HomeMy WebLinkAbout2010-0111 PECPLANNING AND ENVIRONMENTAL COMMISSION
January 11, 2010
:
1:OOpm
7�11WN OF VAlL '
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Swearing in of new members by the Town Clerk, Lorelei Donaldson 10 minutes
Site Visits:
1. Timber Ridge
30 minutes
A request for a final review of a variance from Section 12-13-4, Requirements by Employee
Housing Unit Type, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to
allow for increased Gross Residential Floor Area for a Type II Employee Housing Unit, located at
1550 Matterhorn Circle/Unplatted, and setting forth details in regard thereto. (PEC090039)
Applicant: Wolfgang Mueller
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
60 minutes
2. 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:
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:
5 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 25, 2010
MOTION: SECOND: VOTE:
Page 1
5 minutes
5. 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: Table to January 25, 2010
MOTION: SECOND: VOTE:
5 minutes
6. 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: Table to January 25, 2010
MOTION: SECOND: VOTE:
5 minutes
7. 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 25, 2010
MOTION: SECOND: VOTE:
5 minutes
8. 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 25, 2010
MOTION: SECOND: VOTE:
5 minutes
9. 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
Page 2
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)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 25, 2010
MOTION: SECOND: VOTE:
5 minutes
10. 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 25, 2010
MOTION: SECOND: VOTE:
5 minutes
11. 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 25, 2010
MOTION: SECOND: VOTE:
12. 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 25, 2010
MOTION: SECOND: VOTE:
5 minutes
13. 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 25, 2010
MOTION: SECOND: VOTE:
14. Approval of December 13, 2009 minutes
MOTION: SECOND: VOTE:
Page 3
15. Information Update
• Joint Work Session —
Application Process
Town Council Meeting, January 19, 2010 — Ever Vail Development
• Required Training — Town Council Meeting February 2, 2010
16. Adjournment
MOTION: SECOND:
VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published January 8, 2010, in the Vail Daily.
Page 4
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 11, 2010
SUBJECT: A request for a final review of a variance from 12-13-4, Requirements by
Employee Housing Unit Type, Vail Town Code, pursuant to Chapter 12-17,
Variances, Vail Town Code, to allow for increased Gross Residential Floor Area,
located at 1550 Matterhorn Circle/Unplatted, and setting forth details in regard
thereto. (PEC090039)
Applicant: Wolfgang Mueller
Planner: Bill Gibson
SU M MARY
The applicant, Wolfgang Mueller, is requesting a final review of a variance to amend a
previously approved plan. On September 14, 2009, the applicant obtained a Gross
Residential Floor Area (GRFA) variance to facilitate the conversion of an existing garage
attic into an employee housing unit. The applicant is now proposing to construct an
interior, rather than exterior, entry stairway to the employee housing which creates 175
sq.ft. of additional GRFA that can not be constructed without a new variance.
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 approval, with a condition, of the requested variance subject to the
findings and conditions noted in Section IX of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, Wolfgang Mueller, is requesting a final review of a variance from 12-13-4,
Requirements by Employee Housing Unit Type, Vail Town Code, pursuant to Chapter
12-17, Variances, Vail Town Code, to allow for increased Gross Residential Floor Area,
located at 1550 Matterhorn Circle/Unplatted, and setting forth details in regard thereto.
On September 14, 2009, the applicant obtained a GRFA variance to construct a Type III
Employee Housing Unit (EHU) by remodeling an existing attic storage area above the
existing garage on the subject property. By converting the entire attic area, the applicant
proposed a 1,544 sq. ft. EHU which exceeded the 1,200 sq. ft. size limit prescribed by
Section 12-13-4, Requirements by Employee Housing Unit Type, Vail Town Code; which
necessitating the variance.
The applicant is now proposing to remove the existing exterior stairs to the second floor
garage attic area and instead construct a new interior stairway to the employee housing
unit. The new stairway will convert an existing garage area to GRFA. This new interior
stairway will create 175 sq.ft. of new floor area beyond the GRFA limit approved through
the September 14, 2009, variance. Therefore, the applicant must obtain a new GRFA
variance to facilitate the construction of the proposed interior stairway.
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A vicinity map (Attachment A), the applicant's request (Attachment B), architectural
plans and photographs (Attachment C) have been attached for reference.
BACKGROUND
The subject property was originally developed with five dwelling units in 1976 under
Eagle County jurisdiction. The property was later annexed into the Town of Vail in 1982
and zoned Residential Cluster District which allows up to three dwelling units to be
constructed on a lot of this size. Therefore, the subject property is now legally non-
conforming in regard to the density provisions of the Residential Cluster District and no
new "dwelling units" are permitted to be constructed on this site. However, pursuant to
Section 12-13-4, Requirements by Employee Housing Unit Type, Vail Town Code, Type
III EHU's are excluded from density calculations. Therefore, an unlimited number of
Type III EHU's may be constructed on this site.
On September 14, 2009, the applicant obtained a GRFA variance to facilitate the
conversion of an existing garage attic into an employee housing unit with 1,544 sq.ft. of
GRFA.
ROLES OF REVIEWING BODIES
Order of Review: Generally, conditional use permit and variance applications will be
reviewed by the Planning and Environmental Commission, and then any accompanying
design review application will be reviewed by the Design Review Board.
Planning and Environmental Commission:
The Planning and Environmental Commission is responsible for final approval, approval
with modifications, or denial of a variance application, in accordance with Chapter 12-17,
Variances, Vail Town Code.
Design Review Board:
The Design Review Board has no review authority over a variance application.
However, the Design Review Board is responsible for the final approval, approval with
modifications, or denial of any accompanying design review application.
Town Council:
The Town Council has the authority to hear and decide appeals from any decision,
determination, or interpretation by the Planning and Environmental Commission and/or
Design Review Board. The Town Council may also call up a decision of the Planning
and Environmental Commission and/or Design Review Board.
Staff:
The Town Staff facilitates the application review process. Staff reviews the submitted
application materials for completeness and general compliance with the appropriate
requirements of the Town Code. Staff also provides the Planning and Environmental
Commission a memorandum containing a description and background of the application;
an evaluation of the application in regard to the criteria and findings outlined by the Town
Code; and a recommendation of approval, approval with modifications, or denial.
APPLICABLE PLANNING DOCUMENTS
Title 12, Zoning Regulations, Vail Town Code
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ARTICLE 12-6E: RESIDENTIAL CLUSTER (RC) DISTRICT (in part)
12-6E-1: PURPOSE:
The residential cluster district is intended to provide sites for sing/e-family, two-
family, and multiple-family dwellings at a density not exceeding six (6) dwelling
units per acre, together with such public facilities as may appropriately be /ocated
in the same district. The residential cluster district is intended to ensure adequate
light, air, privacy and open space for each dwelling, commensurate with
residentia/ occupancy, and to maintain the desirable residential qualities of the
district by establishing appropriate site deve/opment standards.
CHAPTER 12-13, EMPLOYEE HOUSING: (in part)
12-13-1: PURPOSE:
The Town's economy is /argely tourist based and the hea/th of this economy is
premised on exemplary service for Vail's guests. Vail's ability to provide such
service is dependent upon a strong, high quality and consistently available work
force. To achieve such a work force, the community must work to provide quality
living and working conditions. Availability and affordability of housing plays a
critical ro/e in creating quality living and working conditions for the community's
work force. The Town recognizes a permanent, year-round population plays an
important ro/e in sustaining a hea/thy, viable community. Further, the Town
recognizes its ro/e in conjunction with the private sector in ensuring housing is
available. The Town Council may pursue additional incentives administratively to
encourage the deve/opment of employee housing units. These incentives may
include, but are not limited to, cash vouchers, fee waivers, tax abatement and in-
kind services to owners and creators of employee housing units. The Town or the
Town's designee may maintain a registry and create lists of all deed restricted
housing units created in the Town to assist employers and those seeking
housing.
CHAPTER 12-17, VARIANCES (IN PART)
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 or physical
conditions on the site or in the immediate vicinity,� or from other physical
limitations, street /ocations or conditions 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.
12-17-6: CR/TER/A AND F/ND/NGS:
A. Factors Enumerated: Before acting on a variance application, the planning
and environmental commission shall consider the following factors with respect
to the requested variance:
1. The re/ationship of the requested variance to other existing or potential uses
and structures in the vicinity.
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2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility and
uniformity of treatment among sites in the vicinity, or to attain the objectives of
this tit/e without grant of special privilege.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
B. Necessary Findings: The planning and environmental commission shall make
the following findings before granting a variance:
1. That the granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties c/assified in the same zone
district.
2. That the granting of the variance will not be detrimenta/ to the public hea/th,
safety, or we/fare, or materially injurious to properties or improvements in the
vicinity.
3. That the variance is warranted for one or more of the following reasons:
a. The strict or literal interpretation and enforcement of the specified
regulation would result in practica/ difficulty or unnecessary physical
hardship inconsistent with the objectives of this tit/e.
b. There are exceptiona/ or extraordinary circumstances or conditions
applicable to the site of the variance that do not apply generally to other
properties in the same zone district.
c. The strict or literal interpretation and enforcement of the specified
regulation would deprive the applicant of privileges enjoyed by the owners
of other properties in the same zone district.
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VII.
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ZONING ANALYSIS
Address:
Legal Description:
Zoning:
Land Use Plan Designation
Current Land Use:
Geological Hazards:
Site Standards
EHU size (max)
Parking (min):
1550 Matterhorn Circle
Unplatted
Residential Cluster District
Medium Density Residential
Multiple-Family Residential
None
Allowed/Required
1,200 sq. ft.
12 spaces
Previous Variance Proposed
1,544 sq. ft
12 spaces
1,719 sq.ft.
no change
There will be no changes to the Lot Area/Site Dimension, Setback, Height, Density
Control, Site Coverage, Landscaping and Site Development standards.
SURROUNDING LAND USES AND ZONING
Current Land Uses Zoninq
North: Multi-Family Residential Residential Cluster District
South: Multi-Family Residential Residential Cluster District
East: Donovan Park Middle Bench Agriculture & Open Space District
West: Gore Creek and Donovan Park General Use District
REVIEW CRITERIA
The Planning and Environmental Commission shall consider the following factors with
respect to a variance application:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
A principle development objective of the Town of Vail is to encourage the construction of
housing for local residents. In response to this objective, the Vail Town Code includes
requirements and incentives for the construction of Employee Housing Units (EHU's).
EHU's are required in certain zone districts by the Town's Commercial Linkage and
Inclusionary Zoning policies. In most zone districts, employee housing are facilitated by
the Vail Town Code by allowing such units as permitted uses and granting additional
development rights. One of these incentives includes the provision that Type III EHUs
are excluded from both density and Gross Residential Floor Area (GRFA) calculations,
pursuant to Section 12-13-4, Requirements by Employee Housing Unit Type, Vail Town
Code.
Although Type III EHU's are not calculated as density or GRFA, the provisions of
Section 12-13-4, Requirements by Employee Housing Unit Type, Vail Town Code, do
regulate the size of these EHUs at a minimum of 300 sq. ft. and a maximum of 1,200 sq.
ft. These EHU size limits are determined by using GRFA calculation methods.
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The proposed EHU for which this variance is being requested, will be created by
remodeling the existing attic storage area of an existing garage structure on the subject
property. The applicant is now proposing to remove the existing exterior stairs to the
second floor garage attic area and instead construct a new interior stairway to the
employee housing unit. The first floor portion of the proposed interior stairway will be
located in the northwest corner of the existing garage and will not displace any vehicle
parking spaces. Staff believes the applicant's amended proposal to create an enclosed,
interior stairway to the employee housing unit will create a more convenient and livable
residence than maintaining the existing, open exterior stairway.
Staff believes the proposed EHU in the existing garage will have little physical or visual
impact on neighboring uses or structures in comparison to existing conditions.
Therefore, Staff does not believe this proposal will have a significant negative effect
upon this criterion.
2. The degree to which relief from the strict and literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility and
uniformity of treatment among sites in the vicinity or to attain the objectives of
this title without a grant of special privilege.
Staff believes the original development of the subject property under Eagle County
jurisdiction and the subsequent annexation of the property into the Town of Vail has
created unique circumstances related to the existing density on the site and the
configuration of existing structures.
The Vail Town Code generally encourages, and occasionally requires, the construction
of EHU's. Type III EHU's are permitted in the Residential Cluster District and the
applicant is proposing to convert the existing attic storage area above an existing garage
into an EHU. The floor area of this converted attic will exceed the 1,200 sq. ft. EHU size
limit prescribed by Section 12-13-4, Requirements by Employee Housing Unit Type, Vail
Town Code. Since the applicant is proposing to create an EHU in the existing attic area
of an existing structure, Staff believes the applicant is requesting a variance to the
degree necessary to achieve compatibility and uniformity of treatment among sites in the
vicinity and to attain the objectives of this title without a grant of special privilege due to
the unique characteristics of the property.
Additionally, on July 11, 2005, the Planning and Environmental Commission approved a
variance allowing the construction of a new Type III Employee Housing Unit in excess of
the 1,200 sq. ft. floor area limit in the Residential Cluster District at 2883 Kinnikinnick
Road. This variance facilitated the construction of a new three-story, single-family style
Type III EHU. The top two floors of living area equaled 1,200 sq. ft., and the variance
allowed an additional 873 sq. ft. of garage and storage area to be constructed on the first
floor. The variance resulted in a total EHU unit size equaling 2,073 sq. ft. of floor area.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
Staff does not believe this proposal will have a significant impact on the public health,
safety or welfare, public facilities, utilities, or light and air in comparison to the existing
conditions.
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4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
As part of the on-going Zoning Code update project, Staff is proposing that the Planning
and Environmental Commission and the Town Council amend Section 12-13-4, Vail
Town Code, and eliminate the current 1,200 sq. ft. floor area cap on the size of Type III
EH U's.
IX. STAFF RECOMMENDATION
Based upon Staff's analysis of the review criteria in Section VIII of this memorandum
and the evidence and testimony presented, the Community Development Department
recommends approval, with a condition, of a variance from 12-13-4, Requirements by
Employee Housing Unit Type, Vail Town Code, pursuant to Chapter 12-17, Variances,
Vail Town Code, to allow for increased Gross Residential Floor Area, located at 1550
Matterhorn Circle/Unplatted, and setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve, with a
condition, this variance request, the Community Development Department recommends
the Commission pass the following motion:
"The P/anning and Environmenta/ Commission approves the applicant's request
for a variance from 12-13-4, Requirements by Employee Housing Unit Type, Vail
Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for
increased Gross Residentia/ F/oor Area, located at 1550 Matterhorn
Circle/Unplatted, and setting forth details in regard thereto, subject to the
following condition:
1. Approva/ of this variance request is contingent upon the applicant obtaining
Town of Vail approva/ of the associated design review application."
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission makes
the following findings:
"Based upon the analysis of the review criteria outlined in Section Vlll of Staff's
January 11, 2010, memorandum and the evidence and testimony presented, the
P/anning and Environmenta/ Commission finds:
1. The granting of this variance will not constitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Residential
Cluster (RC) District.
2. The granting of this variance will not be detrimenta/ to the public hea/th, safety,
or we/fare, or materially injurious to properties or improvements in the vicinity.
3. This variance is warranted for the following reasons:
a. The strict literal interpretation or enforcement of the specified regulation
would result in practica/ difficulty or unnecessary physical hardship
inconsistent with the objectives of Tit/e 12, Zoning Regulations, Vail Town
Code.
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b. There are exceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that do not apply generally to other
properties in the Residentia/ Cluster (RC) District.
c. The strict interpretation or enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other properties
in the Residentia/ Cluster (RC) District. "
X. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Proposed Architectural Plans
D. Photographs
E. September 14, 2009, Approved Architectural Plans
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Attachment A
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Attachment B
Nov.20,2009
TOV PLANNING AND ENVIRONMENTAL COMMISSION
RE: Variance Application for the property at 1550
Matterhorn Cir. Vaii, Co.
The property comprises five apartments on .57 acres and
was annexed into the Town of Vail in 1982.
Four of the apartments are on year leases and occupied
by local workers. The fifth is the primary residence of
the owner/applicant. �
A garage with storage space above was added about 20 years
ago. This application is for the conversion of the storage
area above the garage into an EHU.
The applicable Zone District is RC under which additional
units are allowed if restricted as Type III EHUS.
The maximum square footage for this type EHU is 1200 sq.ft.
The area above the garage comprises about 1586 sq.ft.
An interior staircase from the garage level increases the
square footage from the Aug.20, 2009 application to
1719 sq.ft. The exterior staircase has been removed.
NEIGHBORS: The property is bordered by the 11 unit
Matterhorn Inn complex to the west. To the east three single
family units of the seven unit Parkside Villas Project abut.
The lower bench of Donovan Park is across Matterhorn
Circle to the north and the middle bench of Donovan Park
is contiguous to the south.
PARKING: The existing 5 units plus the proposed EHU
require 12 parking spaces (6 units times 2 spaces per unit).
This offstreet parking has been sketched on the site plan
and was deemed sufficient by Chris Dellis of the TOV
Pubiic Works Department.
LANDSCAPING: The landscaping on the property and around
the garage is mature - as shoWn on the photographs.
A tiered boulder garden wali is proposed for the southwest
corner of the garage.
Sincerely,
.; t �
, �, �. ��C���
�-
� ������
Nov 2�o zao9
TOWN QF VAIL
us�urou Od V!lO107 iIYA
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 11, 2010
SUBJECT: 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 Areas" designation, and setting forth details in
regard thereto. (PEC080065)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
I. SUMMARY
The applicant, Vail Resorts Development Company, represented by the Mauriello
Planning Group, LLC, is requesting a final recommendation to the Vail Town Council
on a request to for prescribed regulations amendments to the Vail Town Code
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" within the "Commercial Core Areas" designation. The Ever Vail
project is the proposed creation of a new portal to Vail Mountain on approximately
12.2 acres comprised of properties currently located at 862, 923, 934, 953, and 1031
South Frontage Road West, and the South Frontage Road West right-of-way.
