelopment of the Frontage Road and interior
roads within the redevelopment of the West Lionshead sites. Possible opportunities for
improvements may include improved mass transit stops, relocated/reduced/shared points of
entry/exiting, restricted access points, acceleration/ deceleration lanes, roundabouts at
major intersections, greater sight distances, dedicated turning lanes, landscaped medians
and skier drop-off.
As the submitted plans indicate, the enhancement of Red Sandstone Creek is a large part of the
Ever Vail project, with the ultimate goal of making it an amenity to both the project and the entire
Town of Vail. As the plans for Red Sandstone Creek progress, a flood plain modification permit will
be submitted to the Town for stream bank improvements, and all plans will be subject to review by
the U.S. Army Corps of Engineers.
(Sec. 5.17.2)
Pedesfrian and Bike Access
As compareci to a separate, free-stanciing porta�, West Lionsheaci is consiciereci a part of
the greater Lionshead area. In order for this area to be successful, it is important to have a
strong pedestrian connection with the rest of Lionshead. Streetscape improvements
including bike lanes or trails and sidewalks should be incorporated in any redevelopment
along West Lionshead Circle and the South Frontage Road to improve the viability of mixed
uses in West Lionshead. Improvements to street lighting, walking surfaces, trails, seating
areas and public art that facilitate safe and attractive pedestrian and bike movement are
strongly encouraged. Said improvements may necessitate the need for access easements
through the sites. In the redevelopment of West Lionshead, pedestrian and bike
connections shall be made to integrate with the rest of Lionshead and Cascade Village.
There is an existing recreation path that runs across the southwest corner of the Glen Lyon
Office Building site. If the site redevelops the recreation path shall be enhanced to meet
town recreational path standards and to provide a safe and attractive pedestrian and bike
Ever Vail 23
experience. The improvements shall include a public easement over the path where
necessary.
A strong connection both towards Lionshead and Cascade Village has been integral to the planning
process of Ever Vail. The design of the pedestrian connections, along with the layout of the
buildings and public plazas have been designed to enhance this connection.
(Sec 5.17.3)
Pe-eservafion of Existing Office ancl Refail Space
There shall be an increase in office space and no net loss of retail space in West Lionshead.
Opportunities for increasing the square footage of office and retail beyond the existing
conditions in West Lionshead shall be evaluated during the development review process.
Currently, West Lionshead offices and businesses offer a variety of local services and
amenities, which is important to preserve with the redevelopment of West Lionshead.
During the winter months, the proposed ski lift in West Lionshead and the associated
parking wi�� generate significant peciestrian traffic anci activity. However, consicieration
should be given to how West Lionshead can be an active and vibrant place year-round.
One way this can be accomplished is the reinforcement of a well-crafted program of
specialty retailers, offices, and restaurants that attract both tourists and local residents.
Also, quality architecture and the creation of appealing outdoor spaces in and of itself will
encourage peop�e to visit this area. An active program of pub�ic art, resicientia� units that
are used for "artists in residence" or a culinary school are examples of uses that could
create a cata�yst for activity. In conjunction with any app�ication to cieve�op a new ski �ift, a
market study which analyzes the appropriate amount of office/retail square footage shall
be included in the redevelopment of West Lionshead.
Currently, approximately 30,000 sq. ft. of office exists on the site, and approximately 14,000 sq. ft.
of retail exists. The project will increase the office square footage to approximately 34,000 sq. ft.
of office. Retail will be substantially increased, with a total of approximately 52,000 sq. ft. of retail
uses. In addition, there will be substantial restaurant uses on the site, and a 20,000 sq. ft.
destination spa.
(Sec. 5.17.4)
Relationship fo Red Sandstone Creek and Gore Creek
Red Sandstone Creek and Gore Creek abut the Glen Lyon Office Building site, former gas
station site, Holy Cross site and the Vail Professional Building site. Any redevelopment of
these parcels should consider how the creeks can be enhanced and made an amenity of this
redevelopment area.
A substantial stand of mature trees exists on the banks of the two creeks, with low lying
brush on the shores. Every effort shall be taken to preserve the substantial trees and
natural steep slopes along the banks of both creeks. While the natural riparian corridor of
these streams needs to remain protected and preserved, the physical and visual
relationships and references between adjacent development and the stream tract should be
strengthened. Improved public access and utilization of Gore Creek and Red Sandstone
Ever Vail 24
Creek for fishing and other recreational purposes is strongly encouraged to create a
catalyst for activity and enjoyment of the streams.
As stated above, the relationship to both Red Sandstone Creek and Gore Creek is a significant
consideration in the planning of Ever Vail.
(Sec 5.17.5)
Archifecture�l 6mproyemenfs
The architectural design guidelines (Chapter 8) discuss several transition tools 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 in West Lionshead and the extent to
which they influence the quality of the experience of passers-by, all future development of
the sites should be closely scrutinized for compliance with the applicable architectural
design guidelines.
For properties that are east of Red Sandstone Creek, in
and building heights may be
appropriate, particu�ar�y to encourage
the development of employee housing. _
However, any development must meet
the overall character and visual intent of -
this master plan and be compatible with
the adjacent existing development of the
Marriott and the Vail Spa.
West Lionshead, higher densities
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Notwithstanding the height allowances of •
the underlying zone districts, building
height and massing shall be responsive
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to the Gore Creek and Red Sandstone
Creek corridors, in that buildings shall
gradually "step down" at the creek
sides. Building height and massing shall also "step down" towards the Interstate, and at the
western end of Lionshead. Figure 5-25 provides a general depiction of how building height
shall gradually lower at the western end of this study area. The intent of these height
standards is that building height reduces by entire floor levels in the locations as generally
depicted on Figure 5-25.
Notwithstanding the height allowances depicted on Figure 5-25, which depicts building
height in an east/ west orientation, building height and massing shall also "step down" in a
north/ south orientation. Notwithstanding the height allowances depicted on Figure 5-25,
buildings fronting directly along Gore Creek and the western end of Lionshead shall express
no more than three to four levels before "stepping back" to taller building mass. On the
Interstate side of this area, building design shall be articulated to avoid large expanses of
shear/unbroken wall planes.
The additional height limitations are intended to ensure that the buildings step down, both as the
buildings move towards the west and towards Gore Creek. As indicated in the submitted plans, the
Ever Vail 25
buildings on the west are substantially lower than the buildings on the east, meeting the intent of the
Lionshead Redevelopment Master Plan. Due to the complications in the way the Town measures
height, a very small area of the buildings on the west side does not comply with the maximum
heights shown on Figure 5-25, but in general, all buildings step down and meet the average heights.
(Sec. 5.17.6)
Redevelopsnenf ConsicJere�tions for C;len Lyon Office Building sife
Consistent with its location at the western edge of West Lionshead and with respect to the
extensive frontage a�ong Gore Creek, it is appropriate to recognize certain cieve�opment
�imitations anci opportunities regarci�ess of the uncier�ying zone ciistrict.
Heighf
Building heights shall be consistent with Figure 5-25, West Lionshead Building Massing and
Height Limitations. Notwithstanding the height limitations set forth in Figure 5-25, the
maximum height for buildings on the Glen Lyon Office Building site shall not exceed 56 feet.
Residential Land Use and Density
Existing physical improvements on the Glen Lyon Office Building site include a three-story
building with 10,829 square feet of general office space and a surface parking lot.
Because of the site's physical location along Gore Creek, it's accessibility to Lionshead
Village, and the adjacent potential redevelopment including a ski-lift and activity center, it
may be appropriate to introduce a mix of uses on site. If residential uses are proposed, the
use shall be consistent with the Master Plan goal to increase the number of 'Live Beds' in
Lionshead. Residential density on the site should be studied and proposed in a manner that
is compatible with the character and scale of adjacent uses and Gore Creek.
Residential uses should be located on the basement or garden level and second floor and
above in buildings on-site. If residential uses are proposed on the street level or first floor,
the vitality of the pedestrian and bike experience shall be considered along with the
function and character of the adjacent uses and structure design. The mixture of land uses
on the Glen Lyon Office Building site shall maintain a balance between residential, office/
commercial and recreational uses to serve both the visitor and the permanent resident.
Office Land llse
Consistent with the Master Plan requirement for an increase of office space, the existing
10,829 square feet of office space shall be replaced and increased on-site.
Employee Housing
All (100%) of the employee housing requirements associated with the Glen Lyon Office
Building site, as required by the Vail Town Code, shall be met on-site.
Landscape Preservafion and Relafionship to Red Sandstone anel Gore Creeks
The Glen Lyon Office Building site borders on the Red Sandstone Creek along the east
property line and the Gore Creek along the south property line. The redevelopment of the
Glen Lyon Office Building site should consider how the creeks can be enhanced and made
an amenity of the area.
Ever Vail 26
A substantial stand of mature trees exists on the banks of the two creeks, with low lying
brush on the shores. Every effort shall be taken to preserve the substantial trees and
natural steep slopes along the banks of both creeks. While the natural riparian corridor of
these streams needs to remain protected and preserved, the physical and visual
relationships and references between adjacent development and the stream tract should be
strengthened. Improved public access and utilization of Gore Creek and Red Sandstone
Creek for fishing and other recreational purposes is strongly encouraged to create a
catalyst for activity and enjoyment of the streams.
The addition of the GLOB site has allowed for a much more comprehensive planning approach to
the West Lionshead area than could have been considered before. As the submitted plans indicate,
Vail Resorts intends to comply with the Lionshead Redevelopment Master Plan recommendations for
this site, along with the private covenants that also run with the property. Height has been limited to
56 ft. on the GLOB site, and all of the employee housing requirement has been met on-site.
It is the intent of the applicant that Ever Vail not only comply with the Lionshead Redevelopment
Master Plan, but to actually further its objectives by becoming a redevelopment project that, through
its architecture and pedestrian orientation, along with sustainable, green building principles, can be
an example for all redevelopment projects in Vail. As each application to facilitate the
development of Ever Vail is addressed in more detail, please refer back to this section in
consideration of the Lionshead Redevelopment Master Plan.
Ever Vail v
IV. Preliminary Subdivision Plan
A. Introduction of the Preliminary Subdsvisson Request
Vail Resorts is submitting a request for a preliminary review of a major subdivision to facilitate the
redevelopment of West Lionshead. The Ever Vail subdivision creates new development parcels and
allows for the relocating of South Frontage Road. The major subdivision will include a substantial
portion of the West Lionshead area, including the sites of the Vail Professional Building, Cascade
Crossing, the Vail BP, Glen Lyon Office Building and the Holy Cross lot, along with the Frontage
Road right-of-way. Some of these properties are currently unplatted.
B. Review Crsteria for a Preliminary Plan for Subalivssion
1. The extent to Which the proposed subdibision is consistent With all the applicable
elements of the adopted goals, objectives and policies outlined in the Vail
cemprehensibe plan and is compatible with the development objectives of the
toWn; and
Our Analysis:
To be the Premier Mountain Resort Community...
We share this vision with the Town of Vail. It is our intent to further this vision through the
addition of world-class facilities in a new mixed use village, called Ever Vail. This subdivision
will enable the redevelopment of Ever Vail.
This vision is further supported by stated development objectives of the Town of Vail. The
purpose statement of the Lionshead Mixed Use-2 Zone District states:
The Lionshead mixed use 2 disfe-icf is infended fo provide sifes for e� mixfure
of multiple-fasnily cJwellings, locJgese hotels, fracfional fee clubs, tisneshares,
lodge dwelling unifs, restauranfs, officesm skiee- services, lighf industrial
acfivifies, and cosnmercial establishments in e� clusfered, unified developmenf.
Lionshead mixed use 2 district, in accordance with the Lionshead redevelopment master
p�an, is intencieci to ensure aciequate �ight, air, open space anci other amenities appropriate
to the permitted types of buildings and uses and to maintain the desirable qualities of the
zone district by establishing appropriate site development standards. This zone district is
meant to encourage and provide incentives for redevelopment in accordance with the
Lionshead redevelopment master plan.
This zone ciistrict was specifica��y cieve�opeci to provicie incentives for properties to
redevelop. 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 residential floor area, building height, and density over the
previously established zoning in the Lionshead redevelopment master plan study area. The
primary goal of the incentives is to create economic conditions favorable to inducing private
Ever Vail 28
redevelopment consistent with the Lionshead redevelopment master plan. Additionally, the
incentives are created to help finance public, off site, improvements adjacent to
redevelopment projects. Public amenities which will be evaluated with redevelopment
proposals taking advantage of the incentives created herein may include: streetscape
improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway
improvements, anci simi�ar improvements.
The Lionshead Redevelopment Master Plan provides the framework for the Town of Vail to
review this major subdivision application to facilitate the redevelopment of Ever Vail. A
complete analysis of the Lionshead Redevelopment Master Plan is included in a previous section
of this overall document.
The preliminary plat approval of this major subdivision allows Vail Resorts to move forward in
the development of the Ever Vail into the mixed-use hub desired by the Town of Vail and
described by the Lionshead Redevelopment Master Plan.
2. The extent to which the proposed subdivision cornplies with all oF the standards oF
this title, as well as, but not lir�ited to, title 12, "Zoning Regulations", of this
eode, and other pertinent regulations that the planning and environmental
commission deems applicable; and
Our Analysis:
The proposed subdivision complies with all of the Town's codes. Each parcel created by this
subdivision meets the minimum lot area requirements of 10,000 sq. ft. This plat is being
submitted in conjunction with a rezoning request so that the entirety of Parcels 1 and 2 will be
zoned Lionshead Mixed Use-2. The total area of the Ever Vail subdivision is 12.275 acres or
534,697 sq. ft. Of the total area, 10.834 acres is defined as "buildable" or areas not within
the flood-plain or with slopes in excess of 40%. Both parcels being created by the subdivision
will be treated as one parcel for the purposes of zoning and development standards.
Parcel 1:
Parcel 1 is the eastern portion of the Ever Vail site, encompassing the parcels currently platted
as Tracts A and B, South Frontage Road Subdivision (which is to be vacated by the proposed
Ever Vail plat). It also encompasses the current portion of the Frontage Road right-of-way along
this portion. It is 7.322 acres (318,949sq. ft.). Approximately 6.3% of Parcel 1 consists of
slopes in excess of 40% (20,196 sq. ft.) and 9,574 sq. ft. are with in the floodplain. Subtracting
the total area of the site with slopes in excess of 40% minus the areas in the floodplain
(excluding the areas which overlap) from the total site area leaves a 6.652 acres or 289,737
sq. ft of buildable area. It should be noted that many of the areas current at 40% slope or
greater is a condition created by man with previous grading of the site as far back as the
1800's.
Parcel 2:
Parcel 2 is the western portion of the Ever Vail site, just to the West of Red Sandstone Creek,
and is the current location of the Vail Professional Building and Cascade Crossing (zoned ABD),
along with the portions of the existing Frontage Road along this site. Parcel 2 now includes the
Ever Vail 29
Glen Lyon Office Building site. Parcel 2 is 4.953 acres (215,748 sq. ft.) with 25,589 sq. ft. with
excess of 40% slopes and 9,479 sq. ft. in the floodplain. This equates to a total of 4.1 82 acres
or 182,180 sq. ft. of buildable area. It should be noted that many of the areas current at 40%
slope or greater is a condition created by man with previous grading of the site as far back as
the 1800's.
3. The extent ta which the proposed subdivision presents a harmonious, convenient,
workable relationship among land uses consistent with municipal debeloprnent
objectibes; and
Our Analysis:
Ever Vail provides a unique opportunity for redevelopment. The existing uses in the area vary
from office uses to more industrial uses. The proximity of the site to both the ski mountain and
Gore Creek creates remarkable opportunities to capitalize on these assets, while providing uses
and services that the Town desires and needs. The relocation of the S. Frontage Road furthers
these opportunities by creating a site that can fit these uses while minimizing impacts to adjacent
properties. Moving the S. Frontage Road to a location along side I-70 consolidates these major
thoroughfares, thus minimizing the effects of traffic on nearby properties and provides a more
efficient vehicular corridor. The proposed uses within Evervail are consistent with municipal
objectives and present a unique development opportunity within the Vail community.
�. The extent of the eFfects on the future debeloprnent of the surrounding area; and
Our Analysis:
The proposed subdivision will allow for uses consistent with the zoning on the property and
compatible with the surrounding area. The subdivision allows for the redevelopment of a
Brownfield area (the former gas station site and the Vail Maintenance yard) that will have a
positive effect on the surrounding area. The subdivision further allows for improvements and
enhancements to Red Sandstone Creek, allowing for it to become an even greater amenity to
the Town of Vail while preserving and repairing the riparian area. Direct neighbors to Ever Vail
include the following:
• East: Vail Spa is currently a multi-family residential project, with limited office uses
included. It is currently zoned Lionshead Mixed Use - 1, which allows for development
consistent with the uses proposed at Ever Vail.
• West: The Glen Lyon neighborhood, including the Cascade Resort, is the nearest
neighbors to the west and is separated by significant distance (right-of-way and stream
tract). Future development and redevelopment in this area will likely be enhanced by the
proposed development occurring at Ever Vail, including the new gondola.
• South: The ERWSD building is the nearest neighbor to the south, along with the stream
tract and Tract K. Vail Resorts continues to work with the ERWSD to ensure that all of
their concerns are addressed.
Ever Vail 30
• North: Ever Vail will generally be bound by the relocated South Frontage Road and I-70
right-of-way to the north.
5. The extent te which the proposed subdibision is located and designed to avoid
creating spatial patterns that cause inefficiencies in the delibery of public
services, or require duplication or premature extension of public facilities, or
result in a'°leapfrag" pattern of development; and
Our Analysis:
The major subdivision is necessary to facilitate the redevelopment of the Ever Vail area. As a
result, this subdivision is highly efficient as public utilities already exist in the site. Because Ever
Vail is a redevelopment project, it does not result in a"leapfrog" pattern of development. The
project is more consistent with in-fill development patterns. It is taking an existing, underutilized
area and redeveloping it to a better use. The realignment of the S. Frontage Road will allow
vehicular traffic to flow more efficiently through the area.
6. The extent to which the utility lines are sized to serve the planned ultimate
population of the serbice area to avoid future land disruption to upgrade
undersized lines; and
Our Analysis:
High capacity utility lines already exist in the area and since this area was already considered in
the master planning of the area, proper planning of utility capacity was already undertaken.
Any impacts to the utilities will be mitigated by Vail Resorts Development Company.
7. The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole; and
Our Analysis:
The re-alignment of the S. Frontage Road will allow for development to occur in a more logical
pattern, along with consolidating and minimizing the impacts of the traffic associated with the S.
Frontage Road and I-70. The alignment of the S. Frontage Road parallel to I-70 has been
successful in other parts of Town and allows for an efficient flow of traffic.
In addition, the properties in the Ever Vail area are a mix of unplatted, metes and bounds legal
descriptions and platted lots. The proposed subdivision will allow this area to be developed in a
more orderly pattern.
The subdivision is one step in the overall process to allow for the redevelopment of the West
Lionshead area into Ever Vail. The subdivision allows for the provision of public parking, a new
ski lift and mixed-use hub for the Vail community. The applicant believes that this redevelopment
serves the best interest of the community as a whole.
�. The extent to which the proposed subdivision results in adberse or beneficial
impacts on the natural environment, including, but not lirnited to, Water quality,
Ever Vail 31
air quality, noise, vegetation, riparian corridors, hillsides and other desirable
natural features;
Our Analysis:
This major subdivision request will not result in adverse impacts on the natural environment. The
site is currently developed with commercial uses and quasi-industrial uses on the site. All
development proposals on the site will be completed with the utmost concern for the protection
of the natural environment in the area, as we consider natural areas amenities to the guests of
Ever Vail. As other included applications indicate, we are hoping to improve the riparian
characteristics of Red Sandstone Creek, which borders the property to the east of the Vail
Professional Building. The applicant hopes to make the creek a great asset to the area and to
do so, will ensure that there are no adverse impacts to the natural environment. As stated
previously, the project is in the LEED-ND Pilot Program, details of which can be found in another
section of this submittal.
Ever Vail 32
V. Rezonin
A. Introduction �o the Rezoning Request
Vail Resorts is submitting a request for a rezoning from ABD to LMU-2 for Parcel 2, created by the
Ever Vail Subdivision. The site is currently zoned Arterial Business District and is the site of the Vail
Professional Building and Cascade Crossing, located at 953 and 1031 Frontage Road. With the
addition of the Glen Lyon Office Building site, Vail Resorts is also requesting that this site be
rezoned from SDD #4 to Lionshead Mixed Use - 2. In addition, Vail Resorts is also requesting to
zone the portion of the S. Frontage Road right-of-way, which is currently unzoned, to LMU-2. The
end result will be the entirety of the Ever Vail Subdivision zoned Lionshead Mixed Use - 2. The
majority of the site is already zoned Lionshead Mixed Use - 2, including the Vail Maintenance
Facility and the old gas station site (see below).
Existing Zoning Conditions:
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Proposed Zoning Conditions:
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Ever Vail 33
B. Review Crsteria for a Rezoning Request
1. The extent to which the zone district amendment is consistent With all the
applicable elements of the adopted goals, objectives and policies outlined in the
Vail comprehensive plan and is cempatible with the development objectives of the
toWn; and
Our Analysis:
The Lionshead Redevelopment Master Plan provides the framework for the Town of Vail to
review this rezoning request from Arterial Business District to Lionshead Mixed Use-2, including
the zoning of the Frontage Road right-of-way. Recently, the Town of Vail approved the inclusion
of the Glen Lyon Office Building into the Lionshead Redevelopment Master Plan. The rezoning
of these properties furthers the adopted goals and policies of the Lionshead Redevelopment
Master Plan. A complete analysis of the Lionshead Redevelopment Master Plan in included in a
previous section of this submittal.
2. The extent to which the zone district amendrnent is suitable with the existing and
potential land uses on the site and existing and potential surrounding land uses
as set aut in the town's adopted planning docurnents; and
Our Analysis:
The Lionshead Redevelopment Master Plan indicates these properties to be a part of the West
Lionshead mixed-use development. The property to the east, which includes the current
maintenance facility, is currently zoned Lionshead Mixed Use - 2. The proposed site is
bounded by I-70 to the North. The re-alignment of the Frontage Road will allow this area to
become one cohesive development and the zoning of Lionshead Mixed Use - 2 to the property
is more suitable than the current zoning designations.