Upon review of the applicable elements of the Town's planning documents and
adopted criteria for review, the Community Development Department is
recommending the Planning and Environmental Commission forwards a
recommendation of approval, with a condition of the applicant's request for
prescribed regulation amendments to Section 12-10-19, Core Areas Identified, Vail
Town Code, to the Vail Town Council. A complete summary of our review is
provided in Section VI I of this memorandum.
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 area" 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.
At today's hearing the applicant and staff are requesting the Planning and
Environmental Commission take action on a request to forward a recommendation to
the Vail Town Council with regard to proposed amendments to the prescribed
regulations regarding the designation of "commercial core areas" found in Chapter
12-10, Off Street Parking and Loading, Vail Town Code. This request, if approved,
would result in the use of the parking requirement schedule for commercial core
areas. Within commercial core areas there is a reduction in the required parking for
each land use located within a development. The reasoning behind this reduction
was the result of a study which was performed in 1999 entitled Alternative Parkinq
Ratio Analysis for the Vail Villaqe and Lionshead Core Areas in Vail, Colorado,
prepared by Felsburg Holt and Ullveg, the Town's consultant (Attachment A). The
premise of reducing parking requirements in Vail Village and Lionshead was based
upon the study's findings that:
"Higher leve/s of multi-purpose trip making, where a sing/e vehicle trip is
made to complete two or more trip purposes.
The proximity and viability of a/ternative transportation modes.
Hourly variation in the peak accumulation of parked vehicles between
different /and uses which tends to reduce the aggregate parking demand of
the core area. "
Staff has attached to this memorandum a map entitled "Core Area Parking" which
depicts the current properties included within the commercial core areas and the
properties proposed for inclusion associated with Ever Vail (Attachment B). The
applicant has provided documents entitled Commercial Area Parkinq Requirements
(Attachment C) and Circulation (Attachment D) addressing the request to have Ever
Vail designated a commercial core area. These documents are to be inserted in the
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
which was provided at the December 14, 2009 hearing. Further more the applicant
has submitted several revised sheets dated January 4, 2010, for inclusion into the
11"X17" set of drawings dated November 2, 2009, for the proposed Ever Vail project
(Attachment E). The previous sheets can be removed and these sheets inserted.
In addition to the request for a final recommendation on prescribe zoning regulations
amendments the applicant will begin a discussion on surface circulation for both
vehicles and pedestrians and potential scenarios for providing a high level of service
within the proposed subterranean parking structures. A document entitled Ever Vail
Garaqe Desiqn Review prepared by Carl Walker provides details on how the
proposed subterranean parking structures could function to provide a high level of
service to its users (Attachment F).
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 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).
On December 14, 2009, the Planning and Environmental Commission held a hearing
to discuss the revised plans submitted on November 4, 2010 and more specifically
the proposed parking counts for the project and the number attributed to each land
use with not action requested.
IV. ROLES OF REVIEWING BOARDS
Planninq and Environmental Commission:
The PEC shall review the proposal for and make a recommendation to the Town
Council based upon the findings made on the criteria located in Chapter 12-9A,
Special Development District, Vail Town Code.
Town Council:
The Town Council takes into consideration the PEC's recommendation when
reviewing an application for a special development district and is responsible for final
approval/denial of an SDD. The Town Council shall review the proposal and
approve/approve with conditions/deny the application based upon the findings made
on the criteria located in Chapter 12-9A, Special Development District, Vail Town
Code.
V. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
12-1-2: PURPOSE:
A. General: These regulations are enacted for the purpose of promoting the hea/th,
safety, mora/s, and general we/fare 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
residentia/ 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 encourage a harmonious, convenient, workable re/ationship among /and
uses, consistent with municipa/ deve/opment objectives.
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 other amenities
and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viab/e community.
12-3-7: AMENDMENT: (in part)
A. Prescription: The regulations prescribed in this tit/e and the boundaries of the
zone districts shown on the officia/ zoning map may be amended, or repea/ed by
the town council in accordance with the procedures prescribed in this chapter.
B. Initiation:
4
An amendment of the regulations of this tit/e or a change in zone district
boundaries may be initiated by the town council on its own motion, by the
planning and environmental commission on its own motion, by petition of any
resident or property owner in the town, or by the administrator.
F. P/anning And Environmenta/ Commission Recommendation: Within twenty (20)
days of the closing of a public hearing on a proposed amendment, the planning
and environmental commission shall act on the petition or proposal. The
commission may recommend approva/ of the petition or proposa/ as initiated, may
recommend approval with such modifications as it deems necessary to
accomplish the purposes of this tit/e, or may recommend denia/ of the petition or
rejection of the proposal. The commission shall transmit its recommendation,
together with a report on the public hearing and its deliberations and findings, to
the town council.
G. Hearing By Town Council: Upon receipt of the report and recommendation of the
planning and environmental commission, the town council shall set a date for
hearing in accordance with subsection 12-3-6B of this chapter.
H. Action By Town Council: Within twenty (20) days of the closing of a public hearing
on a proposed amendment, the town council shall act on the petition or proposal.
The town council shall consider but shall not be bound by the recommendation of
the planning and environmental commission. The town council may cause an
ordinance to be introduced to amend the regulations of this tit/e or to change zone
district boundaries, either in accordance with the recommendation of the planning
and environmental commission or in modified form, or the council may deny the
petition. If the council e/ects to proceed with an ordinance amending the
regulations or changing zone district boundaries, or both, the ordinance shall be
considered as prescribed by the charter of the town.
12-10-10: PARKING REQUIREMENTS SCHEDULES:
Off street parking requirements shall be determined in accordance with the following
schedules:
A. Schedule A applies to properties within Vail's "commercial core areas" (as defined
on the town of Vail core area parking maps I and II, incorporated by reference and
available for inspection in the office of the town clerk):
Use
Parkinq Requirements
Accommodation unit 0.7 space per accommodation unit. Hotels with
conference facilities or meeting rooms 0.7 space per
accommodation unit, plus 1.0 space per 330 square
feet of seating floor area devoted to conference facilities
or meeting rooms
Banks and financial 3.7 spaces per 1,000 square feet of net floor area
institutions
Dwelling unit
Dwelling unit with 1
attached
accommodation unit
Dwelling unit with more
than 1 attached
accommodation unit
Eating and drinking
establishments
1.4 spaces per dwelling unit
1.4 spaces per dwelling unit
1.4 spaces per dwelling unit plus 0.7 space for each
additional attached accommodation unit
1.0 space per 250 square feet of seating floor area;
minimum of 2 spaces
Fractional fee club unit 0.7 space per fractional fee club unit. Hotels with
conference facilities or meeting rooms 0.7 space per
fractional fee club unit, plus 1.0 space per 330 square
feet of seating floor area devoted to conference facilities
or meeting rooms
Medical and dental
offices
Other professional and
business offices
Recreational facilities,
public or private
Retail stores, personal
services and repair
shops
Theaters, meeting
rooms, conference
facilities
2.7 spaces per 1,000 square feet of net floor area
2.7 spaces per 1,000 square feet of net floor area
Parking requirements to be determined by the planning
and environmental commission
2.3 spaces per 1,000 square feet of net floor area
1.0 space per 165 square feet of seating floor area
E�
Timeshare units 0.7 space per timeshare unit. Hotels with conference
facilities or meeting rooms 0.7 space per timeshare unit,
plus 1.0 space per 330 square feet of seating floor area
devoted to conference facilities or meeting rooms
Any use not listed Parking requirements to be determined by the planning
and environmental commission
B. Schedule B applies to all properties outside Vail's "commercial core areas" (as
defined on the town of Vail core area parking maps I and II, incorporated by reference
and available for inspection in the office of the town clerk):
Use
Accommodation unit
Banks and financial
institutions
Eating and drinking
establishments
Parkinq Requirements
0.4 space per accommodation unit, plus 0.1 space per
each 100 square feet of gross residential floor area, with
a maximum of 1.0 space per unit
1 space per 200 square feet of net floor area
1 space per 120 square feet of seating floor area
Fractional fee club unit 0.7 space per fractional fee club unit. Hotels with
conference facilities or meeting rooms 0.7 space per
fractional fee club unit, plus 1.0 space per 330 square
feet of seating floor area devoted to conference facilities
or meeting rooms
Hospitals
Limited service lodge
unit
Medical and dental
offices
1 space per patient bed, plus 1.0 space per 150 square
feet of net floor area
0.7 space per limited service lodge unit
1 space per 200 square feet of net floor area
Multiple-family
dwellings
Other professional and
business offices
If a dwelling unit's gross residential floor area is 500
square feet or less: 1.5 spaces
If a dwelling unit's gross residential floor area is more
than 500 square feet, but less than 2,000 square feet: 2
spaces
If a dwelling unit's gross residential floor area is 2,000
square feet or more: 2.5 spaces
1 space per 250 square feet of net floor area
Quick service 1.0 space per each 200 square feet of net floor area for
food/convenience the first 1,000 square feet of net floor area: 1.0 space
stores per 300 square feet for net floor area above 1,000
square feet
Recreational facilities,
public or private
Retail stores, personal
services and repair
shops
Single-family and two-
family dwellings
Parking requirements to be determined by the planning
and environmental commission
1 space per each 300 square feet of net floor area
If a dwelling unit's gross residential floor area is less
than 2,000 square feet: 2 spaces
If a dwelling unit's gross residential floor area is 2,000
square feet or more, but less than 4,000 square feet: 3
spaces
If a dwelling unit's gross residential floor area is 4,000
square feet or more, but less than 5,500 square feet: 4
spaces
Theaters, meeting
rooms, convention
facilities
If a dwelling unit's gross residential floor area is 5,500
square feet or more: 5 spaces
1 space per 120 square feet of seating floor area
Timeshare units 0.7 space per timeshare unit. Hotels with conference
facilities or meeting rooms 0.7 space per timeshare unit,
plus 1.0 space per 330 square feet of seating floor area
devoted to conference facilities or meeting rooms
Any use not listed Parking requirements to be determined by the planning
and environmental commission
VI. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: CDOT ROW None
South: Open Space Natural Area Preservation District
East: Mixed Use Lionshead Mixed Use - 1
West: Mixed Use SDD No. 4, Cascade Village
VII. CRITERIA AND FINDINGS
The Vail Town Code prescribes the process, criteria, and findings for reviewing a
proposed prescribed regulations amendment. In reviewing an application of this type
the Planning and Environmental Commission and Town Council shall consider the
following factors with respect to the requested text amendment:
(1) The extent to which the text amendment furthers the general and specific
purposes of the zoning regulations; and
The eleven (11) specific purposes of the Vail Town Code are included in Section V of
this memorandum. The proposal to amend the core area parking maps to include
the proposed Ever Vail project specifically addresses purposes 3, 4, 5, and 6. In
1999 the Town identified that the provision of required parking in both Vail Village
and Lionshead was unique from other areas in the community and that the existing
regulations may not be applicable. Through the analysis performed by Felsburg,
Holt, and Ulveg, the Town's transit consultants, it was determined that several
factors such as mixed use development, proximity and frequency to mass transit,
and differing peak times for various land uses resulted in synergies for the demand
of parking spaces. After careful review by the Planning and Environmental
Commission and the Town Council it was determined that Vail Village and Lionshead
should be include within a commercial core designation which would have a different
required parking schedule. This result promoted the specific purposes of the Vail
Town Code by addressing the need to provide for efficient pedestrian and vehicular
traffic circulation and lessening of congestion by appropriately locating off street
parking and loading facilities. The adoption of a commercial core area parking
requirement also addressed the need to maintain and establish workable
relationships among land uses.
(2) The extent to which the text amendment would better implement and better
achieve the applicable elements of the adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the
development objectives of the town; and
The elements of the Vail comprehensive plan that staff believes apply to this request
are the Lionshead Redevelopment Master Plan and the Vail Transportation Master
Plan. These documents highlight the importance of parking, transit, and vehicular
movement. Within the proposed Ever Vail project there are several aspects which
address parking, transit, and vehicular movement to avoid conflicts. Furthermore,
these aspects will work in concert with the proposal for a new gondola to support an
approximately 12.2 acre new village portal.
The aspects of Ever Vail which will work in concert with the proposed new village
portal are similar to those found in both Vail Village and Lionshead. The Ever Vail
project is proposed to include an enclosed four bus bay and 15 skier drop-off space
facility, subsurface parking of 1,551 spaces of which 400 spaces will solely address
skier parking demand, and a location for shuttle drop within a distance of
approximately 500 to 900 feet of the gondola. Furthermore, the project includes a
mix of various land uses including approximately 66,900 square feet of commercial,
33,600 square feet of office, 406 dwelling units, and 120 hotel rooms. These land
uses will lend themselves to single trip multiple stop vehicular motions.
Mass transit within Ever Vail is proposed to be addressed in several ways. Within
the enclosed transit facility there are four bus bays to serve the Town's Green and
Red outlying routes and Eagle County Transit buses. In addition to this facility it is
proposed that the in-town bus route will have a pull out for two buses at the
easternmost termination of Market Street in the proximity of the proposed grocery
store. It is also anticipated that as the design for Market Street progresses, elements
will be incorporated to facilitate the staging of additional buses on Market Street if
needed for peak times. It is anticipated that the frequency of bus service will be as it
exists throughout Town today. As the length of the in-town route expands it will
cause the need for additional buses to maintain today's service standards of
frequency.
(3) The extent to which the text amendment demonstrates how conditions have
substantially changed since the adoption of the subject regulation and how the
existing regulation is no longer appropriate or is inapplicable; and
Since the establishment of the commercial core area parking requirements in 2000
there have been several changes in conditions. Those changes include
amendments to the Lionshead Redevelopment Master Plan to incorporate several
additional properties into the extents of the Master Plan and the creation of specific
recommendations for those properties. In general those amendments provided for
10
VIII.
the establishment of a new lift to the mountain, an associated approximately 400
space public parking facility, employee housing, and other mixed use development.
The Master Plan amendments began to lay the ground work for the establishment of
a new portal onto the mountain.
Subsequent to these amendments the applicant has been continuing to develop
plans and submitting applications to facilitate the creation of a new portal and
associated village. If Ever Vail were to be approved it would indeed be of
comparable land area (commercial cores) and land use composition to Vail Village
and Lionshead. Therefore, if Ever Vail were to be approved staff believes the same
premises by which Vail Village and Lionshead where placed within the commercial
core areas would apply to a new portal exhibiting significant similarities with regard to
vehicular needs and usage.
(4) The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations consistent with
municipal development objectives; and
For many of the reasons stated in the responses for the previous criteria staff
believes that the placement of the proposed Ever Vail portal within the commercial
core parking area maps results in a convenient and more workable relationship
among land use regulations. As described it is anticipated that Ever Vail will
function in many ways like Vail Village and Lionshead and therefore the regulation of
Ever Vail should be similar.
There are two specific areas which staff believes needs to have continued focus and
effort to provide greater support for inclusion within the commercial core parking
areas map. As the project continues to advance through the process and evolve, the
pedestrian connection from the west side of Lionshead to Ever Vail along West
Lionshead Circle will be scrutinized by staff to design and develop the strongest
functional connection that can be established. This pedestrian link is critical to the
success of both Lionshead and Ever Vail. The situation that staff is wanting to
address are the barriers that we are consistently trying to resolve along Meadow
Drive from Vail Village to Lionshead.
In addition, the second area of focus and scrutiny will be the provision of transit
option, numbers, and locations. The project currently contains provisions for skier
drop-off, buses, hotel shuttles, private vehicles, loading and delivery, etc. Moving
forward as the project is further refined and understood the aspects of transit
discussed previously will continually need to be reexamined for their function,
number, and location.
(5) Such other factors and criteria the planning and environmental commission
and/or council deem applicable to the proposed text amendment.
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of approval, with a
condition, 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
m
"Ever Vail" (West Lionshead) within the "Commercial Core Areas" designation, and
setting forth details in regard thereto. Staff's recommendation is based upon a
review of the criteria and findings as outlined in this memorandum and from the
evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval, with a condition, of the applicants' request, staff
recommends that the following condition be made as part of the motion:
1) That this recommendation for the inclusion of Ever Vail within the commercial
core area parking map is contingent upon the approval of the remaining
applications which will cause the project to receive its full entitlements.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval, with a condition, of the applicants' request, staff
recommends that the following findings be made as part of the motion:
1) That the amendment is consistent with the applicable elements of the adopted
goals, objectives and policies outlined in the Vail comprehensive plan and is
compatible with the development objectives of the town; and
2) That the amendment furthers the general and specific purposes of the zoning
regulations; and
3) That the amendment promotes the health, safety, morals, and general welfare of
the town and promotes the coordinated and harmonious development of the town
in a manner that conserves and enhances its natural environment and its
established character as a resort and residential community of the highest
quality.
IX. ATTACHMENTS
A. Staff inemorandum dated April 10, 2000, and associated attachments regarding
the creation of the "commercial core" parking standards.
B. Core Area Parking map dated December 31, 2009
C. Core Area Parking Requirements memorandum dated January 11, 2010
D. Circulation memorandum dated January 11, 2010
E. Revised plan sheets dated January 4, 2010
F. Ever Vail Garage Design Review prepared by Carl Walker dated January 4, 2010
12
�
TO:
FROM:
DATE:
S UBJ ECT:
MEM�RANDUM
�lanning and Environmental Cammissian
Community Development
April 1 d, 2000
A request for a final review of the Town of Vaii's �are F1rea Parking Analysis and
proposed amer�dments to Chapter 12-10, Town af Vaii Code.
Planner: Brent Wilson
Applicant: Town of Vail
BACttGROUND AND DESGRIpTION OF 7HE REQU�ST
PEC Update: On March 27`h, ihe PE� c�nceptually reviewed the praposed amendments
to ti�e Town`s parking regulations and directed sta#f to purs�e the following changes to
the parking requirements schedule:
• A ci�ange in restaurant parkir�g calcu#ation from "nurnber of seats" to "seating ftoor
area." This way, restaurants �vould no# be discouraged fram providing large waiting or
iobby areas. Staff believes the arnauni of kitchen area and staff a restaurant
� contains/employs is commensurate with the size af its seating area. Therefore, we
believe "seating floor area" to be a simple, effective technique for calculating
restaurant parking. Additionally, staff is recommending a"minimum parking space"
requirement to cover restaurants that may not have any seating floar area (i.e. Taca
Bell Expressl. The recommended parking requir�r�ent for restaurants has been
amended #o reflect the PEC's r�equests,
�
•/� change �n meeting roomlconference space parking from "number of seats" ta
"seating floor area." The parking req�irement �as r�ot changed since the last PEC
meeting, but the method of calculation has been changed to "seating f(oar area" to
remain consistent with the other uses identified in the Off-Street Parking and Loading
code.
■ The PEC directed staff to pursue increasing the parking requirement for residential
con�iominiums within the core areas. PEC proposed maintai�ing a parking
re�uirement of 2 spaceslunit for each condv. This is our current parfcing requiremeni
for units betwee� 540-1,999 square feet. This represents a 30% increase over the
cansuttar�#'s reeommendation for units within the commercial cores.
�s �
Attachment A
1tVAt�tDATA:EiV [:RYOT�i�.Yl:G: �q Fi�tOS'�OO�PRKG(.'i�ii3.f�C:
Pa�� � ors
mwrroF�,uc d
History of the pro�osal �
D�ring the sumrner of 1Q99, the "awn hired the firm of Felsburg, Nalt 8� Ullevig to
conduct �n in-depth analysis of parkirtg generation in Vail's commercial core areas. The
primary purpose of the study was to determine #he influence of extemal factors (mixed
u�es, 'ransiVpedestrian #rips, hourly varia6ons ►n business activity} on p�rking
generation. Currently, #he Town's parking regulaiions do not account for these factors
and assess parking requirements strictly by land use type and square footage. Given
the inability of many properties in VaiE Viilage and Lionshead to provide on-site parking
and the Town's $17,9i7 per space parking pa�y-ir�-lieu fee, staff reali�ed a need to
produce a more realis#ic assessment of pa�lcfng generation in ihese areas.
flver the past few months, the consultant examined data involving a number of factors
in�tuencing parking generation in Vail. Skier visits, parkdng structure transactions, land
uses per square foo#, par[cing turnover ratios (lengtti of stay), and traffic {automobile,
transit and pedestrian) counts were re#erenced and incorporated ir�to a model. This
model was used to determine a more accurate assessment of paricing gener�ation in the
Town's �ommer�ial core areas. The consultani's recommer�dations are outlined 'm
Sec#ion fV of ihis memorandum. It is importa=it ta note ihese recommendations are
applicable on(y to those properties that exhib�t the characteristics outlined above (mixed
uses, transit/pedestrisn trips, hourly varia�ions in business ac#ivity}. Many areas of Vaii
(outside Vail Vi]lage and Lions�ead) do not exhibit these characteristics and it wnutd be
inapprapriate to apply these same raies at ofher loca#ions. A copy of the consultanYs
study and findings has been included in your packet for reference.
il. ROLES C3F THE REVlEVIflNG BOARDS
Plan�ing and Enviranmental Commission:
Action: The PEC is advisory fr� the Town Council.
The PEC shail review the proposal for and make a recamm�nda�ion to the Town
Council on the compatibiliiy of the proposed text changes for consistency with the Vail
Comprehensive Plans and impact on the general wetfare of the community.
Staff:
The staff is responsible for ensuring fha# all submittal requirements are provided. The
staff advises the applicant as to compliance with the Z�ni�g and Subdivision
Regulations.
Staff �rovides analyses and recommertdations to the PEC �nd Town Council on any text
proposal.
Town Council:
Aciion: The Town Councr! is responsible for ftnal approvaUdeniat on code
amendments.
�
The Town Council shal! review and approve the proposal based on the compatibility of
the proposec� text changes for consistency with the Vaii Comprehensive Plans and --
impaCt on the general v+relfare of tr�e community.
�
Pege 2 uf 5
F:tEV FRYO?VF`�PF,(.'1MI:MOS`�DO�PRKGGEN3_DOC
Desiqn Review Board:
� Action: The ORB has I�iO review authority on code ameRdments.
III. STAFF RECOMMENDATION
Staff recommends that the Pianning and Environmentai Commission recommend
approval of the proposed code amendments to the Vai! Town Council, pursuant to the
follawing findings: '
1. That the prr�posed code amendm�nts further the development objectives of the �_
Town of Vail. . '
2. That t'he proposed amendme�ts are in keeping with ti�e purpose and intent of the
Vail Land Use Plan and all other applicabie masier p{anning dc�cuments.
3_ That the health, safety, weifare and interests of th� community are being met by the
adoption and implementation �f the propQSed code amendments.
IV. FINDtNGS
The following fable is a summary af the consultant's and the PE�'s recommended
pa�lcing raies for specific uses within the T'own`s cammercia! core areas. A comparison
befween the Town`s current rates and the consu{tant's recommended rates is listed and
reductionsJadditions to parking ratios are listed where applicabfe.
� Tahle 2.4 — Current and Suggested Parking Ra#es (Cnmmercia! Core Areas Only)
Land Use Current Requlrernent Cvnsul#ant's PEC's Suggested
Suggested Requirem�n# Requiremerrt
Residentiai' 2.0+ spaces/unit 1.� spaces/unit 2.0 spaceslunit
Hotel*" 1.0 spaces/unit 0.7 spaceslunit 0.7 spaces/unit
Conference Facility 1 space / 8 seais 1 space ! 11 seats 1 space / 165 sq. ft. sea#ing
floar area
General Retail`''" 3.33 spaces 1 KSF 2.3 spaces 1 1{SF 2 spaces 1 KSF
� Office"'" 4 spaces / KSF 2.7 spaces / KSF 4 spaces / KSF
Restaurant 1 space /8 seats 1 space /12 seats 1 space / 250 sq. ft. seating
floor area; min. of 2 spaces'""'"`
Bank/�inance"" 5 spaces / KSF 3.7' spaces / KSF 3.7 spaces / KSF
Assumes an average unit size of 500-J,999 square feet. Currenfly includes timeshares and FFU's.
** Assumes an accommadafio� unit size of at least 60Q square feef. Current reQuir�ment is 0.4
spaces/unif, plus 0.1 space%ach 100 square feef of GRFA, with a max r�f 1.0 space/urtit. For
parking purposes, trmeshares✓FFU's u�il1 be considered as AU's.
*'* Jnvolves a change irr calcufation from "net floor area"to "gross floor area."
� *'*' lnvolves a change from space/num6er of seafs to space/s�ating flr�or area
"KSF"= t,Q00 square teet
Page 3 af 5 •
F:IFVERYdhEPf.C��iF�tUS�O�PRKGGE'*l3.iX�C ' '
For Example
�or a point of reference, a�ecen#!y constructed praject (the Vaii Village Clu�j is shown based
on �xisting and the cvnsultant's proposed parking schedule applicability.
Reauired Parkinq for 1997 V�il Village Club Praposal
Retail = 3,594 sq. ft. - 11.98 parking spaces
Office � �4 sq. ff. = 0.38 parking spaces
Res#aurantlClub = 5,717 sq. ft. {381 seats) - 47.64 p�rkinq spaces
Total = 6t7.0� parkir�g spaces
e
in-lieu
�
Hypothetical ReQUirec Parkin� for Vail Village Clu� Under Consultant's Proposed Parkinq
Sfiandards
Retail = 3,594 sq. ft. = 8.26 parking spaces
O�ce = 9�l sq. ft. -- fl.25 parki�g spaces
Restaurant/Club = 5,717 sq. fit. (381 seats) - 31.75 aarkinq spa.ces �
i'o#al = 40.�6 paricing spaces
a
7his represents a diffErence �f 19.74 pay-in-lieu spaces flr $353,681).T9 �based on current pay- �
in-lieu rates).
Parking Availabil�ty
Table 22- Parking availabilify by Locatir�n
�o�ationiType # of Percent of Tatal
Spaces
Privaie Lionshead 5paces 995 21 %
Public Lionshead Spaees 1,3�0 28%
Private Vail Village Spaces 1228 26°/a
Public Vail Village Spaces �aoo 25%
Ta#a! Available Spaces 4,723 100°/a
About 4'°a of the ava'rlable parfcing in Vail Viilage and Lionshead is suppiied privataly. The vast
majority af these privately-held spaces are devoted to residential uses.
Pa�e 4 of i
F:1E�rEK YOt� E.PECtM E�tOS+QO�PR KGGEN3.DOC
,� ,
C�
�. DISCUSSIdN ITEMS
Overall, the consultant's recommended parking raies represent a 31% reduction in the arnount
of required parking for private uses in Vail Village and Lior�shead compared to our current
regulations.
Table 3.1— Current versus Propased Parking Requiremenfs
Land Use Qua�tiiy Current Recommended
Re�uirernent Requirem�nt
Residential Units 2,148 units 3,222 2,235
Retail 151,4T5 sf 504 3v 1
Restaurant 82,127 sf 257 180
Office 45,OflD sf 180 125
Bank 2,�60 sf 12 9
Total Required 4,175 Z,900
Spaces
As depicted in Table 2.2, there are ab4ut 4,723 totat parking spaces in Vai! Village and
� Lionshead. It is important to note, how�ver, that a large percentage of these spaces {47%) �re
privately-held and devafed primarily tc� private resi�ential uses. There are only about 2,500
public parking spaces in th� core are�s to serve day skiers �nd their associated trips — with
anoti�er 250 spaces outside the core areas at Ford Park. Any vacant pfivaie parking spaees
are assumed to be unavailable for put�lie day skier parking.
�
F':`,GV EI2YUNE.lPEC1A9 G M05'd1aV'RKGGEN3.1]C)(:
Page 5 of3
APPENDIX "A"
CNAPTEF� �10
O�F-STRE�T PARKING AND LOADING SECTION:
Added te� is shown in bold and underlir�ed type; deleted fext is shown in �is�csr� type
12-10-1: Purpose
1�c-10-2: Ap�licabili�ty
12-10-3: Exisung Faciiifies
�2-10-4: Additions t�r Changes
'2-10-5: Consfruction And Maintenance
12-10-6: Parking; Off-Site And Joint Facilities
12-10-7: Standards; Autfiority To Adjust
� 2-10-8: Parking Standards
�f2-10-9: LQading S#andards
12-10-1Q: Parking Requirements Scheduls
�f2-�Q-91: Parking Schec�ule Applicabifity
�2-10-12: Gredit For Multiple Use Parking Faciiities
12-1Q-13: Loading Requirements Sehedule
12-�0-14: Laading Schedule Applieability
12-�i0-15: Credit For Multiple-Use Loading Facilities
12-14-16: Exempk Areas; Parking Fund Estaalished
�2-10-17: Leasing Of Pa�lcing Spaces
12-10-18: Variances
�2-1 Cl-'t : PURPOSE:
ln arder to ail�viate progressive�y or ta prevent traffic congestion and shortag� of on-street
parking areas, off-st�eet parking and ic�ading facilities shalt be provided incfdenia) to new
structures, eniargements ofi existing structures or a conversion ta a new use which requires
addiiiflna[ parking under fhis £hapter. The rwct��of Q� �aces and laading be�ths
prescribed i� this Chapter shalt be in propo�tion to the nesd for such #aeilities created by the
particular type afi use. Off-street parking and loading areas a�e to be designed, maintained and
aperated in a manner that wilt ensure their usefu[ness, protPct the public safety, and, where
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� appropriate, ir�sufate surrounding kand uses from t�eir impact. In certain districts, all or a portion
of the parking spaces prescrit�ed by this Chapter are required to be within the main building in
order to avoid or to minimize the adverse visu�l impac; of large concentrations or expased
parking and of separate garage or carport structures. (Ord. 26(1982) § 1: Ord. 19(1976) §'I2:
Ord. S(1973) § 14.100}.
12-10-2: A�RPLI�CABILITY:
Off-street �arking and toading space sf�all be provided for any new building, for any addition or
enlargement of an existing building or fo� any cor�Wersion of uses which requires additional
park�ng underfhis Chapier. (Ord. 26(1982) § 2: Ord. 19{1976) § 12; Ord. 8(1873) § 14.200).
'�2-10-3: EXtSTiNG FACILITIES:
� flff-street parking and loading facilities used for aff-street park�ng and loading on the ei#ective
date hereof sf�all not be reduced in capacity to {ess than the numher of spaces prescribed in this
Chapter, or reduced in area or number to less than the minimum standards prescribed in this
Chapter. (Ord. 26(1982} § 3: Ord. 19(1976) § 12: 4rd_ 8(1973) § 14.201).
92-10-4: AQDITIONS OR CHANGES:
For additians or enlargements of any existing building or change of use that would increase the
to#al number af parking spaces required, the add'+tianal �ar�cing shall be requi�ed only %r such
addition, en[argement or chartge and r�ot for the entire buiRding or use. (Ord. 19(1976) § 1 Z: Ord.
8(1973) § 14.Z02)
�12-�40-5: CONSTRUCTICIN AND MAINTENANC�:
� AU off-street parking and loading faciliti�s required by this Chapter shall be constructer] and
maintained in accordance with the minimum standards far such facilities presc�ibed by this
C�apter, and shall b� maintained fre� af accumulated snovrr or other materials preventing full �
�.�se and occupancy of the faciiities in accordance with the intent of this Chapter, except far
temporary periods cf shvrE �uration in event of heavy or unusuai snowfail, (Ord. 8(�t973) §
14.300 )
12-'10-B: PARl�ftNG; C)F�-51TE AND JC)IN1` FACILIii�S:
All parking and loading facili6es rec�uirec� by this C�apter shail be Iocated �n the same site as
tne use for which they are required, provided that the Town Council ma� perrr�it off-site or jointly
used parking faciliiies if loc�te� ��vithin three �unc�red fee# (300`) of #he use served. Authority to
permit off-site or ;oint parking facilities shali not exter�d io parking s}�aces required by this TitJe to
be located within the rnai� Duitd'rng on a site, but may extend to parking spaces permi�ted to be
un�nclose�. Prior to permitting off-site or joint parlcing facilities, tE�e Council snall determine that a
the propflsed locaiion of the �arking facili�es and the prospective operation and maintenance of �
the facilities wil! fulfilf the pu�poses af this Chapter, will be as useable and co�venient as parking
facilEties located en ifie site of the use, and will not cause trai#'ic co�gestion or an unsightly
concentratian of parked cars. The Council may rec�uir� such lega! rns�rumen#s as it deems
necessary to ensure un+fied operation and contro( of joint parking facili#ies or to ensur� the
eantinuation of such facilities, inclutfing evidence of ownership, long-terrn lease, or easemen#.
(Qrd. 8(1973) § 14.400)
12-1�-7; STANDARDS; AUTHORtTY TO ADJUST:
Parking standards shall be those proyided in Title '14, Development Standards. The standards •
sef out in Title '1� st�all govern the design and constr�ction of aIl off-street parking and loading
facilities, wheiher required by this Chapter or provided in addition to the requirements of this -
Chapter. Minor adjustments of the dimensions prescribed in this Chapter may be authorized by �
ithe Administrator if consis#ent with genera9ly recognized design standards for off-street parking
and toading faci{ities. (Ord. 8(1973) § 14.500)
12-10-9: LOADfNG STANDARDS:
Standards #or off-stree# loading shal( be as follows.
A. Location� All off-street loadin� bertf�s sha(I be located on the same lot as the use served,
;`. .
but not in the required front setb�ck. fJff-stre�t loading berths shail be provided in
addition to required off-stresi parking and shalf not be Ior,�ated within accessways. ��
B. Size: Each requir�d loatiing berth shail be rio# l�ss than twelve feet wide, t�uenty five feet
long, and if enclosed a�dlar covered, fou�teen feet high (12' x 25' x 14'j. Acfequat�
tuming and maneuvering space sf�aA be provided within the lot lines.
C. Access: Accessways not less than ten feet (10') or more than twenty feet (20') in �Nidth
� shalf connect al1 �oading berths to a street �;•r alley. Such accessways may coincide with
accessways to parking facifities, (Ord. 26(1982) � 5: Ord. 8�1973} ��4.502)
't2-'�a-18: PARKiNG REQUIREiNENTS SCHEgI.ILE:
Off-street parking requirements shall be determined in accardance with #he follawing schedule:
�
A. T�e following scheduie �p�Ei�s to properties withir� Vail's "Gammefcaal Gare Areas" (as
defined a� the Town of Vail Commercial Core Area Parking �ones N9ap, incorparated by
reference).
Use
_�.__..___�_____�._.._ __—_..-----__�
Dwellir�g Unit
__._ ___.__�___..- ---�
Accommodation Unit
;. . �____..__..._.._.._..__.._._...._..._._..._...._..._..____. ___
Hotels witli Conventfon Fac�lities
I
�
�B' .� . . _...._...____.____.__.___.. ._._._ .
anks artd Financia! instituti�ns
�
------ ---- --�___. _ _ ._.. ___ ___.._ _ ._,
Parking Re�uirement
� 1.4 spaces per �welling unit �� '
---._....__�_ ............. _.... ___...._...__....._ _ ...._....__�.�---- ---_ _.._.�_.__.