In addition, the rezoning is suitable with the surrounding land uses:
• East: Vail Spa is currently a multi-family residential project, with limited office uses included.
It is currently zoned Lionshead Mixed Use - 1, which allows for development consistent with
the uses proposed at Ever Vail.
• West: The Glen Lyon neighborhood, including the Cascade Resort are the nearest neighbors
to the west, is separated by significant distance (right-of-way and stream tract). Future
development and redevelopment in this area will likely be enhanced by the proposed
development occurring at Ever Vail, including the new gondola.
• South: The ERWSD building, is the nearest neighbor to the south. Vail Resorts continues to
work with the ERWSD to ensure that all of their concerns are addressed.
• North: Ever Vail is generally bounded by the relocated South Frontage Road and I-70 right-
of-way to the north.
Ever Vail 34
3. The extent to Which the zone district amendment presents a harmonious,
convenient, Workable relationship among land uses consistent With municipal
development objectives; and
Our Analysis:
The rezoning of these properties to Lionshead Mixed Use - 2 will allow for a more harmonious,
convenient, and workable relationship in the proposed redevelopment of the West Lionshead
area. Cascade Crossing and the Vail Professional Building are the only properties zoned
Arterial Business District in the Town of Vail. The Glen Lyon Office Building is substantially
physically separated from the remainder of SDD #4. Rezoning them to Lionshead Mixed Use -
2 allows for redevelopment which meets the town's development objectives as outlined in the
Lionshead Redevelopment Master Plan, Zoning Regulations, Vail 20/20, etc.
�. The extent to which the zane district arnendment probides for the growth of an
orderly viable comrnunity and does not constitute spot zoning as the amendment
serves the best interests of the comrnunity as a whole; and
Our Analysis:
As the adjacent area to the east is zoned Lionshead Mixed Use - 2 and this area is part of the
Lionshead Redevelopment Master Plan study area, it is clear that this does not constitute a spot
zoning. This amendment will help to allow the redevelopment of the West Lionshead area into a
mixed use hub, serving the needs of guests and residents alike.
5. The extent to which the zane district amendment results in adberse or beneficial
irnpacts on the natural environrnent, including, but not limited to, Water qualitp,
air quality, noise, vegetation, riparian corridors, hillsides and ather desirable
natural features; and
Our Analysis:
This rezoning request will not result in adverse impacts on the natural environment. The site is
currently developed with commercial uses on the site. All development proposals on the site will
be completed with the utmost concern for the protection of the natural environment in the area,
as we consider it an amenity to the guests of West Lionshead. As future applications will
indicate, Vail Resorts is hoping to improve the riparian characteristics of Red Sandstone Creek,
which borders the property to the east of the Vail Professional Building. Vail Resorts hopes to
make the creek a great asset to the area and to do so, we will ensure that there are no adverse
impacts to the natural environment. An Environmental Impact Report has been submitted with
this application to provide further clarification on this criterion.
6. Ti�e extent to Wi�ici� ti�e zone district amendrnent is consistent Witi� ti�e purpose
statement of the proposed zone district; and
Our Analysis:
The purpose statement of the Lionshead Mixed Use -2 Zone District is as follows:
Ever Vail 35
The Lionshead mixed use 2 district is intended to provide sites for a mixture of multiple-
family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units,
restaurants, offices, skier services, light industrial activities, and commercial establishments
in a clustered, unified development. Lionshead mixed use 2 district, in accordance with the
Lionshead redevelopment master plan, 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 desirable qua�ities of the zone ciistrict by estab�ishing appropriate site
development standards. This zone district is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead redevelopment master plan.
This zone ciistrict was specifically developed to provicie incentives for properties to
redevelop. 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 residential floor area, building height, and density over the
previously established zoning in the Lionshead redevelopment master plan study area. The
primary goal of the incentives is to create economic conditions favorable to inducing private
redevelopment consistent with the Lionshead redevelopment master plan. Additionally, the
incentives are created to help finance public, off site, improvements adjacent to
redevelopment projects. Public amenities which will be evaluated with redevelopment
proposals taking advantage of the incentives created herein may include: streetscape
improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway
improvements, anci simi�ar improvements.
The application of Lionshead Mixed Use - 2 to this site, as part of the Lionshead Redevelopment
Master Plan study area, is consistent with the above purpose statement. The rezoning will
further the goals of the Town of Vail, and ensure consistency with the Lionshead Mixed Use - 2
Zone District.
7. The extent to which the zone district amendment demonstrates how conditions
have chmnged since the zoning designation of the subject property was adopted
and is no longer approprimte; and
Our Analysis:
The Arterial Business Zone District was originally adopted in 1982. At the time, the entire Vail
Valley was a different place. The population of the entire county in 1980 was just under
15,000. Today, it's estimated to be over 50,000. Beaver Creek Mountain opened in 1980.
The Lionshead Parking Structure was completed in 1980. The Vail Professional Building was
constructed in 1985, and Cascade Crossing was constructed in 1990. Twenty-five years ago,
the idea of a"billion dollar" renewal of Vail was unfathomable. Arterial Business District was
not a zone district applied to a property which would be envisioned to become a mixed use
hub, with a parking structure and ski lift. The ABD Zone District is primarily a zone district
intended for strip mall development. This site is no longer appropriate for this out-dated form of
development. Furthermore, the designation of the Glen Lyon Office Building as part of SDD #4
is no longer appropriate for the site. Due to the physical separation from the remainder of SDD
#4, and its proximity to Ever Vail, a zoning designation of Lionshead Mixed Use - 2 is more
appropriate so that the entire site can be planned as one development site.
Ever Vail 36
VI. Text Amendment
A. Introductson to Text Amendenent
Section 12-1-19 is requested to be amended to include the Ever Vail Subdivision to be within the
Core Area Parking Requirements. Specifically, this section would be amended as follows (text to be
deleted is indicated in strike-through; text to be added is indicated in bolal):
12-10-19: CORE AREAS IDENTIFIED:
Tables 1 and 2(core area parking maps I� and II, e�na� 161 respectively, attached to the
ordinance codified herein, and available for inspection in the office of the town clerk) shall
be used to identify properties within Vail's commercial core areas for parking purposes.
In addition to the text amendment, the following map will be included in the amendment (final map
to be coordinated with Town Staff):
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Core Area Parking Map III
Ever �/ail
Commercial Core Area
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Recognizing Ever Vail as a mixed-use development and as an additional Village of Vail, the Core
Area parking requirements are more applicable for the following reasons:
• Availability of public parking in close proximity;
• People accessing residential and retail and skiing are only making a single trip and need
only one parking space or less (mixed use);
• Destination skiers do not always have a car and are shuttled to hotels/residence;
• Availability of share car;
• Gondola access to the mountain;
• Access to in town shuttle and other bus routes.
Ever Vail 37
One of the recommendations of the planning process associated with the Lionshead Redevelopment
Master Plan was to look at the parking requirements of the Vail Village and Lionshead areas to
study the Town's parking requirements and the needs of these areas. During the summer of 1999,
the Town hired the firm of Felsburg, Holt & Ullevig to conduct an in-depth analysis of parking
generation in Vail's commercial core areas. The primary purpose of the study was to determine the
influence of external factors (mixed uses, transit/pedestrian trips, hourly variations in business
activity) on parking generation. In 2000, the Town adopted the Core Area Parking Requirements
for certain areas of Town - Vail Village and Lionshead.
At the time, the redevelopment of West Lionshead into Ever Vail was not a consideration. Ever Vail
will be a mixed use development, emphasizing alternative means of transportation, and an
extension of the Lionshead Area.
Including Ever Vail in the Core Area Parking Requirements is not an across the board reduction in
parking requirements. For some uses, the parking requirements are actually more stringent. The
Core Area Parking Requirements reflect what historically has occurred in the core areas and more
accurately reflect the needs of the core areas.
Unlike all other properties with in Lionshead, Ever Vail is saddled with parking requirements beyond
those of the Town Code. The Lionshead Redevelopment Master Plan recommends an additional
400 publicly available skier parking spaces to be located within Ever Vail. In addition, in
conformance with the Lionshead Redevelopment Master Plan, Ever Vail will be the site to
accommodate the replacement parking for the North Day Lot and the West Day Lot, which is an
additional 310 parking spaces. As a result, a total additional obligation of 710 parking spaces are
provided beyond the code requirements of 798 spaces, for a sum total of 1508 parking spaces. As
currently designed, Ever Vail will include a total of 1551 parking spaces. The following table
breaks down the parking as proposed (using Core Area Parking Requirements):
Use Code Requirement or Public or Private Total Spaces
Other Obli ation Provided
Residential Code Requirement Private 489.3
Commercial Code Requirement Public 308.2
Skier Parking Other Obligation Public 400
Replacement Parking Other Obligation Quasi-public 310
TOTAL (Code Requirement + Obligation): 1,507.5
TOTAL PROVIDED: 1,551 spaces
Ever Vail 38
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B. Review Crsteria for a Text Amendment
The Town of Vail Zoning Regulations provide the criteria for review of a text amendment. For the
purposes of this application, each criterion will be addressed below:
1. The extent to Which the text amendment furthers the general and specific
purposes of the zoning regulations; and
Our Analysis:
The Town of Vail Zoning Regulations, in Section 12-1-2: Purpose, describes the general
purpose of the regulations as follows:
12-1-2: PURPOSE:
A. General: These regulations are enacted for the purpose of promoting the health,
safety, morals, and general welfare of the town, and to promote the coordinated
and harmonious development of the town in a manner that will conserve and
enhance its natural environment and its established character as a resort and
resicientia� community of high qua�ity.
Section 12-1-2 also provides the specific purposes of the regulations as follows:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and
other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to
�essen congestion in the streets.
4. To promote aciequate anci appropriate�y �ocateci off street parking anci �oaciing
facilities.
5. To conserve and maintain established community qualities and economic values.
6. To encourage a harmonious, convenient, workable relationship among land uses,
consistent with municipa� cieve�opment objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable
natural features.
10. To assure aciequate open space, recreation opportunities, anci other amenities
and facilities conducive to desired living quarters.
1 1. To otherwise provide for the growth of an orderly and viable community.
In addition, Section 12-10-1 of the Zoning Regulations provides the purpose of the Parking
and Loading Chapter:
12-10-1: PURPOSE:
In order to alleviate progressively or to prevent traffic congestion and shortage of on
street parking areas, off street parking and loading facilities shall be provided
Ever Vail 40
incicienta� to new structures, en�argements of existing structures or a conversion to a
new use which requires additional parking under this chapter. The number of
parking spaces and loading berths prescribed in this chapter shall be in proportion
to the need for such facilities created by the particular type of use. Off street parking
and loading areas are to be designed, maintained and operated in a manner that
will ensure their usefulness, protect the public safety, and, where appropriate,
insulate surrounding land uses from their impact. In certain districts, all or a portion
of the parking spaces prescribed by this chapter are required to be within the main
building in order to avoid or to minimize the adverse visual impact of large
concentrations or exposeci parking anci of separate garage or carport structures.
While many of the purpose statements are not necessarily applicable to this particular code
amendment, it is important to note that it does further many of them. Including Ever Vail into
the core area for parking requirements means that the parking provided will more
adequately meet the demand. This demand has been established by numerous studies
completed by the Town. Parking will almost entirely be provided below-grade or in
structured parking, minimizing the visual and aesthetic impacts of parking. Most importantly,
this amendment promotes adequate and appropriately located off street parking facilities.
2. The extent to which the text amendment would better implement and better
aehiebe the applicable elements oF the adopted goals, objectives, and policies
outlined in the Vail comprehensibe plan and is eornpatible with the
development objeetives of the town; and
Our Analysis:
A complete analysis of the Lionshead Redevelopment Master Plan has been included in a
previous section of this submittal document and provides support for this amendment.
3. The extent to Which the text amendment demonstrates haW conditions habe
substantially changed since the adoption of the subject regulation and how the
existing regulation is no longer apprapriate or is inapplicable; and
Our Analysis:
While this text amendment is considered independent of the other applications submitted for
Ever Vail, it is necessary to consider the development as a whole to understand why the
Core Area Parking Requirements are more applicable to this site. The Core Area Parking
Requirements as codified today were reviewed and adopted in 1999 and 2000,
immediately following the adoption of the Lionshead Redevelopment Master Plan in 1998.
While it was understood that the West Lionshead area was likely to redevelop in some
manner, the properties were owned by a number of different entities, and it was not thought
that this area would be under single ownership and could be developed in a more
comprehensive manner. More importantly, neither a ski lift, nor a public parking structure
were considered for this site at the time of adoption.
In the nearly 10 years since the adoption of the Lionshead Redevelopment Master Plan and
the Core Area Parking Requirements, many factors have changed. In conjunction with the
Ever Vail 41
Ever Vail Parking Structure, Vail Resorts is planning many transit uses on-site, which will
allow in-town buses and the ECO Bus system to provide service to this site. Finally, Vail
Resorts is moving forward with the LEED for Neighborhood Development certification
process. To be certified, Ever Vail will be a multi-modal transit community, where all forms of
transportation will be encouraged and, in some cases, mandated. The intent is to maximize
public transit to the site and the proposal includes:
• Bus drop-off/pick up on the east side of the site.
• Skier drop-off spaces on the east side, along with substantial short-term drop-off
spaces in the west side parking structure to accommodate DEVO drop-off.
• Extensive connections to Town pedestrian and bicycle networks.
• Hotel shuttle drop-off and pick-up locations onsite.
�. The extent to which the text arnendment provides a harmonious, convenient,
workable relationship among land use regulations eonsistent with municipal
debeloprnent objectibes; and
Our Analysis:
The proposal to include Ever Vail in the Core Area parking requirements furthers the Town's
goals of providing parking adequate to serve the uses of the development. In addition, the
amendment allows for additional parking to be provided for the public, rather than allocated
for private use. Maximizing public parking is a stated goal of the Town of Vail.
5. Such other factors and criteria the planning and enbironmental cammission
and/or council deem applicable to the proposed text arnendment.
Our Analysis:
Not applicable.
Ever Vail 42
VII. Conditional dJse Permits
A. Introductson of �he Conalitional Use Permits
We are submitting a request for conditional use permits to allow for the following uses:
• Private parking structure (including transit facilities)
• Maintenance Facility
• Gondola
These uses are all conditional uses listed in the Lionshead Mixed Use - 2 Zone District. A
conditional use is further regulations by Chapter 16, Conditional Use Permits, Vail Town Code. The
purpose of this chapter is as follows:
12-16-1: PURPOSE; LIMITATIONS:
In order to provide the flexibility necessary to achieve the objectives of this title, specified
uses are permitted in certain districts subject to the granting of a conditional use permit.
Because of their unusual or special characteristics, conditional uses require review and
eva�uation so that they may be �ocateci proper�y with respect to the purposes of this tit�e
and with respect to their effects on surrounciing properties. The review process prescribeci in
this chapter is intended to assure compatibility and harmonious development between
conciitiona� uses anci surrounciing properties anci the town at �arge. Uses �isteci as
conditional uses in the various districts may be permitted subject to such conditions and
limitations as the town may prescribe to ensure that the location and operation of the
conditional uses will be in accordance with development objectives of the town and will not
be detrimental to other uses or properties. Where conditions cannot be devised to achieve
these objectives, applications for conditional use permits shall be denied.
B. Review Crsteria for a Condstsonal Use Perens�
1. Relationship and impact of the use on development objectives of the
toWn.
Our Analysis:
To be the Premier Mountain Resort Community...
We share this vision with the Town of Vail. It is our intent to further this vision through the
addition of world-class facilities in Ever Vail.
This vision is further supported by stated development objectives of the Town of Vail. The
purpose statement of the Lionshead Mixed Use-2 Zone District states:
The Lionshead mixed use 2 district is intended to provide sites for a mixture of
multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge
Ever Vail 43
dwelling units, restaurants, offices, skier services, light industrial activities, and
commercial establishments in a clustered, unified development. Lionshead mixed use
2 district, in accordance with the Lionshead redevelopment master plan, is intended
to ensure aciequate �ight, air, open space anci other amenities appropriate to the
permitted types of buildings and uses and to maintain the desirable qualities of the
zone district by establishing appropriate site cieve�opment standards. This zone
district is meant to encourage and provide incentives for redevelopment in
accordance with the Lionshead redevelopment master plan.
This zone ciistrict was specifically developed to provicie incentives for properties to
redevelop. 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 residential floor area, building height, and
density over the previously established zoning in the Lionshead redevelopment
master plan study area. The primary goal of the incentives is to create economic
conditions favorable to inducing private redevelopment consistent with the Lionshead
redevelopment master plan. Additionally, the incentives are created to help finance
public, off site, improvements adjacent to redevelopment projects. Public amenities
which will be evaluated with redevelopment proposals taking advantage of the
incentives created herein may include: streetscape improvements, pedestrian/bicycle
access, public plaza redevelopment, public art, roadway improvements, and similar
improvements.
The Lionshead Redevelopment Master Plan provides the framework for the Town of Vail to
review the conditional use permit applications. This LRMP is discussed in a previous section
of this document and should be referenced in support of this section. Each of the conditional
uses proposed are specifically identified in the LRMP as priorities for this site. These uses are
consistent with the development objectives of the Town of Vail.
2. EfFect oF the use on light and mir, distribution of population, transportation
Fmcilities, utilities, schools, parks mnd recreation facilities, and other public
Fmcilities e�nd public facilities needs.
Our Analysis:
The addition of the public/private parking structure will have positive effects on the above
criteria. The addition of a new portal onto the ski mountain will serve to disperse skiers,
allowing additional choices for their point of entry onto the mountain, as the study of skier
distribution indicates (see study under separate cover). The new gondola and the parking
structure are integral in the ability to serve the population by providing both a new lift and
the parking necessary to serve the new lift. In addition, this will help to alleviate congestion
in lift lines in the Village and Lionshead, by providing skiers with an additional choice to park
to access the mountain as well as substantially reducing parking which occurs on the
Frontage Road. The maintenance facility is completely subterranean and is a much needed
improvement to an outdated facility.
Ever Vail 44
3. Effect upon traffic, With particular reference to congestion, automotive and
pedestrian safety and conbenience, traffic flow and control, access,
maneuberability, and removal of snow from the streets and parking areas.
Our Analysis:
We are working with CDOT in the re-alignment of the Frontage Road and CDOT is very
supportive of the proposed re-alignment. In addition, we are providing several transit stops
to serve the parking and the overall West Lionshead area. The ski lift will be in close
proximity to the proposed parking structure, allowing for skiers to safely walk from the
parking structure to the proposed ski lift. Having a gondola to service the skiers parked in
the public parking structure allows for less impact on the Town's transportation system. In
addition, with Mountain Operations below grade, there is no impact of the snow cats on the
public road system.
�. EfFect upon the character of the area in whic
located, including the scale and bulk of the
surrounding uses.
h the proposed use is to be
proposed use in relation to
Our Analysis:
The proposed parking structure is an integral part of the proposed mixed-use hub that Ever
Vail is envisioned to become. The maintenance facility will be completely subterranean and
have no impact to surround uses, which is a substantial improvement over the existing
facility.
Ever Vail 45
VIII. Major Exterior Alteration
A. Introduction �o the /Vlajor Exterior Al�eration
In the Lionshead Mixed Use - 2 Zone District, a Major Exterior Alteration is required for the
following types of projects:
12-71-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
Review Required: The construction of a new building or the alteration of an existing building
shall be reviewed by the design review board in accordance with chapter 11 of this title.
However, any project which ae�ds e�da�ifione�l dwelling unifs, accosnmoe�afion units,
fre�ctional fee club unifs, fimeshae-e unifs, any projecf which e�dcJs more than
one thousancJ (1,OOOj square feet of commercie�l floor area or common spe�ce,
or any project which has substantial off site impacts (as determined by the administrator)
shall be reviewed by the planning and environmental commission as a major exterior
alteration in accordance with this chapter and section 12-3-6 of this title. Any project which
requires a conditional use permit shall also obtain approval of the planning and
environmental commission in accordance with chapter 16 of this title. Complete applications
for major exterior alterations shall be submitted in accordance with administrative schedules
developed by the department of community development for planning and environmental
commission and design review board review.
B. Review Crsteria for the /Vlajor Exterior Alteratson
The Lionshead Mixed Use-2 Zone District does not supply criteria for review as in the case of a
Special Development District. However, it does offer a description of the "compliance burden".
12-71-8: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the evidence before
the planning and environmental commission and the design review board that the proposed
exterior a�teration or new cieve�opment is in comp�iance with the purposes of the
Lionshea� mixee� use 2 e�isttict, that the proposa� is consistent with e�pplicable
elements of fhe Lions�tea� redevelopsnenf ine�ster plan and that the proposal does
not otherwise have a significant negative effect on the c�tate�cte►- of fhe neighborhood,
and that the proposal substantially complies with ofhet e�pplicable e�esnenfs of fhe
Ve�il cosnpe-ehensive ple�n.
1. Purpose of the LMU-2 Zone District
Our Analysis:
The Lionshead Mixed Use 2 zone district was created in 1999, as the implementation
phase of the Lionshead Redevelopment Master Plan. It intended to create incentives
for properties to redevelop. The purpose of the LMU-2 zone district is as follows:
The Lionshead mixed use 2 district is intended to provide sites for a mixture of
multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares,
Ever Vail 46
lodge dwelling units, restaurants, offices, skier services, light industrial
activities, and commercial establishments in a clustered, unified development.
Lionshead mixed use 2 district, in accordance with the Lionshead
redevelopment master plan, is intended to ensure adequate light, air, open
space anci other amenities appropriate to the permitteci types of buildings
and uses and to maintain the desirable qualities of the zone district by
estab�ishing appropriate site cieve�opment standards. This zone ciistrict is
meant to encourage and provide incentives for redevelopment in accordance
with the Lionshead redevelopment master plan.
This zone district was specifically developed to provide incentives for
properties to redevelop. The u�timate goa� 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 residential
floor area, building height, and density over the previously established
zoning in the Lionshead redevelopment master plan study area. The primary
goal of the incentives is to create economic conditions favorable to inducing
private redevelopment consistent with the Lionshead redevelopment master
plan. Additionally, the incentives are created to help finance public, off site,
improvements adjacent to redevelopment projects. Public amenities which will
be evaluated with redevelopment proposals taking advantage of the
incentives created herein may include: streetscape improvements,
pedestrian/bicycle access, public plaza redevelopment, public art, roadway
improvements, anci simi�ar improvements.
All the uses proposed at Ever Vail are listed in the Lionshead Mixed Use - 2 Zone
District as permitted or conditional uses. As stated in the purpose statement and as a
stated goal of Ever Vail, the goal is "to create an economically vibrant lodging,
housing, and commercial core area." The redevelopment of West Lionshead into
Ever Vail is consistent with the purpose of the Lionshead Mixed Use - 2 Zone District.
2. Lionshemd Redevelopment Master Plan Compliance
Our Analysis:
A complete analysis of Ever Vail's compliance with the Lionshead Redevelopment
Master Plan has been provided in a separate section of this submittal document and
should be referenced with respect to this section.
3. Character of the Neighborhood
Our Analysis:
The existing uses in the West Lionshead area could be considered light industrial -
the VR maintenance facility, old gas station, and the ERWSD treatment facility. While
the maintenance facility will remain at Ever Vail, the facility will be relocated to an
underground location, greatly improving the character of the neighborhood.
Ever Vail 47
Direct neighbors to Ever Vail include the following:
• East: Vail Spa is currently a multi-family residential project, with limited office uses
included. It is currently zoned Lionshead Mixed Use - 1, which allows for
development consistent with the uses proposed at Ever Vail.
• West: The Glen Lyon neighborhood, including the Cascade Resort are the
nearest neighbors to the west, and other than the Glen Lyon Office building, is
separated by significant distance (right-of-way and stream tract). Future
development and redevelopment in this area will likely be enhanced by the
proposed development occurring at Ever Vail, including the new gondola.
• South: The ERWSD building is the nearest neighbor to the south. Vail Resorts
continues to work with the ERWSD to ensure that all of their concerns are
addressed.
• North: Ever Vail will generally be bound by the relocated South Frontage Road
and I-70 right-of-way to the north.
The proposed development at Ever Vail will vastly improve the character of the
neighborhood. The existing strip mall development will be eliminated, and a new
sustainable, economically vibrant, and aesthetically pleasing development will
replace it.
Existing Conditions:
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�. Other Applicable Elements of the Vail Comprehensive Plan
Our Analysis:
The Lionshead Redevelopment Master Plan has been covered in depth in previous
sections of this submittal and is incorporated here by reference. The Vail Land Use
Plan, which was originally adopted in 1986, also includes goals that are applicable
to this project.
Ever Vail 48
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial, and recreational uses to serve both
the visitor anci the permanent resicient.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
2.1 The community should emphasize its role as a destination resort while
accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders should
work together to improve facilities for day skiers.
5.3 Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with
appropriate restrictions.
5.4 Residential growth should keep pace with the market place demands for a full
range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
Now over 30 years old, the Town of Vail Land Use Plan is outdated in general, but many of
the concepts of the plan are applicable to development today.
Ever Vail 49
IX. Site Coverage Variance
A. Introduction �o the Site Coverage Variance
In 1999, when the Lionshead Redevelopment Master Plan was written, it clearly stated that
underground improvements did not count towards site coverage. A subsequent amendment to the
definition of site coverage in the zoning regulations added underground improvements to the
calculation of site coverage. The definition from the Zoning Code is as follows:
SITE COVERAGE: The ratio of the total building area of a site to the total area of a site,
expresseci as a percentage. For the purposes of calculating site coverage, "bui�ciing area of
a site" sha�� mean that portion of a site occupieci by any bui�ciing, carport, porte-cochere,
arcade, and covered or roofed walkway constructed at, i�e�ow, or above grade as
measured from the exterior face of the sheathing of the perimeter walls or supporting
columns. For the purposes of this definition, a balcony or deck projecting from a higher
elevation may extend over a lower balcony, deck or walkway, and in such case the higher
balcony or deck shall not be deemed a roof or covering for the lower balcony, deck or
walkway. In addition to the above, building area shall also include any portion of a roof
overhang, eaves, or covered stair, covered deck, covered porch, covered terrace or
covered patio that extends more than four feet (4') from the exterior face of the perimeter
building walls or supporting columns.
Following an issue with the Landmark's request for a site coverage variance, the Town amended the
Lionshead Redevelopment Master Plan, removing the statement that "Below grade development
is not counted as site coverage". It is clear from the original Master Plan language that below
grade improvements were not to be included in the calculation of site coverage, specifically to allow
parking to be located in below-grade structures and to maximize the number of parking spaces to
be constructed. This definition of site coverage has not been applied uniformly to projects since the
amendment. However in some cases, the Town staff has required variances from this requirement.
In the Lionshead Mixed Use - 2 Zone District, site coverage is limited to 70% of site area, or in the
case of Ever Vail, site coverage is limited to 374,288 sq. ft. As proposed, Ever Vail will exceed this
limitation by 36,712 sq. ft., or a total of 77% site coverage. However, when reviewing site
coverage as originally intended by looking only at above grade improvements, the site coverage of
Ever Vail is 47% or 254,135 sq.ft., well below the 70% limitation. As a result, a site coverage
variance is requested to allow for site coverage to exceed 70% (below grade only.)
The most significant reason for the variance is the added direction by the Town to include 400 skier
parking spaces onsite to address both the overflow parking that occurs on the Frontage Road as
well as the gondola needs. But for this requirement, there would be no need for the site coverage
variance.
B. Review Crsteria for Revsew
Before acting on a variance application, the planning and environmental commission shall consider
the following factors with respect to the requested variance:
Ever Vail 50
1. The relationship of the requested variance to other existing or potential
uses and structures in the vicinity.
Our Analysis
Direct neighbors to Ever Vail include the following:
• East: Vail Spa is currently a multi-family residential project, with limited office uses
included. It is currently zoned Lionshead Mixed Use - 1, which allows for
development consistent with the uses proposed at Ever Vail.
• West: The Glen Lyon neighborhood, including the Cascade Resort are the
nearest neighbors to the west, and other than the Glen Lyon Office building, is
separated by significant distance (right-of-way and stream tract). Future
development and redevelopment in this area will likely be enhanced by the
proposed development occurring at Ever Vail, including the new gondola.
• South: The ERWSD building is the nearest neighbor to the south. Vail Resorts
continues to work with the ERWSD to ensure that all of their concerns are
addressed.
• North: Ever Vail will generally be bound by the relocated South Frontage Road
and I-70 right-of-way to the north.
Because the site coverage variance is for underground improvements only, it is
important to list the uses proposed underground:
• Vail Mountain Operations
• Loading and Delivery
• Parking
These uses are proposed to be located underground because of the undesirable
impacts of having them located above-grade. Locating the uses below-grade
minimizes the impacts these uses will have on adjacent properties.
Section 12-71-16, Parking and Loading, Vail Town Code, requires that "at least one-
half the required parking shall be located with the main building" for sites such as
Ever Vail in the Lionshead Mixed Use 2 Zone District. Additionally, Section 4.8.d of
the Lionshead Redevelopment Master Plan recommends that "Parking should be
visually inconspicuous. Parking should be structured below ground whenever
possible". To meet the parking requirements of the Town's zoning regulations and
the goals of the Town's master plans Vail Resorts is proposing to construct the
majority of the new parking below grade.
Until the January 2006 adoption of Town code amendments clarifying the definition
of site coverage, below grade parking structures were not interpreted by the Town as
Ever Vail 51
site coverage. Because the variance is for underground improvements only, there is
no significant negative impact on adjacent uses or structures in the vicinity.
2. The degree to which relief from the strict or literal interpretation and
enfarcement of a specified regulation is necessary to achieve
campatibility and uniformity of treatment arnong sites in the vicinity, or
to attain the objectives af this title Without grant of special privilege.
Our Analysis
Approval of the proposed site coverage variance will allow Vail Resorts to construct
a below grade parking structure in conformance with the intent and goals of both the
Town's zoning regulations and the Lionshead Redevelopment Master Plan. Recently,
a similar variance was approved to allow for the parking structure at the Landmark.
As a result, this variance is necessary to achieve compatibility and uniform treatment
of sites in the vicinity, and the approval of this request is not a grant of special
privilege.
3. The effect of the requested bariance on light and air, distributian of
population, transportation and traffic facilities, public facilities and
utilities, and public safety.
Our Analysis
Unlike the case of the Landmark noted above, this site coverage variance is
necessary to provide adequate public facilities, specifically the additional parking
proposed by Vail Resorts and recommended by the Lionshead Redevelopment
Master Plan. Over 45% of the parking provided in Ever Vail is above and beyond
the requirements of the Town Code. Vail Resorts recognizes their obligation to
provide additional parking, but the result of that obligation is to provide public
parking far beyond the requirements of the uses located on-site. The least impactful
method of providing this parking is to provide it below grade.
�. Such other factars and criteria as the cammission deems applicable ta
the proposed variance.
Our Analysis
The site coverage variance is only necessary for the below-grade improvements. The
above-grade site coverage is well below the 70% requirement. In addition, the
project complies with the landscape area requirements.
Ever Vail 52
X. Housing Plan
I. CALCULATION METHOD
A. Existing Conditions
Site Existin S . ft.
Cascade Crossing
Retail 8,584 sq. ft.
Restaurant 1,479 sq. ft.
Office 1,020 sq. ft.
Vail Professional Building
Office 17,987 sq. ft.
Retail 1,938
Vail BP
Retail 3,374 sq. ft.
Glen Lyon Office Building
Office 10,829 sq. ft.
COMMERCIAL DEVELOPMENT: Any development that includes uses such as
business offices, professional offices, accommodation units, general retail, grocery,
liquor and convenience, recreational amenity, real estate offices, conference facilities,
health clubs, eating and drinking establishments, service oriented businesses, or
similar uses.
RESIDENTIAL DEVELOPMENT: A development that includes at least one dwelling
unit, including single-family dwellings, two-family dwellings, multiple family dwellings,
fractional fee club units, lodge dwelling units, attached accommodation units, and
timeshare units.
B. Net New Cor��,erc�al Debelop�,eflt For Ever �/ail
Retail 52,620 sq. ft.
Restaurant 14,292 sq. ft.
Spa 20,370 sq. ft.
Office 33,600 sq. ft.
Skier Service/VRD 15,590 sq. ft.
Conference 8,996 sq. ft.
Hotel 120 rooms
Total Commercial Linkage Requirements: 75.13 employees
C. Net New Residential Development for Ever Vail
Residential Development Increase = Inclusionary Zoning
Ever Vail 53
Inclusionary Zoning requirement = 10 percent of net new residential sq. ft.
Ne� �lew GRFA 534,400 sq. ft.
Gene�atio�u R�tes (10% of net new)
SF re uire� 53,440 s. ft.
D. Mitigation Method
Commercial Linkage - The total employee housing requirement is to house 75.13
employees for the commercial linkage requirement. This will be partially
accomplished through the construction of rental, deed-restricted, dorm-style employee
housing. A total of 14 units, with 16,776 sq. ft. will fulfill 91 % of the commercial
linkage requirement. Currently, the intent is that all of employee housing for the
commercial linkage requirement will be rental units. The remainder will be fulfilled
through the purchase of off-site units.
Inclusionary - The total employee housing requirement is 53,440 sq. ft. for the
inclusionary requirement. This will be partially fulfilled through the 34 for-sale, deed
restricted units proposed on-site. Approximately 41,080 sq. ft. will be provided, or
approximately 76% of the total inclusionary requirement. The remainder will be
fulfilled through the purchase of off-site units.
2. PLANS
A dimensioned site plan and architectural floor plan that demonstrates compliance with
Section 12-24-3, Building Requirements.
See submitted plans
3. LOT SIZE
The average lot size of the proposed EHUs and the average lot size of other dwelling units
in the commercial development or redevelopment.
Not App�icab�e
�. SCHEDULES
A timeline for the provision of any off-site EHUs.
Deed restrictions for off-site units will be provided prior to TCO of the project.
5. OFF-SITE dJNITS
A proposal for the provision of any off-site EHUs shall include a brief statement explaining
the basis of the proposal.
The app�icant is proposing to meet more than the requireci 50% of emp�oyee housing on-
site; providing 80% of the requirement on-site. The remaining requirement will be met off-
site, as is allowed by the Town Code. Providing off-site units will afford a benefit to the
Town of Vail, as it will immediately have employee units in place.
Ever Vail 54
6. OFF-SITE CONVEYANCE REQdJEST
A request for an off-site conveyance shall include a brief statement explaining the basis for
the request.
Not App�icab�e
7. FEES-IN-LIEU
A proposal to
proposal.
pay fees-in-lieu shall include a brief statement explaining the basis of the
There will be no fee-in-lieu.
�. WRITTEN NARRATIVE
A written narrative explaining how the employee housing plan meets the purposes of the
Chapter and complies with the Town's Comprehensive Plan.
A. Chapter 12-24-1 The purpose of Chapter 12-24-1 is as follows:
The purpose of this Chapter is to ensure that new residential development and
redevelopment in the Town of Vail provide for a reasonable amount of employee
housing to mitigate the impact on emp�oyee housing causeci by such resicientia�
development and redevelopment.
Chapter 12-23-1: The purpose of Chapter 12-23-1 is as follows:
The purpose of this chapter is to ensure that new commercial development and
redevelopment in the town provide for a reasonable amount of employee housing to
mitigate the impact on emp�oyee housing causeci by such commercia� cieve�opment
and redevelopment.
As indicated, the applicant is proposing to meet approximately 80% of the employee
housing requirement on-site, exceeding the Town's minimum requirement of 50%. It is
the intent of Vail Resorts that Ever Vail is a vibrant community within the Town, with a mix
of residents. With the mix of unit types, and both for-sale and rental housing, Ever Vail
will be providing for employee housing at a variety of income levels, mitigating the
impact of both residential and commercial development. In addition to meeting the
Town's requirements, Vail Resorts will be restricting the occupancy of some of the
employee units to lower income residents by using County AMI standards for
affordability.
B. Lionshead Redevelopment IVlaster Plan. Ever Vail was recently included in to the
Lionshead Redevelopment Master Plan study area. The following is taken from Chapter
4 of the Lionshead Redevelopment Master Plan:
Ever Vail 55
4.9 Housing
Recent community surveys anci grass-roots p�anning efforts such as Vai�
Tomorrow have identified the lack of locals' housing as the most critical issue
facing the Vai� community. Ear�y in the Lionsheaci master p�anning process,
west Lionsheaci was icientifieci as an opportunity area to imp�ement some of
the community's housing goa�s, particu�ar�y re�ating to emp�oyee housing.
These opportunities and associated issues are outlined below.
4.9.1 No Net Loss of Employee Housing
Ground rule number five of the master plan states that there shall be
no net loss of employee housing in Lionshead as redevelopment
occurs.
4.9.2 Visual Issues
The financial realities of affordable housing often require cost
reciucing measures, genera��y invo�ving the qua�ity of cietai�ing,
p�anning, anci architectural design. Given the strong ciesire to make
these housing projects feasible, it is recommended that some latitude
be granted to affordable housing developers. However, it is also
important that financia� rea�ities not be useci as an excuse to prociuce
unsight�y, poor�y ciesigneci, substandard products. Employee housing
does not need to match the architectural sophistication of a five star
resort cieve�opment, but it cioes neeci to be gooci qua�ity construction
and design. Rivers Edge in Avon is a gooci examp�e of an attractive
yet afforciab�e emp�oyee housing project.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goals in Lionshead is through
policy based requirements such as the employee generation ordinance
currently being pursued by the Vail Town Council. As required by a
future ordinance, all development and redevelopment projects, as a
prerequisite to project approva�, shou�ci provicie housing for
employees generated and to the extent possible this housing should
be located in the Lionshead area.
At the time of the adoption of the Lionshead Redevelopment Master Plan, the practice of the
Town of Vail was to require mitigation of the employees generated by a project. Neither the
Town nor the Lionshead Redevelopment Master Plan ever anticipated the current
requirements. As result, the employee housing provided by the Ever Vail development
clearly exceeds the expectations of the Lionshead Redevelopment Master Plan and is
therefore in compliance.
The Town Vail Land Use Plan offers the following goals with regard to employee housing:
Ever Vail 56
5.3 Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with
appropriate restrictions.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
Ever Vail complies with these statements from the Town of Vail Land Use Plan. Specifically,
integrating the employee housing at Ever Vail into the project allows for employee housing
to be slope-side and near their employment.
Ever Vail 57
XI. Adjacent Addresses
210312109003
GLEN LYON OFFICE BUILDING
C/O ANDREW D. NORRIS
1000 S FRONTAGE RD W STE 200
VAIL, CO 81657
210312100005 000934 FRONTAGE RD
VAIL CORPORATION
PO BOX 959
AVON, CO 8 1 62 0-0959
210312100004 001031 FRONTAGE RD
SOHO DEVELOPMENT LLC
950 17TH ST STE 1600
DENVER, CO 80202
210312100002 000953 FRONTAGE RD
SOHO DEVELOPMENT LLC
950 17TH ST STE 1600
DENVER, CO 80202
210312124001 000923 FRONTAGE RD W
VAIL CORP
PO BOX 7
VAIL, CO 81658
210312100010
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
210312109004 SUB:GLEN LYON SUBDIVISION
LOT:39-2
ROBERT J. ROSEN 2005 QPRT
NANCY ROSEN 2005 QPRT
1 127 LAKE AVE
GREENWICH, CT 06831
210312109005 009345 FRONTAGE RD
HAGOPIAN & PENNINGTON,LLC
C/O BRENTWOOD ASSOC & T.M. PENNINGTON
1 1 150 SANTA MONICA BLVD 1200
LOS ANGELES, CA 90025
210312109002
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
210107200001
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
210107216001 000846 FOREST RD
EAGLE RIVER WATER & SANITATION DIST
846 FOREST RD
VAIL, CO 81657
210107200001
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
210107218002
TOWN OF VAIL
75 S FRONTAGE RD W
VAIL, CO 81657
210107218001
TOWN OF VAIL
75 S FRONTAGE RD W
VAIL, CO 81657
210107217004 000825 FOREST RD
GORE CREEK PLACE LLC
PO BOX 7
VAIL, CO 81658
210107217002 000728 LIONSHEAD CIR
VAIL CORP
PO BOX 7
VAIL, CO 81658
000710 LIONSHEAD CIR
VAIL SPA CONDOMINIUM ASSOC
710 W LIONSHEAD CIR
VAIL, CO 81657
DANN PETER - Registered Agent
PO BOX 5480
AVON, CO 81620
001000 LIONS RIDGE LOOP
VAIL RUN RESORT COMMUNITY
1000 LIONS RIDGE LOOP
VAIL, CO 81657
Ever Vail 58
William I Fleischer - Registered Agent
1000 LIONSRIDGE LOOP
VAIL, CO 81657
210107217002
RCR Vail LLC
PO Box 959
Avon, CO 81620
210107222004
ACCP INVESTMENT I LLC
1 1270 LONGWATER CHASE CT
FT MYERS, FL 33908
210107222003
3 GCP INC
AV CHAPULTEPEC 18
MEXICO DF 06640
MEXICO
2103-014-01-068
TELLEEN, DANIEL E.
122 E MEADOW DR
VAIL, CO 81657
2101-063-03-015
JOSEPH O. BROUGHTON TESTAMENTARY TRUST
240 ASH ST
DENVER, CO 80220
2101-063-03-016
BROUGHTON, JOSEPH O., JR & LINDA K.
240 ASH ST
DENVER, CO 80220
2101-063-03-014
RICHARD E. & MARTHA GRIFFITH DEAN TRUST,
RICHARD E. & MARTHA GRIFFITH DEAN TRUSTEES
PO BOX 970
TONGANOXIE, KS 66086
210107222002
MARK GREENHILL REV TRUST - ELIZABETH GREENHILL SIMBA RUN CONDOMINIUM ASSOCIATION
REV TRUST - MARK GREENHILL FAMILY Farrow Hitt
DESCENDANTS TRUST 1 100 N FRONTAGE RD
153 SHERIDAN RD VAIL, CO 81657
WINNETKA, IL 60093
210107222001
CAREY, ROBERT B.
6912 E HUMMINGBIRD LN
PARADISE VALLEY, AZ 85253
210107222007
SHARE SYNDICATE XIII LLC
C/O JANE IVY
PO BOX 51 1
VAIL, CO 81658
210107222008
JANICE SAUVAGE TRUST NO 1
8650 W TROPICANA AVE 208
LAS VEGAS, NV 89147
210107222006
SCHICIANO, KENNETH
43 HIGHGATE RD
WELLESLEY, MA 02481
210107222005
5 GCP INC
AV CHAPULTEPEC 18 COL DOCTORES
MEXICO DF
MEXICO
BREAKAWAY WEST ASSOCIATION
L.G.Johnson
P.O. Box 1743
VAIL, CO 81658
SANDSTONE 70 CONDOMINIUM ASSOCIATION,
INC.
Vail Tax & Accounting, Inc.
BOX 5940
AVON, CO 81620
SANDSTONE 70 CONDOMINIUM ASSOCIATION,
INC.
PO BOX 1679
AVON, CO 81620
CDOT
4201 E. ARKANSAS AVENUE
DENVER, CO 80222
MAURIELLO PLANNING GROUP, LLC
POST OFFICE BOX 1 127
AVON, CO 81620
Ever Vail 59
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�E�vA�NOU�
7�3: P�anning and Environmer�tal C�mmissic�n
FRDM: Communiry Developrnent
�ATE: Apri� 1 Q, 2�Ofl
SU€3J�CT: A req�es# fnr a fi�!a! r�:view ofi the 7ow� o� V�ii's Gore Area Paricing Rnalysis and
�ro�vsed amendme��s to C�a{�ler � 2-� 0. 7own of VaiC Cod�.