0.7 spaces per accommodation unii +
spaces per accammodatian uni#, F
1.4 space per 11 sea#s devoted to
meetingtlecture seating
_a . . , _._._. , ._.. _ .. ._ _ . .._........._�_�_._.
3.7 spaces p�r 1,000 gross square feet
.. � _. __.__ __ �.... .. _ _ ___�
,Eatin� and�Drinking Establishments �� : � �� 1.0 space per 12 seats
' --- �
. .... _ _. _. _._. . � . ... . �
_
�Nosp'rtals � � ; 1.0 space per�patient bed plus 'I space per
! 150 square feet of gross ffoor area
; . __.__ ._.._._____.. _._....._...__.__�._._ ---__�.. .._.____._�.._._..__
_ ... . _ .__�.__ ^..__------._.^
Nled�cal and f3erttal l7ff'tces � 7 spaces per 1,OU4 gross square feei
iO_.. __._,_._____.____...�_... . ----�--__..�____.___...__...._�___--- .__..__.�»__ _.. ._..._____..
ther Prvfessionai and Business Oiiices ; 2.7 spaces per 1,000 gross square feet
: _ __._..._ �..�.___---_... . _.�_,.__._ __._._._.___�..._�__. .----.-- ._. _____ - --.._._. . .�_____.__._.._� ____.
`Quicic-Service Food ! Convenience Stares � 5 spaces per 1,000 gross square feek
---_ __._..��.,._____�_.- ,---_.__...__..__...__---..... . _ . �._ ... _--------...----..�. ,._.___. __ ___._
Recreational Facilities, Public ar f'rivat� � Partcing requirements ta be determineti by
the Planning and Envifonmental
. Commission
--- _�— _..
� - Atht�ti+clGym
___._.._ _._._ .._ _.. . ---�.�.. � _
;General Re#ail 5tores, Persana� Services <
€ S nops
,....__..._..----..___..___.__._.._.___ _ . ___..____�..._....___---._.
t - Furniiure Store
,� .--- ____._...._ .__--
_....._.. __ ... _
1 - Art Gallery
---._....___.._ _........ _ ._. _ _ .... .. .... ...._... _._..__ _
: - Grocery Store
� . ...__,__.._._ _--... __ ._ _
;Meefing Rooms, Convent�on Facilities
_----. .___
y Use Not Listed �
ng requirements to be determint
the Pla�r►ing and Environmental
Commissian
2.3 spaces per 1,fl00 gross square feet
_ _._�__..�..1.Q �pace per 11 seats� �__�
: ._. .
__. _----_._.__.�.._._....._..____.._._.�..___.... ._ ... .. _
1.n space per 8 seats
_ ._ .._ _. _ _..._ _ ___
Parking requirements to be det�rmined by
the Planning and Environmental
Commissian
For #he pUrpas�s of calculatinq parlcinc�r+ec�uirements, timeshar� units, fra�iior�at fee
uni3s, and ather forms oi in#erval owr�ership units are co+nsidered "accamrr�c�dation
e� n its."
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B. The follawing schedule will apply to properties outside Vail's "Commercial Core Areas"
(as �e�ined on the Town of Vai[ Commerciaf Core Are� Parking Zones Map,
incorporated by reierence):
Use Parking Requirement
Dwelling Unit
If gt�ss residentiai floor area is 500 square feet or less: 1.5 spaces per unii
lf gross residential flaor area is aver 5pp square feet up 2 spaees per dwe[ling uni#;
to 2,000 square feet:
if gross residentia[ floor area is 2,��a squdre feet Qr 2.5 spaces per dwelling unit
more per cfweiling unit:
Accammodation Unit 0.4 space per accommodation unit, ptus 0_1
space per each 10Q square feei of gross
residential floor area, w+th a maximum of 1 A'
space per ur�it
Banks and Financial Institutions 1 space per 204 grass square feet
�ating and Drinking Estab(ishments r 1 space per 8 seats
NQSpitais 1 space per paiient bed, plus 1 space per 150
square feei of grass floor ar�a
CVlsd�cal arid Dent�t Of€ices 1 space per 200 gross square feet
E'�ther Professional and Business Offices 1 space per 250 grass sGuare feet
Quick-Seroice Food 1 Conveniencs Sfares i.0 space per each 2(la square f�t of gross
floor area for the first 1,Ot�Q square feef of gross
floor area: 1,0 space per 300 square feet for
gross floor area above 9,000 square feet
`Re�creationai F�c�lities, Pubiic or Private Parking requirements tfl be de#ermined by the
Planning and Environmental Gommission
-AthleticlGym 4.5 s�aces per 1,Q00 gross square feet
General i2etail Stores, Personai Services a�d R�pair 1 space per 300 gross square fee#
Shops
- Furniture Store 1.5 spaces per 1,Q(}Q gross square feet
- Art Gallery 3 1.5 spaces per 1,4E30 gross square €eet
- Grocery Store 3 3.5 spaces per 1,000 gross square feei
Gas Staiivn' � 1 space per pump
- with automotive service 1 space per pump + 3 spaces per bay
- with sit down dining 1 space per pump + 9 space per 8 seats
Theaters, Nfee#i�g Roams, Convention Facit`stie.s 1.0 space pe� 8 seats
Any Use Not Listed Parking requirements to be determined by the
Planning anci Environrr►�ntai Comrnissian
*Tota1 vehicle stflraae an site may nat Qxceed 150% of the minimu�n rectuired parkinq.
For #he �ur�oses nf caicuJatin+p parkinz� requirements, timeshare units, fractiar�al fee
units, and c#tt�r forms of interv�t ownership ur�i�s are considered "accommodaiion
units." {Ord. 25(1982) § 6: Ord. 8(19�3) § 14.60'�).
':�-10-11: PAR�ING SGHEDULE APPLICABILITY:
Where fractionai requirements result from application of the schedule, the fraction shall be
raised to the next wh�le number. (4rd. 50(1978) § 10)
�f 2- 0 0-12: CRE�31T �OR MULTIPE.E USE PAFit�t1N6 FACILITIES:
A, Applicability: This schedule witl a�piv #o thase p�aperties which lie outside the
7own's cammercia! core (as defined an the Town ofi Wail Cammercial Core Area Parkir�c�
?'ones Ma�. incorporated b �,y eferencel. The cr�dit fa� mu�tiple uses is nut avaitahfe to
ihasz pro�r�ies utilizingthe cor� area parkina schedule."
B. Multic��e Use Credit Schedule: Where a singie parking fac'slity serves more than one use,
the total parking �equirerrient for all uses may be reduced in accardance with the following
schedule:
Totai Requirement
Determined Per
Seciion 12-10-10
1 to 100 spaces
101 to 200 spaces
20 � to 30a spaces
301 to 400 spaces
401 to 500 spa�es
501 to 60Q spaces
6oZ tt� �a0 spaces
701 to 800 spaces
Permitted Reduction
To De#errnine Multipfe
Us� Parkinq Requir�ment
No reduction
2.5 percent
5.0 percent
7.5 per�ent
10.0 perce�t
12.5 percer�t
15.0 percent
17.5 percent
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1�i
.
�
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801 to 900 spaces
901 to 1,OOd spaces
Over � ,000 spaces
20.0 perc2nt
22.5 percent
25.0 percent (Ord. 8(1973} § 14.603)
12-10-13: LQADING REQUIREMENTS SCHEDULE:
Off-street laading requirements shali be determined in accordance with the following schedule
Use
Lodges with over 10,040 square feet
total floor area, ine�uding accessory
uses within the lodge
Multipfe-family dwsAings wi#h over
20,00� square feet gross residential
fl0or area
Professional and business affices,
banks, and fnan�ial institutians with
over 10,OOQ square feet totaV floor area
Retail stores, personal services, repair
shops, eating ar�d drinking establishments
and all o#her cammercial or service uses
with flver 2,004 sqt�are feet total floar
area
Any use fisted as a c�nditidnal use
Any use not listed, if such use required
the recuRing receipi or distributian
of goods or equipment by truck
(Ord. 8(1973} § 14.701�
Loadinq Requirement
One loading berth for uses up to
75,000 square feet total area,
pius one additiona[ berth for each
25,000 square feet total floor area in
excess of 75,000 square feet
One loading berth for uses up ta
�00,000 square fe�t gross �esidential
floor area, plus vne additional berth f�r
each 50,000 square feet gross
residential floor area in excess of
100,000 square fe�et
Une [Qadirtg berkh
�ne loading be�#h far uses up to
10,000 square feet total floor area,
plus one �dditional be�th for each
5,000 squar� fe�t total floor area
in excess of 94,004 square feet
Loading facilities requirement to be
d�termined by the Town Council as a
condi#ion of the conditianal use permit,
but not less than the comparable
requirement prescribed above
One loading be�th, plus additional
berths prescribed by the Town
Council upon determination of need
12-'t0-1�: LO,4DING S�HEDULE APPLICABILITY:
Where fractior�ai rcquirements result from application of the schedule, the fraction shall be
faised ta the nex# whole number. (Ord. 50(1978} § 1 Q)
12-1D-15: �REDIT Ft�R MULTIPLE-USE E.OADING FAC�LITIES:
Where a singfe o�f-s#reet loading facility serves more ihar� one us�, #he number of aff-s#r�a#
loading berths may be reduced in accordance with the foliowing schedule:
Total Requirement
De#ermined Per
Section 'i 2-i 0-13
1 berth
2 berths
3 betths
4 berths
5 b�rths
6 berths
7 berths
8 berths
9 or more berths
(Ord. 8(i 973) § 14.7a3)
Reduced
Requirement Wi#h
Multiple Use
1 berth
� berth
2 bet#hs
2 be�hs
3 beiths
3 bet#hs
4 berths
4 berths
5 berths
12-10-16: EXEMPT AREAS: PARKING FUN� ESTAB�ISNED — PLEASE REFER TO
APPENDIX "A" �N THE "PARKiNG PAY-lN-LfEU" M�MO. NO OTHER CHANGES ARE
PR�POSED FOR TH{S GODE SECTIC3N.
12-10-17: LEAS�NG OF PARKtNG SPACES:
A. Generah Na vwner, occupant or building manager, or their respective agent or
rep�esentative, shall lease, rent, convey or res#rict the use of any parking space, spaces
or area to any persan �thar than a tenant, occupant or user af the building for which fhe
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. space, spaces or area are required to be provided by the zoning ordinances or
regulatbns of the Town except as may be specifically provided in this Section.
B. Lease Qualificati�ns; Application To Lease: A parking space, spaces or areas may be
ieased by the own�r, occupant or building manager thereof in accordanc� with the
folfowing;
Any owner, occupant or building manager who owns, accupies or manages ten .
(10) or more private �arking spaces locate� in Commercial Cvre �, Commercial
Core 2, Commercial Core 3, High Density Multiple-Family, Public
Accommodaiions, Lions�tead Mixet# Use 1, Lionshead Mi�ed Use � or Special
Development Zo�r�e Districts and provides suffi�ient parking for use by empJoyees
may apply to the Administratar of the Town far a permit ta lease parking spaces.
2. Application sha{1 be mad� on a form provided by the Administrator and upon
� appraval of the application by the Administrator a leasing permit shall be issued
with or without condition as de#ermined by the Administrator. If the Town staff
determines that the lease proposal resuits in a visual impact to surrounding
streets or prope�fy, the Adminisfrator may condition the approval with a
requirement ti�at the applicant instafl landscaping nn fhe site ta improve the
visual appearance af the parking ar'ea. lf said private paricirrg spaces are Iocaied .
an the common area or grounds of any con�iarttinium project, written approval ofi
the candominium association (if any} will be required on this applicati�n.
3_ The Administrator may request that an applicant c�nduct a parking utilizatian
s#udy to determine the difference befween the average capacity of the lot and the
peak day utilization, and such o#her information as may be necessary for the
proper consideration of the applicatian.
� 4. The proposed lease agreement shall b� for the periad of not fess than one
month nor greater than twelve ('12j months. When requested, the Administrator
may exie�d #he fease agre�ment for an additional twelve (12) monihs so iong as �
the conditions relating to the parking spaces have n�t sigr�ifican�ly cha�ged, �Ar�y
applicant wishing for �n extension to an es#abfished leasa agreeme�t, must
submit an applfcation to the Administr�ator no later than two {2) vweeks grior to the
termir,ation cf ihe existing approvai.
5. No epplicant shal� be permiited to lease more than sixty percent {60%} of the
p�r;cing spdces which is the diffzrence between the average capacity of the fot
and the peak day utRliZatian as determined by the Administrat�r.
6. No applic�nt whQ is operatir�g a private parking area charging an hourly fee an
the effective date hereQf shall be eligible for a�proval of his or her applicatiort.
7. Parking required for any use in accardance with this Title rnay not be satis�ed by
the leasing of space from another pers�n under the provisions of this Secfion.
8_ It shall be the respansibiliiy of the awner, occu�ant or buildin� manager who has �
leased spaces ta athers ta provide adequate and proper signs therefor an�d ttr
see that the leased spaces are used and oceupied in accordance with the lease
agreement.
9. Leasirg shalE be permitied for shcri-term parking only, ar�d shali b� prahibit�d #or
long-term storage of vehicles by individuals or companies.
'i�. Car rental agencies may Iease parking spaces only ir� the CC3 Zane District, ar�d
sha�l be lirr�i#ed #o a maximum of fifteen (15) parking spaces per site. Each s+te
rrray be aHowed a maximum of one lease for a car rental agency. (Ord. 3�'1999) §
5: Ord. 47(199� )§ 1_ Ord_ 31(1985} § 1: Ord. 34(1977) § 1)
92-1Q-'18: VARIANCES:
. _
- . . . .
� �-�-}. Variances #rom the prvvis;ons af #his chapte�- shaI! fv�low the procedure� sei #nrth in
Titte 12, Cha�ter 17 of titis Code.
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ALTERNAfi1VE PARKI�i� R,4T�iJ l�I�ALY54S .
�OR TNE VAIL VILLACE AIV� .
L10tVSH�AD C�7RE AREAS fiV .
VAiL, COLflR�DO _.
Prepared for;
iown of Vai!
; 5 South Frontage Raad
Vail, Colorado $1657
Prepared by:
Feasb��g Holt & UIIevEg
Greenwood Corporate Pfaza
7951 E. Ma{�lewood Ave. Ste. 2a0
Englewood, Co(orado 8� + l 1
(3031 721- � 4�0
Engineer: Cha�tes 1�1. Buck, P.�,
Prinr.ipal: �rndld J. Jilevig, P.E_
I�lovember, 1 ° 99
�HU Rerer�nce yo_ 99-137
t AB�� o� con�T�NTs
Paqe
EXECUTiVESUi�in/IARY .............................................. i
I. 1N�R�DUCTION ...............................................1
A. Backgraund ........................... .................1
B. Study Pu�pose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
�I. EX1STlNG CONDITiG1NS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. Par�cing Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
g. Lend Use ..............................................6
Itl. PARKiNG STANDARDS ........................................1�
A�DENDUM
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1. Vicinity 1lrlap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 �
�. Parking Transactions �y Vlo�tti; Vail Transportation Center &
Lionshead Struc�tures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a
3. Vail Village Co�'e Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
?. Lionshead Core Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
LIST OF TABLES �
1. Parking �Transactians �y Month . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
�. Parking by Leng�th af Stay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . fi
3. Fxisting L�nd Uses - Vail Village And Lionshead . . . . . . . . . . . : . . . . . . . . . . . . 5
4. PerkingRates ...............................................10
5. Recommended Core Area Parking Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1
�. Calcu[ated Parking Requirements - lfaii Viilage and Lionshead . . . . . . . . . . . . . . 12
��
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EXECUTi1i� SUiVIMARY
Currer�ly, the Tewn ot Vail requires ne�rv development or rede�re!vpment to provitie tar p�ricing �
bascd on requifernEnts cent�ineef in the Tovun's st��7dards. The concem has been expresse�
that. Gue to �i�e mix of ;;ses and medal split ch�racteristics, these standards may not be
applicaole within the Vai( Viilage a�d Lionshead core areas_ Typicalfy, sueh combined land uses .
resuit :n reduced demand for parking, base� on�
• Higher levels ot multi-purpase trip making, �Nhere a single vehicle trip is made to
comp{e�e #wo or more trip purposes.
• The proximE�ty and viability of al#ernative transportation modes.
• Nourly variatians in ti�e peak aecurnulation of �arked vehic[es between differ�nt far�d
uses whict� terds to reduce the aggregate pa�king demand of the core area.
The following re�ort dacuments the analytical process used to develap alterna#ive parking
generation rates spe�ifiic to :he Vail Village anti Lionshead core are�s. Tne analyses utifized
1998/1999 ski s2ason data provided by the To��vn, including ciaily skier acti�:ity, parking
transactions at both VTC and Lionshead parking strucrures, and existing land uses rrvi[hin tt�e
Vail Viftage and Lionshead core areas.
The above data were supp(emented with available infarmation from the fnstit�ate af ;
Trac�sportation Engineers (1TE) and the Urban Land lnstetute {U1�1) on shared paricing for mixed `'`�
use developments� A c�mparative evaluation with previous transport�tion engineerir�g efforts �
in ather Coiorado resart towns was alsa utilized. �
The resultant parking rates, documented below, are intended to be appiiec! aniy to deveiopment
occurring within tt�e Vail 1Jillage ar►d Lians�ead core areas; the �se of these rates in aut[ying
areas would underestimate patentiai parking demands and cautd exacerbate any existing
partcing shnrtages.