Planner: Brent Wilson
Appli�ant: Tawrt of Vai1
i. BACKGRDUND AND DESGRiPT�vN DF THE RE(�UEST
PE� Update: On Marci� �7`h, the PEC cc�nce�tually r��i�wed th� praposed am��drnenis
to t'�� Town's park�ng ret�uiations and directed sta�f to pursue the iollawin� chang�s to
the par�cing requirem�nts schedule:
� A chanCe in r�sta�rant parking calcuiatian ffam �number af seats" t� "seating ffvor
area." This way, restaurants woutd n�i be discvuraged �rvm pr�viding �arge wai�i�[� or
iobby areas. Sia;f believes the amount of kit�he� area ar�d sta€� a rest�urant
� contains,��m{�I�ys is c�mmensurate with t�� �iz� ❑i its seatir7� area. There#ar�, we
believe "seating ffnar ar��" to be a sirnp�e, e#fecii�� technique fvr calcLil�ting
resta�r�nt pari�ing. Addition��ly, staff is recammendinc� a"minimum parki�g s�ace"
requiremerat to Ct�v�r r�staurani5 #hat may nDt h�ve any seannt� fipvr �rea �i.e. Tac4
B�il �xpr�ss}. ThP recoir�men�ed par!kirxg requiremen[ for restaurants has t���n
amended to reftect the PEC's req��esis.
• A char7ge in meetin� roomlconferenc� sp�ce parking 4rc�m "nurr�ber of seats" io
"saa�ing ffoar area.° 7he �arking requirement i�as not �hanged sinc� the last PEC
r7�eeting, but the mett�od of ��Icuiatian I��,s been char�g�d ta "�eatirrg flaar area" to
remaFn Gansis�ent with the other us�s id�ntified ir� the aff-Street ParicSng and L�adinq
cade.
T}�e ��C directed staff to purs�e incre�s�n� the �arking �equirement for residential
c���ominiums w�thin the core are�s. P�C prapas�d mainiaining a parking
req�,irement ❑f 2 spaces�'iani€ for eacf� cpnd4. This is our current par�Cing requfrement
for unit� betwe�r� 5��-� .999 square leet. T�is represer�ls a 3Q`3'm incrQase ove� t�e
consui[ar�t's recommendation f�r units within the camme��iaf cvres.
Attachment C
Pa�� 1 aC �
:'�y'Al1.:L7,11'A �Ei V[:A5'C71v Til'F:[:' 41 F.4f D,i�L}qsI'RK[ ;[ ��;;ti:;.iH?E:
'��� �
mWrrn�°Y�GL%
HistoN af th� oro�vsal �
[3Vring th� siammer mf i ag9, the yawn hired the frm of Fels�urg, Holt � lJllevig to
canduct a�► in-de�th analysis af �arking ge�eratiar� in Vail`s cornmercial c�re areas. TY�e
primar-y purpQSe ❑f the sEudy w�s tn determine #he influ�nce af ex#erna! €ac:ars {rnixed
uses, 'ransitlpeciestrian trips, hourl� �aria#iv�s in business �ctivity} ❑n parking
�eneratian. Currenk�y, the Tvwn's parkir�g �eCUl�tians c3v nat ac�QUnt for tE��se factvrs
anc� assass par#cing requirements atri�t�y by land use type and square footag�, �ive^
the inability of mar�y praperti�s irt Vasl Vilfage and Lionshead t� provide or�-siie �arlcing
and the Tawn's �17,�17 �Er s�ace parking pay-in-lieu fe�, staff r�alized a need ta
praduc� a more reaiiskic assessm�;r�t af �aricing generation in Fhes� areas.
Qver the past few manths, the cnnsultant �xamined data involvin� a numh�r of factars
inf�uencing parkir�g generation in V�il, Skier �isits, parking s�ru�te�re #ransactivr�s, land
use^ per squar� foo#, �arlcing turnr�ver ratia� �4engf� of stay�, and fraf�ic {aui�mob�ie,
transit �nd pedestriany �urts v�ere reEerence�# and inc4rporated inta a modef. This
mod�l was us�d to de�t�rmine a more accurate as�essment oi parkin� generation in th�
TQwn's �vmrr�erc's�l �are areas. The consultant's reeammer�datio�ts are ouEiined in
5e�tivn IV o€ titis memarar�dum. it is im�or#��. ti to note thes� recvmmendatipns are
applicabl� �niy tc� thase properties that exhi�it the characieristics outlined aho�� (mixeci
uses, trartsitlped�strian trips, hqurly vari�tions in business ac#i�ity}. Many ar��s of Vaii
�cutsid� Vai! Village and Lionshead} c!� not exhibit #hese c#�aract�ristics �nd it would b�
in�ppropriate ta appiy thes� same rates at oiher IQCa#ior�s. A cvpy o# the Gonsultanf'$
study arld findings has 6��� inc�uded �n yn�r �ac�cei fpr reference.
RDLES QF THE R�VlEWING BC�ARDS
PEanniny and Environm�nta� Comrxtissivn:
Acfi�n: The PEC rs advrsQry to fhe Town Courrcil.
The P�C shaii re�iew t�te praposa! for and rn�k� a recomrriendation to the Tawn
Cauncii vn the Campatibility of the prapasec! #ext cha�ges fo� c�nsister�cy wifh the Vail
Cvrnprehensi�e P1�ns and impact on the gener�l we�fare of the c�mrnunity.
Staff:
The staff is responsible f�r er�suring khat afl su�rnittai requirernents are pro�ided. The
staff aci�vises th� applic�nt as to car�pli�nce with the Zoning arrd Su�diWisian
�{�gulabnn5.
S��N �r�vides analyses a�d recammenda�io�s to t�e P�L �nd Town Cnuri�ii on ar�y t�xt
pro�osal.
T�wn C�uncil:
Ac#rnn: ihe Tawn Cour�cil is resporr�ible �or frna! ap,praval/denraf on coc�
amer+dments.
7"h� iow� C�uncif shall re�isv+r a�es apprv�e ihe pro�asai based ❑r� the cr�mpaiibifity of
t�� prop�secf text �hanges for cflnsistency with the V2�il C�mpreh�r�si�e P#ans ar�d
irnpact on #he gener�a! welf�re of th� c�rnmunity.
P:tgt 2 uf 5
�:li' V l;AY[)N Ftif'F[;'.'�f k::�SUS'•Uty�}'RKGC �hf 3.1]L.7[:
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D�siqn Re��ew Baard:
Action: The DRB has I+IQ review au#hvrrfy on cnde amer+dments.
STAFF RECOMMENDATI�hI
Staff r�commends that Ihe P4anning and Environmental �ammission r��ommer�d
�ppro�al af the prvp�s�d �ode am�ndments to th� Vail Town Cpuncil, pursuant ta the
fallowing findings:
i. That the proposed cod� arr�endments fu�ther the Ceveloprr��nt ot�jecti�es af the
Town ai Vail,
2. 7i�a# the pr�a�osed �mendments ar� in keeping with Ihe pur`pos� and intent vF the
Vail Land Use Plan and alt other ap{�licahie master p4anning dQC�arr�ents.
3. Tha# the health, sa�ety, welfare and int�rests af tl�e �amrnuni#y ar� be"tn� met �y tf�e
aCOptiar� and omplem�ntatian af the proposed cod� amendrr�ents.
IV. �Ih1QING5
Th� fallpwing #able is a sumrr:ary �f the consultar�t's and fhe PE�'s re�ommendecf
parking rates fc�r specific uses within the Tawn's commerci�l cor'e areas. A comparison
between the iown's current rates and th� cnnsult,�nt's recammendsd �aies is �isted and
reductionsladditions to parking rat�os ar� list�d where ��piicab�e.
� Tahfe 2. �-- CurreRt �nd 5ugrgested Parking R�tes (Co►r�mercial Core Areas Or�l�r}
�.�nd Use Current Requirem�nt P Consuliant's � PEG's 5�ggesied
Suggested Requirement Requiremerr#
Residential' 2.Q�+ spaceslunit 3.� spaceslunit 2.i1 spac�slt�nit
H�tel"W
Conierence Faciiity
G�:ner�E Retaif"'
C7ffice*�: _.�.
1.� sp�cesluniE
1 sp��e I 3 se�ts
3.33 spa��s 1 KSF
- 4 space5 1 K5F ------
�.7 spacesl�s�it
'� spac� ! 11 seat5
2.3 sp�ces 1 KSF
__...___......��.........._---............_.. _..
2.T spaCes ! KS'F
Q.7 space5lur�st
'I s�ace .� °��S sq. fit. seating
flaar ar�a
2 s�aces I K�F
4 spac�s 1 KSF
ReStaurar�f � space i 8�eats 1 space 1 12 seats 1 space I 25Q sc{. i�. seating
tiaor area; min. of 2 spaces""."'
Bankl�i�ance""* 1 5 spaces 1 K5F 3.7 spaces f K5� 3.7 s�acES 1 I�SF
$ Ass�m�s car� aver�g� unrf size of 5C]�-?,999 squar� fee�. Currerrtly incfuciss iimesfa�res a►rd FFU's.
,.
Assumes an accommodatinn �nif site af at least 600 squar� feet. Curren# raquirgment is �,�3
sp�ceslr�nif, pl�rs D. T sp�ca/e�ch fit]f� square feeF af GRFA, wifh � max.of 1.0 sp�celunrf. For
p�rking purposes, 1im�sharesfFFU's witl6e �onside�ed as RU's.
Involues a change r"rr calculatir�n (rart� net f�aorarea"t� 'grass floor area."
� "'*' 1n�alves a change frQm spacelnumher of sea#s ta spacelseatPng iloor area
•`I�CSF" = 9,L1U0 $q[lalB feet
F�a�;4 3 n1 .5
F:.F4'FitYC}�r' i'F.C'+\SF41f]5'=iU`PRKCC�ii!�.3.i](7C.
�vr Example
Fvr a point of r�ferer�c�, a recently co►zstrEac�Bd �7fC1��'Ct {tn� V�II VIII��� CiUb) 15 5�1�W31 �85�fiI
or� �:cis#ing and the e�ns�itant's pra�os�� �arking sch��ul� a��lica�ili#y.
f�� uired Parkin �vr �9�7 Vail Vii1a e Cl�b Pro vsal
Retail = �,594 sq. ft. - 11.98 park#�g 5pac�s
Office = 94 sq. ft. - 4.3$ parkir�g spaces
Res�ar�rantlCkub = 5,71 l sq. ft. �381 seats} - 4i,64 artcin s a�es
7otai � 50.00 parlcing s�aces
-�7 randfathered s��ces�"`
Grar�d Tatai _____ .�- 33,40�arking_s�ac�s pa�-in-lseu
Nvp�thefic��_R�quirec �arkinc for U�ii �IiHaQe Clut� Un�er C�nsultant's Pro osed Parkin
Sf.�fld2Jfd5
Reia�i -= 3.594 sq. ft. = 8.26 �arking spaces
a�c� = 94 sq. �fi, -- e,2� pa�king spaces
Restauran�JGlu� = 5,717 sc�. ft. �381 seats} - 31.75 �arKinc s�aces
Taiai - 4�.28 �arkir�� spa�es
-27 f qrandfathered s_paces}'
Grand Total i3.�6��iarkin�_spac�s pav-€n-iie�
T�is represenis a differ�nc� oE � 9.�4 pay-in-lieu spaces ar 5353.68D.79 ��ased �n cu�rent pay-
ir�-lieu rates).
Parking A�vail�bil�ty
7"a�le 2 2- Parkinr� Avaifabr'7ity by �.ocation
Lo�a#ionlFype
Pri�ate L.ivns�e�d S�
F'ub�ic Lfonshead Sp�
Private Vaii Vilia�e S
PIJ�IIC �]�i� 1�I���C�� �
Total A�ailable Spa
c�s
paces
ces
# af
5paces
995
�,�oo
�228
���Q
4,723
�ercent af Tatal
21 °.o
2$°/v
���io
G5°IO
100 °�a
About 4�'°.� of the a�aiiabfe parkin� in Vail Viilage ar�d Lior�s'�ead is supplied pri�ateEy. T#�e �asf
majo�ity o# thes� p�iva�ely-�e�� spaces are �eva#�d fQ r�sidentiai uses.
Ys� a ui s
k ���4'l:YYi?ti�•I'L•'��.,M£�iDS'�443:PRKGSiT'�3.I7{]f,
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�. 131SCUS5I�N €TEMS
❑�erail, th� consultant's recomme�ded parking rates sepresent a 31 °/� reduct�on in th� amaunk
of required parkir�g far pri��te uses in Vail Viliage and �.ior�shead cam�ared to a+�r current
r�gUla�ivns.
Tabfe 3.7 -- Curren� �er�us Prapos�d Parkirrg Requiremen�
L.and Use Quantiiy Curre�r# Recvmmende�
Rec�uirement Requiremerrt �
RESid�rlti�l Units 2,148 units 3,222 2,2�5
Retail 151,�75 si 5a4 35'�
Restararant 82,�27 sf 257 ! 18a
�f�E�� �45,�04 sF i 8C1 � 25
8ank ----- 2,45{� 5f � 12 9
k
7ntal Required _�_ 4,i75 Z,90[3 _� --
.L�lF77C�5
As �ep�cted in Tabie 2.�, there are about �,7�3 tvt�l parking spac�s in Va+i Village and
� Lionsh��d. !t is impartant tv note, how���er, ti�at a larg� p�rcentage of these s�acES �47"/oj are
pri��tely-hel� a�d de�otec; primarily to pri��te resi�ential uses. Th�re ase oniy a�aou# 2,5D�
pubiiE pa�icing space� tn t�e care areas to serve day sk�ers and t�teir associafed trip� — wa�h
anather �50 spaces �utside the ccsre ar�as at F�rd P��ic. Any vacant private parking spaces
are assumed tQ be unav�il��l� fnr pubiic �iay sfcier ��rking.
N:��c 3 nf S
f':'J.: V I�RYUiV�=�p EiL:s.�4 f;'.If{7$',.p0�i'RKGr� €;�[3.1x?[:
AP��NOix ��a„
GHAPT�R 10
flFF-STR��T PARKlN� AND L+G)ADtNG SECTt�IV:
Added tex� +s �hawr, in b�Id and urrderlin�d fype; �'elefed fexi rs shawr� ►n s#�k�a�- type
�2-1U-1: Purpos�
��:-10-�: Applie�bility
i z- i 4-3: Exisung Fac�liii�s
� i-� a-4: Additions Qr Changes
' 2-14-�: C�nstructir�� And Maintendnce
12-10-6: P�r€ting; �ff-Sit� Rnd Jvint Facilili�s
�2-1{�-7: Siandards; Ruthority 7a Adjust
� �-10-5: Parking Standar�ss
72-�4-9: Loadir�g SEandards
12-��-14: Par{cing Req�rirem�n#s Sehedule
1�-��-1 �: Parking S�Y�ed�le Applicability
12-70-12_ CredFt F�r Muitiple use Parking Facilities
� 2-1 Q-i 3: �aadin� Requirements Scheduf�
1?-1{1-14: LQa�ing Schedufe Ap�alicabilily
12-1Q-15; Credit For Mulfi{ale-Llse �aading Facifities
12-��3-�f: Exem�tAr�as: P�rking �und Estab�ished
��-1 �-� i: Leasing Qf packi�g Spaces
12-1 �-'i $: Variances
� 2•� �-1: P�1RF05�;
!n drder t� �IleVi�te prcgressivefy or to prevsnt i�affic c��g�stion and shaort�ge ❑f on-stre�t
parki�g aress, vff-street ,�2�rking and iaading facilitie� sY�ai! �e �rov+ced incidental to new
structures, enlargements o€ existirsg structures or a carrversivrz to a new use which requir�s
a�diii�nal �arking unc��r this Chapter. The number of p�ricing sp�c�s and laading b�r�h�s
pr�s�ribed i� this Ch��ter sY�al1 be in pr8pvrticn ta #�e neeci fa� such facilitie� �r�ated t�y the
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L�
parficular type of �s�. Qff-street parking anci lo�di�� areas ar� to b� cfesigned, maintair�ed and �
aperated ir� a manner #hat will ensure t�eir usefu�ness, �rotect the �ublic safety, and, where
� ap�rcap�i�te, insula�e surrau�ding iand uses (ram th�ir �mp�ct. !n cert�in dis#ric#s, all or a partiot�
of :he parking s�aces prescribed by #his C�apt�r are required to �e within the ma+n �uiidir�g in
r�rder to avaid �r #o minimixe #he adverse �isu�l �mpa�t of large cancentratians or exposed
p�rKing �nd a� separaie �arage Qr carport structures. �Cfrc�. 26� 1982} § 1: ard. 195�976} § 7�:
ard. 8� 1573j � 14.1 iJ[3}.
12-'! 0-�; APPLiCA81�.�TY:
Q�-street parki�g and laading space snalf be pro�ided f�ar any new �uilding, for any additi�n vr
enlargerner�t af an existing buiiding or fat any cor�version of us�s which requeres additir�nal
parkir�g under #his GF��pter. �Ord. 26� 1�82} § 2: C3rd. 'i 9�'197�1 § 12: �rdf. 8(1973j � 14.2t�g).
'i2-'t(3-3; E?C1STiNG FAC��.�TIES:
� �ff-street parking and fr�aciir�g �acilities used for aff-strc.,t �aarking ar3d lvading cn the ef#ective
date hereaf shall nat �e reduced in capacity ta less than th� n�mk�er a€ spaces �rescribed in th�s
Chapter, ar reduced in a�ea or num�er tr� less th�n th� minimum standards pr�scribed in this
�hapter. �Drd. �5� 19�2} § 3: �rd. 19� 1976) § 12: orci. 8{ i 973} § 1�.2Ci 1 j.
12-�1 d-�; AC]DITI�NS dR CHANG�S:
For addikior�� ar enl�rgem�nts qf any existing buildi�g or change af use fhat +,vr�uld incr�ase t�e
t��al ��m�aer of parking s�aces required, the additional �aarking s�all be required only for sucn
addifinn�, er�largement c�r change and naf ior �he entir� '�uilding or �se. (Qrd. 19�197�j �?2: Urd.
8�1973} § 14.20�}
�2-1D-5; C�NSTRIlCTfON AND AJEAINTE�ANC�:
� AI� of#�street parking an� la�d;�g facilities requir�d t�y tt�ss �hapte� s�tall be eonstrucied a�d
mairrtained ir� accordane� with tl�e minimum standards for such f�Ci�itiss pres�rit�ed by this
Chapter, and shall be r��intained frea �f accumvlatec! sncw or o#her materiafs pre�entir�g fuEl �
use and accupancy r�t #�e faci�ities in accord�t�ce with ihe int�nt of (his Chapter, �xce�t Far
terr�pvrari� p�riQr�s af shc�rt �ur�tior� in ��ent ❑f heawy ❑r unusual snowfall. (Qrd. $(1973j �
14.3D�}
1�-'I�-6: PARKIN�; QF�-S�TE ANfl JQIN7 FRCI�1TiE5:
A�i parkir�g and ivading fac;=ities rer:a�red by this Ch�pter s'hai! be locaf�d r�n the same s�te as
ti�e use �or whi�� th�;:� ar� res�r�ired, provided that tt�e Town Cau�cil may perrrrii 4ff-site vr jvint�y
used par'king fac;l�ties if io��[�d �Nf�hin ti�ree hunc��e� feQf {3t]0'} oF the use served. t�uthr�rity to
permit af�-site c, ;oint parkrnp fa�ilities sh�il noi extend to par�Cing s�aces requir�cS by this �itlE to
be iacated withir the m�ir� auii�ing on a sit�, �LlI f11r�}I' C7C�Cf1� �O �3�fi{IfiC,� S�`r3CES �i@rR]ft��(� tG ��
�r�enciase�. Priar ,v permittin� off-5i#e or joint par4cin� �acilifies, the C€�uncif shail d�iermine that
the propased iacatian cF the p�r�Cing faciliti�s and th� pros{�ectiVe �peraticn and main#en�nce of �
the faciiiii�� •rvil! f�lfll t�� purpa�es o€ t�is Chapter, wi6l �� as useab[e and c�nvenier�t as parking
facilities located cn t�� sife of th� u�e, and will not caus� tra��� ��ngestian pr a�n unsi�htly
concentrat�an �f �ar€ced �rs_ The Co�ncil may res�caire suc� lega� insins�rrer�ts �s it d�ems
rsecessary to ensurc ur�i�e� Qperatic�n and contr�l o� jaint parking faciiiti�s or t� ensure the
cvr�tin��tinn vf 5uch faci}i#ies, including eW��'ertce [�f Qw��rship,1ang-ierm le�s�, �r eases�rent.
tDr�l. 8j�9T3} § 14.40Q)
12-10-i: STANE7ARDS; AUT�i�RY7Y iD Aa.�USi:
Parkirt� st�n�arc�s shall �e thr�se prvvided in T�ile 14, Ge�elvpm�ni Stan�ards. The sta�dards
5�t C?C!t ICi Tttl� 1� Sh�Ii C1QV$Pn {r}E dE54�f1 �fl� COC7S��tJC:ion �f a11 v�-street park4�g and laading
�aciiit+es, wF�e#h�r required by this Chavter vr pro�ided in addifion to the requiremen#s vf #his -
C�apter. Minoi' ac�justments o� the dim�nsian5 pres�ri�ed in ti�is ChapEer may be authcarized hy �
� the Administrat�r if cc�nsiste!�i wifh generaily tecogniz�d design standa�ds far �ff straet parking
and Ivading #acilifies. {Qrd. St1973} § �E�.St�D�
12-14-9: �.DADING SiANDARQS:
Standards far off stree� 4o�d€ng sha11 be as fallc�ws:
A. LocatiQn� AiF off-street Io�din� �erihs sh�fl be lo�ated Qn the same lot as the us� served,
but not in the r�q�ired front setb�?r.k. Off-s#re�t iaading h�rths shaU b� prvvid�d in
add��iran to requires� ofF stre�t par'king ar�d shalf not k�� lac�ted wiEhir� a�ccessv+a�ys.
B. 5ize: Eac� re�uireu iaading berth shail �e na# less tt��n tw�1Ve feef wide, twenty �ive feet
1vng, and if enclose�f andlvr cov�red, fau�t�en ieet high {i2' x 25' x 14'�. Adequate
tuming �n� rr�aneu�ering spac� shall i�� presvid�d wit�in the tot lines.
C. Rc�ess: Ac�e�sways not less than ten feei (1 Q'} c�r rr�nre than twer�ty ieei (2d'} in width
� shali connect �ff ;�ading berths tv a str�et cr aIley. 5+�c� �ccessways may �oin�i�le ��vith
acc�ssways tb {�arking faciiities. {C3rd. ZFs(1982} § 5: Qrd. 8�1973} fi;4.542j
'��-1 �-1 Q: PARKING REQLiIREMENTS SCHE�I]�E:
4�-street �arking requirem�nts s�a�! be determine� in accordance witF� fhe f�af�owing schedu#e:
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A. T�e fa�la��vir►y sG`�e�ul� �p�fies ta �ro��r#i�s within V�i!`s "C�rnmercia� Cvre Areas" {;:s
defined on the Town oF V�il Carrimer�ial Core Ar�a Par�Cing ZDr�es Map, incorp�rated �y
�eference}.
Use -- --
-- ._ ._ . .
Dwelling �fnit
Accomrnadat�on Uni# - - .^._-----
FEotels with Con�ention F'aciliti�s
� Barrks and Fir�ancial Institutions
r�Eating and Drtnkirsg �stablishments
Hospifals
Medicai and Dentai �fFices
i]ther Prafess�vnal and 6usirtess Dffices
_... . - -- ---.
Quick-Ser�rice Faad 1 Can�es7ience 5tores
�..._... ..
Recreationai Facili#ies, Public �r Privat�
- A#hketiclGym
_.......... _ . _ _ _
; P�rking Requirement i
� .--- -- - .......__._ _ .._ .. _.. _.�
� 1,4 spaces per �+welling unit
= 0.7 spaces per accammada#ian unti .
1
,._.__._....... ..... ......... . . . ._... . . . . . . ._. _. . _ -- - -
, Q.7 s�aces per acGOr'nmod�tion unit, plus
1.� space per 1� seats devated to
�eetinglie�iure seating I
3.7 spaces per �,t}�a gross square f�et
# sl space �er � 2 seats I
1.0 space per patient k�eci �#us � spac� per
15U squ�re feet Qf grnss fEOar area
- -- __ .. ... i
�.7 sp�ces per 1.00tl grcrss square [eei �
_..-._ 2.7 spaces per 1.dD� gross sqi3a�� feet
,
5 soaces per 1,�d0 grass squ�re f�et '
� _... .. .. . .
; Parkinc� requirements to be determined by
iEhe Planning �nd �r�uironm�ntai
� Cvmmission
j� . .. . ........ ........
Parking requirements to �e determined by
� !h� Planning ar�d �nvironnr�ental
' Cammissier�
.._...�___.-- _ _.. .... ...... - -
General Retai! St�res, Perso�a� Servr'sc�s and Re�atr
5nops � 2.3 sp�ces per 7,Oi3Q gra�s squar$ feet
- Furr�tur� Store
� - Art �.�aEiery ..�- - - —� .
- G�acery S�or�
�Meeting Raoms, Con�enti�r� ��ciiifies 1.� s�aGe per 1'# seats
.. . .. _
Movi� 7heaters � 7.0 spaGe per 8�eats
'.Any Use Nat Listeci � Parkirr� requirernents ta be �etermined by
the Piani�ir�g and Environmental �
Commission �
Far tF���urpCSes of ca.�culatin� �arking requirement_s, timest�are units, fr�ctional fe�
uniis, and other #orms a3 +�terval t�►�vnership units are consiclered "accamnno�latinn
uni#s."
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8. T'he following schedule wil} appiy t� �ropertyes outside Vaii's "Commercia� Care Areas"
(as �efin�d on t17� Tawn of Va+l Comm�rcial C�r� Area Par�cir�� Zones Nlap,
incorporated by refer�ncej.
Use
DwelEing Unit
li gros� resider�tiaf flonr area is �D{3 squ�r� feet or I�ss:
fi grass ressdential �oc�r ar�a ;s over 50fl square feet up
ta �,�D{l square feet:
,If grass resides�ti�i f!o❑r ar�a is 2,U04 �quUre feet ar �
mnr� per dwelling uni#:
Accornmadation Unit
BankS ar�d Financial Institutians
�ating and �rinking �stabiishments
Hospitals
�M�dicai and ❑entai �ffices
_.___�—.__. _ �
� 'Ott�er Prc�f�ssicrnal and Business O�ces
❑ui�k-5ervice Food ! Convenien�e Stores
�
ona! Faciiiti�s, Public or Fri�ate
-nt���c►�c.FV�i��
General Retai� Stiares, P�rsn�ai 5ervi�es and Re
Sha�as
- �urniture Store —�
- Art Gallery
- Grocery 5tvre T
Gas 5#atian' —
- Wl�il �Ui0�3lOtIV� S�CViC�
- with s"rt dDwn dining
Thcat�rs, Meet€ng Room�, Can�ention Faciiities
Any lJse IVvt Listed `
Parking Requirement
1.5 5paces per u�it
spaces per dwelling unit;
5 spaGes per dweiling ur�st
D.4 s�aCe per aCcQmmrdation c�n�t, plus 0.'!
spac� per each ��Q square feet ai gross
residenti�i t�oor �rea, wiih a tri�ximum [rf 1,Q
s,�ace per unii
1 space per 2C1D gross square
1 Spa�e per 8 5eats
� spac� per patieni be�, plus 1 space per � 5�
square fee# o� grass �loar asea
------ s space per 2aQ grass sq�are ieet
T7 spac� per 25fl gross s��are #eet
Z.0 space per �ach 2tJ(l square t��i nf gross
flaor area far the #�irst i,£][]0 square feet 41 gross
floor area: 1.4 space per 3�0 square feet ior
grass fEoar area abdve 1,QOa square feet
Parking requirem�nts to he determined by tt�e
Planni�g and �n�sronrnent�l Commissi�n
�.5 spaces per '# ,[}Od gross squar� feet
1 space p�r 30� grass square feet
1.5 spaces per 1,Qa0 gross sq�are feet
1,� spac�s per �,f}0� gro5s squ�re f�e#
?.5 spaces ��r 1,Dfl� gro�s square feet
---------- � ���qcs �er pumP
� space per pump + 3 spac�s per bay�
1 space �er pump + 1 space �er 8 s��1s
� � 3.� s,�ace p�s 8 s�ats
Park,ng requirements t❑ be d�termined by f
Pi;�nning and Environment�l Cosa�mission
*Total vehicle stvrage on sit� may nvt exceed 15U°Io of the mir�imusn required parkinqr
For #�te �urposes af calculatinq��arkirtq rea�uirements. timeshare uniis. fractionai fee
uniis, and cther forms_of inter�a� qwnership units are consi�9ered "accarr�mada#ivn
units." �Grd. 26{iQ82j § 6: drd. 8{1973j §�a.6�� ).
�:�-�0-1�: PARKING SCHEDULE ►4PPLtCABiLf7Y:
�N�e�e fr�etiar��l rev€�fremer�ts re:��l# from app��cativn of the schedule, t�e fractian shali be
r�ised to �he next whoi� t�umber. �C]rt4. 5i7{1978 j� 10}
92-���-12: CR��IT =(]� M���'IP�E USE PARK�NG FACI�1TiES:
A. A��licability: _Thi� sc�t�dUle wiii a��p� to those Arvpe�fies whi�h !ie a�tside the
Tawn's commerciaf core_�as defrned on the Town a# Va�i Gdr►�merciai Core Area Parlcin
wt�ries 1hap, i�cor�orated �v referencel. The �redi# #ar mult�pie uses is not available tv
thQSa �rc��erties utilizinq the �are area pz�rki'n� schedule."
8. M�aiti ie �se Credit 5�hedufe: Wh�re a single paricir�g faGilicy ser�+es more than ane use,
the ta#�I parking requirement fof ail uses may �e reduced in accordar�c� wi#h the follawing
schedule:
Total Requirement
Det�rm�r�ed Per
Seciion i 2-'� Q-? Q
1 tv '1 Da space�
� O1 tv 2Q� spaces
24 � €v 3�0 spaces
301 ta 4�� spar.es
4�1 to 5Q� spac��
5a1 to 60C] spaces
SC} 1 io i00 5pa�es
7Q� to 8QD s�aces
Pe�m3tt�ed R�duc#ian
To Determine Multiple
lJse Par�cinq Requ3rement
Nr� recluctiv�
2.5 ��rcent
5.0 percent
7.5 percent
1 p.0 percent
� 2.5 percent
15.0 p�rcent
17.5 percent
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8�]1 tv 9�}0 spaces
�?0� ta 1,00� spaces
Over 1,�i3t� spaces
�f3.0 percent
�2.5 pescen#
�5.0 percent {Crd. 8{1973} � 14.6�3}
i2-i(1-i3: LC}ADING �EQUfREMENTS SCHEDIJLE:
�ff-s#reet loading requirerri�r�ts shali be det�rmine� in a��ardance with the f�llowing s�hedule
Use
Ladg�s uvitn nvPr 10,0��1 square f�et
fatal floar area, including accessvey
uses within th� :ocfge
Multiple-farniiy dvvellings wif� oVer
20,��'fl square feet �r�ass residentiaC
floor dr��
Professianal a�d business v�ces,
han�s, and �in�ncial institutians with
c�er 1 C7,OOa s��are feek tota6 floor area
Retail stares, pBfSaf1�I SE�tVICLS, repair
s�aps, eati�g ar�d drinkirg �stabfishments
and ai� oth�r c�mmercial ar service �ses
with av�r 2,OQ4 square f�et totai �loar
area
Ar�� �se listed as a�c�ndi#ianal us�
Any use not listed, if such use required
kt�e recurrin� recefpt or distri��tion
of goads or equipmer�t by #ruclt
�Qrd. 8�1973} § 'i4.7'41 }
Laadir�q Req�irerrsent
Qne �oadir�g berth fqr uses u� t�
75,�00 squ�re feet fc��al area,
plus ane adcfitiar�al bert� for e�ch
25,�00 squa�e f�et #otai floor area +n
exc�ss of �5,Q�4 square feet
Dne lc�ading berth for uses up to
1i�a,�pQ square feet gross resid�r�tiai
floor ar�a, plus ane �dditionai b�rth far
each 5Q,(}00 square feet gross
residential fl�or �rea in exc�ss oi
� aa,aao square feet
�ne Eaading berth
C�ne Ioading berth for uses up to
1�, 000 square feet totaf flavr area,
pl�!s ar�e a�ditional �erkh far eaeh
5.000 sr�uarE f��:# tata# �loQr area
in ex�ess of 1�},UC�O squ�re feet
Lc�ading facilities reqt�ir�m�n1 to �e
determir�ed by t�►e Town Cauncil as a
condilian af th� �vnditional use permit,
but not less ti�an the camparable
rec�uiremen# prescrii�ed at�ove
ar+e Iflading berth, pl�s add'ttior�al
berth� prescrik�ed hy the T�wn
Courtci� upon deterrninatipn t�f need
'12-1�-"i4; L�AQiNG S��IEDUL.� APPLlCA81�.1�'Y:
Where fr�ctioral requirernents result from appli�afion �f th� schedule, the fractio� shali be
raised tv the nex# whvie num��r. �qrd. 5Q{1978} § 1 Qj
12-� a-15: CF��DlT FrJR MUL i 1FLE-L1SE ��AQING FAClL17lES:
Where a singie o�f-street laading facility ser�es rrivr� th�n ane use, the nLm6er oF aff�streat
loading berths may be reduc�d i� acc�r�la�ce with the fal{QwinC schedule:
icstak Requirement
C�el�rrnined Per
Sectfan 12-1�-13
7 berth
2 �ert�s
3 berths
4 berths
5 berths
6 berths
7 b�rtf�s
$ berths
� ar mare berths
( Ord. &t 1973} § 14.7D3]
Red�ced
Requir�ment Wit�
Mun Ifit�le IJse
1 �eRh
i ber�h
2 �erths
2 betths
3 bert�s
3 6ert�s
4 t�erkhs
4 berths
5 b�rths
1 Z-� D-9 6: EX�UIPT AR�AS: PARKf �!� FUNO ESTABLISHED -- P�.EASE REFE� TQ
APPENE]IX "A" CJN THE �PARKING PAY-IN-LIE�J" MENI�. f�1D �THER CHA�3GES ARE
PRQPClSE� FaR TH15 C�D� S�CTIQN.
1 Z-? �-'� 7: L�ASING �� F�AR�CING SPACE�:
A. General: iVo awner, occu�ant or buiiti�ng ma�ager, c�r tt�eir respective �g�nt ar
re�pres2�tative, sh�l� Eease, reni, canvey nr restrict the use of any parking sp�ce, spaces
or area tv any persan other than a tenant, occu{��nt or user of tF�e building for w�ict� tt�e
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� space, spaces pr area are r�quired to be pro�i�led by the z4nir�� ordinancr�s or
r�gulations vf the TQw� cxcept �s may �$ s�ecifically praWided in this S+�ctiQn.
8. �Qase Quali�catians; Ap��ication To Le�se: A parks'ng spac�, spaces or a�e�s rnay be
leas�d ay the ❑wner, ac�upar�# or h�ilding manager tt�ereof i� accardance with the
follawing:
1, Any owner, occupan# or buiiding manager w�o awns, o�cupies or manages ten
�14]j or mqre pr���te p�rking sp��es lo�ate� in Cornmetci�l Core 1, Commercia!
�Core 2. C�mrnercia! Core 3, High den�ity MuEtipie-Family, P�bli�
Accammoda�ions, Lianshead Niix�d Use 1, Lianshe�d �rlixed �se 2 or Specia!
❑e�elopmar�t Zvn� Distric#s anti pra+�ides s�ffici�r�t p�rking f�r +ase by employe+es
may apply ta the Administraior of the Town for a permi# to lease parking spaces.
2. AppliG�tion s#�ail be made Qn a�orm pro�i�ed !ay the Admir��siratar' ar�d upQn
� appro�al of the ap{�fir.ation by the Adrninistratpr a lea�ing permit shall be issued
with or without cand'stian as de#�rrr�ined by the Administrator. If the Town stafF
defemnin�s that the lease prvposal r�su�ts in a visual impact ta surraunding
streets flr propetty, th� Acfrninisirafor may conditican tl�e appra�al with a
req�irement thai ihe appiican# install t�ndsca{�ing on the site to impra�e the
�isual a�pearance ef th� parki�g area. If s�id �arivate parking sp�ces are located
on the ctzmmvn area ar grQUnds aC any ccr�daminiurn projeGt> wrttten appro�ai Qf
the can�c��r#nium associa�ion 4if a�y} will be r�quir�d or� this appiication.
3. 7he A�ministr�tor may request t1�at an app�icant conduct a�arking �atilizatiar�
study ko determine the difference ��tween the average capacity o€ the 1ot a�d the
peak day utilEZatiar�, and �uch other infvrmat�on as m�y �e necessary for' the
proper consider�ti�n of th�; applicatian.
� 4. The propased Eease agreement shall be far the period of n�# ��ss t�an t�ne
month �or greater than twelve �� 2) months. When requested, t�e Administraior
may extend the leas� agr�ement far ar� add�tional ivaelVe �'[2} months sa t�ng �s *
the conditi�n� rel�ting to the �arking spaces ha�e not signiti�ntiy �hanged. Any
applicant wishing ior an extensior� to an estat�iishet3lease agreem�r�t, must
subrr�it an ��plic�tion t� fhe A�mir�isfratar no I�ter than rivo {2j weeks prior to the
termi;;aticr� Cf the existing appr�val.
�. Na ��plic�r�t sralf be p�rmiited kc fease rnvre than six#y per�ent {6�%) af the
�ark�ng space� wr,ich �a the diiference ��iween th� averag� capaci#y of the iQt
ar�d t�e ��ak day u'tisza�ian as determined by ihe Adminisirator.
fi. Ne applic�nt w�e is o{aerating a pri��te parking ar�� chart�ing an hour4y fee o�
t�re e�feetiv� d�tG hsreflf shall be el�gibl� for appravai of hi5 or her ar�piication.
+. P�r�Cinc require� fQr any use i� acct�rda�c� with khis 7itfe m�y nat be s�lisfied by
th� !easing of scac� fcom ar��ther persan under the pra�isions af this Sactian.
8. It sl7all be ti�� re�nc�nsibilify of the cwner, occu��n# ar buildit�g mana�ef who h�s �
feased s�aces ta athers to �covide adequate and prnper signs kh�refc�r and to
see that the l�ased 5pac�s are used and vccupied }n accordance with t�� fease
agreement.
9. �L�asirg 3hali �e p�r�i�t�d far shcr�-term parkin� only, and $hall b� prohibited fcr
long-term stor�ge oF ��en�cles b�! irui�iduals or c���parsre5.
iQ. �Car rerrtal agencies m�y lease par�.ing spac�s or�fy ir� the C�C3 Z�r�e Dis#ric:. and
�h��f be limited t❑ � rnaximu�m ❑f ffte�rs (�5) parking s��ces per site. Ea�h site
rrray be �i��w+�c� a rr�aximum o� vn� ��ase iar a�ar rentai agenc��. (C?rd. 3�i99�j §
5: �rd. �47�199"j § �. Ord. 3�{9985} § 1: �rd. 34(197�) �;}
�+
12-1 Q-7 $: VARIANCES:
x ' - � +� - ■ + -
� =�}. Eiar�ances fram the.pro��s�Qns of tt�is chapt�r shall #oitc�w thep�ocedures set forth in
Tit�e 12, Ci�a�ter 17 af tni� Gqcfe.
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ALTERNATIV� PARKING �3,A7iO ANAI.YSfS
FQR TH� VAiL VfL.�.AG� AND �.
E�iONSH�A� CORE A�EAS !N .
VAft. COLORAD�] .
Prepared for;
Town af Vaif
� 5 5out�h Frantage Ra�d
V�il, Colorada 81657
�repared by:
Feisburg HaIY & Ulle�ir,
Gf�er�wood Corporat� Pl�7a
7�51 �. Mapieuvcaca Ave. Ste_ ZGD
Er��iewaoc, Calara�� 8D i 1 7
(::+C3i 7� 7 - i 44�
�r�c�;ne�r: Charles iVl. �ttcic, f'.�.
�rinci�dl; �rr�ald J. l.Jile�iy, P.E.
Rlq��rr��er, 7 u9g
�=HU �?eTerence No. ��- i 37
�; f
TABf�� D� CflNT�NTS
P_ ac�e
EXECUTlVESUf�1MARY .......,......_.......... ..................... i
�. 1NTR�fJUCTIC]N ...............................................1
A, Bacfcgcaund . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. 5tudy Purp�se . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . T
`f. �XlS�kNG CONaITIDNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
�. F�arking Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Landllse ..........................................�...fi
E�E. PARKING STAN�AR�S ........................................ia
Aaa��DUM
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�fST 0� �iGl�[�E5
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Pa�e
� . V iCsr�ity A�la� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ?
�. �arkir:� Transactions �y Manth: Vaii Trans�or;�tion Genter �&
Lionshea� STructures . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . a
3. Vaii Viilaae Core Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. l.ianshead Care Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
L�ST {]F TAg���
1 . P�rking ��ransa�i�ons by Monti-i . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Parking t�y �engt#� of 5tay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . 6
a. Fxisting Land Vses - Vail Viliage And Liansheacf . . . . . . . . . . . . . . . . . . . . . . . . f
4. Aarking RateS . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 �
5. Re�c�mmencied Ccre Area P�rking Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1
6. Calcu�ated Rar[ci�g Re�uirements - Va�i Villagc and LiQnsheacf . . . . . . . . . . . . . . 12
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��{�CUTiVF SUMMARY
Curaently, :h� i C��+rn ai Vai! requires ne:v de��elopme�t a� redeve!oprrent to �ra�ic�e for ��ricing �
hc�S2`.j' 4Fi re�usremEr�ts cQnt�sr�e�i sr= tt�;e 7�wr.`s st�i�dartis. Ti�� cancern has been expressed
that, c�� ta �a�e �r�►#x af :�ses ar��f ine�a! split ct��ract�ris�ics, ir��se stand�rds may nac h�
ap�+i's�3pfe �Nithin ihe Vail V�liage artd �ior�sh��� c�re 2reas. TypicGlly, such cambine� �ard �ases
resuit ;n r�duced t�e�rs�nd far FarkinG, based on:
• Hiaher levels af multf-}��3rpvse tri� makinc�, vrrhare a s�ng{e �ehicle trip is made to
c�rrtpi�re two or me�re tr�p purpases.
■ Tn� proxirszi€y a�ad �ia�ility of afternati�e transpor�atiorr modes.
■ Hourly var+atians in the peak accur�ulatian o€ par€ced ve�icies between diff�r�nt I�nd
��es wE�ict7 tends t❑ reduce the ac�qregate �arking d�mar�u a# the core area.
71i� f�llo�ving re;�c�r, descuments the arraly�icaf y�rvicess usea to de�relo� alternative �aricing
�ener�tiar� raies sp�wific ra tt�e Vai� Village and Liorshead �ore are�s. Tne anaEyses utilized
� 9�8l� 999 sk� season data pro�ide� by t�� To�vn. incl�lcfing cfaily �kier ac,i��ity. parking
transactior�s at both V7C ana 1_ianshead parking siructures, and existing iarsd uses wi�hin the
Vaii Viliage a�d Lionshead core are�s.
�he ok]O�B dai� were suppfemented w'sth a�railakale intarmatio� from the Institute of
�r�,r���ortation �ngineers {ITEj and th� lJrban Land InStit�ste ��1�Ij on shared �arfcing #ar mixed '
use dev�;lopm�nts. A c�mp�Fativ�� evaiva#ion �vvith previa�s transpartation e�gineering efi�rts
sn athef CQEarad� r�sort tr�wns was aEsa ut�#ixe�. �
The resultant par�cirzg rates, doc�ment�d belowv, are intend�d �o �e applieci only c� deveia�ment
oGCUrring wiihin ihe Vaii Viil�ge and Lic�nshead cvre areas; ihe us� af thes� rates in vutiying
areas 4vc�uld undetestimate patentiai p�rking deman�s and couE� exacerbate any existing
�arlcir�g shortages.