Recommet�ded Care Area Parking Rates
Lanct Use Parking Rate
Residential 1,4 spaces per Dwellir�g Unit
Hotel ' ( 0.7 spaces per Accomrr�odatian Unit
Hotel with Cor;ventign Far.dlities � 0.7 spaces pet A�commodation Unit, ptus 1.0 spaca per
11 Seats devoted to meet�ngllecture seating
� Ge^r:; ai Retail ��.3 spacas ; er 1,00� Squaf� �eet
OffICE 2.� spaces p�r 1,000 Squ.;r� Fee_
Rest�ura�t 1.0 space per 12 5eacs
Sank/F:nance 3.7 spaces p�r 1,000 Square �'eet
'' For purposes of perking reauirements, time sh�re and fr�c'cionai fee units will be
considered as accammodatian units.
�
� [. 1NTRODUCI'ION
A. Backgrvund
The. To�vn of `✓sii. is one of Cclor2do`s prernier r��cuntain rzsor? cammuni�ies. Located alcng I-
70 just west af t.he Continent3i Divide, Vail provides unique year-round recreaticn
opportunit'ses, with emnhasis on winter ski actiivity. Vail is one of the most reeognFZed
aestin�tion ski resorts in the st�te, and has hosted internationa) ski compet'stions.
�or�tinuing aro��v�h, Gnd *he physical se±ting of Vai{, have chailenged tFte cornmunity to develep
a�d maintain one ofi the most innovative a�d successful rnulti-modal, uedestrian oriented
transportation systems, The Vail transit system is the second most u�ilized in the state, and
consisrs of a core area shuttle coorciinatecE with bus service toifrom outlying areas. An
extensive system of pedestr�an/bicycfe trails enhances muiti-modalism while providing ,
rQCreational opportuni�ies. Cehtra! parking facifities provide an interface between venicular
travel and pedestrian access to the corz areas vf Vail Viilage a.nd LFonshead.
Vail Vitlage and L�onshead are focat�d south of I-70 aiong the sauth frontage rcad, as depicted
in Figure i.�ach of these p�destrian oriented core areas consists of a mix of resicfential,
accommodatian, cornmercial/retail, and restaurant uses. At Vaii V�Itage, the Vail Transportation
Cer,ter (VTC? parFing structure provides 1,200 parking for th�se uses, as wetl as �or ciay skiers
during the wint�r. A 1,300 space structure accomr�od�tes similar paricin� needs witFtin
Lionshead.
� 8_ Study Pvrpose
Currently, net,rv deveioprreeni or recfevelapment witfiin Vai( Villaae anci Lianshead is assesse�
par'�cing impact fees by the Town oi Vail based on requirements containett in the Taavn's
standards. Due tfl the mix of uses and moda! spIit characteristics, the concem has been
expressed that these st4ndards may not be appEicable in thQSe care areas. 1n these multi-use
areas, the concept of °shared" parking may provide a(temative stancfards. 7ypically, twa or
more land uses in c{ose proximity ta eaeh other may shar� the same parking supply without
�anflict or encroachment. This is often due ta the dizfer�nce in peak par:<ing demand bstween
t�e usas; fer example, parking spaces used du�ing the day by o€fice workers may be used �_
during the evening hours by restaurant patrons. In additian, relatesi land us�s can result in
mu(tiple-purpose trip makinq, in whici� a singie parkir►g space s�tisfies severaJ trip �urpases.
An ex�mple ot this might be a shopping excursion with visits to several retail establishments
and a restaurant for lunch.'•Nith �he clos� praximity of uses� tf�e vehicle is parked flnce, and
.t�e remainder of the tri�s within the multi-use area are aceompfished either on foot ar via
�rarsit. Simifar park�r.g rel�tianships betvveen hoteis and nearby res�taur�nts has aiso been
�::or,umented.
Shared parkinq conc;epis a; � opniieuble in multi-usc areas with t�he folio�rJina charac*eristics:
• Mix of uses in c{as� proximity.
• Continuous pedestrian cannectirn.
� • Strong transit efemen#.
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� As bo�h Vail ViI1Gge arci Lionshead exh�bit these characteris,ics, the pt:rpose of this studv is
to develop �Iternative prrki�y ge��e��:±ion �ates s�ecific to these core areas.
The analyses documented in ;his report �re based on 1998/19�G ski season data provide� cy
the Town, :nc;uding:
•
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• Skier visits �er day. .
• Farking transactions at bat� VTC and L�onshead parking structures. �
� Existirg land uses �n;ithin the Vail Village and L:anshead core areas. .`�
7he above data were suoplemented with avGilable informatian o� parking and shared perking �
Tro{� th� Institute �f Transpartatior� Engineers and the Urban Land Institute. Pre��ious ��
transpcRation engineering efforts in othe: Colorado resort tawns we; e also referenced.
K�
lf. EX1STiNG CO�1DfTIONS
A_ Parking Characteristics
As przviously stat2cf, :F�� VTC sYructure conTains 1,200 �arking spaces (including �8 handica�
spacesj, nnd ti�e Lionsread struc�ure ca�tains 1,300 spaces (inciuding i 6 handicap spac�si.
Ford Fark, a slci season temporsr�,� parking location, accorrtmodates approximately Z50
vehicles, t�ringing ihe total �armal pub[ic parkir�g s�pply within Vail to ah�out 2,750 spaces. {n
addition to ihis public parking supply, nrivate parking is also provided within the core areas,
Based Qn data �rovided by the Tawn, the private parking suppl� in Vai( Viiiage is 1,22$
spaces, with 995 private par�ing spaces �n Lionshead. -
The demand for parking in Vail varies considerably hetween seasons, with the peak ski season
creating t�e highest demands. This demand is acc�mmodated through a variety of puh�lic and
private parking facillties. During peak times, public facilities such as the VTC and Lionsfiead
structures, as well as the tem�orary parking tat in Ford Park, aporoach capacity. When the
capacity of these three locations i5 exceeded, overflow parking occurs along the Frantage
Road.
�
Avail�ble parking d�ta fflr the structures at VTC and Lionshead consist of the nu�rrber of '
trans4ctiens cond�cted at each location per day durinq the 1998/1999 ski season. Each
trar�saction represents a single vehicle's st�y witttin a parking facility. Table 1 susrimarizes ,.,
these data by month. �
Tabfe 1.
Parking Transactians by Manth
Location . ._ . � ' ' � Parking Ttansactfons ( � ) � � . ,
' November December January Febrt�ary � March ��` Apri! r
VTC 10,73� 53,179 55,170 52,798 60,141 26,44T
Lionshead 7,467 � 33,5�5 36,699 34,67C� 41,$44 18,31?.
1. 1998/1999 ski season data.
Figure 2 graphicaEly aepicts the monthly parking tr�nsactions for both VTC and Lionshead
structures the � 9°8/199u ski seasen. As sh�wn, parkii�g transactions peaked in March, with
60,1 �1 transactians at th� VTC and �1 r844 transactions at ! ienshead. This pe.ak caincides
vvirh tne hiahest monih for skisr �cti+fi�+� base� on proprietar� skier v�sitation data inf�rmati�n
;,rovi��d by t!,�e rzsar.
�
Thte peak ski �ay occurred on Saturday, February � 3, 1999. On this date, the VTC rec�rded
2,0�2 parking transac�;ons, ar,d Lionshead recorded 1,394 transactions. The 1�th nighest sici
day, typicaily used ior p�anning purposes ir! Vaif, accurred on Sunday, February 7, 1 J99. On .
this date, the VTC rec�rded 1,966 parking transactions, and Lionshead recarded 1,392
transactions. �
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i 9981 i 999 Si�CI ��A�C7�i
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LEGE�JD
� = Vail Trarspertatian C2�ter
":�,; �� . - Lionsnead
Figure 2
Parking Transactians By Month:
Vail Transportafior� Center & Li�nshead Structures
w.i Pa��;� �e�erai�n :s-4�� sRor�
Historic ler,g-:� oi stay data for par�cirtp �r, bo.h �n2 VTC ard !�C�15h�?� s�suctures .Nas provided ��
by the Town, as sumrr�ar�z�c' in �able 2.
Tabfe 2.
Parking by Length of Stay
iocation ,- � Average Length of Stay in f-faurs (1}
I, 0���.5 1.5=2 2-3 3-h 45 `~5-6 6-7 • 7-8 • 8-9 9-11 7 1 j
a
VTC � 3 2 �i5 l 0�0 15 °,� $°,/a 6°,5 6°!0 7"�,/� 6°10 4�56 3 95 3°r6
Lionshead 37% 7a'o 1096 7'�6 7% 8% 9°6 $9�S 4% 2% 1°•�o
1. Based on 1996J1997 ski seascn data.
As shown, approximately 35 percent of alf parking transactions were far length of stays of 1.5
haurs or less. Typicall�/, du€ations of 4 hours or less wdutd be primarify attributable to
cammercial deve�opment. Qay skier paricing duration would be expected #o fa{f within #he 4 to
9 hour range, and residentiaUaccQmmadation uses would accaunt �or most of tf�e stays in
excess of 9 hours.
B. Land Use
`fhe care areas of Vai! V:flage anc� Lionshead are dep�cted in Figures 3 and 4, respectiv�ly.
Existine land use data w�thin the core areas were provided by the Town ot �Iail, as summarized �
in Tabie 3.
Ta61e 3,
Existing Land Uses - Vail Vi![age And Lionshead
Land Use - Vail Viffage �. [.ionshead °� Total ��
ResidentiaflAccoinmodatiat� (l ) 1,190 Units 958 Ut�its 2,148 Units
Retail 83,553 SF 67,922 SF 151,475 SF
Restaurant 58,930 SF 23,197 SF 82,127 S�
�
Office 22,600 5F �2,400 SF 46,000 SF
�ank I 1,940 5F 52� SF 2,460 SF
�'. gasec cri �oservatians of i;-�e To�vn, f?SIC�E:'1Lt8f UCitLS, �rac�ian�l feeftirnesi�are
� ur,its, anCi 1c3dqcf:a cC�amftlp�a[;Gn uflitS F1r��� simi�ar �ur,ctionai charac�eristics
within the core areas.
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As shown, these ccre areas consist �r � mi?c o� residentiaf and c�mrr-�ercial uses. As previcc;siy
� aiscusse�, such ccrnbined {ar:i uses resuf*. in higher levels of m;�lti-purpose trip mak:ng, where
,� sir�gle vehicle trip is made ;o ccartplete i�fvo or more tri� purpos2s. This results i� a reduced
cemanc for �arking space `rom wnat n�ight be. expec�ed in 2rzas of less izitznse d2vefopme:�t.
Tt�c�se core area uses ar� also seen to generate less deman�� ; or parking thaE� similar uses �n
other arpas of Vaii due to the proximity and vi�biliiy ofi afierr.ative transportation modes.
Addit�qnaiCy, f�ourfy vari�tions in the oeak accumulation oi �arked vehicles between different
land uses tenc+s to reduce the aggragate parking demar,d ot the ccre area; this phenomenon �
is terme� "shared paricing", The Urban Lanc� Institute (ULl} and �he fnstitute of Transportatian
Engineers (ITE} ha�e pubf'rshed extensive data on shared parking far rnixed use deve[opme►�ts. -�` '
This ct�ncept, in conjunctEOn vrith tl�e torgaina data, has aeen uti�ized in this anaiysis. �
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![I. PARKING STA(�iDARDS
T��e follcwing table is � comp�rison of parkinc rates from v�ric�s sourczs fot existi�g and
poteniial uses wi±h�n *he core areas of Vail Villaa� and Lionshead.
TabGe 4.
Parking Rates
- �,' L^ -. �" ..Parkiiig Rates.°Expresseci: iii Spaces per Unit
_ ,
Land Use; .. . • . .
' • � • ITE {1.};: .=Y� $reck�nridge , : .. Breckii�ridge�, .:=..Town of�Vail '
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, Staitdar.ds-�(2� ..-� � Core f 3} � (4} :;; �
Residential 1. i 1/DU 1,510U T.71�U 1.5-2.5/DU�`
}�otel 4.52/AU 1.q/I�,U 1.1/P,U �.4IAU {max}
Convention Facility O.a 7/AU �* Special Review 3.1 /KS� "! !8 Seats
General Retail 3.231KSF 2..5/lCSF 1.4/KSF 3_33ilCSF
Office 2.79iKSF 2.5/KSF 1.4/KSF 4.0/KSF
Restaurant (5} 1 l3.57 Seats 1/4 Seats 1!7.14 Seats 1/8 Seats
� 9.08�KSF 6.26r`KS� 3.5/KSF 3.12/K5F
8anl�r`Finanee 4.23/KSF 2.5/KSF 1.9/KSF S.QIKSF
1. PARKING GEhIERA�iON, Znd Editian, Instifute af Transportation Engineers, � 987.
2. Town o# Brecicinridge, Caforado Off-5treet �'arking Ordinance.
3. Downtown Brec!cinridge 1Vtulti-Use Area Parking t�atios, DOWNT�WN PARKEiVG
STUDY, Felsburg Holt & Ullevig, 1995.
�� 4. Tawn of Vail Parking Regulations.
5. Rates sho�r,rn are per sea�t �nd per KSF. T�:e KS� rates are b�sed on� 4Q SF per
sest �typicaij.
* Dependent on gr�ss square footage of dwe�li»g unit.
4* i-�otel with canvPntion facility.
The app!icability of the current Town of Vail par!cing req��irements were evaluated as they
relate to the r.ore area uses:
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?'. �Siv8RLi21, ?iC rUr� E.'I �: �ark:n� !".°_�LI(c.Ti$:1tS �.ft� Ell�;', i Uf CO; e ar�as, rarcing i i Of'il �, rJ
spaces ta 2.5 soaces per dw�lfing unit dependant on �he size oT the unit. However, -
within the core areas, size of the dwelling unit is seen to have m�nimal effect on
parking �emand; These units are typiealfy occupi�d by a single famiiy 1,ivith a single
���h:cie. f* is, theretore, suggested that the residential �arfcina requirement wiLhfn the ,
core areas be reduced ta 1.4 spaces per dwelltng uni�t.
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• Hotel. The current he*.�! parkinc requ;reir,ents are �J.4 spacp per acccmmodatior, plus
`'.1 sp�ce #er eacr� ? �C squar:� i e°c of floor area, �;vitf7 a- maximum ofi 1.0 space per
acc�mrroCation unit. For tf7� core areas, a requiremen: oi 0.7 space per
� �ccommodation unit is suygest�c, vrith na a�justment for the size o� the unit. Tim.e
SPafP, �r�d �ractionai ;�e residen�ial units •�vould also be considered as �ccommodation
units vvith a parking ;�quireme^t of Q.7 space per unit. For hotels vvith conver�tian
facilities, an additi�nal require��ent of 1.0 space per 11 seats is [ndicated to
accammodate meeii�y attende�s who are not staying �t the hotel.
• Retail. 7he current reauirement of 3.33 spaces per 1,000 square fe�t fl .� space pet
3�0 square feet) is high tor care areas. A reduced parking requirement of 2.3 spaces
per 1,000 square feet is suggested for tJie Vaif Vilfage and Lionshead care areas.
� Office. The current requirement of �.0 spaces per 1,OG0 square feet [1.0 space per ,
250 square feet) is typical far geriera{ flffice developments in suburban areas and is
high for core areas. It is suggested that a reduced parking requirement af 2.7 spac�s �
per 1,OGd square feet is apprapriate for the Vail Village and Lionsl�ead c�re areas.
• Re�t�urar7t. To�vn regulations currentfy require 1.0 space per $ seats, based on seating
capacity or an B�ildinq Coc�e occupancy stanclards iwhichever is higher). This parking
requiretzt2�t is generally consi�tent with measured parking demands. However, an
adjusted parking requirement of 1.Q space per 12 seats is suggested for the llai! Village
and Lit�nshead cor� areas io �e consistent vvith other adjustme�its.
• Bankl�in�ncial Instiwtions. The currer�t requirement of 5.0 spaces per 1,40G square
feet 11.4 s�ace per 200 square fe�tj is typica! for standard urban dev�lopments but
high for denser resort areas. A reriuced parking requirement o# 3.7 spaces per 1,000
� square feet is suggested for core areas.
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The above parking rates, recommended for use in the Vail Vill�ge and Lionst�ead core areas,
are summarized in Tab►e 5.
Table 5.
R�commended Care Area Parking Rafes
�and Use ` . � Partcing Rate `:
� Residential 1.4 spaces per D+rrelling Unit
� Hotel ' 0,7 spaces Qer Accommodation Unit
i:ote! �viih Con��?r�ti�n F�acilitie, 0.7 spaces �er Accomrnodacion Unit. p!us 1.0 s�ace per
11 Seats dev�ted .o meeting/lecture seating
( 3eneral Ret„il � 2.3 spaces Her 1,OG0 Square F�e;
Ofrice 2.7 spaces per 1,OOQ Square Feet
l�estaurant 1_d space per � 2 Seats
Bank±Finance 3.7 spaces per 1,000 Square Feet
' For purposes of parkir,g requ�rements, time share and fractional tee uniis will he
consiaereti as accammoda�ian units.
11
� he ��bove parking rates ar� intended to b� appiied anly �o developrnent vc��rr�ng ��r�ithin *.he
Vail Vi'lage and Lianshead core are�s, previo��sly illustrated in Fie�ures 3 and 4. The use of �
*hesc� r�tes in outlying areas tivo�ld underestimate dotenticl parking de:nands �nc could
exaceroate current parking s�artages. 7hese rates ��vere develaped based on �f�e density and
mix of �:s�s avithin these a�eas with adjustmen�s to reflect socio-politica! perceptions in Vai1.