F{ecorr�rt�ended Core Area Faricirtg Ra�es
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� !. �NTR(]DUCTI[�N
A. BaGkground
T;ie Tc,wn af Vai! is �n� of Cclar�,,�o's �rer�i�r r}cuncain resar: carrsmun;#ies. �_s7cated ,�iar� 1-
7Q just wes; of t�e Cantir�enta! Di�ic�L, Vai3 �r�vid�s unique y�ar-rounc rec;e�ticn
�cporEuniiies, wit�`s emphvsis on wint�r ski acri�ity. Uail i, one ar Zh� r�ost recpcnix�d
qas�inutioi� :;ki re5ar's iri tf�e state. �cz� has Y�nstetf illiECsla�ipR3t S�Ci CUf1i�3r.L1tP�r15.
Ca� =i1[lUIP1C� �f(31+ViE1� rr;d *I�t oi�sosic:af se?tiny �f V�ii, f�� ve cha�ler:a�d the cerr�muni�y to tievelop
a^� maintain ane of the mos� �rnG�a�i�� as}u� succassft�l r�u�ti-modat, qP�estrian ori�nte�i
ifafl5�[Jfta�IC}fi Sj�S��1��5, TIIP. Va(I CiBRSIE Sl/SiL'lil iS CI�e SBCat�Ci (71USC L!'�IIlZ�d In tf1B 5�3[�, �fl{�
c�nsis�s c�f a coce �rea shuttle coordinated SNIt�7 �JU5 ser�ice to�fras�a ❑utlying areas. Ar�
�x�e:-rs�ve syst�m of pedestriar�l�icycle trails enhar�ces muiti-rnodafisrn wk�il� pra�iding ..
recreatian�f t�#��oriur:ittes. Ce�tra€ parki�g f�cilities �ro��d� �n interf�ce �etween ��i�icular
tra�ef ard pedestrian access ta zhe �are are�s af Vas! '1lillage and Lionshead.
1laii Vif��g� ar.d Linnsl�e�ci 4fe 1�Cated Sa�ith �Jf {-7D �1Qf1� ttl� S�Uih #tanfaC�e fDad, as depicted
ir� Fi�i3re 7. Eac�Fr af ti�ese pedestrian oriented c�rre areas consist� vf a rnix nf resicfer�ii�l,
accainmar��:zio��, evt'nmerci =31reEail, ��d restaurant us�s. At Vaii Village, the Vaii Transporiatior�
Cvnter �VTC} par:�inr� sxructure prc�vicies 1,2�Q parkin�; �+�r these uses, as well as �ar d�y skier5
::urinra t}�� wir7t�r, q 1,3C❑ sp�ce s:r�acture accornmod�tes s'smii�r paricin� needs within
Lir�r�sh�ad.
� B. 5tudy Purpas�
Currentfy, ne�rv de�eir�pment or rEde�e�p�7rraeni vrithin Va;f Villac:e ar�d l�ianshead is assessed
�aaskirc� ir��ac� fees by ti,e Towr� of Vail 'aas�c� ❑n requirernents contair7�d in ti�e Town's
s�andards. Uue to the rriix t�f uses and madai s�iit c�uracter�stics, the concern ?�tas t�eer�
ex�re$sed ti;at tties� st�r�d�r�s r�Qy not !oe applic�bl� in t4�e�� cc�re areas. }n these multi-�se
are:�s. thc concept of "s;�artd" purking rnay pravi�+e afternaii�e siandards, 7y�ically, tvva or
�-znre land use$ i� ciase proxi�nity to each other may sk�ar� ti��: s�me p�rking sup�aly with4ut
r,:�r�flict 4r �nc:n�chmen*. �"his is oft�n �fu� tv �i3e di�f�ren�e in peak �arfcinc,� demand be#w��n
:� �e �ses, fcr exam�le, �3�f�SnC� S�'Jc�COS iJS�d dUiil�� �F1P. d�y �ijr OffiCB WOfkBfS rnay be us�d
dur:r�g ihe e�renir�r ha�irs �y rest�u�arr: patrons. !n addition, refated �and us�s c�n resuit in
m�lti�le-�;urpas� trip ma'.<sng, iri whicil a sincle parking sp�Ge sUtisfies se�eral trip purpases.
Ar� exrmple ot ti�is mia�t E�e a si�,�pping excursian �tiit� �isits to sever�l retail esta�lfshments
�nd � r��t�urunt for lunc'�. �rllith tha ciase proxir�ity af us�s, �h�: ��ehicie �s �arket# once, �nd
'.l�e � �rt�aind�.r of thr: ±ri�s within ?�z� mt:lti-i.,se ar�.a �; e accamplished either ori foar ❑r �ia
;� ar�si;. Simri�r �ar;c;i�� relr3tianstiios �]r?iElJ�:�fl hateis �anc: nerr:�y restat�r�nts i��s aiso i��en
:c;i:��r71r:r�t�� �,
`.7F�nfEC: �3�3f;<lfita [:Df':[.�.'j�45 �i•'F: 'r_i�Jf�tICt3�i� 1S} iTltliil-USC ciC��S 'ldli�'3 iflf.' fO�iG]WIfiL� C�IniSC:CCfISiICS:
• Mix oF uses in c�r�s� c�rox�mity,
• Continuoits pedesTri�rz carnect�r:r,.
• �trana trar�sit e!ement.
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A� bc�;h Vas� Vi!l�:ge �r�c� L�ons,iead exhi�it th�se ch�ract�ris�ic,s, t�z� ��:r�ose of tt�is stuciy is
� TQ 'L�*�Ve�L�� �IT�f'l�BtIVP. �7G; itlRLJ.' g(?;'rr'!'c:ilUfl '�i�'S 5�3EC:T;C tti Chese care areas.
i
Fne anaiyses �±acumen��d in �his repar: are based on 19y8l1 `?�4 ski seasar� data pra�idE� �y
the Tawn, :�cludis�g,
• Ski�:r visits �er d�y.
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• Par',c�rtg transaCtsans ar bath VTC and �+an�t�eact �aricing struciur�s,
• Existir�y 1an� uses �nit�in the Vail Viifage anc! E�ianslieac{ cor� ar��s. .
The a�Sa�P data ,vere S�p�iemented with availab�e infarmation nr� p�rkir�g at�d shareti parking
�ros:� the Instittit� gf Transr�ort3tior� Engineers ana .he tJr�an Land [nstitute. Pre��ious .•
trans�crt�iiar, engine�.ring �ffarts ir� �ther Ca�ora�do rasori tawr�s �rrere also ref�rer�ced.
3
!le EXISTING CQNDlT�OrNS
A. Parking Charac#eristi�s
.As �r��i�u�ly sro?�c�, zf�� VTC struc;��e �on;�in,s 1,2D0 par�;ng spaces [inclutling 18 i-�andica�
s��cesj. �nci t�se L;onsheati strucu�re cor�tains ],3GC3 spaces {inClutiing 1 S handicap spacesi.
Forc ��rk, � slci seas�n ter�iporGrt,+ �arking loc�tion, �ccommadates appraxim�teiy �5fl
�ehicl�s, �ringing :�e total f�rmal pui�lic pacicing supply within Vail to abour 2,7�(7 spaces. In
ac�+itiar� ta this p�.ibiiC parkir�g supply, pri�ate j3u�F�Cifli�] is �ISU p�OViCi�[i Wit�lif3 thE Cof� ��eaS.
Baseti Qn data rrq�ided by Ch� 7awn, t�tie �ri�ate paritinp supply in Vaii Viilage is 1,�28
spaces, witti a95 �ri�ate �ar�:ing spaces +n Linnshead.
Tt�e c�ernand for parking in Vaif varies consid�rably �etw�:er� seasnr�s, witl� the p�ak sici seasan
creating tize highest �cmands. Tt�is dema;�d ':s accamrn�dated tivo�gh a �ariety of pu�lic and
�rtvate par�cing fac;lities. During pealc times, public faci1ities suc�a as the VTC and Lionshead
siructures, as well �s tf�e temqa��ry par#cing ioT ir� Ford Park, �p�raach �apacity. When the
capacity �# these three Cocatior�s is Axcee�ed, a�erfiow paricing occurs �lang khe Frantage
Rnad.
�
A��ila�le ��rking daia #ar the strs��tures at VTC and Livrs�eaa c❑ns�St c�f �h� nurrrf�er of
transacticns e�n�i�ct�� at each Ivcat;on p�r day d�:rinc� tf�c 1 9 9811 999 sf�i seasqn. Facf�
trar�saction r�presents a s�ngle �ehi�fe's st�y �vitt�i�� a p�r�Cing fa�iiity, iat�ie "1 su^�marizes .
these da[a by month.
7ab�e i .
Par'king Tra�sactivns by i�onth
Lacativn P�rlcing Yransactiorss f i� :� .
No�em�er ❑eLerri�er January F��ruary March April
� VTC 10,734 � 53,1 79 ,5,17(3 5?,7�� 6�,147 26,441
L�cr�shcad 7,�67 � 33,5t]5 36,595 34,57G � 41.€344 ��,3� ?
C_ 199�115�9 ski seasc�n data. __ _ _
F:gure 2 graph"scally depiccs the rr�nnthly parking transactior�s fvr both Vi'C anc! �iansf�ead
srructt�res the � 9°F3!1 99u ski s�as�sl. As shawn, parkis�g tra��actions p�aked in Marcn, with
84, i 41 trar,sai;tivns �t th� VTG a��d � 1,8�4 transacti�ns at '_i�ns#�sad. Tt�is ��ak �oinc�des
JVii}? r��e fiiahe�z man�� For s`{ier ?Ci[�r�`tt% �'8SL't� �If'V CJfC]�rfL'��f!/ 5�fS�� V�Si�?ticn uata ir�forrrt�ricn
,:rpvic:���' :7y '"�e � Lsor_.
�
i i�� pcalc s�ci �ay accurred or� Saturcay. �e�-�r�.�ary ? 3, i°9�. Cr, tf�is dat�, ttte VTC recarded
�,Q42 �;arking t�ar�sact�ons, �rr� L,iorZStz�:ad re�arded �,.s94 transactions. Tt7� 1 �th ni�F��st s#�i
d�Y, typic�:ly used ror �iannirsg Qurpa$es ir! �/�i1, occ:�rre�+ on Sunc#ay, F�k�ruary 7. 19°9. Qn �
th'ss cat�, the VTC r�t;�r�eci l,9fi6 �sarking transacticr�s, ana �ior�shead recarded �,35�
?r�nsacLit�r�s. �
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�Ja�, Dec, Jan. Fe�. Mar. Apr.
� 998 i; 95� 5'rCi SEAS��
� LEGrNd
i � = Vc''.!j ��r3i'iS}.Cli1!l�[1 �ie.'!iiEf
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_ �iar�sneaci Figu�'e 2
; Park'tn� T�ansactiqr�s By Month:
;
lia�l Transpor�at�on Cente� � L��nshead 5truct�res
�
irs�l P�iki�qg aanirElas� :3-1�7 9r'3Cf39
C
�iistaric lera?`? oi s�ay tiata fpr p�r�cir.ca �r� :�o:h tit�� V7"C ard �:ensre�c� s:�UCGiJCt35 WnS j3�CV1��C� �
'�y tne Tc7wn, as 5;�mmar�zyc in 7a�le 2.
1"ahle 2.
Parkinc� by Length af 5tay
4oeatinr� A�erage Lergth af Stay in Haurs (i a
�-�.5 1.5-2 2•3 � 3-4 � 4-5 5-6 fi-7 7-$ � 8-9 9-11 11 �
VTC -� 3256 ]OW �5°5 ��"6 E"i"�a 6°,5 7°.5 fi�fi �?°.b 3% 3°.�
L:ansheac 3'I�n 7°/a 1C}?�E � 7`3h 7�i �°.�a 9°4� �$a!a 4� 2°�6 1�
�� Sased on i 59fii T'397 skz seascn daca.
As siiawn, a�proximately 35 percen� of all parki�z� t�ans�r,tians were fnr fengtli af stays of 1.5
hqurs or less. Ty�ica�fy, duratioi�s of 4 hours or �ess wa+�id be primariiy attribuiable to
comm�rcial �ae��loprnent. Day skier parkir�g durat�on wc�uld }�e p�cpec��d to falC within the 4 to
a ilat�r r�nc�e, ancf residentiallaccot°�rrsodation uses woUGci �ccqunt `o� m�st af t'he stays in
�xcess cf 9 hours.
B. Lr�nd Use
The c�re areas of Vai! Vi�lage anc: Lionshe�d �re deptcted in �igures 3 arid 4, r�spec#i�e!y,
Cxistinc� kanc �se dat� within the ccr� areas �.vese provided by tne Tawn of Vaik, as sumnnar"sxed �
ir� Table 3.
Ta�rle 3.
Existing Land Uses - Vai! Viilage And l.ianshead
Land Use V�il Vilia�e �iansheaa .� Tatal
r�esitientiaf;Accr�i-nrnc�datit�n {1 j 1,1 9Q lSr�its 95$ [Jrti#s �, � 4$ Urzits
� Rei�if � _ _.._ -i �3,553 S� E7,�?�2 S� 151,475 5F
R�sta�jrant 5�, 53� SF 23,19 i SF I $2, i 27 5�
, �
Offic�e ��,6�Q SF 22.400 SF 4a,00U SF `
��n� j �.��.a �� 5�� s� � 2.4�a s�
?. 54�e'� �r� L:oservati0ns of t �e 7o�vn, iLsiG�enri�l �lrits, :ruC:i�3nr�1 [a_°Itimesi��ra �
� .1fiITS, cftt� I�CiLI#:q cL"L:�fTifTiS;L'cTiGi L}f74rS F18V8 Slrt!llof �ur,r.tional char�cteristiCS �
wstl�in Fhe Core are�s.
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�ts showr�, �hese ccre are�s cansist ar 4 rnix af rasidenti8[ �r�tf c::mmetci3E u�e5. As �reVi�usfy
� u�s�i:ss�d, suci� i,�rr��i:��;�} !�n� uses resi.lir sr3 hi�h�r ieV�{s of m;��ti-�urpase tri�a mak:r�a, wf;ere
�z 5ir�c,�le �phicle ;�ip is rnace io ccm�iete i�n�o or rnor� trkp �urpos�s. 7i�is res�lts in a redue�d
L:�r��riC for �?arking s�a�e �ro��s wnat m;�17t ve �xpeL.eci i�, areas oF less inr�ns� cfeveEaprne�t.
Tt�GSe r.�r�: �rQa uses are �Ico sn_eri t❑ ge�erate less ci�irtanc� For parlcing tha,� si�nilar uses �n
❑ther ar�as of olaii duu :� th� �rvxirrsity �nd viabiiity �f alterr:�fr�re tCanSpDrt�tinn moCfeS.
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Adoit±enally, f�ouri�i �ariutions ir7 the oealc acc�m�:latios� ai t�arked W�hicles i��t��v�es� diff�rer7t ;
i�nd �ses 'ends to re�uce th� ag�ravate p�rking ciemar�d ai ihe ccre ar�a; �his �henomPnon
ir tes-me� "sh�recf par�ing''. Ti�e Urb�� �and Inski#ute tfJLl� �nd ;#�� Institute oi' Transportatio�
�ngineers (iTE} ��a�e pub!is+-�e� extensi�e duta �rr sh�red pGrkina f�r rnixed !�s� develvpm�i�ts. ,
Thzs canc��pt, in conj�ir�c:rioi� �rr�th tl�e >orgainc c��ta, has be�ci utiliz�d i�a tY��is analysys.
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lil. PAR�CING STANDARDS
�;:e �olfcwing t�bie is a�ornp�rlson af parkinC r�tes fror� vuricus sc:u�rces #ar exis�ing and
pni�nr;a! uses LVi��iii1 rhe core areas ❑f Va�i Villane and Liar�she�d.
Ta'�le 4.
'�arking Rates
_ .. -. Parkinr� Rates �xpre�sed in SpaCes per Urait
�and Use ..'-
- lT� {� y: - - :.. B�eckinri�ge . � greckir�ridge- = Towr� at Il�ii °
. - . - Standards [Zl � Core i31 � (4� =�-;�
R�sid�nFial '1 ,': 31pU 1.51�U i.11�iJ 1.5-2.5idU""
hiatel C).SzlA�3 7.�IAU �.1 l�.lJ 7.�71Ai! Smax�
ConWe�ztiosi Fac.i�Gty G.�°1lAU "* Spec�a! R�vsevU 3, i/KS� 1!8 Seats
General Re�ail 3.23��CS� 2..�1�€5� 1.4iEf5� � 3.33lf�SF
�fiice 2.79iK5� 2.5.►�CSF 1.411CS� 4.4/�5�
Rest�urant {5} � l3.57 Seats 1 i4 Seat� 1!7.14 5eats '3 IS Sea#s
� �3.08iKS� 6,�5r`KSF 3.5il4SF �, � 2�KSF
8anicr'�in�nce �. �3,'KSF 2,�lK5F 1 .9�K5� a.�3lKSF
1. PARKiNG G�NER,�TIdN, 2r�d �ditiQn, InstitL�te o� Tr�nspar:ation En�ineers, 1987.
�. '�awn oi Brscicinridge, Caforada �ff-Street �'ark�rig ardinance,
3. Dcswntow� �reckir�ridg� Nluiti-Use Area F'�rking Ratias, ❑diNNTQV�lN PARKiNG
STU[]Y, �els�urg H❑it & U1€e�ic�, � 995.
� 4. Town of Vait r arking Re��latior�s.
° �. R3t�5 SfiOV�Jfi 3fB }ie� seat a�d �er 1�5�. T�:e KSi= ra�es are b�se� ar� 4O SF per
seat {typical}.
'� L3e�:enc�e�st �n gross square fQntage nf dweiling �anit.
'� " Notel witf� �r�n�Anrion facslity,
Tlie a�p!icability of the curret�E Town of Vail ;�ark;nc requir�m�nts were evalUate�# �5 t�ey
rei �te to the cr]r'e are¢ ��ses:
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i`.�SiC`.+�fiT:�E. "if,'. CLIf•.`£:C�� t:.cf�C',fl�: •?r�UIC4':liE:�2�: i:f2 ?11C:!? �(}( L:C� C 2f�35r i e`3fiGfI1Q �iC}i�"} �.�
spaca� to 2.� sa�c�� per t-?vv�l!ing unit de�rendantYon tlie size nr th� �nit. Mt�we�er,
wsihir� the cGre areas, size or i�e ddve!ling u�ir is 5een ta ha�� minim�a� e#'�ect ar�
parking cl�rr�and; *.hesEa units ��re t'�Ptc�}ly �c4upied t�y a sinsle �ami#y �,rvit� a sin��e
�n�i�:�e, ft is, ;heretare, sucgest�ci th�t the resirientiaE �ark:rg r�quirernent +Nirhin i�se ..
car� areas be re�uced to ;.4 ,p�ces p�r dwAlling unit.
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• E-!Q�cei. i;ie c:�rrsrtt hct�`. p�;rk;ng re��;r�rr:�nts afe 0.� s�ace per acC�rrmocaatior�, p1�s
Q.1 spac:� �ar e�3�ri '�;C s�uar� ie°t r�f fioor area, �vith c� i7i8Xi!"T'�Ur]'� of 1.D s�a�e per
��cUr-�mocatian Unii. Fnr th� �are areas, a re�uirem�r}t of 0.7 space per
� �:ccarr�mo�atiorl us�it is sugges;eG, �reiih r�v ac�usiment �ac tt�re sixe o� t,tie unit. Time
sn�re Gr�d `rraetdonai -�e resi�ent��l ursits •avauid afso o� cra�sidered �s acr.c�rl�modatic�rs
urairs with � p�r�Cing r�quir�me^t of Q.7 s{���c:� per �.irii�. �'or �ote3s +rrit� ca��entiqn
f�ciliti�s, an a�adit�ona! r@quirzment o# ].0 sp�ce �er 1 1 seats is irsdicated tv
accammadcte meQCir� attend��s wha ar� nat sCayirig at t�re hotel.
• Retail. Tt}e r,�rrenT recusrement of 3.33 spaces per 1,0�7U square #eeL tl ,� s�race per
3D+D s:�uare feetl is hir�s far c��� �reas, !a rerfuced �arkiny requireme�t af 2.3 sA�ces
{�Pr 1,QDd sq�:��r� feet is s�aggr,sted for ti�� Vaii Vii�age and Liar�shea� core ar�as.
- Office. T�r� curren� re;�uirement o4 �.0 spaees pe� ?,GGfl sq€�ure #eet (� .C� sp�ce p�r
25C3 scuar� fe�*} �� typical for gener�i �fficc de��lo�amer�ts in suf��Jrban areas ar�d is
h�gh for c�re are�s. It is Sugc�estet� if7at a r���sc�d parkir�� r�qUirer7tent of 2.7 sp�ces
per i,DOG squar� f�ei fs appro�riate for the Vai� Village ar�d Lionshead c�re araas.
• Rest�urartt. Tovvn reg��atior�s curre�tly require �.q spa�e oer 8 seats, based on seating
cao�ciiy or can Suildina C��e accvpar�cy st�'�ndarcls �wF:i�hever is higfi�er}. T4�is parking
rc�uirerrrer�� is gener�lly cQr�sisrent �NStf� rrtie�sured �arking demanrls. Hawe�er. �n
�c�ju5ied parkir�� rP�uirern�i�t of �.C� sp�ce per 12 �eats �s suggested far the l�aii Vi}��ge
.�nd Lionsheari care �reas to k�e corsis#ent �rvsth c�thcr arljustments.
• P�s�k,°`�in�nciai instiiutions. ih� c��rrent requirement a� 5.0 s,���es ��r i,C�C3 square
feet s 1.ti space per �Od square feetl is typicai for standard urb�n tle�eio�men�ts but
hiuh for denser resort areas. A re�iuced ��rkirag req�iremert a# 3,7 s��ces per i3O[}0
� s�u�re f�et is sugc�ested for core �rgas.
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The above �aarking ;�tes, recamrne�nd�c for use in the'�ail V�Ilac�e and Lianshead core areas,
are summarized i� 'f��Es �,
�abfe �.