As a mear.s of comparison, the aggregate parkin5 requirements wete calculated for the land
uses in Vail Village and Lianshead usir�g both the recomrr�endetf core area parking rates and
the curre�t rates from the Town of Vai1 ragulations. Tab[e fi summar�zes this cott�parison.
Table 6.
Calcuiafed Paricing Requirements - Vail Wiltage and Lionshead
' � �� Parking Spaces Required ` .:. ;�.
Land Use � �uantity �
' - Current Rates Recommended Rates
Residential/Accommodation 2,148 Units 3,222* � 2,235**
Retail 151,475 SF 504 351
Restaurant 82,1 z7 SF *�' �` 257 184
�fifice 45,000 S� 180 125
Bank 2,46Q S� 12 9
To�aa 4,17 5 2, 9�30
" Estimated average rat� of �.5 spaces per dwelling unit.
"* Estimate�f average rate of i.04 sp�aces per dwelEing unit.
�** Estimated 1 seat per �0 SF {�ypicaf� results in 2,d53 seats.
tt can be seen that, using tf�e recommended core �rea ratesr ihe combined paricing space
requirement far Vail Vilt�ge anc� Lionsheacf vrrould be 2,9Q0 spaees_ This parking re�uirerner3t
is 1,2 i 5 spaces less than the current regu(ations would 'rndicate, re�resenting an approximate
31 perrent reduction.
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Tne foffewi�g table is a cornparison �r c�rre^t Totiv;� cz Vaii p�r�ing regulat;ons to parkirg
�eneration rates cflr�tained in PARKING GENERATIOPJ, 2nd �ditior�, Irstitute of 7ransportation �
Ergineers, 1987. 7he 17� r�tes are �ased on an aver�ge of dat� coilected natinnvwide; and, as
s��ch, rnay not be appropr�cte for 8�]rflCS�lOfl in V81I OE crher resort areas. 7'r!�s table is,
ths;�fore, intended for com�arison ourposes orlV. �
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COIVIPAR150N 0� PARK1i1tG RA7E5: VA1L STAN.DARDS VERSUS lTE
' ! Current Tvwn of Vaii ITE rarki:sg
L ? ar.d Use � Re�uirements G�nera�ion Rates �
�we[lino Unit iE :,�ress reside�iial flaor area is 5CG 1.G4 Saace ;.er C_U, (LowiMid-ftise
squ�re fe�t nr'ess: 1,5 spacss pr.r Apnrnt�entj
j d .vellinc* unit.
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If grass residen,fal floor area is over 5C0 0.88 Space per Q_i1. (High-Aise Apartmerit}
sG�ar� feet up to 2,000 square feet: 2
spaces per dweifing unit.
lf gross residentizl floar area is 2,000 1.11 Space per D.U. (R�sir�entiaE .
squa�e feet cr more per d�velling unit: C�ndominium)
2.5 spaces per dwetling unit.
Accemmndation Unit 0.4 space per accommodation unit, plus Q.81 Spacs per Foam {Convention Noteli
0.1 space per each 100 square feet of
gross residential tloor area, vvith a 0.52 Space per Room (Non-Convention
rnaximum of l.0 spaces per unit. Hotelj
Banks & Financial T.0 spaco per each ZOQ ;quare feet of 0.63 space per 1,000 SF (Walk-In On1y
Institutioi�s fi.e., net floor area. �ank►
Savings & Loan)
4.23 �paces per 1,000 S�' IWalk-{n/drive-fn
9ank1
Eating and Drinking 1,0 space per each 8 seats, based on 1�pace per 2.63 Seats {Quality Restaurant}
Establishments seating capacity �r 8uilding Code
occupancy standard�, wnichever is more 1 SpBCe per 3.57 Seats {Fa:mily Resiaurani�
, restrictive.
Hospiials l.�3 space per patient t7ed plus l space i.79 Spaces per Bed �i-lospitalj
per 1�0 square feet of net floor area.
NledicaE and Den:al 1.0 spaces per each 200 squara feet of 4.1 1 Spaces per t,OOU SF IMedicallDental
Offices net floer area. Clinicl0#ficel
Other Professienuf and 3.0 sn�ces per ezch .250 square foet of 2.79 Spaces per l,oQ� SF {Generat O#fce
Business Offices net #ioor area. Buildingl
��u�ck-5ervice Foodr � 1.0 spaces per each 20p square feet of 1 1.68 5paces per 1,(300 SF iFast Food
Convenience Stores net floor area for :he first 1,000 square Restaurant w/o Drive-In Windaw{
feet of net floor area: 1.0 spaces per
300 square ieet for net f1�ot area above
1,pOQ square feet.
Recreational Faciiities, Park;ng shall be requirect. AmounY to he Nr� data.
Punlic or Private dete:minec hy the Planning and
Environmental Gommission
iRetaii Stores. Fersen�l ;�.i� .�iD3Co l^,Q! acf_Sl _il)� syuare �!?S:? qi .�...�_' : j�18C?S �Ef i..�� .C.� ��hcFpirlg �
Se:vices & H�oair I net iloor r,rza. � Cznter}
Shops
Theaiers, A,�eeiinr� 1.�J s�ace pe: each 8 sezts, basetl an t Space ner 5.26 Seats (Mavie i I-ieater}
Rooms, Canvention seating capacity or buifdiRg accupancy
Fac"s�ities s.andar:fs, whichever is mare restrictive.
� Warehovsing 1.0 space per eac� 1,000 square fee.t of Q.50 Space per 1,OOp 5F (�/Varehousi�gj
' net flocr area.
Any Use R!ot Listed Parking requirements to be ctetermined
by the Planring & Environmental
Cammission
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M E M O R A N D U M
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To: Planning and Environmental Commission
From: Mauriello Planning Group, representing Mauriello Planning Group
Vail Resorts Development Company
Date: January 11, 2010
At each Planning and Environmental Commission meeting, certain topics will be addressed specifically. To
simplify the process, for each meeting Mauriello Planning Group will provide a brief inemo summarizing the
topic. More in-depth information can be found within the overall application.
Core Area Parking Requirements
Parking in Ever Vail is the primary driver in the design of the site and
defines the underground improvements. As currently proposed,
Ever Vail will be constructed with a total of 1,551 parking spaces,
including the following:
• Public Skier Parking: 400 spaces
• Public Commercial Parking: 258 spaces
• Private Residential Parking: 489 spaces
• Employee Replacement Parking: 318 spaces
• VR Maintenance Employees: 50 spaces
• Other Parking: 36 spaces
Vail Resorts Development Company, as part of the Ever Vail
submittal, is proposing a text amendment for inclusion into the Core
Area Parking Requirements. The text amendment has no impact on
the 400 public skier spaces or on the 318 Employee Replacement
Parking.
* Background of the Core Area Parking Requirements
The Core Area Parking Requirements were adopted in 2000,
following the recommendation of the Lionshead Redevelopment
Master Plan and based on research into appropriate parking
generation rates in specialized, mixed-use areas such as the village
cores of Vail. In 1999, the firm of Felsburg, Holt, and Ullevig (FHU)
conducted an in-depth analysis of parking generation in Vail's
commercial core areas. FHU incorporated a variety of factors, such
as skier visits, parking structure transactions, land uses per square
foot, parking turnover ratios, and trafFic counts, into a model to
provide a more accurate assessment of parking generation. The
model was based on characteristics of Vail's core areas, including
mixed-uses, transit/pedestrian trips, hourly variations in business
activity, etc. In general, the Core Area Parking Requirement is a
30% reduction of the parking requirements of the remainder of the
Town of Vail.
Core Area Parking Map I
Vail Village
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Core Area Parking Map II
Lionshead
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Core Area Parking Map III
Ever Vail
(Proposed)
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Core Area Parking Requirements 1/11/10 1
As part of the Ever Vail submittal, Vail Resorts Development Company is requesting inclusion into the
Core Area Parking Requirements. This request is based on the reality that Ever Vail will become an
additional village core and ski portal, and therefore shares the same characteristics of Vail Village and
Lionshead. Like the other core area, there are hourly variations in the various uses proposed in Ever
Vail. Ever Vail, like Vail Village and Lionshead, is a mixed-use, transit- and pedestrian-oriented
development. Ever Vail will be served by the in-town shuttle on the eastern portion of the site. In
addition, Ever Vail will be served by the regional transit system and includes an enclosed transit center
with 4 bus bays, used by both ECO Transit and the red and green Town bus routes. Pedestrian
connections between Ever Vail and both Lionshead Village and Cascade Village are existing and in some
cases will be improved. Ever Vail is accessible via three bicycle and pedestrian path systems:
• an on-street bicycle lane on the north side of Frontage Road,
• a separated recreation path on the south side of Frontage Road, and
• the existing Gore Creek recreation Path.
Based on the previous analysis provided by FHU, there were approximately 4,723 parking spaces in the
existing core areas of Vail Village and Lionshead. Of these, approximately 2,500 spaces were publicly
available, while the remainder were private parking spaces. Ever Vail will add approximately 1,551
parking spaces to the existing supply (a 30% increase in overall supply). Approximately 658 of these
total spaces will be publicly available (a 26% increase in public spaces).
* Core Area Parking Requirements
The Core Area Parking Requirements are applicable to the uses proposed on the Ever Vail site. The
following provides a comparison of the parking requirements under the Core Area Parking
Requirements and the non-Core Area Parking Requirements:
Table 1: Parking Calculations under Core Area and Non-Core Area
Use Quantity Core Area Result Non-Core Area Result %Change
Dwelling Units 358 1.4 per unit 501.20 if du>2000 sf, 2.5 / if du<2000, 2 716 30%
Accom. Units 120 .7 per unit 84.00 .4 per au +.1 per 100 sq. ft. of 120 30%
GRFA (max 1 per au)
EHU 48 1.4 per unit 67.20 <500 sf, 1.5 / if less than 2000 sf, 2 96 30%
Hotel Conference 5,156 1 per 330 sf seating area 15.62 1 per 120 of seating floor area 42.97 64%
Meeting Room 3,840 1 per 165 sf seating area 23.27 1 per 120 of seating floor area 32.00 27%
Restaurant 14,293 1 per 250 of seating floor area 57.17 1 per 120 sf of seating floor area 119.10 52%
Retail 52,620 2.3 per 1000 sf net floor area 121.03 1 per 300 sf of net floor area 175.40 31%
VRD/Ski School 15,690 1 per 1000 sf net floor area 15.69 set by PEC (calc'd at 1/1000) 15.69 N/A
Spa 20,710 1 per 1000 sf net floor area 20.71 set by PEC (calc'd at 1/1000) 20.71 N/A
Office 33,600 2.7 for 1000 sf net floor area 90.72 1 per 250 sf net floor area 134.40 33%
Maint. Facility 1 50 spaces 50.00 set by PEC (calc'd at 50 spaces) 50.00 N/A
TOTAL: 1,046.61 TOTAL: 1,522.27 31%
For the purposes of this analysis, all DUs and EHUs are assumed to be at 2,000 sq. ft. The Non-Core Area requirements are based on size
of units, so the calculation may vary based on final unit layout.
Core Area Parking Requirements 1/11/10 2
It is important to note that some of the uses proposed in Ever Vail do not have a defined parking
requirement and in those cases, the parking requirements are set by the Planning and Environmental
Commission. The VRD and Ski School space, along with the spa, have been proposed at a rate of 1 per
1,000 sq. ft. of net floor area, similar to other projects recently approved in the Town of Vail.
Chapter 12-10-12, Credit for Multiple Use Parking Facilities, also allows for a reduction to the parking
when a single parking facility serves a variety of uses. The credit is based on a sliding scale, based on
the total number of parking spaces provided. This additional reduction has been applied to other
projects within the core areas of Vail in a similar fashion. In the case of Ever Vail, a 25% reduction is
allowed (both under Core Area Parking Requirements and Non-Core Area Parking Requirements.) This
equates to the following:
Table 2: Comparison of Total Core Area and Non-Core Area Requirements with Reduction
Core Area Parking Requirement with Non-Core Area Parking Requirement Percent Change
Reduction with Reduction (Decrease from CA to Non-CA)
797.46 1,154.20 30.9%
*Vail Resorts Mountain Operations has identified the need for 50 spaces so no reduction has been taken for this use under
either the Core Area Parking Requirements or the Non-Core Area Parking Requirements.
Neither the Core Area Parking Requirements, nor the 25% credit for multiple use is applicable to the
parking obligations as outlined by the Lionshead Redevelopment Master Plan. As a result, no
reductions or credits are requested for the 400 public skier spaces or the 318 replacement spaces. To
provide an analysis of the overall parking requirements, including the parking obligations as outlined in
the Lionshead Redevelopment Master Plan, the following table outlines Core Area Parking
Requirement, compared to Non-Core Area Parking Requirements, with the obligation of the 400 public
skier spaces, along with the 318 replacement parking spaces:
Table 3: Comparison of Total Parking Requirements and Obligations under Core Area and Non-Core Area Requirements
Core Area Parking Non-Core Area Percent Change
Requirement Parking Requirement
Parking for Proposed Uses 798 1,155 31%
Parking Based on Obligations of LRMP 718 718 0%
Total Parking 1,516 1,873 19%
* Conclusions
The text amendment to include Ever Vail into the Core Area Parking Requirements results in
approximately a 30% decrease in parking requirements for the uses proposed on-site. Based on the
total parking requirements and obligations, there is an overall 19% decrease in the total amount of
parking proposed on-site, based on Core Area Parking Requirements. Due to the characteristics of Ever
Vail, it is more appropriate to be within the Core Area Parking Requirements.
Core Area Parking Requirements 1/11/10 3
M E M O R A N D U M
� �
To: Planning and Environmental Commission
From: Mauriello Planning Group, representing Mauriello Planning Group
Vail Resorts Development Company
Date: January 11, 2010
At each Planning and Environmental Commission meeting, certain topics will be addressed specifically. To
simplify the process, for each meeting Mauriello Planning Group will provide a brief inemo summarizing the
topic. More in-depth information can be found within the overall application.
Circulation
This memorandum covers the circulation elements of the Ever Vail plan. Input from our civil engineers,
the Town, our trafFic expert, and our parking experts have all been incorporated in to the design of Ever
Vail. Access and circulation is key to the success of any major development project. At Ever Vail the
plan accommodates pedestrian, vehicular, transit, and bicycle circulation in a well thought out plan.
The Ever Vail plan addresses many of the access and circulation issues that exist in the other core areas
to ensure an efFicient function.
Overall Circulation Plan
�
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Core Area Parking Requirements 1/11/10 1
� Vehicular Circulation and Traffic
The following provides a brief analysis of the vehicular circulation and trafFic for the Ever Vail project. A
complete TrafFic Impact Study, authored by Kimley-Horn and Associates, Inc., has been provided in the
submittal materials.
Vehicular Access Points
�
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LEGEND:
RETAIL
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vaiL Q I EVER VAIL GROUN� LEVEL � FLOOR PLANS 1
I=^"� �a� Major ExteriorAlteration & Condi�ional 115e� Permit l January 4, 201�•
There are 6 vehicular access points into the Ever Vail site. Access Points A, B, C, and D occur off the
relocated South Frontage Road, while Access Points E and F occur on the Forest Road extension. (As
the Frontage Road realignment has been reviewed and approved previously, an in-depth analysis of
Frontage Road plans is not included in this memorandum.) The Frontage Road access points have been
designed and spaced according to CDOT standards, and in some cases are designed beyond CDOT
standards. In addition, the relocated South Frontage Road adjacent to I-70 allows for improved
operations and efFiciency of the accesses as unsignalized "T" intersections. Access Point A is the access
into public parking (400 skier spaces, Devo, and retail). Access Point B is the access to private
residential parking and hotel shuttle drop-off. Access Point C is the access to the proposed Market
Street. Market Street is designed for maximum flexibility. Currently, Market Street will handle two-way
trafFic, but has the ability to be converted to one-way trafFic, or portions can be completely closed to
vehicular trafFic for special events. Market Street serves as the access into the transit center, skier
drop-off, the hotel porte-cochere, and resident check-in. Market Street exits back onto the Frontage
Road via Access Point D, which is a right-out exit only access. Market Street also exits onto the Forest
Core Area Parking Requirements 1/11/10 2
Road extension, via Access Point E, which is a full movement intersection. Access Point E is also the
main access point for in-town buses. Finally, Access Point F provides the main access into the parking
structure on the east portion of the site. Beyond this access point on the Forest Road extension, the
roadway turns into a private drive, accessing the ERWSD lower parking lot, the Ever Vail loading and
delivery structure, and Mountain Operations space. Due to the nature of vehicles on this section of
road, the road has been designed to accommodate large delivery trucks needed for both Ever Vail and
to service ERWSD.
According to the TrafFic Impact Study, based on the proposed Ever Vail design, approximately 3,930
daily weekday trips will be generated by the project. Of these, 251 trips are expected to occur during
the weekday morning peak hour, while 385 trips are expected to occur during the weekday afternoon
peak hour. The TrafFic Impact Study indicates that the Ever Vail project will be successfully incorporated
into the future roadway network and all accesses and the Frontage Road/Forest Road roundabout will
operate acceptably. Specific recommendations of the TrafFic Report have been incorporated into the
design of Ever Vail.
* Parking Areas, Skier Drop-Off, and Access
As presented previously, there are approximately 1,551 parking spaces currently proposed at Ever Vail.
The vast majority of the spaces are located entirely underground. Access to the parking spaces occurs
in three primary areas: two on the west side and one on the east side. This spacing allows for
compliance with CDOT standards and minimal impacts to the level of service for the Frontage Road.
Right and left turn lanes have been provided at the parking structure access points along the South
Frontage Rd. While not necessary according to CDOT Access Standards, acceleration lanes have also
been provided. Access A is devoted to public skier parking spaces (400 spaces), along with some
commercial (31 spaces) and
employee parking (38 parkingAccessPoints
spaces). (There are an �
additional 7 spaces that � �E�E,�o: -��'�'''`
may be devoted to the _",r,t��, ��,�� �� -
club.) Access B is devoted R� .�. " °�
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to private residential uses �� � B.Private ,� �� ��
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(188 spaces). Access F is � a�';�E _°°`� - ���� a ,� . ,.�� � �ht���� , �
devoted to both o A.Public � . y-��`�'`�,�� %�� �� ��
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commercial public spaces -� �4� "� : � 3 '.�' � `" � �`' ,'�6 ���
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(257 spaces) and private '� ; �. Ez � �r�
uses (238 spaces); however, � � � �,�� ��" ��,� � � " `�"°�
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once in the structure, a "" ��� _ E_2 �.�Y ,
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separate lane is devoted to ° � ; �� ' w-p � °_ �' '
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private uses. Access F also �°��' `'-� � � F �4N7
^` � r �
includes parking devoted to
employees (280 spaces), - ,,,�+' � "� ��,�, � . � �W '
�� ` ' - . r.
hotel (63 spaces), along ``' r� ,�� a�� � F. Mixed
with some remainder for ������ / �� ��a��._ � ` ,
__� _ -_ -_
the club (29 spaces). There ,� Q I E„ER„p�� �RO�NO���E� i F�oQ�P�ANS ;
� ri-l�e.ia�„ i-. �sco��d�no-iuseaa�mn d���a�va_mio
are additional spaces within
the transit center and
Market Street (20 spaces).
Core Area Parking Requirements 1/11/10 3
Included in the 1,551 parking spaces are approximately 64 short-term spaces currently designated on
the Ever Vail plans. Of these, 14 spaces are located within the transit center. These 14 spaces are
intended to function as skier drop-off spaces during peak hours, and as short-term shopper spaces
during off-peak hours. These spaces are located approximately 600 ft. from the gondola, making these
spaces the most convenient drop off spaces of any currently existing with the Town of Vail. Along with
these spaces, an additional 50 spaces within the western structure are currently designated as short-
term spaces. These spaces have been identified as DEVO drop-off, as all DEVO functions will be
relocated to Ever Vail, relieving the existing congestion at Gold Peak. On non-DEVO days, these spaces
will be short-term skier drop-off and/or shopper parking.
Provided along with this memorandum, is a report by Carl Walker Parking, outlining the interior design
of the parking structures and recommendations to improve internal efFiciency, which have been
incorporated into the Ever Vail plans. These recommendations include a pay-on-foot system which will
help improve efFiciency and allow for a high level of service, along with reducing trafFic delays and
congestion on the entry and exit ramps.
*Transit Circulation
Ever Vail has been designed to incorporate transit uses within the site. As currently proposed, a 4-bus
bay transit center has been included on the eastern portion of the site. These bus bays are intended to
Transit Connections
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LEGEND:
Q ECOTRANSIT=EAST6IXIN�
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IEVER VAIL UEHICULAR � GIRCULATION DIAGRAM 9
Majar ExtenarAltera6on & Condf�ional Use Permil I Novemaer 2, 2009
Core Area Parking Requirements 1/11/10 4
serve ECO Transit and the red/green line haul Town bus route. These four bays will be more than
adequate to serve these uses; however, due to the flexibility of Market Street, any overflow of transit
uses can be accommodated on Market Street, with no impact to the Frontage Road system. Of note,
this transit center is located directly below the proposed ofFice uses at Ever Vail, allowing local
employees to take advantage of the regional transit system. This type of transit-oriented development
is a key component of the Ever Vail sustainability plan.
In addition to the transit center, the in-town bus route will be extended to Ever Vail. In order to keep
this loop efFicient, the Town has requested that the bus route be located on the eastern portion of the
site, using Access Points E and D, along with the roundabout, as its access into the site. A bus stop
located generally in front of the proposed market has been provided. Finally, on the western portion of
the site, a location for hotel shuttle drop-off has been provided.
� Pedestrian and Bicycle Circulation
Similarly to Vail Village and Lionshead, the pedestrian and bicycle circulation within Ever Vail has been
key to the design of this primarily pedestrian village. In addition to the circulation within Ever Vail, the
connections to the remainder of the community have been key in the design. Ever Vail's location make
it a key connection between Cascade Village and Lionshead Village, and the existing Gore Creek
Pedestrian and Bicycle Circulation
�
LEGEN�:
PEOESTRIAN
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BICYCLE PATH
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EVER VAIL
Majar ExleriorAlteration & Conditional Use Pertnit I November 2, 26C�
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PEDESTRIAN � CIRCULATION �IAGRAM 8
Core Area Parking Requirements 1/11/10 5
Recreation Path allows Ever Vail to take advantage of existing pedestrian and bicycle infrastructure. In
addition, the north side of the Frontage Road will be adequately sized to accommodate cyclists. A
second, separated, mixed-use, 12 ft-wide path has been approved along the south side of Frontage
Road along the entire Ever Vail site, allowing for multiple points of entry into Ever Vail. Improvements
will be made to the path which crosses Gore Creek, allowing for a much more gentle grade than exists
today. Improvements to the pedestrian connection along the south side of West Lionshead Circle
between Ever Vail and Lionshead in front of the Ritz and the Mariott have already been completed or
are currently under construction. Improvements to the north side of West Lionshead Circle are
contemplated under redevelopment scenarios for the Vail Spa and already approved at Strata and is
currently listed as a project in the Urban Renewal Plan for Lionshead. The recreation path in front of
Gore Creek Place has already been completed and provides for a more serene alternative pedestrian
route into Lionshead.
�( Conclusions
Meeting the needs for all modes of transportation has been a challenging endeavor but the result is an
efFicient and well thought out plan for addressing the goal of making ever Vail fit in seamlessly with the
current transportation facilities within the Town. The plan builds upon many of the successes in the
other villages while resolving some of the shortcomings. This is first redevelopment project in Vail to
significantly address all of these modes of transportation including significant parking available to the
public, transit, efFicient mountain access, and skier drop-off.
Core Area Parking Requirements 1/11/10 6
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January 4, 2010
Kjell Anderson, AIA, LEED AP
Asso cia te
Callison Architects
1420 Fifth Avenue #2400
Seattle, Washington 98101-2343
Re: Ever Vail Garage Design Review - Vail, Colorado
Carl Walker, Inc. Project No. N3-2008-344
Dear Kjell,
Callison Architects engaged Carl Walker, Inc. to conduct a review of the conceptual
garage plans for the Ever Vail project to be constructed in Vail, Colorado (plans dated
November 1 l, 2009). We understand that two parking structures are proposed for this
development. They consist of the following:
West Parkina Structure
Three levels below grade level with a parking capacity of approximately 670
spaces. This facility has a dedicated public entry/exit portal on the north side of
the structure and a dedicated residential entry/exit portal on the east side of the
structure from the South Frontage Rd. Internal express ramps and single helix park-
on-ramps are used for vertical vehicular circulation.
East Parkina Structure
Three levels below grade level with a parking capacity of approximately 870
spaces. This structure has a dedicated entry/exit portal on the south side of the
development from Forest Road for public and resident use. Two internal express
ramps are used for vertical vehicular circulation.
Each entry and exit lane will have Parking Access and Revenue Control Systems (PARCS)
equipment components to record and maintain daily transactions for transient, resident and
monthly patrons. The PARCS equipment will be online with a facility management software
system. The PARCS software will be located on a computer in the security/parking office
where parking activity, revenue transactions, and facility totals by user groups can be
monitored and managed by the parking operations group.
Transient patrons will use an automated cashiering system known as Pay-on-Foot (POF).
Upon entry, transient patrons will pull a ticket from a ticket dispenser machine at the entry
lane to enter the parking structure. When leaving, the transient patron inserts the parking
ticket into a centrally- located cashiering station (POF inachine) on a primary pedestrian
path before returning to their vehicle. The POF inachine calculates the parking fee based
on the length of stay. The POF inachines can accept cash, credit cards, smart cards and
2801 Network Blvd., Suite 101 Frisco, TX 75034 P. 214.619.0700 F. 214.619.0705 www.carlwalker.com
validations, and can also return change when appropriate. After the patron pays the
parking fee, the POF inachine would return the patron's parking ticket. The patron inserts
their parking ticket into a lag-time exit verifier at the exit lane and the barrier gate opens if
the fee has been paid. Due to the parking structure configuration and parking allocation,
POF units are located at each public elevator/escalator core on each level. This revenue
operation and number of POF units provide a high level of service (LOS). It also reduces
traffic delays and congestion on the entry and exit ramps.
The current parking design and ramping configuration is acceptable and adequate to
accommodate the planned development. However, any future structural changes
implemented by the design team could affect the adequacy of the current design.
After a review of the proposed parking structures, we have prepared the following
comments to improve the level of service (LOS) and functionality of each proposed
structure:
a) POF represents relatively new technology that may not be well understood by
some patrons. Special signage would be required to inform patrons to take their
parking tickets with them and to pay for parking in advance of vehicle retrieval.
Exit verifiers with credit card capabilities should be located at each exit lane for
those transient patrons that do not understand the operation or forget to utilize the
POF inachines.
b) The West Parking Structure has the capacity for two entry lanes and two exit lanes
for public use. The center lane is a reversible lane to accommodate peak traffic
conditions. The East Parking Structure has two dedicated entry lanes and two
dedicated exit lanes for public use. This lane configuration provides a high level of
service (LOS) for anticipated visitor parking demand.
c) Resident and monthly patrons should use an Automatic Vehicle Identification (AVI)
transponder or tag to enter and exit each parking facility. AVI consists of a
transponder or tag that is applied to the windshield or bumper of a vehicle, or is
hung from the rearview mirror. The transponder sends a signal to a reader
mounted near the lane that automatically opens the gate. It allows access
without the driver having to stop or open their window. This mode of operation
provides a high LOS at the entry/exit points and improves traffic flow on the
inbound and outbound express ramps for each structure.
d) One entry lane and one exit lane are "nested" in each parking structure for
resident and monthly patrons. Resident and monthly patrons are partitioned from
public use. This parking separation reduces traffic in the general public parking
areas and improves security for resident and monthly patrons.
-2-
e) Vertical express ramps incorporated in each structure should not exceed 12%
slope with transitional ramp blends at the top and bottom of each ramp. This
slope design criterion has been followed in both structures.
f) PARCS equipment (gates, ticket dispensers, exit verifiers, etc.) should not be
located on a slope of more than 2.5%. Verify the slopes at PARCS equipment
lanes comply with this recommendation.
g) Inside vehicle turning radii should not be less than 15'-0". Some tight turns may
exist due to structural constraints. Where feasible, remove walls and/or other
structural components that may conflict with this criterion.
h) Van accessible parking requires a minimum headroom clearance height of 8'-2".
Verify if this is headroom clearance is achievable on the express ramps, drive aisles
and in the general parking areas.
Walls and columns adjacent to the express ramps could slow traffic circulation.
Every effort should be made to provide wide drive lanes where possible.
j) Vertical express ramps for two-way traffic should not have drives less than 24'-
0"clear width for straight ramps and 30'-0" clear width for curved ramps. This width
requirement would provide a reasonable LOS on the express ramps.
k) Based on the length of the express ramps and the flexibility in the parking
operations with the PARCS equipment referenced earlier, we believe the vehicular
queues are adequate to accommodate the proposed peak traffic demand.
A high level of lighting is recommended at entry/exit portals, vertical express
ramps, elevator/escalators/stairs, drive aisles, intersections of ramps, and at the
PARCS equipment areas. A lighting photometric study for each level should be
conducted to ensure appropriate footcandles (FC) have been achieved in the
design.
AREA INTENSITY (FC)
Driving Aisles/Ramps 10-15
Parking Areas 7-10
Elevator Lobby/
Landing Areas of Stairs 20
Vehicular Entry/Exits 50*
* Daytime intensity should be maintained within 50' of garage
footprint for transitional conditions.
Please reference our redlined comments sent to you earlier via e-mail for consideration to
improve the efficiency, design and functionality of each structure.
-3-
We trust we have responded to your request to review the current design, and that our
recommendations are helpful in the design process for this development.
Thank you for giving Carl Walker this opportunity to be of service. Please call if you have any
questions or concerns.
Sincerely,
Carl Walker, Inc.
Gregory A. Watts,
Senior Parking Specialist/Project Manger
-4-
MEMORANDUM
TO: Town of Vail Planning and Environmental Commission
FROM: Community Development Department
DATE: January 11, 2010
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
I. 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 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 revised preliminary plan set (site plan, landscape plan, grading
plan, building elevations, etc.)
• A summary of the 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.
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 proposed 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?
III��7�������C�7�rC�]�C��
Open House Summary
On December 30, 2009, the Town of Vail Community Development Department hosted an
open house to share the proposed redevelopment plans with the community. Approximately
25-30 people attended the one hour long meeting. The following is a summary of the public
input received:
• What impacts will the proposed level of density have on the Town's bus service?
• What impacts will the proposed level of density have on the demand for existing
deed-restricted rental units already existing in town?
• Do the future residents of Timber Ridge need to live or work in the Town of Vail?
• The 5,000 square foot clubhouse amenities only add to the bulk and mass of the
building. Should the Town of Vail be subsidizing a"hea/th club" for residents of
affordable housing projects?
• What is the impact of the pre-development agreement executed between the Vail
Town Council and Vail Timber Ridge, LLC?
• The north elevation as presently proposed and designed looks more like a prison
than a residential apartment building.
• The proposed building is too large as a result of a very aggressive program.
• The public transit stop improvements are much needed.
• Will the existing encroachment on the Savoy Villas property be remedied as a
result of the redevelopment project?
• Are the new residential units for sale or for rent? What is proposed for the western
one-half of the Timber Ridge site.
• Moving the bulk and mass from the east to the west appears to be a great solution
for matching the character and scale of the neighborhood.
• What level of vacancy presently exists at the Timber Ridge and Middle Creek?
Revised Plans
The applicant has been before the Town of Vail Design Review Board and the Planning and
Environmental Commission for several conceptual review and worksession discussions. An
open house was hosted to share the project with the community to gain public comment on
the project. Additionally, the staff and the applicant have spent a significant amount of time
working through many of the technical aspects of the projects. As a result, the applicant has
revised the proposed plans to respond to the input and feedback received.
The following bullets highlight the revisions made to the plans to date:
• The two-way drive aisle with parallel parking along the south edge of the building has
2
been eliminated and replaced with a twenty-foot wide, combined fire lane and
pedestrian/bike path. As a result, the amount of asphalt and other impervious area
has been reduced and the amount of landscape area has been increased.
• The existing public transit stop has been reconfigured to improved increased bus
transit capabilities and capacity to the entire Timber Ridge site.
• The retaining wall configuration and design has been modified to reduce the
steepness of the slope on the north side of the parking garage, reduce the amount of
exposed building fa�ade and increase opportunities for landscaping to break down
the visible mass of the building and screen the top deck of the parking garage from
public view.
• The bulk and mass of the proposed building has been reduced on the east end of the
project and displaced to the west end of the project to improve the compatibility of
the new building with the existing buildings located at Savoy Villas.
• The outdoor courtyard located next to the clubhouse has been enclosed on the
ground level of the building.
• The retaining wall heights have been increased along the north side of the building.
As a result, a variance application for wall heights in excess of six feet tall will be
submitted for review and consideration.
Geologic Hazard and Rockfall Mitigation Report
According to the Official Town of Vail Hazard Maps, the proposed development site is
located with a high severity rockfall hazard zone. Pursuant to Chapter 12-21, Hazard
Regulations, Vail Town Code,
"If the finding of the engineer orgeo/ogist performing the site specific geo/ogic
investigation is that the site is a geo/ogically sensitive area, but that corrective
engineering or engineered construction or other mitigation or a/terations can
be accomplished so that there is no increased hazard to other property or
structures, or to public buildings, roads, streets, rights of way, easements,
utilities or facilities, the issuance of a building or grading permit shall be
conditiona/ and contingent upon approva/ of plans forcorrective engineering
orengineered construction orothermitigation oralterations as setforth in this
Section. "
The applicant has submitted a preliminary geologic site assessment and preliminary rockfall
risk and mitigation study to the Community Development Department. The site assessment
concludes that the proposed development site is in fact located within a geologically
sensitive rockfall hazard area, and as such, corrective engineering or engineered
construction or other mitigation or alterations are required.
In the preliminary mitigation study, the geologic engineer recommends four options for
mitigating the rockfall hazard. Of the four corrective engineering options, one option is
onsite and three options are off-site on town owned open space land. At this time, a
preferred method and location has not yet been selected. Regardless, none of the options
recommended by the geologic engineer require changes or alterations to the proposed
building. A final option will be selected and proposed prior to final review of the
redevelopment application.
3
IV.
Next Steps
The applicant has submitted a development review application to the Town of Vail
Community Development for review. The final review of the application by the Planning and
Environmental Commission is currently scheduled for Monday, February 8, 2010 and by the
Design Review Board on February 17, 2010. As an immediate next step in the review
process, the town staff will review the application for completeness and compliance with the
applicable Town Codes. Further, the Vail Town Council will be provided a progress update
at their regularly schedule public hearings on both January 19 and March 2, 2010.
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
4
Proposed
228,254 sq. ft(5.24 acres)
25' (north)
20' (east)
50' (west)
54' (south)
TBD
252,994 sq. ft.