Recammended Care Are� Parlcing Rates
�,and �lse Parf�ing �ate ' ,
iResiden�ial .. 1,� spac;ew �er ❑Wlellir�r� U�it
���at�l ' Q.7 spaces a�r Accom:r��datian llnit
^UtP.� 1Nliil C4f'tti?f'�tiors ��Ct�lilCS L}.7 saaCes �sr kccamsnociatic�n lJnit. plus 1.p space per
� 1 Seats tiieva�ed to n�eetirigllet:ttir� se�zing
�
` �eneral �;aEaii � �.a s�aces �es i,�G{1 5qesar� FYe:
Office �.7 s�ac�s �er ] ,OqO �c�d�ar� �eet
�estaurant � .D �pacc pe� i 2 S�ars
8arsk?�i�ance 3.7 sp�ccs }�er 1,0�0 Square Feet
' For qurpases o# p�rkira requ�eements, time st-�are anc? iraetional fee units wilt be
cansacere�r as acwomr�npda�ion units.
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i?�e :��a��e �Urkinq rat�s arq i:�ten�e� [o be a�:�lietf anly :o c#�Veloprnerti oc�;�rrin� �vit��in ,!-se
Vasl �lf;lace �;rid L;arstl�G� core ar��s, pr8viot�sly illustrated �rs �ig�srea :s an�f 4. fihe use o� �
.:-s�sE� r�tes in a«tlyi�g art�s wo�lc? �f��t�erestimatr; porents�! parking aemands anc c�uid
�Y:%CFr��i'V currer,t p�fkir�c s,5ort�yes. T'��:5z rates r,vere de�rela�ed bose� on tne density ant�
mrx crf ;;s�s within the�e Yre�s dvitt� �dj�jsirrie�ts to refE�ct socifl-pgiitical �er�eptions in Vaii.
I�s a mP�ns of cnrnparison, *he aggre�ate �:ark�rig requirem�nts �r�ere C�icu�ated far the land
u,�s in �/asl Villaae antf �ior�snead using �oth the rec�mmended cc�re �rea �arkin� ra�es �nd
the current rates fram th� Tr�wn ❑f Vaii regufatians. T�ble 6 svrrsmarizes this comparisar�.
Tab�e 6.
Ca{culate� Parking Requirements - Vail Viliage and Liansheaci
Parking S��ces Required �
�ar�C lJse Qua��tity
� yV C�rrent R�t�s _ ReCommended Rates
��esidEr�ti�iIACCQI�I�'lodaiinn � 2,148 Uni�s 3,2Z�" � ?,235"`
Retail 15 Z.47 5�� 544 � __ 351
Res�aur�rZt 82, � 27 SF' °' 257 � 8�
�]ff��e �5,t3Q0 SF 18D 1 �5
�anlc �,4�fl SF '; 1 Z 9
Total i 4, 3 75 2,9C�fl
�`" Eatimated ��erage rate of 1.5 spac�s per dwef#ing unit.
��" Eszimateci a�erage rate ❑� 1.tY4 spac�s �er dwelEir�g unir.
'_" �stimated 1 seat per 4t] 5F (typi�ali results �n 2,�053 se��$.
it c�rti be seen that, usina if�� re�ornm�nded cor� area rates� t�re combined parking space
requ;r�;;�-ient �or Vmi� Vil3a�t� ant? ! ionsh��d wc�uld he �,9ti0 spaces. This parking requ+remer�t
�s 1,275 s�aces l�ss ±�Gn the c:a�re:-st rc�viat>�rss v+toe�lc iE7dicate, representrng an a�proximate
31 �erceni r�:iuetion.
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Tne f�fiCvti�i�g taCle is a c�niparisan a� ��arre,^.t ; a�w� cT 'Jaii ���rRinr reg��ations ta porkirr,
gencratson ; ates �o�#airsed i� PAR�CING GENE�A7�QP1, 2nd E�it�an, lrstiit�ze af Transportatinr� �
Engineers, 1 Q87. The IT� r�ies are �ased an an a�erage �€ data ca�lec;e� natin��nride; and, as
�uch, may not �e a�pr�pr�a4e for appficati�n in Vail ❑r �rher resc�rt areas, i nis ta�le is,
there#ore, intersded far comparison ourpases ar,Iy.
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CCMPARISflN C3F �ARKl�1G RATES: VA1L 5�'ANDA�tDS V��SUS 1TE
�� C�rren� Town a# Vaii t i E rarking
I !.ar.d E�ss � �ieq�irements CeneraEinn Rates I
�wef{��c Lnii :i r�rr,ss residenti�i f!oor area is SGG t.G4 Saace ,:er D.U. tLvw!Ivlid-r�ise
square =eet or `ess; 1.5 s�dC�s per ApartmenTl
; � dwell�nc: unit.
� 4f grvss resids:n;,'sal flonr area is o��r 5CD t}.88 SpaCe: pe� �.U. (Nigh-Rise Apar�mentY
s�uare feet up t4 2,OQU sq�are feet: 2
saaces ucr c�wei�ing unit.
I� gross resirlential fipar are� is 2,ODQ i. i i Spa�e per f],U. ;Residencia[
square :`eet er more per dw+eiling e�niz: C�ndaminis�r��
2.S spac�s per dwelting unat.
r1c�Gl'F1+n[7ri�TiOf1 LJnit 0.4 s{�a�e gcr accommndaci�n iinit, plus 0.$1 Space oer �Spom ICvnvention Hoteij
0.1 space per each i bD square i�ct af
grnss rssidential tfaor �r�a, with a �.5?. G�ace p�:r fioam fNb�-Ganventifln
.�7�aximim of 1.� saaces pPr uni[. Hateij
Banks & Financial �.Q wpaco �sr each 2pQ square feet of 0.63 spacc per 1,000 5F fW�lk-!n Only
insti[u[ivris ii.e., net iloar area. �ankl
5ai"s�rgs & �van�
�.i� S��CCS �Cf 1,00� 5� {Wali:-E^larive-�n
6ank�
E�ting and Cltinking ��.p sp&ce pef ea�h g 5cats, bas�d on 1 Spa�e psr 2.63 Seats;Quaiity Restauranti
Gs[a3�lishments seatir�g capaci[y ar Bu`slding Cpde
�occupancy standard3, wn+che�er is mare 1 Spaee per 3.57 $ea.s t�amily Restaura�i}
resteici's�re.
��iosp�rals �.a space per �atie��t bed plus 1 s;)ace i.79 SpaCeS pe� Be� ;Hosp:talf
�er 1�(7 square t��*, of nei tloar rxr�a.
Mec:ir,r,E and D�n:�! 1.0 spaces ger each 2aC} square feet ❑s 4. I 1 Spa�es per i,UDD SF {Medical�genial
�i�ffir.r.s ne[ flaar area. Clini�lOffic�l
� Qclrer °:efessEcn�l an�i 3.� sp�ces �er e�ch �5C1 square fc�e[ cf 2.7� Spar.es pe:r �,C700 5F {General Office
Business C}ifice$ rsPt flvqr ar�:a. Buildir�gi
I�uick-5er��ce ��ocil = 1.D spaces �er each ZUt3 s;,uare feet of t t.d:3 Sp.�ccs per 1,QDR SF {Fast �ood
Cor��esti►.nce Stores net floor 3rea !�r the firsi 1,ODt? square Restaurar�t w�o Drive-{r� Windflwl
feet ot net fiaflr area: 1.0 spaces per
30p sql.�are feei lc�r ner '.Inar area 3bava
1.v00 square feet.
Hec:eat+anai Facilititis, Park:r�� s'hall be ret�uired. Amaean� to be Na da:a.
Publi� or Pri��te dete:minea Gy tl7e €'lanning and
F.n�rronrnental Cernmissi�n
i �aiaii �t�re�. PPrscrs„E � 1 .�7 s::ac� rer ,ar.�z :�;j�1 syuare i�+.:a• �: .,.._� S;�ac �s ;aer ' .�D[} C� `�?1C�pirac,�
Service� �u f�cp��ir � npi i?ovr �3rza. � C�n:cr)
5haps I
T11E8iefS, I�cecin� ?.C7 space Qer e�c!z 8 seats, nasr�rS on 1 Snace per �.25 Sea�s {Ma�ie 'i heacer�
fioorns, ::�n�enticn sea[ing ��p�city ar E�uiiding accupancy
�ac'slit�e� stanc�ar�fs, W}19C;1�'!Cf 15 f970fC F�S:ricti�e,
WFre�ousir�g 1.� space per eaC;� ".Q�Q square feet Qf O.�D Space pe� 1,L�p SF {W�rsh�usingJ
�� � net fl�or area.
��ny' �ise tivt �isted Parking requirernents to t�e �etermined •
� by thc Pl�nrin� & En�ironmental
�OiT7i �i13.SIUi1
MEMORANDUM
TO: Town of Vail Planning and Environmental Commission
FROM: Community Development Department
DATE: December 14, 2009
SUBJECT: A request for a work session for review of an Approved Development Plan, pursuant
to section 12-61-11, Development Plan Required, Housing Zone District, Vail Town
Code to allow for the redevelopment of a five (5) acre portion of the Timber Ridge
Village Apartments, with up to 359 new deed-restricted employee housing units,
located at 1280 North Frontage Road/ Lots C1-05, Lionsridge Subdivision, Filing
No.1, and setting forth details in regard thereto. (PEC090038)
Applicant: Vail Timber Ridge, LLC and the Town of Vail Municipal Corporation
Planner: George Ruther
SUMMARY
The applicant, Vail Timber Ridge, LLC and the Town of Vail Municipal Corporation,
represented by Rick Pylman, of Pylman & Associates, are requesting a work session with
the Town of Vail Planning and Environmental Commission to present the proposed
redevelopment plans and to discuss the development review applications for the
redevelopment of a five (5) acre portion of the Timber Ridge Village Apartments, located at
1280 North Frontage Road.
Presentation and discussion topics include:
• A presentation of the preliminary plans (site plan, landscape plan, grading plan,
building elevations, etc.)
• A presentation of the preliminary development statistics (density controls, parking
requirement, building height, setbacks, GRFA, site coverage, etc.)
• A discussion of the Housing (H) zone district development standards and
development review process
• A discussion of the proposed land uses and the development standard/criteria for
evaluation
• Summary of the proposed schedule and next steps in the development review
process
II. DESCRIPTION OF THE REQUEST
The applicants are proposing to redevelop the easternmost 5.24 acres of the Timber Ridge
Apartments development site and construct a five-story tall building extending 800 feet
along the North Frontage Road (Attachment A— Vicinity Map). The new building will
contain up to 359 new employee housing units capable of housing 570 employees with the
existing western half of the site remaining operational throughout the redevelopment
process. A new five-level enclosed, parking garage will be constructed on the site along
with improved public transit facilities to meet the minimum parking and transportation needs
of the development. A reduced copy of the preliminary plans are attached for reference
(Attachment B).
As this is a work session, the applicants and staff are not requesting a final review at this
time. Instead, the Commission is being asked to actively engage in a presentation and
discussion about the project. As such, the staff recommends that the Commission provides
direction on the following questions:
The applicants shall be required to submit a complete application to the Town of
Vail Community Development for review. According to the Zoning Regulations,
the Administrator may require the submission of additional plans, drawings,
specifications, samples, and other materials if deemed necessary to properly
evaluate a proposal. Are there any additional submittal materials that the
Commission requires of the applicants to ensure that the proposal can be
properly evaluated?
A letter to the applicants dated December 1, 2009, has been attached to the
memorandum. The purpose of this letter was to provide the applicants with a
summary of input and comments shared by the Town staff and the Design Review
Board during a series of organizational meetings held the week of November 16,
2009. The applicants have not fully incorporated the comments into the current
preliminary plans. Instead, the applicants have indicated that the plan sets will be
revised once input and comments from the Planning and Environmental
Commission is provided. Based upon the Commission's understanding of the
preliminary plans, what additional input or comment does the Commission
have at this time for the applicants?
III. BACKGROUND
The Town of Vail acquired the Timber Ridge Apartments property in 2003 for $20 million to
preserve the property's deed restricted employee housing designation. Constructed in
1981, Timber Ridge is Vail's largest employee housing complex, currently consisting of 198
rental apartment units on ten acres.
IV. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
Housing (H) Zone District
12-61-1: PURPOSE:
The housing district is intended to provide adequate sites for employee housing which,
because of the nature and characteristics of employee housing, cannot be adequately
regulated by the deve/opment standards prescribed for other residentia/ zoning districts. It is
necessaryin this district to provide deve/opment standards specifically prescribed foreach
2
deve/opment proposa/ orproject to achieve the purposes prescribed in section 12-1-2 of this
tit/e and to provide for the public we/fare. Certain nonresidential uses are allowed as
conditional uses, which are intended to be incidenta/ and secondary to the residential uses
of the district. The housing district is intended to ensure that employee housing permitted in
the district is appropriately located and designed to meet the needs of residents of Vail, to
harmonize with surrounding uses, and to ensure adequate light, air, open spaces, and other
amenities appropriate to the allowed types of uses.
12-61-2: PERMITTED USES:
The following uses shall be permitted in the H district:
Deed restricted employee housing units, as further described in chapter 13 of this tit/e.
Passive outdoor recreation areas, and open space.
Pedestrian and bike paths.
12-61-3: COND/T/ONAL USES:
The following conditional uses shall be permitted in the H district, subject to issuance of a
conditional use permit in accordance with the provisions of chapter 16 of this tit/e:
Commercial uses which are secondary and incidental (as determined by the planning and
environmental commission) to the use of employee housing and specifically serving the
needs of the residents of the deve/opment, and deve/oped in conjunction with employee
housing, in which case the following uses may be allowed subject to a conditional use
permit:
Banks and financial institutions.
Eating and drinking establishments.
Funiculars, and other similar conveyances.
Hea/th clubs.
Persona/ services, including, but not limited to, laundromats, beauty and barber shops, tailor
shops, and similar services.
Retail stores and establishments.
Dwelling units (not employee housing units) subject to the following criteria to be evaluated
by the planning and environmental commission:
A. Dwelling units are created so/ely for the purpose of subsidizing employee housing
on the property, and
B. Dwelling units are not the primary use of the property. The GRFA for dwelling units
shall not exceed thirty percent (30%) of the tota/ GRFA constructed on the property,
and
C. Dwelling units are only created in conjunction with employee housing, and
D. Dwelling units are compatible with the proposed uses and buildings on the site
and are compatible with buildings and uses on adjacent properties.
Outdoor patios.
Public and private schoo/s and educational institutions, including daycare facilities.
Public buildings and grounds.
Public parks.
Public utilities installations including transmission lines and appurtenant equipment.
Type VI employee housing units, as further regulated by chapter 13 of this tit/e.
12-61-4: ACCESSORY USES:
The following accessory uses shall be permitted in the H district:
Home occupations, subject to issuance of a home occupation permit in accordance with the
3
provisions of section 12-14-12 of this tit/e.
Minor arcades.
Private greenhouses, too/ sheds, playhouses, attached garages or carports, swimming
poo/s, or recreation facilities customarily incidenta/ to permitted residential uses.
Other uses customarily incidenta/ and accessory to permitted or conditional uses, and
necessary for the operation thereof.
12-6/-5: SETBACKS:
The setbacks in this district shall be twenty feet (20) from the perimeter of the zone district.
At the discretion of the planning and environmenta/ commission, variations to the setback
standards may be approved during the review of a deve/opment plan subject to the
applicant demonstrating compliance with the following criteria:
A. Proposed building setbacks provide necessaryseparation between buildings
and riparian areas, geo/ogically sensitive areas and other environmentally sensitive
areas.
B. Proposed building setbacks will provide adequate availabilityoflight, airand
open space.
C. Proposed building setbacks will provide a compatible re/ationship with
buildings and uses on adjacent properties.
D. Proposed building setbacks will result in creative design solutions or
other public benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
Variations to the twenty foot (20) setback shall not be allowed on propertylines adjacent to
HR, SFR, R, PS, and RC zoned properties, unless a variance is approved by the planning
and environmental commission pursuant to chapter 17 of this tit/e.
12-6/-6: S/TE COVERAGE:
Site coverage shall not exceed fifty five percent (55%) of the tota/ site area. At the discretion
of the planning and environmental commission, site coverage may be increased if seventy
five percent (75%) of the required parking spaces are underground or enclosed, thus
reducing the impacts of surface paving provided within a deve/opment, and that the
minimum landscape area requirement is met.
12-61-7: LANDSCAP/NG AND S/TE DEVELOPMENT:
At /east thirty percent (30%) of the tota/ site area shall be /andscaped. The minimum width
and /ength of any area qualifying as /andscaping shall be fifteen feet (15) with a minimum
area not /ess than three hundred (300) square feet.
12-6/-8: PARK/NG AND LOAD/NG:
Off street parking shall be provided in accordance with chapter 10 of this tit/e. No parking or
loading area shall be /ocated within any required setback area. At the discretion of the
planning and environmental commission, variations to the parking standards outlined in
chapter 10 of this tit/e may be approved during the review of a deve/opment plan subject to
a parking management plan. The parking management plan shall be approved by the
planning and environmental commission and shall provide for a reduction in the parking
requirements based on a demonstrated need for fewer parking spaces than chapter 10 of
this tit/e would require. For example, a demonstrated need for a reduction in the required
4
parking could include:
A. Proximity or availability of a/ternative modes of transportation including, but
not limited to, public transit or shutt/e services.
B. A limitation placed in the deed restrictions limiting the number of cars for each
unit.
C. A demonstrated permanent program including, but not limited to, rideshare
programs, carshare programs, shutt/e service, or staggered work shifts.
12-61-9: LOCAT/ON OF BUS/NESS ACTIVITY:
A. Limitation; Exception: All conditional uses by section 12-61-3 of this article
shall be operated and conducted entirely within a building, except for permitted
loading areas and such activities as may be specifically authorized to be unenclosed
by a conditional use permit and the outdoor display of goods.
B. Outdoor Display Areas: The area to be used for outdoor display must be
located directly in front of the establishment displaying the goods and entirely upon
the establishment's own property. Sidewalks, building entrances and exits, driveways
and streets shall not be obstructed by outdoor display.
12-61-10: OTHER DEVELOPMENT STANDARDS:
A. Prescribed By P/anning And Environmenta/ Commission: In the H district,
deve/opment standards in each of the following categories shall be as proposed by
the applicant, as prescribed by the planning and environmental commission, and as
adopted on the approved deve/opment plan:
1. Lot area and site dimensions.
2. Building height.
3. Density control (including gross residentia/ f/oor area).
12-61-11: DEVELOPMENT PLAN REQUIRED:
A. Compatibility With Intent: To ensure the unified deve/opment, the protection of
the natura/ environment, the compatibility with the surrounding area and to assure
that deve/opment in the housing district will meet the intent of the district, a
deve/opment plan shall be required.
B. P/an Process And Procedures: The proposed deve/opment plan shall be in
accordance with section 12-61-12 of this article and shall be submitted by the
deve/oper to the administrator, who shall refer it to the planning and environmental
commission, which shall consider the plan at a regularly scheduled meeting.
C. 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 environmental commission may approve the application as submitted, approve
the application with conditions ormodifications, ordeny 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.
D. P/an As Guide: The approved deve/opment plan shall be used as the principal
guide for all deve/opment within the housing district.
E. Amendment Process: Amendments to the approved deve/opment plan will be
considered in accordance with the provisions of section 12-9A-10 of this tit/e.
F. Design Review Board Approva/ Required: The deve/opment plan and any
subsequent amendments thereto shall require the approva/ of the design review
board in accordance with the applicable provisions of chapter 11 of this tit/e prior to
5
the commencement of site preparation.
12-61-12: DEVELOPMENT PLAN CONTENTS:
The administrator shall establish the submittal requirements for a deve/opment plan
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 maybe waived and/ormodified by the administratorand/orthe 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 applicable 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.
12-61-13: DEVELOPMENT STANDARDS/CR/TER/A FOR EVALUAT/ON:
The following criteria shall be used as the principal means for evaluating a proposed
deve/opment plan. It shall be the burden of the applicant to demonstrate that the proposed
deve/opment plan complies with all applicable design criteria:
A. Building design with respect to architecture, character, sca/e, massing and
orientation is compatible with the site, adjacent properties and the surrounding
neighborhood.
B. Buildings, improvements, uses and activities are designed and /ocated to
produce a functiona/ deve/opment plan responsive to the site, the surrounding
neighborhood and uses, and the community as a who/e.
C. Open space and /andscaping are both functiona/ and aesthetic, are designed
to preserve and enhance the natural features of the site, maximize opportunities for
access and use by the public, provide adequate buffering between the proposed
uses and surrounding properties, and when possible, are integrated with existing
open space and recreation areas.
D. A pedestrian and vehicular circulation system designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the
deve/opment.
E. Environmental impacts resulting from the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary mitigating
measures are implemented as a part of the proposed deve/opment plan.
F. Compliance with the Vail comprehensive plan and other applicable plans.
Section 12-17 Variances
12-17-1: PURPOSE:
A. Reasons For Seeking Variance: In order to prevent or to /essen such practical
difficulties and unnecessary physical hardships inconsistent with the objectives of this
tit/e as would result from strict or literal interpretation and enforcement, variances
from certain regulations may be granted. A practica/ difficulty or unnecessary physical
hardship may result from the size, shape, or dimensions of a site or the /ocation of
existing structures thereon; from topographic orphysical conditions on the site orin
the immediate vicinity,� orfrom other physical limitations, street /ocations orconditions
in the immediate vicinity. Cost or inconvenience to the Applicant of strict or literal
compliance with a regulation shall not be a reason for granting a variance.
�
�
B. Deve/opment Standards Excepted: Variances may be granted only with
respect to the deve/opment standards prescribed for each district, including /ot area
and site dimensions, setbacks, distances between buildings, height, density control,
building bulk control, site coverage, usable open space, landscaping and site
deve/opment, and parking and /oading requirements; or with respect to the provisions
of chapter 11 of this tit/e, governing physica/ deve/opment on a site.
C. Use Regulations Not Affected: The power to grant variances does not extend
to the use regulations prescribed for each district because the f/exibility necessary to
avoid results inconsistent with the objectives of this tit/e is provided by chapter 16,
"Conditional Use Permits", and by section 12-3-7, "Amendment" of this tit/e.