91,100 sq. ft. (41 %)
68,736 sq. ft. (30%)
547 spaces
V
VI
1�/1
SURROUNDING LAND USES AND ZONING
Current Land Use
North: Residential
South: Interstate 70 ROW
East: Residential
West: US Postal Service
STAFF RECOMMENDATION
Zoninq
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
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.
le���_[�:h�il�����
A. Vicinity Map
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i�1WN DF VAlL '
MEMBERS PRESENT
Rollie Kjesbo
David Viele
Michael Kurz
Sarah Paladino
Bill Pierce
PLANNING AND ENVIRONMENTAL COMMISSION
December 14, 2009
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
None (Susie Tjossem elected to Town Council
Scott Lindall resigned)
Site Visits:
None
45 minutes
1. 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: Tabled to January 11, 2010
MOTION: Viele SECOND: Kurz VOTE:5-0-0
Matt Mire, Town Attorney, explained that Commissioner Kjesbo had a question regarding
conflicts of interest and after a conversation it was determined that he has no conflict of interest
regarding this item under Colorado law.
Bill Gibson gave a presentation on the history of the project. He explained the distinction
between Staff's support for the proposed development standards of the SDD, but Staff's
recommendation of denial due to the proposal exclusion of Lot 11 from the proposed district.
Commissioner Pierce asked Bill Gibson to further elaborate on the purpose of the SDD district.
Dominic Mauriello, representing the applicant, gave a power point presentation on the history of
the development, the purpose of the application, and the changes to the application since the
PEC's last review. He requested that today the PEC hold a work session addresses the issue
raised in the Staff inemorandum about the SDD process and concerns about the proposal raised
by the owner of Lot 11, and requested that the discussion of the SDD development standards be
tabled to the PEC next hearing for discussion.
Commissioner Kurz inquired as to applicant's ability to request a tabling. He further inquired if
Lot 11's joint property owner approval was required for the application.
Bill Gibson clarififed that the applicant could request a work session and tabling; and that
historically Lots 7-13 of the Vail Row Houses have been treated as individual development sites
and Lot 11 a sign-off is required for an application by the other Vail Row House lot owners.
Commissioner Kurz inquired as to several engineering issued identified in Peter Monroe's letters.
Page 1
Mark Mueller, applicant's structural engineer, answered the questions.
Commissioner Viele suggested that the issue of structural engineering should be addressed
during the building permit process and is not part of the PEC's purview.
Dolph Bridgewater, the owner of Lot 11, identified himself and the length of time he has owned
the property. He noted his original support of the applicant's proposal to create an SDD to
streamline the review process, and then explained his later concerns about the applicant specific
development plans that he believed could cause physical damage to his property. He asked the
applicant's engineer, Mark Mueller, several questions about the building's foundation, snow
loading and drifting, etc. He further referenced his concern that selectively removing one
property from an SDD application was not good public policy. He further highlighted that the
current zoning could be accomplished through variances, however, he believes that the
variances will result in construction adjacent to his property which could cause harm.
Mark Mueller spoke to a question regarding snow drifting and adjacent properties. He stated that
starting in January there will be Building Code requirements to address snow drifting on adjacent
properties.
Mr. Bridgewater concluded that he was concerned with the scale of the development that could
occur and the potential damage it could cause for his property.
John Dunn, legal representative for the Bridgewater's, spoke to several statements made by Mr.
Mauriello and Mr. Mire. The party wall agreements were written in 1962 and are not particularly
detailed. He added that the application for the SDD will fundamentally put the shared walls of Lot
11 and the adjacent properties into two different zone districts. He noted that "spot zoning" is a
difficult legal term to define, but "you know it when you see it".
Jim Lamont, Vail Homeowners Association, inquired as to the depiction of units 1-6 being on the
elevation that was presented. He further went on to described that property owners deserve
equal treatment under the Town Code and that many of the Vail Row House properties have
already redeveloped through the variance process. Since all the properties share a common
theme and have small lots in the High Density Multiple-Family District, they should be treated
equally. He recommended that a new zone district should be created (instead of an SDD) to
address properties such as the Vail Row Houses and the Texas Townhomes. He questioned
whether a neighbor could redevelop and cause another neighbor to require structural
improvements to their property. He submitted that the Commission should be addressing Lot
11's engineering concerns as part of their building bulk, mass, and height deliberations.
Commissioners Pierce and Kjesbo asked the applicant to provide cross section drawings at the
next hearing to clarify to the proposed building heights. He concluded by stating that allowing for
segmented SDDs sets in motion a precedence for hop-scotching around with the overlay zoning
which is not prudent planning. While the applicant states that the Code does not state that an
SDD can be used in the manner proposed he pointed out that the Town code is prohibitive on
issues which it does not address.
Commissioner Paladino asked if the applicants could request the same development proposal
through a different process such as variances.
Bill Gibson stated that they could ask for the same development through the variance process.
Dominic Mauriello noted that the applicant is asking for additional GRFA and density differences
that might be difficult to achieve through the variance process.
Page 2
Commissioner Kurz discussed the issue of equity and fairness, and noted concern about
creating an undesirable precedence.
Commissioner Paladino noted her support for the redevelopment concepts of the SDD,
but expressed concern that a unit was being excluded from the application.
Commissioner Viele stated that he supported the original application, but believes the owners
should move forward individually with redevelopment plans. He recommended the applicant
consider the variance process, rather than applying for an SDD. He mentioned the need to
discuss the Building Code issues regarding snow drifting.
Commissioner Kjesbo also noted his support for the original proposal. He inquired into the status
of Units 1 through 6 and their potential involvement in any SDD.
Kyle Webb, stated that they had been working with Units 1 through 6, but the group had not
committed to being co-applicants at this time.
Commissioner Kjesbo inquired that whether the property owners will move forward regardless of
the SDD being adopted. He expressed his desire to have Lot 11 included in the SDD
appplication.
Commissioner Pierce stated that he agreed with Jim Lamont's recommendation of creating a
new townhouse zone district. He asked the applicants to clarify the intent of the eave height limit
at the next hearing. He commented that the variance process would allow the Commission
better control of the compatibility of redevelopment of the Vail Row Houses than the SDD
process.
60 minutes
2. 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: Tabled to January 11, 2010
MOTION: Kjesbo SECOND: Kurz VOTE: 4-0-1 (Viele recused)
Commissioner Viele recused due to his ownership interest in the Glen Lyon Office Building.
Warren Campbell made a presentation per the Staff inemorandum.
Tom Miller, of Vail Resorts Development Company, spoke on behalf of the applicant. He began
the presentation by identifying the changes to the proposal, including the addition of the Glen
Lyon Office Building to the development site, the addition of commercial space for the Vail
Recreation District as well as the amendments to building height as it relates to the Lionshead
Redevelopment Master Plan. The presentation included an analysis of floor plates, including
ground floor through the sixth floor, with discussion of the types of uses on each floor and how
the buildings interact with each other. Next, Mr. Miller discussed the layout and circulation of
parking on the site. He also touched upon the types of parking products that are proposed on
Page 3
site, including day skier parking, public shopper parking, valet parking, mountain operation
parking and parking for property owners.
Dominic Mauriello, representing the applicant, provided a schedule for the review of the
applications by the various reviewing bodies. He added that a community open house is
scheduled for December 30, and will help familiarize the public with the project. He then laid out
a schedule for PEC work sessions into 2010. Mr. Mauriello then made a presentation on the
parking analysis for the project. He stated that the required parking, per Chapter 12-10, Vail
Town Code, is 798 spaces. The Lionshead Redevelopment Master Plan also calls for 718
spaces on site. While the total is 1,516 spaces, the applicant is currently proposing 1,551
spaces. He reviewed the breakdown of the parking requirements, including required parking for
residential, replacement, commercial, skier and other parking. He stated that there are numerous
uses that the PEC must determine parking requirements, including spa, VRD space, and ski
school parking. The applicant is proposing 1 space per 1,000 square feet. He also stated that
the maintenance facility does not have standardized requirements, and the applicant is
proposing 50 spaces, based on current needs at a similar facility. Mr. Mauriello stated that the
applicant is requesting to be included in the commercial core as it relates to parking
requirements. Mr. Mauriello continued by discussing the total parking structure capacity as it
relates to skiers served. EverVail's parking structure would have more spaces than Vail Village
and Lionshead structures, but would serve less skiers.
Tom Allender, Director of Resort Planning at Vail Resorts and Beaver Creek, made a
presentation on parking requirements as it relates to the ski mountain. Mr. Allender noted that
most people enter the ski mountain through Lionshead. He provided an overview of overflow
parking and frontage road skier portal distribution. Mr. Allender reviewed the new gondola
operation, including capacity, speed and potential capacity. He then discussed the Ever Vail
skier population, and how that relates to available parking on site. Mr. Allender stated that the
parking structure in Ever Vail would accommodate all frontage road overflow parking, except one
overflow day that occurred in 2009. He stated that Ever Vail would take a 10% share of skiers,
which would reduce the number of skiers loading onto the mountain for other portals. He
summarized his findings, including an increased population at Eagle's Nest, Chair 2 and Chair 7,
a significant reduction in overflow parking, and a 22% increase in public parking. Mr. Allender
noted that Ever Vail will not affect the mountains ability to manage the number of people on the
mountain.
Tom Miller summarized the presentations made to the PEC. He also touched upon construction
parking and the increase in capacity since some of the parking studies were conducted. Mr.
Miller stated that the reason that Vail Resorts is pursuing this project is because they want to
advance the mountain as well as the community.
There were no public comments.
Warren Campbell stated that the Town is working on responding to the proposal. He asked the
PEC if they wanted Staff or the applicant to come prepared with any additional information at the
next meeting.
Commissioner Michael Kurz stated that he wants to hear about how the parking relates to other
topics, including retail mix, construction mitigation and other interrelated topics. He also wants
information about how the retail will relate to other villages, and how it will affect business in
other commercial core areas.
Commissioner Paladino asked about discussions with the Forest Service regarding skiing down
to Ever Vail.
Page 4
Tom Allender responded that the issue is not with the Forest Service, but with private property
owners and the difficulty of the terrain. He stated that the download time is 3 minutes on the
gondola, and this model is very successful in Heavenly.
Commissioner Kjesbo asked whether the replacement parking would be available to employees
only.
Dominic Mauriello responded that the parking spaces would be available to the public, but it
should be anticipated that those spaces would be taken up by employees.
Commissioner Kjesbo asked whether the Town of Vail would operate the parking structure.
Tom Miller responded that if the Town of Vail would participate in construction costs, they could
share in operation and revenue from the parking structure. However, at this point, it seems that
Vail Resorts would run the parking structure.
Dominic Mauriello then posed questions to the commissioners, including whether the parking
structure should be on a separate parcel than the rest of the development, as well as parking
requirements and excess parking.
Commissioner Pierce requested more information on phasing, bus service, circulation, uses and
parking requirements. He asked for more information at the next meeting.
Dominic Mauriello stated that the phasing plans will be explained at a later date, but the
applicant wanted to present the final product prior to dissecting the complex phasing plan.
Commissioner Kurz reminded the applicant that signage will be an important aspect of the
application.
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: Tabled to January 11, 2010
MOTION: Kjesbo SECOND: Viele VOTE: 5-0-0
George Ruther made a presentation per the Staff inemorandum. He stated that the purpose of
this work session is for the applicant to provide preliminary plans and to allow the
Commissioners to provide input to the developer.
Walter Hughes, a representative of the applicant, made a presentation that included a response
to the comments made by the PEC at the joint work session with Council. Specifically, the
applicant responded to concerns over lack of mountain architecture and the continuous roofline.
In response to those comments, the building was split up into townhouse-looking buildings, with
stepping of height towards the frontage road. The applicant also broke up the rooflines and
increased landscaping on site. The increased landscaping was placed in locations previously
reserved for guest parking. Those spaces were removed from the proposal, as were several
units from the proposal to accommodate roof articulation. He stated that another change to the
project is the addition of some balconies.
Page 5
Diane Golden, a neighbor, asked if there were any sun shade analysis for effects on Lions Ridge
Loop.
Walter Hughes responded that the analysis has not been done, but can be done at any time.
George Ruther added that the applicant will be required to submit the sun shade analysis with
the final application.
Diane Golden asked about landscaping on the parking structure.
Walter Hughes stated that there are requirements for drive lanes that limit landscaping on the
structure, but more landscaping will be added.
Diane Golden added that the front of the building is nice but she is concerned that the back of
the building will not look as nice.
Walter Hughes responded that there would be similar features on the back of the building.
Commissioner Paladino asked if the building had moved towards the Frontage Road.
Walter Hughes responded that it had not.
Commissioner Paladino added that it would be difficult to landscape the back of the building.
George Ruther added that there may be opportunities to move the building towards Lionsridge
Loop to improve the landscaping on the Frontage Road side of the property.
Commissioner Paladino stated that a site visit should occur to help the commissioners
understand the site better.
Diane Golden asked about the future development of the west half of the property.
Walter Hughes said he could not comment on that portion of the site.
Commissioner Kurz asked what the length of the frontage of the building was.
Commissioner Viele responded that the plans showed 808 feet of length.
Steve Lindstrom, representative of the Vail Local Housing Authority, reminded the Commission
that the goal of the Town and the Housing Authority is to provide long-term affordable housing on
the site and that this project helps achieve that goal.
Commissioner Pierce stated that the massing of the building is tough to digest, and while
affordability is essential, the Commission may need architectural support from someone like Jeff
Winston. He stated that he would like to see height variations, and even the current rendition of
the project does not appear to be anything less than one mass of building.
Commissioner Viele stated that this building is extremely large, and while there is a need for
employee housing, this building is long. He added that the building face is about 60,000 square
feet.
Page 6
Commissioner Kurz stated that the courtyards really help with relief from the bulk of the building.
However, the back of the building is what is concerning from a design standpoint. It seems as
though the rear roofline is being hidden, but it will be seen from above. He stated his concern
about meeting the housing district's goal of creating housing, which is stifled by courtyards and
other cutouts used for visual relief.
George Ruther stated that this may be the largest building of this form within the Town of Vail,
but when looking at the 3D model, it helps to put the building into perspective. These different
vantage points of the building can to be analyzed and manipulated in order to truly understand
the layout and impact of the building on the surrounding area. He pointed out that the parking
structure for the project is approximately one-third of the bulk and mass of the structure.
Commissioner Paladino stated that a better 3D model will help to understand the relief provided
by the courtyards. She also requested that more landscaping be placed on the site.
Commissioner Pierce stated that the symmetry of the building is working against the project. He
again suggested that Jeff Winston provide input to help the Commission analyze the project.
Commissioner Viele asked what the goal is for the Town in terms of numbers of beds.
George Ruther responded that the goal is to provide employee housing within the Town. This
project is completely for rent housing but the other half may develop as for-sale housing as well.
Commissioner Pierce stated that the north side (rear) of the building is absolutely awful, but
there may be little to help the situation. There needs to be extensive landscaping on the hillside
to help mitigate the building from Lions Ridge Loop. A solution through landscaping will greatly
help the project.
Walter Hughes responded that the applicant will be working on the retaining walls.
George Ruther added that there are extensive retaining walls that need to be in place for this
project, ranging from 11 feet to 40 feet tall. He added that the applicant has designed the project
with the goal of no variance from Vail Town Code. There are some opportunities to configure the
retaining walls so that the walls are within the structure. Each time the issue surfaces, there are
a set of new challenges that come up for the project. The applicant has highlighted opportunities
to explore several options to mitigate some of the architectural issues on site.
Commissioner Viele stated that the legislative goal of 570 units could not be accomplished
without a design similar to this project. He wondered if that goal would be appropriate for the
site, but the goal seems to be set in stone.
Brian Gillette, DRB member, stated that the DRB suggested that the building be broken up to
look like several structures developed at different times. He added that the developer broke up
the building but repeated the pattern of architecture, which has not accomplished the goal of the
DRB.
Commissioner Kurz stated that the building can be broken up properly, and should include some
recesses on the south (front) side of the building.
Commissioner Pierce stated that the he is concerned about the massing and whether it is
acceptable. He noted that there will be two new commissioners at the next meeting, so their
opinions will need to be taken into account.
Page 7
Walter Hughes asked if the majority of the Commissioners are concerned about massing.
Commissioner Pierce stated that the massing is a concern.
Commissioners Kurz and Paladino stated that the massing is what it is, so they don't know if
anything can change.
George Ruther stated that there could be solutions to break up the massing of the building,
including some of the north side of the building, by reducing the courtyards.
Commissioner Kjesbo stated he does not like the building, but there are limitations to the
building. However, if the number of pillows is the goal, there is little to change the project.
Commissioner Paladino asked if the parking requirement could be changed.
George Ruther responded that parking requirements could be reduced with a parking
management plan. He added that the current parking scheme is efficient and any changes
would come at a cost to the circulation and efficiency of the project.
Commissioner Pierce commented that the massing could be shuffled by changing the parking
scenario.
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: Kjesbo SECOND: Kurz VOTE: 5-0-0
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: Kjesbo SECOND: Kurz VOTE: 5-0-0
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
Page 8
MOTION: Kjesbo SECOND: Kurz VOTE: 5-0-0
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: Kjesbo SECOND: Kurz VOTE: 5-0-0
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)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 11, 2010
MOTION: Kjesbo SECOND: Kurz VOTE: 5-0-0
5 minutes
9. 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: Kjesbo SECOND: Kurz VOTE: 5-0-0
5 minutes
10. 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: Kjesbo SECOND: Kurz VOTE: 5-0-0
Page 9
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: Kjesbo SECOND: Kurz VOTE: 5-0-0
12. Approval of November 23, 2009 minutes
MOTION: Kjesbo SECOND: Viele VOTE: 3-0-2 (Kurz & Paladino recused)
13. Information Update
14. Adjournment
MOTION: Kjesbo SECOND: Paladino VOTE: 5-0-0
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 December 11, 2009, in the Vail Daily.
Page 10
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