SITE ANALYSIS
Address: 1280 North Frontage Road
Legal Description: Lots C1-05, Lionsridge Filing No. 1
Zoning: Housing District
Land Use Plan Designation: Medium Density Residential
Current Land Use: Medium Density Residential Dwellings
Lot Size: 5.24 acres/ 228,254 square feet
Geologically Sensitive Areas: High Severity Rockfall
Development Standard
Min. Lot Area:
Min. Setbacks:
Front:
Sides:
Rear:
Max. Building Height:
Max. GRFA:
Max. Site Coverage:
Min. Landscape Area:
Required
determined by PEC
20' (north)
20' (east)
20' (west)
20' (south)
determined by PEC
determined by PEC
55% unless at least 75%
of parking is covered and
approved by the PEC
30%
Min. Parking: Per Chapter 10 (693 spaces),
or a max. 25% reduction
(520 spaces) approved by the
PEC based upon the Parking
Management Plan provided
7
Proposed
228,254 sq. ft(5.24 acres)
25' (north)
20' (east)
50' (west)
54' (south)
95' (tower element)
71' (building)
252,994 sq. ft.
91,100 sq. ft. (41 %)
68,736 sq. ft. (30%)
548 spaces
�
VII.
SURROUNDING LAND USES AND ZONING
Current Land Use
North: Residential
South: Interstate 70 ROW
East: Residential
West: US Postal Service
CRITERIA AND FINDINGS
Zonina
Two-Family Primary/Secondary
Not Zoned
High Density Multiple Family
Residential
High Density Multiple Family
Residential
Land Use Desiqnation
Low Density Residential
Not Designated
High Density Residential
High Density Residential
The review criteria and findings for evaluation for the review and consideration of an
Approved Development Plan are prescribed in Section 12-61-13 of the Zoning Regulations.
According to Section 12-61-13, the following criteria shall be used as the principal means for
evaluating a proposed development plan. It shall be the burden of the applicant to
demonstrate that the proposed development plan complies with all applicable design
criteria. A list of the applicable design criteria are outlined in Section IV of this
memorandum. As this is a work session, neither the staff nor applicant will be responding
directly to the review criteria at this time. Instead, the list of the criteria is provided to
educate the applicants of their obligation to demonstrate compliance and to inform the
Commission of the standards by which the proposal shall be reviewed.
12-61-13: DEVELOPMENT STANDARDS/CRITERIA FOR EVALUATION:
The following criteria shall be used as the principal means for evaluating a proposed
development plan. It shall be the burden of the applicant to demonstrate that the proposed
development plan complies with all applicable design criteria.
A. Building design with respect to architecture, character, scale, massing and orientation
is compatible with the site, adjacent properties and the surrounding neighborhood.
B. Buildings, improvements, uses and activities are designed and located to produce a
functional development plan responsive to the site, the surrounding neighborhood and
uses, and the community as a whole.
C. Open space and landscaping are both functional and aesthetic, are designed to
preserve and enhance the natural features of the site, maximize opportunities for access
and use by the public, provide adequate buffering between the proposed uses and
surrounding properties, and, when possible, are integrated with existing open space and
recreation areas.
D. A pedestrian and vehicular circulation system is designed to provide safe, efficient
and aesthetically pleasing circulation to the site and throughout the development.
0
E. Environmental impacts resulting from the proposal have been identified in the project's
environmental impact report, if not waived, and all necessary mitigating measures are
implemented as a part of the proposed development plan.
F. Compliance with the Vail comprehensive plan and other applicable plans. (Ord. 29(2005)
§ 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2)
VIII. STAFF RECOMMENDATION
As this is a work session, staff will not be making a recommendation at this time. Staff will
provide a formal recommendation prior to the final review of the development review
applications.
IX. ATTACHMENTS
A. Vicinity Map
B. Preliminary Plan Set
C. Letter to the applicant dated December 1, 2009
0
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Attachment C:
December 1, 2009
Mr. Lee Thomas
Jordan Construction Services
9639 Greenville Avenue
Dallas, Texas 75243
Dear Lee,
Thank you for taking the time to come to Vail to meet and discuss your plans for the
redevelopment of a Timber Ridge.
The purpose of my letter is to provide you with a written summary of the comments and input
that was shared with you and your design team with regards to your pending development
application for the Timber Ridge redevelopment site. Our comments are based upon the
preliminary review of your conceptual site plan and conceptual front elevation drawing.
Conceptual Plans
According to the conceptual plans, I understand the proposed project to include the following:
• 356 units, ranging from 390 sq. ft. for a studio up to 960 sq. ft. for a 2— bedroom/2 —
bathroom unit
• 5-level parking garage containing 1.7 parking spaces per unit plus surface parking
• On-site fitness center and resident's clubhouse
Zoninq Desiqnation
According to the Official Zoning Map of the Town of Vail, the Timber Ridge redevelopment site,
located at 1280 North Frontage Road, is zoned Housing (H) District. The development
standards for the Housing District are prescribed in Chapter 6, Article I, of the Town of Vail
Zoning Regulations.
In summary, the purpose of the Housing District is to provide sites for employee housing which,
because of the nature and characteristics of employee housing, cannot be adequately regulated
by the development standards prescribed for other residential zone districts. A more detail
description of the Housing District can be found on the Town's website at www.vailqov.com.
Desiqn Review Board Initial Comments
On November 18, 2009, the Town of Vail Design Review Board (DRB) held a public hearing
were a conceptual review of the proposed plans was completed. Based upon the information
provided to the Board, the following input was provided:
21
• Please provide a complete design review application pursuant to the submittal
requirements prescribed by the Vail Town Code, prior to a request for final review.
• Please indicate the depth of the proposed exterior balconies
• Please provide elevation drawings which illustrate the proposed building drawing in
context with the adjacent existing structures (ie, western '/2 of Timber Ridge and Savoy
Villas)
• The Vail Town Code requires visual screening and buffering of surface parking lots and
prescribes a minimum interior parking lot area landscape requirement. Please
demonstrate compliance with these provisions on the site and landscape plan sets.
• The architecture and design scheme proposed shall be applied seamlessly around all
exterior elevations of the building.
• The varying color scheme proposed aids in break down the overall mass of the building.
Additional consideration should be given to the proposed palette of colors to deepen the
colors and focus on slightly darker color tones.
• The reduction in mass (stepping down) and changes in architecture on the west end of
the building are positive changes. Additional stepping down of the mass and
architectural improvements should be considered for the east end of the building to
ensure a more gradual transition at the property line.
• The articulation added to the roof ridge line is significant and a very positive
improvement to the overall design of the building.
• The use of plywood siding is prohibited by the Town's adopted design guidelines.
Please amend the plan and proposed an approvable exterior siding material.
• The architecture and design scheme whereby the exterior begins to illustrate a series of
building is a positive change. Additional consideration should be given to the number of
different building materials used and how they are arranged and ordered on the building.
The One Willow Bridge building in Vail Village is an excellent example of the number of
materials that should be used and how to arrange the materials on the building.
• Please consider ways to further vary the window fenestration on the building. Additional
variation will significantly aid in breaking down the mass of the building.
• Please prepare a snow shedding plan which illustrates areas of snow shedding from the
roof. The purpose of the plan shall be to demonstrate that snow is not allowed to shed
down on building entrances and exits, walkways, parking areas, etc.
• The front (south) elevation of the building needs additional landscape buffering. Please
consider opportunities to add more landscaping in this area (ie, eliminate/relocate
parallel parking spaces, reduce the amount of asphalt/drive aisle width, shift the
western portion of the building to the north, combine the bike/ped path with the drive
aisle, etc)
• Please carefully consider the proposed site grading and the negative visual impacts it
may create. As proposed opportunities exist to improve the site plan and grading plan
which may result in more useable outdoor space.
• A digital 3-D model will be required to aid in the review of the application.
Town of Vail Fire Department Initial Comments
• The Fire Department understands that the residential portion of the building will be Type
3A construction and the multi-level parking structure will be Type 1A construction.
22
• Please submit a complete Life/Safety Report, prepared in accordance with the 2009 IBC
requirements, for review and approval
• Please submit a complete Emergency Management Report for review and approval.
• Type 1A fire protection (sprinkler system) shall be required in the construction of the
garage.
• Please indicate the location of the fire/emergency vehicle staging areas on the proposed
site plan.
• Please indicate the location of the Fire Department Control Room on the site plan and
architectural floor plans.
• Please submit the conclusions of a fire hydrant flow test. It will need to be demonstrated
that adequate flows can be provided to protect the structure in the event of a fire. A
Single Family Equivalent (SFE) shall be used to determine adequacy of flows.
• Please plan to submit a set of construction drawings to the Northwest Colorado Council
of Governments (NWCOG) for plan review and elevator inspection requirements.
• The use of wood trim materials is permissible on the exterior of the building. The
wooden elements should be considered for accent and detail only and chains of
combustible fuels shall be avoided.
• A Public Safety Radio Amplification System shall be required in the building to ensure
adequate radio receiving and transmitting capabilities.
• Please consult with Excel Energy and Holy Cross Public Utility to verify acceptable
locations for the gas meters and electric transformers.
• The recently adopted 2009 IBC shall be applied to the plan review and construction of
the building.
Town of Vail Public Works and Transportation Department Initial Comments
• In order to improve site grading and vehicle access to the site, please explore options for
combining the pedestrian/bike path with the vehicle drive aisle/fire lane.
• Transit stop improvements are required to permit reductions in the minimum parking
requirement. The transit improvements shall accommodate a minimum of 4 ToV/ECO
buses. The transit improvements should be centrally located on the site to provide the
greatest accessibility to all guest and residents of the building.
• Deep, underground utilities should be placed along the south side of the project and
underneath the drive aisle/fire lane improvements to provide easy of access to the utility
companies in the future.
• Please indicate the accurate grading of the retaining wall proposed along the south and
north property lines.
• A meeting should be scheduled between Tom Kassmel and Glenn Palmer to discuss
and review options for the various on-site and off-site transit improvements.
• Please refer to the attached memorandum for additional comments.
Town of Vail Community Development Department Initial Comments
Please submit complete development review and design review applications pursuant to
the submittal requirements described in detail on the application forms and as previously
discussed. To remain on schedule, the complete applications shall be submitted to the
Town of Vail Community Development by no later than January 4, 2010.
Please submit an Environmental Impact Report as required by Chapter 12-12 of the Vail
Town Code.
23
• Please submit a complete Geologic Hazard Report as required by Chapter 12-21 of the
Vail Town Code.
• Please explore options to eliminate or significantly reduce the amount of surface parking
along the south side of the building. In doing so, additional landscape and snow storage
areas will be created.
• Please explore options of the stepping the west end of the building back (15' to 20') to
accommodate additional landscape areas and further break up the 800-foot long linear
fa�ade of the building.
• Please explore options for retaining the slope on the north side of the property to
maximize the use and efficiency of the site. This may include creating two, 10-foot tall
retaining walls.
Should you have any questions with regard to the information outlined in this letter please do
not hesitate to call. You can reach me most easily by telephone at (970) 376-2675.
Sincerely,
George Ruther, AICP
Director of Community Development
Town of Vail
24
t
�
�W� �F V� `
Department of Public Works & Transportation
1309 Elkhorn Drive
Vail, CO 81657
970-479-2158
Fax: 970-479-2166
www.vailgov.com
MEMO
To: George Ruther, Community Development Department
From: Public Works
Re: Conceptual Review of Timber Ridge Redevelopment
Date: 12/04/09
The Town of Vail Public Works Department received a conceptual Timber Ridge
Redevelopment plan this past summer. Based on our review of these very preliminary plans
and discussions that have occurred over the past several months the following are our
comments. Additional comments will be provided when more detailed plans are provided. We
have not yet been provided with updated plans since the plan submitted this past summer.
Comments:
1. The plan provided was inadequate for a thorough review due to scale, limited grading,
limited information. These comments reflect an overview and in no way are an
engineering review of the development Plan.
2. CDOT and the Town will require a traffic study for the entire site looked at as a whole,
not just phase I. The site will need to be analyzed for the interim and ultimate
configuration. A pedestrian/ transit study is recommended this winter during peak
season to determine existing transit usage. This will be helpful when taking any type of
transit reduction for the site.
3. The project will have to meet the requirements of the CDOT access code. Based on a
preliminary review this will require left turn lanes at the entry points, and possibly a right
turn lane, specifically to accommodate transit. The Town will require at a minimum that
the road improvements are constructed the entire length of the development site,
including 12' thru lanes, 16' left turn lane, and 6' paved shoulders. If this widening is
required to push to the north, due to concerns of encroachment into I-70, this will require
an additional leveling course to shift the crown of the road north. If there can be a
minimal widening to the south, this may be avoided. In either case the widening will
require an asphalt overlay.
4. The existing bike path straddles the property line and is impacted by this development.
The bike path will need to be reconstructed as a 6" thick 10' wide concrete bike path.
Adequate snow storage and buffers from the proposed parking area will be required.
25
5. There may be an opportunity soften the frontage by eliminating the linear drive lane and
parking on the site and replacing it with a combined �20' walk/bike path/fire lane, leaving
20'-30' of landscape area on both sides of it.
6. A secondary access should be looked at for this large of a parking garage. A secondary
access could be made to the north along Lions Ridge Loop. This could also function as
a pedestrian connection to Lions Ridge Loop which could also access the Town's transit
system with a bus stop along Lions Ridge Loop.
7. With the widening of the road to the north and the shifting of the bike path to the south,
the existing ditch will be impacted and will most likely have to be piped to accommodate
the widening and mitigate potential safety issues. This also may cause the bike path to
be required to be attached to the road, therefore requiring curb and gutter the length of
the improvements.
8. The density increase at this site will cause an increase in transit usage. A new improved
bus stop that easily accommodates 4 buses at a time will be necessary. The opportunity
to make use of the existing bus stop area, the office building and the south western
portion of the proposed site, could create a well functioning transit stop close to the
proposed office/community center.
9. We would like to see the ultimate master plan, this will allow the town and the developer
to better understand the relationship of cross access requirements, grading issues, site
circulation during construction, during an interim phase and the ultimate development for
pedestrians, vehicles, deliveries and trash, fire access, landscaping and usable open
spaces, lighting, snow removal and storage and their impacts on landscape areas, utility
connections and transit service. The master plan also allows all to better predict future
traffic projections to determine the CDOT requirements. As well as the impacts to all
town services as well as to the community as a whole.
10. The improvements within the 30 foot utility easement may cause relocation or reburying
utility lines to maintain adequate cover requirements. No trees may be planted over
utilities included storm sewer.
11. All access, parking , driveways, loading zones, building setbacks to drive aisles etc. will
need to meet the Town of Vail Development standards.
12. Snow storage for all surface lots will be required on-site (30% of impervious area)
13. The development will require a pubic art component.
14. The development must adequately treat all run off from the site. Parking garage and
surface lots will require treatment thru a water quality facility/structure.
15. A hazard report will be required to be completed.
16. The development would require compliance with the town's most current impact fees in
place.
17. The development must meet all construction staging and construction parking
requirements.
18. The plans should be reviewed by a Code consultant and the Fire and Building
Department to ensure all assumptions regarding Code and Life Safety will be accepted
by the Fire Marshall and Chief Building Official.
26
l•
TCiWN OF VAI�, ,
Attachment D: Public Notice
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 December
14, 2009, at 1:00 pm in the Town of Vail Municipal Building, in consideration of:
A request for a final review of an Approved Development Plan, pursuant to section 12-61-11,
Development Plan Required, Housing Zone District, to allow for the redevelopment of a five (5)
acre portion of the Timber Ridge Village Apartments, with up to 352 new deed-restricted
employee housing units, located at 1280 North Frontage Road/ Lots C1-05, Lionsridge
Subdivision, Filing No.1, and setting forth details in regard thereto. (PEC090038)
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 November 23, 2009, in the Vail Daily.
27
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�au�voFV�u �
MEMBERS PRESENT
Bill Pierce
David Viele
Rollie Kjesbo
Scott Lindall
PLANNING AND ENVIRONMENTAL COMMISSION
November 23, 2009
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
Michael Kurz
Sarah Paladino
Vacant position
Site Visits:
1. Adair Residence — 3035 Booth Falls Road
30 minutes
A request for final review of a conditional use permit, pursuant to Section 12-71-5, Conditional
Uses; Generally (On All Levels Of A Building), Vail Town Code, and a variance pursuant to 14-5-
2, Other Requirements; Parking Lot and Parking Structure Design Standards For all Uses, Vail
Town Code, to allow for the development of a private parking lot with less than the required
interior surface area landscaping located at 934 South Frontage Road/ unplatted, and setting
forth details in regard thereto. (PEC090032, PEC090033)
Applicant: Vail Resorts Development Company, represented by the Mauriello Planning Group
Planner: Warren Campbell
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Lindall VOTE: 4-0-0
CONDITIONS:
1. The conditional use permit shall expire on November 23, 2012, unless the
proposed Ever Vail project has submitted for building permits and is moving
forward diligently towards a start of redevelopment.
2. The applicant shall maintain and operate the proposed parking lot at an
appropriate level of cleanliness by providing a minimum of two trash receptacles
on the site for use by users of the parking lot.
3. The applicant shall provide a plan for ensuring that materials removed during the
performance of snow removal operations are prevented from reaching the water
courses to the south and west of the site prior to being scheduled for a Design
Review Board hearing. The plan shall be reviewed and approved by the Design
Review Board.
Warren Campbell made a presentation per the Staff inemorandum.
Dominic Mauriello, representative of the applicant, made a brief presentation on the application.
There was no public comment.
The Commissioners did not have any questions for the applicant or Staff. They expressed their
support for the conditional use permit and associated variance.
30 minutes
2. A request for a final review of a variance from Section 12-6C-6, Setbacks, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions
within the setbacks, located at 3035 Booth Falls Road/Lot 12, Block 1, Vail Village Filing 13, and
setting forth details in regard thereto. (PEC090034)
Page 1
Applicant: John and Katherine Adair
Planner: Bill Gibson
ACTION: Approved
MOTION: Kjesbo SECOND: Vlele VOTE: 4-0-0
Warren Campbell made a presentation per the Staff inemorandum.
Tom Braun, a representative of the applicant, made a presentation on the application. Braun
provided an overview of the project, changes in conditions since the last variance application,
and a response to the criteria and findings necessary for a variance to be granted. He reviewed
and addressed concerns that were voiced during the hearing for the previous variance request,
including the ability to put an addition in other locations on the site that would not require a
variance. He reiterated that the site has significant constraints, there is a creative solution to the
wetlands issue, the design of the home presents limitations and there are no negative impacts to
surrounding uses.
There was no public comment.
Commissioner Lindall commended the applicant for doing extensive research for this application,
including discussion with the neighbors and utilities.
Commissioner Viele stated he agreed with Staff and would support the application.
Commissioner Kjesbo stated his support for the application.
Commissioner Pierce stated this is a difficult site and would support the application.
5 minutes
3. A request for final review of conditional use permits, pursuant to Section 12-71-5, Conditional
Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow
for the development of a public or private parking lot (parking structure); a vehicle maintenance,
service, repair, storage, and fueling facility; a ski lift and tow (gondola), within "Ever Vail" (West
Lionshead), located at 862, 923, 934, 953, and 1031 South Frontage Road West, and the South
Frontage Road West right-of-way/Unplatted (a complete legal description is available for
inspection at the Town of Vail Community Development Department), and setting forth details in
regard thereto. (PEC080063)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to December 14, 2009
MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0
5 minutes
4. A request for a final review of major exterior alterations, pursuant to Section 12-71-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the area known
as "Ever Vail" (West Lionshead), with multiple mixed-use structures including but not limited to,
multiple-family dwelling units, fractional fee units, accommodation units, employee housing units,
office, and commercial/retail uses, located at 862, 923, 934, 953, and 1031 South Frontage
Road West, and the South Frontage Road West right-of-way/Unplatted (a complete legal
description is available for inspection at the Town of Vail Community Development Department),
and setting forth details in regard thereto. (PEC080064)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to December 14, 2009
MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0
Page 2
5 minutes
5. A request for a final recommendation to the Vail Town Council for prescribed regulation
amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-
10-19, Core Areas Identified, Vail Town Code, to amend the core area parking maps to include
"Ever Vail" (West Lionshead) within the "Commercial Core" designation, and setting forth details
in regard thereto. (PEC080065)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to December 14, 2009
MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0
5 minutes
6. A request for a final recommendation to the Vail Town Council for a zone district boundary
amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning of
properties from Arterial Business District and unzoned South Frontage Road West right-of-way
which is not zoned to Lionshead Mixed Use-2, properties known as "Ever Vail" (West
Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road
West right-of-way, (a complete legal description is available for inspection at the Town of Vail
Community Development Department), and setting forth details in regard thereto. (PEC080061)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to December 14, 2009
MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0
5 minutes
7. A request for a work session to discuss prescribed regulations amendments, pursuant to Section
12-3-7, Amendment, Vail Town Code, to Title 12, Zoning Regulations, Vail Town Code, and
setting forth details in regard thereto. (PEC090017)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to December 14, 2009
MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0
5 minutes
8. A request for a final recommendation for the adoption of the Frontage Road Lighting Master
Plan, an element of the Vail Transportation Master Plan, and setting forth details in regard
thereto. (PEC090014)
Applicant: Town of Vail, represented by Tom Kassmel
Planner: Bill Gibson
ACTION: Table to January 11, 2010
MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0
5 minutes
9. A request for a work session to discuss a conditional use permit, pursuant to Section 12-9C-3,
Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds
(West Vail fire station), located at 2399 North Frontage Road/Parcel A, Resub of Tract D, Vail
Das Schone Filing 1, and setting forth details in regard thereto. (PEC090019)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Table to December 14, 2009
MOTION: Kjesbo SECOND: Viele VOTE: 4-0-0
5 minutes
10. A request for a final recommendation to the Vail Town Council for prescribed regulations
amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town
Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to provide regulations that will
Page 3
implement sustainable building and planning standards, and setting forth details in regard
thereto. (PEC090028)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to December 14, 2009
MOTION: Kjesbo SECOND: Viele
11. Approval of October 26, 2009 minutes
MOTION: Kjesbo SECOND: Lindall
VOTE: 4-0-0
VOTE: 3-0-1 (Viele abstained)
12. Information Update
Warren Campbell informed the PEC that Staff was looking at the evening of December 14t" to
hold a small appreciation gathering for the PEC, DRB, and the VLHA. He added that he would
follow up with an email to confirm once the details were better known.
13. Adjournment
MOTION: Kjesbo
SECOND: Lindall VOTE: 4-0-0
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
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 November 20, 2009, in the Vail Daily.
Page 4